HomeMy WebLinkAboutJune 22, 2005 Agenda
AGENDA
CITY OF DENTON CITY COUNCIL
June 22, 2005
After determining that a quorum is present, the City Council of the City of Denton, Texas will
convene in a Special Called Meeting on Wednesday, June 22, 2005 at 10:30 a.m. in the Council
Work Session Room, 215 E. McKinney, Denton, Texas at which the following items will be
considered:
1.
Receive a report, hold a discussion and give staff direction regarding proposed
amendments to the Development Code and Criteria Manual related to improving
multi-family and single-family development in the City of Denton.
NOTE: The City Council reserves the right to adjourn into a Closed Meeting on any item on its
Open Meeting agenda consistent with Chapter 551 of the Texas Government Code, as amended,
including without limitation, Sections 551.071-551.086 of the Texas Open Meetings Act.
CER TIFICA TE
I certify that the above notice of meeting was posted on the bulletin board at the City Hall of the
City of Denton, Texas, on the day of ,2005 at o'clock
(a.m.) (p.m.)
CITY SECRETARY
NOTE: THE CITY OF DENTON COUNCIL WORK SESSION ROOM IS ACCESSIBLE IN
ACCORDANCE WITH THE AMERICANS WITH DISABILITIES ACT. THE CITY WILL PROVIDE
SIGN LANGUAGE INTERPRETERS FOR THE HEARING IMP AIRED 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:
June 22, 2005
CM/DCM/ A CM:
Planning and Development Department
Jon Fortune, Assistant City Manager ft
DEPARTMENT:
SUBJECT - SIO4-0036: (Multifamily Regulations)
Receive a report, continue discussion and give staff direction regarding proposed amendments to
the Development Code and Criteria Manual related to improving multi-family and single family
development in the City of Denton.
BACKGROUND
On May 9, 2005, staff presented the City Council with two regulatory approaches to improving
the quality of multi-family developments in Denton: Land Use and Design Standards. (Refer to
Attachments 1 and 2.) The City Council directed staff to:
1. Meet with the Chamber of Commerce to discuss the proposed amendments.
A meeting was held on June 1, 2005 at 4:00 p.m. with the apartment developers and
managers, as well as members of the Chamber of Commerce to discuss the proposed
amendments to the Development Code relating to multifamily development. A summary of
the meeting is available and provided in Attachment 8.
2. Provide the following additional information:
a. An expanded definition of master plan developments.
A revised definition is provided in Attachment 1.
b. The ultimate build out scenario from the adopted Denton Plan addressing the
relationship between the number of units for multifamily and single family units.
Ultimate build out scenarios for multifamily and single family developments are provided
in Tables 1 and 2 of Attachment 3.
3. Remove proposed amendment language to waive CM-G and CM-E zoning districts
from land use amendments.
Revised proposed amendments are provided in Attachment 1.
4. Remove new amendment proposing to regulate color of building materials.
Revised proposed amendments are provided in Attachment 2.
1
PRIOR ACTION/REVIEW (Council, Boards, Commissions)
November 16, 2004 - Joint City Council! Planning and Zoning Commission Public Hearing
November 18, 2004 - Joint City Council!Planning and Zoning Commission Work Session
January 12,2005 - Planning and Zoning Commission Work Session
January 18,2005 - City Council Work Session
January 26,2005 - Planning and Zoning Commission Work Session
May 9, 2005 - City Council Work Session
FISCAL INFORMATION
The requirements of the proposed regulations could increase the cost to develop multi-family
projects. Higher standards could increase the value of construction and lead to higher assessed
valuation.
RECOMMENDA TION
Council indicated its preference at the last work session for draft regulations that addressed land
use as well as design standards. Attachment 1 sets forth the land use regulations and Attachment
2 sets forth the design standards.
ATTACHMENTS
1. Draft Land Use Amendments
2. Draft Design Standards
3. Multifamily and Single-Family Ultimate Build Out Tables
4. Current Single-Family to Multifamily Ratio
5. Single-Family to Multifamily Ratio Scenarios (presented at 10/13/04 Joint Work Session)
6. Map of Undeveloped Multifamily and Single-Family Developed Properties
7. Map of University Owned Undeveloped Properties
8. Notes from June 1,2005 meeting with apartment developers and managers, as well as
members of the Chamber of Commerce
Prepared by:
~ Thä~
Dedra Denée Ragland, AICP
Comprehensive Planning and Research Manager
Respectfully submitted:
'1/ P
¡f).I!;¿Ý' !~»t.J
Kelly Carpenter, AICP
Director of Planning and Development
2
Attachment 1
Draft Land Use Amendments
This paper sets forth the proposed amendments that respond to the Council's January 18,2005
directives on multi-family housing improvements. This is not the recommended action.
A. The amendments reflect the Council's direction to remove the Downtown University Core
zoning districts (DR-2, DC-N & DC-G) from these amendments.
B. The existing L4 limitation is proposed to be modified and applied to the NRMU-12, NRMU,
CM-G, CM-E, RCC-D, RCC-N, RCR-l and RCR-2 zoning districts for multi-family
development.
Multi-family is only permitted:
1. With a Specific Use Permit; or
2. As part of a mixed-use development; or
3. In conjunction with a Master Plan Development; or
4. If the development received zoning approval allowing multi-family use within
one year prior to the effective date of the new regulation; or
5. If allowed by a City Council approved neighborhood (small area) plan.
C. The Comprehensive Planning and Research staff looked at mixed use development
regulations of other cities, including some in Texas. Their research is the basis along with staff
was the basis for this proposal. The following definitions could be added to the Development
Code:
Mixed Use Development is defined as any single development that combines three or more
mutually supporting land uses on a single parcel or site or within a master plan development.
Land uses may be mixed vertically (within the same physical structure), or horizontally
connecting buildings (physical and functional integration of project components, including
uninterrupted pedestrian connections) on the same lot and/or under unified control. Multifamily
as a single use cannot exceed 40% of the acreage in an NRMU-12 or NRMU zoning district,
50% of the acreage in an RCR-l or RCR2 zoning district, or 30% of the acreage in an RCC-D or
RCC-N zoning district.
Master Plan Development is defined as a unified development proposal that incorporates
mixed-use development in a comprehensive integrated site plan instead of on a lot-to-Iot basis.
Master Plan Development, Existing is defined as existing development that is the subject of
platting, infrastructure or development activity prior to the adoption of the new ordinance, and
that incorporates mixed use development in a comprehensive integrated site plan instead of on a
lot-to-Iot basis.
3
D. The following clarification Sections should be added to the Development Code:
Section XX: Additional Mixed Use Restrictions:
To ensure that the non-residential component in a Mixed Use Development is actually
developed, all multi-family proposed as part of a Mixed Use Development in the NRMU-12,
NRMU, CM-G, CM-E, RCR-l, RCR-2, RCC-N and RCC-D zoning districts shall:
(1) Be subject to a development agreement (the "Development Agreement") between the
property owner and the City. The Development Agreement shall contain Assurances,
other covenants, and a Phasing Plan stipulating that non-residential development will be
constructed first and multi-family residential constructed last or only after 50% or more
of the non-residential component has been developed. The Development Agreement
shall be in recordable form and be recorded in the Real Property Records of Denton
County, Texas and shall constitute covenants running with the land and will be binding
on all owners and future owners of the property. Phasing Plan is defined as a graphic
and narrative document that indicates the sequence and/or timing of construction and
shall :
(a) Description of the phasing order (1, 2, 3,) or by time period (2005, 2006,
2007,) and includes infrastructure requirements for each phase.
(2) If a phased project proposes all or a majority of the common amenities for future phases,
(including, but not limited to, open space, landscaping and/or recreational facilities) then
"Assurances" are required. The Assurances will address amenities not constructed in the
early phases so that in the event that the future phases are not developed, sufficient
common amenities will be provided for the phases actually developed. The Assurances
will be a cash amount equal to the estimated cost to develop the amenities as determined
by the applicant's professionals and sealed by an architect or engineer. The Assurances
will be in the form of a cash deposit with the City or other form of security approved by
the City Attorney and the City Manager.
(3) Before building permits may be issued for any portion of the project, a preliminary site
plan for the entire project must be approved. Diversification of ownership will not be
considered a valid basis or justification for a variance or an amendment to a previously
approved site plan.
E. Section YY: Exemptions:
Existing master planned developments shall be exempt to the additional mixed-use restrictions.
F. Section ZZ: Appeals:
Any applicant desiring to present evidence that they would be limited by the current ordinances
of the City dealing with zoning and land use may appeal to the Planning and Zoning Commission
and City Council. After a recommendation by the Planning and Zoning Commission, the City
Council, may upon a showing that strict application of regulations would prohibit or have the
effect of prohibiting development, grant deviations from the standards contained in these multi-
family residential design standards, consistent with the spirit and intent of this chapter and
section and under the terms of an approved alternative development plan according to
Subchapter 13.5 of this Code.
4
Attachment 2
Draft Design Standards
Existing Standards
Currently, there are two sets of standards (see below) that apply to multi-family development. §
35.13.13.2 apply to all multifamily developments and § 35.13.13.3 apply to multi -family
developments in pedestrian districts ("NR" zoning districts and downtown).
35.13.13.2 Multiple Unit Residential Buildings.
Any residential buildings designed for multiple units, either for rental or condominium
ownership and their lots shall comply with the following standards:
A. Orientation.
1. Orientation requirements for all multi unit buildings, except in designated
pedestrian zones:
a. At least 50% of the front yard frontage shall have buildings 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 buildings and the street. Parking
lots may be located on the sides and behind the buildings.
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
sidewalks 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 (greater 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 buildings in a project. A variety of
compatible exterior materials' use and type, building styles, massing,
composition, and prominent architectural features, such as door and window
openings, porches, rooflines, shall be used.
B. Building Materials.
1. Windows shall be provided with trim. Windows shall not be flush with exterior
wall treatment. Windows shall be provided with an architectural surround at the
jamb.
2. Fronts and street sides of buildings visible from the public right of way shall be of
wood, masonry, stone, decorative block, stucco, or HDO board or other high
quality material customarily used for the building style.
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. Metal roofs are permitted provided that they are of architectural
quality.
5
C. Open Space.
1. 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, which do not
provide a suitable surface for human use, may not be counted toward 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 within Pedestrian Areas shall, in addition to complying with the
basic Site Design Standards for Multi-Family buildings, conform to the following standards:
A. Orientation.
1. At least 75% of the front yard frontage shall have buildings within the maximum
setback.
2. Buildings that are located within 30 feet of property line adjacent to a front yard
shall have at least 40% of the ground story wall facing the street in window or
door areas.
3. Parking areas shall not be located between buildings and the street.
4. Buildings shall be directly accessed from the street and the sidewalk.
5. A minimum of one ground floor pedestrian entrance must be oriented toward 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 minimum.
7. Building frontages greater than 100 feet in length shall have recesses, projections,
windows, arcades or other distinctive features to interrupt the length of the
building façade.
8. Architectural Features. Fronts and street sides of buildings visible from the public
right of way shall include changes in relief such as columns, cornices, bases,
fenestration, and fluted masonry, for at least 15% of the exterior wall 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.
6
Discussion:
The intent of the increased standards for multi-family developments in pedestrian districts is to
create a more distinct intermix between pedestrians and development. The focus of the design
should be on the pedestrian as opposed to the car. If designed properly, all new multi-family
developments can create a pedestrian atmosphere. In an analysis of two recent multi-family
developments, Providence Place (Quail Creek off Brinker Road) and Uptown College Park (SE
corner of Oak & 1-35), it is apparent that the street layout, building placements and on-street
parking of Providence Place promote pedestrian movement throughout the development, while
the Uptown development has a more "traditional" design and appears to be oriented towards the
car rather than the pedestrian. The developers and designers of Providence Place met the intent
of the code while Uptown development met the letter of the code. There is the potential that the
existing regulations could result in designs that do not meet the intent of the code. Therefore,
staff is proposing that the existing standards (as identified above) be combined and enhanced to
create one set of design regulations for all multi-family developments. (See Table 2-1.)
The following table identifies existing standards that apply to all developments (column 1), the
existing enhanced standards for developments in pedestrian districts (column 2) and the revised
or modified standards that staff is recommending (column 3). Also, new recommended
regulations are proposed in Table 2-2.
7
Existing Standards for all Districts Existing Standard for Pedestrian Proposed Standard for All multi-
Districts family Development
At least 50% of the front yard frontage shall At least 75% of the front yard frontage shall At least 50% of the front yard frontage shall
have buildings within 30 feet of the front have buildings within the maximum setback. have buildings within 20 feet of the front
property line. property line or within 30 feet of the curb
line of a private street.
Buildings that are located within 30 feet of Buildings that are located within 30 feet of Buildings that are located within 20 feet of
property line adjacent to a front yard shall have property line adjacent to a front yard shall have property line adjacent to a front yard or
at least 25% of the wall facing the street in at least 40% of the ground story wall facing the within 30 feet of the curb line of a private
window or door areas. street in window or door areas. street shall have at least 40% of the ground
story wall facing the street in window or
door areas.
Parking areas shall not be located between Parking areas shall not be located between Parking areas shall not be located between
buildings and the street. Parking lots may be buildings and the street. buildings and the street. Parking lots may
located on the sides and behind the buildings. be located on the sides and behind the
buildings.
Buildings shall be directly accessed from the Buildings shall be directly accessed from
street and the sidewalk. A minimum of one the street and the sidewalk. A minimum of
ground floor pedestrian entrance must be one ground floor pedestrian entrance must
oriented toward the street and include a porch. be oriented toward the street and include a
porch.
Table 2-1
Existing and Proposed Architecture and Site Design Standards
8
Existing Standards for all Districts Existing Standard for Pedestrian Proposed Standard for All multi-
Districts family Development
Garages may occupy no more than 40% of the Garages may not be located along the
total building frontage. This measurement portion of the building that fronts the
does not apply to garages facing an alley or public or private street.
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 minimum.
Building frontages greater than 100 feet in Building frontages greater than 100 feet in
length shall have recesses, projections, length shall have recesses, projections,
windows, arcades or other distinctive features windows, arcades or other distinctive
to interrupt the length of the building façade. features to interrupt the length of the
building façade.
Architectural Features. Fronts and street sides Architectural Features. Fronts and street
of buildings visible from the public right of sides of buildings visible from the public
way shall include changes in relief such as right of way or private street system shall
columns, cornices, bases, fenestration, and include changes in relief such as columns,
fluted masonry, for at least 15% of the exterior cornIces, bases, fenestration, and fluted
wall area. masonry, for at least 15% of the exterior
wall area.
Height and Bulk. Adjacent buildings shall have Adjacent buildings shall have different
different elevations. elevations.
The top floor of any building rising over four Any buildings constructed with a flat roof
stories must contain a distinctive finish, must contain a distinctive finish, consisting
consisting of a cornice, banding or other of a cornice, banding or other architectural
architectural termination. termination
9
Existing Standards for all Districts
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 sidewalks of at least
5 feet, and include street trees according to the
standards of this section, but public street
setbacks shall not apply.
Special Standards for Large Scale Multi Family
Developments (greater 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 buildings in a
project. A variety of compatible exterior
materials' use and type, building styles,
massing, composition, and prominent
architectural features, such as door and window
openings, porches, rooflines, shall be used.
Windows shall be provided with trim.
Windows shall not be flush with exterior wall
treatment. Windows shall be provided with an
architectural surround at the jamb.
Existing Standard for Pedestrian
Districts
10
Proposed Standard for All multi-
family Development
A project greater than 3 acres must contain
a public or private street system. that
~.~~+~~ "'1~~1T~ ~f' +....~~ ~ ~.~~ ~. 1~~~
....~...........'" ..,~"....n", ,,~ UU........ ......~...." ,,~ ~...."".
Private Streets shall be required to include
sidewalks of at least 5 feet, a 5 foot wide
planting area between the curb and
sidewalk. and include street trees
according to the standards of this section,
but public street setbacks shall not apply.
Special Standards for Large Scale Multi
Family Developments (greater 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
buildings in a project. A variety of
compatible exterior materials' use and
type, building styles, massing,
composition, and prominent architectural
features, such as door and window
openings, porches, rooflines, shall be used.
Windows shall be provided with trim.
Windows shall not be flush with exterior
wall treatment. Windows shall be provided
with an architectural surround at the jamb.
Existing Standards for all Districts
Fronts and street sides of buildings visible
from the public right of way shall be of wood,
masonry, stone, decorative block, stucco, or
HDO board or other high quality material
customarily used for the building style.
Glass. Use of glass for displays and to allow
visual access to interior space is permitted.
Large expanses of unbroken glass surfaces are
discouraged.
Metal Roofs. Metal roofs are permitted
provided that they are of architectural quality.
Existing Standard for Pedestrian
Districts
11
Proposed Standard for All multi-
family Development
Fronts and strcet sides of buildings 'visible
from the public right of vv'ay Buildings shall
be of vv'ood, masonry, stone, decorative
bloc":, stucco, or HDO board or other high
quality material customarily used for the
building style.
An amount equal to 40% of the total net
exterior wall area of each building
elevation, excluding gables, windows,
doors, and related trim, shall be brick or
stone (masonry). The balance of net
exterior wall area may be wood clapboard
siding, wood beaded siding, stucco,
masonry, HDO board or other high quality
material customarily used for the building
style.
Glass for display is a umixed-use" standard
(commercial uses on the ground Door) and
not applicable for multi-family
developments. No Uglass standard
proposed
Metal Roofs. Metal roofs are permitted
provided that they are of architectural
quality.
Table 2-2
NEW REGULATIONS
Buildings constructed within 100 feet of existing single family use or zoning district, shall be limited to a single story with a pitched
roof.
Buildings shall front on public streets and/or a private street system and not parking lots.
Entrances shall be clearly visible from the street edge sidewalk and shall be pedestrian-scaled. Front entries should be denoted
through the use of distinctive architectural elements and materials, such as ornamental glazing or paving, overdoors, porches, trellises
or planter boxes or as otherwise identified in this section.
On-street parking shall be limited to parallel parking spaces. (Requires change to Subchapter 14.)
Facade modulations/building articulation: Facades must be broken up to give the appearance of a collection of smaller structures.
Elements including but not limited to balconies, setbacks and projections may be utilized to articulate individual units or collections of
units. Unarticulated and windowless walls along street-facing or principle access lane facades are not permitted.
Stairwells shall not be the dominant architectural feature along any façade facing a public street or private street system.
Accessory structures such as carports, garages and storage units (but not including leasing offices, club houses or recreation centers)
shall not be located along public right-of-way and/or private street system.
Accessory structures (including detached garages, carports and storage units) visible from the public right-of-way, private street
system and/or adjacent residential properties shall include at least three (3) of the following on the façade that is visible:
1. Façade modulation of at least six (6) inches for every thirty (30) feet of wall length;
11. Multiple building materials (e.g. brick, fieldstone, limestone, marble, granite, textured block, architectural pre-cast concrete,
concrete composite siding, wood clapboard siding, wood beaded siding, stucco or vinyl siding);
111. Multiple surface textures (e.g. rough, striated, imprinted, etc.) or patterns;
IV. Separation in roof pitch, variation in direction of roof pitches, inclusion or dormers, or other variation on roof design; or
v. Use of false door or window openings, defined by frames, sills and lintels.
12
Attachment 3
Table 3-1 Ultimate Build Out Scenario for Multifamily Development As Currently Zoned
*Neighborhood Residential Mixed-Use 12 (NRMU-12)
651 .43
*Downtown Residential 2 (DR-2)
14.25
12
30
Limitation 5 (L5):
1-bedroom = 0.5 unit
2-bedroom = 1 unit
3-bedroom = 1.5 unit
7,817
855
428
285
Downtown Commercial Neighborhood (DC-N)
8.28
30
Limitation 5 (L5):
1-bedroom = 0.5 unit
2-bedroom = 1 unit
3-bedroom = 1.5 unit
497
248
166
Downtown Commercial General (DC-G)
101.84
30
Limitation 5 (L5):
1-bedroom = 0.5 unit
2-bedroom = 1 unit
3-bedroom = 1.5 unit
6,110
3,055
2,037
30
(estimated)
Community Mixed-Use General (CM-G)
397.87
Limitation 6 (L6):
Permitted as part of a mixed-use
development, including retail &
office uses
11 ,936
*Zoning District also allows single family uses
13
30
(estimated)
Community Mixed-Use Employment (CM-E)
Limitation 6 (L6):
Permitted as part of a mixed-use
development, including retail &
office uses
130.71
Regional Center Residential 1 (RCR-1)
Regional Center Residential 2 (RCR-2)
462.59
7.01
30
40
30
(estimated)
Regional Center Commercial Neighborhood (RCC-N)
Limitation 6 (L6):
Permitted as part of a mixed-use
development, including retail &
office uses
563.61
30
(estimated)
Regional Center Commercial Downtown (RCC-D)
Limitation 6 (L6):
Permitted as part of a mixed-use
development, including retail &
office uses
394.36
Requires approval of a Specific Use Permit (SUP)
30
Neighborhood Residential Mixed Use (NRMU)
Limitation 4 (L4):
Permitted as part of a mixed-use
development 10 acres or more
588.75
3,921
13,878
280
16,908
11,831
17,663
TOTAL N/A
**Assumptions: 100% development of multi-family even in zoning districts allowing mixed-use (CM-G, CM-E, RCC-N, RCC-D and
NRMU) and that market demands play no factor in multifamily development of vacant land.
14
Table 3-2 Ultimate Build Out Scenario for Single Family Development As Currently Zoned
Rural Residential (RD-5)
Rural Commercial (RC)
Neighborhood Residential 1 (NR-1)
Neighborhood Residential 2 (NR-2)
Neighborhood Residential 3 (NR-3)
Neighborhood Residential 4 (NR-4)
Neighborhood Residential 6 (NR-6)
Rural Residential (RD-5)
Downtown Residential 1 (DR-1)
TOTAL
290.129
0.000
162.203
2,852.256
452.612
2,228.462
1,117.775
290.129
4.461
7,398.027
0.2
0
1
2
3.5
4
6
0.2
8
N/A
58
0
162
5,705
1,584
8,914
6,707
58
36
-
23,223
15
Attachment 4
Current Single-Family to Multifamily Ratio
Census 2000
(taken on April 1 , 2000)
Units based on finaled
ermits
30,944
31,391
32,897
34,904
35,856
37,983
16,400
14,544
50.07%
44.41%
The adopted Denton Plan calls for a 60:40 ratio of SF to MF housing (excluding others) by the
year 2020. By December 2004, the SF to MF ratio was 55:45.
37,983
38,065
38,145
38,244
38,316
38,624
20,911
76
65
99
72
80
17,072
6
15
0
0
228
The adopted Denton Plan calls for a 60:40 ratio of SF to MF housing (excluding others) by the
year 2020. As of May 31,2005, the SF to MF ratio is 55:45.
16
Attachment 5a
Single-Family to Multifamily Unit Ratio Analysis
601 2.81 168 70% 127,203 2.8 45,430 15,143 23.7
401 1.81 72 30% 54,515 1.8 30,286 2,163 3.4
240 17,306 27.0
80 2.8 224 86% 156,557 2.8 55,913 18,638 3,495 29.1 5.5
20 1.8 36 14% 25,161 1.8 13,978 998 -1 ,165 1.6 -1.8
260 19,636 2,330 30.7 3.6
75 2.8 210 82% 149,650 2.8 53,446 17,815 2,672 27.8 4.2
25 1.8 45 18% 32,068 1.8 17,815 1,273 -891 2.0 -1.4
255 19,088 1,782 29.8 2.8
70 2.8 196 78% 142,467 2.8 50,881 16,960 1,817 26.5 2.8
30 1.8 54 22% 39,251 1.8 21,806 1,558 -606 2.4 -0.9
18,518 1,211 28.9 1.9
65 2.8 182 74% 134,991 2.8 48,211 16,070 927 25.1 1.4
35 1.8 63 26% 46,727 1.8 25,960 1,854 -309 2.9 -0.5
17,925 618 28.0 1.0
Data presented to Council at its 10/13/04 Joint Work Session with the Planning and Zoning Commission
s:\Dedra\MF Regulations\SF-MF Ratio Analysis2.xls
Attachment 5b
Acres Needed to Accommodate Single-
Family to Multifamily Ratios in 2020
25,000
"'C 20,000
C1)
"'C
C1)
C1)
Z 15,000
tn
C1)
I..
CJ
<C 10,000
-
ns
......
0
I- 5,000
0
I Multifamily
Single-Family
19,636
19,088
18,518
17,924
17.306
I 60/40 I 80/20 75/25 70/30
Single Family to Multifamily Ratio
65/35
Source: City of Denton Planning Department
~
Undeveloped Properties with Multifamily and Single-Family Zoning
May 2005
"
Meeting with Chamber of Commerce, Apartment Builders and Multifamily Property
Managers
City Hall West Elm Street Main Conference Room
June 1,2005
Attendees:
Russell Bates, Bates Architects
Terry Bussell, Denton Chamber of Commerce
Kathy Carlton, Apartment Association of Greater Dallas
Doug Hill, Homebuilders Association, Denton Division
Craig Irwin, Irwin Realty Group
Sheila Kleinpeter, JH&D Architects
B. Nelson, Nelson Associates
Mark Perry, Carleton Construction
Kent Plemons, Westwood Residential
Karen Raabe, Property Manager, University Courtyard Apartments
Marty Rivers, Denton Chamber of Commerce
Charles E. Thibodeaux, Carleton Construction
Keller W. Webster, KW A Construction, LP
Staff:
Kelly Carpenter
Dedra Ragland
Larry Reichhart
Comments concerning proposed design standard amendments:
1. Regulation: All buildings shall front on public streets and/or a private street
system and not parking lots.
Issue: Does regulation take into account ADA compliance?
2. Regulation: Stairwells not be the dominant architectural feature along an façade
facing a public street or private street.
Issues:
a. More confined space/enclosed area will require sprinkler.
b. Safety/security is concern.
3. Regulation: Projects greater than 3 acres must contain public or private street
system. Private streets will include at least a 5' sidewalk and 5' planting area
between the curb and sidewalk and include street trees.
Issue: Not creating any advantage for building private streets. Why not require
all public streets, and remove land from the tax rolls?
4. Regulation: Forty percent (40%) of the total net exterior wall shall be brick or
stone. The balance may be wood clapboard or beaded siding, stucco, HDO board
or other high quality material.
Issues:
a. Denton Housing Authority tax credit projects would not be economically
feasible with this requirement.
b. Increases value of project and increases difficulty of providing low-
income housing.
c. More brick translates to more energy costs.
d. More brick translates to higher costs.
e. Only portions of façade should be brick. . . facades facing streets. Why not
provide incentive for private street system.. .if streets are private, then
brick requirement is reduced.
f. Why not look at applying this regulation on an incremental basis? Try
30% first. See if a couple of projects are pleasing at 30%. If not, increase
the percentage to 35%, then 40%, and so on.
g. Forty percent is too high. No one in group was comfortable with 40%.
5. Regulation: Buildings constructed within 100 feet of existing single-family use or
zoning district, shall be limited to a single story with a pitched roof.
Issues:
a. Residential neighborhoods contain both one-story and two-story
structures. Regulation should allow for up to two-stories.
b. What about using proximity slope instead?
c. Regulation will limit redevelopment and infill. May lead to continued
substandard housing.
d. Too expensive for Denton Housing Authority to develop housing.
6. Regulation: Entrances shall be clearly visible from the street edge sidewalk and
shall be pedestrian-scaled.
Issues:
a. Why make residents walk around to front from back of property?
b. Suggest that text be re-worded as follows: Looks like front elevation on
both sides of building.
Comments concerning proposed land use amendments:
1. Ratio of 60:40 single-family to multi-family for Denton is ridiculous. This is
more of a goal for suburban communities. Denton is a college community. Ratio
doesn't take in to account the student population. The 60:40 ratio is not a
workable goal with two major universities.
2. Regulations will ultimately encourage Greenfield development. Don't we want
students to live closer to the universities and downtown? These regulations will
push multi-family development in the greenfields and will push the students
further away from the universities and downtown, thus increasing student
commuting.
3. Forcing multi-family developments to greenfields is a contradiction to pedestrian-
oriented focus of the Denton Plan.
4. Requiring SUP is not fair. SUP will increase time to get through approval process
and add jeopardizes funding and construction.
5. Why not place a moratorium on multi -family development. . . be up front.
Proposed new regulations are a farce.
6. Limiting multi-family isn't going to get rid of the bad existing multi-family
projects. In fact, it will turn neighborhoods into slum student housing. The
problem is attrition.
7. Limiting multi-family development is not the solution. Economic Development is
the key. Need to bring in more jobs to attract more high-end single-family
development.
8. Infill is currently being discussed. Nothing should be done to the Downtown with
regards to Infill or multifamily regulations until the consultants (RTKL) provide
analysis to the Downtown Task Force and City Council.
9. Approximately 15,000 more students are expected to enroll at TWU and UNT in
the next 10 years.
10. The market will determine how much multi-family will get built in Denton.
Current occupancy rates are slowing down multi-family development. Bankers
are currently not awarding loans for multi-family development. Let market do its
job.
11. If a property is zoned for multi -family uses, property owner should be allowed to
build those uses by right.
12. This proposal diminishes the value of people' s property.
13. It appears that City Council is increasing the requirements and regulations, and
then leaving it up to public discussion for approval. Even if the regulations are
met, there is still opportunity for disapproval.
14. Even if you meet the requirements of the new regulations, developer will still be
asked to do more.