HomeMy WebLinkAbout04-24-1979
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IMPROVE NORTH END OF U NORTH90N SERVICE ROAD
TO PROVIDE A GOOD TRANSITION IN' THE•,NORTHBOUND
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AGENDA
CITY OF DENTON CITY COUNCIL J
APRIL 24, 1979 f/
andcthe AirportJBoardhlandtagSpecial CalledfMeeting ofttheoCityl
of Denton City Council, Tuesday April 24, 1979 at 7:OD p.m. in the
Council Chambers of the Municipal Building.
1. Joint Meeting of the City Council/Airport board.
A. Consider a contract with Aerosmith Denton Corporation.
B. Consider terminating the Agency Agreement with Aerosmith
Denton.Corporation for airport management services.
C. aigrlculturaltleasenfunds collectedratyDentoncMunicipal
Airport.
D. Consider terminating ttc 1975 contract with Aerosmith
Denton Corporation.
114. Meeting of the City Council.
{ A. Consider the request of Melvin,Stmon and Asfocfates
for street improvements on Loop 288 near-Golden Triangle
Mall.
B. Consider the inquiry of Phtll-4p Larimore concerning
Utility Billing.
C. Consider the request of the Avenue A Hari.chants calling
for the installation of 30 minute only parking meters
1 on Avenue A between Hickory Street bnd MulberFy Street.
D, Consider an ordinance canvassing the runoff election.
{ E, Swear in new Council Members,
F, Elect the Mayor and Mayor Pro Tem,
G, Executive Session:
1, Land Acquisition,
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ATR1'ONT CONTRACT
THf; STATE OF TFUS
COUNTY OF DENTON KNOW ALL I1EN BY THESE PRESENTS:
This lease and agreement made and entered into by and between
the Ctty of Donton, a Municipal Corporation, situated in Denton
County, Texas, beruinafter called "Lessors', and Aorosmith Denton
Corporation, a Texas Corporation, hereinafter called "Leasoa"1
fITNESSEVI i
WHEREAS, Lessor. owns an airport known as the Denton Municipal
is
Airport, located in the County of Denton, State of,Texas 6 herein-
after called the "Airpor!"1 and
tx WHEREAS, Lessee e.esiros to lease certain premises and facilities
1111+ of said airport, and Leaeor is willing to lease certain promises to
Lessee upon the terms and conditions hereinafter statedl
, Ep ~6E8
Leesnr,'for, and in eonsiCeration of the covenants arid agree-
moiito hereinafter met furth, to be kept ■nd performed by Lessee,
has domised and leased unto. Lessee, and Lessee does hereby hire
and take from Lessor, the following doceribed land situated in
Denton County, Texas, doserlbsrt follower
A. MND
SEGINHINO at k point in the north property line of a tract of
land out of the Thomas Toby Survey, Abstract No, 1885 and Wm.
Neill B rvoy, Abstroot No, 0, Denton County Texas void tract
being in the name of P, F, B70reen and domorlbeS id Volume 187, rago
183 of the Deed Records of Donton County, Texas. Said point be-
ing the northwest corner of said tract and also being is the south
line of r, M, Road 1615)
THENCk west with the south line of r, N, Road 1516 a distance of
35o feet to a point for a corner; .
THENCE north a distance of 1000 feet to a point for a eornorl
THENCE west a distance of 830 feet to a point for a corners
THEME south a diatineo of 1000 feet to a point for a corner) i
THENCE cast a distance of 1104 Poet, more or leis, to a point
fur a corner said point being the most westerly southweat corner
of the said Breen Trent;
TllevC.'ngrtbr{ly with-the wext line of said Breen Trent n distance
of COO feet to thv'pfaco of beginning,,
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If SAVE AND F.XCFPT that certain tract of land heretofore leased by
the City of Denton to P. F. Dreen as described in the lease agree-
ment dated the 23th day of March, A, D. 19a$.
B. IMVROVESIENTS
` 1, ADS11rISTAATION BUILDINO, The sole use of e-ifticient
I space in the administration building'owned by Lessor for such uao
as Itsece may desire to make thereof compatible with the nature and
intent of this lease, but In L•4 event to oxcecd fifty (30%) percent
of the administration tuilding. Losses shall have adequate desig-
nated vohicular parking sp;to located as'near as possible to the
administration building for use by Lessee, its employees, custcmers,
suppliers, other licensees Red invitoes.
' 2, 11ANOARS An T-HANOAAS. The largo hangar shown as Building
No. 5 on the attached Exhibit No. 20 the 16,000 square foe: Pain
hangar shown as Building No.•10 sad ztn (10) T-hangars shown as a
portion of Building No. 3 owned by Lessor,
3. T-aUNUARS CONSTRUCTED BY LEASER, Thirty-five (33) T.-llangarl
# shown as a portion of Building No, 2 and the entire building Lb, 3,
constructed by Lessee upon the property under prior agrrements be-
tween Lessor and Leases, together with the right of ingress and
egrees to said propertyi and the right, In common with others so
authortrod, of passage upon thg airport property ronerally, subject
to reasonable rogulatiobs by the City of Lentool and euch'risht
shall extend to Lessee's cm
p_oyesa, passrngerey patrons and favlteea,
TERH_ QF LEASic
The term of this la .,a shall be for A term ol- thirty (30) years
beginning on the let day o! June, 1919, and ending or, the 31st dey
of May, 9009, unless sootier terminated as hereinafter set forth,
' Lc&mco shall have an option to renew this le%me at the termination
of able lease at the end of twenty-five (90) years at a renegotiated
rental and term mutually agreed upon by and between t,ossor'And Losses
without regard for or 4onoiderins the then cost of living index,
Losses'■ election tc renegotiate this lease shall as in writirg
addremnod to tho City llanng of the City of Benton and shall b,~
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filed with Lrssor's City Ilanager at least sixty (00) days before
tho expiration of the primary term of twenty-five (25) years,
' Ill. JJJ
RFNTAL ANTI VFF9
Lessee covenants and agrco3 to pay to Lessor, ■s consideration
for this lease, ground rent, rentals and fees as follows:
A. IAND RENTAL
Eight-Thousand Four Hundred ($8,900.00) Dollars per year
dividod into monthly payments of Seven Hundred ($700.00) Dollars
each, payable monthly in auvanes; but it is exprosal•, understood
and agreed that the yearly rental for the land heroin leased shall
bo readjusted at the end of each five (6) year period during the
i'
term of this lease, up or down, on the basis of the proportion
that the then current Consumer Price Index, Dallas/Fort Worth,
ikik Y
Texas Standard'Netropolitan Statistical Area, eompi2ed bq the tl,f+.
Department of Labor, Bureau of Labor Etatistics bears to the
Fobrunry, 1879 Index which was 203.8 (1967.100).
D. JUn YEMENT RENTA
None, except as otherwise stated.
C.' RlANOAR AND TIF.•DOA'.1 RENTAL TEES
(1) Hangars and/or buildings owned by Lessor or to be con-
structed by Lesw :
4 I Ten (ID%) percent of all bxnyur and tic-down rental toes
collected by Leases each month during the term of this lease.
(2) Hangars and/or Buildings owned by Losses or to be con-
structed upon the premises by Losses,
Ten (10$) percent of all hangar and tie-down rental fees
aolioetcd by Lessee ?-,eh •onth during the term of this louse.
D, AVIATION }ur4 }'Eta
Three (30) cents per gallon on all aircraft fuel sold or
pumped through the facilities of Lassen or tin (20%) percent of
Lossos's Oross Profit on the male of aviation fuel, whichever
amount is greater. Orosa profit is thb difference between the
{ gulling price and the coat 4" fuul0'
t:
INSURANCE PAYMENTS
Lessee stall pay to Lessor each month during tho terra of
this ]case a sun equal to one-twelfth (1/12) of the annual cost
to Lessor of the insuranco carried on any airport buildings or
hangars owned by Lessor and leased to Lessee under this lease,
F, OTHER FEES
All rentals and foes shall be paid monthly to Lessor on the
first day of each month during the term of this lease.
g; IV.
A96IGNNENT OF LEASE
jp Losses oxpresalq covenants that it will not saeign this Issas,
i
nor sublot the whole or any part of the said premises for any pur-
pose, except for rental of hangar space or tie-down
eyace, without
the written consent of Lessor; except that any, person, corporation
or institutlon'that ]ends money to Lessee for the construction of
any hangar, strudturo, building or improvement upon the leased pre-
misos and retains a security ,rert in said hangar, struetpra,
i
building or improvement shall, upon default of Lessesls obligation
to said mortgagee, have the right,to eater upon said leased pre-
miser and operate or manage said hangar, structure, building or
improvement according to the terms of this agreement, for a period'
not to exceed the term of the mortgage with Losses, or until the
loan is paid in full, but in no event longer than the term of this
lease,
V.
92N87VC9-ON -OF SWUM
Leases is hereby authoritod to construct upon the ltnd herein
lased, at its own coat and expensa, Additionfl buildings, hangars,
' And structures, including fuel storage tanks or, other equipment,
that Lessor and Losses mutually agree are aenos6ary for use in ton-
nootion with the operations authorJW Ly thin leasaj provided, how-
evee, before Commencing the'conatruction of any improvemonts upon
the promises, teases shall submit all plans and speoitlcatjons Show'
ing the locwt,fon upon the promises of the proposed construction, thn
•u w.._.. _
54
001
a
estimated cost of such construction, and the estimated life of
each building or structure. No construction may commence until
Lessor has approved the plans and specifications and the location
of the improvements, the estimated costs of such construction, and
the estimated life of the building or structure. Documentary
evidence of the actual cost of construction shall be delivered
by Lessee to Lesson's City Manager from time to time as such costs
arc paid by Lessee, and Lessor's City uanager is hereby authorized
t t3 endorse upnn a copy of this lease filed with the City Secretary
4f Lessor such actual amounts as he shall have found to have been
paid by Lesson, and the flndlpgs of said City Manager whom endorsed
by him upon said contract shall be conclusive upon all ptrtins for
all purposes of this agreement.
4 YI
USE OF LEASED PRLMIW
Losoor dodo hereby demise and let'ueto the Lessee, and tenses
does hereby' hire and take from the Lessor,.the land and facilities
herein deeoribod, and,the rights, licenses, and privileges in eon-
neetion with the use of ouch property end improvements as follows$
A. The use, in common with others authorized so to do, of
said airport and all appurt6nances, facilities, improvements,
equipment and services which have been or may hereafter be pro-
vidod thereat.
D. The operation of a transportation system by aircraft, .
the ro`+iring, mafntaining, conditioning, norviuing, parking or
J storage of aircraft or other equipment] the training of personnel
and the tooting of aiterift and other equipment$ the sale, disporal,
or exchacgs,of aircraft, ouiines, accessories, and telited equip-
mentj the servicing by Lossca of aircraft and other equipment, in-
eluding the right to install and maintain on said airport adoquate
storage faollitios, and appurtehaaoes, including right-of=way
necessary therefor{ the landing, taking oft, parking, lnading,
and unloading of aircraft and other equipment; the right to lead,
I
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and unload persons, property and mail at said airport, by such
means as Lessee mny desire, with the right to dosignato the
carriers who shall transport Lessee's passengers asd their bag-
gage to and from the airport, and, also, the further right to
designate the carriers who shall transport Lessee's airborne.
freight, if any, to and from the said airport; the right to in-
stall and operate advertising signs, the general type and design
of such signs to be reasonable and appropriato; the right, but
ii
not the duty or obligation, to 'install, malatain and operate
radio, communications, meteorological and aerial navigations,
and such other similar equipment and facilities In, on or about
the premises heroin leased, as may be necessary or convenient
a+ for Lessee's operations; the conduit of any other aviation re-
< lated busineer or operations roasonably necessary to the proper,
necessary and appropriate conduct and operation by Leases of its
business; and witAout is ■ny way limiting the foregoing, Lessen
I specifically agrees tot
(1) operate sad conduct a general aviation fixed-based
operation on such premises and to provide service to the public
on a non-discriminatory basis;
(2) Conduct and operate its business and management in a
courteous and'officient manner;
(9) provide tic-down service to overnight or other transient
aircraft or aircraft remaining at the airport for twenty-four (24)
hours or loess
(4) Maintain normal and customary airport servieds during
daylight hours, and man the'Unicom apparatus whenever reasonably
,f
nocessary;
(a) operate a flight school and have at'lolst ode suitable
airplane for training and rental purposes$
(g) operate and rM otaiq a now aircraft dealership or sub-
doalershin or distributorship on thit'airport;
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(7) Operate and maintain an a/o and a/c engine repair shop,
including employment of an A h p licence aircraft mechanic; 1
(8) Make avnileble either by tank truck, stationary pump
or other suitable dispensing equipment approved by the Fire Mar-
shal of the City of Denton, those grades and octanes of gasoline i
ahd other petroleum distillates normally found it similar air-
ports; and all storage tanks for gasoline and other aviation fuels {
I sball be placed underground in accordance with the provisions of +
the Fire Code of the City of Denton for underground flammable
{ II
liquid storage tank A,
C, Lessee may not use any of the lereed land or premisia for
t.ho operation of a mottl, hotel, restaurant, private club or bar,
apartment housa, or for Industrial, commerdial or retail purposes,
:except as authorized heroin, without the expressed written consent
ok Lessor.
Y11.
• N1:ASN1 F 1 D i~OYEhIENT~ -
1 All property now situated upon the leasod prtMniess heretofore
i
constructed by Lessee and all'property hereafter constructed upon I
the promises by Leesea shall romitn the property •lf Losses unless
said property becomes the property of Lessor indsr the following
conditions, terms and provisional
t
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As No property may be removed from the premises without the
written consent of Lessor,
h, All property and improvements of whatever nature remain-
ing upon the leased promises at the end of the primary term of
this lotse shall automatically become the property of Lessor abso-
i ,
lutely in tee without shy spot to Lessor,
.i
C, it is especially underatood and agreed that shr+tld this
agreement be cancalled under any provision of this agreement then
and in that event, Loseor shall have the right to purchase All
buildings and structures constructed upon tho promises by E40800
at its expense by tender to Lass@e of the proportionato undepra-
oiated remaining part of the cost of constructing such building
I
i
or building remaining %n the premtses at such time of cancellation
or termination by rpplylog the following formula;
Each building or, structure shall be depreciated over the agreed
1
life of the butlding or structure on the basis of the agreed life of '
II such building us agreed to by Lessor and Lessee prior to the con-
struction of each building or structure. If the agreed life ,of the
building or structure was twenty (20) years, than at the time of eon-
calling this lea¢o, Lessor would pay to lessee 1120th of the cost
h of constructing (as endorsed upon a copy of this lease In the Office
of the City Secretary of Lessor) such butlding or p:ructuro for each
year or part thereof romaining on the undeproeistod life of such
Oilding or structures. (Undepreciated life of a builAlug would be
1
the number of years remaining between the date of completion of much
building any the expiration of the agreed number of years of the
life on the building.
It is agreed by and between the Lessor and Lessee that the total
tort of constructing the 44 T-hangars heretofore constructed upon the
promisee is f- and the estimated lifv of such T-hangars to
_ years commencing on 0 the date such
T-bangers were completed,
Y11t,
ROfiAT10N OF St~R~O~Eg
~ JJJ !
Any person, corporation or institution that lends money to
Losses for construction of any hangar, structuro, building or im-
provement Rod retains a security interest in said hangar, structure,
building or improvement shall, upon default of Leasae's obligations
to said mortgagso, have the right to enter upon said, leased premises
and operate or manage said hangar, structuro', building or improve-
ment Recording to the terms'of this agreement, for a period not to
'
, .
the term of the mortgage with Lessee or until the !oars is paid !
exceed
in fulls or such n,ortgagoe shell bevo the right to remove any build-
inga or structures from the prnmiseal however, if mortgagee is plan
ping to remove any buildings, then they will notify lessor is writing
of ouch intent to romovo, and Lessor will have sixty (00) days from
it
„g.
I !
III
receipt of such notice to exereine an option to purebasb such
buildings or structures under the provisions of paragraph VII
hereof.
Ix.
R1611T OF XAS'EAJENT
• Lessor shall have the right to establish easements, at no
cost to Lessor, upon the leased ground space for the purpose of
providing utility services to, from or across the airport property,
However, any such oasement shall not interfere with Lossee's use
of the "leased ground apace" and Lessor shall restore the property
t ,
f to its original condItiun upon the installation of any utility
services on, in, over or under any such easerent.
X.
1fA1N1'ENQNCU AND REPAIRS
A, Lessee shall be responsible for the cleaning, rslttenaaco
and minor reta:rs of all buildings, structures aed premises owned
by Losvor which are 1 tod to Leases undor,this lease. Lo a our
shall be responsible •)r all major :epatty to ouch buildings and
etruef• •9e,
D, Losses shall be responsible for all cleaning, maintenance,
and mtaor aw major rcpaira'of all buildings and structures how
owned by Lessee or hereafter constructed by Losroe at its expense,
rr 1g
Leaves shall provide all utilities for the premises leased
to Lessee at its own cost and expense, Utilities'ahall also in-
elude any security lighting' required by Losses for the convenience
of customers of Lessee, 'd
XIf, •
At Lessor agrees to pr)vido adequate insurance for 611 build-
ings and hangare now owned by Lessor and to replaeo or repair each
in all cases of any loss comppnsatod by insurance within a reason-
able period of time,
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D. Losses agrees to provide adequate insurance for ell
Luildtags now uwned by Lessee or hereafter constructed upon the
pr,+misos by Lessee, and to replace or repair each is all cases of
any lose compensated by insurance within a reasonablo period of
time,
C, Lessee agrees to furnish Lessor certificates of insur-
ance coverage end to maintain Insurance in not lose than the amount
shown Insveing Losses against the following contingencies,' with
landlord and tenant "rider" protecting Lessor as well As Losses,
to-wits
1, Workmen's Compensation. gull coverage on all employees,
I
9, Aircraft Liability. Public liability limit $100,0001
j
$3000000, Property damage limit $100,000.
t 3, public Liabilitye public liability limit $100,000/
$3001000. Property damage limit.
i d, Haeµr Keepers Liability. Limit one aircraft $300,000,
Any one Accident limit $300,000,
p, products Liability, public liability limit $100,0001
$300,000, property damage limit $100,000,
p, Hazard Insurance. Lessee shall continuously maintain
hazard insurance (comprehensive eovorage for'tirs, windstorm,
tornado, oto.) in At least at amount equal to the undepreciatod
{ value of the cost of'oonstructlon of all buildings owned by Lessee,
xill.
COYI NANTB 13 L1380R
Lessor hereby a,trees as follows$
1. To provide and pay for the lnstrllatioK sill monthly also-
. i
trtoity required for security lighting 'At the airport which Lessor
requires to be installed under any Aafety or Jiro regulations, or
ab May be required by Lessor.
g, To maintain All concrete and aapbalt runways, taxiwaysi
&l,ta ks+d aircraft ,,skins ardas on the entire airport, but Coolud-
Jag any Areas leased exclusively to Losses.
3, To maintain all runway, tnxi and area lights Lad beacons
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and to pay for all electricity requirod for their operations,
4. To provide Unicom equipment for said airport.
F, To maintain the airport in an mcceptablo condition for
general aviation activities on said airport.
84 Lessor covenants and agrees not to enter into any lease,
contract or agrrement with any other person, firm or corporation
for the operation of a fixed base general aviation operation or
business similar,to Lessee's busincia on the airport containing
more favorable terms than this agreament or not accordod to Lessee
hereunder unless the same rights, privileges sad concossicns are
} concurrently and automatically made available to Losses,
7, That on payment of the rent, fees, and perfoxmance at the
covenants and agreements on the part of Lessee to be performed
f hereunder, Lessee shat} peaceable hold asd enjoy thb leased pre-
p,isos and all"the rights and'privile.ges heroin granted,
g, Lessor warrants and represents that in the estabAtohment,
f~
Y; construction and operation of the said Denton Muntoipal Airport,
that Lossor has teretofore and at this time is complying with all
existing rules, regul14tions, and criteria distributed by the Federal
Aviation Agency, Civil ,isron►utice board, or any othuc governmental
autharity relating to and SnoludinR, but not.ltmited to, noise abate-
ment, air rights and easements over aatoinvig and contigu)us areas,
1 over-flight In landing or takeoff, to tLa end thrt Lessee will not
be legally liablu for any action of trespaes or similar cause of
ration by virtue of any aerial operations ovor adjoining property
in the course of normal t0 o-aft and landing proced,,.as from said
Denton Municipal Airportl Lessor further warrants and represents
that at all times during the term hereof, or any ronawal or exton-
ti , Ilion of the Milano that it fill continue to oomply with the foregoing.
xiv,
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Lessee hereby agreed as,follower
1, To indemnify And bold barmless the Lessor from and agatsat
all loss and damages, including dTath, personal injury, loan of
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property or other damages, arising or resulting from the operation ,
of Lessee's business in and upon the leased promises.
2. Not to make or suffer any waste to be made of the pre-
mises and will keep sild premises nest, clean and respectable con-
dition, free from objectionable matter or thing.
3. To observe and comply with all current abd future laws
and ordinances and all regulations of federal, state, county or
city airport Rutborities or agencies having jurisdiction over the
conduct of operations at the airport.
4. To keep adequate records of income and expenses and make
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such records reasonably available, upon request, to the Director
a,
j of Finance of the City of Denton, Texas.
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S. Leases will quit possession of. all premises leased herein
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at the end of the primary term of this lease or any renewal or ex-
Ii tension thereof, and deliver up the premises to Lessor in as good
conditiot an existed when possession -as taken by l.ocsee, reason-
able wear and tear excepted.
0. If at any time d,,ring the term of this lease, Lessor shall
construct additional facilities upon the premises herein leased to
i
Lessee for use by Lessee, not otherwise covered by thin lease, the
{
j parties will negotiate additional terms, canditionp, and rental i
rates for sOeb facilities, and should Lessee be authorized to Con.
struct new facilities, not otherwise covered by ibis lease, the
parties will negotiate :-ddltional terms, conditions, and rental
rates for such facilities.
XV.
g SPI'rCIAL CONDITIONS
it is especially understood and agreed by and between Lessor
and Lessee that this lease agreement is subject to the following
special terms and conditions:
1. Nothing contained hernia shall be construed to grant or
authorize the granting of an crclusive right within the meaning
of Scotion 1349 of 1'itlo 4D, United Status Code Annotated.
. LMRSnr reserves thn right to furthor~develop or inprove r „s
. J, pa a. .,.'rYrNr T..M1,µ.NtA. ,'4 h N' .
;t
C
u•`.+~. . Ott
any public parking area, landing area, or other portion of the
airport property without notice to Lessee.
3• During time of war or national emergency, declared by the.
Congress or the president of the United States, Lessor reserves
the right to alter, amend, or suspend this cgreement upon demand
of military or naval authorities of the United States.
, its heirs, personal representatives', successors
4. Lessee,
in interest, and assigns, as s part of the consideration hereof,
does hereby covenant and agree as a covenant running with the land
that in the event facilities are constructed, maintained, or other-
that
operated on the property described in this lease for a purpose
for which a Department rf Transportation program or activity is
the provision of similar or for another p':rpose involving t services or benefits, the Lossie shall maintain and operate such
in compliance with all other requirements
- ties and services
gaellitics and services
Federal
imposed pursuant to Title 48, Code of al Regulations, Depart-
7 Office of the Secretary, fart
• ~ moat of Transportation, Subtitle At
21, Nondiscrimination in Federally-assisted programs of the Depart-
;
F ti Transportation-E ifectustlon of Title YI of tbu Civil Rights
Mont of
Act of 1064, and as said Regulations may be amended.
That in the event of bleach of any of the above aondiaer!mina-
F. tlon ccvenantA+. Lessor shall have the right to terminate the lease
and to re-enter and repossess acid lead and the facilities thereon,
ti
and hold the same as if said lease bad never been made or lesued•
6. Lessee, atss personal representatives, successors In in-
r
terest, and assigns, as a part of the consideatton hereof, does
hereby covenant and agree ae a ovenant,running with the land that
f color or national Origin shall ;
(1) no person on the ground's of taco,
be excluded from participation in, denied tho'benotits of, or be
in the
otherwise sublected to discrimination use of said facilities,
-
(2) that in the construction qt any improvements on, over, or under
such land and file furnishing of services thereon, no parson on the
(
grouudp'of race, color or national- origin shall be excluded from
l pnrticipistiun inr 011110d ths+ benefits ot, or otherwise be aubleeted
F . -13-
r.
1
L
to discrimination, (3) that the Lessee shall use the prem'Ises in
compliance with all other requirements imposed by or pursuant t3
Title 40, Code of Federal Regulations, Department of Transports.-
tion, Subtitle A, Office of the Secretiry, part 21, Nondiscrlnl-
nation In Federally-assisted programs of the Department of Srans-
portation-Elfectuatinn of Title Vi of the Civil Rights Ast of
1064, and as said Regulations may be amended.
That in the event of breach of qny of the aboie nondiscrimi-
nation covenants, Leasor,shall have the right to terminate the
lease and to reenter and repossess said land and the facilities
c
thereon, and hold the same as if said lease had never been made
or issued,
ra
j S. Lessee may prescribe the Yates, faros, fees, or any
charges whatsoever for any of its services by air or land, to,
from, through, or at said airport, but Lessor may disapprove of
same if they are not fair and reasonable, It will not be necos-
sary for Lessor to approve any rates or charge& before Implements-
tion by Lessee, but Lessor may, upon complaint of any third party,
}
disapprove same after giving due aotioe and holding a public bear
Ing.
1 XVI.
CANCELLATION BY LESSOR
In the event that Lessee shall file a voluntary petition in
f bankruptcy or proceedings in bankruptcy shall be Instituted against
-J it and Lessee thereafter is adjudicated bankrupt pursuant to such
proceedings, or any court shall take jurisdiction of Lessee and Ito, j
assets pursuant to proceedings brought under the provisions of any
Federal reorganization act, or Lessee shall be divested of its
estate herein by other operation of law, or Lessee shall fall to
' perform, keep and ob-ervo any of the terms, covenants, or conditions
heroin contained, or on its part to be performed, the Lossor may give
Loosen written notice to correct such condition or cure such default
and, If any condition or default shall continue for thirty (30) days
after the receipt of Bach notice by tho Losseo, than Lessor may,
after,tho lapse of sal.d thirty (30) days after, the receipt of auch
ar'r.,.ew.MA1,~JY Y•iG.~
TTTTTT e
4
notice by the Lessee, then Lessor may, after the lapse of said
thtrty (30) day period and prior to the correction or curing of
such condition or default, termJnate this lease by giving thirty
(30) days gritted notice to Lessee. In the event of default,
Lessor has the right to purchase any or all structures on the
leased premises under the provisions of Paragraph Vtl hereof.
• XV1I.
CANCELLATION - 6LgggE
Lessee may cancel this agreement, in whole or part, and
termi- nate all or any of its obligations hereunder at any time, by giving
thirty (30) days written notice to Lessor upon or after the happen- ing of any one of•the the following events: (1) issuance by any
court of competent jurisdiction of A permanent injunction in any
way preventing or restraining the use of said airport or any part
thereof for airport purposes; (7) any action of the Civil Aeronautics,
t; Hoard and/or federal Aviation Agency refusing to permit Lessee to
operate into, from or through said iliport such aircraft is Lessee
may reasonably desire to operate thereon, the breach by Lessor of
anI of the covenants or agreements contained and the failure of
Lessor to remedy such breach for a period of thirty (30) days alter '
receipt of a written notice of the existence of such breach; (3)
the inability of Lessee fo use said premises and facilities con-
tinuing for A longer pe~tod than ninety (00) da;s due to any law
or any order, rule or regulation of any appropriate governmental
i
k
authority having jurisdiction over the operations of Lessor or due
to war, earthquake or other casualty; or (4) 'the assumption or
recapture by the United States Government or any unauthorized
agency thereof of the maintenance and operation of said airport
and facilities or any substantial part or parts thereof,
xvrll,
All notices provided for heroin or required by this agreement r
shall be sufficient if sent by certified aril, postage prepaid,
i
•
•
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. .raw • a
a r..... . _
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4
iI
addressed to the parties as follows:
LESSOR: City Secretary
City of Denton
Municipal Building
Denton, Texas 74201
LESSEE: Aerosmith Denton Corporation
Municipal Airport
Denton, Texar 76201
or to such other address as either party may designate is writing
from time to time.
XIX.
RECAPTURE OF ADMINISTRATION 13VILDIN0
s Lessor reserves the right to recapture, at its option, t`e
Administration Building and certain area surrounding the Admini-
stration Building as shown on Exhibit No. 3 attached hereto. In
addition, Lessor reserves the right of access and egress to such
j property and to the public road under the terms and conditions
agreed to by the parties and the ground lease shall terminate as
to that portion of the leased premises reclaimed. Lessor most give
mitten hottes to the Lessee at least ninety (00) days in advance
of the effective d ste of relapture, and shall provide Second party
with a 200 foot by 400 foot (200 X 400) asphalt ramp, said ramp
to be completed before the effective date of the recapture.
If Lessor reeapturee'the Administration Building and/or the
y surrounding area, it will not engage or allow any third party to
{ engage in any of the following activities within the recapture
I
4 area:
1. Avfonias sales and services
l\_ 2, Selling of pilot supplies
3. Operation of a flight school
4. Aircraft storage
51 Aircraft maintenanco
0, Aircraft sales
7, Aircraft rental
a. Aircraft charter
D. Vuel Bale.
• ~ it
.
I
Y
j
Lessor may recapture dust the
I terminal building w
vidi ithout pro -
the the ramp area for Lessee, but t; Lessor elects to recapture
only the Administration Building the Lessor's right to recapture
the ramp area chail cease.
Lessor will not
permit overnight or monthly tie-down on the
Leaso,'A terr,lnal ramp area It reclaimed.
X!UI, ,
PRIOR A-_- _GR~NTS
This agreement shall supersede and take the place of ail
i` pri
agreements between Lessor and Lessee 0a the land sad improvemeatsor
herein lea
A' sed,
j
6;?
Y IN WITNESS MNEREOP, the partles have executed this agreement
this the day of R -ement
A.
D, ]878, in multiple coplos,
'04c" of which shall be deemed an original copy,
CITY OF DENTON, TYXA3
BY
' to OR r., {
ATTEST:
I 6 C ~Y 1
AEROSYITR DENTON CORPORATION
BY:
Mir, D
ATTEST:
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a• r
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I
1 •./lit r0el lir lnt ^ ~ ~ _ I
I TPaI
POWER
LINE f 1
putuol 044"y tsnrucr l WOOL SITE
L w~. to00 SFO I~
SITE
e I it '.iti! •'•i tii W~i~
(•!.`T woo
l!00041 NIC/tit V%t
I EXHIBIT NO. II
i_
METES AND BOUNDS DESCRIPTION Of AEROSMITF!
DENTON CORPORATION LEASE 0 1000, 2000
SHEET IOF 3
1 i
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wA.grf
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POWER
1 P
LINE
L~ MIDDLE
MARKER SITE
/VT„/l }JM}N 11•IM/OM
Sfo SITE
i
L4101f 1}/qRT/ UMI ~
EXHIBIT NO.2
BUILOING IDENTIFICATION- DENTON MUNICIPAL AIRPORT ~r
o rooo ;wO
l;
SHtET L Ot S
ilk
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- - CARONr lNirt Nrr LINIL
- -
€ SA9l
POU'ER
LINE
+
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1 1001( EER SITE
f10Rt
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I I C__ _ t
SFO SITE
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EXHIBIT NO.3
-rte-- `
METES AND BOUNDS DESCRIPTION--GROUND ADJACENT
TO TERMINAL BUILDING RECOVERABLE BY CITY 0 1000 2000
j
SHEET 3 Of 3
t
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. dUl~• FIal~ S `
AGENCY l\CMA-4171;T
STATI. OF T .V1S 1
I
COVN4Y OF DENTON ~
Xnow all men by these presents that I, Warren Whitson,
. .
Jr., acting as Mayor of the C!ty of Denton, Texas bo'_n, duly
authorisxd by proper rosolctior, of the City Council o_':ho
t City'of Denton, Denton Coutcy, Texas, have Made, consc!;utod
and appointed, and by thaw tiresonts do Mako, constitcca and
{ appoint AERO%aTti DE?:TOp C0R20RATI0N, a Texas Chart.rcd Corp-
oration, the true and lnwfrl $Sent df and for the saiC City
~A of'Dentoa for' the following purposes and none 0thorr
1. .sake, acknowledge, execute and deliver agrice:tural Y
ground use leeses not to exceed oao yezz 01 4^46t
property known and used as the Denton Y.unici;!:: M. - r
ports situated ln,Danton Countyt Wxast
2. order, purchase and contr:.tt for such aateria:.l 1%:.1
labor as shall be rezAonably negossaty for the pu:-
peso of making emergency repairs to th9 port% - Son;h
t,
runway situated on tha said Denton ?unlcipal ..irpo::.
' subject, however, to the cor•ditlon that said :rent
i !c not autborired to'hava repairs I;ade in a =:.-.nor'
that would result the creation of a
o lien oa r.ny
I
City propertyj'
3. ta•,.; charge of,'and t:anago the said Denton Kgnicipal
Airport and to do and parform all aetc that ere rca-
sonably necessary in the execution and promotinn of
tho aforesold Airport In as full and smple a Manner
4 as an ordinary prudont owner might do if portonnlly
,
f prevent, other th' expending any Mncy jIng to
tho City of Denton
to pnllco and rcgulnto thu use of tho grounds and
}
facilitiod of the Denton ncniclpal Airport, and to
make and enforce r•+asonablo roles and rLyulatlons
s' pursuant thereto w't!eh ,eta coro,atihlo with tha
Ordinances of the City of Denton end all Fcdaral and
State laws and recu:ations including all P,
rules and opinions:
giviltg &.-.d granting unto sold agent full
power and autl.e:tty • ~ ,
to dteand perform all and every act and thing requisirs and
teecessary to be done in and about the presides of the raid
Denton Xunicipal Airport an fully on the City of Dente. could
do by any other' representative.
This agency agreement =y be revoked at any tixa, :.ith-
out notieo'to agent, by res:':ction o: she Dantor. City cc ncil
' filed with the city aecreta:y of the City of Denton, :e:,aa,
• but In to case ,hell this agrecmert.bo in affect beyor,q -he
termination data of the Airport lease agreement ky and ectwcan
the patties hero to.
CITY 07 DE-S-mce 72XAS
City of Dan4on, Toxae
AS'MSTj
4CeA Kolt, Ctly iccrstary
F City of.Donton, Texas
APPROVED As TO LECAL POAMe
11Y. a 0, t4,rton, City Atto>;n y
1 eltity of Denton, Tvxad
a
t
A
V
CITY of DENTON, TEXAS MUNICIFAL BUILDING ! D
FN70N, TEXAS 76201 / TELEPHONE (817) 382.9601.
MEMORANDUM:
TO: G. Chris'Hartung
i
4p'I FROM: Rick Svehla
a DATh. April 19, 1979
RE: Request of Melvin Simon and Associates, Inc., for
Improvements at 288 and I-3S. ;
i
We have reviewed the study that was completed by Pinnel-Anderson-'
Wilshire and Associates, Inc., for the shopping mall. Generally
the Staff agrees with their anal sis
y provided that the traffic
counts and estimated traffic generation are correct. The Staff
feels that the traffic volume on 288 that will be generated after
the mail is built may be a little low. Certainly this number will
'j increase substantially after the north loop is constructed.
I 'k
'
The widening improvements on Loop 288 and the suggested signals on
288 must be submitted to the Highway Department and approved by i
them. As of this date, we are aware of some preliminary discussions
that the mall engineers (Carter and Burgess) have had with the High-
'lay Department. To our knowledge nothing has been submitted to them
formally. We have received a check from Simon and Associates for the
design of the u-turn under 35E. This along with the contract request-
ing the design will be submitted to the district office in the next
few days,
There were not any cost estimates given for the widening improvements
1 on Loop 288. We ave reviewed the cost estimates for the two•signals
and they appear to be reasonable at todsys costs: Finally the report
does not mention any funding s,:urces other than the Highway Department
or the City. Since the mall wall be generating a large amount of this
traffic it appears reasonable that they should participate substan-
tially In the funding of the improvements.
r
i
L
DEPARTMENT OF COMMUNITY DEVELOPMENT
4N}1YA.~
e+Yray~
CiTYof DENTON, TEXAS MUNICIPAL BUILDING / DENTON, TEXAS 16201 / TELEPHONE (817 381.9601
TO: Chris Hartung, City Manager
FROM: Bill McNary, Director of Finance
DATE: April 18, 1979
SUBJECT: PHILIP LARIMORE'S REQUEST TO APPEAR BEFORE THE COUNCIL
q
Background
On January l9, 1979, Mr. Philip Larimore'entered into an agreement
to pay his past due utility bill of $123.82 within six months and
fX to continue payment of hiu current bill,
kr
Mr, Larimnre contends that this agreement should eliminate his
requirement to pay the gross amount of the bill each month. He
feels that his account should not suffer the additional charge '
if he pays the net bill each month even though he continues to
! owe a substantial past due amount.
Discussion
Mr. Larimore's request is inconsistent with the City's Code of
Ordinances which requires a penalty for non-payment of
the utility ~
bill each month. Mr. Larimore is unable to make full payment of
his utility bill at this time, so, he is obliggated to pay the
gross amount. For the convenience of Mr. Larimore, the agreement
which has been reached allows his service to continue for six
months as he reduces the past due amount; but, no administrative
agreement can be established to waive his requirement•to pay the ,
gross amount on each bill.'
1111. McNary
Director of finance
' ,,......_W . . ywr.:n .n . .,,n,.y«...n. •x,~w..,. : ...rM,».,,.... .,.;.~v.r..~.A..»r+.+.cs~.
rs
MEMO
TO: Rick 5vehla
• FROM: John J. Marshall, Purchasing Agent
DATE: April.18, 1979
SUBJECT: Bid $8653 Parking Meters and service
to
on April 3, 1979, we nwarded Bid 08653 Parking Meters and sere bid
Jerry Dreher Diatribytor out of Dallas. Under the terms of the b
and award ae are to remove any old meter
8tee81so responsiblesfor thet ads from the that new meters vill be installed.
+ straight, painted, secure in concrete and cut ate exactly
post being
3s above the ground. The post at. also to be in the propr position
11
for the, marked parking places.
some can be chaneed_to ,
The m as a roved are for 1 hour ho ion a d we shoo d notify
8~fl-fit, e h ,t it v1 6
nos. •n„____an~?ronto We may install.'ths~ oae h°ur, and later c an e t
' :pittuSes• '
per ordinabcs is hots 8 no tc 6 pm nt
a, The hours of operation as every-
day esScept Sunday and holidays. A serial number vill be on all l meter '
heads for identification. ;
' nstall the meters, on our posto TCP
Jerry Dreher Dist. will i are also
meters. "Alfuctioning responsiblerh
service, or replacq damaged or except when t s
h
for ey will also pick up the receipts weekly take~todthem
the he a change pick up cart6
to the bank and deposit though a security type
f
sFVeral years
There was installed at North Texas Campus ago several
i
Duncan tletera o,1 trial- So. far as Y can determine there we're never
Picked up or returned, Basureowe aretrecelipted for the reture should
be returned to D:nca 15~ 1979.
As per last information the meters can be installed around May
• 'I ,
n,
I
MELVIN SIMON & A ,
s ®clarES
4 TRAPPIC IMp.
AtT r
EVALUA'~j0.,
FOp' a
G OLDEN TRIANGLE
-Q WON- exxS
g1
41 ;
I'fNNtL
ND Att4tot
rsfif~ +
I as~Ma~
CONTENTS
i
i.
INTRODUCTION . . . . . . . . . . . . . . . . . 1
GOLDEN TRIANGLE MALL SITE . . . . . . . . 1
ds
TRAFFIC VOLUMES . 3
ROADWAY CHARACTERISTICS . . . . . . . . . . . 5
TRAFFIC GENERATION AND DEMAND . . . . . . . . 8
CAPACITY ANALYSIS 6 4 . . . . 15
STREET NETWORK DEFICIENCIES 20
it
RECOMMENDED IMPROVEMENTS . . . . . . . . 21
i
4.1
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p~gµpYlWgrru.4r~.......... ..,.n ...,nu• .r e.wa µ..•y. +.e ~.11.~~"'~_W.MMOUgtJ14/NiWS~VY,a1R.WijWjy~_SJAIZK/iY.XbWIhHnItM4Y '..MYMJ ~I4.~WMWNiNN'...`..MYYVMNI
ll$1{JI{,~:.
I
P
N
INTRODUCTION
This report presents the findings of a traffic evaluation
conducted at the site of the Gulden Triangle Mall to be
A located in the north-east quadrant of the intersectitn of I
r 1-35E and State Highway 288 in Denton, Texas. The facility
will contain approximately 725,000 square feet of gross
leasable area (SFGLA) and will generate considerable vol-
umes of traffic. This study evaluates the existing street
system's ability to accommodate the anticipated additional
i I
j traffic which will be associated with the development, exist-
ing roadway and traffic characteristics in the vicinity of
t
the development, projected site generated traffic, projected
traffic volumes on streets adjoining the site and recommended
Improvements to better accommodate efficient traffic move-
ments.
GOLDEN TRIANGLE MALL SITE
I j
The Golden Triangle Mall Site is shown in Figure 1, Direct
~I access to the site is provided by interstate 35E and'State
Highway 288 which is part of a Denton loop road network.
The site is located on the southeastern edge of Denton in
an area that is, for the most part, undeveloped but showing
a i
signs of growth. Immediately north of the site, residential
I
{
g~
¢ ...:.+w „'aM14A,4u MF6ordW,~ry:kW WHY.~YliW1N~n:i~~•W.asnkH6~Yt ~It4Y WA"A to
1
a
I
i
I e
Lr ~?j
k tib
NOT TO SCALE
N
~ I
;.y 8u
U.S.-380
r
fM•~Ls
GOLDEN TRIANGLE
MALL
i
Fft
v „
I1
t',r 1
as
f~
FIGURE 1
SITE LOCATION
PAWA, INC.
Iw
feat.~«.,...,....~».......,,.__.. _
. •••••.M+.nw.w..w,n.nr.v.er+Snw.:iarna.cs+?~~*Wt ~,aro+odeti-.x.Fy.w..«+«wv.i..,k.ti_waacce.a.4~n.~rt~,ws~,V,Ty;,8.9Nis'~'i-1W,~...y~'
and some service-commercial development is beginning to
occur. Residential development is likewise taking place
west of the site. The mall operation will provide impetus
for further growth of the area.
TRAFFIC VOLUMES
Recent traffic volume data in the vicinity of the mall
site was unavailable from either the City or from the
i
State Department of 111ghways and Public Transportation.
The basis of traffic volume projections used in this
~t
study was the 1978 volumes shown in a report entitled
Traffic Report, Denton Mall Shopping Center published in
1978 by Author P.ober*s, Site Planning Limited. The 1978
} volumes were adjusted by a rate of 3 percent per year
,h to derive 1981 volumes. These projected values assumed ;
ri only normal traffic growth with no major generators which
i f would substantially change traffic patterns and volumes.
1981 was chosen as the target year for base traffic pro-
jections in order to provide several months for the
stabilization of traffic into average operating conditions
after the mall's opening in the fall of 1980. The pro-
jected 1981 base traffic volumes are shown in Figure 2.
i
~l
+1.1EMd~flldR'NeY`~bd.:8~+~/+~a;'f.423i.: e4ir5'~Y'w~+%osrln.eiv-1+s»x~wr.r.,...«. wrar,a,.M Sryreu.Wy.p;ywy
r
.:WA,
I
L
G
o
ti
07 q /
h BAN JACINTO
n C
y . MALL o
a J
V
1
as
S SA-288
tro,--- ENO
xx 4130-Pja sm.
(xK) C"30.7r30PM.
FIGURE 2
PRWECTED 1981 TRAFFIC VOLUMES
L1 PAWA,IN0. 1 W/N'. SITE GENERATED TRAFFIO i
'R RG3V.n+r.-:ss...W,46'. W..ti..ry)a 11iUiY Hr IXMeV~
.m
ROADWAY CHARACTERISTICS
S.H.-288
State Highway 288 exists as two 12 ft. traffic lanes with
10 ft. paved shoulders, is uncurbed and carries two-way
traffic. It begins at the western (southbound) frontage
road of I-35E and runs north-east and north to an inter-
section with University Drive (US-380, US-377). A once
proposed westward extension from I-35E has been elimated
from development consideration by the State Department of
I
Highways and Public Transportation (SDHPT.) The City,
i
( however, still carries it as a long range proposal but
R in a much downgraded form.
}
At the site, S.H.-288 has four 12£t. lanes passing under
I-35E between the southbound and northbound frontage roads. ;
I
it narrows to two 12 ft. lanes with 10 ft. paved shoulders
from the northbound frontage road to University Drive. A
two lane bridge crosses the Missouri, Kansas and Texas
Railroad approximately 890 ft. east of the mall site with
the bridge gradient beginning only about 240 ft, east.
The SDHPT nor the City of Denton have any current plans
for upgrading S.N.-288 except that a study of traffic at
the service loads is being considered by the SDHPT for a
j
i.}
t
X.
possible warrant of signalization.
INTERSTATE 35E
Interstate highway 35E is th,: major traffic route between
Denton and Dallae and with its companion 1-35w, which connects
Denton and Fort Worth, forms the major traffic routes between
the Dallas-Fort Worth Metroplex area and Oklahoma City, The
f two Interstate segments join to form 1-35 approximately 3~
j. r miles northwest of the Golden Triangle Mall site. The I-35E
i and I-35W routes also serve a large commuter population attend-
ing North Texas State University from the Dallas-Fort Worth
area. North Texas State is located adjacent to the interchange
of 1-35E and 1-35W.
.i
j At the mall s.tte, I-35E has a full interchange with S.11.-288
!•j with one-way southbound and northbound service roads. The
northbound service road adjoins the mall site and has two
12 ft. lanes. An existing northbound i-35E on-ramp is located
approximately 450 ft. north of 5.11.-288 and consists of one
lane with an acceleration lane. Dallas Drive (U.S.-77) splits
off from I-35E approximately 0.4 mile north of S.h.-288 and
tt serves as a major southern access to Denton's Central business
District. The northbound service road ends its two lane 1
i
' II
{{rn,
Li 8
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operation abruptly just south of olmoscreek Place. A very
temporary ramp at a 90 degree angle and poor quality paving
connects it to U.S.-77 and across a median (also of poor quality
paving) to a service road adjacent to i-35E.
COLORADO BOULEVARD
Colorado boulevard will be developed along the east aide of the
mall site from S.11.-288 northward to a future connection with
Woodrow Lana. The facility will be four lanes divided from
1
S.N.-288 to the railroad. Woodrow bane exists northeast of the
site as two lanes and is shown on Dentod s master plan as a
thoroughfare. It's future development is unknown at this time
and there are currently no specific plans for its upgrading
by the city.
~ SAN JACINTO BOULEVARD
This street will form the northern boundary of the mall site,
it is currently under construction as a four lane divided
facility and will run from the northbound service road of
Y-35E to Colorado Boulevard. The area immediately north o
San Jacinto is currently undeveloped except' for one service
establishment on the service road but it is contcnplated that {
the area will develop as commercial. and office service.
i
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TRAFFIC GENERATION AND DEMAND
The Golden Triangle Mail with 7250000 square feet of gross
leasable area (SFGLA) will generate approximately 25,000
average weekday vehicle trips. This trip generation is
based on a rate of 34.5 vehicle trips per 1000 SFGLA for
a development of this magnitude. The trip generation rates
used in this study are based on information published in a
report entitled Trip Generation-An informal Ro2ort by the
Institute of Transportation Engineers. The hourly trip gener-
ation rates for Peak ]four of Adjacent Street Traffic (4:30 -
1 r±
} i( 5:30 P.M.) was 1.23 entering vehicles and 1.29 exiting vehicles
r per 1000 SFGLA and for Peak "our of Development Generator
Traffic (600 - 7s30 P.M.) as 2.22 entering vehicles and 1.92
I ~
~ exiting vehicles per 1000 SFGLA.
fa Traffic assignments were mads which assigned the peak hour
traffic to be generated for both time period,+ (4:30 - 5s30 P.M.
and is30 - 700 P.M.) to the adjacent street system. The
i
purpose of developing traffic for both time periods was to
( determine which period will prod'bea the greatest impact.
In order to assign traffic to designated streets, a study of
~4 reaidential density and concentration in tha City of. Denton,
1
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site location and approach routes, and tho retail trade area
zone of influence was made. Assistance in gathering raw data
for this determination was derived from the City Vngineering
Department, City Planning Department and tho Denton Chamber of
Commurce. Ceneralized oxieting residential concentrations are
showy; in figure 3. One promise which is generally recognized
and was utilized in this study is that 80 percent of the traffic
generated to a commercial niter regardless of size, will origi-
nato from within six to eight miles of the site. The remain-
ing traffic will be generated from the retail trade area out-
vide this point. For purposes of this report, it was assumed
E that 80 percent of the tutal mall geiierated traffic would come
from Denton during the 4+30 - 530 P.M. period and that 75
percent would be from Denton during the 600 - 700 P.M. period.
The increase of trade area traffic between 630 - 7:30 P.M. was
due to normally accepted work periods and because of increased
commuter traffic destined for night classes at North Texas
State University. Figure 4 depicts the anticipated Directional
Distribution of entuting traffic for the 400 - 500 P.M. and
' the 600 - 700 P.M. periods. it is further assumed that
exiting traffic generally follow the same percentage direct-
ional distribution as the entering traffic.
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MALL
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1 FIGURE 3
U GENERALIZED EXISTING RESIDENTIAL CONCENTRATIONS f
PAwM INO.
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(737)
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FIMPE 4
DIRECTIONAL DISTRIBUTION OF TRAFFIC ENTERING
a NWNO. MALL SITE }
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Figure 5 shows the anticipated total gross traffic (both generated
and non-generated) which will enter the perimeter of the site
for the 4130 - 5:30 P.M. and 6:30 - 7:30 P.M. traffic periods.
As can be seen, the greater impact on the street system adjacent
to the site, occurs between 6:30 and 7:30 P.M. The 6:30 - 7:30
P.M. traffic period was therefore ulitized to determine the
traffic demand for the adjacent street network.
Traffic entering or leaving each approach to the site based on the
c,
average trip rates previously dofined, was assigned to entrance/exit
points of the site. The basis of the assignments was physical limit-
ations of the street network, anticipated points of traffic congestion
and assumed distribution to exist and entrances most desirable to the
t
potential ahoppe:4.
>
K The projected traffic volumes on the street network adjoining the i '
site and the number of trips entering and exiting the,bite are
shown in Figure 6. The volumes shown include both generated and
non-generated traffic for the 725,000 6FOLA mall plus the traffic
which might be generated by the movie theater located in the north- i
east corner of the site during the 6:30 - 7:30 P.M. traffic period.
i The volumes shown only indicate normal growth in traffic currently
R utilized 8.1l.-268 and the northbound service road ana traffic
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SAN JACINTO
0
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uwi w D
I y
MALL 4:30-6:30 PM
Q
m
N s.K,-zaa
TOTAL • 1109
e
P;
r
m SAN JACINTO
w 0
00 1
co 9
8:3o-rte MALL
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L FIGURE 6
GENERATED AND NON-GENERATED TRAFFIO ENTERING
!AWA.IMO, PERIMETER STREET SYSTEM
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Floung 8
PROJEOTED TRAFFIO VOLUMES - 100
(8:30.7:30 PM)
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generated by the mall. it does not address increased volumes
resulting from other generators which might be developed within
the general area of the mall site. Such other development,
depending upon the relative generating capability could inflate
these traffic figures uubstantially. As an example, the City
t ~
Planning Department contemplates a significant amount of future
Of industrial development between the railroad and FM-426 and possibly
as far north as University Drive, occupying much of the area be-
t
re tween S.H.-288 and Woodrow bane. other potential development of
! a commerical nature on the site south of the 'mall and on the
north side along Colorado Boulevard and San Jacinto Boulevard
would also directly impact the traffic operations of S.11.-288
and the northbound service road, It would not be overly opto-
mistie to predict that if such development takes place, the need
for S.11.-288'8 development into a six lane divided arterial
11a street could very well be justified at some future date. At
such time, a major redevelopment of the service roads and access
to 1-35E could also be necessary in order to handls the increased
traffic volumes which could result.
i
i ,•i
Ji
CAPACITY ANALYSIS
Capacity.is defined as the maximum number of vehicles which can
pass over a given section of roadway during a given time period
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under prevailing roadway and traffic conditions. Several factors
influenco the capacity of a roadway section. On-stroet parking,
turning movements and traffic signals have a major impact on
capacity, as these factors reduce the capacity of a roadway
section.
E#
It was necessary to analyze segments of S.1I.-288 in'ita existing
I configuratio). to determine its capability of handling the ant!ci-
z: paced increase in volumes when the mall opens.
{ it The methodology used in the capacity analysis is that which is
i t } outlined in the Ilighway capacity manual.
{
r' Level of Service (Las) is the criteria used to describe the
efficiency of traffic flow. The III hway Capacity Manual defines
six levels of service which are briefly described as follows:
Level of Service A - Light traffic on approach, short stable
queues during stopped (Red) signal 'phase.
~ I
Level of Service D - Moderate traffic on approach, stable
queues, little additional delay.
!i Leval of Servico C - Moderately heavy traffic on approach,
moderately long but stable queues during
h} stopped signal phase, moderate but accept-
able delay.
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I
Level of Service D - Heavy traffic on approach, long unstable
queues, delays sometimes become excessive.
Level of Service E - Heavy flow (capacity) on approach, long
queues suffering excessive delays.
Level of service F - Heavily congested traffic condif-,ions, more
traffic demand than capacity.
Whereas IOS A,D, and C are acceptable operating conditions, LOS
D,E, and F are considered to be capacity deficient conditions.
State Highway 288 is the most restrictive street (in its present
configuration) in ability to carry additional traffic and as
shown in Figure 60 is projected to carry the highest traffic +
r volumes of any of the mall site's perimeter streets. A capacity {
,a analysis was made for the westbound lane at its intersection with
E the northbound service road and for the east and westbound lanes
at the mall's south entrance/exit to determine the service volumes ~
of these approaches. The service volumes calculated are based '
on a load factor of 0.3 for Level cif Service,"C" operation.
Figure 7-A shows a service volume of 715 vehicles per hour with
E
i 11 a demand of 1176 VPH.
Figure 7-H shows for the eastbound lane, a service volume of
373 VPH and a demand volume of 807 VPH, and for the westbound lane
f"!
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4 I SOUTH MALL ENTRANCE
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WIL
I APPROACH B APPROACHSi
APPRDAfN
f
LO B,H,-288
LO p
$.H.-288
< APPROACH A
SERVICE VCLUMS • 675 VPN
I OEMANOVOIUMe • 9dQVPN
14 I SERVICE %*UAfE+71S ^RP O
SERVICE ACN AVOtUME • 978 vPH
aEMAN0WIIIME•I/14VP11 DEMAND V04UM18 ■ 807 VPN
FIGURE 7-A FIOURE 7-8
S.H. -2a8 UNIMPROVED S.H. -288 UNIMPROVED
i I SOUTH MALL ENTRANCE
Wlo
U
I a
i APPROACHES APIR0A41fS
r1 •
M r • -
288
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5EAVK8V0LUMS unvie6 VOIUAJ&
I 1 R/W/t 7LAN • 784 VAN ZtF'r TURN • di 1 G IIPN
TNRGtIGH • y4i VON rHROUGN ■ 2J0a VPN
i
DEMAND V40LUME
1,1 R/4001 WAN ~ 9!2 VPN [1fr Qd irr ruRN uigm :E
rNRouaN . • l1GC yPN
?44 VPN
FIGURE 7-0 7?Iaa+JaH • 241 VAR
FIGU 7-0
S, H: 208 IMPROVED 3.H.488
RIMPROVED
r't
ia SERVICE VOLUMES FOR SELECTED APPROACHES
f"f I LOAD FACTOR 0.3 LOS 0 ?
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a
a service volume of 675 VPJI with a demand volume of 962 VPI[.
A capacity deficiency is noted in each of the locations and
indicates that the roadway must be improved in order to accontno-
date the traffic within an acceptable level of service.
Figures 7-C and 7-D show $.H.-288 improved to a four lane divided
section with a mandatory right turn for the westbound right lane
at the I-35F service road and an eastbound loft turn lane into the
south entrance of the mall.
1
t' It should be noted that the right turn only lane at the northbound
4 service road has a higher demand volume than a service volume and
will therefore, even after improvement, continue to operate at
t i
lose than a desirable efficiency, (estimated at Level of Servico D
anct close to E). Improvements to other facilities such as the 1
service road or I-358 on-ramp must be made which will make exits
along the service road more desirable for exiting traffic heeded
northbound and will therefore loosen the demand volumes for the
l 1/ i
right turn movement.
W E
The eastbound left turn movement into the south mall entrance is
i
also deficient (Service Volume a 516, Demand volume r 566) but will
L1
19
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operate at only slightly above level of service C. Dual left turn
t capability into the mall site might be considered,
The through lance in both locations will operate well within level
of service "C".
STREET NETWORK DEFICIENCIES
The mall's existing perimeter street network has somo deficiencies
which must be corrector: If orderly and efficient traffic movements
are to occur. The major deficiencies noted are summarized as
follows$
I
1 e S.N.-288 will not carry the anticiapted traffic if left unim-
d
proved.
e Traffic utilising the U-Turn under 1-35E to enter the iite will ~
" conflict with heavy traffic movements to the 1-358 on-ramp from
y S.H.-288, The resulting congestion will make the U-Turn an
unattractive access route to the mall unless adequately improved
" to permit better weaving capabilities. The alternative is to
enter the site via S.N.-288,
7 e The 1-352 northbound on-ramp is located such that most of the
traffic headed northbound from the site will be required to
ee travel into the SOH.-288/northbound service road intersection.
J This Beverly impacts the movements in this intersection.
e The northbound service road does not provide an adeqquate con-
nection to U,S.-77 on its north end. The desirability for
k northbound traffic using this facility is minimal, It is
also a safety hazard unless volumes remain extremely low.
Ll
r,
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0
RECOMMENDED IMPROVEMENTS
~y s.H.-288
f~ states Highway 288 should be improved to fou- lanes divided from
the northbound i-35E service roan to at least Colorado Boulevard
before the mall opens. East of Colorado Boulevard the existing
two lane section will accommodate the anticipated 1981 traffic 1
volumes but could also become deficient beyond that period if {
other traffic generating uses are developed.
The eastbound left turning movements into the south mall entrance
A
And into Colorado Boulevard should be accommodated by loft turn
I k, R
bays.
f The westbound lanes at the northbound service road should provide
one through lane and one right turn lane as a minimum.
Right of way reservation for future widening (beyond the four
lanes recemr.ended) should be considered.
Acceleration and deceleration lanos into and out of the south
entrance should be considered but might be reserved for the
14
future development when traffic volumes along B.H.-288 increase.
4.1
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I
21
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Dual left turns into the south entrance might be considered.
orthbound I-35E Service Road
The north end of the northbound service road should be designed
and constructed such that a good transition into the northbound
lanes of Dallas Drive (U.S.-77) is accomplished. This improve-
mont would increase the potential usage as a northbound route
from the site and would eliminate some of the traffic which
would otherwise pass through the S.H.-288/northbound service
road intersection. It would also ease an extremely hazardous
condition which currently exists.
i w<
A U-turn should be constructed from the southbound service road c
i
under 1-35E, to the northbound service road, This would enable
some of the southbound traffic destined for the mall to proceed
to facilities and mall entrances off the northbound service
k:
road or to proceed to entrances located on San Jacinto eoule-
vard.
I It would be very desirable from the traffic flow standpoint to
move the I-35E northbound on-ramp northward 300-500 feet in
order to provide better weaving maneuvers for outbound and
~ r
i
U-turn entering traffic. The state Department of Highways
. 22
i
<,.w;,~yvRValvuswTrtlwwW:
Egg—
and I-LAic Transportation has stated that moving the ramp
northward is unacceptable. This is possibly due to the prox-
imity of the I-35E and U.S.-77 split which is located about
0.4 mild north of S.I1.-288.
A drawing of the site showing recommended improvements is
A included in a pocket at the back of this report.
l(~
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4
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TRAFFIC SIGNALS
Existing and projected traffic volumes gene rated by the mall
would indicate the possible need for the installation of traf-
fie signals at the Colorado Boulevard - S.H.-288 and the J-35E
i V
Northbound Service Road - S.11.-288 intersections.
The potential nued for these traffic signals is based on the
N
additional traffic volumes generated when the mall is fully
developed and has reached its maximum activity. The Texas
Manual on Uniform Traffic Control Devicos (TMUTCD) Sete forth
f the standards under which a traffic signal is warranted at
I
an intersection. The warrants for installation of traffic
signals in the TMUTCD aro based primarily on traffic volumes,
although traffic signals may be warranted based on traffic !
s< acoidont experience.
Since the potential locations for traffic signals are on state
i highways, the State Department of Highways and Public Trans-
portation (SDHPT) must conduct studies and authorize the
i
installation of traffic signals, if they are warranted. It
is recommended that a request for eignalization studies be
N made to the SDHPT after the mall is opened and the associated
~d
traffic volumes and patterns have been generated.
U
6
C1
.1 24
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It is doubtful that the main entrance to the mall along S.H.-288
will warrant the installation of traffic signals. Access to
and from the main ontrance will be aided by nignalization of
the Colorado - 3.11.-288 and IH35 Northbound Service Road -
S.H.-288 intersections, in that these traffic signals should
create gaps in the traffic stream and provide adequate oppor-
tunities for left turns into the mall and left and right turns
from the mall.
1
j Estimated Costs
gr
If warranted for signalization, the type and estimated cost
for signals is as follows:
I
Colorado Boulevard - S.11.-288 Installed Cost
Mast Arms, 12" signal heads, detectors, +I
conduit, cable, three-phase actuated
controller expandable to eight-phase
actuated $470000
Northbound Service Road - S.H.-288
Mast arms, 12" signal heads, detectors,
conduit, cable, four-phase actuated
controller $47,000
ii
Potential Funding Sourcos
There are sevaral funding sources for signal improvements which
include the following:
,n
23
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i "
i
111
I
• State,Department of Highways and Public
Transportation..
• Traffic Safety Funds - administered by the SDHPT.
e urban System Funds - administered by the SDHPT.
• City Dond Funds.
- r•
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20
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1
r' Appendix
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p00% "WO PAW
SPACES RLQUIRED S?ACES LOST TOTAL
BLDG. FUTURE 5/1,000 WITH SPACES LAND z
AREA BLDG. S.F. W/FUTURE EXPANSION PROVIDED VARIANCE AREA
Sears 94,191 31,280 471 146 122 618 +147
Dillards 91,000 0 455 0 0 557 +10 ?
Penneys 100,271 0 501 0 0 516 +15
Wards 110,861 0 554 17 15 570 +16
Denton Mall 273,474 0 1,367 0 0 1,377 +10
McClurkans 25,000 0 125 0 0 131 +6
wilsons 60,000 0 300 0 0 301 +1
(2-Story)
Beall$ Included 0 0 0 0 0 0
In Mall
I
TOTAL 3,773 163 137 4,070 297 {
{ 1 TOTAL REQUIRED 31936
f
TOTAL PROVIDED:
Inside Perimeter Road 3,773
Outside Perimeter Road 291 I
44 s
i
i
i
APPENDIX A
i
L