The URL can be used to link to this page

Home My WebLink About1980 ;T E 1 r,. , h %rnl yV♦i..•r...r..• ii •r s••'. ~H.4~•.r..•u.1«~9 1 .y M ( 1 1 I 1 N I 1 7 11, L•/ , i v, 4 l w ti,,.r ~V ~•0 Iil~ 01 1 . le C ;er*,.. / Y. • ~~•~tA .af ~ae-.1 ir, 1 ~ ` ti ~ ~re«.ro _ 1.. r f ~ t J , +F I. F.•K• 1. n+• I } , v6siJ ~ I~~ N~ ~ ~ ~U..t `~8~ w ' • r DENTON DEVELOPMENT GUIDE A POLICY FRAMEWORK FOR GROWTH • PREPARED FOR: CITY GOVERNMENT AND CITIZENS OF DENTON PREPARED BY: CITY OF DENTON LAND USE PLANNING COMMITTEE i DECEMBER, 1980 • 0 i , LAND USE PLANNING COMMITTEE Betty Bailey League of Women Voters Robert 0. genPield Texas `Women's University Administration Jim Blanton West Denton Bill Brixius ;Northwest Denton August Brown South Denton *Jimmy .pals Brown Chamber Representative ♦ Rev. 'M'.[R1., Chewi Jr. East Den h., . Milo 'dh6kihii'ri ' st Den Developer Interest ' Bob Crouch D§velgper Interest Dotty bawling ♦ Harry Down Denton Housing Authority Hoard Developer Interest Brian Dubin ; }b6 ton 5oiathae~# *Tom Fouts , bev~2bpe '"Interest Mari]. Gj lc ri t Y v h ls Planning and Z.9,4AV #CgrrP#ssiQP .LBt~t'ryx r Ch ls'' 4t CABG Committee . gopkin' s Developer Interest,,j~ejttrj,Rt:; %,f:1; Richard E. Johnston South Denton George Krieger Utility Board Robert LaForte 41aHKIfn~"!t 6AIng Commission Roy LeMastar Northeast Den 0 La I, I` e') , , p n North Texas t~t~~~,Ui~ v~ Jo L k ~•4i?~'tiB,~.stration I, ; 14 CDBG Committee,,, t f{'. (it u7 I t,fl, Jane Malone Park Board *Linnie McAdams Plan a. ; , -,<< ~;t ning & Zoning Commission Floyd D~ McDaniel Northeast Denton Bonita Minor Jane Mitchel]. ,r kb!e rcn & Economic Development Board Gebrg~ , pis ~ f.'t ' Te to e;; U~l v, StWide.mt Body South Denton r 1 r r; i I :t Neat Denton i rI : r n i i .t ~.h~ Ron C.'j Rylandearf. Developer Interest Lloyd Sanborn Southwest Denton Andy Sidor Planning & Zoning Commission Chester Sparks County Commissioner Ray Stephens Council Representative Dick Stewart Council Representative Bill Thomas School District Board Gracie Tunnell Southwest Denton *B. Dwain Vance Northwest Denton Will Wagers West Denton Alvin Whaley Developer Interest *Carol Wheeler-Liston Northeast Denton Weldon Willingham Client Council, West Texas Legal Service Mika Workman Northwest Denton *Land Use Planning Committee Team Captains i ,i 40 CITY COUNCIL Richard Stewart, May, prl4Rd xex~y . Richard Taliaferro, M4YO Protem Dw h Roland Vela t..Cai~eYl Ray Stephens` Charles. ,Hopkg Chris'Hartuhg - City Manager ' MC IL. 1 . EMBF~s OCTOBER 1979 AT:.,TQpY,tl0 INCEPTION lr• Richard Stewar. Nod~e1~~~`~~~, 1:.a,rl ~y ~y Ray Stephens? Li17~ )dy~ti~ (1.1, }'S 1.`~'r1{iJi~) i a ',11kt.:'ILt ANN~Np;.4%;4ONING COMMISSION Andy $idox, Chalk, et~son, ..r Rbb'rt Ri' Wdo'dh' Linn ie b~ Carole F3Us?d~ 0 Marilyn Gilchrist"' Jack It 11~`bx~ if lj Robert LaPorte ~ d iij (3 COMMISSION, MgMAEIIS OCTOBER 1979 i At S' ~Jn ? INCEPTION ~ ~ J.I. i71. .,•1 i,1. it il. I. ~ Irl `'}.1,~i JI~t, Robertjj~, ,,~.j,. ~ki or , Bill Brady Ca' Marilyn Gilchrist f v Richard`)htiiifib'ro Don Ryan ;f : i 1 • And" ,.Si y ftr ru,.•~ : I . tr., '1.1.'I r,..I ~'1 )(i. 1~'~ l,1'; i`1~ i ~!f`: • •Itr ~tl')f~ ft, `J'i.. lt.J?}:~ .:;l U'I' i;~fS :f;1 I. El i it:!.'~i.1 I,;E,."11 ~.:il,7l'i ~i(•.?i::I,( ~.'f!!If ,i[iVJ ~LI',11't'7 S !''11J ~ Y ;'h ,(.I.~~! +'FL... f l{-1. .tl=.lllf•.'_l 1_Clt(i;l~.~ t: r.i,l l)lllr ft • EX OFFICIO MEMBERS Chris Hartung • Rick sVehla City Manager Bob Nelson Director Of Public Works John Keller Director of utilities A. j, Seely State Dept, of Hi Bruce Gains Representative of ghway & Public Trans,portatio Representative of Superintendent of • Steve Brinkman Denton Itousin Schools Stanley Thames Director of parks and g Authority Chairman Denton "6q" Land rUse~Planning Commi tt • PROGRAM STAF'F' • Jeff Meyer John Lavretta Director of Planning Steve Fanning Former Director of Planning Rick Barnes Comprehensive Planning Associ.t. and Project DI Charlie Watkins Special Planning Associate • Bart Johnson Development Reti,.iew for Project Code Planning David Ellison Enforcement Officer Emily Collins Planning Assistant (Intern) Jackie Lamar Program Secretary Program Secretary • • • r i TAB14 Cf COPITENTS A THE DENTON DEVELOPMENT GUIDE , GE PREFACE - The Emergence of the Development guide, ,:,,,t, ► r i vii Is PLAN PURPOSE AND USE... . . .1, « 2 f, P !a IT. THE CONCEPT PLAN (LONG RANGE FRAMEWORK rp,R; 0400 i III. DEVELOPMENT 1'A ] tr r f A. Policies by Fun.gtiq I <<'I 1 1,►,~ 1 ..1 1 • Iri• 1 h••,. 1r4 • • •~f • • 15 I Majoi Actil;ity~C 4f j fir" ~ 8nter►,p, t ~•it tt1 t ~r► • !r~~ •:rr~ « ►;t~} w,r ►"4 • + r't • . 21 Moderate Activity is 3, Low intensi,yr Centers. ♦..........1.1....11..•, i s 18 Ash ` } •iSl~t~it`t:}:~.~ •I1 • r . }lYL~ ~f~.} ! r'~iS.}r~ • + ,'',1 2 4• Housing.,,." ♦ • f + • • . . . . • . . • • ♦ . • • . . • 1 •.r c r . . • / 1 • • . • 1 24 5. Parks, Recreation and Natural Resourcle6...,,.,•,,,, 6. utilities 30 • . . • • f . • . . 1 . • • • . 1 • • • . . . . . . . . . . . . . . . . . . . i 7. Transportation... 34 B. Indiy4qu r i~ZQOfI Q Doir► • . , • . ► 45 III r,ij; I ell 8~ Development Area r jaraeteristiosl. •rt, 45 as 01~0rNeig'."i I:I f,. I.t 1 I i.'ii,i r•; :.,'I ,'.iil ~r~"r i,.,l,(.r•~ orhoodel••,•. ` b1 Built-up Area c♦ Hard to Develop Lots.... 45 1 . • . . . . • . • . . . . . . . . . . . . . 4 5 2. Specific Area Policies..... a• North of Oak Streot his Land Use Bordering N.T.S.U. Area 45 as No11.S,U• & T.W•U• Transportation. Plannin4 46 ' E' 1 f I ' V 'I ~~'f ,lei C; I I .1 0 0 4. • 0 1 0 • . . 46 46 i e. Carroll Boulevard•..,....1..♦ 47 •f+ Fort Worth & Dallas Drive. l...,,•,,,,••,•♦r••.• 47 g. East Denton.... 48 C. Land Management Techniques 49 A 1 'TABtt' O# CON*NTS (continued) PAGE VOLUME I APPENDIX THE EMERGENCE Or THE DEVELOPMENT GUIDE , . ! r x purpose' and, 0OW76t piah : of II. Existing` Setting III. The- Plahftirig Or, 66686 TV. Major Issues and Their AltgznAtiV,e Re6sb5,u K. . , Questionnaire/Discuss 'tiri lorkii Ps s B. Alternative Land Use Designs )Ror, t:he City C. - Evaluation- af-A3tsrnat1v5a'I` a V. ' Fstablishment° off{ a Corisengus Frarh+~vo~~.( r r 1Fi "VOLUME-11 APPENDIX„ • A a An - Introduction to the, Comni' ~i 4 ;r"'U' At dohf i J6~' 1';1 B. Example of Application of Area Wide Density/Ttensity ! ? Standard' !.!"ft C. Concepts of Development Pot;ent~aj Ratinq , ji, t p,PPENAIX NOT INCx+ A ~J.;#UT,4YAIPA*S 91: U PN A %7 !5we _ v r LIST OF PLATES • PAGE 1. Overall Concept Plan....................... 13 2. Land Use Intensity Areas 23 3. Multi-family Housing Locations 29 • 4. Parks, RaCa®atian, & Natural Resouraee 33 5. Transportation Land Use, Intensity 8~lunce 40 6. Major q.,horoughEara k~lan 41 7. Mass Transit Concept Plan 43 • • • • N Yi • Te a' 'emerg'ence of th'e Develdpmont, Guide /I ! INTRODUCTION As Denton entered the 80's the community was realizing an increas- ing volume of questions concerning the Way ;the ;community is developing i. and its impact on titt, . r~ua il,~Y pf li fel ; The City leaders, in.reap`onse to #ese'questions, instituted a r community-based, bity-vide plan update`.; one avenue for this future Denton study Was they "Denton 80's'.' committee that looked comprehensively at the future of brrn~on►;in such aveas_as cultural activities, ed,aca- tion, healthy public fadili,tids, recreation, environmental and beauti-- fication issuos. Cocrdinated:~ith that effort, the City Council in- itiated more specific stud} ork the"fui uxe land questions, by commis- di the sand use Planning Committee. The task of the committee was to produce a Development Guide that could be used in day-to-'.day • dea ,e on a}~ ncj, op such i,r} s as tple Capital Improvement Program, a Zo31 ~ilg, r, llbt i~7 ¢i 57 ~tC,' fi.:V-_,-, `1' 19, i1}ozmatr;,p p1jo, debermined by hen 13 z and City Council ,as the .rggqt,;uspfp~, WIL a„a4mbination policy., plan and Zixed design • plan,. rgpr,4ssn~e,,s~he document product of i:his a' cifi.c program. The Planning Process ,t +u I fe ;)fiJ -till r a 4,6 member 0.ity-wide...planning ,t ;r,r + 1',TofEprooucp,,,the,, Dovelppp Guice,11 ,,Committee Waa,;egtAbXiphe~,, This„committee was composed of residents, leaders, and public officials, selected I W~.i~yma3~ers►,,,deye],ppers,, . vi.,. t:nr, ,,.,,,;4:. .I, : t r t S ~,to ,ropxQsgn} a.,C .R e-a ec" Qzi a t erso s with specific expertise in community development and persons who are both directly and indireculy E : enncarn ~1 ! w tk~ tho, i?utux 1 y ~lnpmgntl of the City of Denton Twq,;,m t ►ods., Apr,., Ej.glg,vtinghtrepresentatives were used to form the j , i.• l rl ~ i )F.i I , 71, !tf is ( I ~],1,,{. t ,,4.b member, Q i,t eo►, 1s1t b~.ished agencies 0 , rganizatic;ns, and coin-. ,.r . .,,.i ~'f r.. htrllil'. ~I.r r i •,vi i missions which were already involved in planning or development in the City were invited and asked to :,sQric~ XPPVPSPAtAtiv ,ta,,Pjz!1rt~,Gipate in the planning workshops. • _iif "t'r : ri', i~~„ 1, : J i •E,ri± ~ Ji t , , I . r a!lJ,. .~1( ,I. ~ .d ,,r.~ ......714. ) C'Lf } i._?r s )i ~,.,LI J ` ,r r;. ;sir: `,1.,! ~i Jj„f, t'i' •!i t,Lu:,r tJ{; /(1 [i. f, i'I .y7: i; 1.'f a 1! i i)O,~;'Jt'7 i, E, ~'t i~ fl,i Ii 1,'. J.i i rrl tl; i, !.jfi 1f c1 .`l`.'f71-ir)I `31~. tf r'.1j)~. a..•`i= 7.:,.{ r; (l;'i i The reme►inifig rapresentatives ' add Y8 'bite ~i'ei a`La~t~`l~` ge p A some seven persons representing development ` ~te'xe'et`au komfi u'i~ders, ~Cers, attd ! ia~ge ` lahd' 6hhe6";and' ltihe person d1ova losrs, re'altors , ba , •'n , t ~ to represent }-,epresi ient other r r ' , 2ou s'ribtf 6~h6xcwide 8~'0'f~~.'fic"A lY d4ai9nated, o~vic g ~ These repre}se. ---Aves were 611 December 17, 1,9 79 . The Planning Workshops_ r The medium thr6ugh whiC i rth'e ' ofi ~'ttee''w' rked' QM `the' `"planning f11',;II.. •]1 ~1 jJ'~, i-1!,fif„ iiil'! '-j f77.N f!] Workshop"--educational 'woxk sesstiiia--wh'i'rl `k64ded''a cdtitie~ci '37n which the committee deai4n eld'an~ ~:~ia~uated'''t~ier'i~auaa" r the'','a~ia fable I{_f ,.f ;~'f IC!.•'..y .ri ~7 ifl i?1? 'I ~ t, ! w~ic~i dots d encbUf 'Zige the' de`aii'ed alternatives and the policiesS f 7~ !Y~l i,fl.C Eli~1) Y? Pi Jlv.I i velopment p The ~r~ttern. first, second, arnd'th_____ w`b'r sh4~'twer`e'dfre`dt'(§dItd)Uvelop- ing a common plztnnil'nj g i`an'guag ' and, 6hd6r' e't'anc"ing• `'`'1~hY h ljhl' discussion • (ii ',•y f77ti' !11•:!:• iJ,.: i l[J i" 'i't C1 ~.,I E ,1:111 ~I 17 (J'~ 11 4jt tl OllUii~tte lil and workbooks, furnisl~ed to the cvRll i a th` a " • t arixed:.witch some Planning terms, vocabulary, and i heox Ag of1 coif' v planning as well as some basl~ development fac,t$ about Denton. 1 i 1 r r ' ,1 111.1. 1 CI } f I' 1 Iifl I. t i, • -F is I / ~ !t,. ~~VWY. 1 t, r I r ~ 1 M%MWA r t 'l its!!t J .fl` ! f3~ l j 11 1t) !Et E } ash ' i t. CIA' ft he"foUtth°-an"d' akshdp~,' the mh~bear a Ithe r,p'l~xt`'f,11 'm- J "th&''C' thyy udrl 6a most: :,~m~StJrtdt~`tr 10,t'b±ant: IV6Tha £'dentri!fid ~jd'su i~idsis" ffor work in the sixth Workshop, when't`h ?'a~~ a i`i e'd`e`vall`oilfieri'trl< ~ Ct kS~ ksHd~ ~ ~IkStB~;'cJr ;1 tl:~':-t 1. •Jr,l r ' az~it#i~S 1tl„ I f l 1. r) J f t~ j t 1 I I I o f f I I I 1, C,.. IS 1:=r11 t,. r1~~1! „ 1-J.f,1 1f71;r, G, •r11 :;1..(! r 1 ` 1 I)~ I I Et~l I f - { , c I. , (E r i C 3 1 f 1 1 t. l l i,, r _ i ~ ~ 1. fl I.r}.Ili) ~1 j. ?JII ilf I\1I•t J \11 II y 1 _ 'A Crr~ J `i[1'! I. c ' Irr ,:ij; 1 t!. 1 ~ ~ I } 1 i Ky :Jlrill~ } ~ ii iE1.J 1 EIi•Vli h:iJ'fr 11f S 1; r 1 u 11'a'I lip' r 31.1_ ix The Consensus Plan The consolidation, evaluation and final approval of the consensus plan and policies comprised the last steps t4iward the Denton Develop- • merit Guide. This was'accomplishad.by first bringing together all of the common elements presented iri the alternative plans prepared by the five planning '.team4 A study o'f the' a plans 41howed` refit~rkable similarities of basic city'planninq fcundatlons of deniityr,MdJor transportation and location o; major activit~r ae""rs. Detailed variations existed, but all bang `ex~ib iii i x} i lei, p „ i~,a rek p T p, ndcr~ting a high degree • of odnsensus ' y~5 e ti R~t~►ez, f In addition, the techa pall 4' i./conductpd an independent evalu- ation of the alternatives compared to the finally adopted consensus ~t P11~.;~?,x,4$entas i>}±S,t r?,K3.: ,Thi, l ev;> uao; ~?.ae acta~;idred l::rani 'E?,petlicr{zF•C1gm;t;a4Ttf~tq,414n{~Q.tp!l,<<salttnatl { =A a.vi jm~,mYrf~l}~_t4p..thy,.gffIt}Af14Q.3~!~A4teesI 4.C 7d}pT,^,t. nT a1.'}~AT 's'e7^~1..}F~T.~xai Yt~'!1T 7t'1}~~~p!'.l i:~t+"„t"n' 1..~7y pSty~ylJg, 1'is+~f?j B ,Sir••a Zy`~A'F1 ►`i ,f Va iXl {s Q l its f. 7Ci.irr•C,S'~5~ y:„)s)i{i: ovl tl .r91~:~ •.1 ~I. i•7 • Out of these workshop,$ It ~rSAa, It c4Y rai ~ ~;R1sRapt,,plai~ .w,h.4ch is presented in Chapter 11 of this report. The development of a concept plan was the first major step • towards a Development.. Guide fgr'1>enton, Texas, Chapter XXI of the Development Guide 'i'e ..a more etas.°led e,cpansiott of the policies pre- sented by the'Con6ept,P1an, The .fol lQwitig ,report thou repreoe4a, the" tdt-1~1 Development Guide for Denton, ~cxas.;,. , * A moan detailed compa*",tsonAf' the )alai er`natw ,,,i plans is available in a separate report "Towards a Consensua Plat for Denton", June, • 19840 x • ! . . L PLAN PURPOSE AND USE.. • PLAN PURPOSE'AND'USE` INTRODUCTION de ,i, bath The Dentafi' 'Devel4panent' Cui r iA!g 'p'roceds with an `einPhits ,s' on del to-dd a document and a plan- ` ' pro • This document it, divided into two rba'frz ea t#aii of the, Plan 'and n'Ov'eI°d'ent`' _ the 'C+o'n ces capts. . dlibi t'he` 'Gondept Platt Range Framework, for Growth, represent l the bong be gauad; be compared to a cone~titution that sets the „base fog tutui'b day tip'-del dw0l.uior, The next section presents . a groups support the f::amew 1 t1 `0' " r, ark of oie~s that as. tonae intended to be uscad ' ' tt , t Pa<n• , The Ix~1q:~es are ~ f f a too r ~ ~ as , l to aid in day-to70aty pevelo :3, ~me t der,i ► partioularly for q ver»me»t 1..,, , , r„ vr J.,3a, r, At d t:l t t ( "y, f ~1 r t.r w t .~.i ~,tr:.! z r s;it 1 r~:~:4:> I ;3 Yd o f'cials 0 Out a,BO for menu p the c . hw t .t r c7 1r, > r;l It, all 1-r ~ t r! • ,r r.; 3 dfilttun i.'v The set d 4t6g .1 4 r poIicies is 3j aument 1 and r , '{;IV ttirt'tk1 , also intende !!r; a Public r ,rrrr, 1.'c0 1 d do- r' 1, V . Itil -,101 ec tisia»- c., f. !j li rtr)~1 {t7 JSUF fr t Y141. J the official r t~a1r tt.t, decision. •,a 1 t making re a r ! ,1,E, of the Cit g oxdr3lrto r;. ? x•.t:atis These , paZ rl s:, , ';t , 1 J., l x,11.3; r!r j oficies the are not , 1,lfr„r F , intede ,t1.,rrlEli,;r "Ail I t-; ,r tr l;, - t , should they. This ui r r r: ; . , , 1 ;answer all uestion !r e'~sl major ur , ,,,j s,► nor is to making 1'ou»dation for the t>r • r , , ' ~rlr r >r , more detai ed sttudies or~ganize essay a depiss~on- day decision making.. In other ' nec Y in day-to. ;!'a rr t.t11 r ttrtt°, 1,3,, J_;. 3 r r~t" rds the emphasis the Guide f f.1 woc) .1 t l.r is in the 1,rE r and not in the t': ...rte (3.) lr,r.:., ;13 use of 3 r „ document itself.. discussion 31= fJ1 31 ,1,,,•J r)hi_1tr, ,)rt: This u~Q debate r• ref i cludjs daily 'rrl;i inement rr~ 1,t31„i ftiri Policies i red~a :E t:a,v `jlrr ) } ocf i t g or x~..cal l~n~ent `to t ~e n a consensus Planning ss. aus use can this ,.JE Only through this cpYinu- guide serve its goals of r , .r r r a 2conseisus4z{anriil4hgY,e v 1ri, . Pro 'i'ii " r ,g p op 6's, g ghde ; t' t `•d~'' ~s Purpr►se~ sidered in s 3 decision-Making, • Lnca r aoor ar;,, t r r I i t mitt, ,and core 3 , rl, i~c e 'ti` "6utr-"ae u »it(, ,f und® e (h, , t ` ~,b ~ ~ r ft,r ,r " rtlr',>~r, ,rt rni, ' i ~ '1 r ! ~ I ~ _ f Yr ^4 B, B IS 0..~~E.QUIII The Planning Process utilized in the:;proparetiopj of this guide and suggested in its day-to-day use is a a'i1en.;.;~caetd consensus` planning process.. The extend and;noed ;Par the 01tizen, based consensus planning process in', the, day.-tp,-day, us,q.,of. ,~~s guide . ~a in~sn~iedr to b fleiFibis 41 pendent u r;.l.C.1: c'?T 1,;9.1 1. , ,Tho_extent of;,u;iosrta,,nty qr c.jont,rovsP~X 2. The time constraint of a pendS',ng decision ,3~ The technical, ria'tuiett6f 'the i ' ;as , orn~ pared tt?(,m ~r{s'1:. .'00,.Ar -.R3 ~ ix mu,nity vaiu+s JuAg' m' snt. i i 9 c;)i or lexampie),{tta„question )in, iho' use of the guider that f is only 1;17x11 ff 1. 1'li ! s 1>>~'1 r_iil i{: i`+(115" p) mildly ds ated and/or i& of an urgent nature should be decided in a qui'a1t' ma= r~r y rt a re(iipoti'sibl`e' s~eciaiioin makers, Highly !technical, tea! 1 k .t lit?.~ )o(i ( )a~}vt f ! LE} „tiC1!)$[I t:1~Jf>g) .iC'1' V ~ `11i 1lI.~~:F"iliC; ia1sJ LR; qu6st'ions cduid be supported by professional studies withz°very little, 3itlt'`.f dYE =i .t l),!E ( ;5.1 ;,.I ';1 "I .I !l .f!;'i1 '71 i`t~ llrt(1 EIr)ti.1 ,i.'1;) S.i7 )(Y!;)111. ~f a> y, need v consensus planning, However, an issue that is highly f) reba t.'t+, !>'1 4'1'1 't~ ~'~",I r:.L ("S{ [ 7~if!!'(1C 1,~,), CY-`..14' rl:f ~C((t~~ -`'1'i,1} 9'.JIIJ' i' t`tt11=, rlt`tf elit)tw) r able and as sonts time flexi~iliny and/or is pr,rimarily a community value judgment should be studied A the context oi his guide by a 1 I I r;~,r rtr. „1 t)=:sj)t )ftt! 115)![ )ts I!:) cross'-sect iar al, self'-selected citizer,, based consensus planning process, [ll~ t{I (')51 t. `t h("LUr `1r); t 1)i I r>})) Ilr) c.f.! .')r}ti.1 (11)1`f1 wlhet E4r only fear study of a email quesuian from this guide or for ti .e iJ-,1_._~tt'.11 (11' 31.)t.;1 .!'na~ f) 11i1".l. f', 11I1 1'1 S:71tt f51 -(1,)1, li1.'IJ I)~)st;tt i'r} 1)lif?t 131)Y guide Iis complete revision. `C) 1 , i"~ Jt,I ~ t''e,r`t 'tr• ~ `'i)".11~ )C-1;1t? fl~ , )ti.! :'I,f i,' ',r;,)1 il.T;'"1'7.1 ')'i;Il :tl response1itothe spiri.i: of is planning proce'1ss, a formalized c1 .J.I.r,!,` 1.1 .`-1q=!! E:1`)' , 1 E!a,.=.1.1. Jlf::WTfj')C.11't 1j ItI. :1f);: ?.'tCil S9f).1.1)Z) `.)flj pracecfure for the use o.f the guide was tentatively approved by the t' IJ:1 Sin%:Il:11 I )rl!{"1, 'iC' T)It.i.l 1!i".1'?Jf1.1 11`'11!!!71I.I 7_)1'ila`.i~,1) {I101;At_111.1ir.(,~J & Z and City cauncili 'prior to the work of the Land Use Committee. C I 11.) IIS X11(:)1! "f ttt.) . ~ "';t-)( " j)r1, f titltle~_ll ~,UFirl 'f,f is procedure .i "1 is as followst 40 I t5> t111) I J :)1/',ti 1,+ is 111 i1i',) ly,lf' ,;tfl,J C QUILLNE"OE"LAND" USE QLLY`1~Fn ~T.PR 9EDUBE f', ~ , } t+ rte! c 1 . ' 31 f ,t~tjd ~ t t ' B f ~pj lr( CQ iqirl W t1}' 1[~_~ t C'.~/(r~ jy~jl {63t . {Tl1, PP ~ ~~i{'.~~ttaYVV a, Staff Summary .RbP6kts )1 I ~;:.j ">>7t) 111 (Ilr)~, hilt ) i 1)rl i I Il'i1,1 ilk) ,1 L'1t)(V: lhef, ti~i l ,1re~~ 14 1i lt~torµ,f c la'nning and zoning c cision items shall oleariy relate alter- native decisions with impact on appropriate policies in the plan, pages from the plan will be projected with the view graft machine at the meetings, 3- • L • b, If a recision indicates a corresponding policy change is 'required 'in 'the plan',' then = • ly The staff' is re uixec~ , to q draft a modified policy ah nge and present it 'td' the' next-requl'axly scheduled C If in case ity Council meeting for action oi~ policy revision. of req ~d ,1;cy Modi,fication shall naccompan, the the zb u 'g • Y rift ' r 0 in nce finlll. aCtit3fx. .ila 2) The.-City "CO"clil will °maka final etvie~r Of'pbt'e!} ,i tial policy change and incorporate said change in `tike ` Land Use p6l i q ~ . ' `Gtiidd ` 'r ',tl E f .i .r , l iY) j)r.i, tr . Any F~,anning and' Zoning Comutisbion or Ztty Council Member f Maly 'pr'es4it -at ° pxo r~"+ ~ i cty~ i~Kga ++1f.her d t a, Pend'- i`n9 '0 r6aant nd ;~l~e c~btfil~~l"bh hall" b'a H made, The pro Posed Changey is forwarded. to the P1at~h'i .t and Zoning Com- J *ft ,Q11: fqA''. 979 PONg'#~on, itQ r City q Council, Q OOe t Rf i filujof* b ,;mined by the City ~s2. , s; sa, ;t4,V8,t.Y1,-,qq~#TOVersia1 decision, and S4tn,,<4N~'E,~ ~ n g ~l d t~ PM;;,special mini-neighbor- hooi3 or Sector consensus planning cross-section type of • t~ i r.rcrl:$tEtdy -'aofr Ahi '04,)) h'6adea3 byr.Plbfnrf tits'' t11d',. ani# 1c~1 C~t3mm r. t << wind ait do[ifio' +1" . ision M#Mbe'i~a, ``>tiiay'be +'66wiae oned . The Corn- mittee study time'WJJJ~l b4'dt14tdt'i2ke`c1ft0'(che time constraints fSz~>aiso With h bring- • n ng. and Zoning 20 'Yearly Policy Guide Re-Adoption a. In April ~ e complete policy guide is placed on the Plan- ning and Zoning Commission Agenda for re-adoption or re~ O Commended minor modification. After such Study, the Plan- ning and Zoning Commission is required to forward a recom- mendation to the City Council at their second meeting in May, b, The City Council will take the planning and zoning Commission recommendation and reconfirm or modify the policy guide and adopt the guide as a policy document for the upcoming year, 3, General Policy Guide for Major Updates a, This policy guide is to be updated approximately every five years to ten years. 1) Update dependent upon: / . 4- Population growth extent p,',,Pme4dmPnts lmore during amendments---more preceding years 2) ?xocass. gp, u reed for plate illsneral update) to, be d(104ded 4t. DE the time of Update, use deve,lgprgsnt decision,,5uide In the con~egt a;~,e ,total makinff community procejea, h s ould .threoxe take five Step I,, A quick ref>:, , st~pe t ate' overall broadecon isten Canghpt, Pjo~n to insure 2 x rr, Qy wit }]fig 1 4 yez~ #j,th4j, POndipg d4clsion, r ~ oYr. , `''f ~o1~, any APPropr ~(ap iAta f po'iA'L/r A~ia~'`rc-`u-rrlr,r<tiI:it R *1604tionAl guide t (f i4' I tr t'r, rS' }~rrra ' ~rl-1 , tt Ip .pQC y ! nlei4.. ll.f r P'r'. ~S. s 1Frrt r'r,,4.0e j y.{p• 7 .{t, filer 8,X49M., 0, t4 r1( r.,in, J r't eB9I1Qi 4 n 9.'[ Qt }:~[~f~lr ~rrl r54;Cij~ :}c. ' ►7 t o ai. pf~~ns,r,ltaghnical n ,.fie , ..t3i~r qn ~`4r iqu r i d. In. ~ 4ua:li • it0arattt rist at4plf,~t`.W:~18~i~a6E 1h rrt:t ~tl,rr tf ~ tics i~tr krt" , ~ A~> ~hd/b'r~ adsn~„rtt~ar; f nature then take apprb~frar'~ t f iest~`''cnd~r stud a nia59rfdA~isY'f54~ ak study and r ,,,f , It c > >r; (;j t ~'I:) 1 ft~i.r{>~~,ST ?t: f r.rr' f rr) i11g act ~4. ' 1 ~i, l 1 I I - t,, tt_,I,lr-.~ T :t.)r liti/ tr,( ' `tlll(1r '.Ills ~1.`f!7( -fJri.l t r,+(1 ~ r%~lif }1, C[ JEtf't Irft ~.UINlr:~ ,r. [l,t, .1'i `rq~);'f3 ! r; ( It S;'-, , 17r, 7 7;, t rr, ftr'.L ~C'r, j ( 1 t~r1 tf1 f:),C t)l11~ I'r /..t t!ri l r ' -~':~,I f.~ ir't ! IH) ( f '+.I,~ii '.t U!i !r71 7!':~)lr•+(Rf3li 1;,) -ftl ~7[I`, r' E; r i -{tlfltll:' ? r ~.f r) ,~ri r~:i rrr>j ti;luru,lj ri(+r '~`r (~15lr1lsr-,Et1t fr1 t _r i trr,r rr( ! E f,J ~<1 ~ic}-t ,trr''„frr'it;,tl ' ,Etl;; rt"! E},tflr.Uiflllrrl; f 1 ('C~ .,j,, .l t i 1 r_ I c~, ~ r r!'~' WJ~ v4'~- • n • IL THE CONCEPT PLAN LONG RANGE FRAMEWORK FOR GROWTH • • • I I.; TRE~ ON' C' T PLAN; J6 RANGt, FRA~1E'~I V~ FOR, jGROWTH A . INTRODUCT N ; • The Concept 'Plan` outl'i'neb 'the bikhi"c Lang Range Framework. From this framework,` the Lorlg `'Range Gdaiik and, Objectives emerged. This foundation then forma the;basia for,+he,,dayrto-day ~ievelopment • 1?Ql, i~g:;::'h o ~p~► ,i :,,th9 r? ,~4 , e,4t 4~?r: , Th4p in,"nt is to provide a` b6ntext, for' decib'i'on~making today bastd"on''a i u'ni'fied long range context that helps make today's decision solve today's problem, while fit.; th$ : , ~ 1 ti Aot CoMp44P► ttq A, I?b~.. ,Apr :the future, r' .TK/I {'fal'loi~ring~ :i oti.Oia d eL lyee ib*, C6ni *Pt., PIAn' a Goals and Objeptives, The next section describes the fundamental physical loca- r t~4~1~,~,~r.a~d4r.~~. ,~~8 ~ng4P~; ~i~,•, , , ~ ~ - , , The, plyanni ng process, includi,nF the alternative 'land use r 'r'! r.'! 1.i lSlt i'~ . 1.?+ , ii,[ d.It1 } F r verhe~ red ,ons~a.r , pvtp!.nate& into a Concept Plan. This Concept Plan generates the°161~6'cific goals and bb jb'eti'~Y6b`: the" ` r l'lb ih'g s~ifnrha 'i Vi`e`,' ark` fi1t`e rFnt''dtiera and documen- ?`.)IZ:~ f{_) '!j,; j.k 1!ii lf7', 3,'3[f 1 i1C1 pit Q#~i,,ar~ e~d9a?A 4 b canrept Plan. 1. LONG RANGE DEVELOPMENT CONCEPT GO gel c,, r l H"toSi''enbu'ld"i5b`cd a"dblf ~~u'st`&ini'Ag city with a 'ICt II`.ii;f , {1;1,3 `J;1'tl [ ff, s .C: balanced economic base, a choice of various housixng styles activities. Al o`f' t i~a 'e°''etidul'd `ISe1' `e~`iit'erad%'Wkbund'''tfie principle of of a moderate- 1,,:,. rr..: d- atmosphere r h6*da''~+hil'6''mi.nimizing our llfiof' (Ah i. h4' ecdlb ical- afe;o6mplishad by such measures ass byc`fiil'A it1~ 'A' yhriet" " 6111 1) Hbu4in from high density t 4: ~gW,:,4.?ps, ,~ysa4~dc xai~: k~e t:4!'1 >w fi r emphasis upon moderate to low density. • li. T a,. o. io~4, SY terna iJlk, LIance. wi bh co Bncuur4ging G.,een Belts, ,i en p ~;p; and Agriculture ;ac jAcen 1,to our 0 y4 zips '',bot w' t "n` and, d. 1DeyglaPl.ny9 Std ~k~ o c tias . as the Community Untg,~ Con- cept (communities within a city, described in more de- 'tEUi' 'in T61ume 'It ',Appendii") ; e`t n ou~agit><~ ctii ices: aid 'tit 6 ty1~4''ihit''ti&666nize it jgoAse ;.ot, productivity and a, period. of-, eonsexvc ion b, emphasizing: 1) Transportation and Luse systems that are eYliai~tlt adflcal eu~,~pbf tai , , W?piiesi wiOi sas.> ro,x4mit to 1 hou~>g . e) These tiansportation systems should be energy d'c~il,`il~. deii ibwio`~ Ova h`" modes as loot, bike--scooter, public and individual auto, t`4i3eeti~~ na~t it'e1s~r ro~flayatbnt, re- F';il S~fSf"r~ ,'J.L7F,It'y.i.~,f. !?l::f a'~;~.`)la~C?T~l zsr3"'.t;7~1`.~(.{ ~~ftralCSa;jf~ ')I~t~~" f. Recognizing individuals and faamifies of differing for 44~"; a;l(~ i tl.-~f' i'3a!:-?jf (I Y; 1 jl,a lq'1a{%~) E it'j,ell a; `i(.~.=3')t1t)`1 tr• ,iat1 K, , i;<<s iu ~ i, t Xft z „eG9, Pq +~r; , , .~,~rP( ~F ~.~i,~Y ► q;,#iW;99Xi l#re prevention loses by thorough, on-cling study of these i'j'jue'i a pr, o. 4R,ggk4gf, #,tixe#.;ed~loation and partici- pation into future decisions, This,,,$:tµdY,,.west,4 s g?~ear, Qr;,e h+t,q~z, phy ica,i del- our f "::,,rs, c, :ve.iAPmQnt,, ,ac;t9 si,t9We , c t e1,;#, ~ rlX elt<~R general io A" af~9,4lr,cos nUni;tY~agQa. e,~, IJpW,4Y'e~.r(;e1.0.fa social and tics; Y+e:',e an,#tegxa] part of e yd f,-,t c,;,rthe,,d ofaeon-!~la inglp..XgcQ s:,#a`~::,ied,,toW, ,d:•:aiefining the Long-Range Growth Concept. Tltai,9,; coat;@t',,i~ pQv i4p Q Guide outlines der , a/ 611oi;W`th"d't'.fri`Y'1' tdnd'r d''etidbutAge a steady, mcderate4 8" i • growth in a dovaloPment, Pattern r, n characterized by high con- 9 C6ntrati6'AM 'albng the I -t freeway ' and s at three ePecii'ic mayor areas, The policies will also su PPo.rt other major special Purpose centers such ,a~; the Les s ai,r Pert indus,#r al 9.4rk area, r . ~nul~t.i-pt~ r'pR , • ~ _ , eQ oen~er~, ~ e+.e Q~e;.Fr rd~, i.~itetadeQ , . mpb ~ zAd fin sub-city Y ' t+Q ea,rV4.40 t ltwoe areas, , ; ~'~e poZioes fez the, ; o. vercl ,growth gr=e-work will C1`SPOx' around b~~~c ,ub~,eot~,'Qer '.oft a ati ~ P Marl QA .,Exi$.t,~.ricx,rDevelp t art: iC lY residential develop b . Encourat ; t` rf in D®velQ meat where r h 4 4a ~ 5 t IQ .1 ie R*' In I sir + 47 daY are note nifioantl 'W". , Y impacted, ale ' i t. rr vidii and tr . [7 , n intinin an ` Over 11 uuy yyo~ etn a'thdr~ih,dl vse OnCept map ins ~In k4kAkq, PQUPY far this ofar, as regional, and local transit~'ance r ys1Lshie cl'ihd trid~i~ ` F!l Lltatnc#~ ' `8 r r rc,f' ,ri i n'e traffic ~ , ,'r r , r, ,~s ~~lQ~c~~~?8~, ,'r~xTl~A.~17~t•~~ r e bike and/or scooter trafflc is intended thC. F1„ 1f1_f,7ll ~fli are' ~ the scope t n azadr ut t i a The ,;R,gY,-rang~s d~vioP~ek r.s7oncept su raising overaYl Y. der}sities onZiv Z slightly e, tr~,,,±ri 1'trt r'burr t r lit ~ ~ o~~I ''o fr lg:` , t1 t f, ftrr,, „rr; rr :alt r, ;.f14F?$dsaOrA tr4~,~AV,4r fl Ple per devel. per acre g, dnsity,:ot<, 6.5 people Trans ated to the 5.5 s q fare mile it r hG~ d. ; Po6ifg16' physical People. This ,000 f { Population figure. corresponds rJithr: c u e#~'t rr! U I Z'dr ran § t`fjji r lanning develo meat trends. the '~idr,Qr current xb`jlvo' ~1 t r b` utibda` curK bi,►baslo tthitY 21st century and provide basic util,''ty facilities for :100,000 people. Any development: beyond .pr.. g., • this figure would assume adequaVe enorgy r6066rd6's ahd"d0ddptab16 ed''666mi'c and ecolgVical costg,;,~ n , or(Aex to support life styles realized today. A C, ,CONCEPT PLAN LOCAMNAL Pte. l l I;, HIGHLX CONCENT'MTED ACTIVITY `CLNI'ERS ' r '!°he` CQn~ept°':Ipl~i`n-ettees'ts `'1 `ki~t'lan'6ed'jgzcwth for Denton with thvde zm4 jor 'o'entei r:teas as looal points for a high level of adtivity. Them intteneel'y''dev%lopid centers, in gersortl, 1y~+ cb0nlAa 6LWi' and related activities but yyalr~o h:.gher density res-identi l development. The dom- . in:lr~k ~!x i E ~ 1r OrOAJ X~ n. ea with other major osn eraF l`ovdtrai 1-the cXk4 d8/Iu3S' area to the north and t area to the west The plan also recognizes the the AirPor ( f "C' 1, 1 qua aspects f~~ t, tr.4? 5, }}a+ ,~aa}a own area as a special- un purpoaa.;.t ghr;00qRi X;:04040 ; oenter. ul G 0 gRi;ZNDR$TULAL DMLOPMENT ~ TMT ,rt:; r, ( :.,t ►fhe "p1'a'zi"autg~6sts'i3dit~t'~ activities in large and gt~(,?pgy-:•_~eith the majority of, the jobs ,E,.. 4Vdha J:,1thb A'irport area; the North s ~ '71 It'~I li{ 'A fA )t `.).t77 ~ _a~, (fin f~ h ~SRU h pst Denton Triangle Mall E area (generally noAh"t`d-f M~k-e 'hbad, bounded by Woodrow on the West 4n4t], Fia~kiih(YI!~ 35'. ah!.ItHe'! ea( t. ) I f , f' 3: ; sMODtRATE-%- mg SU)3+acmmR`8 ,I t'.)v I1, ( f I f ai,~tdtrQ,,tfitg~y,,qpdentrated major activity obntersi,i,;tShef) plan' r9Cigg6httldF,9Ityetem of medium and small ( i, `t l': r t):t 1 f:1 I''(tf-..a SIN 0. r~,t ,t,~, ti E z d• 1 ' '~°~0~ :Q~ coz>Krya~'~~S~alt a~~ 0.- ..activity along the freeway r~00 , "and) ht)16`61fdoted) ifttefdtctibh4; bf'Pro jected new major 1l Ca, 11. r7 f"', r f! !'f (I,")I YP,.f.J7s fCj ! ?fit t~arpu (~igyelopment would use site r~:, . , p~ s,rni'lr}~ b~ifPe'z toheb't`o~ oen~ `spaces, etc. to avoid gff,.:pient strip type commercial. iV' 9 P,! iE~XDZNTIAL D M PME leh' n p zit'ed 'preCt'Oi~l-- NT • d The Y low dehOity dential etrelop~ht~ft resi the City es a w'~ofA , CO NCENTlxATIt M~b16M AND HxG~H n~NSITX ~'SxDENTIAL EV LAPM T ! and Higher, 141tansity .residential, u,ew es''repxeaented by high mediUm density development, were distributed An a number of. loostionfil; with, a major emphamto 4mtt' excessive can- 40 aentration Jn ;any;.one placer. ace t, A fox .the major activity +ti"~as : r~ha.tE c3vn0*nteati0n ,dZ high density ,hou,siaq,; Should, tbe e~ncousta ed in -,,the jma mgr+ ; j nativity ClOnter i areas in order to .1#str sxi ~'+~n~,t!.oxt~atiah,-edrigreati,an, con" sppeC{rev97 energy) i~1r;.C"AIXS d~.vere. cite" styles Par Denton .ri full r'+ r!Y.T ~+YS¢Ye~.1?~ t+.la. t,.}1e.ftsTiE+ii ' ' t::f rr..!lt t,,ir': ;r~o etx#xa.tdan ,,of i' q y noted moderately sized ! liar u.~,°.+ en~rall xe+latedl~tathe frolDways,' ~~sr ~ i ~-<<+rgxeer~el~tr6~ tmtc>jor~<.tzharnughfar.es.yt rriajox+.and, Mod r`t>;n.~F~trexs.,ror~ap;.bu~;~ezs.ta,rhi, tier~lntenei,t, 'erate 110tivity ',r,7,avaicYtaxetigtl aP aedditionar,M y'lnd use. To ! r~ it concgte~ cli.,tie's~~, site plan- ningo '1lIm4ted,%use ofJ concrete fpaackingtareas,p provision of at~,rarkaf greenbelts is encouraged with alljr and.tbuffaring with modej;ate,,or high-denait • y (7()J 1`c] !the tplU :3ndicat4es; duV,el,oPtent,.Oatt~terns)rrelated to a { ,,~+,r,,r,:transAa~rt~~h~i;an sy,~steun,~wi.th,tc4e +0fz4mabil4&4e, a dam:lnant ~ form of movement r .gon'eraLiXy)rin) re`lAtion t6,,the current freeway and major thoroughfare plan* However, the plan recognizes an increasing role for mass transit and strongly encourages a local 81(stert as a priority .item. As - aentrations of devQ.ltSpment approach the the plants holding ca. pacity, local, and mails transit will be required to serve the plants land use pa,ttern. r '-1l- A~s.o, through g4tizen ,questiotas And ;input, the oommittes reeogni?;eq ; the , noel for otbor, mo(;as o£, transportation to be integrated into an over-o~l; ;tqulti- x440 ,txanPpurta{':i on plan for t:he, entire oity, Stu4y, of ways to provide for pedestrian, bike and scooter traffic now and U .'the `future must be studied and pr6vided for, ig{Ftho. Con6*pt Plan is to realizs r 1. ~its igoals.„ 1 7. DRAhNAa9 ~ - GEEENDE'LT AND 'OPEN `SPA41$" PAEBERVA~'2pN ;The :1afss: ptaservtlit a nta jOrity Of tih `fbbiadplAan areas and floodwaya as open v; Ace, "intaini,ng,JtWnatural creek s : r' cshanre~lr ,tdr<<,dcrainag : p~tx; sai~ TNI plop` further air ggeeta .genoral -theme to;enccurago blWr1 tlih-element of ~tr.•"~ ,,:~r ,.~.:~~rtLl".urbdnt'deYi~~tt=~dsCi~'~.Di'l~. ,.i.3 '.t:sl~ar; i t:~ =g " AG ICr C TURtL IANb. Lft: CRVATT~ M zai )'ooM41-tteis' sreoogntzddi t:hW , eddft& PVO'serve, and en- :.;rr:: cdura:ge,.ivae ,df r-agri,oul.-t*djl llottda,~Wtlvwithih and near, to j if:.tihe.ICCityl (ofi Dent:ori111t r?u.Vtth'ot ettudy, -'dB Wk.V.s ,these lands may I rr die ,preeserved; 4hdr~htl.bes .i'drr .therir rasa toifbduae agxioul- it~_, tur'al) ptoducts "edsanbi'dl)l tto feadi~nVj 'dtvl reldthing the resi- -r„ i, dents ?uf)fDehton iahdtfhow, prsservdt+i6aJ of duoh, land might r on.,Amp,ar:tlfupdn,~ittiei~f:Un'a1wplan):of Fthisvcoi~dni.ttee is `,'i f,?«f needed! fm The following Concept Plan map repr6ooftttb a graphic presentation of the precsdihq,"It5dat;:l±stihaV frainewor.•k. The p~ t, ,,.:next,-aeotr one pros!enta' ai~mbxe` Ide'tai Xod ^86t of policies do- f, signvdC tco,rheilp ,gtri.db>-'oommuhi;t;y rdevelbpment, towards the ..,Igoal's roD this, Gonoept.,Plan,. r I1f4?Ci'1'V(,',M "te) rif l[7.-I n.. cj 1C? , li~ii ~F (ri. }JI(f,i",r,r,? }yit, ,if =~'I4,..r tf,'! tir. C ; - Ill i :.!(1 I. i li .`t r.. 1:i ~:G' .~~,•?h ii,i': rt. ~;J i.,i1f;I Zf-C .1 (1 i I l . Plata 1 HIO! tNTW411Y AAN1 (cowwwaW &Vb"i Wt diversity OVERALL CONCEPT PLAN >ira~ raritrairTY AKA waged)) •y . t diversity nraowxrpj } ~NTEli9ITY AAZA ( Diversity anaouiyad tad to rgdereta ex""trrkipda) • 1W AREA (Di"riity •erourr ed but } r•diur or iarp '"trations 43.64ourag•d i ux4adt.for low daprity holm".) FL= KAIHl CM SPACE: (LWt•d urban drnlop_ erntr rlrJor p•d•xtrisu rays) ~ r r y • f I f•► LIMMl, c r ,i • • !R ~ 1 r. !4 , VA. ~ ~'••1(r;s,;ir I i r ~ ,'A,1~~~~~,,`~4 , Irv. ,~;ar►, .y h' e °,y ; ~yl'1.. I '1`I E~~M'Iki• ~f, ~~~2~~N' 41 h r •~pF. •f ,l ~1 . r,r i J Ali Z Y88 4r1+'7j'~ a 'Y: FF a r`y y ~ r ~ti1 rot, . 14 r r , • • r~rt y'. 4 • , t \ may: / ' ~ . Iii • J r V Comm 1 . • i . iii. DEVELOPMENT POLICIES • A' . G.-~--- 14TEJ _ a. a Purnose of Des to provide at ~ natin Ld MM 11 O- r Activit Areas :order to 1 uz9; oy it to a general .Ioo ~s on in I) =Adequate public Anfra-structure of sewer Ind ;,transportatioh facilities to water, Without such a. support these centers utc.Uzsd j for:.ex'mpxBpubl~,c funds can be ineffective,y `i C4M24t1t3i t eti4► in ar~ePa y streets, sewer lines, dejsire' for grs ~vthkown not supportive of the City's balanced mhe ept plan su o...,t!?' batsW6en all ggests „and;for ,c~r•owtt►, tc~, be in ba°lancewithtexistine city structure .-dapaoiby,, g infra. 2) MaliB' t1 f_t v, U r , i COQ {Iillll tlQe ~r ~~1 thm 'icabiv tid in r ,tzttt1,+ 9; business community Ci d the`se' are Will y GaverrureMt wha4er makin' a $ as ppozted b c0lttYtlibe su y ;es / n I a `~k pp tr ; $104r-, neighborhoods and elocal t0 other and ~aai fit e . streets ma or activity disrupted by an unplanned b. Co f r.7 r c it neighborhood, nunerci . e t E as is mh9 aAnsens t!lr >t t how 11 ca es ~ ~lr S1 .E rr f, [ the. land use Fitt { f_r , ~b,~ alts `~h m ~ , rnatives ~t I it` ng argt s , f lr; l'~,, arQ j~vj t l"@ }t0k'F3 t0 be t, f } in the follow- E r f:.f, :rfEl x'"Q81And` k40rtlPL0OJD 288 ' €r,.r f tr(y), ~,ZrG3e ~l area f: z t • } rr 7 < ('3) A'i{r~bk L rAiiGl t T+5~r,l area, (4)); -or at-ea , irginali.downta4rt4t:r,.[ .ttt< Th~ P annicates' e9CjWliQ{yr $ lda,re~ Aer:, ,R. X 't tt, a consensus moderate- j 2~ Con he Original CeIlte lu , i1` E p~ sibl to-ma or S Pen~os v r , , , ;p unt or unique t ~4, Q nmenta ban category * and urban cent x 2'her 1 ~t is specialized retail f, `:~:,~s-gnati're; ' act c~en e . l:. given a major empf~a is~'!.'or is pu6pos6~n°~ { ~„girder to establish policy . r co niversit and Hi h .~ensit Reside_nt,ial `thea.,pchldrsyi. this p sitY°i ,:incJ.u~Yin rlg;,high", lah that lhhd use !'dJ4,er- these areas.:, not h'QerrtBty houeingi`. be encouraged in adjacent areas but also be'a~buEferi te`;loiver intensity, Provide transportation balance i and energy conservation by .4ativi~ng ¢.qs 'p°g close s proximity to jobs and servri'cea d. Specific ~e it'er Chdra'otiaristi'c~s l) Triangle''l~ia'11' Araeia I~oritinant Commercial Center it is th'eintent df this, plan that the Tri~trtgle C~kal area have a elichtly higher commercial emphasis in additioh to encouraging a substantial yment l:~ar~ce~;~~,1~+i a g( ldidilino and indication of ;ooale., thins area,. is intended to serve at maximum deVelop;nent f600. acres .of• dd*nercial and industrial ,u oo, re,propenting!.ovar.:.1,1.",''000 jobs. 2) 15 4nd`. Ndi'h` Loop '28;8'& Balanced Center .sy :.l• ',l !r t. r, .fl This'' center, emphasizes more of a balance between commerc a1 and Lnduetrial uses. As a guide- line for maximum, development, this area is intended tQ{ provide over 300 ac}-~~ o~A commercial and industrial dgWeio~m'r6 r enti,Rg over 5,000 jabs in the area, 41 rA Aixporiti,,Areat,ii-Dominant" :Employment Center iii !fid4 fi, k ii pre tt~ni ti rial land of approximately ,li 1 , ,J t r 1- -fv ! fi t r `1[r p *l, `1;ddb acres Mill" res '.n a capacity of over 18,000 fi r ) 6bn n tfta alreh. 9 L)`" bil'6641'111:bd onto~fi .4 ' ,r,S~ f fl if `j I ' E t? a t. talf ~ '.1+!{ ~ '~41 ` ! 1f f, Sri; f(~7' c?gnizsa the, unique aspects of ,a'1t)i 1 r,'F 1,]'f 1t i_ ,:f , r 1 ; 1't 1 Y. ttft ! t 'l , ti` 3Yr ' fl'I L ttie origina'l. dbwntc~r n arefa as to special purpose high- intensity center for the'&Vy. This guide suggests 1.a:1,cont nUingopo9icy four support of the &Owntdwn area. !.Ask pat~t,.oft-a tpro.gram'initiated by a Downtown Land Ownoxa.s 1#asocj:atiohp, the city would support moderate, publ.iot,a otibnt hndffaxp*,hditures in an effort to up- rade. and preserve the, real, Incentives and policieg r' fry 66 r_~sf7. ttu, t -~1! ' 1~r as~~rno rea ixa ~.on Qf previous plans would r,l L17, ~ i"'`~ ~i';•.~farl;; f` , f f ~ ) r Fit-! l)Ol'Ua l. 1 r i~l6'O!!Sr' be eta d f~ a tA "iams should be ex-- 1%7i I1 1 ffUlYl li) rfl ) ~ 1 A', f 'h' a, is `:r1L1 : [f C. r, r pi6iedo subs hs 6m has upon pedestrian traffic, ~ tii) L f i,r t rri;_ 1 r tt~t' i C 1( f ' ufae bf b!.f s t ~ ke ~'t`t'dihs' "ithin the downtown i 'tt it Wil a ; ` l a devel4, q ;peAineter parking and local rea, w ~ t 1 . ' ' 1S~ibiid `tiaa;h's" br't'at ~ n` epl action points. r'i 1 ,t. {NO,'. 1 },,e11 pq;licies;are,:oontizigentlon±existitAg available infra- ;l bon$iderat.ions . See f .r,...t.", lIndi:vidual.izedr,poligies Iecti on,i, ! 0 e. • It is th'e" pol~by -off' thie` Plin that pp, eri;'tg~a off. development to,~pw tYse h1gk ractivitY venters, adjacent density, .resident'Al areas, should be protected by r such aeasuzes as irltensit a,ite des3 Y gradation (buffering), strict ..r4gyirs n}s, t"ASPQrtation, land use fix, '..ra# >i.al P14Anfng Should insure ghat fio.;~,.s?cal x4 id+ t a ".0tim.0to are atilized for g0nara; -cix oulaio to . the. aeea tCxsd ?Development of the 4;4w1 ty, uni.t' ;concept with :its;, neighborhood or village „caunail, will fuxlther",44OUrO neighborhood proteQtion. . .'.r r, flrt F:' r ~ '1 tr r, fir.' r I r I rJ tl, J ' tr!` .rJ Id 0;11, rl I 5 t(,, '~I,, OJ C E~ ~i tf it t sl'J CSC?, )r jl'1 r7 ,f) e-iat )if r i 1 r,) ~P.?If,l r~ 3,;f glEfal:1 _C} {r71~r al'ljJlf~ 'rl('I ~rsi:,,t [ CI xN~):~.'fe J::.f. (S )L. ~~fl {')('J~IitJ~1 ),i rO1 `>.il{.:~7 - 'a; ~ t :r.J iff1;! f:r.•.:.).' ! l d, f'r`r•.r%, r. . ,r;. ,t f,% J. _r. f,!!ti', rl' i~'j, f•'. J!}r yl~j r , ra r': ~'j '.11ar_7 f.L( -1')i.±✓ i:r; 'i ,7 ?~f , 7 [ua r j -J , ~ E t r(". fi J {fl!_Slil,j f+ '1ri~ rr ,rll: rfj V } f~t31 S) i ;S~ ~(4~f, ')f J; .1t' 7 Sr,) r . i ~?L 1 , r ..Jiff ! 1~ I It`'1'`I ` tip .r!- -:t? ~ r'•'f~l - 1 . ~ t l.rl r rl (IS~ r , fiY .r (,il, ~ rfP.fpLlltl"J r t I 11:I ,a(li. j L ,I,rl t.7: 1. 1. i .1.7.. 2. MOAEjRF~' E TIVITY cENT.R-S , ; ~ a •Purpose anc~ I~nten,t Thal pu*bsa 6fidentifying 'ftderate centers of r activity ~ parinelsi f mAny 'of ''the' OUrPoses discussed earlier for .'.large centers, 'like balanced pitywide grcrfth. However, 4n conxideri" j,the Okiteria ifor dtitt4nt Capacity and futuxe 3Qes, can oap~ic~itf ea for 't-masportation and utilities s 'the loin 'eotxwitsimt~ iEs•"hbt `d'ust 'for, t*dequate capacity to acOOMModate existing and `-fi tutel development demands. , '4Thisi pclioy ;for lpwdbtat`esei.te ddhter's includes an intent :to i infra»strAtc'tui`e loo Lthe 16'ftnsd; limited moderate size centers. This policy helps insure, the long-range land use balance indicated by the concept plan ~ b, Location The general locations of these centers are shown on the following map, c. Size Intensity Most of these centers should serve four neighbor- hoods (one potential community unit) of from 5,oo0 to 15,000 people. The size of these centers should then be 30 acres to 250 acres. These centers can take on many mixes of land use, A prototype mix that mncourages diversity and the community unit concept would see a center towards the higher end of the acreage range where- as a specialized center, say commercial, would need to be towards the small size. For example, very diversified center at full • development would bei 30 acres of service industry 20 acres of commercial 150 acres of public lands (large parks, r schools, government buildings, etc,) 50 acres of higher density housing/apartments. The above center would then be the focal point of four low density neighborhoods. These neighborhoods would be made up of single-family, patio houses, duplex • and limited townhouse/apartment, all interspersed with open space greenways, pedestrian and bicycle ways. This land use concept would serve well the physical elements needed to implement the community unit concept that is discussed in Volume 11 Appendix. • r~lg~ , • Most centerb11 if'lidt 140, div6rsified, would be to- wfO's the eu .],q s c le. of..3Q to 50 acres for primarily • cgmmK,eyifactars@r, g' for jud i a, r4pq*ed development: for this size and intensity are= 1), Compere 4irst: to,o~isting infra-structure p~}pa}o,i.ty p~ lent. ty as the current development ♦ i'~3,alKYftlm,tejd.trQ eSiatwaapadity. 2) Cofnpara-jthe ,level` p'ment to the ultimate capacity (ada 'mectibn lon ~lifid` use/transportation balance) of the c 6nt:er 'unit :dr other` defined study area. Note, a Vkdpoi*d~de4#lopmbftt should not utilize the total ♦ ai ear' htensiitcy,~0#`s cflty unless the total area ca- 3) Give size, bonus for diversity, i.e. (housing, oo ,rai.al.,~ 'ptfiG#, -publid,facili.tiesf open space) , ar} ;cRl~v,$e~Y}i t: ale for specialized development, 6Fp~a~,, q a ,regpmn~ndsd by this pol"i~.,~ l"'~A'4Q'4''-.~!,ua 5P ~ S~•'r1`° made on prOpQsed ~t within five years. 3i.) r, ) , I ~ ,i 7 irl i ~~VP~•1~~1 '1~~ ~!~'~1 ~.1~~.t,Jl1~`!i ~'.:Jd p1f?4 qt realized within ~ Pave ye x$ + fig, eree,~,WqulO,,,,t~gp,. be subject to re-• • " r';, s t,' t,'t `1 C' $ ~ Q )b3 ."0,~i :gf! tS~ r, smaller size (ape 44 ' f ~ ds bi•`i1a~„ ~s~ity • i{ }(S'~9L~~~~1,,_!7`I rq ~t o:i3 `7 j~f 1 YE ,i1.~ :'311 ~ <i,i (4 1! 1' I , t the policy to strongly encourage diversity • in the moderate sib' tab`rite'rt~iti: order to encourage t fife`) I teifi4itY 4iltd&Alon (Cbuffering) vat .~r aQ~ O r p9tip>t?_r~."~e (eliminate s n" ,for day- to-0 :jwl~ f.qa ,.1nT`f~`tT) iTinaq ,of Y,f1 ,;t,.,gf town" (a fi[' r, 3ti 1 s I;i ;F,4.mi~i4 Y: u4t , xcept) Jobs close to housing. { [r, r iJ,,1iJ One ±,ggr}tive fgr_,gtversity is the above men- , ~t,,,:. P- ;r 9,~ ,d, cekjtgr s,#;za.,b° lap, for the more diverse develop- ment,t4 Ppl cy,, to grant such bonuses to actual devo}.,opMgnr s3, q,tee them for future contingent rrhaaes• , ,l.efeenca,],dY C-3 preceding) L~•;1-., .:t. is-i}„! tbj~ S,?II<, E__i il_-(F[i i ' ,'p`~ C , 0 • ' he" plAfi 'tndi'clatia some "hi.4h density housing in connection with the niajoz ddAie4e'ki dnder the following • ftYriWitionli r *used for buffering; *used for;dversity' (see above) !adcamx to az tiharoi c h tires required ides iieable" ''alji 6ei td 'greenbelts ,r r; 1 t S ric~4n rizlll~lal in .one place a i *good site, dosign.,stand4rde to protect sd~aent ,s,ingXsr.faa~ily areas (large a ak~~ l( dscapod'.,front yards, • ~craening•,snaea~~ itraffic to major streets.,only► etc.) r _ to oW, ~o iw No using Protection plan that high intensity • deveilo¢mdn oai 'tf~e'xing~ e l~ncX%4 adjacer;t (within one `ova' ~nW'i fliesid.ential areas should `'b'e ` 'taclt~ed'kS i68plea'slgigr 4g`iek intensity gradation r y'(13uft6rif4)itrt`~e,1,i't'4 ' control, (setbacks, r , i rkf 't i 'i' tndadap, 1,044 fc~, sure transportation i'ah'd dbe`e 11a jpol 1f'''transportation aectlon) . further, t~a lid ~ i'alfin3'n ''el~c u d' insure that no local, residential streets areut lxac~ fqr; general circula- tion to the high intensi ty ~develbpments, r ~`•;itrff.l '?[>f f41,'`1U`:r 'i } f1E?'1 - I ! it g tt i c? .'J.'.1t1'7%i'~f i,:` • Ftrjp ~QgM1rgJ ' tfr~i ~i.iC'7171 E?7:F;1 :E. i. • pak#,vY,:,~-4tent by encouraging centers of t i.,, u„ € adri~i€ti`ea ~fne';fhe' r'lan discourage strip commercial. nL49'dnat4d"6o~Yid8rs (although a form of strip com- mercial) (wiftl"bo"Iincouraged to create grouping of a'cti~'i{tE„aet'ex's'fc~tiwf' the corridor. (nodes) . This t86 `'ddrle''H 'r"s`~ch means as: *limiting curb cuts x'ec{zirifig'anYrecl bsvelo meat zoning of 7 r 1 tn{ii~ei-ownerehi¢''+ i ~o~~`pP(~~~ide faint site i, 1` `desi4h's (l,. e. par`kinc~ sdt-backs, etc.) !,7 l ill i f *6n66tfka4 hg" lvirz€sity` t 6Wi"the corridor { i (c~b'trimgz~dial' ni f es -SiAdfi up by high density housing, offices, etc.) A *discounige unsightly .and hazardous strip commercial by requiring sign restrictions, buffering by greenbelts and/or landscaping in site designs. -20- • • 3. LOW XNTENSITY AR2'i$ All areas not depi.gnated }sigh or moderate intensity areas are considered low intensity areas. The primary purpose of these areas is to insure the overall area land use transportation balance by • controlling the overall density and intensity (75 trips/' day/gross ac) Further, these areas represent our primary housing areas. Thus, these areas should em- phasize residential use whereas the other intensity areas might emphasize commercial or employment areas. Location The general location of these areas is shown on the following may. c. Size/intensity • These areas are planned to correspond to, an overall gross density policy of 4.7 units/acre and overall intensity policy measured at 75 trips per day per grosa acre. (See Appendix Volume 11 for applica- tion of these policies.) • d. Diversity/Neighborhood Protection Diversified land use encouraged, but concentra- tion discouraged, except for low density residential, small scattered sites of apartments (usually less than • 200 units but no more than 500 units - see housing section), neighborhood commercial;, office, etc., per- mitted as long ass (1) Strict site plan control within one block of existing low density residential areas (develop • meat should maintain character of area, archi- tectural, landscaping, etc.) (2) Traffic planning insures access by collector street or larger and not through local low density streets. r (3) The overall density/intensity standard nc;t violated. (See Appendix Volume 11) (4) Sufficient green space, recreational facilities and diversity of parks are provided. (5) Input into planning by neighborhood or, village councils is provided. z1.-. r 0. Stx pi Commerce: Any fo;m..o9,continuoua„strip co~ strongly discouraged ih/or basking up to lowiih_is beast r -rL • ~ f 1 1 Yr, 'Jf 'at tr ? Ti,' a t[rrl t CI Sr'11.i 1 sE I ' r 1 1:1%. ~ l it f 1 i (1(-) .off lt,r '.t r f ) It ' . I r ,>~c ~ w,-114 r'1 1 i.,f ,lr~l~) l'~(~i Ir, l f, •r _ fli 1'.1 1_ tfr f '[t~ 1 i !t' {j,.i tt~fl., t? ~){:.j.' If J, C ' {J'- } F4d'I .'fll i J 11 lJ ' i!(; flf l['' 1.9:I 1 r ll) ( 1a ,.}?;i'S r'` 1_}Sllj 7--,' °E ' l.itrfl •',Ji7! :tf:Il ~ J~i,)rC ~)i( rll(r .3?,Lfi1J U'?~ ~ !!.1''f )lfllils)1;J l,[ )li !Lr t{}}7..,:17 , ~Jlf;i.{.;.i:~';,:; f 1~1 7tr i. a [ t}rJ( ~::1},~ .r .1 f • - IQ's C `1tr'+ IY?tEs ` (7 f1 7 ~ r 'i 1 f , ( t . . , ilt t 1 1 ] I {i . r. ' 1 r ._7 t. 1 f r 1 1 '113,1 ! i',r '.{7 rJi lL )tl IJ 1• rJ r . 22- r Plaits 2 _ H r %1 ! NTENS4 TY AREA ♦ (COMMIrnial 6 Employment Emphasis) LAND USE INTENSITY.AREAS 40MTE INTENSITY AREA (t~ gera~ It~y Egcouragdd but Limited) LOWiNTENSrTY AREA Mli4Iersity Encouraged but Concentra- • 00 ♦ j / 1L • % i rr,r ~ . •1 i f 1' raj • ♦ I . n4 WIT ;z 4.-d' ON 71 el v n L. ' :•=C~ 1 ".f ~I if kl.l:S. I'~ ~ r•.~.) I~.[;._. ...O(3i t«. ~~y • . a ~ 11 If /i ;j : ) I (7 r, 7 ~ ,l l '4. >Tf t w r 1 i c[ f i. i u: ;']r'+ 1 ,;iii _ I +':,11 `t a?(J • crlvxrv 4''143 AMKf I/ J I ~~,y ~ 4.. x.d rA++r ' , 1 cowro c'. '00 ' t' y T 1 , purposet';of the following houOing policies is t~ eficsourage housi,n1types that respond ffo the d:i.ffering ~ economkc' rid individual li°festylts of penton's citizens',; protect existing an4,future neaghbiorhood integrity and in- r ovazs. cit i~la d i p sores `at u y"W , tr !?o , cY is reserved. a. Hou`tirigr Yt..is , the polioy, of thi, plan ,that;housing. _ + a diversity be strongly enoc>rtr , in .Denton, as a whole. 11 ,I I The f Q~ ` Mi ng d" yerM ty; is i losely ;r#, eted to bo~taaq aai3' liausing,: de#iLy r texsfoo, 401 low- I . xe«. ar,60 should, ab i?il; th( f inq.'. cif 'G lic,ies; in, f er6n4ec . h strive,»g :toe; 04, '91o :'ai' houjA4 :cll.versity, bcomztenOn that in udgf develops nt decisions, the ` lnri r l wee ~R r3 ' ? ~CZ` Etylia#ef"~~ ,t4ixs.i'ng t. w wind 't z 3 t crx►M1;zS A~intidn cG;s ri'i~t >S desires r 1 usi C a t~ o F v # t N 04 Uc~c osats Ott l One t~c5 .n I IOU I Ae cntrktecl Ye4* ec C~° ol .,fl n ~ po 6 Ill n rioe 4 s „ft:ts'` ~,.!4 @ ci .-Th , } - r d'to ba sic a.. ..~yy<'~t't"•' •J.Y $I`4 - L.4t;'4G7 yJr~ '~C1 C. 1 vGi~e~~ I cyn 3 '<r be o ; u'ti;111 )of ices iuature, 4 v 4 ~ t Fq F4 a r mate,'f~nerg efred' ~s trafi°c vidq Mtj, o _ _r $ y g areas. the h p• ! 1 f" f. tQW f • i S r ; (3) Dili rsif,iO 6us,~ng pa,,.terns shout be we p.l snt~e =r t<i.yit~eu~re than: l,,,;.n i~ ' hbor- hood iri~:4ity is M1. *ne' d txar~p es of li d~.c~>s fgw:Oubh~ planning are` ' r *Nq `dne type of housin`q overly "con!%, t. - one ~j O'entrated i k Good a te ;..des yin transb~tt4de , housing types and densit'tyt buffers o,,thousi.ng 1.0tensity . (grennbeJ.t I era. rx ion,,! e, } i * x'anap~fk~ a an design where h her-d `g shaity can bra served withbut"(].owing through lower {..r; 4!~fi~ ,tYr ortation facilities. * u~t raJ~~iq a transportation ntsgrated within and and atrtivity centers, *Codes sh'OUld be expanded where hecaest~ry) and strongly enforced P Y PA the books to insure * qu#4 YttQ14 smaller size housin b g` l) Partnie`h es Gcbgraphia Distributton 4,19 tibe pverall polio of this p ' ~ rl l apartments be dispersed throughout theo~,tYwitht i $n raJjon in an y 0 one {e, i l ~ing~. area r t 7,( ;.;f, , , <.,E> 1r1~S.5 `dsra`~s' ~~ntpz~l`s~,t' 1 i ,;(~Aes • - ~g~arf~~) a ,,,,,tlt eyr ,err, Policies an Aie, :I., nit .r s_I 1 i1~ fI(flrl7fcP~ iJ(itr fl Ctt f, irtt small areas through, { ` a bif° "bnl,y if it meets 1.1!. 7.J r, f(r ir'II( } ~ ,caX • f r, ~ limitations gw6U,l' 11ber:.1 J, f p { mp y, t t:. rl.*.i. {t{I~(tJ )E f,' 1'( f 1~'r+ir.-. TOE Ijl~~t;) E /ft(y'~1 {(~7`''[)IT5)j 4'%~OjJ.'!iT~' 'K k41,i`.1f(t,` (the i ~~l1 , fC~S (ltrFr ~-IPM~q t~?Vougbilow densitntent is Y Bing v' 7 f • (b) Desirable to ha44da4*J_' to , ,opo;~xr,an pedestrian, bike- { { - pu4,3W,fttiransportation. rr~, i design review for a].1 " , F.. 5~q?c,tdf{ wi,h~'n+ one bi.9.oF► of existing single i, E:: F.,r r y Fd • i . ,.weX-singe. ,'a OThoei4ntent is to ,F ~:r~~ , f .~xist,.inN.,h4119,i~►g a protect r a,,p,V ority policy by ggGdt it,xaT1iUn;~tr s:.s.en,ng, open space, f:r,9int;,Y,k-Vrae in character with 'Fr r3<? {f ''It ri ! - ~ A! ~ Yt> ! ~r t `[i'.~'ne;4yh~ArhAad~ { Qi~c1J) r .r , • O°f t ' d haVii',416'dess`~br"he''lbF6`eted adjacent to or large open sli ce s"cles i'a}51e' ~Thb intent is for ~►'25- : 5 r; ~Qne;ity L•o provide more of their f , ,rj9;eati,9n demand and also this helps keep,,#he,Oensi;:y low for the overall area.) (e1'. Not to" it!eed overall neighborhood density and ,Ipn onskty atandard ;9. 7 gross units per acre on aveiagb density and 75 tips/day/ac. oei= aw4i"'no'i 1'' tensity) . that existing street and other' _pp public PSq~ jities have 4dequate,'safe papa- city ,for:,a),l modes of transportation, (q) Apai•t}nent' locations that buffer other higlier iht~ 6n'sit! ' uses are desirable. (h} tififs °Aot`'io be concentrated „qne. ax4~.~!• A„quii3 line for this policy is under 500 unit8 with most under 200 units in ate o.ne 66trtlnuous cluster oj* Apartmente. -1 kw J; tiewite Plann I Since( M;W ti's E (1 'r en'si des put a, greater strain ; .PA4}i;??t'=r,#iP. a"ra? thrs do sn~t a family az`eas, and in many cases, creat1ai#PnWk,XAoreation and open space needs not typical of singe famiiy, the intent of this policy is to`''encdt~re`ge fre~q`ent~ complexe~a to provide a open and community garden as moat, a:R,,,other space such as s,~ ~ttmirg;,p oX : fj?l,ayg ,99pgjf,,p~ Lrksf etc. In addition, site plan review tends to,in,surq,neighborhood protection. Therefore, it is the policy or this guide to require ~ PlAnned' Deveiophient' Otd'ifianbe control for larger complexes. 8ioe''the policy could b® prohibitive to small apartment complexes, it is not -'s'1%,jgested that it be applied in such ; 4as.as , d. Nousin r"'ancl"Nelghbarhood Preservation i ~C(;r the-' },n'tent',`6Vth'ese"='policies as well as numerous &ther pblitl' h i'tht6uljh`dut this guide are intended to ' rpreb'bs ve ou"r` h6Y'ghb~Srh'oo s, the backbone of our community. ` fih'is~ goal "i>§ -:i~lnfdtef4d'by the current mist,able ecor;omic 0 }`obWdi't1ons'0Ahd' dWhAl h§icresources which make such ':t r , 'Ate ri'ariiig tioia§in iandf'ehir things costs, state, t ahal2 le`CAI''iWaf ~ `LiO14 : Therefore, preservation the preset federal, of p.4rri ng,49:.q , tRaic ~ ecomes a priority and a =,r, s r ~,i? ~tr~ r _p1q The specific pol.i.ci9s c, ; rt rA i°puppctt; Of th9a~ ~S~les are: • (1) Modify codes to encourage remodeling of housing ahd're devel rbts opment of neighborhoods by • P diht~ bonus ih ,;-egulation, taxes, and codes (see` more 'rolated ciliaies f:n General Mat~a`gerisen olieids ` Section) Land Use g"ener~l policies are suggested r~sti r '~bentia'dodsneighborhoods, but particularly 4forXda'rall4f g ht. e (a) C~acl~ eni"~reent will have a priority for older,a+igkd>onhooda (b} Nkighbbth6o-d committees, especially multi- + neighbOrhoad aoµnails (community unit) will b 1L ~7 [y :coura J17 n1~',% Ix}er planning i1ef ~r1Ar s, a l'114 or other pertinen' bore as well as city departments i' .tHe 'i't` cil. g~ subdivision, airy badger, Ow? Gai,~~itta(l~ K~7e reh Program Planning and '.other priority will be given to older existing neighborhoods to insure and put the ne bhorrood and pubilc on notice that zoning stability will be maintained, subdivision • and housing redevelopment will be encouraged and p~~ilic funds will have a priority to these areas over newly expanding areas. e• Spat A artment Jevelo ment in Older Sin le Famil 4 Are s Some older neighborhoods have been opened up to apartment development and there are some unique par- cels that are unrealistic for futher single family de- velopment. if it is determined that single family pres- ervation is not totally preferable for the neighborhood (see above policy) and higher density housing is to be allowed, then, it is the policy of this guide that exist- ing single family still will have a priority for preser- vation. Therefore, the intent of the following policies are for that goal. O (1) Neighborhoods that already have a moderate amount (usually more than 2 complexes/block) of the current type of apartments would be allowed to continue without any new major restrictions. • However, reighborhoods should provide input prior to decisio:i on this point. • -2 1- 4 +,dg ,tl~a have only a verl►.limite8 (2y,, Neighb4 gc~ , apart-Mont development (usually . amount of SPP d have tWo.;or, ~sss. ooh axes per block) shout hav • ar riCt site standards such as: sa gd'.4xo,A1~ yards setbacks equivalent in Isa.xe ;and c4 ,¢Factez to the adjacent 40 ( ~Q + rkiA,q, iP , 5ont of the complex. (c) Litmited-'6n(sentration on any one block (two, peg ploc1,, as maximum guideline) . (d:) Side &r to at yard solid screening fences. eh,ould be encouraged. to develop . , , a fo t eix~.seotors which take into Account can best be en e 1) us qty` ire city, xThis associations + f Shgod assoc 2rie . ~ mu7~ti~'` ghbo ix) and Eo t9 n Y ~ pe RO ~.i qume x Ap Xscti onl. '1.l.' Jr~ { i i`et (1`!f''f rrS r? Stll 53 ' r > '~!'lf 9r`+ i t.f ..'111 e(~ ,7 A - 'if') J11"i '+,r.}.e?' i...1 f}ll 3./. ) 'J~ [.-er)tt 1.t7 ~7C,1t 7/~ .(,e(t { I t,ft Ali T{1 !.1 .r3 `.i -tf(. Iif1 I 3frgslfr+~tet.',:7 ` '.Is I ,JF Ii3flca.%f f[; f ! - I I It I. j L. I, . 71 till '~:i s Itit .r :-tz)L(I rcJ~ jt',tJ ' c rr r, r, k ! ~ { I_tr7 {JII.!",'7f I 1 1 !11 .al { s,(,' i 3 ,.3.,,1 ri'(f.; t.-;'~' '{1(,c 131 31 s,f illl 51•". '1 11 r ,X)i I-! i r i'; i t ( 1' ! r I. 1 1 . t i+ (tt l;' ~ I f t f, 3 1 r r r I, i t r t! r 1' 1 i. i It t I f N2~ , 1y 1 j Plate 3 w MIULTIuFAMILY HOUSING LOCATION f i iii t:? -<yr r 1' r~ i..~.,, ' 0.6 46; 'so to". • r d t G, t a ft All 01 1 rv ~ r tag ,1y f~i `r;, ISI~) iY) IF.+ + f .3 ' j 1•~ _1` _ ``rr 1 I!_ r.i r:i .1(-}.1'71 f,: o` gi ~ G r• tb oc•dttatioa (orar 1000 units) • • ` /,i r. .c ff 4 ConcentedtibA'•4q to t000 units) ern t[?+ ~y~ rf;~3l ~I PO r i r€l+/(C?•$1 ',f ltsrt c ;•V; sill lndividuali#pd Sites or Noderste r. 4t', ad' under 500 udird With most under / fr t.;; { a r r rrl r, 1002'Units. Under limited conditions • such as? ~ f';r,, ( ;,~.~r ' ",1ica.;' , 1 .1rr''*maJot atr•iltiiLc'casa *adJscaat to tresdbalts desirable *strtet sits desi3s within ( block od single-tastily areas ( *o~erait nei}(bbechood low density standard not vio.ated *arsa streets bane capacity Mwr "ulcer hijher lat•nsity uses from ~ ~ O ngtl-family areas pp y psi , t b ' 5 P~iRKB, ~REC EA N AND,.W.,.~`T,~#'x'37+..R~ QURCFS I The Purpose of this secf3 an is to outline basic city... -J:, d wide policies Like all other a►~'eas of this guide{ the park policies are intended to presend ~nly the basil pQlici 8 which can be used to guide t'Ae' more .'4614aillbd, MAB to r 0axk planning by Park 8raard of~ ,tt'~ - f rl~,:. t". a,ltri'a+b,M~fi Et { fi t tt3 } "r,. a. Barks: ~ lrid' ~A .~'ee" .n I „ 1Y '~1) ~+arks•.Master Plan., r" i ` ss and Intent a) Pur~yo of thy. idd tX ppx)t 1 4 i 4 L /*M. td; mi, icy t a k ~t~er,~ . e ar 8~~ *4h 1the! curl a~lo~ ;s,t a a follcvsl tt~td< au~dii}e ny, f p. rr .r t tr k 'Ti of 'ythe{ Nc0 1zaek caw . ~plain,Y F.r t 4} , _ rtt, tr 5.. t„ t It, yy~t-~ E f rG....LL } l! f r Y fv. *u f ri try c~ttbn•: TO I ~ fl.~'" .5~ : F,~ ~n ri "rsr pt (2) In",, on~iderf ng , ag1~ e ds mm c t thear~1 Ica<Planry; c t ua the l~61o.Winq az?e s a .s ,zh'. tyke o, parks .,and, Qpjn E010 d! t , 5 4F lop ARK:; A { , F 11l hoSi 1....,..,., . teg r i J• (u re gO t,cc ur e r p '60 1 fall y k i~q 3ev 41, k ii h p 5rt4~ J r ' 4 dg is ±CgT~1s ji" 8~ y cOiC1Il5Y c9 efF,.t col.£1, np a ar b- Neig2ibbrho cres) ~r W.. Y . , FobIic.? nat a-, o e aC *o rS,s~,tidn of g PY v Ate naal , perir `pace; lic aCqu cienic ease tente~e'~agricul tial zoning, eta,' ~4isc\ ug, Or 100 Total1 ~ounlt of c q e . • Ty'"S "Of- PA C' `VACZL1TTES Degree of ftphasis , ,i"<<ri,, , 11# Sall Fiilds 3% RACkiitb~Z~Exercise F'adiiit~ Courts Picnic 'A~reaa 15~ Playgxqunds for children • it Trails }(~Ptdestrian ts! v, ,Mi~irk; ntal Corridors 9questriin/Hik4ng Trails 3o5% Got. Co1.1rseI .il! (f«~,.!!, ` s Q of Scenic Easements 3% Sou14Vik flibd special Flower-Planting Areas 10% Natural T6 a4!'?.~~isCe `~irei'~' f!!" f 1„ o'f Our Existing Facilities 11 r, r--! 100% Total amount of resource effort r c) Natural Resources (1) Major Floodplains/Open Space Corridors Majo;: a:oodplains are part of a natural drainage sy~ ct1;, It is the Intent of this policy • guide that otly limited portiois of the Mood- plain be utilized for urban development, and the floodplains should basically be maintained as natural drainage ways and open space corridors. Such drainage techniques as levees, cutoff * channels and detention ponds should be encouraged over extensive fill and major ohannelization. (2) Agricultural Lands Prime agricultural lands close by the ' urban centers may be an increasing necessity in the face of the currently worsening energy shortage. In adrk,bion, agricultural lands in 31- I c191909 !FrAX• ;ty, and as part of our urban setting are needed to maintain our small town western heritage,,;,.Tharefoxe, 1'Khe; follow - inch policies are recommended: barjkajoii Op iifib` agricultural'.1'ands in our Oudy, .area;; phould be encotpraged to remain in such use. Some ways,to accomplish ;1: `i~ootri~te our legislators to change ther..taX saws such that strong economic gain can be realized :by maintaining biw a `land in atgric+alti~irtl use $ ! {2':' Cdhi &h~ the locetUwi. r~ f.-such land in r r ,'ra?atci a: a w-d maunity facility planning. (b) Vest pocket Farms Encourage private and publi"'small, one. 10 ''dq gbr► garden/farming throughout ,(~A. r,,`F f,~/;Tf`.('~' ;f~ S:f•t "i fF;f lJ`)l[fl?f{~~1 _~r't~'~~.1f i ~ r+ b. Futgg, bark, a iz~~ f)• tl(,, Ir ~~.i. E rJJ .a-:'1 X~[ T#)1g#gwwhT.tT~ [ fTll.lthe arks all ,{'Recreation d Board work closely with a self-selected cross 666tional committee. .to_review, and revise- the parks. Master_..Plan..- } ff=f'.I II'~ i :151((,1 f. li( (url [_f 7 1, _.r r~),~ :•1 :>If7rl fYSl 1:~ !Jflf,tf . ddt:.i f~'. il_Ir;: r _ • c.l filx~ ti~;1'.Pfi'• I``r~) ~ F[r, i ('I~~fr!!r~ [ i' :fll rl: r ye71 •111_ ff!? £jV i i ll'] f r i ;j1-ri I "f f,J,i U:i t~Il1 1(C 31 ~ [{IjlJl fEl S 1 I-.",e11 i.7 -32. ~ _ Ptats ~ ~ ~ • L PARKS, RECREATION, & NATURAL RESOURCES • ~i1` ••••i•~i4M • • • a• lol 1 ` IVA t fit ttr t r, r : , : • f 1. 0, , i i 'o fL i ~ to I a j r, I ~..f trr Iqf I Yt J~;1, 4 1 i f I Yr • E ~ [ tr (tt? : 1?I ti 1: 1' ' lf~~J l1 I. pr s L, S i fit, • n 0000 -00 '10. 7IR G r y. ~ • ( l~.< l of aMrwnr \4_ 4XIdl'IIR} DM ?ACMaXIM f/ ~ t rE~}t r Nmrm TM* CC 1, Nettsu eta to M*t* orbwd soi(t tA 41 -')T O 3, 11a ma com"Alty 4. Civic Cmat•r Cam►msity ~i'y;~tr~ tV60dsat.aa w i ~..f3 r: ,2r 0. Dmeis qt~ ,fir ! 10. Swthrit'v ~a# barbar d i L f' 1 0 / U. North trbms wip Cao Lty ~ n~ I! 1 y h 1 I r x d « • , F f 1,4 It, 6. ' , ZLIT. S (SEWER WATER LECTRICI'!'Y D SOL'~~_WASTE The# Purpose of thir#`eation is to oul fle+ that can be used as a opment Po,licioe guide fO the more deta med ning (which is bIie.... of ter utility p] &n-~ and ecq hi, rq poxt. ) a• Current Plannin E 0-10 Year plan zing pro] 4 I ,reNi t; ; ba;: av i d t0 ' a ' 31t t V Xp in , 464 " IS b fld `t! f qa=c , $ eve wfnt : also'prbvidej,eno nQc3ate:;the .Ourrent, ! d~veloptk"~t. Fin,. the r' h ; ese;ie f§ t' ,I~e~nd 4A . their eliti~jnal imtMdi ` i minim 40 reserve a ova`r~►Wi~ derrsi ' te st~ui' iGn R d,4' ared.. Such ; tY is thrtItp¢ ad~r e Iarid~Q area 3onir~ dehee;I Y 3 Y k f' l > a f 1 i 1 ? ~~,L. a ~1J "rU !~4lariC'i• =Sl , .'F 3. i F 0000 p3.a K I~ and ba enedriPr- date as e a pxd'I deaity.l ¢R-a «f.oras~ t r_'Y" 4' ~@ t t gr9cogn e ` r.1 4 Concept r, f Y tlr{~[•[ t, k'@ar. C rr e#n es not I, P ton b 9_1 t. Y r wn 1i -es Ann a q~ F h stw Sul r. f ~c s~.;~L k,e asec~ upon R rh ,trc l il.e Ac3,.e of exrg 'au x s.co >i ed ° gth and_ be sdu#. c ca~i~taitjr a such faca I?ioto ae`aision to r#~xeaseoa h xf subasts taet acity . u t~l l i ty . . . I 9. A! f ` tilt !y I I t 4 v P I e I 1 ! 1 k lr. M1 ~ ~ J 9AY - it ~ : - I ' 0 1 i l f e 1 11 t o t 1 - I !I a ~ I t l•. 1, ! I•F.11Y r , l.~lt ~ , ~ fff I . a. Purpose and intent The t;ansporta{tion system is the binding force that ties ttYe f ealc~ ` time pet8rn' tot~ ewer:Coif li'cts arise when the land use intensity``and'aiit`ti:15 o'n db6s not a~atoh the "transportation system. The major purpose of a long range lahd use transporta- tion plan is to insure that today!s,ii\crelm"txl decisions not only res?on4 to today's neipds but also c90tribute`towards the 1`11` ~ ` ii id use/fra 4poxtat on `plan"`for the City, For exau~ple, if 'wa feei Kfg', i`ntbtlsity A&d 1oplaent f.0` des`.L'pab1e at a particular lo'catrion in t~ 6' di, tAnt. future,` we wo4d trot want • to cut off a i majo'r` tra isportation r`eUto today, ` +'At w l bpi' ne ded in the future f&t t At o d. I ' is t2 b i te't~ d ~L{'' u d• bt Denton's 'o tat3¢n sy hem ou o `#.h6 a~` itni` y' a plan and not'' tt `i~p ;Aitii6zt~~i`,` `a`ac`ti~vs'' bfruiiplr~t edj'growth. There- forav,the: 491lowiny tiransportebionf policies( &~-e structured in a ti s1r ra> policy,Ito,, , aavarp1`i.sht thiv,i goa.l~ (1) Tomorrow's f q,onq Ratsgm-;high) intent i.ty(,) .areab; 'provided with I';.r1`Jr•'~a~ly~~fi~["nb`sds't'' .l, (;'.f Capacity Today r L c.r 2; :t <UOfvid.uaI~bed it® dgsign;arxkl Gara;iaportatinn needs Today!s:.declk;ions.iopppor.tiva.tof; song Range Plan. b, The..Transpart'a,tiion Plan COncspt , i A This' picin Isu~gbst W a laAdc , use poll.cy thAt is a modified corwidbr concept. Thad i`s, u 5r intonsity'land"use in three hlt~ jcr'' ha~e~ g8-Ae wily 'ko`i'ioiai`nq : h'e . Ihtelre Ei t'b 3'5' corridor. The dv'gkhhi l1~ gii6 tratlCItat `?n oiicy' Is to "continue the emphasis og"imp'~Ovlisag'~r'ans~drtd`~l6ft'`capadity as a con- tinuing priority for city. This inol'uQed auto, bike, scooter, pedestrian, and ldaal;and,xegional mass'.?;trans'it.,f; c ♦ The Major T.horoughfare LongtRangg_, P.1an., , t ,t. 1 ! E r !the,?;thoroughfare lohg7;ange plant is shown on the ramp at r' t ,:the .end:=offfishi,sr;spction:~hs,plan #epresezttf;,,the long-range ftAmework, for•,today„ s.i. icCre~pe tai rdeciei.4t~sE;,~~halr, are discussed in the next se Lion : i f f 1 fd I ~4e,.Major,, street plans show4wa road•,t,network fors 1) Major Arterial (Primary) Ii These streets that transverse the city uigual.ly are 80 to 120 right-of-way and a landscaped boulevard and park- r v way are desirable, if economically 441,0ib,14, including, maintenance cost. 2) Major Arterial (Secondary) ' 2~heserrAt ` "ens .t, r I r t. ~'g ale e ~ Mona og to` Wn: t41 mt Connect jor sec~ feet, us14 l have a xlg o~'`WaY, .o 60 to g Or. , Cblle Ft _ tor>> ~utree'tss r ~f l :1 r 'lAeee arts not, Ji~lOfwn o tfi8 fOls'r;', map {but are s' bowing ~)o~c street yearly. b qC,464 ,4ann!s..ng in" a, peparate ~,p ~~a i.s dated $ and n tbY sub ; d v sion reyew of and rjodi,#'~.Pd q , needed 4tai1 s , r, ~t i S S.;vid 4n; $ u l a .,des qp, ol2s for Pi axin ,r r Pp~tt n,'gQn'4derA, , wades 0 i tre', i g p bqa daf►,d.,C,o ertor "(tilt rT~ !c T a1~ gwin t I I gr,;ol,iy criteria; xeallt l one oo2+la~tor st~re~eE; per.,;~rea'between aktarisl # ! td" , bblr ftV rrei S?ib6f-h4od the map, r t atti' to `fir 7i,J(•b)".1' C14l"i9 ~ .tor, a'tredti {br~ilax v higher intbrt~ " r land!.' ` r"6ired~, for tsei~tzvCh°=s apart- mental iliduatrial areas. F er~eity,'tin6i6abeso1th1iin . Iic.. •,';,~r.s! r1tTt,,ool~lecto.ra~`,' ~f raquirede 4hcreas6s , Collector s trre®ta !should no, ,I r , w.L,ldwed GrementallY linkea-. s r ~'r; up, ant t~a I~ ax td be in- T41 :ial Is created. 4ce are„ .s rs~, in€1 pOJ wq 4hange area land use intenai~ • y " a . 1v hisan h'Qpld, f, r' a utti~ tt!1s~tX g4gngr4, s desirable, ch 4g Q th t to esigna r {i zit erg iCatd :e activity Eareer' prior'. r,Xan~ wlaxt t thorough. Currhnt'Thov u are, lanhincr! 1) Street'I C ci •fl~ - I;I-, I fit' is the~~polliay q•f,,•tti'.s=,guide,~~tln m~tnts. be ; eguiredl o' ' t at all new develop. i ,tt t t; ; nldht l.t .;,t.zeq , p tdvlde Adequatmt,dut'rent,sttaet capacity 5 davelbprnent ~ s ~ a.m~nedi+a te.t are~(aid ~t cur- rent capacity of the nearest majoro titery #e wift4'thetde-vGl6 as follows: Capaaltyitok,itaria:itol nth s' 06licy is defined , • •t!1 ,:'11 ~.'r ~ it , ~ . r I -_>tt, ,',l)IL' fs tUlt ' ~ :r iU° !tfl, f t; t; ( • Full; street capacity isr engineeringly def'i.ried aei the' i ewes' of service at the current ~iiet3 w wiuzdo at th®' intersection of University `Car` ~dlevmrd. They '.'arroll/Vniver- si , Capa tit'y 'i to be iort,ionally adjusted to leaser st'reet' standards. kkbilp*Idhi) t6 t3 is li' ' viould be if the city has the 40 J if 1.iol drip~rr {t iiy do get at ~a nflustry in an area of town where the streets are reaching capacity. In this cases, the city wil.l,,confider. mitigation measures such as additional public•expenditures`to.,.enlarge and/or provide the necessary streeets =pr mass t ansi,t_.or la„ determination to allow the in- i .1 L { 1 ) 1 ~ ~'a i i i ,7IJr tt~ l e+xe►Jtled trai~~ic~ Congelst~.otu;'. 2) ,G.d, iUse; Iritannity/Transportation AMlanoe t r!', ~ , ~ _ s ~ 1>).(rA9 ,1a11~rQokl9:, and';f~~7teht % ` e ..ecc~fieateeaainate of land use/transportation -1).J k i i r" ~ ff) is rc r; oapaai,ty ,isiftho,ioverall area intensity balance, The i.l:[ LorigiiMnge; Concept Plan is based on a transports fti.on) land :usee.,intensity balance based on they follow- fl, 1 I :i:ngi oniteri tti *si,shown on the accompanying map en- ;,c;; 1 OUtled)Pfflransportation Land Use Balance". This d, balsnce.3,19ybafsedi on a trig generation factor allo- t~. t> ; ~,:t : J J. oatetis:tb:,:a~J~J, abzeag8 within the City,` divided be- twoonflh.ighf:finedium and low intensity areas. High t sity areap have no maximum limits. Guidelines for medium intensity area3 are 250 trips per day, per gross acre"'applied to the total acreage of the designatedrarena; Low Intensity area guidelines are 75 j trips', per day,, per acre. (b) Apply canon of the Policy* r The-policy is applied as follows when a major de- r velopMent isi proposed in an area. J..•t cr ,,:1 < ;E,, .1, (1)(fMajor dbvalopmeht is defined as having A1over112p0i. apari:ment units, over 10 acres ofi corm brci>al/office development or ♦ J„Es.~ i c., over {110=iacrbs of industrial development. ~zl , f: r<,c, , ♦ rE * rVolumeIT Appondiic4~provide3>an-,,; example of this policy applied in coil unction,wlthi theeli housing4,dons ity standards outlined in the ♦ ' t (2) Determining intanuity impact: 1,)'-,-,1f t4a propofiect development is in a mai Syr center,, -area: ,t'he;% .too z-cpg range calculations ~ as a pp ied etrg gre nee adl howsv'er, short term cipaa~ ;y,' ca,lqulat,ion at defined in the pragec i;g p41cy would be required. if, the proposed{develo,pment is in a moderate , , centsr „+rea.<it 4tiFocedure var.~lu be ioowed: rf + •:1- Zalculate, the: aP raximate area in acre- age-,:from the,lc nospt,plan map. cu`e ~ta► e (zips per day 1 aril' Ctota'eyc_resi~e x 250 tripe/day • -3-11 f8sttifn6te: axisst:ih# land use in acreage anf?, ga~cu~ate tr#s generated. ff'E.`1.I:7:) ;y.. )t!'.~.' ,rtt!'. I .t :13'}._77, e 1:>?; it+ I~+T'!y Estimatb i*Q&nt.1, ,and in area (minus pro- 1;L('1 ;!,posed) deweloppeht) acid calculate minimum ;reserve !alfiooactiat3 (minimum development The) Reserve allocation is 40% ~'°rttr „ ~,rtr.r E'1,,, '~~:dfattanda'i•d=o~C.i=200 trips/day x vacant 4 l (r 1 a ! < 1'.' rte Ita:nd'"(zoned aarr rhigher use than MF-1. E,;:~.:',7 7i r', Q~-1sol,(jca1bu[1,at4f? at use zoned for compar- iEr? t .T, )'aiz .1 :;!r(i ifi f71C).~. 1?i7! iTFib~QnlIp } Q*elg-vY'F i eh°4 1!.:~'Y.+l.i~i:) , ,:_7 flit ,r111.Lxvm t)(t 1~,8^1 f3"IA yljl'[r r FIiL ,r+> r k.. i I- ~ ,tna s3 l nralio.Catsd transportation ca- acit '}7~ 1 7 `l (iii ''.,i la 1_l.a!i l '1(};.i i IJ f.).li t (11. I ~:CC. P(F) J >tr i f' i"i TotaL td:wipwipdrlday capacity (Step 2) :rrs MiFh~us' -"T& `trips per day used (.Step 3) IMinu tI+) `ta~~ `t ripsW"Per day reserve (Step 4 i7', .(+Zqu4LL, Unal+i'obated trips capacity. 6.r.4I.,gal.culatetwip(4bneration of proposed ~4nt,,,and compare results wit,i Ile SS than the balance (Step 5) flr,t,t; l.tir t :rtf.,:r )r, ,then-,pt6pored development is within Fong Range transportation policy guideline. if more than the balance, the next levels of policy options ars: (1) tc,reduce if.: E.ti:;t I+z,, ,~d+~v~~ia tefrkr~ ra~3e4~i~r( ~~ib~re ta,~' he center, aril ;:c 1: 4i:i.1::;7-;.,;r,1,ir,,:,.aattdv~ity,atittt!tdb~~rra,~or.mef~taa area: (3) back zone vacs V highepr,:ure:>5,and ?-t3 8" • JUT r t! (4) differ consideration" of ba~Fc zoning until ad ual development excse'-254 "trip/-' day stab and s (5) reduce ~In rr~ t de~~el~op- ment rig it standard, (C) If a major deveiopmera"t is proposed! f n a lWY' intensity ' area, the same procedure would be followed;:exeept in to oity 4tandards w0u141 be i *Total ar" at -:'i• t~ tirios. per day gxoss , acres. (step *M r)~tstun rm frved tllccated tar all lands is 30 trips 9 Y pR IC,t +sM stirs, (Cq~'reepoads t~0 gfF Yt .6xt,: •sn1 ~ t ♦ 'xx > i ~ Y.n r a I^,, e«TJ f ~ yyr~ J iha 1, ' e'Y ~ y ~ * i. ~ t ;'f,. r c+,.~~ r ( ~ t r{ t , rYll f` ~ ~ t w 4 t t ( I r 1 1 1 , ~ iP I e r i ~ 'f e_ ti r _ f I i a Y ti t S # : P. Y ¢ tarJ~'!r , J i t f~, P "P i 1a t ` J~I !y 1 3.4 ` t ~li f r t i a it [+}tt 1 1 } ~ ~ f f { ' 1 - a • " t ~ i P l.,r~~,., ; ' ~ r i l K vJ `F t • r N VL I , r r r.3t r"`t J ~1~ u r 111 s t elf E 3,=r ' ~ r 8 ~t ~ t1 r 4 rc,,t >r ~''~'r ~ r# I t1 J~r,t 17 t ~ r f if t ,a r a Pltl 1 1 y F` x , ~ l t r ~ ? I f Syr ~ ~f' ! v L k l~ t lr tt ~~K~~~~x#r f ~`k ~ R f ~ / Y 7 u 44 J 11 , 't x , t P % k ' Il ref ' ~ ~ t x A P1[ $ ti s t , r~ P t , .39. k f ' i Plata S TRANSPORTATION LAND USE INTENSITY BALANCE ' Val Little Control of Iateneity Hwarata Control of tutearity w 0 • . • • • ~ . disnUlc at Control of Iat•aaity ♦ . • • • • . • • Vii/ Iatensity Area Avvraprt • / •Ir. 1D va6falee • • For r Sere ~J ( a' "6i4llaa par day per Odra s6ava 230 v+6ioles per 44'f par Aare + i ~ rr~r • • J/ , 1. ~ N • I 10 • 1 J SMAN • ',1~~ r AN RAf"r" "{.OOP 2$C A~ • ` r~ + • • ~~p.-.fir ...~.F~'.• "'1 ~ r ~w ~1yv/1) r 4, ~ w 0 Y~ . . Plot* 8 MAJOR THOROUGHFARE PLAN r ! • IRS d IJ ~r!_--- Ilk, • J RYAN a I.OCp 288 . r J ! rte''' r . ~ SST OESIMATION STREET SPECIRiCATION j / a•..rr MAJCf! ARTERIAL (PRIMMY) aTransvv 4 au Cisr, 4 .0 6 lxafa MAJOR ARTERIAL (SECdVOARY) *$O to 120 M.W.. ~lvc, a•sirabla Comwati major aaatioaa of tovm CCLLF= (aec ohm) 60 to 81-049-t 3 to 4 laafi Gall♦au aai0borho44 traffic to art•rtai E> I5'1 W OFAOE SEPARATICN * so to so laa♦f ••.v PROi'GSED (MUD OR f.EDE1/t1,OF'EI)) a4M SEPAR4TICtl _ r S 45:'R{k t.}li~,l+1 e. Mass'ransit This 'plan b by policy rec 'gnizes an increas~ngl,y important need for mass transit. Any jar conee?<trations tok ,fie e1o ment will, at some time, require n.rass~ ransit, if the land ua 1 transpor- tation atoion balance is' > be 'maintain d However, ouxr:rob ,totally long rangy, y, Today our 44ergy ` o. ib is not problems b,e`come ':wor re critc4l byI,the -day. Thaker-o'VI, the ,?verell policy of his qt '40,, is to stud today oil loca3i: d,'e~s':baN i~o- ,.at l ° to 2 y a. i ' 'anga . plan for inter-re.got~a:ymass;`txauait networks fr'w ut~aise. The gran c concept" plan for th*si , is presonted in tha "AjiO orgy the ;following page. { ' t~ t'i xt t t 't s I. r j' } , 7.. f Zr. x,:77*Xtt {-e re r l 7 s, ~n ttv . d~/ _ t I~ f t~ ~ N~~tei, t 1 r ~ 1 ~ r I r 1 xi pp~ . ~ ~ %555 w g f Ft f F i 1 s ~ k h 1 , i f I 1, I F r 4 r I t f , J" 6~ t e ~ ~ ~ I . ~t>` e ~ ♦ .vim ~ r ~ F 11 ~ in'. w^ x + ~ r l } f/", l_. ff!__' -!t If 10 1) f • ib: I 4 44 r P`xl y F IN - J, ,fYr 1 P4 t t r j h r I r i ! _.J 6 ~r?`• ~ ,F+ .F/i i«," L jr t¢ , if ~ 4 -~I S'f f~. I'S C j( G 'f t! tl 1r Ir t' ti I 1. ~ ! t . I t i F rt c~ S r k. " hill , ,riy t yrl 41 • ';~;U.ry }-i.kann aA k/t h4 'F,YV'T'.. ..VE=?..12d, Sf aS ,~i',•• \v q~3 . : 'I r t . ~ ! I jay, r lk'd 1 i ) / $ dw! r r ~ ~ !jf r , ar t I, f lr ff11,S')l1 /I,1F,- i ,~t :IK 13 !I E'i /y vI ~e r. 1 ~ 1 Wt, Y r Il ,Its s a t k [ t[ Prate MASS TRANSIT CONCEPT PLAN • + ' ! • ' - `rte TRANS IT krtf • • • • • • , ~r • >4tioaa3' TrabsiC ~tQp•~6/or paefe i r£u , Mo.as Mw TrMiit 400 •}i' a ! °'•LOW wa wit Lia• 'Of • 4 • .i • rf • 40 + Ilk 1 ~ r • ell / - G l i~':>x /ice r Ir[ • ~r• ~:,~t'.r, sow Fm Poo / • J ti. • w i f ysx ..I - } i'. A IN, f ' r ~ • A ' ' ~ `6 S. f ~Y. i ( C I , ~3~ F -A 7 f I , j r '~'f ' f: Pedestrian and 'Bicycle,Transpoztation t e ` 54A ;e we spend more time n the walking trinspo ation mode than any other, it is the in nt of this policy thA0 planning for, this need be an increasing pri~grity in our ttraniporl";-"ion 'planning. . aSPOOifioally, the tolloWing is recomnjenaed s 1) Long-Range ,Plan 'lere sh d be a ci "Mi.de or at ' ee(o>r-wide pedestrian 'and bid"le-scoot"i ,tata Oolrtut i`lP an`dquQlogld,... 2) Today" s Need RegAxd *f X111 ~ ~n geaylze3 D 1 centrat •~,p b • 'r'i ~ ~ ns" i ~.tjt„qX 1 P . f~tr: mxI a1,4c . au3ai~ ~'a b) l a aae i de r =~P*Cw p +Y e to i pddikt*#i ,,n 'a Argo k3ng Iat ~ , C? rt'~:ge ta]i ~5aiae~~a":rrlnx r~ at S Y , e to 414, t one sa!'r ;a~trian F i' r i S{..f )ij r' b'~:' Jf f ~ r s - d) t '~t 't ' Ii Ji t, f 1 •~fi , y i r_ ~j n 1 ,d> lag gc IA. q4 F}~t 'jR f 0 M.~ E Wfr.w7., {,j 'y e . IL.h r ►xtistag,, ' a { u` I . ! l I 1 I S t ~ 4 a , _ n. ~Y 7 s tar 1 r ~ 5 f ,.,r f•,-.4~. ~ s ,i}I:c Fr•' ~r =,Ca'r Ai. .I - `l~ t rt~~~ 4 R_, _ ~ `f`tt iR k.'. k ~ ~ ~ 'r~~ b ~ R -N ! t r5r: , r 4 ,.y-: Af :..',:r 4 ♦ ?`5 ~ t , Z `r-r 3 s, { a . ; f r I r ' - n i f ..sae ~ G f ~ t`. 11 1 1,4 R y i . r• 1 ' r B , . hND r ! ~ i J GENgML~ E HARAC. .zC3 a. Older neighborhoods An ' undo;L ly,,n g policy,-. oft thi,$,. guide : is the increased PPotecti9P of older neighborhgods, any: interrelated policies $1>eak to, this , objective, Particularly : a., specific section on should be . 0gerenced r : ?Also ► `that community unit 0 foonGepb 4o! VQ;ums 1f -APPOAOU with .the ;,JOvelopment; of neighbor- hood end ;vil],pge ccuncils;should...be zaoid I cb, ;Existing Nei rHbo'di As a policy of this gu4dei areas already,idaveloped have priority in terms of: ` J }i, c{ iC C1~1 ~i YfN1 { r T ZOlt~slq ijb jV ! 3:0 • 3 1.,. , l.. Vil, ont 'I..YV1~ VfM IiAw~'46qd i t},` r71_(.t, r 1 ~iti '•Y ,1,4 ( f , i , tuY' Aifi -eft Iand . IRS plat ab y: u r I f ,lr.%/! , C: tlt ! `,1 !i/I• ~ i{ ~,l't~lnf ! 11^ 7 ,t pro fide ai,ia rma a _ir=t'C ekiixttngl sifyle family r r}}~ii,?~g} 8;f R f 41t1rrpAgem x17 r,t~0,j.t2IP1 2.4'1 25' i2fi_.4md4dthere de- -Pet~;~ngr. on ,fiha> ~ituaay, h : • 1,:A P'v 1 t d, but t Oi' H& DeV~ t „ It is the intent of t is wide to be flexible to unique rrl,- r , iit lil~i jd "S' udh ) ai le ` b'd 1 bye' , . 4 , ;r oVd~ineither guide, J fie icAylf gild 4~t~~'es'` ell;E, off': I} land ' .fie City to thi h14h46e66i _d4i'ilid rr`(IV i.Voes{',f1,1 a to work nth individualized situations keb~aq' i`n'"t i`h `'gte d' guide con ~1-{;f 3 t: }rfl fi ,T;Y.T~T•!ti•'~ii YC4'ajsa ~ae~.?, ,,;,1 '.!I'l~:I i;'..] {),~.'~'r~ ~A_~ (;,{"fit "'r(' r.~ fair, f, 3+:f(D L~J~Ii~~~u '2~1 . if)1{ }I )ti,f3 U(,.;A:f21)ti°r''YE 1. , 1 ~f~$~1 i ~ularly r ) r:i J//a i. (!,~7.~1]1(l,{I ~ th ~ ?~tI!'~ g ocvpXa~ neig$borhood;.density /i' tensity btandards. 2~ Oel6reujiosrdtsuch alots associations a tc5~aesurer neigh ho ~)a~ I'll ° e use {bf'tlie`~e Ib i 'itd'i~ ' ifi~ d `i A i d 3 i`I vxo>h !°e; cpi '1.fiat a.~ ze-cxeatonal„ ~ i ax`dul needis;.. l 1 I'",'t t: i 1H f 2_4t)( t MC,'i4" 1k~Eh ,PQ ~C' r [ r.. ,t'r rt f ( r, 1 t 01n4 ! f df, err Street , , 17- r g ghb,orhoods „ Ar-lmgdiWg~neityQhsDs, tozaiY.anenI,in ih nei l.casea require strict f i , ~ ft~tde~k,i+9 ;1#~eSt}#rem4:n#s. l(afew.rseefiuelnte ) policies.iib housing ! ,,E .t,r t~~c}~icz~-tKMt~~?~' 'l~Pf?,~.+ipArrttt~r~#:.=zAi~sit~$'c,llndi srve3fai.l+r.Aeiglaborhood denisty/intensity.) Protection of existinq,adjaGentlshdus'ng and . w45- _l i- • overall area density/Intensity should'bd caretul3y ctsnsidered before permitting additional,"iie'diiiib.'.'deviitk 'Yi6ua~Yig ' b. Land Uae_Borderi-ag the N,To$:L~•:'d ue • tiQastbr px'~~i-inc~iCtee its north boundary to, bR on West Hi'ckory and,a"its; east b6"dary, dn''3'0' jW idF* On the perimeter roe these ~bounddeiee, .th`ere' is",grdat Oees uki~ for some university, rolatG4 Oommoraial, and a srtment uses. tiese land u~tr pressures hawe►bpon •'b~l'cswbd[' to . lva~os~e►, `t'areast`' is `lththet were 0 il policy, of previously deval'8ped for' gin§le !'z1tn Y went but ox:; love ' this guide to l allow cpz~titnua~49~4f ,.,.4; tY .9 only ~inder detail site plan review requirehdents which should ' F Uncludd,' neighborhood, input: . N T.S.U. and i . Tras _ rtaitior Plannin ry.l U it ~Mfl 7 1 7. r1° i u t1~t~t. N, T. S . U 4. and TaW . U . s>s r , ass. , .8,.r tia3., ; nq other things s- •ach `hi ve,~, :"n~ r y~,~., rf ai~ tailed ~r p~lanni g nand around their respective campuses. h'esa d'e `lecl plrt~nar atxe bey+dr~d''tt~e db60e, a`!"fhi6.` ide except impact „r,s t '~nliste~ pl#tfd ~flf damp F, ~n (regard td: tho'. total,. ue ad" tmy on city-wide development conceptrs` bJ t}{id quids. Z'i`iae aspects were considers , ,:hY r , U •;C• .E a:sc~ {sa e,,{ rOe un4vet~ait:y } representativen`spedificLal,iy, who" insured tttdyvere in accord. j isr rfeigicrarl te; ~ha#1 LGt}g, g4j t 0 ~E .,.=:'v,r°~+oggs ria gg~~ fin, az e al hS'xQr g e rough t:lr Orbl?ghfa e, a s~ir>> t?c,t ~t7;,)QW . ~a,, t r ~ t of e y , ei ,er aplj,P../±rc}71 t .~na rGa ~P~ } ~q f me .rl r'~'+1 f yu Cr ~(a11)(A) ~~{.I. f!7~. 3 rii)l liitl7 r:'. i)`EC ` f tr f.~T[) S> ~ 7 y ~ _ CO s tl ' ~ he south Traffic to the N . T • S , U . campus between efteA f hrestth and of, the c,`-I" L 1 ~peE,4€~. gr ' r airo `bu it s rocognxed another td4;tr~c;,nor /south connection, probably in the Avenue E corridor, needs to be con- i sidered, AkP'us1JslAA ii~~eompleted• inr'the`' future'►??8`s;:th~a AT3!i'l8'r'u{ tt;;! nf,14t! d. Hobson Lane Teasle and west o,f 1-35E Area Errc~ { ' 7 ~ rhood ['1 S ril~';C`t r 0> Q g! a1 ,46.,tha,t he,,p,F4~,qho c g d.ye€4p i y fQ7, '.t4' it 3tl 'e't18i ~ B S Gy! X')fa` c~E ;a on cbnpreS- ,ot - -oon ' w 1,a oo)nn prat ~uiii~.~4~r l~r~~s sures coming"o r'rom'.Qthe-Y- i.corridor. This an does recognize 0' limited commercial type develapme'rl'i~ '0.4'jacetitftd.' t`",3'6t`'i but°' ined and not ,specifiQ ai;p} do bs f ~ae,lf ::o?'E sa routed through is nterior . ` ne gnborh.oods as -th s . is a potential iproblem due: tb tahe=onev,wft_►;:;soxvihet oadg• ~ `Aleor the Teasley and r r: ,Hobson ra►ne area r'iis')not*,toe ~have: dirtihdr'a1'mjdk bVim6d6rate ac- ,r ;rltdvi.ty i06fttgr,;,; H,ut!only; low f-ifhtshai'tty" (prddowina'telyJ Ingle family, ~ s , idbjhtdd { OXktmenta/town- ~ sdrvicer"~ s~ter~.l , -46- • e.. Carroll o40va3rd . 1) Strip Coirdnerui'al''polloy • Carroll Boulevard is int6h:ei'd to be a major north south throughway and 'Mainthining throughway :raffia flow is of high priority; thdtafore 'strip commercial of Carroll is strongly discouraged` kowever', selected nodes such as ttta a~ad att~p dowptpa►n ,a 1~.f wo id ,be pe~rzai. tad. Other sec- 0 tionr, of Carroll coi44 #wPort:; 1}~p1s ~A; and small scale multi-family and office under very limited conditions: *gite.,>ss3gn tprptgict adjacent single gamily requiring :stwb tb#ga ae screening fences, large setbmcks, landsca.ped front yards, t ; , l .ji *site design to insupo ggoi ,oft-stregr . circu- lation and `4rking and very,limif diurb aut;d"ih brd r' try"itfnfidi C ragfit - disrup- • , 1~,'4r f `.ct1 t~,< r t,:(f.!ri ~ :tdtI,*i '#~.t: ,kern aS j. S~ ,n4ig#0,grhoods prior to a ded;is,ton. 2) North C'ar,,Mll Boulevard Extensio#t • It ,,tie, fI~olic'l't r ~?4~a 1o ; Rgi.,. s,:,plan that t>rC i AV,0;1,tp . +~r. ! 3? a. fl n' :i px4V€ld ~a, pngj,pf the major JIJ .4~!,s>-r ?a;cI.of this tYtongt~.g~tf.ar:4l~. tC ' that North Carroll should eventually tie into Highway 77 in • the `mba i t'zaff`i' ' reff`f ~iieii ' rbltte' `t 4l1t `ig', e` 8nomically and ellvirotworttk !1 'Y,ebaldi'bl'6 'u'.;ia Yed64fi led that determin- ing the final detail alignment .df""Ehiis"cunnection involves many c4 p1>~,cat ~,;ga4 A.rt;,;Qf1 :#ra4fic; ~gpgg ne4kning, economic cost, a314, rye:ig jbor~?4gdr-an?li RK 4 nta~ :prptection. Therefore, s it is fur.tihar z',ecgruaet?Qd,,,thst ,pXicsr t}q,•;such connection, a more data ],ed pggq;siq}, (i►p~a!Rt;;,ptliX rbe conducted to analyze e; ~4itQznaik a msarws ,ftndi,;~,ppaots of connection to Highway 77, v)_LL') 4F71:', f. Fort Worth Drive and Dallas Drive - Heavy Cc>mmerci.al Strips 4 It is a policy recommendation that increased public activity is needed to promote the improving of traffic flow and upgrading of tho appearan7as °,f business along these heavy com- mercial strips. Examples of some actions: • .47- (1) Encourage a Fort Worth Drive and a Dallas Drive Business Assdeiati:ch E to develop over4XJ plans-for; *outs ide,gtoragp , *building,rpfurni.shing • „ , , *off-at~aat parl~~ng : ' ~ '~(2)`'~+d~ied"bn" ~t~1h'mutual`ly`ldbveloped plana;lf 1 . 1publid 46tibh "s dh 'eb`b-'~ • ! . 1 Je f ,r •t- t, is i''7 *modify codes to accommodate unique ihdiVidusli;z6d'1'or , • gi'ou~'~px'bpd~fala s., ; : : i, 1 E> t'F,L1 i✓flf`'at , ' :,.It ~''''1 i' ~7 i.1 ~ *utilz• pp~:f4 grJya~f}do and b,4autify iniIza- (I:.}. .L ) c' ~ !.Sl,~hMVij~~~~a:a~.1 (Y E ei}) f. Via'}(t I I:~ ~ff`_ (z ia!! i ~!5'1 ~lt (i~ ~}fl (.7~'T 1':!:1 f,f i.? Itf+L i.;. in order too rb? 9 ppt went of public and private '41,1, )fl 4. J E j .f1s'+~ ~`tC"ski g. Fast Denton t :t !}li !.,il This close-i-'a older neighborhood offers many advantages fb: '`ib'si.'deriti'a1 ,dt V811dOlle iV.' ~'Thid' Pabt is rec~-ogni.zed by the re- Et1 dMit"pant).lltld dLh`t. 'a ,ehditures in the (hififtO j Zh14'416 )'dfI this commitment, t E (,cbpbbi-f 6' fp~a~,3b~i'daE'a~ {e`a~f?Sa'si~~bti'.,fb~~ thb hzea;s.t l~sc; f ~ t'`:~1'i~~lf1 €iiSl(. {!t ~ ;'f-Xr tt.1C[£1'Jtl a'1}l.1C,E{2 ~ ~C):f I1 f{ ` 1;J6'~ ft.Ij„{ iyE~rp; t?pg.t', ,41d~'~:'}Bg?Q ( 11 I:!I! b 1'9,'344 {p pp '~°,'✓L~i'?if d'evelopM~i4it''adjabdh`r' /tb,'> Eii:ut <<,, this 'r9'1jh'b6 h`dd& it,ithd)fstit`thf alhd rt. i r~;!;cl:l rl ,,r _eagit ;s''`~tb(~y'ykSd ~tndhi•tb~e'd;""oyy:,:{~a~~{lr~'.'i: ° ~ 1, ' i ~ nf,; ; <,1 ff1, r;; ;tl6ihfeef`t~fwil2'`tSb 1'Y►t'ittbd7 G'd thb' area east of Woodrow Dane. ,J f 1tf1ft;i ~7•E i.; )"f'1;1,C~',fl,` f7<;(7( J' `l Ij.f..~.~?(; F'. 1 i7 UIiP., :7(~j,. f. i i Pi ) i. tii ~ `,~,i is f;i J. 'Ir•:~ '~~iC)hiO''tf (1.' 4,`i~~~.. f. 1 f i.'f% E, .`cIj ~11'is~ ]r,;.i;; (fl i:?',I.E'ai~i:';il ,1~.'~t.~ ~M',i,•+x`.)111 • "48M C~ LAND MANAGEMENT POLICIES 1 t)Lr"LOI-KMT ,OPPORTUNITY; ARC ;r° A-. p WTH INCENTIVE NP. CONCZPT It is the purpose of_these:pclicies to encourage .4.ev~i.ppprxt , in, a;eas of favorable naturA features and s wh rt+ ax3j~F inq tre9tst ut:illti""es, a`trhbo` s; ''etc6 havs +~xlet~.xa~,"~titnuggc~ cap►c't: `bl~ives'ely`,'`h areas where there are ` intrusions or 'eceXogidaAy ier sititr f; areas or where major infra-struoture expenditures are ''required, it is the -infant+df Uie r policy to ahcouratge,:develepeaent in these 0 *d are&*, bnl u,s when efi cie ncies 3are, ,coxzeot and to limit,; public Fwtids in these aor«reotiwe:,measu**s,, `By this policy, ?ran"co~Ae~3p),`►7Fgyre`uuilzat`i'iira'axiiatingelacil- x b6f6re `e~x~.ensivs il iii sg o` 'how facilities, P~ i f n addizt i 'q , [it: i t, 41 ed to stzongr°"consider mitigation measures 1 ~46re sure -opmesnt'"yin ocolc416a'lly sensitive areas, Since this concept is somewhat newoftnd~ si nco) implementation may require extensive detail ordinance review, this guide does not suggest a specific implemekAtt` Ilion policy but does tedommand ' its' cdnside~rat~iont:in •.oont iliuing studies anO works of that Pl:annirig an&, Zbning,,i City, Counci.l, ands other future . , ~ , . ?study ,aohtimitaeea ~ ! t ( so a .c scuOtstian c~ui~e'1 A,ds -concept ate 4 4) Willi" HdUSUQ't!aOST f AND . MVZ RZGCt1LA $ ts(:)} Ott; ~t Current trends in development siirAe?6 `have increasingly 1', ~ ' Ij`!'.) + t s I ,r/, I 1 added r equ reM~p o >et~!Y,4arge„h,,,i r ~u(a~i~y 'x~u~?ing but in so doing H&vik frai.ned 'l•the dolt 6f housifg hy~;, distributing these costs to the 'devel'oper a'na kn ` `turn "new hc9)6'616)~ine 11. J-1 the c n u iQrr o hls uide s ge is 'Bent g u on s current qualfiy 'af d i&stAititrributri:oh iierijust':about;_=r3ight, but could posslbl be , y oosanec~ a lift a sc~ I;onc~ a~rrit,Aoes not get to ex- tensive. The major objective ls,for moderate housing growth, cr , ,,5ele i{ ssistsncetshouldt be provided in certain areas ,',tc •endourage a' li.Mi tadI ammunt:Yof additional,;mo I s . dzat income Some examples (1'I Ud(tCe`tstandaxd*that`are''purely,for! aesthetics , etc., but not any that w:.11 cAuse suture, in- 1 creases in maintena nge cast. one sxAmq.le is to allow, in limited areas;'eEr'eets Without'curb rnd , gutter, whew drainage in no problem zl liQVriz~g ore 'PIgxibiilfty in, np a411 i~Qt/ Xt."3"~ tlYing Al us 1 VtSq on max`~fatft p4rbaii~'r cover- ~ age d; ntYard y ~e`qui,rernent and' h- ci ot~,.. refepara- 0) ? Provide; =re, flexible sot width apd:.dePth re" ' , .quixements+ Iam a~ a {i F r/~ I t ' ^'~..+MOe/1Li '',l 'csa i•T Sri ) Y ~ilA 7t i.l ma'y' Q[[/jyj}}~~rr` JZy1 ; ~y I/y.p4`' 6 in 1 .I ~Mr 'gdiai1h V+~("j ~tl' au , uMj ountr x", ;ems 60; Otai, hpUXei jfii Ang a : ar,a r'ec reati c a~ id zees l :tt rr t to err . CONB'ERVT CY , g3' oi~.;in• la~nd'usemg14,iiing is a basic 00li = ti mf this •ida. Y _ g c t},_2 t1yr p41 1u ~01, 8 01404 4,c balanced growth @ }°y"?Vt , ate xgta~ilhservice i multixnadaoi ng 'aloes to transportation, a ~ ~ etc. , 1 in ,tt7, pay wire . reu~d ~ ~dA §ecausa of energy con- 4 sideration. 'in it iVeCf?fIAail implementa- tion methdd# ;Iuldl, h0 be d'eve~lopsdv e;.~ h G,~,1lgwing <Tare two }flrjf(T+IOi:fC/ti,}) fld tiif7Li A i ,`tl ~ tt'j l r, I, A;~ f bus builriin , zoning codest `6 then' per'ti'rie'n icYu'X'd `69z~g r: +z •s, r; diaated(faadfrev+i[,sdd to(be'.more. •;coegrO with">r?nerg(~y conservation end efficien ffiJl ,•J;'•ft tt fit• Messed of concre-;e in parks g lots, etc., cau~'e ene'r'gy'"12a }ety; f'aRd"` robIams . SFr, t.•,) r;i:, ordindnee►et}Ohou1&Urldevoloped ;~h { i fw~4~ 4 4 ?4e yce, these Prob1 T in 11 future denel- , Xx, b. Natural `Reso~urv ✓'r 1:I ,rlic, '1 }(!'t promof:.ng coflses~Vz~ttb fit<'' dltr natural resources ";'I.,•,/J.r ~~~ishbU2d.i.a18o:~bi~f`,;a art~A,$rr tatts~ ~ ~ f.,r,; p p' i g. of Denton. polivies should be developMd which wil], encourage such con- nervation, especially of water, elect..ricit~ 1,ihd'~,Iatural gas. a c•. '~'riau3.tural Lands, Open' 5paaes ena~ Greenbelts To ma'i`ntain 6:1 balanced-, healthy community that is i self-astai.nng gr econsE r, grvati,on,of our ¢gricultural land, openSpaces, and nbelts is importanE.'''ax 'ncentives, bb'bi-dination and coc>perati'on with other governmental units, and involvement of the private, sector ere all essential to accomplish this goal . studies to better` understand the 4~ebda`' Of a of"ty" ri each 6f 'these;; tkreae' and!!ths<< at.banetit z'atr~.0e :azo, neac~ed Also, 4oib4bl4ahm" ¢f .CgoperAt:ive3 relationships in the governing bodies of the county, state, and nearby com- munitiea should begin 'as• soon as pois,sibl,e so,:that future i , gVQ1Vth;,4voi00, ma per c of iqt s and providas ..for balance be- tween economic, public, ",;c,' h basic life's ealth upport, and eco'- ► "ayst'hM needs" of; the ''entire area, specifjoint policies 4A ,provide $gr,ia~} tlural Lars ~ ; ee elts, etc, f all around Denton and neighboring townie in or et to preclude r "aj`en'l,i:i3 riiztiiftatri~'f2►rbmj•Watit~''dk1"'..-the Soui~h Ito ~.pk~,ahoma City r r moo, f,, i . r. T'^ •.~CNA•1,X'-.!!.` lU ;r. , .i_( ;'rtr,',iii:J r, E t:• f,y• f r ,,,'theann?~g, gad c Infgr .Corpmi sion,. Ci t c u it r.QcznC ► Land Uee~, 'l.anniny " mom tee a 4~ ~r, rf~ , , nor, Who, rgsp,ongld to the Concept Plan emphasized the need fCJJY 3a ftarYs''69(,p',xovi~4ing on-going neigh- borhood improvement ab'r~tel'l" 2g i'nptit `tiE all ioitiiens into decisions mare r bey m~he"varidfi's Eit v. dA'pai~trt4en'ts; boards; or ` the City Council as q halee1pq#,;k4y ~ garfls $e ' . sues. Also, the update "~it'oce'dcire' on'p446. 4 (t#664kwaa thails,;dre future questions which remain unanswered or issues which r~eed,,additi,onal study to PrQviS si: a , rnmewc~~c 4:, 9 ~~po ~ b g nd us , derv sions (for ex- ample, a more`'deta,fl,'ed fAujtiLfitbde Jintd4rAted transportation plan.) Whose ~ irtGcdlik`e~ ct~ph~isi a c3tat ~+n` YrSput by ?Self►-selected cross- sectional type Comm ~teee } . qng,,4ntgnt of firms type of committee is tmrs#:ron.g Y enoou age; e on<::ep i,~ ,q .x~pxgsep,~atives to be nbt: only,;:repr ds n atiYe ©f,,,t:h,gi,x;,p~LXt o ting,'city but also work on problems of all, parts of they f'W.by anyd ; tiotr-just on one specialized interest$ i » !r i.. . In ~ aadtian to 'such fµti,ro, formal Y 'tyM,wIde study committees,,i,t ri.s also, rec.ogn,i.z,,ed, #at. continuing local neighbor- hodd se9'if-help `as 66iati6n4 ; arb` ~m,port'ait f&,- tha'l continued main- tenance of viable: neighborhoods gWevVr, individual neighbor- hooel problems are many" tiltes :L'i!teii;t4in6d with e,d'jacent neighbor- hoods and;,the. c;LLty. a;i: a whol,e,, unit concept (Volume IT Appondix) sugO*el A& one'',bf'Tts basic ingred Tent's` the. need"t~o bind, tC ~It3S'e1'r !`LV-srse ections of the community to :share in' ooMWrt fo?~ilitilp.~q, And mutual,: p.x9tble islr As a step to- wakd"s' stitch coiicep,e ansa ''t`'th6, sa'M , tLm add i as rimmec?iate local :oo3i,ghborhood needs,,: thy. fol;glai~M p;roce006 4,,presentad for neigh- boi+ god`"g.+o4PA'' ddk~'~ 'de~a't:~fktiri ~ a`)' fSeic h3~t i~ht de' de ice themselves Wand (ectabUah nali hbQa 'boo dr, 'P ) e4.50borhoods cluster themselves into ac)mmurtities +ar' village's`"Acid 1661tiblish a council made up o rg►'xse~n't'el'ti`s i~~~` .`ta~~i'~'ie#~yirH't~ix.'~¢xt~upr~ On >a con- t 43~ s` o'oiih'dll. dbc Ald'rWd'd'reA's 'clich things as e o"te''3 Ur1' anc `r~ait ename df ihdii d~ilf fared'; 1 • irlf ! r,f. Iit7 E,:: I y~f.Q~+, 7i ~I yy~~ yr VVZY! r..aommuniit'r' a t: ,~_.C'.? f.r ~,:Ifl '=Jl ~l`~ SIS;Il.!,;Y:i it CS11 r : 2) ;r r prime ttnd :f,i.reiprgvr t:•IC trl ,.,rt 1c r;li1.t3)i, F1~8.ess„!nee.ds,.ggr ,a,n(4 p~qA achy ' a ff1 13 ,d f' „nepiglba~ficddis'dolwithin ~imtf~i~~Yd , f, st1 g~,'b s • h alth~ t*ap.~J~ i, ' sc lr c d ~ I centers housing gdiversity and~denna e il: .7. I hO ;I ~ ::II ; '4)',"'as§es~!',#yt~ei~`~i~i4y~' `~}ecly~~edf?~:foPil~ll}.'`y;,`i5pe~.,, gteeii,• ~a' - , , 5) ! aoppexat}Yeaet~tivds off, opne~rviniertrxlY,,,r. 1A such,as,garden or food co-tops, car or ian t6 F,)W( I, , > { ; I tTtiin i`e dt'l afi' e~xhAt! t:i,wo' fi {,Ak ro.f=f the-., kiinctions ",r f , ~ a E.I~hhee,Q graWp,,) ' ~r,r,.;:;~ F i., ,rI ;Ills: !!•:.,r<t ic1 These neighborhood or community.groups would serve a need for loaa% pxea self-improvement as well as provide a means for en- 0 suring dialogue between neighborhoods or community units with city dacision making and in addition, provide a vAW cle to re- presentative selection to fature city croiss-sectj,onjq study committees, 61 PUBLIC EDUCATMN Because the committee supports the basic philosophy adopted by the City Council in calling for this study, study of the issues and input by informed citizens i4oiland use decisions is important, it is recommended than; a►nrart for. continued study and education of the public is rea",ected in 0 budget and policy decisions by the city Council, The issues relating to informed land use du"is,ion are cam le~c, making p The costs and benefit of different decisions are d not always easily identified. Therefore, staff time and supporti.v'e; resources are needed to gather the data necessary to make de- visions congruent with the basic goals of this study, Also, education of the citizenry is important so that decisions they 40 make on public issues are informed decisilone, with knowledge of their long range impact on the life-styles they have become accustomed to or desire to attain, • This continuing public education effort should be coordinated by one responsible entity such as the City, but should also take advantage of local educational resources and work through groups as the Chamber of Commerce, the League of WC,.an Voters,l 0 I neighborhood or village councils, and local media. s .53-