HomeMy WebLinkAbout07-31-1984
AGENDA
CITY OF DENTON CITY COUNCIL
July 31, 1984
Joint Work Session of the City of Denton City Council and the
Planning and Zoning Commission on Tuesday, July 31, 1984, at
5130 p.m, in the Civil Defense Room of the Municipal Building
at which the following items will be considered;
5130 p.m,
11 Consider approval of an upgrade to the Wang Word
Processing System. The upgrade will include a CPU
update, software, and all peripherals needed to extend
the system, (rho Data Processing Advisory Board
recommends approval,)
2, Consider approval of a resolution to express the
City's opposition to the mandatory minimum jail
standards for municipalities contained in "House
Concurrent Resolution 24711.
3. Consider 1984 Denton Development Guide update, (The
Planning and Zoning Commission recommends approval.)
4. Executive Session!
A, Legal Matters Under Sec. 2(e), Art. 6252-17
V,A,T,S,
B, Real Estate Under Sec. 2(f), Art. 6252-17
V.A.T.S.
C. Personnel Under Sec. 2(g), Art 6252-17 V.A.T.S.
D. Board Appointments Under Sec. 2(g), Art
6252-17 V.A,T.S.
5. New Business!
This item provides a section for Council Members to
suggest items for future agendas,
C E R T I F I C A T E
I hereby certify that the above notice of meeting was posted on
the bulletin board at the City Hall of the City of Denton, Texas,
on the day of 198,
at c: o'clock (a.m,s pL
1~
Cit~-Secretar
1G41r
AGENDA
CITY OF DRNTON CITY COUNCIL
July 31, 1984
Joint Work Session of the City of Denton Cityy Council and the
Planning and Zoning Commission on 'T'uesday, July 31, 1984, at
5.30 p.m, in the Civil Defense Room of the Municipal Building
at which the following items will be considered;
5=30 p.m.
1. Consider approval of an upgrade to the Wang Word
Processing System, The upgrade will include a CPU
11pdate, software, and all peripherals needed to extend
the avstem, (The Data Processing Advisory Board
recommends approval.)
2. Consider approval of a resolution to express the
City's opposition to the mandatory minimum jail
standards for municipalities contained in "House
Concurrent Resolution 247".
31 Consider 1984 Denton Development Guide update, (The
Planning and Zoning Commission recommends approval.)
4. Executive Session,
A. Legal Matters Under Sec, 2(e), Art. 6252-17
V,A.T.S.
B•. Read Estate Under Sec. 2(f), Art, 6252-17
V.A.T.S.
C. Personnel Under Sec. 2(g), Art 6252-17 V.A.T.S.
D. Board Appointments Under Sec. 2(g), Art
6252-17 V.A.T.S.
5. Now Business;
This item provides a section for Council Members to
suggest items for future agendas,
C E R T I F I C A T E
I hereby certify that the above notice of meeting was post6d on
the bulletin board at the City Hall of the City of Denton, Texas,
on the day of 1.98
at o1clock (a.m.) (p.m.)
ty Secretary " - "
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CITY0f0mom,T1VXA3 MUNICIPAL SUILDINC / DENTON, TEXAS 76ZOI / TELEPHONE (817) 566.8200
MEMORANDUM
DATE; July 10, 1984
TO: Betty McKean, Assistant City Manager
FROM: Ann Bingman, Program Administrator
SUBJECT: WORD PROCESSING SYSTEM UPGRADE
I am requesting your permission to proceed with the proposed
upgrade of the word processing system, The total cost of the
upgrade is projected to be $44,518.44, This includes the CPU
update, an additional disk drive, an upgrade of the current
disk drives, a peripheral upgrade, and additional software, I
am attaching a memorandum from Mary Ramsey that describes these
improvements in detail,
Please let me know if you have any questions about the proposed
acquisitions.
Ann/Bingman
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0657g
PROPOSED
WORD PROCESSING SYSTEM UPGRADE
I. CPU UPGRADE $ 21750,00
It. EXISTING DISK UPGRADE 5,460.00
A, Upgrade From 26MB to 80MB 21500.00
B,• Removable 13.4MB Disk 210.00
C, Extended Memory 2,750,00
III. NEW/ADDITIONAL DISK DRIVE 18,000.00
IV. PERIPHERAL UPGRADE 13,875,00
V. SOFTWARE 3,200.00
A. List Processing 1,200,00
B. WP Plus 2,000.00
VI, INSTALLATION CHARGES 1,233,44
A, System upgrade 62:3.44
B, Additional 275 MB disk drive 510.00
C. 220 outlet - Approximately 100,00
TOTAL UPGRADE $44,518,44
clrYot o[rwrou, rJXAS MUNICIPAL FU!(.01NG DWON, rEXAS 76201 TELEPHONE {8111 5668200
MEMORANDUM
DATE; July 3, 1984
T0: Ann Bingman, Program Administrator
FROM: Mary Ramsey, WPC Supervisory Secretary
SUBJECT: UPGRADE OF WORD PROCESSING SYSTEM
The following is a detail of what is included in the word
processing system upgrade, the cost of each step, and a summary
of what will be accomplished,
I, CPU UPGRADE
One board will be added to the Central Processing Unit
(CPU) which will allow the CPU to access more disk space,
Cost: $2,750.00
II, EXISTING DISK UPGRADE
A. Upgrade From 26MB to BOMB
The present system disk has one 13MB disk of fixed
memory and one 13,4MB disk of removable memory, The
system software runs on the fixed 13MB disk. All
work is created on the 13,4 removable disk, With the
disk upgrade, the system fixed 13,4MB disk will be
replaced with a 66.6MB fixed disk. The system
removable disk will remain 13.4MB, however, work will
no longer be created on that volume. The 13.4MB
removable disk pack will be used to back up the list
processing files. Cost: $2,500.00
B. Removable 13.4MB Disk
one additional 13.4MB removable disk will allow for
off line back up of the City Secretary's Cott
Ann Bingman
July 3, 084
Page Two
Indexes, Any number of removable disks can be stored
off line offering backup and unlimited storage
potential, Cost: $210,00
C, Extended Memory
Extended memory gives the system the capability to
have more open files on the system and allows the
system to perform more activities at the same time.
Cost: $2,750.00
III. NEW/ADDITIONAL DISK DRIVE
One additional disk drive will house one fixed 275MB disk
of memory, All new work will be created on this disk,
The addition of this drive will allow new work to be
copied from this disk to the removable disk for back up.
The addition of 275MB will accommodate the city word
processing memory needs, depending on growth, for the
next thrae to five years, Cost: $18,000.00
IV. PERIPHERAL UPGRADE
With our current system, all workstations and printers
have 48K memory. In order to run the more advanced
software packages, 64K peripheral memory is required, We
have 13 workstations and 7 printers which will be
upgraded. This upgrade will require changing out memory
boards in the equipment, Cost: $13,875.00
V. SOFTWARE
A. Gist Processing
List Processing simplifies record keeping and
information processing by allowing the creation and
manipulation of files. To create files, the user
defines fields and combines these to form records.
The records are then grouped into files, Each field
within a record can contain up to 60 characters, each
record can contain up to 2,280 characters, and as
many files can be created as the system provides disk
space.
List Processing will be used to assist the City
secretary with updating the Cott Indexing. This
feature will eliminate the need for retyping any
information once entered as a list processing file by
allowing information to be recalled and reformatted
as needed, Cost: $1,200.00
?shn bir~gman
July 3, 1984
Page Three
B. WP Plus
Word Processing Plus software will be run in addition
to our current word processing software, The
operator will have the choice of which option will
best suit the need of the job at hand. The following
is a list of a few of the WP Plus functions:
1, Text Processing 7. Undo Function
2, Split Screen Editing 8. Print While You Edit
3, Integrated Graphics with WP 9. View Final Document
4. Column Move, Insert, and Delete 10. Long-On Option
5.' Save and Recall 11. List Sort
6. Document size can be extended 12, Spelling Verifier
to a capacity of 84000 pages per 13, Advanced Scrolling
document, (Current word 14. Text Emphasis
processing documents are limited
to 120 pages,)
Cost: $2,000.00
VI. INSTALLATION CHARGES
A, System upgrade - $623.44
B. Additional 275 MB disk drive - $510,00
C. 220 outlet - Approximately - $100.00
The current system is limited by disk space and is unable to
provide the needed additional software functions, The upgrade
will provide adequate disk space to run the List Processing
software which will be used by the City Secretary to update the
Cott Indexing. The Spelling Verifier software will save time
in proofreading documents and improve the quality of work
produced.
The upgrade of the word processing system will benefit each
department cucrently having Wang equipment and will accommodate
future remote equipment in departments such as police and
fire. Where the current system is operating at capacity, the
upgrade will meet the immadi.ate needs and allow for growth.
~o,
Mary g sey
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ti lrlu lr~s
CITY OF DY'NTON
DATA P1-%'OCE'SS1NC! ADVISORY HOMO)
July 2 5, 1984
Called moet..ing of Lho City of Dent-on
Advisory Board, Wcldno5day, July 25,
1984 at 6;00 P.M. aL the City of Denton's
Data Processing office, 324 LasL McKinnoy.
f`il_mbe1: s 1're.oent , Gerald Cardwell
Dale riaddry
Miy PiLl.man
f•lembors Ab;.;unt.- Ronald McDade
Bill Shanks
others Pr:cscnllt: Char lot-te Al lon
Ann Bingman
Cary Collins
Mary Ramsey of the C.it.y staff
c:'harlot.te Allen, Lhe City Socretavy, ;,worn in Pay pittn,m 'n L;~;
lcltosL t.l?rm a 1110)llbor of t.11e Data Pr(wcr ;ing Advisul:y 1111.1id.
Tho mclnlbers prosent drew lots Lo clotc.,rmi.no tale yc.-ir tholr „I f~~il,t
mont Lo the Data Processing F3oard would oxp.ire, R,iy PiLlw,m wd
Gerald Cardwell drove odd yo,rs and Lhouefore Lhei.r t-erlns wi 11 :,I.d
in 1985 and all other membors appointhernts will expire in 19180,
,rho m i notes of l.he Juno 11, 1984 mocl: ing wol e cocci ved x1111 i 11.'1 e
bo.i ng no calla ndcs Lo Lho 111i nut-es cis wri Uc n l'7C'1.'e rippt: oved ,
Aft-or much discussion about the proposed upgrade of word proc'C':,S i l)q
eduihulent t.o handle future growth and t:o relieve i:he immod.tate
1.1mitations in t:he Word Processing Ccni:or, Pay Pittman made a Tot ion
to rocummend the CiLy of Denton Council approve t-he proix~ r_x1. u},gt ode,
of the word processing equipment. Dale Maddry seconded the motion
argil Lhe motion was passed unanimously. In the discussion, the 11-Mmbel-.13
of file Advisory Board indicated that they did not feel. I:hat cord
prows sing matters were nescc's;ari ly the province of t:Ills
f)o(lrci U111. t';=f;
the word plocossing equipment was going Lo be connected to the d,aa
processing equipment via tolophone l.iijus or c0ax.ial rah1r:s. it
Was Lhe feeling of the Board f.N-A t.hese hatters could I,e mire
,lppr-ol'lr.iat:ely handled by coordination with Lhe DireCt'Or Vf. DOt.a
Processing and the Board need only be .involved in Lhose itoms' the
Director of Data processing wcxlld dccm a inattor for the N1v.i:sckr'y
!;Oci rd .
Gary Collins discuzi,;ed with (.ho tloord that tho 9'1tES r,onIt,Iot
c:d AMS contract wore both cone i mlat. ton Of tale Sof (.ware Al 'I i n l n('t_',
controct associated with the City of DoIlLo11'u Payroll/Pc,rrcnlu; 1
System and F.inanoial Syste111 respectively. Ml; , Ray Pi.t t.w,ln m,l c~ 1,11o
observaticm that- he felt the Board has made a conunitment: to this
Philosophy four years ago and felt the assoclatud costs wer.c rIuch
less 1.11an costs of qualified pro(jrammors, Mr, Dale M,-iddry xw le
the obsel:'Vation that if annual rcllcase, 11o\q 01)ha11Cerllent!3 a11C1 ct>t'rPCf 71:111"3
were not fortllcomin41 for a period of time, then the City of• Dk.~nt.oil
should considor the option of not tonewing those mai.ntonanco c ?ntri,t is.
Gary Collins assured the Board t. hilt these type of l nh 1I11'C`Ilkonl 5.
reIcascs ..+IId co rr(:,ct.i01)s had bi,on providod duri.llg tbo p,ll:t. yt !c nnli
new rell'ilSCS Of L.11C5e SyStCMS arc<rc p1mmed for Lhe upec?Iliinlf t•:r,,c.
'iTho Advisory Board unanimously c('oowmcnded the CiLy of i-vilton's
Council approve both of Chew soft%yare Inaintonanee cont.r~lc7ts,
Gary Collins infonnod the Board that: Mr, Bill Shanks kit wt i t t c'n a
letter resi(p)ing his IlU'llll)evMIS1) From the L),iCa hrocosI>.i ng My r' . y
l10ard
There bring no further business, the Data Proccssinq Advi:+nry .;..11.d
meetfiaj wars adjourned.
~I
R E S O U 1' 1 0 N
WHEREAS, in `Hguae Concurrent Resolution 2171 the 684h
Legtalature of the state 0f Texas authorized the Texas
Commission on Jail Standards to develop minimum standards for
municipal )ails) and
WHEREAS, the enactment of these standards as proposed would
require the City to reconstruct of remodel its )ail facilities
to comply with the design specifioationai and
WHEREAS, such a reconstruction or :emodelinq requirement
would create an enormous financial ourden upon the City of
Denton)
NOW, THEREFORE, BE IT RESOLVED BY THE COUNCIL OF THE CITY Of
DENTON# TEXASi
SECTION I.
That the City of Denton is hereby opposed to the 'mandatory'
standards being proposed by the Texas Commission on Jail
standards because of the tremendous financial burden created
thereby upon TOXda municipalities.
SECTION It.
That the City Council of the City of Denton, Texas, joins
with the Texas Municipal League in favoring voluntary guidelines
instead of the mandatory standards as proposed.
I
SECTION III.
I
That the City Manager is hereby directed to deliver copies
of this resolution to the Texas commission on Jail Standards and
to such other state officials involved in the development of
)ail standards as the City manager deems appropriate.
PASSED AND APPROVED this the day of Auguat, 1981.
RICHARD 0. STE' ART, MAYOR
CITY OF JENTON, TEXAS
ATTESTS
CHARLOTTE ALLEN, CITY SECRETARY
CITY OF DENTON, TEXAS
APPROVED AS TO LEGAL FORM)
JOE D. MORRIS, ACTING CITY ATTORNEY
CITY OF DENTON, TEXAS
BY;
MEMORANDUM
Datei July 26, 1984
To: G. Chris Hartung
``City Manager
From:'/Steve Fanning, Comprehensive Planner
Rei July 31, 1984 work session on Development
Guide update
The backup for this work session is the same blue
notebook previously given to the City Council.,
't'herefore, it would be helpful, for the Council
to bring this notebook to the meeting. If addi-
tional copies are needed, please let me know.
ab
CITY OF DENTON
MEMORANDUM
DATE: July 11, 1984
TO: Mayor and City Council
FROM: Planning and Zoning Commission
SUBJECT: YEARLY REVIEW OF DENTON DEVELOPMENT GUIDE
We have reviewed the attached series of issue papers that have
been compiled for your consideration for the yearly guide up-
date, As required by the procedure policies on page four, "the
Guide is to be placed on the Planning and Zoning commission's
. agenda yearly for recommendation to the City Council for minor
modifications and/or readoption". The issue papers represent a
series of questions that have been brought to our attention by
the staff.
The lengtu of the document is due in part to the time that has
elapsed since the Guide was last brought to your attention by
us, and because of the large volume of development activity in
Denton over the past 18 months, Increased activity means that
the staff is using the Guide with greater frequency. It also
means more questions are raised about proper interpretation of
the Guide. The staff's miior concern is to make sure that they
are relavinc to tha public your development policies, The
Planning and Zoning Commission has a similar concern regarding
what the City Council is communicating to the Commission so
that the Commission can support the Council according to common
objectives and policies for development in Denton.
Robert LaForte
Chairman
ga
• 00068
r ~
•
1963
DEVELOPMENT GUIDE UPDATE
ISSUE PAPERS
• JULY 6, 1984
DRAFT
00068
qa
POLICIES
ON
INTENSITY
! STANDARDS
I
0006g
ga
1
Issue ill
HOW IMPORTANT ARE THE INTENSITY POLICIRS?
EACKGROVND
Cities can plan and control their growth structure, A few Of
the reason's for managed growth includel
1. Financial,, uncontrolled growth is an expensivw way to
develop a oicy.
2. Maintain basic city lifelines (linkages), Without
efficient transportation, utilities and communication
cities cannot survive.
3. Deter blight
4. Maintain property values
5. Protect lifestyles
A few myths that should be understood:
1, All cities (including no-zone Houston) control growth.
The question is how do we want to control growth?
2. All development is subsidized, the question is how much
and where are we going to subsidize development? Cur-
rent practice is to follow growth. The alternative and
less expensive approach is to lead growth.
3. Development Guide, Zoning, Subdivision Regulations, and
similar regulations do not discourage growth; if they
are clearly defined standards and if they aro consis-
tently and uniformly applied. Shifting policies, gA-
defined standards, and case by case committee deter-
mined standards do discourage growth.
4. Traditional district zoning has very little impact as a
citywide planning tool. In theory it will control
citywide growth, however, in practice zoning only:
1) Controls site planning
2) Protects higher income single family neighborhoods
3) Provides control of severe land uses such as junk
yards, eta.
INTENSITY PLANNING CONCEPT
The intensity policies'of the Guide are the heart or base to
Denton's Development Guide. Current interpretation of their
importance is with priority emphasis on the intensity plan-
ning concept and with secondary emphasis on site specific plan-
ning concept. The following chart contrast these two plan-
ning concepts. Both rte important, however, the staff,
Planning and Zoning Commission, City Council need a common
emphasis in order to provide longer and more consistent
planning for Denton,
ItiUR fl
WHAT PLAMMINQ COMOUT SNOULA Wit WHASIU?
site ific/Fixed Design/District I
Intensity planning Conoopt IZOning Concept I
f
0aope ~Q ~
Area i Citywide i Site Specific
ITIM Long Term I WRT 'mil I
Morison ftphasis I I
13 to 30 years + i S to 13 years
IPlannins BROAD STANDARDS FOR 1 FORSCAST PLANVING, ~
iConcept A STBUCTURtD PLAN 1 RRACTI0RMY I
OR POLITICALLY STRUCTURID I
(Dora Follows lunation)
I f
Decide what you want then plan to I Try to forecast where growth will
1
i provide that type of urban 1 be and provide infrastructure/serv-1
1 structure, 1 ices no matter where it occurs, 1
Development follows structure if 1
. they want $ help in infrastructure 1
BMWIT
DMWIT ( I
I Perceived to encourage 1
!lore efficient infrastructure I growth I
in terms of dollars and physical 1 f
ability to function ; - It is perceived to spread the f
economics of development to I,
1 ability to serve and sustain 1 more people f
1 land use structure 1 f
I ~ I cosT f
1 1 Most costly form of urban I
development
Infrastructure in vapid 1
I I growth will not match
land use
I 1 I
RESULT i Future Denton will probably be a 1
cross between Garland and Plano.
1 I I
as3ag
3
I8SVX #1
~,C(?i~4~ND11TY0N
The Planning and Zoning Commission recommends the following
planning policy:
The intensity index policies are the priority policies of the
Guide. The importance is to be emphasized in all planning
activities.
The chano+n of an areas intensity index standard is considered
a major decision of the City and therefore incremental planning
activities and decisions, that will change the ourRant or pro-
jected intensity of an area should be tabled, time permitting,
and a special intensity study of that area should be referred
to the Planning and Zoning commission. incremental planning
activities and or decisions include but are not limited to,
zoning, utility, dvainage, transportation, park planning, *to,.
that can directly or indirectly change an areas utlitmats land
use intensity.
The Planning and zoning study will focus on the areas intensity
question, addressing the need and impact of changing an areas
intensity index standard, The study recommendation will be
forwarded to City Council for final action,
Special Note: it should also be understood there are numerous
other policies and factors that will be con-
sidered in City planning decision making.
4
ISSUE 02
INTENSITY STANDARDS DO THEY REFLECT OUR OBJECTIVES?
BACKGROUNDi
Some specific policy objectives of the Guide include:
1, Limit overall city intensity,
2. The moderate and high intensity centers must be centers
(nodes) and not spread high intensity citywide,
3. Limit the number of high intensity centers to two or
three areas (i,e,, do not let moderate centers become
high intensity centers),
4. Encourage mixed high intensity land use in the high in-
tensity center area, (This also means to discourage
low intensity uses in these areas,)
S. Limit the intensity and number of moderate intensity
areas,
6. There must be a significant amount of low intensity
between moderate and high intensity centers,
• The two most emphasized objectives are:
1. Reduce public cost
2. Provide the ability to move and communicate in order
for the economic base to function efficiently (linkage
is another term for this)
CONCEPT PLAN:
To realize the above objectives the Ian use pattern must match
the transportation and utility pattern.
In Denton, like most cities, the predominate transportation
mode is the automobile but the economic /special desire is to
also have the advantages of high intensity areas. Therefore,
some compromise to the ideal is required, The professional
planner's technical recommendation in its simplest terms is to
have a few high intensity areas (nodes) that are limited in
size and the areas between the nodes to be extremely low inten-
sity.
• 1Por more discussion on urban development concepts, see
attached notebook titled "Alternative Growth Concepts",
5
ISSUE,NZ
. SPECIFIC INTENSITY STANDARDS:
The Denton Land Use Committee (Development Guide) conclusion
was to have the low intensity areas at the higher end of the
development scale (current standard is approximately $03 hi her
than area cities), Therefore, the guide su gested a balanc ng
element in the moderate centers by restricting the intensity to
60% and by limiting the number of these areas.
This intensity combination of the Guide does not meet the ideal
but would roduce
(nor does any city),
a relatively efficient city. However, current zoning in place and the trend in new
zoning is to let the moderate center intensity go well above
the standard, Also, in the low intensity areas, intense uses
are being allowed to concentrate adjacent to the moderate
centers. The result is a citywide moderate to high intensity
urban structure with an auto based transportation linkage
system. This type of city development has a number of benefits
and costs. The benefits include such things as individual
privacy (auto, single family housing), short term real estate
economic benefits spread to a larger number of different in-
dividuals, etc, The costs include severe traffic congestion
that cannot be corrected with additional roads or mass transit,
lack of open space, high public cost for infra-structure and
other public services, It also has the long range potential of
such severe transportation and related problems that jobs (eco-
nomic base) will move from the City,
Since the Guide policies apparently are not accomplishing fully
their desired objective, the staff would recommend the follow-
ing refinements to the basic intensity policies:
1, Lower the low intensity standard to 50 trips/acre/day.
2. Raise the moderate standard to approximately 350 to 400
trips/acre/day but limit as much as possible to areas
of 30 ac. and the number to only a few locations (still
maintain bonus for a limited number of truly diversified
area that is not speculative.)
3. Limit commercial concentrations in low intensity areas
that would create or enlarge an established moderate
intensity area. (Refer to Concentration policy)
4. Actively promote high intensity development in the high
intensity areas, and in fact limit low intensity in
high intensity areas.
ISSUE 02
Specific Intensity Standards (cont.):
S. Chan a some currently designated moderate areas (i.e.
Nortg Locust) to low intensity areas (or, as an alter-
nate, add a new deli nation of low/moderate based on
ISO to 200 trips/dayl.
6, Make into intensity nodes (as much as possible) the
current spread moderate areas that are spread out over
lar a segments of the town* hoe. NTSU area, Teasley/
Dallas Dr6 etc. University Dr. etc.)
RECOMMENDATION: ,
We consider this an important consideration that requires more
study before making a specific recommendation. Therefore, we
are planning work sessions on this item. For the interim we
suggest keeping our current intensity standard.
ISSUE #►3
. ARE CURRENT EFFORTS TO IMPLEMENT THE INTENSITY STANDARD
ADEgUATET
9ACXQROUND
The attached technical appendix citywide Intensity Analysis
shows that (t) Out of Intensity Districts are
currently over the intensity "s&'cn 'surd based on existing land
use an (t) out of Intensity Districts are over
the stars a3 r T"& sed on existing and use plus _existing zoning of
vacant land.
Current implementation tools are;
1. Concentrate on new zoning requests and development
proposals to encourage such zoning to stay within a
district's intensity standard
2. Limited emphasis on related land use management tools
of utility planning, thoroughfare planning, curb cuts,
etc. The limited emphasis refers to the fact that
tools are currently used very little as a land use
management tool (i,e, require land use to conform to
the utility, thoroughfare plan etc.)
The predominate practice is to try and anticipate or
simdly react to where land use is going. That is, let
land use activity dictate where public funds are spent
for infrastructure.
This current program will have some impact on the future of
Denton's urban intensity pattern. Simply publishing a plan has
some impact. However, the question is, are the current efforts
enough? Current efforts will produce what is called a current
trend city. A drive around the metroplex or larger cities will
give a general idea of what the future of Denton will be.l
NOTE; It should be understood that traditional zoning cannot
implement city w• de land use policies except for higher income
single family ne'.ghborhood protection. Traditional zoning in
general is a site plan regulation.
ALTERNATIVE LAND USE MANAGEMENT PROGRAM CONCEPTS
The following concepts individually or in combination could be
considered. This is not an all inclusive list, but a limited
discussion list, to provide a picture of different alternatives,
iSee attached newspaper article on Plano zoning.
8
ISSUE 03
Alternative Concept 01 - The current efforts are too much,
City wide or district-wide intensity
concerns are not critical, A site y
site review of development activity
would be sufficient,
Alternative Concept 02 - The current efforts as described are
adequate,
Alternative Concept 03 ucturauldbetnseplantandnfundrinfracture
structure in only planned areas. If
developers want infrastructure in
other areas of town they should fund
100; of the cost, include offsite
utility extension, drainage and
thoroughfares,
Alternative Concept e4 We should create a P,D. intensity
overlay zone. Each development would
have to meet the intensity standard as
well as the underlying Base Zoning
District Standards (also could include
other guide policies like
• concentration),
Alternative Concept NS - Back zone the City to conform to the
intensity standards,
RECOMMENDATION;
It is recommended that a program to consider Alternative
Concepts #2 and 3 be developed by the staff and brought back to
the Planning and Zoning Commission and City Council for their
final determination.
In the interim it is recommended that all major zone cases be a
P,D, with a 3 year time limit for substantial development (is%)
to be started and if not the zoning development right will be
rescinded.
9
•
I
SPECIFIC
I
LAND USE/AREA PERFORMANCE
POLICIES
•
0006g
ga
10
ISSUE 04
i
CLARIFY WHAT TYPE OF PROJECT FALLS UNDER THE GUIDE CATEGORY
CALLED APARTMENT POLICIES,
I
BACKGROUNDi
The Land Use Planning Committee considered density policy ter-
minology prior to designating specific land use policy. The
committee settled on a density terminology policy as followst
(Reference page 38 and 39 of Denton Development Guide 1980,
Appendix Vol, I)
APPROXIMATE RANGE
AVG.
Low Density 0 - S
Units/ac - 4
Medium Density b - 12
units/ac - 9
High Density 13 - 36
units/ac - 24
The development guide capacity and intensity standards were
based on these density policies.
• The staff has been interpreting the development guide reference
to apartments as corresponds to the above high density. In
other words, anything above 12 units per acre is classified as
apartments, pp a to our zoning ordinance, this would
generally fall in the ME-1 and above districts, This inter-
pretation becomes important because the guide has specific
performance standards for apartments (high density) whereas it
does not for low and medium density. (see pg. 24 and pg. 29)
RECOMMENDATION:
The current interpretation allows flexibility of housing design
but with control of apartments. Medium density does not need
performance standards like apartments since medium density
housing does not present major problems if 1) the overall
neighborhood intensity standard is strictly enforced, and 2)
good site planning is maintained. Therefore, it is recommended
that the current apartment definition be maintained. (12 units/
acre or more)
ALTERNATIVES:
. Confirm the current policy interpretation of 12 units/acre
or more.
Include medium density under apartment high density pol-
icies (i.e. b units/acre or above).
Other (Specify)
ISSUE ~►S
ACCESS REQUIRED FOR HIGH DENSITY HOUSING
BACKCROUNDi
The current Guide Policy is that apartments (high density
housing) have their access by:
In moderate intensity area
"access to major thoroughfares required"
In low intensity area
"access by collector street or larger" (page 2S) or
"to have major street access" (page 29},
The City of Brenton has an abundance of streets designed as col-
lector streets, The intent of the policy was to have exclusive
access by major collectors. Some of the interpretation has
been access by any collector, This interpretation allows high
density areas in the interior of low density housing. The
guide goes on to say that access "not to be through low density
streets," This latter part of the policy is sometimes ignored
or not understood. The intent was to have the only access by a
major collector while the practic is to have at least one ac-
cess by any collector, then other access through low density is
. allowable, This inconsistency and/or intent needs to be clar-
ified,
RECOMMENDATION:
In low intensity areas:
high density requires the only access by secondary
arterial or greater.
medium density concentrations requires at least one
access by a collector street (not every individual
unit).
In moderate intensity areas:
high density; expand current guide policy to read, "at
least one access by major or secondary arterial with no
access by low density residential street"
medium density concentrations requires at least one
access by a collector street (not every individual
unit),
ISSUE 06
CLARIFY THE INTENT OF THE POLICY "TO HAVE STRICT SITE DESIGN
REVIEW FOR ALL PROJE TS WITHIN ONE BLOCX OF EXISTING SINGLE
FAMILY DWELLINGS." THE INTENT I& TO PROTECT THE CHARACTER OF
THE NEIGHBORHOOD.)
BACXGROUNDi
The practice has been to require planned development (PD) zon-
ing, a screening fence, and some minor site modification. This
practice does not appear to meet the intent of the policy,
which was to include neighborhood character as well as site
planning.
Planned development (PD) zoning does restrict the use to a
specific use but the development standards have in the past,
typically been traditional toning. The neighborhood character
standard could be called "good neighbor standards." For exam-
ple, if existing adjacent single family had landscaped front
yards then the commercial would likewise have landscaped front
yards. If adjacent to single story single family, then the
commercial/apartment would be single story or have large set-
backs for transition to the neighborhood, In addition, com-
mercial/apartment would have to restrict signs, no parking lot
lights, permanent screening fences, etc. Also, when practical,
similar architectural style would be encouraged,
RECOMMENDATION: ,
The Planning and Zoning Commission recommends the above
standards be incorporated into the guide as specific policies
as follows:
If within 1,600 feet of existing low density residential or
such additional distance as judged to be materially affecting
the character of tle neighborhood the following policies apply
for commercial/apartment development:
1. If adjacent residential areas have landscaped front
yard then the commercial/apartments would likewise have
landscaped front yards.
2. If adjacent to single story residential, then the
commercial/apartment would be single story or have
large setbacks for transition to the neighborhood.
3. Signs will have to be in scale with the neighborhood,
which usually means attached to the building face.
4. Parking lot design would need to consider access away
from residences, parking areas setbacks, permanently
screened from residence, and parking lot lights posi-
tioned away from residence.
5. Also, when practical, compatiable architectural style
would be encouraged.
ISSUE 04
• ALTERNATIVESt
Keep policy like it is, our PA zoning has accomplished the
intent.
Clarify the intent by changing the guide to include the
specific performance policies as stated in the above
recommendation,
Eliminate site planning requirements altogether.
Other (Specify)
ISSU3 0A
CL"XptCATION Or THE POLICY APARTMENT CONCENTRATION IN LOW AND
MODERATE INTENSITY NEIGHBORHOODS.
811CKQROUND
? The
guide's intent was that the vast majority of concentration in
low intensity areas would be less than 200 units with 500 units
concentration only for unique sites. The $ame intent rpplied
for the moderate guideline of $00 to 1000 units, The )tactic*
has been to apply the upper limit.
Whgt is gongentra og in one fllao4? The intent was that a
complete different iand use area separate concentration of
apartMOnts. The separation emphasis is on area and not one or -
two lots, The subjective nature of this may need guidelines,
i.e „ apartment concentrations to be separated by 50t of neigh-
borhood width (or length), or 1/2 mile which ever is less.
MWIMENDAT I ON
Change guide policy to specific standards as recommended,
o Concentration in low intensity areas be limited to 200
• units.
o Concentration in moderate intensity areas be limited to
750 units,
0 Concentration must be separated from other high den-
sity housing by 1/2 mile or 50% of intensity area
length, which ever is less, This separation includes
separation from adjacent intensity area high density
housing, including moderate intensity areas, adjacent
to low intensity areas.
I 15
ISSUE #79
CLARIFICATION OF THE POLICY ON (PQ. 24)q WMT ARZ "SMALL
SCATTERED SITES (CONCENTRATIONS OF NEIGHBORHOOD COMeRCIAL
OFFICE ETC,"?
B.kICKGROUND :
Issue N7 speaks to apartment concentration in low intensity
areas, The apartment issue is only part of the policy
concerning concentrations of diversified land uses in low
intensity areas. Other types of higher intensity land use
concentration may need clarification.
RECOMIENDATION:
It is recommended that specific concentration standards for
neighborhood commercial, and office be developed, specifically
an intensity concentration limited to a typical 4 ac.
neighborhood retail center (4 ac, x 650 x 2600)(ac, of retail x
intensity units • intensity units generated), Specifically the
recommended policy would be:
o Concentrations of office/retail etc, in low intensity
areas be limited to 4 acres or 2,600 intensity units
which ever is more.
• o Concentration must be separated from other high inten-
sity retail, office or similar land uses by 1/2 mile or
50% of intensity area length, which ever is less, This
separation includes separation from adjacent intensity
area high intensity land use areas, including moderate
intensity areas, adjacent to low intensity areas.
ISSUEto
POLICIES FOR MOBILE HOME PARKS
BACKGROUND;
Specific site locational policies are not addressed directly in
the guide. Traditional ,and use plannin criteria suggest that
mobile hove parks have similar characteristics as apartments.
They are not totally parallel since, for example, mobile home
parks are less dense but needs of access, recreation areas,
etc., are similar. Part of this planning criteria is based on
the fact that in many cases the owner uses a mobile home park
as a temporary use till the market catches up to higher uses
for the site.
RECOMMENDATION:
It is recommended the location policies be the same as
suggested in the guide for apartments,
Low Intensity Areas:
1. The overall intensity standard not to be violated
2. No concentration more than 200 units
3. Access by a collector street or larger (i£ density less
than 12 units/ac)
4, Strict site plan control within 1,600 feet of existing
single family residential
S. Sufficient green space, recreation facilities, etc.
provided
6, Input into planning by neighborhood
Moderate Intensity Areas:
1. The overall intensity standard not to be violated
2. Limit concentration to 750 units
3. Access to collector street or larger (if density less
than 12 units/ac)
4. Strict site planning within 1,600 feet of single family
residential
17
ISSUE 09
DISCUSS ONE OF THE QUIDE15 "PRIORITY" POLICIES
. The Protlgtion„of Existing Housing
BACKGROUND:
The quids suggests that preserving our existing housingq stock
is a priority policy. The guide also suggests a priority of
the priorrity is to especially preserve low and moderate income
housing.
This policy is mentioned several places in the guide (Ref. page
9, 19. 23, 25, with particular reference to pg. 30, 31, 50,
51, 55).
A number of recent zone cases have apparently questioned this
policy or differed on it's application in certain neighborhoods.
These decisions appear to be in conflict with the current pol-
icy, therefore, clarification is needed in terms of:
Is this still a priority policy?
If not, how should it be modified?
Should we identify areas of town where this will not
apply?
Other? ,
The planning program workshop and/or participants that prepared
the guide suggested a number of reasons for the current policy.
1. Existing older housing is the only affordable alterna-
tive for many people. If we take this housing from
them, where do they go?
2. Low income people (including renters) should have the
same protection of their quality of life as other
residents. This includes protection from traffic,
noiso, privacy and their home property values.
3, public action is one maior cause of neighborhood do=
aline. These actions can include changing zoning
patterns, low priority for public improvements or
community leaders publicly stating that a neighborhood
is "in transition", All of these types of actions w1il
in themselves perpetuate neighborhood decline.
4. There is very rarely a neighborhood that can be changed
from, say, single family to commercial or apartment.
• The fact is, it will never be totally transformed;
there will always be some housing left in the neigh-
borhood. The question is, does this housing need
protection?
18
ISSUS 09
i
• Background (cont.)
5. Changing zoning in oldec neighborhoods always creates
big winners and big losers. The big winners are the
few who get their zoning and are looated in the right
place. These sites will develop commercial, apart-
aents, *to. reaping big profits for the land owners,
The losers (usually the majority) are the ones in the
wrong location with or without zoning, The market will
not redevelop these areas. The result is a population
who have to live in a continually declining quality of
life and property values.
6. There is a public cost created by rezoning older
neighborhoods. Typical increased costs include fire,
police, sanitation, code enforcement, federal pro-
grams, and in the areas redeveloped for apartments/
commercial there will be cost to upgrade utilities and
streets that were not designed for these more intense
uses.
7. The guide suggested that some very limited intrusion
into residential areas could be considered undor lim-
ited conditions (for example, see pg. 25). Part of
this policy was discussed in the guide update issue
(#3--PD zoning).
OTHER COMMENTS:
1, some suggest by limiting zoning we are trying to alter
free market forces. Howevec this is often questioned
since there can not be a free market unless the total
City is rezoned so all can compete for the limited
commercial/apartment market.
2. Another comment often suggested is that we will dis-
courage development, However, it is a known fact that
if the market demand is there and if there is any
available land in town (.not including, say, the zone
case site) then that market demand will be met whether
or not a specific zone case is approved.
3. The tax base question. it is many times suggested that
the lot in question will generate more taxes if re-
developed retail or office than if left vacant. This
is true as far as the site is concerned. However, if
the long run tax benefit/cost analysis is made for a
total neighborhood the resultant decrease in neigh-
borhood property values coupled with increased public
cost will in most cases be negative.
19
issue X19
Other comments (coat.)
4. One major public cost for older neighborhoods that are
rezoned apartments and retail is the required uQQgrad-
ing of utilities and streets to acoomodate the in-
creased intensity, The original neighborhood was
platted and designed for low density, Higher density
requires larger utility lines and wider streets, The
public is usually left to correct these facilities.
One solution to the problem is the Austin example. The
City of Austin is currently back zoning all apartment
zoning in older neighborhoods unless the property
owners can bring utilities and streets up to apartment
standards.
5. When zone cases come up in these neighborhoods, there
is usually no opposition from residents and usually
support from landlord property owners. Can we,
therefore, interpret this lack of opposition as
neighborhood support? The accepted opinion is that
this conclusion may not be correct. First, the neigh-
borhood residents are not informed since notices go to
owners, not renters, Further, most residents do not
have the financial means, or education about the sys-
tem to take part in the zoning process. Landlords on
• the othe,: hand are in many cases ignorant of the effect
on their property values. Most think they can sell to
the apartment developer and reap great profits. Unfor-
tunately, in most cases, only a few lots have all the
ingredients necessary to win the apartment lottery
prize, the remaining properties are the big economic
losers.
RECOMMENDATION:
We continue the current policy which is a very strict and
narrow Interpretation of the criteria on page 25, including the
planned development (PD) site plan requirements to include a
design compatible in architectural scale (size) and site plan
(front yard, side yards, etc.), other requirements from page 25
that will be followed in their most restrictive interpretation
include only access of multi-family/commercial by secondary
arterial or greater, open space required, neighborhood input
and the overall neighborhood intensity standard cannot be
violated.
Typical Review Criteria and Procedure:
1. Impact on neighborhood intensity index determined. If
• the proposed development exceeds the intensity index
standard then the Planning and Zoning and City Council
will typically conduct a special study of the neighbor
hood to see if the intensity index standard can be
20
Issue 09
't'ypical Review Criteria (coat,)
raised and still maintain the neighborhood and city
development integrity, This first study will be for
overall neighborhood intensity study and not to consider
the specifics of a proposed request, Also note raising
a neighborhood intensity standard does not automatically
signal approval of a specific request,
2. If the development meets the neighborhood intensity
index standard (or as revised) then a detail site plan
will be required for developpment within 1,600 feet of
the neighborhood (or such distanoe that is judged to
materially affect the neighborhood),
3. Other general review criteria/states:
a) Such things as upgrading or eliminating older
deteriorating structures will be considered a
positive action but not to the extent that it is
judged detrimental to the overall neighborhood.
b) A major review criteria will be to compare the
proposed use and location in the subject neigh-
borhood to the same use in a similar location in a
new neighborhood. If it would be allowed in or ad-
jacent to new neighborhood it is probably accept-
able to the older neighborhood, if it would not be
acceptable to the newer neighborhood it will prob-
ably not be acceptable to the older neighborhood.
•
21
ISSUE 010
RECONFIRM AND/OR CLARIFY THE INTENT OF POLICY (PG4 24)
DIVERSIFIED LAND USE ENCOURAGED IN LOW INTENSITY AREAS.
BACKGROUND;
The intent of this policy is that all areas of town would have
some apartments, small housing, mobile homes, etc. The prac-
ice is generally that this type of housing is not allowed in
some parts of town, such as the Northeast area of town. On the
other hand areas such as East Denton are allowed to develop as
much as the market dictates.
COMMENTS:
1. Diversified housing tends to concentrate in areas of
least resistance (areas already or easily rezoned).
2. It may not be "affordable" but it is clear that if
diversified housing is allowed in all parts of town,
then the market will usually responn(T7
RECOMMENDATION:
• The cwrrent policies should be strictly enforced and equally
applied to all low intensity planning areas. Allow limited
amounts in all neighborhoods, but prohibit concentration in any
one neighborhood. Strictly enforcing the overall intensity
standard and concentration stafic1ar would a requ r3- eTc,
22
ISSUE Oil
COMMERCIAL/OFFICE DEVELOPMENT ON CARROLL BOULEVARD
BACKGROUND:
The current policy is: (p. 53)
"Strip Commercial Policy"
"Carroll Boulevard is intended to be a major north/south
throughway and maintaining throughway traffic flow is of
high priority; therefore, strip commercial of Carroll is
strongly discouraged. However, selected nodes such as the
immediate downtown area would be permitted, Other sections
of Carroll could support duplexes and small scale multi-
family and office under very limited conditions:"
"site design to rotect ad acent'sin le family
requiring such things as screening fences, large
setbacks, landscaped front yards, sign control,
etc,"
"site design to insure good off-street circula-
tion and parking and very limited curb cuts in
order to minimize traffic disruption on Carroll."
"input from adjacent neighborhoods prior to a
decision."
COMMENTS:
This policy suggests additional duplex, office and multi-family
under very limited conditions and in only a few selected clus-
ters (nodes). (Note: This policy also overlaps with housing
preservation policies discussed earlier.) Comments at recent
zone cases suggest this may not be the best development policy
for Carroll Boulevard, Guidance is needed on this issue.
RECOMMENDATION:
Reconfirm the current guide policies.
ALTERNATIVES:
Maintain current policy for selected nodes of small scale
office and multi-family with strict protection of existing
adjacent neighborhoods,
23
ISSUE oil
Alternatives (cont.)
Change policy to allow all of Carroll frontage to be deve-
loped in office/apartment but no retail. Protection of
adjacent housing considered but not as a priority factor.
Change policy to prohibit _a__n__yy additional office or apart-
ment zoning on Carroll Blvd;
Change policy to allow retail as well as office and apart-
ment zoning on Carroll with neighborhood protection
considered but not as a priority factor.
other (Specify)
I
24
FIXED
DESIGN
POLICIES
00068
ga
ISSUE #12
NEW SOUTHERN ALIGNMENT O!' LOOP 288 MM THE CORRESPONDING MEDIUM
INTENSITY AREAS.
BACKGROUND2
The platting of Lakewood Estates Mobile Home Park raised the
question of Loop Zee alignment. The northern boundAry of this
subdivision was on the proposed alignment. Other right-of-way
problems on Ryan Road were noted, Therefore, the conclusion of
the platting/planning process was U& to require Loop 290
right-of-way and to move the 4lignment farther south, This
decision needs to be confirmed and updated in our official land
use and thoroughfare plans.
COMMENT: -
1. It we plan to continue the south loop an official
alignment is required.
2. Resorving right-of-way for major roads that will be
developed years in the future is very difficult, par-
ticularly on alignments across property (as opposed to
alignment down existing county roads, sto.). This
problem was seen in Lakewood Estates plat. Moving the
alignment will not solve the problem, it only delays it
until it happens again. Therefore, an alternative is
to maintain the current alignment, recognizing that
right-of-way will have to be purchased from the owner.
3. Changing the alignment will change the land use plan.
4. It is recommended that the desired land use be deter-
mined first and then the engineering constraints be
considered second. One could be a veto factor over the
other but usually an engineering problem can be
overcome, whereas certain desired land uses require a
certain type of transportation.
5. A preliminary engineering review of the new proposed
alignment indicates no major problems. A map of this
new alignment is attached with a more detailed map to
be presented at the meeting.
•
26
ISSUE #12
RECO*IENDATION
The alignment is recommended to be changed to Hickory Creek
Rd,, and the two current medium intensity areas on Ryan Rd* are
recommended to be moved to Teasley and Hickory Creek Rd, and
Ft, Worth Dr, and Brush Creek Rd,
ALTERNATIVES:
Leave the alignment as shown in the guide. We will just
buy right-of-way back from Lakewood Estates,
Hove the alignment to Hickory Creek Road as recommended,
Other (Specify)
I
i
27
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ISSUE 013
BELL AVENUE RIGHT-OF-WAY AND FUNCTIONAL DESIGNATION FROM
MCKINNEY STREET NORTH
BACKGROUND:
Any road that is a continuous link across the city is in most
cases functionally serving as a major arterial, Any road that
connects major portions of the city in most oases functions as
a secondary arterial. Bell Avenue currently serves as a secon-
dary arterial function-wise from University south to 1-35E.
Past thoroughfare planning provided for Carroll Blvd./Bell Ave-
nue to serve as couplet bypass around the congested downtown
area, with Bell terminating as an arterial at University via
Mingo, The 1981 Development Guide suggested continuing Bell,
in a loop around TWU, and on north to Locust resul`.,ing in a
functional classification as a major arterial, The 1982 Guide
update eliminated the TWU Loop due to voter disapproval.
Right-of-way constraints make the implementation north of Mingo
difficult. The Engineeering Department suggested the following;
"Bell has severe right-of-way restrictions which will
most likely limit the right-of-way maximum to 60
feet. TWU has an existing 60 feet but it seems little
chance that this will ever be expanded. There is also
• the problem of getting through the area above Sherman
and University and with only 60 feet provided. We
feel that Bell could be made a collector from McKinney
Street to Locust, The classification should be secon-
dary arterial from Mingo/McKinney Street to Dallas
Drive to 1-35E due to increased traffic loads, etc."
RECOMMENDATION:
The rain concern is to set a definite right-of-way policy as
decisions must be made on platting. The elimination of Bell as
a major arterial north of McKinney could have some negative
city wide land use impact due to the limited options we have
for north/south smajor arterials. Carroll Blvd, helps
considerably, but it cannot carry the sole north/south load for
a city of 200,000 people. The Carroll question is particularly
important in light of highly related policy decision on land
use on Carroll. As more commercial, curb cuts, etc. increase,
Carroll's capacity will decrease,
However, the Engineering Department indicates alternate systems
can be created as alternatives to Bell Avenue. Also, right-of-
way decisions on Bell have to realize the practical restraints.
Therefore, it is recommended that Mingo/McKinney South be
• designated secondary arterial and Bell North of McKinney to
Locust as collector width (601) with the understanding that the
City will make alternate routes a priority for the City
thoroughfare planning activities.
IBSUIE #14
• MINGO ROAD RIGHT-OF-WAY
BACKGROUND:
Mingo Road was designated a major thoroughfare in the 1974 plan
(and possibly before). The 1981 Development Guide called tot
Mingo as a secondary arterial with recommended right-of-way of
60' to 80', The 1982 plan update changed Mingo to a major.
Engineering made the following request:
"Mingo Road does not carry enough traffic to classify
it as a major arterial, The classification should be
down graded. It runs along the railroad right-of-way
which makes right-of-way very difficult to obtain.
Development and traffic loads in this area could be
handled with proper roads in other areas (Audra bane
for one).
NOTE: Either a 41' or 45' street can be built in a
60' right-of-way, 4 (101) lanes or 2 (121)
with 2 (81) parking for 41' street, 4 (111)
lanes can be used in a 45' street.
STAFF COMMENT :
. I would add to Engineering's comment due to railroad right-
of-way, adjacent land use intensity is low for the road and no
curb cuts etc. will be realized, Thus additional support for
projecting adequate capacity with 60' right-of-way, Recommend
going back to 1981 plan designation, secondary arterial (also
note previous related policy),
PLANNING AND ZONING RECOMMENDATION:
60 feet of right-of-way as Mingo parallels the railroad.
30
ISSUE #15
RE-DEFINING THOROUGHFARE CLASSIFICATION
EACXGROUNDi
The Engineering Department has made the following suggestions:
"Limited access through the use of frontage roads
needs to be required for two major roads, These are
Loop 288 and Highway 380, 1.3S is already controlled
by the Highway Department,"
This would involve redefining these in both the devel-
opment guide and the new subdivision regulations,
The development guide used the functional classification system
developed by the COG in the early 19701s:
Freeways--controlled access
Expressways--frontage road with some at grade crossings
Major Arterials--transverse city
Secondary Arterials--serves parts of city (does not
transverse city)
Collectors--serves neighborhoods
. The Engineering comment is referring to an expressway, This
was not considered in the guide or in previous thoroughfare
plan updates. It could easily be accommodated by adding the
additional designation,
RECOMMENDATION:
Add tho expressway designation for the referenced two roads,
ALTERNATIVES:
Maintain current policy
Add new designations as recommended
Other (Specify)
31
ISSUE Mlb
CHANGE YEARLY GUIDE UPDATE TIME FROM APRIL TO OCTOBER
BACKGROUND:
Currently the guide requires official yearly update/re-adoption
in April. This time of year is always busy with C.I.P., Human
Services Committees, C.D.B,G., etc., and the update haS consis-
tently been late,
RECOMMENDATION:
Try a new time of the year that might have a less crowded
agenda, such as September for Planning and Zoning Commission,
October for City Council,
ALTERNATIVES;
Leave as is
New Date
July/August
September/October
October/November
January/February
Other (Specify)
Note: The Guide also suggests daily updates when needed.
This policy might be suggested more in the future which
will tend to reduce the volume and time required for the
yearly update.
32
ISSUE 017
DEVELOPMENT NEAR THE PECAN CREEK WASTEWATER TREATMENT PLANT
9ACKGROUNDi
The Development Guide currently has a policy that suggests
residential development be discouraged adjacent to the Sewage
Treatment Plant, The policy does not provide specifics of how
far from the plant, etc. Therefore, discussions with prospec-
tive developers have been less than clear,
RECOMMENDATION:
In order to be able to provide more specific direction to pro-
spective developers, the staff would recommend more specific
guidelines,
The Planning and Zoning recommends that no additional resi-
dential development be zoned within 2,500 feet of the Waste-
water Treatment Plant and that residential development be
generally discouraged between 2,500 feet and 4,000 feet from
the Plant, The Utility Department recommends that the area
within 2,500 feet of the Wastewater Treatment Plant be utilized
for industrial purposes, preferably industries that could
utilize the effluent from the Plant as cooling water or other
pprocesses requiring lower quality water, This would enhance
benton's future water supply situation and save the City and
industry money, since Denton would not have to purchase its
water or treat and pump this water.
ALTERNATIVES:
Add to the current policy with more specific guidelines
Keep the current general policy, refer all inquiries to the
Planning and Zoning Commission or City Council for specific
direction
Other
r
33
•
Minutes
planning and zoning commission
May 22, 1984
A special study session to consider the update of the Denton De-
velopment Guide was held on Tuesday, May 22, 1984, at 7:00 p.m„
in the small conference room located in the Utilities Administra-
tion Department.
Present; Ruby Cole, R. B, Escue, Jr„ Gary Juren, Robert LaPorte,
Thomas Pearson, and Andy Sidor
Absent; Bill Claiborne
Present from Staff: Steve Fanning, Comprehensive Planner; David
Ellison, Development Revf,ew Planner; Sharron Jarmon,
Administrative Intern
Chairman Robert LaPorte called the meeting to order.
Discussion began on the purpose and need for special study
sessions. A background discussion was held concerning the
"Intensity Standard" concept and the City of Denton's development
. emphasis. No general conclusions were drawn on the discussed
Development Guide update issue Papers.
The session adjourned at 9:45 p.m.
0594g
r
i Minutes
Planning and zoning commission
June 11, 1984
A study session to consider the update of the Denton Development
Guide was held on Monday, June ll, 1984, at 700 p.m., in the
small conference room located in the City Manager's office,
Presents Bill Claiborne, Ruby Cole, R, 84 Escue, Jr., Robert
LaForte, Thomas Pearson and Andy Sidor
Absents Clary Juren X
Present from staffs Steve Fanning, Comprehensive Planners Sharron
Jarmon, Administrative Intern
The purpose of the meeting was to discuss the Development Guide
Update Issue Papers dated May 16, 1984.
ISSUE #1t HOW IMPORTANT ARE THE INTENSITY POLICIES?
Preliminary Conclusions Commission agreed that the intensity poli-
cies are the priority policy of the Guide, however, it
should be clearly understood that there are numerous
other policies and factors that will be considered in
city planning and decision making.
ISSUE #21 INTENSITY STANDARDS DO THEY REFLECT OUR OBJECTIVES?
Preliminary Conclusions Keep the current intensity index until
further study-can be done on standards. An additional
comment was made that builders should have less than
five (5) years to initiate their developments.
ISSUE #3s ARE CURRENT EFFORTS TO IMPLEMENT THE INTENSITY STANDARD
ADEQUATE?
Preliminary Conclusions Agreed to accept recommendation, including
the alternative concept on overlay zoning.
ISSUE #4s CLARIFY WHAT TYPE OF PROJECT FALLS UNDER THE GUIDE
CATEGORY CALLED APARTMENT POLICIES.
Preliminary Conclusions Agreed to accept recommendation which was
12 D,U./ac and atove.
ISSUE 45s ACCESS REQUIRED FOR HIGH DENSITY HOUSING.
Preliminary Conclusions Agreed to accept recommendation.
P&Z Minutes
June 11, 1964
Page Two
ISSUE #84 CLARIFY THE" INTENT OF THE POLICY "TO HAVE STRICT SITE
DESIGN REVIEW FOR ALL PROJECTS WITHIN ONE BLOCK OF
EXISTING SINGLE FAMILY DWELLINGS." (THE INTENT IS TO
PROTECT THE CHARACTER OF THE NEIGHBORHOOD.)
Preliminary Conclusions Agreed to accept the recommendation with
the stipulation that 111/2 block" be changed to "sixteen
hundred (1600) feet" in accordance with the Subdivision
and Land Development Regulations of the City of Denton, '
Texas. Also to add wording to the effect that it would
be 1600 feet or such additional distance as judged to
be materially affecting he character of N
hood.
ISSUE 7s CLARIFICATION
IN LOW AND MODERATE INTENSITY
Preliminary Conclusions Agreed to accept recommendation.
ISSUE 48s POLICIES FOR MOBILE HOME PARKS.
Preliminary Conclusions Agreed that the "Diversity" recommendation
is acceptable for areas outside Loop sbut for areas
hould be the
inside Loop 298, the only specific
the "Site
• Site Locational poli6y. Agreed to accept
Locational Policies."
ISSUE 091 DISCUSS GUIDE'S "PRIORITY" POLICIES - THE
PROTECTION O EXISTING "PR
Preliminary Conclusions This discussion was tabled due to time.
It will be the starting point for discussion on the
remaining issues.
Recommendations to the City Council will be finalized at the June
18, 1984 study session.
0577g
r`
. minutes
planning and zoning commission
June 18, 1984
A special study session to consider the update of the Dgnton De_
yelo meat Guide was held on Monday, June 18, 1984, at 7100 p.m ,o
in the small conference room located in the City Manager's Office.
Present; Bill Claiborne, R. B, Bscus, Jr,, Gary Juren, Robert
LaPorte, and Thomas Pearson
Absent: Ruby Cole and Andy Sidor
Present from Staff: Steve Fanning, Comprehensive Planneri Sharron
Jarmon, Administrative Intern
Chairman Robert LaPorte called tbo meeting to order.
1. The first order of business was consideration of an emer-
gency addendum consent agenda;
A. Approval of the final plat of Paisley Addition;
B. Approval of the final plat of Hopkins Hills Addition.
After review by the Commission, Gary Juren moved to approve
both the Paisley and Hopkins Hills Additions on the consent
agenda. The motion was seconded by Thomas Pearson and
passed on a vote of 6 - 0 in favor.
II. Discussion began on the Development Guide Update Issue
Papers dated May 16, 1984. Issues 01 through 08 were dis-
cussed at the June 11, 1984, special session. This session
discussion were on Issues 09 through #17. Preliminary
conclusion as per attached draft issue papers dated June 27,
1984
This ended the discussion of the issue Papers. The Planning
and Community Development Staff were to finalize all of the
preliminary conclusions and incorporate them into a full
draft of the Denton Development Guide Update Issue Papers to
be presented to the City Council. The draft is attached.
The Issue Papers will be finalized at the June 27, 1984,
Planning and zoning commission meeting.
III. A review of the Minutes from the June 11, 1584, study ses-
sion resulted in two updates:
ISSUE #2: INTENSITY STANDARDS DO THEY REFLECT OUR OBJEC-
TIVES?
P G Z NiAutes
June lat 1984
page Two
Updated Conclusion: Keep the current intensity standard
•
until further study can be done, An additional
comment was made that builders should have fif-
teen percent (15%) of their development initia-
ted within three (3) years of development
approval,
ISSUE W POLICIES POR MOBILE HOME PARKS,
Preliminary Conclusion: The only specific policy should be
the $Sits Locational Policies," The ourrent
apartment policies will be utilized for mobile
home park location policies.
Concluding this review of the minutes, the special study ses-
sion was adjourned at 9:40 p. m,
.yl
l
I
0632&
~I~
~
SLIWIARY
HANDBOOY
ON
ALTERNATIVE GROWTH
CONCEPTS
FOR DENTON, TEXAS
]984
BY
CITY OF DENTON
PLANNING DEPARTMENT
•
I
i
TABLE OF CONTENTS
Page
Sntroduction 1
I, Basic Theory' of Land Use Mixes 2
11, Alternative Growth Concepts 4-7
A, Corridor Concept
B. Constellation Concept
C. Spread City Concept
Concluding Summary 7
•
Introduction
This handbook presents an overview of alternative urban
growth concepts, The following presents three alternative
concepts, Each alternative is an equally efficient urban
growth pattern, however each concept has differing, community
values (goals), It can be recognized that Denton (as most
other cities) have not and are not developing along any one
concept, This is the root of the problem of urban development
patterns,
The purpose of this handbook is to present the alternative
urban concepts in order that we can understand why our urban
development problems are occuring, Our choice is the degree or
amount of these urban problems we are willing to accept (our
cost) in order to realize the benefits, Also by looking at the
overall community form we can better judge how the individual
land uses are operating together, By understanding the whole
we can better understand and make decisions about fitting the
ip eces.
Growth concepts of, cities basically range from growth
patterns involving the dispersion of residential and commercial
areas to growth patterns involving concentration of these
activities. This handbook starts with an overview of these
concepts an6 then proceeds to give examples of widely differin';
alternatives based on the dispersion; concentration concepts.
1
BASIC T.IiFO~ RY 4F LAH USR IXE
Three basic concepts identify the broad choices of guiding
land use mixes. They are;
concentration
- dispersion
- dispersed concentration
•
CONCENTRATION DISPERSION DISPERSED CONCENTRATIG`~
Each concept has its own ,owls and own re uirements, The
importance of this discussion lies in the fact that urban
problems in their simplest form can be traced back to mixing
the concepts (goals) while providing the requirements (con-
ditions) to implement another concept,
Existing development in Denton already includes, to some
extent, both dispersed and concentrated activities, By in-
• ciuding both areas of dispersion and areas of concentration
2
in the city, it is possible to achieve a degree of diversity
such as in and around do,+ntown, or the new Golden 'T'riangle
Mall area), while retaining areas of relative privacy (such as
in fringe areas outside the central activity areas),
In combining concentration and dispersion in a development
Pattern, conflicts iiU, arise if the concentrated anti dispersed
activities are not ~eograpl~ically and functionally separated.
By separating the areas of concentration and dispersion so
that they do not infringe upon one another, it is possible to
attain areas which encourage a private life-style and areas
which provide diversity.
This also provides the most efficient City' in terms of
public cost ( infra - structure) and most (Al icient linkages
(communication/transportation) that are vital to sustained
economic growth of an urban area,
Three following growth alternatives are presented for
comparison purposes so that we can emphasis the conflicts in
urban/sub urban living that arise from attempts to achieve the
best of both worlds diversity and privacy, The following
concepts for organizing growth are presented to assist in
resolving some of these conflicts in order to place the level
of diversity and the degree of privacy in a state of balance
(Balance is a term used to describe cost, linkage, life styles,
economic base, etc, developed in the best ) ossible mix that
• produces the most benefits at the least cost.)
- 5 -
r
ALTERNATIVE GROV,TH CONCEPTS
introduction
This chapter presents three growth concepts superimposed
onto Denton's existing and potential growth areas, These
concepts are the-Corridor, Constellation and Spread City
concepts. The existing development was taken into considera-
tion in developing these alternative growth sketches, but you
will note that existing development is not consistent with any
alternative, Thus the intent of presenting these growth alter-
natives is to gives an overall context of alternative growth
forms applied to Denton, This overall growth form (the goals
of the form not the detailed schematic since we cannot start
i
completely over on development in Denton) can then give a
general direction to the urban planning in Denton, In other
words an understanding of the overall growth concept will help i
make all of the detail implementation policies more internally
consistent.
The alternative growth concepts presented here are based on
balanced growth in the purest form. Balanced growth involves
many factors such as enough housing to support the Jobs in a
community, adequate jobs to support the population, etc., and
all of which is balanced With the transportation networl, that
provides the lint: for all to work. Balancing transportation
4 -
with the land use values of privacy versus diversity (economic
opportunity) is the simplest and probably most important to
consider, All of the following alternative land use concepts
are balanced with the described transportation, but each alter-
native represents a differing degree of diversity and privacy
emphasis. The following section presents these concepts in
more detail,
A. CORRTDOR CONCEPT
An emphasis on corridor concentration would require
encouraging all high-intensity uses to locate in the corridor
. areas, while all lose-intensity development would be encouraged
to locate in the areas between or away from the corridors.
Limiting concentrated development to ue corridor areas and low
density development to the areas away would minimize the in-
fringement upon one another,
Figure 1 following this page shows a generalized land use
configuration of Denton under the corridor concept,
B. CONSTELLATION CONCEPT (THE VILLAGE SYSTEM)
Under the constellation concept, the expansion and diver-
sification of several commercial nodes of approximately equal
size are emphasized, each with its own market area and each
providing a focus and an identity to its market area. If the
•
- S -
1. T1 yt r
WW.
7~~•yS ~ ~ .1 l ~ u
tw
a / + Corridor Concept mphesirtrs High Densll,
/ .f / hre REGIONAL MASS TRANSIT LINES L--
LOCAL MASS TRANSIT LINES ..r
' j MAJOR OOMMERCIAL CENTERS „
- Max. HIGH DENSITY/HIGH INTENSITY AREA 4 y
L01h' DENSITY/ LOW INTENSITY ARLI,
U-4 J, INDUSTRIAL PARKS
r •
,C
. ~1
J
-77
,4, 44
1---
Constellation f viliagel Concept
MAJOR COMMERCIAL CENTERS
HOH DJJSITY/HIGH INTENSITY AREA
IEW LOW DENSITY/ LOW., INTENSITY. AREA
INDUSTRIAL PARKS _
w..... ems.
•
goals and objectives of the people of Denton are to create a
constellation city, then in general we must expand and stabi-
lize some selected nodes and create new ones, Together with
these, we must emphasize medium and low-density housing in a
one third one-third proportion, liigh-density housing and mass
1
transit will not-be required under this concept,
An emphasis on the constellation concept would encourage a
lower level of overall concentration in the city than would be
true of the corridor concept, These moderate concentrations
would be encouraged to locate in the middle of each sub-section
of the city. All concentrated activities would be located in
these centers. Outside the centers would be located near low-
density activities, thereby preventing the infringement of
higher intensity uses on low-density neighborhoods, Figure 2
in the following page illustrates the constellation or village
concept.
The concentration of activities in the community center
areas would provide a moderate degree of diversity of activi-
ties, services, and goods in each sub-section of the city, Thy
more private life styles would be available in the areas of
dispersion surrounding the centers. The residents of these
areas would sti11 have read), access to the diversity available
in the centers,
Under the constellation concept, concentrated and disperse,.
6 _
I F-
r :
IX/
! ~ I Vii::.. ~ ~
k l i uAl,, rrK4w ♦ _i ; "
. N14
/ Spread City Emgh&%mn Low Do my c.
COMMERCIAL CENTFRS.
HIGH DENSITY/HIGH INTENSMY AREA
:
I
1
Cl VERY LOW DENSITY/ LOW INTENSITY AREA -Y t
- ; .1~- _ \ rte.:,..
INDUSTRIAL PARKS'
~ A'
development are separated to minimize their infringement upon
one another and in order tc) maintain functional efficient lin):-
age, All elements of concentration would be encouraged in the
community center areas, while only low-intensity elements would
be encouraged in t,hr surrounding areas,
1
C. SPREAD CITY CONCEPT (EMPHASIZING SINGLE FAMILY HOUSING)
The emphasis of the spread city concept would encourage all
new development to be low density, dispersed development, The I
existing areas of concentration Triangle Mall, University
Drive, and Airport industrial area would be discouraged from
furt h e r expansion, Since development would be primarily di s-
p ersed, there would be few conflicts with areas of concentra-
tion except as they exist today,
This growth concept would encourage the maximum degree, of
privacy, but would offer no significant increase over the
present level of diversity in activities, goods, and services. J}}`
CONCLUDING SUMMARY
In each of the growth concepts presented in this handbook,
one or two growth elements have been emphasized as most impor-
tant . The remainder ,,t the development has followed in a form
which was compatible to the level of concentration of disper-
sion in the priority elements,
• 'Ia
I~
I
11
For instance the priors •t> Y issues in the corridor concept
,
are the provision of regional mass transit and large, diversi-
fied centers. To reinforce these elements and provide the
necessary population to support commerci?l expansion and mass
transit, multi-family housing with large parks as amenities
must be inOuded in Oe concentrated corridor areas, Low
density elements are then located in the areas between the
corridor3.
in the constellation concept, overall priority is given to
expanding and stabilizing the existing community centers in
each sub-section of the city. Community centers are elements
of moderate concentration and, as such, are complemented by
• other elements of moderate concentration major streets,
community parks, medium-density housing, and medium-sized
industrial distric. . Low density elements are then located
outside the center areas.
In the spread city concept, single-family housing is the
priority issue. Because of the dispersion of population and
jobs, transportation and utilities must be extended to outlying
open areas. Parks are small and commercial development is
limited primarily to convenience goods provided in the corner
of each neighborhood. Jobs must be dispersed as the population
&nd housing are dispersed throughout the city.
- 8 -
The planning issues which one chooses to emphasize is
extremely important becati. e there is no "perfect" city ?.rid no
"best" way of building a city, except as it ft)lfills the needs
and desires of the city's residents, Those needs and desires
can only be defined by the people and their planning represen-
tatives,
0 254s
q
•
•
•
VOLUME I
TECHNICAL APPENDIX
to the
DENTON DEVELOPMENT GUIDE
GUIDELINES FOR APP41CATION
of the
LAND USE INTENSITY POLICIES
Prepared by
Denton Planning and Community Development Department
REVISED
July$ 1984
O211g '
0
TABLE OF CORT NTS
Psge
introduction . . . , . . . . . . 1
1. Overview of the Concept. . . . . . 2
II, The Chosen Intensity Standard For Denton 3
III, Use of the Intensity System. . . . , . . . 5
A. Rules foe Defining Exact Intensity
Boundaries . . . . . . . . . 5
1. Determining Low Intensity Boundaries , . . . 5
2. Determining Area for Moderate
Size Centers . . . . . . . . . . . . . . . . . . . . . . . 7
3. Determining Boundaries for High
Intensity Areas . . . . . . . . . . . . . . . . . . . . . B
B, Calculating An Areas Intensity Rating . . . . . . . . . . . . . a
• 1, Calculate Rating of a Low Intensity
Area . . . . . . . . . . . . . . . . . . . . . . . . 8
a, Evaluation Based on Existing
Land Use . . . . . . . . . . . . . . . . . . . . . . . . 8
b, Evaluation based on Existing
Zoning . . . . . . . . . . . . . . . . . . . . . . . . . 9
2. Calculate Raping of a Moderate
Intensity Area . . . . . . . . . . . . . . . . . . . . . . . 10
a. Evaluation Based on Existing
Land Use . . . . . . . . . . . . . . . . . . . . . . . . 10
b. dvaluation of intensity Based
on Existing Zoning . . . . . . . . . . . . . . . . . . . 10
C. Graphic Example of Land Use
Intensity Analysis . . . . . . . . . . . . . . . . . . . . . . . 13
IV, Citywide Land Use Inter,.sity Studl,)s . . . . . . . . . . . . . . . . . 14
A, Land Use Intensity Areas Map . . . . . . . . . . . . . . . . . . 15
• B, Land Use Intensity Study by Neighborhoods. . . . . . . . . . . , 16
i
IlRR4GUCTION
The purpose of the Technical Appendix to the Denton Development Guide is to
describe the concept of Land Use Intensity, demonstrate the methodology for
performing Intensity Studies, and provide Qitywide Land Use base studies. In
to doing, it is felt that citizens, developers and planners will better
understand and work within the guidelines of the Denton Development Guide.
Section one of the appendix provides an overview of the Intensity Standard
concept. This section describes the intensity categories, the size and
location determinants, and the rating coal* index. Section Two outlines the
chosen intensity Standard for the City of Denton, Taxes, and compares it with
traditional concept models of oommunity units. The third section describes
the procedures needed to use the intensity system, This includes rules for
determining exact boundaries and rules for calculating an area's intensity
rating= all done in terms of low, moderate, or high intensity neighborhoods.
The fourth section is composed of area by area intensity studies of Denton,
Denton is divided, according to the outlined procedures, into Land Use
Intensity Neighborhood Study Areas. The intensity rating of these
neighborhoods provide a quantifiable gauge to show how development decisions
impact the City of Denton.
The Land Use Intensity Neighborhood Studies are the heart of the Denton
Development Guide. This concept provides a tool to measure the long range
balance between all elements of the comprehensive plan as well as provides a
means to measure the current intensity of an area. The unique aspect of the
Land Use Intensity System introduced in the Denton Development Guide, is its
ability to provide a long range quantifiable barometer of how day to day
decisions are impacting the long range plans as well as our short range
situation, In summary, the Intensity Standard is a development index that
measures the impact of site specific actions on the total neighborhood and on
the City.
_l..
The concept is simple. The Denton Development Quids classifies areas of
the town by a desired hand use Intensity. The intensity rating is in
three categories each rated by the land use trip generation charseteris-
tics, Low intensity areas were determined to have a maxtmust intensity
capacity of 75 trips per day per gross acre, maderat Intensity areas
maximua capacity standard was set at 250 trips per day per gross acre,
while high intsnsity,,areas have no limit. The collective impact of the
individual areas determined the total urban structure desired by the
comsaanity. The intensity areas provide the base for all planning
activities, whether it be streets, utilities, parks, oomunity units,
economic base, eto.
The size and location of the intensity areas were determined by a com-
prehensive look at density of housing, density of employment centers,
and retail activity desired or needed. Many other less quantifiable
factors such as desired oomwuni'y character and social activities were
also considered, in total, this represented a "Quality of Llfe Goal"
for Denton, Texas, which was translated into land use intensity study
areas. The lwAd use intensity study areas also represent the size and
type of urban development that community facilities will be dosigned to
serve.
Developing the intensity rating seal'''s index was an important task, The
. intensity scale index had to be simple, easy to use and understandable
while still being technically accurate and quantifiable. Many types of
models were considered such as density, floor area ratio, land use
acreage, traffic generation, etc, The final determination was to use
traffic generation as the base gauge. A secondary gauge of evaluating
an urea's intensity based on existing zoning on the vacant land in that
area has been included in this update. These models were chosen because
1) they could be easily calculated, 2) are easily understood by the
public, 3) closely eorrulate with land use intensity in that land uses
which generate the most traffic generally require the largest utilities,
the most park services and have the most impact upon the natural
environment, and because 4) proposed developments on vacant zoned land
can be analyzed as to their projected trip generation in the
neighborhood and to their potential impact on the natural environment.
-2-
IX. Thp Chosen Intrnsity.5tandard for Denton
The Land Use Intensity Standards rsprosent a community planning value
judgement for Denton, Texas, based on the work of the Land Use Planning
Committee and the tochniaal review by professional City Planners.
The following outlinos are comparisons of current City of Denton
Intensity Standards with Traditional Community Models, which are typical
of current development trends in the North Texas area.
A, Low intensity StandakA „Comparison
Traditional Neig-hborhood Uni„ Denton Development Guide Low Intensity
Concept Model I Ursa Model
Total Area = 640 acres Typical area - one square mile,
640 acres
~d.1 Allocation Of Land Use intensity level - 640 acres
x 75 trips/acre
Population 5,000 to 10,000 people = 48,000
Trips/day I Current Trend Allocations of a Land Use
Institutional Institutional - 1,2 acres
• Elementary School, 300 students x 225 trips/acre
x 1 (10 acres) 300 = 2,700 trips
15 acre Neighborhood Commercial - 27 acres
Park x Veers = 45 x 650 trips/acre
2 Churches (150 trips/ac = 17,550 trips
x 5/ac per church) = 500 Apartments - 25 acres
x 25 units/acre
= 625 units
8 trips/unit
= 5,000 trips
Commercial
4-8 acres x 650/acres maximum = 50200 Low Density Residential
Residential S
Apartment 15 ac x (Average less than 7,500 sq. ft. lots)
25 units per ac. x - 575 acres
8 trips/unit = 31000 x 3,8 units/acre
Duplex, townhouse I = 2,185 units
15-30 acre x 10 units/acre x 10 trips/unit
x 10 trips/unit = 3,000 = 21,850 trips
Low Density Residential
552 acres x 3.8 units/acres Calculated total trips generated
x 10 trips =20,976 n 47,100
33,021
trips/day
or 51 trips/day
-3-
n, R(~~erR}~ IDgpnsity Standard Comvacison
Traditigna1 Coomnity Centers Denton Develosant Guide
Moderate Land Use Mix Modergto Intensity Models
Retail 10 to 30 acres 13tangard 30 Go x 250 . 7,500 trios
Office 5 to 10 acres lCommeraial - 3 ac x 650 . 11950
Apartments 10 to 20 acres (Office/Inst, - 5 ac x 350 . 10750
(Apartments - 10 ac x 200 2,000
Retail -20 acres x 650 trips/day a 13,000l (8 trips/D.U. x
Office - 7 acres x 300 trips/day * 2,3001 25 D.U,'s/acre)
Apart, -15 acres x 25 units/acres s ITownhouses - 10 ac x 100 - 10000
x,8 trips/unit 3.0001 (10 trips/D,U, x
42 acres 1801001 10 D.U,'s acre)
trips pfrlPark -
day ldcen $naae 2 mq_g 30 60
18,100 trips per day - 42 ma.
. 430 trips per more par day 30 me 6,760
(Standard 14 ap x 250 ■ 10 .QOQ_trivs
(Light
(Industrial - 15 as x 650 = 11575
ICommeroial - 6 ac x 650 . 31900
loffice/Inst. - 8 so x 350 . 2,800
(Four-plax 10 as x 120 . 10200
iPark
fOven Svacs - 1 ac x 30 30
f
40 ac 9,505
I standard 50 ac_ x 250 = 12.500 trine
loeneral
lCommercial
(Retail - 7 ac x 650 . 40550
jApartments - 34 ac x 200 . 60800
Four-plex ac x 120 ■ 1.080
50 ao 12,430
)Standard 100 as x 250 = 25.000 trips
;Commercial - 15 ac x 650 = 90750
)Office/inst - 11 me x 350 = 3,850
(Apartments - 24 ac x 200 ■ 40800
(Church - 5 so x 85 Q 425
ITownhouse - 30 ac x 100 3,000
(Four-Plex - 5 ac x 120 . 600
j Park
IOpen Space - 10 me x 30 300
I
• I 100 ac 22,725
C. Hirsh Int.ensit Camvarison
The current City of Denton policy is not to place a limit on high intensity
development areas, Therefore, no comparison is made because high intensity
centers do not require long range calculations.
-4-
II. RIME l 3 EQA W§1 Ot THEINTIMSITY SUM
The first step in using the Land Use Intensity System is to define the
area. For Kample, in analyzing the ~Gat of
•
sp• ifio stud
a intensity y a
an inoremental development proposal we must first define the surrounding,
intensity area that is primarily impacted. This is important for two
reasonsi first, each area (low, moderate, high) has different planning
policies and, second, definable areas of a city are more closely related
and more sensitive to increased (or decreased) urban developments, A
development proposal can be considered to have primary, secondary and
territorial impacts on a community. The primary impacts are on its
immediate neighbors and the secondary impacts are upon sub areas of the
community which have closely related land use characteristics, 't'hese
areas are the Land Use Intensity Areas, The territorial impact is upon
the community as a whole as opposed to one individual intensity area or
development.
A. Rules for Defining Rx&at Intensity Scundaries
The exact boundaries were not specified in the Denton Development
Guide, and are only represented as general areas, The Land Use
Intensity Study neighborhood included in this appendix were defined
according to the criteria established below and as approved by the
Planning and Zoning Commission and the City Council. These completed
studies are presented in Section IV of this Technical Appendix and
may be useful when proposed developments are presented or when the
Planning and Zoning Commission/City Council have questions regarding
a specific area of Denton,
The following rules are used to define these intensity areas for more
detailed atudiess
1. Determining a Low Intensity Boundary Area
Step 1 - Consult the Development Guide. The Development Guide
will provide the general area.
Step 2 - Compare the area to the low intensity Land Use model,
This model summarizes the calculations used in analyzing and
determining the low intensity standard of 75 trips per day per
gross acre (td/ac). The typical land uses are shown for example
purposes as a general guide and not necessarily to be used in
defining a specific low intensity area. The model only suggests
the area should (if possible) approach 640 ac, This area
represents a traditional large neighborhood unit. It also
represents an area large enough to evaluate and to realize the
total magnitude of interaction within a Land Use System. However,
it is not so large or so small that the intensity scale is
distorted;
•
-5-
Step 3 - Compare the area to logical and traditional planning
unit boundaries.
one concept behind logical planning area boundaries (major
streets, railroad, natural barriors such as oreek, sewer drainage
basins, sonins boundaries, *to.) is that land use will tend to
change in character and significance along these type of bound-
ocies. Also, it is generally true that those different areas
will have different infrastructure requirements and the land uses
will be more interdependent. Therefore the low intensity areas
should follow logical planning unit boundaries if at all possible.
Some areas of town may not follow traditional planning boundaries.
Some neighborhoods may jump the traditional boundaries because of
a long history of mutual and common o~ncerns, use of common facil-
ities, common service areas, *to, which create a socio-economic
and physical land use interdependence thus forming a nontradi-
tional community area. These areas should be considered and in-
corporated into the intensity boundary determination process.
Stop 4 - Compare the proposed intensity boundary with other
intensity boundaries.
The intensity areas are a network. One area's gs'Ln may be
another area's loss, 't'herefore at least a sector wide general
. review should insure adjacent areas follow the concept, (i.e.
close to 640 acres and in logical planning areas.)
Stop 5 - Evaluate unique areas which would distort the intensity
calculations.
The intensity standard is based on the previously mentioned Land
Use model of a typical and fully developed area. Some areas will
have unique land uses that should be exo1 ded for calculation
purposes. Some judgment is needed but a few examples might
holp: 1) A major freeway or thoroughfare area without collector
streets; 2) A large water area should be excluded, but net a
park. Human activities cannot generally occupy and in turn
generate intensity in a space such as a lake, therefore, such
areas would distort the intent of the intensity calculations, on
the other hand a neighborhood park should be included as it is
part of an area's intensity factor. As a general rule, area
must be able to absorb urban intensity. Therefore, the lake is
excluded but the park is not; 3) Major proposed developments in
predominately
surrounded by vacant land can createvanm1sleadingnt
ex
intensity picture if the large tracts of vacant land are
included. They should usually be excluded from the nalcula-
tions, (Note: The vacant land does pres9nt the true current
intensity impact and if the development reserve allocated to the
. vacant land was monitored the model would maintain the correct
intensity balance. However, political reality of maintaining
such reserve at the 40% intensity level is questionable for large
amounts of vacant land,)
-6-
• Dterwinin: Area for Mogoratg Size Centers
The moderate sire centers are somewhat uniquo and require
technical analysis. First, a major policy of the Guide was to
jig" the size of moderate centers to prevent their evolution
into major centers. Therefore, the size of moderate centers
should be conservative and it In doubt, limited to 30 acres, The
second major factor is that the size can be increased up to 250
sores only if diversity is suaranteed. Keeping these major
policies in mind, the procedure would be air follows,.
Step 1 - Reference the Development Guide Concept Plan.
Step 2 - Estimate Diversity (Motu Diversity means different
types and vskues of housing as well as all land uses including
institutionsi, parks, etc.)
Compare known proposed developments and actual developments to
determine diversity and in turn size. Quoting from the Guide
policies on this questions, we see the following:
"Most of these centers should serve four neighborhoods (one
potential community unit) of from 5,000 to 15,000 people. The
size or theme centers should then be 30 acres to 250 acres.
These centers can take on many mixes of land use. A prototype
mix which encourages diversity and the community unit concept
would rank toward the higher end of the acreage range, whereas a
specialized center, say commercial, would need to be toward the
lower end of the range. For example, a diversified center at
full development would be.
30 acres of service industry
20 acres of commercial
150 acres of public 'lands (large parks,
schools, government buildings, ate.)
50 acres of higher density housing/apartments
250 acres total
The above center would then be the focal point of four lots
density neighborhoods. These neighborhoods would be made up of
single-family., patio houses, duplex and limitod townhouse/
apartment, all interspersed with open space greenways, pedes-
trian and bicycle ways. This land use concept would serve well
the physical elements needed to implement the community unit
concept discussed in Volume Ii Appendix.
Most centers, if not as diversified, would be towards the smaller
scale of 30 to 50 acres for primarily commercial center."
-7-
~ f
• The policies adopted by the Oltyy of Denton as outlined above and
in this appendix suggests limiting the size of moderate intensity
centers based upon diversity of land use. If the diversity is
vague or uncertain simply limit gen,er ar9j to 30 ao es,
Step 3 Cooper* area to natural planning boundaries and
boundaries of adjaoent low intensity area,
If they exist the boundaries of a moderate center may likewise
follow natural boundaries like arterials, railroads, creeks, oto,
The moderate size center will in most cases border a low inten-
sity area, Therefore, the adjacent low intensity boundary should
be determined sooording to the procedures as previously presented,
stop 4 - Compare the area to moderate size center land use
models.
3, Determining Boundaries for High Intensity Areas
High Intensity Areas do not require any long range calculations,
The current policy is not to place any ceiling on development
intensity in these areas. However, the geographic boundary of
the area is limited and therefore this boundary is determined by:
• Referencing the Development Guide, both the nap and the text,
The map provides some generalized boundaries which should be
followed even more closely than the map boundaries for the low
and moderate center areas, The text also provides aome quanti-
fiable scale by its description of size, number of gobs, etc, of
all the criteria, hhgbcundary with low into sity_areas is the
most imcortant in terms of careful planning needed, This pro-
vides a smooth transition from an extremely high intensity area
to a low intensity area. (!Tote policy guide still requires short
term capacity calculations because all developments require
unused trip capacity before development.)
B. Calculating An Area_ ntonsity Ratina
After the boundary has been defined the following calculation proce-
dures will yield an area's current intensity rating, Examples may be
seen in the neighborhood studies in the appendix of this guide.
1, Calculate Rating of a Low Intensity Area
a, Evaluation Based on Existing Land Use
step 1 - Calculate the approximate area acreage from the
concept plan.*
Step 2 - Calculate the total area trips per day intensity
standard total acreage x 75 trips/day = total area intensity
standard).
-g-
step 3 - Estimate existing land use in gross acreage and
oaloulate current trip generation in area.*
step 4 - Estimate vacant land in area (minus proposed devel-
opment) and oalcu%late the minimum development right reserve
allocated (miniam development right) for undeveloped land,
The reserve allocation is 40% of the standard or 30 trips per
day per gross *or*.
Step 5 - Estimate unallocated intensity capacity in total
study area. Examplst
Total trips per day intensity capacity (Step 2)
Minus-Total trips per day used (Step 3)
riinus Total trips per day reserve (Step 4)
Equal-unallocated intensity capacity
Step 6 - To check the intensity of a proposed development:
calculate the trip generation of proposed development and
compare to Step S. If less than the balance of step 5, then
the proposed development is within intensity policy
guidelines.
b. ~yaluatiot~.,Based on Existing Zoning
• Step 1 - Calculate the approximate area acreage from the
concept plan,*
Step 2 - Calculate the total area trips per day (total
acreage x 75 trips per day ■ total area intensity standard.)
Step 3 - Estimate existing land use in gross acreage and
calculate current trip generation in area,*
Step 4 - Estimate current zoned vacant land in area (minus a
proposed development, if applicable) and calculate the
intensity of current zoning on the vacant land.
Step 5 - Estimate unallocsted intensity capacity in study
area, Examplo:
Total intensity staMard for area (Step 2)
Hinus intensity currently used (Step 3)
'!Sinus intensity on vacklt zoned land (Step 4)
Amount of unallocated intensity based on current zoning on
vacant land,
Step 6 - To check the intensity of a proposed development:
calculate the trip generation of the proposed development and
compare to Step 5. if less than the balance of Step 5, then
• the proposed development is within intensity policy guide-
lines.
-9-
Qg34 la e satins of g Moderpte Intensity yea,
The procedure to calculate intensity is similar to the previous-
ly presented methodology except for changes in intensity stan-
dsr4 and method of calculating reserve allocations.
If the proposed development or planning proposal is in a moder-
ate center area, the following procedure would be followedi
a, RV luation eased on Nxistink L!a Vse
Step 1 - Calculate the approximate area acreage from the
concept plan,* Adjust acreage (30 acres to 250 acres) for
extent of diversity. These centers can take on many mixes of
land use. A proto-type mix that encourages diversity as we11
as the community unit concept would see a moderate center
towards the higher end of the acreage range whereas a special-
ized center, Le, commercial, would need to be toward the
small end of the acreage rang,
Step 2 - Calculate the total acre trips per day intensity
standard (total acreage x 250 trips per day per gross acre =
total area standard.)
Step 3 - Estimate existing land use in gross acreage and
calculate currant trip generation in acre,*
Step 4 - Estimate vacant land in area (minus proposed develop-
ment) and calculate the minimum development right reserve
allocated (minimum development right) for undeveloped land,
The reserve allocation is 40% of standard or 100 trips per
day per gross acre x vacant land zoned for higher use than
MF-1 (high density). All other vacant zoned land should have
a reserve calculation of 30 trips/day.
Step 5 - Estimate unallocated capacity of area by.
Total. intensity standard for area (Step 2)
Minus i.-is;orisity currently u4a' (Step 3)
Minus intensity right reserve (Step 4)
Equal unallocated intensity capacity
Step 6 - To check the intensity of a proposed development;
calculate the trip generation of the proposed development and
compare to Step 5, If less than the balance of Step 5, then
proposed development is within intensity policy guidelines,
b, Evaluation of Intensity Based on Existinsc Zoninx
• Stop 1 - Calculate the approximate acreage of the moderate
center from the concept plan.*
_10-
total *ro tri day (ac 250 tripstlperudayeperearose saveaa totalp&roe standard.) x
Step 3 - Rstlawte existing land use and caloulate trip
generation in area.*
step 4 - Estimate current zoned land in area (minus proposed
development) and calculate the intensity of current zoning on
vacant land.
Step 5 Estimate unallocated Intensity capacity in study
area bys
Total intensity standard for acre (step 2)
Minus intensity development reserve (Step 4)
}~}a int~nei on zoned vaoant land (Stec
Equal unallocated intensity capacity
Step 6 - To chock the intensity of a proposed developments
calculate the trip generation of the proposed development and
compare to Step 5. If less than the balance of Stop 5, then
the proposed development is within intensity policy guide-
lines.
*All calculations can be approximate. The purpose of land use intensity areas
is to provide a red flag gauge to show how close an area is to the standard.
if the area is so close to the standard that detailed measurements are needed
for calculations the planner knows the area is approaching the standard limit.
Thus the recommended planning emphasis is to face the issue of an over inten-
sified area and not be just concerned with the numbers. (In some cases exact
calculation may be needed and can be accommodated by exact acreage measurement
and exact land use surveys).
•
_Y1_
The following, scale is used when exaot density of land use Categories is not
MOMI*
LAO USN TRIP GRNICRATION AVLMOIt LIVNL AVBRAOR I
E I
Single remily { 10 Trips/D,U. 3.4 D.U.'s/Acre I 34 I
I I
{ Townhouse/ I E I I
{ Duplex 110 Trips/D,U. { 10 D,U,'a/Acre I 100
Multifamily I 8 Trips/D.U. i 25 D,U,'s/Acre i 200
I I
8ourplex 110 trips/D.U. I 12 D.U,'s/Aore I 120 k
i !
I I I I
j Retail- I I
! Commercial 140 Trips-1000 SQ' I 10,834 SQ'/Acre I 650 1
{ i i I I
j Office-
Government { 15 Trips-1000 SQ' i 23,334 SQ'/Acre i 350
i
industrial i 6 Trips-1000 SQ' i 17,424 SQ'/Aore i 105
I schools- I
{ churches 135 trips-1000 SQ' I 2,439 SQ'/Acre I 85
•
*City of Denton intensity studies are based on gross acreage.
Sources: 1) Far North Dallas Study 1.980, City of Dallas Planning Department.
2) Tria Gen ration Intensity Factors. Transportation Planning
Division, Arizona Department of Transportation,
•
-12-
OF LAND US 4ONTENSIT'Y
ANALYSIS
VIw LOPMEN q IDIS ANALYSIS OP A
LO AN TERI)IT Pf opoSED DEVELOPMENT
SDA
448,000 TRIPS MAXIMUM TANDAR FOR TOTAL STUDY AREA
I r t
I UNUSED C7APAOITY
I
4000 TRIPS TRIPS CIBNERATED
LOW INTENSITY BY PROPOSED
STANDARD IS
DEVELOPMENT
30,000 TRIPS -
76 TRIPS
TRIPS RESERVED
PER ACRE ( FOR VACANT LAND
20,000 TRIPS - (40$ of
standard or-
existing 2oni.ttcj)
10,000 TRIPS TRIPS
040 AC. TYPICAL aLff -B, It A11 D BY
STUDY AREA i CXISTINCI
LAND--USC
The Land Use Intensity Studies provide a measure of existing lanb use
intensity and current zoning intensity in the City of Denton, These
studies are divided into three seotionsti Study Boundaries; Evaluation
of Intensity eased on Land Use; and Evaluation of Intensity Based on
Existing zoning, Procedures used to compile these studies are described
below,
In section one of each study, the overall acreage of a study area was
determined by using the procedures described previously for defining
exact inLensity boundaries, The intensity standard index was then
calculated according to the type of intensity area.
Section two of each study evaluates the intensity of existing land
uses. In order to get a true picture of existing land use it was
necessary to use a variety of measurement devises. These forms of
measurement include studying land use maps; property ownership maps;
water and sower base maps; aerial photographs; and reference material on
trip generation intensity factors, it was also necessary to perform
individual on-rite studies of land use and refer to material on per-
formanee zoning. After these measurements were compiled, an area's
intensity rating could be calculated according to the mentioned
procedures,
The third section of each study evaluates the intensity of existing
zoning, To determine an area's zoning designation it wW necessary to
refer to zoning maps and to check recent change in zoning decisions.
After these determinations on zoning, the intensity rating was then
calculated according to the procedures previously described,
In both sections two and three of the studies, the final stop (Stop Six)
allows for a comparison between the existing intensity and the intensity
of a proposed development. This is the unique aspect of these studies.
When a proposed development is suggested it can be determined, before it
io approved, whether or not there is enough existing intensity to main-
tain the suggested land use and the suggested zoning in a particular
neighborhood study area. In this way, the intensity policy guidelines
of the Denton Development Guide can be closely monitored and enforced,
-14-
. A. lAn USE INTENSITY AREA MAP
-15-
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I
• e. LLD USE INTENSITY STUDY NEIGHBORHOODS
-16-
LAND USE INTMITY SUIWRIES
Current Land Use
and Current Zoning
Number Current Land Use on Vacant Land
1 Study completion in progress
? Study oomple"i.on in progress
3 Study completion in progress
A 58 percent under the intensity 26 percent under the
standard intensity standard
i
5 50 percent under the intensity 50tpercent sunder the
standard
6 Study completion in progress
• 7 Study completion in progress
8 Study completion in progress
9 Study completion in progress
10 Study completion in progress
11 Study completion in progress
12 Study completion in progress
13 20 percent under the intensity 5 percent under the
standard intensity standard
14 Study completion in progress
15 Study completion in progress
16 Study coi,,pletion in progress
17 Study completion in progress
18 Study completion in progress
19 Study completion in progress
20 12 percent under intensity 173 percent over the
standard intensity standard
Intensity Summaries
Page Two
• Current Land Use
and Current Zoning
Number Current Land Use on Vacant Land
21 Study completion in progress
22 Study completion in progre s,a
23 16 percent under the intensity 22 percent over the
standard intensity standard
24 Study completion in progress
25 Study completion in progress
26 9 percent under the intensity 17 percent over the
standard intensity standard
27 14 percent under the intensity 169 percent over the
standard intensity standard
28 .4 percent under the intensity 60 percent over the
standard intensity standard
29 Study completion in progress
30 Study completion in progress
31 Study completion in progress
32A Study oompletion in progress
32B Study completion in progress
32C Study completion in progress
32D Study completion in progress
33 (Moderate) 49 percent under the intensity 26 percent under the
standard intensity standard
34 Study completion in progress
35 31 percent under the intensity 19 )percent under t"ne
standard intensity standard
35 Study completion in progress
37 55 percent under the intensity 113 percent over the
standard intensity standard
38 Study completion in progress
Intensity Su=apies
Page Three
Current Land Use
and Current Zoning
Current Land Use on Vaasat Land
Number
39 Study oompletion in progress
60 tandard peroent under the intensity 4 intensity peroent ensity s under the
standard*
40 s
standard
eroent under the intensity 76 peroent over the
41 (Moderate) s
39 tandard intensity standard
17 percent under the
42 42 peroent under the intensity intensity standard
standard
43 Study oompletion in progress
57 percent under tho intensity 12 percent under the
44 standard intensity standard*
ant under the intensity 90 percent under the
45 (Moderate) 57 pero
utandard intensity standard
*Zoning case pending to increase,
i
0681a
LAND USE INTENSITY STUDY
AREA $4
'North Locust - Hercules - Sherman Drive Neighborhood
I, Study Boundaries
This is a low intensity neighborhood of 3 3acres bounded
by North Locust (P.M. 2164) on the West; rcul
South; Sherman Drive on the East; and Loop 288 on the
North. These boundaries were chosen because they
close boundaries and still
maintain t an logical
This study area does not include the 7,S ac of moderate
y tto the o the Northwest, nor the 17.7 ac of moderate
ihtensit
The intensity standardT for low intensity neighborhood
is 75 trips per day p gross
II. Evaluation of Neighborhood Intensit Based on Existin
• an _ use
Step One - Calculate the approximate area acreage from
the concept plan. This neighborhood is 393 acres.
d,pei• day. 393
standatrips
475hintensityarea
Step ~5°td/acCalculate
ac x
Step Three - Estimate existing land use in gross acreage
and calculate current trip generation in area:
Existing Land Use
Acreage Trip--= ay
58.2 ac SF x 34 td/ac 1,978'8
1.14 ac MF x 200 td/ac 228'0
.SS ac Dv /4-Plex x 100 td/ac SS.0
59.89 ac 2,261.8 td
Ste mFour -
land:
Intensity Study #4
Page Two
Intensity
393400 Total acreage of neighborhood
59189 Acreage of existing use land
333.11 Acres of remaining vacant land
x 30 Trips per day; minimum development
right reserve
90993.30 ac Trips per day; intensity development
right reserve
Step Five - Estimate unallocated intensity capacity in
total study area:
Intensity
29,475.00 Total intensity standard for area
(taken from Step Two)
20261.80 Minus intensity currently used in
area (taken from Step Three)
- 90993.30 Minus intensity development right
reserve (taken from Step Four)
• 171219.90 Amount of unallocated intensity
Step Six - To check the intensity of a proposed devel-
opment; Calculate the trip generation of the proposed
development and compare to step five. If less than the
balance of Step Five, then the proposed development is
within intensity policy guidelines.
III. Evaluation of Neighborhood Intensity Based on Existing
on ng .
Step One - Calculate the approximate area acreage from
the concept plan. This neighborhood is ± 393 ac.
Step Two - Calculate the total area trips per day. 393
ac x 75 tpd/ac a 29,475.00 intensity standard
Step Three - Estimate existing land use in gross acreage
and calculate current trip generation in area:
Acreage Trips/Day
58.2 ac SF x 34 td/ac 1,978.8
1.14 ac MF x 200 td/ac 228.0
.55 ac Dup/4-Flex x 100 td/ac 55.0
59.89 ac. 2,261.8 td
s
latensity Study 14
Page Three
' • Sulateothe-intensity o£rcurrentnzoningdonnvacantalandal-
c
Land Use
•3$9,89 Acreagecofaexistingiuseolandd
333.11 Acreage of remaining vacant land
Current Zonin intensit
n scan an u
Acrea a Tri s/Da
94.197 ac SF x 34 td/ac ■ 3,202.70
165.575 ac Agri x 30 td/ac 4,967.25
13.865 ac Rat./Com/ x 650 td/ac 9'060.20
.801 ac MF x 200 td/ac
S8.672 PD includes: SF x 34 td/ac 1,994.85
333.110 ac 19,337.25 td
Step Five - Estimate unallocated intensity capacity in
. study area:
Intensity
29,475.00 Total intensity Standard for area
(taken from Step
2,261.80 Minus intensity currently used, in area
(taken from Step Three)
-19,337.25 Minus intensity on vacant zoned land
(taken from Step Four)
7,875.95 on°currentuzoningaou vacantSlandba;;ed
Step Six - To check the intensity of a proposed devel-
opment: Calculate the trip generation of the proposed
development and compare to Step FiveOSedif less that the
balance of Step Fiolictheuidelines~
within intensity p y g
0244a
r , INTENSITY $TIDY AREA #4
n T. r; a; SFw?
PD 39
SF-7
S
pq p •
- - - - - - - - - - - - - - -
[7 1 -11.
_ SF •7 p 1 }IQ44 t i,
. l
_ - ~ ; y_ _ - _ , f.al1.'lu[.IjLll~.JH.. .A~y.y Jl._w~u.~ ' 1
LAND USE INTENSITY STUDY
AREA IS
Sherman Drive - Windsor • Loop 288 Neighborhood
I. Study Boundaries
This area is a low intensity neighborhood of $77 ac
bounded by Sherman Drive on the northwest; Windsor on
the south; and Loop 288 on the northeast.
These boundaries were chosen because they constitute
logical planning area boundaries and still maintain a
study area close to the 640 ac model.
The intensity standard for a low intensity neighborhood
is 75 trips per day per gross acre.
II. Evaluation of Neighborhood lased on Existing Land Use
Step One - Calculate the approximate area acreage from
the concept plan. This neighborhood is ± 577 ac.
Step Two - Calculate the total area trips per day. 577
ac x 75 tpd/ac ■ 43,275. intensity standard.
Step Three - Estimate existing land use in gross acreage
and calculate current trip generation in area:
Land Use
Acreage Trips/Day
149.05 ac SF x 34 td/ac 51067.70
3.75 ac Duplex x 100 td/ac 375.00--
_ 6.40 ac Govt. x 350 td/ac 2,240.00
.59 ac Retail x 650 td/ac 383.50
Total ac ~9$066.20 td
Step Four » Estimate vacant land in area and calculate
the minimum development right reserve allocated for
undeveloped land;
J
Intensity Study N5
April 4, 1984
Page Two
Intensity
$77.00 Total acreage of neighborhood.
159,79 Minus acreage of existing land used.
X1''0 Acreage of remaining vacant land,
x 30 Trips per day; minimum development
right reserve,
120516.30 Trips per day; intensity develop-
ment right reserve.
Step Five - Estimate unallocated intensity capacity in
total study area:
Intensity
43,275,00 Intensity standard for total area.
(taken from Step Two),
• 80066.20 Minus intensity currently used
(taken from Step Three),
• 12_2_tS166.30 Minus intensity development right
reserve (taken from Step Four).
22,692.50 Amount of unallrcated intensity.
Step Six - To check the intensity of a proposed develop-
ment: calculate the trip generation df the proposed
development and compare to Step Five, if less than the
balance of Step Five, then the proposed development is
within intensity policy guidelines.
Ill. Evaluation of Neighborhood Intensity Based of Existing
one
Step One - Calculate the approximate area acreage from
the concept plan. This neighborhood is ± S77 ac.
Step Two - Calculate the total area trips per day, 577
ac x 7S td/ac . 43,275. intensity standard.
Step Three - Estimate existing land use in gross acreage
and calculate current trip generation in area:
Land Use
Acreage Trips/Day
149.05 ac SF x 34 td/ac 51067,70
3.75 ac Duplex x 100 td/ac 375.00
6,40 ac Govt. x 350 td/ac 2,240.00
S9 ac Retail x 6S0 td/ac 383.50
Total 159. 79 ac 8 0667" td
Intensity Study #5
PagelThree984
~y
Step Four - Estimate current zoned land in area and
calculate the intensity of current zoning on the vacant
land:
Lance
577.00 Total acreage of neighborhood
w 159.79 Minus acreage of existing land used
417421 Acreage of remaining vacant land
Current Zoning Intensity on Vacant Land
Acreage Trips/nay
73,00 ac SF x 34 td/ac 2,482.00
.44 ac MF x 200 td/ac 88100
543,77 ac Agri. x 30 td/ac 10 313,10
Total ac N1$8`3.15 td
Step Five - Estimate unallocated intensity capacity in
study area:
Intensity
43,275,00 Total intensity standard for area
(taken from Step Two),
80066.20 Minus intensity currently used
(taken from Step Three),
12,883,10 Minus intensity of vacant zoned
land (taken from Step Four),
22,325.70 Amount of unallocated intensity
based on current zoning on vacant
land,
Step Six - Calculate trip generation of a proposed
development and compare to Step Five. If less than the
balance of Step Five, then the proposed development is
within intensity policy guidelines.
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Bell-Windsor-Stuart acid Netabborhood
Z. Study Boundaries
A low intensity neighborhood of $70 to hounded by Hercules on the
Northl P.M. 2164 on the west; Windsor, Hwy 77, Orr Street, Coronado,
and bell sake the southern boundaryi Sherman or. Is the eastern
boundary.
r.
This boundary area was chosen because the southern boundary corresponds
to an adjacent neighborhood intensity area of which the North Locust
Neighborhood Association has established. The other boundaries (P.M.
2164, Hercules and Sberman) constitute logical planning boundaries and
still maintain an area close to the 640 to model.
The, intensity standard for a low intensity neighborhood is 75 trips per
day per gross acre.
Ii. Evaluation of Neighborhood intensity Based on lxisting Land Use
Step One - Calculate the approximate area acreage from the concept
plan. This neighborhood is ± 570 ac.
Step Two - Calculate the total area trips per day. 570 ac. z 75
tpd/ac. 429750 intensity standard.
I
i
Page TWO
• Step Three _ estinste existing land use in gross aaresge and
calculate current trip generation is areas
ACCOUg Trigs/Day
234.19 ao S.F. x 34 td/so. . 71962.46
19.78 ac Oup/4-Plea x 100 td/ac. . 14978.
.,i.
16.61 to X.F. x 200 td/40. y 31322,
5.69 to Ret/Com x 650 td/&C. 3,698.5
24.05 to last/Chu x 85 td/ac. 21044.25
2916, so last/Schools x 85 Wee. 2,516,
TOTALS 329.92 to 210521.21 td
stop Four - Estimate vacant land in area and calculate minimum
development right reserve allocated for undeveloped
lands
intensity
$70 Total acreage of neighborhood
329.42 Acreage of existing use land
240.08 Acres of remaining vacant land
x30_ Trips per day; minimum development right
reserve
7202.4 Trips/day; Intensity development right'reserve
Page Three
0 Step Five - YstiXate unallocated intensity capacity in total study
area$
Intensity
42,75o, Total intensity standard for trot
(taken from Step Two) .
- 210521,21 Minus intensity currently used in area,
(taken frame step Throe),
- 71202.4 Minus intensity development right reserve
(taken from Step Four),
140026.39 Aeount of unallocated intensity
Step Six - To check the intensity of a proposed develop" ats
Calculate the trip generation of the proposed
development and compare to Stop Five. it less than the
balance (Stop Fly*), then the proposed development is
within intensity policy guidelines.
i
Page four
r~
1I2. .salvation of lleiahbophood Intaq#,i,t,x lased, at t=satin: Zoning
Step One - calculate the approximate area acreage from the c4naept
plan. This neighborhood is t $70 to.
step TWO - Calculate the total area trips per day. $70 so. x 73
tda . 42,730 intensity standard.
Step Three - estimate existing land use in gross acreage and
calculate current trip generation in areas
Across* Trips/Day
234,19 ac S.F. x 34 td/a4. 7,962.46
19.78 to Dup/4-Plea x 100 Woo. a 10978.
16,61 at N.Y. x 200 td/ac, a 3,322.
5.69 ac Set/Coa x 650 Wisc. M 30698.5
24.05 ad Inst/Chu x 85 td/60. . 20044.25
29.6, ac Inst/Schools x 85 td/to.= .516.
TOTALS 329.92 to 210521.21 td
Step Your - Estimate current zoned land is area and calculate the
intensity of current zoning on vacant land;
Land Use
$70.00 Total acreage of neighborhood
I,
- 329,92 Acreage of existing use land
240.48 Acreage of remaining vacant land
i
rose five
r • Current Zoning intensity an Vaoant Laad
Aoreage T„ips/Day
62 ao B.F. x 34 td/ao. 2,108
2 an Dup/4-plex x 100 td/ac. 200
0 to N.F. ■ 0
16 an Bet/Con x 6$0 td/ao. ■ 10,400 .
137 ao A$ri. x 30 td/ao. ■ 4,110
23 ac PD, includess
5 ac B.F. x 20 Wet x 8 tr/un 800
3 ao Zero Lot Line x 8 un/ac x 10 tdiic,■ 240
4 ac xec/Opeaspaoe x 10 td/ac. 40
11 at Duv/4-P1ex x-12 un/ao x 10 tr/un = 1,320
L 240 to 19,218
Step Five - Estimate unallocated intensity capaoity in study areal
;gtensity
42,750.00 Total intensity standard for area.
(taken from Step Two)
- 21,521.21 )Haug intensity currently used in area
(taken from Step Three)
- 199218.00 iiinus intensity of vacant zone land
(taken from Step Four)
2,010,73 Amount of unallocated intensity based
on current zoning of vacant land
T
j
Pose Six
Step six Caloulat• brig sisnoration of proposed development and
Coopers to stop Five. It lass than the balanos (Stop
Fivs), than proposed development is within intensity
polior guidelines.
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WIND VSX INTENSITY STUDY
AM 020
$W61 cast University - Mingo Fishtrao Neighborhood
I. Study Boundaries
This area is a low intensity neighborhood of 220,44 acres
bounded by Ruddell Street on the west? East University
Drive on the north= and Mingo-Fishtrap Road on the south,
The eastern boundary is formed by the intersection of East
University and Mingo-Fishtrap Road.
This boundary area was chosen because the major streets
represent areas where land use will tend to change in
character and significance and thus constitute logical
planning area boundaries,
The intensity standard for a low intensity neighborhood is
75 trips per day per gross acre.
II. Eyi,,aluAtjon of Neighborhood Intensity Baked on Existing
Land Use.
r. Step One: Calculate the approximate area acreage from
the concept plan. This neighborhood is t
220.44 acres.
Step Two: Calculate the total area trips per day.
220.44 ac X 75 td/ac. = 16,533 intensity
standard.
Step Three: Estimate existing land use in gross acreage
and calculate current trip generation in area:
Acreage Trips/Day
44.70 ac S.F. X 34 td/ac = 1519.80
12.26 ac M.F. X 200 td/ac = 2452.00
5.07 ac Ret/Com X 650 td/ac 3295.50
2.47 ac Inst./ X 85 td/ac 209.95
6.40 ac Govt. X 350 td/ac 2240.00
TOTALS 70.90 ac 9717.25 td
Step Four Estimate vacant land in area and calculate
minimum development right reserva allocated
for undeveloped land:
,r
Wad V60 l atOAtity study
Ues 020
rebruary 2 # 1964
Page Two
Intensity
220.44 Total acreage of neighborhood
70.90 Acreage Of existiAg Use laud
149.54 Acres of remaining vacant land
X 3g Trips/day; minimum development
right reserve
4.486.20 Trips/day; Intensity development
right reserve
Step Five Lstimate unallocated intensity capacity in
total study area:
intensity
16.533.00 Total intensity standard for area
(taken from Stop Two)
9,717.25 Minus intensity currently used in
area (taken from Step Three)
- 4.486.20 Minus intensity development right
reserve (taken from Step Four)
24329.55 Amount of unallocated intensity
step six To check the intensity of a proposed
development: Calculate the trip generation
of the proposed development and compare to
step Five. If less than the balance (step
Five), then the proposed development is
within intensity policy guidelines.
I-II. Evaluation of Neighborhood Intensity,Pased on Ex tin
Zonina
Step One Calculate the approximate area acreage from
the concept plan. This neighborhood is ±
220,44 acres.
Step Two Calculate the total area trips per day.
220.44 ac. X 75 td/ac. = 16,533 intensity
standard.
Step Three Estimate existing land use in gross acreage
and calculate current trip generation in area.
Acreage Trips/Day
44.70 ac. S.F. X 34 td/ac W 10519.80
12.26 ac. M.F. X 200 td/ac : 2,452.00
. 5.07 ac. let/Com X 650 td/ac a 3,295.00
2.47 ac. Inst./ X 85 td/ac a 209.95
6.40 ac. Govt. X 350 td/ac 2.240.00
TOTALS 70.90 ac. 9,717.25 td
Y,aiad~ tJAA late►Yo~ity study
Area #20
February 2. 1$44
Page Three
4
yr
Step Dour c&lcu~,te current zoed azoand
ning on
vacant land.
Land tJse_
220.44 Total aoreage of neighborhood
- 70, 90.
149.54 Acreage of remaining vacant land
i RREN": ZONING INTENSITY ON VACANT LAS
Acreage_ Trips/Day
77,88 ac. S.F, X 34 td/ac 0 2,647.92
3.21 ac. M.F. X 200 td/ao s 642.00
48.48 ac, PD includes: 31,512,00
Rdt X 650 td/ac
19,97 ac. PD includes: 678.98 _
F X 34 Wag
~ TOTALS 149.54 ac. 35,480.90 td
Step Five Estimate unallocated intensity capacity in
study area.
Intensity
16,533.00 Total intensity standard for area
(taken from Step Two)
9,717.25 Minus intensity currently used in
area (taken from Step Three)
35.480.90 Minus intensity on vacant zoned
land (taken from Step Four)
28,665.15 Amount of unallocated intensity
based on current zoning on vacant
land.
The account of unallocated intensity based on
current zoning in this neighborhood study
area exceeds the total intensity standard,
This is mainly due to P.D.-14 which has a
planned retail development. With a site plan
dated November 15, 1972, it is unlikely this
• development will occur, zoning changes on
the vacant land prior to additional
development in this area is recommended in
order to meet intensity policy guidelines.
LAnd V06 Intensity Study
At*.& 020
February 2, 1994
Page roux
.
Step six To Check the intensity of a proposed
development: Calculate the trip generation
of the proposed development and compare to
Step Five. If less than the balance (step
Five), then the proposed development is
within intensity policy guidelinss$
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LAND USE INTENSITY STUDY
AREA 023
Mingo-Fishtrap Rd, - Audra Lane - East McKinney Neighborhood
I. Study Boundaries
A low intensity neighborhood of + 446 acres bounded by
Mingo-Fi'shtrap Road on the north; Audra Lane on the east;
East McKinney to the south; and the railroad tracks from
East McKinney to Mingo-Fishtrap Road make the western
boundary,
These boundaries were chosen because they represent log-
ical planning area boundaries and maintain an area close
to the 640 acre model.
The intensity standard for a low intensity neighborhood
is 75 trips per day per gross acre,
11. Evaluation of Neighborhood Intensity Based on Existing
an se
Step One - Calculate the approximate area acreage from
the concept plan. This neighborhood is + 446 ac
Step Two - Calculate the total area trips per day, 446 ac
• x 75 tpd/ac = 33,4SO intensity standard
Step Three - Estimate existing land use in gross acreage
and calculate current trip generation in area:
Acreage Trips/Dar
169,01 ac SF x 34 td/ac 5,746.34
1.67 ac Dup/4-Flex x 100 to/ac 167.00
7,31 ac Ret/Com x 650 td/ac = 4,751,50
14,78 ac Inst/Chu/Sch x 85 td/ac = 1,256.30
26,93 ac Govt/Pub x 3SO td/ac a 9,425.50
219,70 ac 21,346,64 td
Step Four - Estimate vacant land in area and calculate
minimum development right reserve allocated for unde-
veloped land:
Intensity
446,00 Total acreage of neighborhood
-219,70 Acreage of existing use land
226,30 Acres of remaining vacant land
~r x30 Trips per day; minimum development
right reserve
6,789,00 Trips per day; intensity reserve
Intensity study #23
Page Two
Step Five - Estimate unallocated intensity capacity in
total study area.,
Intensity
33,450.00 Total intensity standard for area
(taken from Step Two)
-210346.64 Minus intensity currently used in
area (taken from Step Three)
- 6,789.00 Minus intensity development right
reserve (taken from Step Four)
5,314.36 Amount of unallocated intensity
Step Six - To check the intensity of a proposed devel-
opment: Calculate the trip generation of the proposed
development and compare to Step Five, If less than the
balance (Step Five), then the proposed development is
within intensity policy guidelines.
III. Evaluation of Neighborhood Intensity Based on Existing
on ng
Step One - Calculate the approximate area acreage from
. the concept plan. This neighborhood is + 446 ac.
Step Two - Calculate the total area trips per day. 446
ac x 75 tda 33,450 intensity standard
Step Three - Estimate existing land use in gross acreage
and calculate current trip generation in area:
Acreage Trigs/Day
169,01 ac SF x 34 td/ac S,746,34
1.67 ac Dup/4-Flex x 100 td/ac ■ 167.00
7,31 Rot/Com x 650 td/ac ■ 4,75].SO
14,78 ac Inst/Chu/Sch x SS td/ac ■ 1,256,30
26.93 ac Govt/Pub x 350 td/ac ■ 9,425,50
219.70 ac, 210346.64 td
Step Four - Estimate current zoned land in area and cal-
culate the intensity of current zoning on vacant land:
Land Use
446.00 Total acreage of neighborhood
-219.70 Acreage of existing use land
226,30 Acreage of remaining vacant land
i
Intensity Study J23
Page Three
Current Zoning Intense
On vacant an
Acreage Trips/DaY
189.10 ac SF x 34 td/ac ■ 6,429.40
4427 ac ME x 200 td/ac 854.00
S,14 ac Ret x 650 td/ac 3,341.00
3,91 ac Comm x 650 td/ac 2,541.50
4,47 ac Light Ynd x 105 td/ac ■ 469.35
19.41 ac PD, includes:
4.63 rat x 650 td/ac Y 3,009.S0
14.78 ac ME x 200 td/ac ■ 21956,00
226.30 ac 199600.75
Step Five - Estimata unallocated intensity capacity in
study area:
Intensity
33,450.00 Total intensity standard for area
(taken from Step Two)
-21,346.64 Minus intensity currently used in area 0
(taken from Step Three)
•19,600.75 Minus intensity on vac2int zoned land
(taken from Step Four)
- 7,497.39 Amount of unallocated :intensity based
on current zoning on vacant land
The intensity on vacant land in the area based on current
zoning exceeds the total intensity standard for the
area. Zoning changes on the vacant land prig to addi-
tional development in this study aroa is recommended in
order to meet intensity policy guidelines,
Step Six - To check the intensity of a proposed devel-
opment: Calculate the trip generation of the proposed
development and compare to Step Five. If less than the
balance (Step Five), then the proposed development is
within intensity policy guidelines.
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INTENSITY AREA #26
Avenue A - Eagle- Carroll Ft. Worth Drive • Greenlee Neighborhood
I~
It Stuff Boundaries
This is a low intensity neighborhood of 128 acres bounded by Avenue A on
the west; Eagle Orive on the north; Carroll Boulevard and Fort Worth
Drive (excluding commercial) on the east; and Greenlee Street on the
south #
These boundaries were chosen because they enclose an older Single Fancily
neighborhood which has boon opened to apartment development. This
neighborhood has a traditional socio-economic and physical land use
interdependence, thus forming a non-traditional planning area,
The intensity standard for a low intensity neighborhood is 75 trips per
day per gross acre.
II. Evaluation of Neighborhood Intensity Based on ExistingLand Use
Step One: Calculate the approximate area acreage from the concept
Plan, This neighborhood is ± 128 acres.
Step Two., Calculate the total area trips per day. 128 ac X 75 tpd/ac-
9,600 intensity standard.
Step Three: Estimate existing land use in gross acreage and calculate
current trip generation in area:
ACREAGF TRIPS/DAY
47.77 ac. S.F. X 34 td/ac n 1,624.18
.97 ac. Dup./4-P1ex X 100 td/ac = 97.00
15.49 ac. M.F. X 200 td/ac 3,D98.OO
3.11 ac. Ret, /Cam. X 650 td/ac s 21021.50
1.39 ac. Ist./Churches X 85 td/ac 118.15
TOTALS 68.73 ac, 63958.83 td
Step Four: Estimate vacant land in area and calculate minimum
development right reserve allocated for undeveloped land:
INTENSITY
128,00 ac Total acreage of neighborhood
68.73 ac Acres of existing use land
59.27 ac Acres of remaining vacant land
X 30 Trips per day; minimum development right reserve
1,778.10 td/ac Trips per day; intensity development right reserve
,
Intensity Areas x+26
Page Two
Step Fivei estimate unallocated intensity capacity in total study are.:
INTENSITY
91600,00 td Total intensity standard for area (taken from Step Tw o'i
6,969,00 td Minus intensity currently used in area
(taken from Step Three) "
- 1,178,00 td Minus intensity development right reserve
(taken from Step Four)
863.00 td Amount of unallocated intensity
Step Six: To check the intensity of a proposed development:
Calculate the trip generation of the proposed development
and compare to Step Five, If less than the balance of Stomp
Five,.then the proposed development is within intensity
policy guidelines,
III. Evaluation of Neighborhood Intensity Based on Existing Zoning
Step One: Calculate the approximate area acreage from the Concept
Plan. This neighborhood is ± 128 acres,
Step Two, Calculate the total areA trips per day. 128 ac X 75 tpd, ac
9,600 intensity standard,
Step Three: Estimate existing land use in gross acreage and calculate
current trip generation in area:
ACREAGE TRIPS/DAY
47.77 ac. S.F. X 34 td/ac 1,624,18
.97 ac, Oup./4-Plex X 100 td/ac 97.00
15.49 ac. M.F. X 200 td/ac 3,098.00
3.11 ac. Ret.flom. X 650 td/ac 2 1021.50
1.39 ac. Ist./Churches X 85 td/ac 118.15
TOTALS 68.73 ac. 6,958,83 td
Step Four: Estimate current zoned land in area and calculate the
intensity of current zoning on vacant land:
LAUD USE
128.00 Total acreage of neighborhood
68,73 Acreage of existing use land
. • 59.27 Acreage of remaining vacant land
i
Intensity Area #26
Page Three
C.URR~ENTT ZONING INTENSITY ON VACANT LAND
ACREAGE TRIPS/DAY
47,84 ac, S,F, X 34 td/ac 1,626,56
10.69 ac, M,F. X 200 td/ac 2,138,00
74 ac. Retail X 660 td/ac 481.00
59,27 ac. 4,246,56
Step Five: Estimate unallocated intensity capacity in study area:
INTENSITY
9,600.00 Total intensity standard for area (taken from Step Two)
- 6,958.83 Minus intensity currently used in area (taken from
Step Three)
- 43245.56 Wnu sIntensity on vacant zoned land (taken from
Four)
Step - 1,604.39 Amount of unallocated intensity based on current
zoning on vacant land
The amount of unallocated intensity based on current zoning in this
neighborhood study area exceeds the total intensity standard. Zoning changes
the vacant landprio r to additional development guidelines. in this area is recommended
in policy order to meet Intensity Step Six: To check the intensity of a proposed development:
Calculate the trip generation of the proposed development
and compare to Step Five. If less than thebalance Step
Five (after zoning changes), then the proposed
is within intensity policy guidelines.
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Data:
LAND USE INTENSITY STUDY
AREA N27
Dallas Drive • Wye - Kerley Neighborhood
it Study Boundaries
This is a low intensity neighborhood of + 123 acres bounded
by Duncan on the east; Dallas Drive on tFie south; Wye Street
on the west; and Kerley on the north,
These boundaries were chosen because they represent logical
planning area boundaries (i.e. zoning, major arterials,
etc.) and also distinguish this neighborhood from the
moderate and high density areas surrounding it on the west,
south and east.
The intensity standard for a low intensity neighborhood is
75 trips per day per gross acre,
II. Evaluation of Neighborhood Intensity Based on Existing Land
Use
s~
Step One: Calculate the approximate area acreage from the
concept plan, This neighborhood is + 123 ac.
Step Two: Calculate the total area trips per day.
123 ac X 75 td/ac, = 9,225 intensity standard.
Step Threo: Estimate existing land use in gross acreage and
calculate current trip generation in area:
Existing Land Use
Acrea e Trips/Day
36.25 ac S.F. X 34 td/ac = 1,232.50
.87 ac M.F. X 200 td/ac - 174.00
1.64 ac Mobile Homes X 100 td/ac = 164.00
1.35 ac Church X 85 td/ac 114.75
3.17 ac Govt. X 350 td/ac = 1,109.50
2.73 ac Comm X 650 td/ac - 19774.50
1.69 ac Gen Ret X 650 td/ac = 1,098.50
TOTALS 47,70 ac 51667,75 td
• Step Four: Estimate vacant land in area and calculate the
minimum development right reserve allocated fp'
undeveloped land:
Land Use Intensity Study
Area 027
Page Two
Intensity Reserve
123,00 Total acreage of neighborhood
47,70 Minus acreage of existing use land
5,30 Acres of remaining vacant land
X 30 Trips/day; minimum development
right reserve
21259,00 Trips/day; Intensity development
right reserve
Step Fives Estimate unallocated intensity capacity in
total study areas
Unallocated Intensity
9,225,00 Total intensity standard for area
(taken from Step Two)
- 59667.75 Minus intensity currently used in
area (taken from Stop Three)
- 2259.00 Minus intensity development right
reserve (taken from Step Four)
10298.25 Amount of unallocated intensity
Step Six: To check the intensity of a proposed
development: Calculate the trip generation
of the proposed development and compare to
Step Five. If less than the balance of Step
Five, then the proposed development is within
intensity policy guidelines.
111, Evaluation of Neighborhood Intensity Based on Existin
on n
Step One: Calculate the approximate area acreage from
the concept plan. This neighborhood is + 123
acres,
Step Two: Calculate the total area trips per day. 123
ac X 75 td/ac, a 9,225, intensity standard,
Step Three: Estimate existing land use in gross acreage
and calculate current trip generation in area.
Land Use intensity Study
Area 027
Page Three
Exist ig_Land Use
Acreage Tri-- pa=Y
36,25 ac S,F. X 34 td/ac 1,232,50
.87 ac M,F, X 200 td/ac 174.00
1,64 ac Mobile Homes X 100 td/ac 114,,70
1.35 ac church X 85 td/ac =
3.17 ac Govt. X 3$0 td/ac 1009.50
2,73 ac Comm X 650 td/ac = 10774.50
1.69 ac Gen Rot X 650 td/ac 1,098,50
TOTALS 47,70 ac 59667,75 td and
zoning on
Step Four cEstimate alculatecthee1)ttezoned nsity land d current area
vacant land,
Land Use
123.00 Total acreage of neighborhood
47,70 Minus acreage of existing use land
• 75,30 Acreage of remaining vacant land
Current Zoning Intensity on Vacant Land
Acrea e Trips/Da~
32.04 ac S.F. X 34 td/ac = 11089,36
21.59 ac hl,F, X 200 td/ac 4,360.00
1,03 Ofc X 350 td/ac = 13 416.00
20,64 Comm X 6S0 td/ac
TOTALS 75.30 ac. 19,183.86 td
Step Five: Estimate unallocated intensity capacity in
study area.
Unallocated Intensity,
9,225,00 Total intensity standard for area
(taken from Step Two)
- 5,667,75 Minus intensity currently used in
area (taken from Step 'Three)
- 19,183.86 Minus intensity on vacant zoned
land (taken from Step Four)
onf unallocated intensity
15,626,61 Amount
land.
Land Use intensity Study
Area 027
. Page Four
The intensity on vacant land in this
neighborhood based on current zoning exceeds
the total intensity standard for this area.
Zoning changes on the vacant land prior to
additional development is recommended to meet
intensity policy guidelines.
Step Six: To check the intensity of a proposed
development; Calculate the trip generation
of the proposed development and compare to
Step Five. If less than the balance of Step
Five, then the proposed development is within
intensity policy guidelines,
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• LAND USE INTENSITY STUDY
AREA #28
East McKinney - Kerley - Audra Lane Neighborhood
I, Study Boundaries
This is a low intensity neighborhood of + 443. acres bound-
ed by McKinney Street on the northt Woodrow Lane on the
east1 M.K,&T Railroad on the west} and the separation line
on the south between SF'7 and Light Induztrial zonings.
These boundaries were chosen because they correspond to
definable boundaries (i.e. zoning) or traditional planning
area boundaries (i.e. major streets, easments, etc.) and
still maintain an area close to the 640 acre modo 1.
The intensity standard for a low intensity neighborhood is
75 trips per day per gross acre.
II. Evaluation of Neighborhood Intensity Based on Existing Land
Use
Step Ones Calculate the approximate area acreage from
the concept plan. This neighborhood is + 443.
acres,
Step Twos Calculate the total area trips per day, 443.
ac X 75 td/ac. = 33,225 td. intensity standard.
Step Threes Estimate existing land use in gross acreage
and calculate current trip generation in meat
Existing Land Use
Acreage Trips/day
104.63 ac SF 7 X 50 td/ac = 51231.50
13.22 ac MF X 200 td/ac - 21644.00
9.70 ac School x 85 td/ac - 824.50
1.67 ac Church x 85 td/ac d 141.95
1.38 ac Mob Home x 100 td/ac 138.00
16.76 ac park x 3.0 td/ac = 50,28
20.11 ac Comm. x 650 td/ac = 13,071.50
1.63 ac Gen. Ret. x 650 td/ac - 10059.50
9.07 ac Light Ind. x 105 td/ac - 952.35
13.43 ac Heavy Ind. __x 105 td/ac = 1,410.15
• TOTALS 191,60 ac 25,523.73 td
Land Use Intensity Study
Area )126
July 9r 1984
Page Two
Step Fours Estimate vacant land in area and calculate
minimum development right reserve allocated
for undeveloped lands
Intensity Reserve
443.00 Total acreage of neighborhood
191,60 Minus Acreage of +axist4.:ig use land
251,40 Acres of remaining vacant land
X 30 Trips/dayt minimum development
right reserve
71542.00 Trips/days Intensity development
right reserve
Step Fives Estimate unallocated intensity capacity in
total study areas
Unallocated Intensity
33,225.00 Total intensity standard for area
(taken from Step Two)
- 251523.73 Minus intensity currently used in
area (taken from Step Three)
- 71542.00 Minus intensity development right
reserve (taken from Step Four)
159,27 Amount of unallocated intensity
Step Sixs To check the intensity of a proposed develop-
ments Calculato the trip generation of the
proposed development and compare to Step
Five. If, less than the balance (Step Five),
then the proposed development is within
intensity policy guidelines.
III. Evaluation of Neighborhood Intensity Based on Existing
on ng
Step Ones Calculate the approximate area acreage from
the concept plan. This neighborhood is +
44.3. acres.
Step Twos Calculate the total area trips per day. 443.
ac. X 75 td/ac. = 33,225 intensity standard.
. Step Threes Estimate existing land use in gross acreage
and calculate current trip generation in area.
Land Use Intensity Study
Area #28
July 9, 1984
Page Three
Existing Land US$
Acreage Trips/Day
104.63 ac SF 7 X 50 td/ac m 5+231.50
13.22 ac MF X 200 td/ac 21644.00
9.70 ac School x 85 td/ac 824.50
1.67 ac Church x 85 td/ac 141.95
1.38 so Mob Home x 100 td/ac 138.00
16.76 ac Park x 3.0 td/ac n 50.28
20.11 ac Comm. x 650 td/ac = 13,071.50
1.63 ac Gen. Ret, x 650 td/ac e 1, 059. :SO
9.07 ac Light Ind, x 105 td/ac 952.15
13.43 ac Heavy Ind, x 105 td/ac n 1,410.15
TOTALS 191,60 ac 25,523.73 td
Step Fourl latemthe icurrent ntensityoofdculand rrent nzoarea ning a on vacant
land,
Land Use
443,00 Total acreage of neighborhood
- 191.60 Acreage of existing use land
251.40 Acreage of remaining vacant land
CURRENT ZONING INTENSITY ON VACANT LAND
Acreage Trips/Day
1.69.00 ac. SF 7 X 50 td/ac = 81450.00
44.71 ac. MF X 200 td/ac 8,942.00
11.30 ac. Gen. Ret. x 650 td/ac 71345.00
23.59 ac. Light Ind, x 105 td/ac 21476.95
__-T2_.80 aa. Hich Ind. x_105 td/ac_~- 294.00
TOTALS 151.40 ac. = 27,507.95 td
Step Fivei Estimate unallocated intensity capacity in
study area.
•
Land Use intensity Study '
Area 428
Ouly 9, 1984
page Four
zntensitY
33,225.00 Total intensity standard for area
(taken from Step Two)
25,523,73 Minus intensity currently used in
area (taken from Step Three)
27,507.95 Minus intensity on vacant zoned
land (taken from Step Four)
19,806,68 Amount of unallocated intensity
based on current zoning on vacant
land.
The amount of unallocated intensity based on
current zoning in this neighborhood study area
exceeds the total intensity standard, Zoning
changes on the vacant land prior to additional
development in this area is recommended in
order to maet intensity policy guidelines.
Step Six: To check the intensity of a proposed develop-
ment: Calculate the trip generation of the
proposed development and compare to Step
Five. If less than the balance (Step Five),
then the proposed development is within
. intensity policy guidelines.
. 0665a
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Date:
LAND USE INTENSITY STUDY
. AREA #33
Woodrow - Kerley - Duncan - Dallas Drive Moderate Center
I, Study Boundaries
This is a moderate intensity center of t 153 acres bounded
by Woodrow on the east, Kerley on the north, and Duncan on
the west. The southern boundary is formed by a portion of
Dallas Drive to the separation line at Hopkins between
SF-10 and SF-16 zonings. The southern boundary then
continued eastward as the separation line between SF-10 and
Light Industrial zoning until it intersects with Woodrow.
These boundaries were chosen because they constitute
logical planning area boundaries (i.e, zoning, mayor
arterials, etc,). This moderate center is larger than the
30 acre model in order to include all the light industrial
zoning in this area which is enclosed on three sides by low
intensity residential areas, This moderate center includes
other high intensity land uses, such as general retail and
high density housing, in order to maintain the diversity
guidelines of the Denton Development Guide for moderate
intensity centers which exceed 30 acres,
• The intensity standard for a moderate intensity center is
250 trips per day per gross acre,
Ii. Eyaluation of Neighborhood Intensity Based on Existing Lard
Use
Step One: Calculate the approximate area acreage from
the concept plan, This neighborhood is ±
153 acres,
Step Two: Calculate the total area trips per day.
153 ac X 250 td/ac. s 38,250 moderate
intensity standard.
Step Three: Estimate existing land use in gross acreage
and calculate current trip generation in
area:
Existing Land Use
Acreage Trips/Day
i.75 ac Gen Ret X 650 td/ac i,137,50
19.09 ac Comm, X 650 td/ac 12,408.50
1.58 ac Govt. X 350 td/.a.c 553.00
19.63 ac Lt Indust X 105 td/ac= 2,061.15
TOTALS 42,05 ac 16,160,15 td
Land Use Intensity Study
Area #33
4uly 2, 1984
• Page Two
step Four: Estimate vacant land in area and calculate
the minimum development right reserve
allocated for undeveloped land:
intensity deserve
153.00 Total acreage of neighborhood
42.05 Acreage of existing use land
110.95 Acres of remaining vacant land
X 30 Trips/day; minimum development
right reserve
3,328.50 Trips per day; Intensity reserve
Step Five: Estimate unallocated intensity capacity in
total study area:
Unallocated Intensity
38,250.00 Total intensity standard for area
(taken from Step Two)
- 16,160.15 Minus intensity currently used in
area (taken from Step Three)
- 3.328.50 Minus intensity development right
reserve (taken from Step Four)
18,761.35 Amount of unallocated intensity
stop six: To check the intensity of a proposed
development: Calculate the trip generation
of the proposed development and compare to
Step Five. If less than the balance (Step
Five), then the proposed development is
within intensity policy guidelines.
111. Evaluation of Neighborhood intensity Based on Existing
zoning
Step One: Calculate the approximate area acreage from
the concept plan. This neighborhood is ± 153
acres.
Step Two: Calculate the total area trips per day. 153
ac. X 250 td/ac. - 38,250. moderate intensity
standard.
Step Three: Estimate existing land use in gross acreage
and calculate current trip generation in area.
Land Use Intensity Study
Area 133
July 2, 1984
• page Throe
Existing Land Use
Acreage Iriipe/ ay
1.75 ac. Gen Rot X 650 td/ac 1,137.50
19.09 ac. Comm X 650 td/ao = 12,408,50
1.58 ac. Govt X 350 td/ac $53.00
19.63 ac, Lt Indust X 105 td/ac= 21061.15
TOTALS 42.05 ac. = 160160,15 td
stop Four: Estimate current zoned land in area and
calculate the intensity of current zoning on
vacant land.
Land Use
153.00 Total acreage of neighborhood
42.05 Acreage of existing use land
• 110.95 Acreage of remaining vacant land
I
Current Zoning Intensity on Vacant Land
i
r e Trips/Day
1.69 ac. Gen Ret X 650 td/ac = 10098.5
1.71 ac. PD-30 (SF) X 10 td
X 25 DU/ac 427,5
11.08 ac, Agri X 30 td/ac 332.4
96.47 ac, Lt. Indust X 105 td/ac= 10.129.35
TOTALS 110,95 ac. 11,987.75 td
Step Five: Estimate unallocated intensity capacity in study
area:
Unallocated intensity
38,250.00 Total intensity standard for area
- 16,160115 Minus intensity currently used in
11,987.75 Minus intensity on vacant zoned
land
. 10,102.10 Amount, of unallocated intensity
based on current zoning on vacant
land.
Land use intensity study
Area 433
July 2, 1984
Page Four
step six; Calculate trip generation of a proposed devel-
opment and oompare to Step Five. It less than
the proposed development is within intensity
policy guidelines.
•
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LAND USE INTENSITY STUDY
AREA #35
Londonderry - Hobson - Teasley Road Neighborhood
Y. Study Boundaries
This is a low intensity neighborhood of 512, acres bound-
ed by Londonderry on the north; Teasley on the east}
Hobson Road on the south; and Fort Worth Drive on the
southwest. The separation line at. Mission Road which
divides the single family uses from the S-3/Heavy Indus-
trial use forms the northwest boundary. These boundaries
were chosen because they correspond to definable bound-
aries (i.e. zoning) or traditional planning area
boundaries (i.e. major streets, easements, etc.) and
still maintain an area close to the 640 acre model.
The intensity standard for a low intensity neighborhood
is 75 trips per day per gross acre,
. II. Evaluation of Neighborhood Intensity Based on Existing
Lan Use
Step One - Calculate the approximate area acreage from
the concept plan: this neighborhood is + 512, acres.
Step Two - Calculate the total area trips per day: 512
ac x 75 td/ac a 38,400. intensity standard.
Step Three - Estimate existing land use in gross acreage
and calculate current trip generation in area:
Existing Land Use
Acreage Trips/Day
30,4 ac SF x 34 td/ac 11033.6
3.0 ac MF x 200 td/ac - 600.0
1.6 ac Gen Retail x 650 td/ac = 11040.0
126.0 ac Industrial x 105 td/ac - 13,230.0
TOTAL 16110 15,303,6 td
i
Intensity Study #35
Rage Two
Step Four - Estimate vacant land in area and calculate
the minimum development right reserve allocated for
undeveloped lands
intensity
512.0 Total acreage of neighborhood
- 161.0 Acreage of existing use land
3I,' Acres of remaining vacant land
x 30 Trips per dayr minimum development right
reserve
10,530,0 Trips per dayr intensity development
right reserve
Step Five - Estimate unallocated intensity capacity in
total study areas
Intensity
38,400.0 Total intensity standard for area
(taken from Step Two)
- 150903.6 Minus intensity currently used in area
(taken from Step Three)
- 10,530.0 Minus intensity development right
• reserve (taken from step four)
11,966.4 Amount of una,11ocated intensity
Step Six - To check the intensity of a proposed develop-
ments Calculate the trip generation of the proposed
development and compare to Step Five. If less than the
balance of step Five, then the proposed development is
within intensity policy guidelines.
III. Evaluation of Neighborhood Intensity Based on Existing
Zon ng
Step One - Calculate the approximate area acreage from
the concept plans this neighborhood is + 512. acres.
Step Two - Calculate the total area trips per days 512
ac x 75 td/ac = 38,400 intensity standard.
Step Three - Estimate existing land use in gross acreage
and calculate current trip generation in areas
•
Intensity Study #35
Page Three
Existing Land Use
Acreage Trips/Day
30.4 ac SF x 34 td/ac 4 11033,6
3,0 ac MF x 200 td/ac 600.0
1,6 ac Gen Retail x 650 td/ac a 1,040,0
126.0 ac Industrial x 105 td/ac * 13,230.0
TOTAL 161,0 15,903,6 td
Step Four - Estimate current zoned land in area and calcu-
calculate the intensity of current zoning on vacant land:
Land Use
512.0 Total acreage of neighborhood
161.0 Acreage of existing land use
51.0 Acreage of remaining vacant land
Current Zoning Intensity on Vacant Land
Acreage Trips/Day
293.4 ac Agri x 30 td/ac 81802.
. 57.6 ac Industrial x 105 td/ac m 61048.
351.0 ac TOTALS 14,850.
Step Five - Estimate unallocated intensity capacity in study
areas
Intensity
38,400.0 Total intensity standard for area
(taken from Step Two)
- 15,903.6 Minus intensity currently used in area
(taken from Step Three)
- 14,850,0 Minus intensity of proposed zoning on
vacant land (taken from Step Four)
71646.4 Amount of unallocated intensity based
on proposed zoning on vacant land in
study area,
Step Six - To check a proposed development: Calculate
the trir generation of the proposed development and com-
pare to Step Five. If less than the balance (Step Five),
then the proposed development is within intensity policy
guidelines.
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LAND USE INTENSITY STUDY
AREA #36
Sou~thriidQe Neighborhood
I. Study Boundaries
This low intensity neighborhood consists of 530.0 acres
bounded by Teasley Lane on the West. and South? I.M.-35E
on the Northt and Ridgeway Drive on the East.
These boundaries were chosen because the major streets
represent areas where land use will tend to change in
character and significance and thus constitute logical
planning area boundaries.
The intensity standard for a low intensity neighborhood
is 75 trips per day per gross acre.
II. Evaluation of Neighborhood Intensity Based on Existing
Land Uso
Step One - Calculate the approximate area acreage from
the concept plan. This neighborhood + 530.00 acres.
Step Two - Calculate the total area grips per days
530.00 ac x 75 td/ac = 39,750 td intensity standard.
Step Three - Estimate existing land use in gross acreage
and calculate current trip generation in areas
Land Use
Acres e Trips/Day
312 ac SF x 34 td/ac 10,608. td
33 ac MF x 200 td/roc 6,600. td
5 ac Office x 350 td/ac 11750. td
10 ac Retail x 650, td/ac 6,500, td
360 ac Total = 25,458. td
Step Four - Estimate vacant land in area and calculate
minimum development right reserve allocated for undevel-
oped lands
Intensity Study #36
Page Two
• INTENSITY
530.00 Total acreage of neighborhood
360400 Minus &oreage of existing land use
170,00 Acros of remainin;; vacant land
x 30 Trips per dayr minimum development right
reserve
50100,00 Trips/day: intensity development right
reserve
Step Five - Estimate unallocated intensity capacity in
total study area:
INTENSITY
39,750. Total intensity standard for area
(Taken from Step Two).
-25,458. Minus intensity currently used in area
(Taken from Step Three).
- 5,100, Minus intensity development right
reserve (Taken from Step Four).
91192. Amount of unallocated intensity
The amount of unallocated intensity is 23% of the
total intensity standard for the area based on
existing land use.
Step Six - To check the intensity of a proposed devel-
opment: Calculate the trip generation of the proposed
development and compare to St,,p Five. If less than the
balance of Step Five, then the proposed development is
within intensity policy guidelines.
III. Evaluation of Neighborhood Intensity Based on Existing
Zon~'n - -
Step One - Calculate the approximate area acreage from
the concept plan. This neighborhood is + 530.00 acres.
Step Two - Calculate the total area trips per day:
530.00 ac x 75 td/ac = 39,750 intensity standard.
Step Three - Estimate existing land use in gross acreage
. and calcL~late current trip generation in area.
Intensity Study #36
Page Three
Land Use
Acreage Tri s Da
312 ac SF x 34 td/ac 10,608. td
33 ac MF x 200 td/ac 61600. td
5 ac Office x 350 td/ac 4 1,750. td
10 ac Retail x 650 td/ac 60500. td
360 ac Total . 250458. td
r.
Step Four - Estimate current zoned land in area and cal-
culate the intensity oL current zoning on vacant lands
Land Use
530.00 Total acreage of neighborhood,
360.00 Acreage of existing land use
170.00 Acreage of remaining vacant land
• CURRENT ZONING INTENSITY
ON VACANT LAND
Acreage Trips/Day
7.71 ac SF16 x 34 td/ac 262.14 td
162.29 ac SF10 x 44 td/ac 7,140.76 td
Total 170.60 ac , td
Step Five - Estimate unallocated intensity capacity in
study areas
Intensity
39,750.00 Total intensity standard for area (Taken
from Step Two)
- 25,458.00 Minus intensity currently used in area (Taken
from Step Three)
- 7,402.90 Minus intensity on vacant zoned land
(Taken from Step Four)
6,889.10 Amount of unallocated intensity based on
current zoning on vacant land.
The amount of unallocated intensity is 17% of the
total standard for the area based on currant zoning
on vacant land.
Intensity Study #36
page Four
Stop Six . To ohock the intensity of a proposed devel-
opments Calculate the trip generation of the proposed
development and compare to Step Five, It leas than the
balance of Step Pivot then the proposed development is
within intensity policy guidelines*
0426a
LAND USE INTENSITY STUDY
AREA 037
Dallas Drive Intern a e 35t eiahborhood
This low intensity neighborhood consists of 210 acres
bounded by Dallas Dr, - 1-35E on the southwest; San Jacinto
on the southeast; M,K,T, Railroad on the north, The
northwest boundary is formed by the separation line at
Hopkins Drive between SF-10 and SF-16 zonings and continued
eastward as the separation line between SF-10 and Light
industrial zonings until it intersects at Woodrow with
M.K.T. Railroad.
These boundaries were chosen because they represent logical
planning area boundaries (i.e. zoning, mayor arterials,
eta,), The intensity standard for a low intensity
neighborhood is 75 trips per day per gross acre.
Ii. Evaluation of Neighborhood Intensity Based on Existing Land
Use
Step One: Calculate the approximate area acreage from the
concept plan, This neighborhood is ± 210 ac.
. Step Two: Calculate the total area trips per day.
210 ac X 75 td/ac. a 15,750 intensity standard,
Step Three: Estimate existing land use in gross acreage and
calculate current trip generation in area:
Existing Lind Use
Acreage Trips/Day
18,1 ac SF-10 X 44 td/ac y 796.4
31,6 a FD: SF-10 X 44 td/ac 1,390.4
TOTALS 49.7 ac 2,186,8 td
stop Four: Estimate vacant land in area and calculate the
minimum development right reserve allocated for
undeveloped land:
Intensity Reserve
210.00 Total acreage of neighborhood
49.70 Minus acreage of existing use land
. 160,30 Acres of remaining vacant land
X 30 Trips/day; minimum development
right reserve
4,809.00 Trips/day; intensity development
right reserve
Land U$* Intensity Study
Area 037
Page Two
• step rivet Estimate tinallooated intensity capacity in
total study area:
gnallooated Intensity
15,750,00 Total intensity standard for ar^a
(taken from Step Two)
2,106.80 Minus intensity currently used in
area (taken from Step Three)
4.009,00 Minus intensity development right
reserve (taken from Step Four)
8,754.20 Amount of unallocated intensity
step Six: dTo check the evelopments intensity of
trip pogeneration
of the proposed development and compare to
step Five, if less than the balance of step
Five, then the proposed development is within
intensity policy guidelines,
III, Evaluation of Neighborhood Intensity Based on Existing
zoning
i step one: thegconcepthplan. This neighborhood is ± 210
acres.
Step Two: Calculate the total area trips per day, 210
ac X 75 td/ac, a 15,750 intensity standard.
Step Three: and Estimate existing d truse in gross ip generation cinaarea,
Existing Land Use
Acreage Trivs/Day
18.1 ac SF-10 X 44 td/ac 796.4
31.6 ac PD: SF-10 X 44 td/ac 31jA-_.90-O.4
TOTALS 49.7 ac 2,186.8 td
step Four: Estimate current zoned land in area and
vacant land.
Land Use
. 210.00 Total acreage of neighborhood
49,70 Minus acreage of existing use land
160.30 Acreage of remaining vacant land
Land 'Use Intensity study
Ares #37
Page Thtes
Curgent Z2niag _Intensity on Vacant Lind
Aareaco T91221DAY
101,46 ao SF-10 X 44 td/ac 44464.24
8,43 ao MF X 200 td/ac 14686,00
38.36 ac Comm X 650 td/ac 24,934.00
12,05 Greenbelt X 30 td/ac 361,50
TOTALS 160.30 ac. 31,445,74 td
Step Five; Estimate unallocated intensity capacity in
study area.
Unallocated Int2nsity
15,750.00 Total intensity standard for area
- 21186,80 Minus intensity currently used
- 31,445,74 Minus intensity on vacant zoned
land (taken from Step Four)
. - 17,882,54 Amount of unallocated intensity
based on current zoning on vacant
land.
The amount of intensity on vacant zoned land
currently exceeds the intensity guidelines
due mainly to the amount of proposed commer-
cial land use in PD-6, it is recommended
that this level of commercial developed be
down scaled and other lower intensity land
uses be suggested for development instead.
Step six; To check the intensity of a proposed develop-
ment; Calculate the trip generation of the
proposed development and compare to Step Five.
If less than the balance of step Five, then
the proposed development is within intensity
policy guidelines.
i
0644q
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I • II
F
LAMA USE INTENSITY STUDY
i
AREA X140
Interstate 35E - Ridgeway Drive
Teasley Road Neighborhood
I. Study Boundaries
This is a low intensity neighborhood of + 475 acres
bounded on the west by Ridgeway Drive an3 Teasley Roadi
and bounded on the east by I-35E. The northern boundary
is foraged by the separation line south of the moderate
intensity center at Ridgeway and 1-35E. The southern
boundary is foraged by a proposed collector street between
Teasley Road and I-35E. This collector separates PD-20
between the light industrial zoning and the office,
multi-family, and Greenbelt zonings.
These boundaries were chosen because they correspond to
definable boundaries (i.e. zoning) or traditional plan-
ning area boundaries (i.e. major streets, easements)
etc.) and still maintain an area close to the 640 acre
. model.
The intensity standard for a low intensity neighborhood
is 75 trips per day per gross acre.
iI. Evaluation of Neighborhood Intensity Based on Existing
an Use
Step One - Calculate the approximate area acreage from
the concept plan. This neighborhood is + 475 acres.
Step Two - Calculate the total area trips per days 475
ac x 75 td/ac = 35,625 td intensity standard.
Step Three - Estimate existing land use in gross acreage
and calculate current trip generation in areas
Existing Land Use
Acreage Trips/Day
4.2 ac S.F. x 34 td/ac 142.8 td
• 4.2 ac Totals 142.8 td
Intensity Study #40
Page Two
Stepp Dour - Estimate vacant land in area and calculate
minimum development right reserve allocated for undevel-
oped land:
INTENSITY
475.00 Total acreage of neighborhood
4.2; Minus acreage of existing land use
470.80 Acres of remaining vacant land
x 30 Trips per days minimum development right
reserve
14,124.00 Trips/dayj intensity development right
reserve
Step Five - Estimate unallocated intensity capacity in
total study area:
INTENSITY
35,625.00 Total intensity standard for area
(Taken from Step Two)
142.80 Minus intensity currently used in area
(Taken from Step Three)
- 14,124.00 Minus intensity development right
reserve (Taken from Step Four)
21,358.20 Amount of unallocated intensity
Step Six - To check the intensity of a proposed devel-
opment: Calculate the trip generation of the proposed
development and compare to Step Five. If less than the
balance of Step Five, then the proposed development is
within intensity policy guidelines.
III. Evaluation of Neighborhood Intensity Based on Existing
Zoning
Step One - CAI-ablate the approximate area acreage from
the concept plap. This neighborhood is + 475 acres.
Step Two - Ca culate the total area trips per day: 475
LO ac x 75 tpd/a 35,625 intensity standard.
Step Three -/Estimate existing land use in gross acreage
and calculate current trip generation in area:
Intensity Study #40
page Three
• Existing Land Use
Acreage Trips/Day
Total 4.2 ac S.F. x 34 td/ac 142.8 td
Step Four - Estimate current zoned land in area and cal-
culate the intensity of current zoning on vacant lands
Land Use
475.00 Total acreage of neighborhood
- 4.20 Acreage of. existing land use
470.08 Acreage of remaining vacant land
x 30, Trips per days minimum development
T right reserve
140124.00 Amount of unallocated intensity
• CURRENT ZONING INTENSITY
0 VKCANT MD
Acreage Trips/Day
246.80 ac S.F.. x 34 td/ac a 8,391.20
43.00 ac 4Plex x 120 td/ac = 5,160.00
16.00 ac Multi-family x 200 td/ac = 30200.00
14.00 ac Gen Retail x 650 td/ac 91100.00
48.00 ac Light Indus x 105 td/ac = 5,040.00
103.00 ac Agricultural x 30 td/ac 3,090.00
470.80 ac TOTALS 33,981,20 td
Step Five - Estimate unallocated intensity capacity in
study area3
intensity study X140
page Four
CIO Intensity
35►625.00 Total intensity standard for area (Taken
from Step Two)
142.80 Minus intensity currently used in area
(Taken from Step Three)
33,981.20 Minus intensity on vacant zoned land
(Taken from Step Four)
10501.00 Amount of unallocated intensity based on
current zoning on vacant land.
Step S,tx - Calculate the proposed trip generation of a
proposed development and compare to Step Five. If less
than the balance of Step Five► then the proposes] devel-
opment is within intensity policy guidelines.
0485a
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LAND Vol INTOSITY STUDY
AREA 041
A
Conway - Interstate 363 -
Moderate Intensity center
I, study AgundAries
This is a moderate intensity center of t 37 acres bounded
by I-36R on the north and Conway street on the west. The
southern boundary is the separation line between the 2?
southwes, This is
zoning described as Or-to t
also
These boundaries were chosen because they constitute
logical planning area boundaries (i,e. zoning, mayor
to the 30
&orer model for a moderate t intensity e center#
The intensity standard for a moderate intensity center is
250 trips per day per gross acre.
II, evaluation of Neighborhood Int nsitv eased on Ex
Land use
r; stop One - Calculate the approximate area acreage from
the concept plan. This neighborhood is f 37 acres.
Step Two - Calculate the total area tr{.ps per day; 37 ac
x 250 td/ac 9,250 intensity standard.
Step Three - Estimate existing land use in gross acreage
and calculate current trip generation in area;
Existing Land UsE~
TriDS/DaY
c ea e
1.0 ao Gen Retail x 650 td/ac 650.00 td
2.5 ac commercial x §SQ td/ac - 1.62"0 td
2,175,00 td
Total 3.5 ac
Yatons ty study 041
Page Two
• St♦p Dour - Estimate vacant laud in area and calculate
minimum development right reserve allocated for unde-
veloped land:
NTENSIXY
37,00 Total acreage of neighborhood
3.50 Minus acreage of existing land use
33.50 Acres of remaining vacant land
X 100 Trips per day; minimum development right
reserve
3,350.00 Trips/Day; intensity development right
reserve
Step Five - Estimate unallocated intensity capacity in
total study area:
INTENSITY
9,250,00 Intensity standard for total area
(Taken from step Two)
- 2,275.00 Minus intensity currently used in area
(Taken frow Step Three)
- 3,350.00 Minus intensity development right
reserve (Taken from Step Four)
3,625.00 Amount of unallocated intensity
Step Six - To check the intensity of a proposed devel-
opment: Calculate the trip generation of the proposed
development and compare to Step Five. if less than the
balarae of Step Five, then the proposed development is
within intensity policy guidelines.
IIi. Evaluation of Neighborhood Intensity Based
on Existing zoning
Step One - Calculate the approximate area acreage from
the concept plan. This neighborhood is ± 37 acres.
Step Two - Calculate the total area trips per day, ± 37
ac X 250 td/ao . 9,250 intensity standard.
Step Three - Estimate existing land use in gross acreage
and calculate current trip generation in area:
Intensity Study 041
Page Three
Land_Vse
Aareave xr~,ts/Dav
1.0 ac Gen Retail x 650 td/ac 650.00 td
2.2 &C ~Meroial x 65 td/ac 1.625.00 td
Total 3.5 ac 2,275.00 td
Step Four - Estimate current zoned land in area and cal-
oulate the intensity of current zoning on vacant land:
r_
LAND USE
37.00 Total acreage of neighborhood
3.50 Minus acreage of existing land use
33.50 Acreage of remaining vacant land
CURRENT ZONING INTENSITY ,
ON VACANT LAND
Acreage Trios/Day
3.44 ac S.F. x 34 td/ac 11,6.96
10.16 ac Duplex x 100 td/ac 19016.00
19.65 ac Gen. Retail x 650 td/ac 12,772.50
.25 ac gommerci,al x 650 td/ac 162.50
33.50 ac TOTALS 14,067,96 td
step Five - Estimate unallocated intensity capacity in
study area:
w~
i
Intensity Study 04 1
Page Four
j=NS ITY
9,250,00 Total intensity standard for area
(Taken from Step Two)
- 2,27S,00 Minus intensity currently used in area
(Taken from step Three)
- 14,067.96 Minus intensity on vacant zoned land
(Taken from Step Four)
- 7,092.96 Amount of unallocated intensity based on
Current zoning on vacant land.
The amount of unallocated intensity based on current zon-
ing exceeds the intensity standard. Zoning changes are
recommended before additional development occurs at this
site.
Step Six - Calculate the proposed trip generation of a
proposed development and compare to Step Five. If less
than the balance of Step Five, then the proposed devel-
opment is within intensity policy guidelines.
Approved:
Date:
0520a
O
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-49 Y 81'Ugy; rANA 041
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LM uSZ XNTRN8YTY STUDY
AM 042
1-359 - Teasley Road
Robinson Road - State School Neighborhood
I. Study Boundaries
This is a low intensity neighborhood of t 810.88 bounded
on the north by I-359 and a proposed collector between
Teasley Road and I-358; on the west by Teasley Road,(rM
2181); on the south by Robinson Road; and on the east by
State School Road.
These boundaries were chosen because they correspond to
definable boundaries (i,e. zoning) or traditional plan-
ning area boundaries (i.e. major streets, easements,
etc.) and still maintain an area close to the planning
model.
The intensity standard for a low intensity neighborhood
is 75 trips per day per gross acre.
II. Evaluation _of_Neighborhood Intensity Based on Existing
Land Use
step One Calculate the approximate area acreage from
the concept plan. This neighborhood is ± 810.88 acres.
Step Two - Calculate the total area trips per day:
810.88 ac x 75 td/ac = 60,816 td intensity standard.
Step Three - Estimate existing land use in gross acreage
and calculate current trip generation in area:
Existing Land Use
Acreage Trips/Day
22.00 ac S.F. X 34 td/ac 748.00 td
201.38 ac State School x 85 td/ac = 17,117.30 td
9.30 ac Mobile Home x 6 td/ac m 55.80 td
Total 232.68 ac 17,921.10 td
lut4A#ity Study #42
Page Two
stop tour - Esti"te vacant land in area and calculate
minimum development right reserve allocated for unde-
velaped land:
jNTZNSITY
810.88 Total acreage of neighborhood
- 23268 Minus acreage of existing land use
$78.2C Acres of remaininq vacant land
1 30 Trips per day; minimum development right
reserve
17,346.00 Trips/Day; intensity development right
reserve
Step Five - Estimate unallocated intensity capacity in
total study area:
~MT~'IV3 I TY
60,816.00 Total intensity standard for area Two)
- 17,921.10 Minus (Taken infrom tensity p Currently used in area Three)
- 17,346.00 Minusn infrom tensity p development right
reserve (Taken from Step Four)
25,548.90 Amount of unallocated intensity
Step Six - To check the intensity of a proposed devel-
opment: Calculate the trip generation of the proposed
development and compare to Step Five. If less than the
balance of Step Five, then the proposed development is
within intensity policy guidelines.
III. Eyaluatio-n o Ne b rho d t sit Rased
on Existing Zoning
Step One - Calculate the approximate area acreage from
the concept plan. This neighborhood is ± 810.88 acres.
Step Two - Calculate the total area trips per day: ±
810.88 ac x 75 tpd/ac = 60,816.00 intensity standard,
Step Three - Estimate existing land use in gross acreage
and calculate current trip generation in area:
14teasity Study #42 1
Page Three
. Existing Land Use
Acreage Trim Day
22.oO ac S.F. x 34 td/ac 74640 td
201.30 ac State School x 88 td/ac 17#117.30 td
9.30 ac MoDileHome x 6 tdjag . 56.80 td
Total 232.68 ac 17*921.10 td
step Four - Estimate current zoned land in area and oal-
ouiate the intensity of current zoning on vacant land:
LAND use
810.88 Total acreage of neighborhood
232.68 Minus acreage of existing land use
578.20 Acres of remaining vacant land
x 30 Trips per day: minimum development right
reserve
17,346.00 Amount of unallocated intensity
CVRRENT ZONING INTENSITY
ON VACANT LAND
Acreage Trips/Day
81.70 ac S.F. x 34 td/ac . 2,777.80
20.99 ac 4Plex x 120 td/ac . 2,518.80
29.00 ac M.F. x 200 td/ac ! 5400.00
9.19 ac Duplex x 100 td/ac 919.00
6.25 ac Gen. Retail x 650 td/ac 4,062.50
7.40 ac Office x 350 td/ac 2,590.00
16.11 ac Light Industrial
x 105 td/ac 11691.55
407.56 ac Acricultural x 30 td/ac 12,226.80
578.20 ac TOTALS 32,586.45 td
step Five - Estimate unallocated intensity capacity in
. study area:
•
Intensity Study 042
Page Four
• I~'12N$ ! TY
60,816.00 Total intensity standard for area
(Taken from Step Two)
- 17,921.10 Minus intensity currently used in area
(Taken from Step Three)
- 32.586.45 Minus intensity on vacant zoned land
(Taken from Step Four)
10,308.45 Amount of unallocated intensity based on
current zoning on vacant land.
Step Sic - To check a proposed development: Calculate
the proposed trip generation of the proposed development
and compare to Step Five. If less than the balance of
Step Five, then the proposed development is within
intensity policy guidelines.
Approved:
Date:
051SA
:
9 ~ •r!'ri't!1G;11'~^° ' ~M-'~'1~. ,•Tl'"'rc. t•R•+.r.~1.a'f~r,~r ;,t.
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NORTH 5466
'SCALE : t"-X000:,• - .
LAND USE INTENSITY STUDY
MODERATE AREA #44
Loop 288 and Sherman Drive Moderate Intensity Center
i
I. Study Boundaries
As required by the Denton Develo went Guide policies, a
moderate intensity cen e.r is limited in size to 30 acres
unless diversified land uses are guaranteed. The
intensity standard for a moderate intensity area is 2S0
trips per day per gross acre.
II. Evaluation of Intensity Based On Existing Land Use
Step One - Calculate moderate center size: This area is
30 acres.
Step Two - Calculate the total area trips per day, 30 ac X
2SO td/ac ■ 7,$00 intensity standard.
Step Three - Estimate existing land use in gross acreage
and calculate current trip generation in area: This area
is currently vacant.
Step Four - Estimate vacant land in area and calculate
minimum development right reserve allocated for
undeveloped land:
INTENSITY
30 Total acreage of moderate center
X 100* Trips per day; minimum development
right reserve
30000 Trips per day; intensity develop-
ment right reserve
*Due to land use characteristics at intersection of two
principal arteries of the City, adjacent land assumed to be
zoned MF-1 or higher in the future.
Step Five - Estimate unallocated intensity capacity in total
study area:
INTENSITY
71500 Total intensity standard for area
(Taken from Step Two)
31000 Minus intensity right reserve
r, • reserve (Taken from Step Four),
4,500 Amount of unallocated intensity
Land Use Intensity Study
Area 044
Pale Two
CIO Step Six - To check the intensity of a proposed
development: Calculate the trip generation of the
proposal and compare to Step Five. If less than the
balanco of Step Five, then the proposal is within
intensity policy guidelines.
III. Evaluation of Moderate Area Intensity Based on Existing
On ng
Step One Calculate moderate center size; This area is
30 acres.
Step Two - Calculate the total area trips per day: 30 ac
X 250 td/ac 7,500 intensity standard.
Step Three - Estimate existing land use and trip
generation: This area is currently vacant.
Step Four - Estimate current zoned land in area and
calculate the intensity of current zoning on vacant land:
INTENSITY
.r 30.00 Total acreage of neighborhood
12.10 Acreage of zoned vacant land
17,9 0 Acreage o£ unzoned vacant land
x100 Trips per day; minimum
development right reserve
11790 Trips per day; intensity
development right reserve
Current Intensity of Zoned Vacant Land
Acreage Trips/Day
6.90 ac MF x 200 td/ac = 1,360.00
5.30 ac Gen. Ret. x 650 td/ac = 3,445.00
12.10 ac ■ 4,803'.00 td
Step Five - Estimate unallocated intensity capacity in
study area:
INTENSITY ALLOCATION
70500. Total intensity standard for area
- 1,790. Minus intensity development
-t~ right reserve
- 41805. Minus intensity on zoned vacant
land
90S. Amount of unallocated intensity
Dana Use Intensity Study
Area 044
Page Thrme
l .
Step Six - To check the intensity of a proposed
development: Calculate the trip generation of the
proposal and compare to Step Five, If less than the
balance of Step Five, then the proposed development is
within intensity policy guidelines.
i
0420g
$14
LAND USIA INTENSITY ST'UDY`:
MODERATE AREA 044'
P D
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tir
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Tr. 10
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8 7r, 12 3++s a1
7 1.740 AG «
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I
LAND USE INTENSITY STUDY
AREA 045
Loop 288 and North Locust (F.M, 2164)
Moderate Intensity Center
I, Study Boundaries
As 'required by the Denton Development Guide policies, a
moderate intensity centers limited in size to 30 acres
unless diversified land Lses are guaranteed. The inten-
sity standard for a moderate intensity area is 250 trips
per day per gross acre.
II. Evaluation of Moderate Center Intensity Based on Existing
75777s e
Step One - Calculate moderate center size: This area is
30 acres.
Step Two - Calculate the total area trips per day: 30 ac
x 250 td/ac 7,500 intensity standard.
• Step Three - Estimate existirrg land use in gross acreage
and calculate current trip generation in area: This area
is currently vacant.
Step Four - Estimate vacant land in area and calculate
minimum develupment right reserve allocated for undevel-
oped land:
INTENSITY
I
30 Total acreage of moderate center
x 100* Trips per day; minimum development right,
reserve
3000 Trips per day; intensity development right
reserve
I
*Due to land use characteristics at intersection of two
principal arteries of the City, adjacent land assumed to
be zoned MF-1 or higher in the future,
Step Five - Estimate unallocated intensity capacity in
total study area:
~ it
Intensity Study 04$
Page Two
INTENSITY
7,500 Total intensity standard for area
(Taken from Step Two).
33000-_ Minus intensity development right reserve
(Taken from Step Four).
4,500 Amount of unallocated intensity
Step Six - To check the intensity of a proposed
development; Calculate the trip generation of the
proposal and compare to Step Five. If less than the
balance of Step Five, then the proposal is within
intensity policy guidelines,
III. Evaluation of Moderate Center Intensity Based on Existing
on ng
Step One Calculate moderate center size: This area is
30 acres.
Step Two - Calculate the total area trips per day; 30 ac
x 2S0 td/ac 7,500 intensity standard,
• Step Three - Estimate existing land use and trip
generation; This area is currently vacant.
Step Four - Estimate current zoned land in area and
calculate the intensity of current zoning on vacant land:
Land Use
30,00 Total Acreage of neighborhood
15.00 Acreage of unzoned vacant land
(outside current city limits).
15.00, Acreage of zoned vacant land
CURRENT INTENSITY OF ZONED VACANT LAND
Acrea e Trips/Day
1S.0 ac. Agri. x 30 td/ac 450 td Total
Step Five - Estimate unallocated intensity capacity in
study area;
i
Intensity Study Y4$
Page Three
intensity
71500, Total intensity standard for area (taken
from Step Two)
• 450, Minus intensit on vacant zoned land (taken
from Step Four
700S0, Amount of unallocated intensity based on
current zoning on vacant land
Step Six - To check the intensity of a proposed
development; Calculate the trip generation of the
proposal and compare to Step Five. If less than the
total of Step Five, then the proposed do°lelopment is
within intensity policy guidelines.
i
0417a
f
i
INTENSITY STUDY AREA #46
• f
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•
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coancl l
PlanG is:
owerzoned
By Richard Connelly through future zonIng decisions.
Stafftt'riler'ofThtNews . More Metropolitan The council will try to set e
AUMN - Plano City Council News on Page 43A timetable for their decisions 1ton-will emo rs. s enl the weekend in a day night. 'The council eon•
m ~ p cider no major zoning re requests
planning Yetreat in Austin, trying Downtown Dallas, west of independence Parkway un•
to figure out'how to cut a sleeping Council members agreed that tit a 9i~.day moratorium on suet re-
giant dowti to size before it wakes the area was overzoned and would quests expires in July.
up, allow development to be too dense, Concern about the western yalf
The giant already starting to but they postponed a decision on a of piano dominated the city's first.
stir - is the western half of Plano, consultant's suggestion to create a ever c<,uncil retreat, held at the
which includes corridors along new master plan and change some Lakewas Resorilnn M Lake T: zvis,
PresiotrRoad and the Dallas North of the current zoning,, Isadore Candeub, a city ;,Ian.
Tollwa.I Aware that decreasing the zon• ping consullant, told the cc;:ncil
Thokh'the area is largely unde. ing on undeveloped land might an, that the Preston Roan and Dallas
v'eloped;,its,zoning could double get the landowners, the council North Tollwny corridors have higi,
the city's csfrent population and asked the city staff to see whether zoning densities because officials
allow four•Grdes the office space of the density problem could be eased have looked at each zoninc c.gse
. separately. Candeub acknowledged that if cutting back."
"You start saying 'Let's capital. the cih, were to "bac4,2one," or While delaying a vole n^
ize on this great location and put in change current zoning, a land. whether to revise or com let':v
highdensity,' " he said. "You do it owner might sue. But he said if the redo the city's 1981 master plan, t`.e
incrementally, and you lose sight cbange is pert of U -overall re. council agreed to some cbanges :L
of an overall policy, " vamping of the city s zoning and is how they consider zoning requests.
"We really screwed up on Pres• not arbitrary or capricious, the
ton Road," council member James change would standup In-court, Council members agreed to ea*.
Muns later said. l understand,6'e etbical'prob- amine whether the policy used to
The three main potential devel. lems of going back and telling make decisions on such requests al.
opment areas - the Dallas North someone that we have a problem lows development to be too dense.
Tdllway, Preston Road and Central with overzoning so we are chang. The policy states that half the hE :
Expressway all are north south ing your., land,".said.bew council ing units in each„Defghborhx?d
roads from Dallas. Candeub said. member Charles Pullman. "But I must be single-family homes, but
the cite should create zoning for a have a concern that eveo'lhing some members complained that
strong development area in the west of Coh-Road is too dense, and do homes'- whicb have a der-. ty
western half that will strelch in an we just can't tell everyone who of 5.5 units per acre - are cca;:d•
east-west direction. comes in from now on that we're eredsingle•family."
UkHFICATl OF AUTHENTICITY
4#101 on 'his NIM*MIIe
THIS IS TO CENYIFY Ihaf 1h• snlcrophnlolraphc appe
isaeNn, w41h CITY COUNCIL. AGENDA PACKET 07/31 /1984 _ _..,.,......and
CITY COUNCIL AGENDA PACKET
flndlnl with
CITY OF DENTON
accurate and complole reproducllons of 1ho records of (Company and popl~)....--
CITY SECRETARY as dellvored In 1ho rogular course of
buslnass for phoiolrophlnl.
It Is funhor conlflod Ihal th? cnlelphologophlc processes wore 6440MPII4604 In
a Manner and on Alm which moots w11p rejultemonts of 1hf National bureau of Sland"s
Fat pwmanonl mlcrophololfop{11c copy.
11,~woe1 YcCMn0600Y Al (WQfK
P EI A aLLt_.u " $tete
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