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Home My WebLink About1986 1 CURRENT CITY OF DENTON GROWTH POLICIES ~f { r0N a •e ~ a i a .a PLANNING de DEVELOPMENT DEPARTMENT CITY OF DENTON 198 w TABLE OF CONTENTS page INTRODUCTION • 1 I, OVERVIEW OF THE INTENSITY CONCEPT. 2 1 II, THE INTENSITY STANDARD , . i • . . . , • . , , . , , . • . • 3 A, Rules for Defining Exact Intensity IE tt Boundaries , , , , • . . . . . . . • • , , , , . , , . . , • 3 I t ~ 1, Low Intensity Areas. • ~ 3 R~ 2, Moderate Intensity Areas , , 4 3, Nigh Intensity Arias 6 B, Calculating Intensity Raring • . 1, Caloulate RI-ting of a Low Intensity Area I:* 1 a, Evaluation !lased on Existing land Use 6 1 b, Evaluation Based on Existing --4 Zoning • l . . , ~ . . . . . . . . . . . . . , . , , 6 1 2, Calculate Rating of a Moderate Intensity Area 7 C• Land Use Intensity Analysis. ♦ , , ♦ . , , 7 III, INTENSITY STUDIES IMPLEMENTATION GUIDELINES. . . 8 t :w IV, DEVELOPMENT GUIDE POLICIES i 9 , A. Strip Cammerciai . , , . . , , • • , . , • , • • . , , . e , , , ` B, CO,iCentration of Nonresidential Uses , . • . . . , , , . . , , . 9 j t ed C. concentration of Multi-family, , 9 i n, Neighborhood Protection • , 9 j I ?.r i 01090 4 tvRb~ Intensity Study Table of contents Page E, Housing Diversity , . , g F. IndiVidualized Policies • , . • 10 G. Mobile Homes . . . . • 10 V. CONCLUSION . . , . .11 ` VI. APPFNDIX A. Mudsal Areas. . • . . • • . 12 1 { f4 S. Land Use Intensity Areas Map 14 1 [ f 1 C. Land Usg Intensity Rating Scale. . . 15 s 111 l~( k ~y D, Land Use Intensity Area summary. . 16 #q1 E. Land Use Intensity study Example 18 I 1 4 j e { c r i I ~ f t f 4 01090 ,gat . tie INT_ gppUr-M qiN FIN The Development Guide Prepared by the Land Use Planning Committee in 1980 is based on policies of intensity, concentration and separation of uses, and policies are used by staff, developers, otheandr decision policies. These S considering and analyzing zoning requests. The t intensity policies are considered the most important policies of the Guide, Numerous policies are considered In planning decisions, but the intensity pollole8 are considered first, r This document is an overview of the Denton Development Guide Policies, The first and larger section is dedicated to the Intensity Policies, The final i seotlon of this analysis is a review of other policies of the Development I Guide. ` to rA ! f JJi ~ „y I i 4i ji k ha ~ 0109c 1 - i 5 N OVERVIEW OP THE INTENSITY CONCEPT The band Use Intansity System introduced in the Development Guide provides the City with a barometer to measure how day-today decisions are impacting the long-range as well as short-range plans of the City, This barometer is achieved by analyzing Lond Use Intensity Studies, The City of Denton is divided into fifty-five study areas, each measuring intensity based on existing land u,,ae and existing zoning. The impact of a specific zoning request can then be analyzed based on the impact on the neighborhood and on the city, The intensity concept provides a tool the staff can use to measure thn balance between all elements of the City's master plan including land use, transportation, and utilities, The intensity areas provide the base for all planning activities, whether it be streets, utilities, parks, community units, or other planning matters. The band Use Planning Committee, responsible for creating the Development Guide, spent numerous hours reviewing the city to determine the location of the specific intensity areas. The size And location of i:a the areas were determined by"a-,amining the denaity.of housing, density j of employment activities and density of non-residential, retail and commercial uses in each area, Other lass quantifiable factors, such as l a community character or atmosphere and social activities, were also considered, The goal was to translate the "quality of life" in Denton to land use intensity areas and to create areas where community facilities could be designed to serve the needs of tfse citizens of 1 , Denton, The City of Denton is divided into a number of Ifigh, Moderate, and bow inten.alty Areas, intennity is the number of trips (traffic) per day J per gross acre that an area produces, II,`ensity is based on the land and does not indicate that roads or thoroughfares in the area can I J handle that amount of traffic or trips generated, 111gh intensity areas are located at the I-35E, Hwy 77, and 1,oop 288 interchanges Golden Triangle Malli Airportr and original Downtown, The high IntanBlty areas should emphasize commercial, industrial, and high density a residential development, Moderate intensity areas are scattered throughout the City usually at the intersection ofi two primary major arterials, The moderate areas contain a mixture of land uses, r (residential) commercial, office, etc,) and typietilly range in size from 30 to 250 acres. The low .intensity areas ar6- the primary housing areas in the City and the amount of non-residential uses in these areas is limited, The Denton Development Guide clasaairles are,-s )f the City by a specific land use intensity claaetfication, The intensity rating is in three 1 a categories, each rated by the `land use trip generation characteristics, 3 low intensity ateas were determined to have a maximum intensity capacity of 15 trips per day per gross acres odor to intensity areas f were determined to have a maximum capacity standard was set at 250 +I trips per day per gross acre, while,hlgh intens_ itza real have no limit, a 4 01090 2 w 'ku It I Developing the intensity rating scale index was an important task. The intensity scale index had to be simple, easy to use, and understandable) however, the index also had to he technic~!lly accurate and quantifiable. NO 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, beeauae the system could g be easily 1) calculated, 2) understood by the public, 3) correlated to other needs, including utilities, parks and the natural environment, and 4) used to analyze zoning requests and the impact on neighborhoods and the potential impact on the natural environment, II. THE INTENSITY STANDARD The Land Use Intensity standards represent a value judgment for Denton, j Toxag, based on the work of the Land Use Planning Committee and the technical review by professional City Planners. The scale or index j used to determine intensity in based oil the F,ar North Dallas Study 1980 or exact densities if provided to the City, lies scale in appendix). I M" A. Rules for Dafinin9 Ekaat Intenait aqu ar,Les The first atop in ,icing the Land Use Intensity System is to define the specific intensity ntudy area. This is important for two j reasonai first, each area (low, moderate, or high) has different f planning policies and, socond, some definable areas of a city are { more closely related and more sensitive to increased (or decreased) urban dovelopments, The exact boundaries were not specified by the Land Use Planning Committee# The Land Use Intensity Study Areas were dofined y according to the criteria established below and approved by the i Planning and 2oning Commission and the City Council. .4 1 1. Low Intensity Areas ,*top 1 - The Development Guide intensity snap prepared by she Land Use Planning committee will provide the general area. 5te2 - Compare the area to Land Use model. The model =udgestg the area should be approximately 640 acres i a Istith a standard of 75 trips per day per gross acre (td/ac),* This area represents a traditional large nelghburhood 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 I scale is distorted. 5jep, 3 - Compare the area to logical and traditional planning unit boundaries. . + ! * See Appendix for an exampia of a model low intensity area, I 4 01090 ~J f I , ti 1 1 E) F The land use will tend to change in character and significance along logical and traditional planning arew5 boundaries such as major streets, railroad, natural barriers, such as creek, sewer drainage basins, or zoning boundaries. Also, it is generally true that these different areas will have different infrastructure requirements, and the land uses will be more interdependent, Therefore, the low intensity areas should follow logical planning boundaries, Some areas of town may not follow traditional planning I-A boundaries. Some neighborhoods may jump the traditional boundaries because of a long history of mutual and common concerns, use of common facilities, common service aroas, etc,, have created a socio-economic and phyaioa land use interdepen- dence and have formed a nontraditional Community area, These i C areas should be considered and Incorporated Into the intennit:y II h f;1 boundary determination process, , Stele 4,w Compare the proposed intensity boundary with other intensity boundaries, f ka The intensity areas are a network. One area's gain may be another area's loan, Thereforet at least a sector-wide general t t review should ensure that adjacent areas follow the concept J f (i,e., close to 640 acres and in logical planning areas,) ` f Step 5 - INaluate unique areas which would distort the intensity calculations. The intensity standard to baard on the previously mentioned ' Land Use model of a typical and fully developed area. Some areas will have unique land uses that should be exolud for calculation purposes, some Judgment is needed, but a few ovat,)plec I;o considers 1) it major freeway or thoroughfare area J without collector atreetat 2) a large water area should be excluded, but not a park, such areas would distort the intent t of the intensity calculations and 3) major proposed developmeate in predominately rural areas surrounded by vacant " land can croato a misleading intensity picture if the large tracts of vacant land are inctudod, and they should usually be excluded from the calculations. ~ 2, Moderate Intensity Areas ( k The moderate size centers are unique and require toohnical analysis. E'irst, a major policy of the Guide is to ljwr the size of moderate centers to prevent their evolution into major s, centers, Therefore, the size of moderate centers should be i I r., OF 1 i 4 w. J s! j P! conservative and limited _ d to 3~0 acrea, The second major factor is that the size can be ino:-eased up to 250 acres only i diversity ie auarant•eed,* hIe in these major mind, the procedure would be as follower p°licies Ln '4 St..e2p 1 Reference the Development Guide Concept Plan. S. tap 2 - Rstimate Diversity (Noter Diversity means different typos of housing, as well as all land uses) including institutional uses parks, etc,) Compare proposed developments and actual developments to determine diversity, The Guide policies on this question states, `Most of those centers ai;oUld serve tour neighborhoods (one f potential community unit) of from 5,000 to 15,000 people, The size of these centers should then be 30 acres to 250 acres, These centers can take on many rnixes`of land use, A prototype mix which encourages diversity and a mixture of land uses could be toward the h t ` igher and of the acreage range, whereas, a ` specialized center, such as commercial, would need to be toward Elie thirty acre size,' (Development Guide, Revised 19650 1 I step 3 - Corpare area to natural planning boundaries and j boundaries of adjr,,-ent low intensity area, I ~r The boundaries of moderate center may follow natural i ! boundaries like artortale, railroads, creeks, otc, The -6 moderate size center will, in most cases, border a low intensity area, Therefore, the adjacent low in~iensity boundary k should be determined according to the procedures as described in the previous section. p compare the area to moderate size center land use models, 3. high Intensity Areas r Nigh into, areas do not roquirs any long-range calculations, The current tollcy (a not, to place any coiling on development intensity in these areas, However, the geographic _boundst of „thn Brea is limited, Therefore, the boundary to determined byr referencing the Development Guide, both the map and the text, The boundaries should be followed even more closely than the map boundaries for the low and moderate center areas, The text also provides some quantifiable scale by its description , 1 ` See Appendix for examples of divorsified moderate centers, r.M ^ r 01040 5 n of size, number of jobs, etc, Of all the oritoria, the boundary wit h low intensity araae~is the moat fmport~ant in e terms of planning. A smooth transition from an extremely high °i intensity area to a low intensity area should be provided, (Notes policy still requires short-term capacity calculations, because all developments require un,(sed trip capacity before development.) e. Cttlculatin~ Intensity Rating, After the boundary has been defined, the following calculation procedural will yield an area's intensity rating, j 1. Calculate Rating of a Low Intensity Area f a. Evaluation Based on EXiutino Land Use 3t9o 1 - Calculate the approximate area acreage. if1 _5t.tp 2 - Calculate the total area trips par day: Total acreage of area x 75 trips/day m total area intensity standard, Step 3 - estimate existing land use in groEs acreage and calculate current trip generation in area. &kop estimate vacant land in area and calculate the minimum development right reserve for undeveloped land, The reserve allocation is 30 tripe per day per groan acre, 1 4 Step 5 « Estimate unallocated intensity capacity In total study area. ' Total f.ntenaity standard for area (Stop 2) Minus intensity currently used (stop 3) Minus dovele merit right resarvs 9~ep 4) Equal unallocated intonsity capacity Stop, 6 - To check the intensity of a proposed developments i calculate the trip generation of proposed development and compare to Step 5. If less than the balance of step 51 then the proposed development is with in Intensity policy I guidelines. t o b, Evaluation Based vn Existing Zoning 5tep,1 » Calculate the approximate area acreage from the concept plan, Calculate the total area trips per days Total acreage of area x 75 trips par day m total area Intensity standard. K~ 01090 g y Vl`k n, Step 3 - Catimato existing land use in gross acreage and calculate current trip generation in area. St-~ 4 - Estimate current zoned vacant land in area and calculate the intensity of current zoning on the vacant land. Step5 - Estimate unallocated intensity capacity in study area. Examples Total intensity standard for area (Step 2) Minus intensity currently used (Step 3) fl I1 Minus intensity on vacant zoned land (step 4) Amount of unallocated intensity based on current zoning on vacant land. I Step 6 - To check 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 Step 5, then the proposed development is within intensity policy guidelines. 2, calculate Rating of a Moderate Intensity Area j I'4 The procedure to calculate intensity is similar to the previously presented methodology, except for changes in Intensity standard and method of calculating reserve 1 f allocations. The intensity standard index for a moderate area tt 1s 250 trips per day per gross acre and reserve is 100 trips z per day per gross acre, a C. Land Une Intons LV Analysis i bow Intensity Standard Analysis of Proposed Development 48,000 tripal Maximum number of I unused capacity t I Trips Allocated I I Trips generated by I i 1 640 acre typical area I Proposed development I I X 75 trips per clay per gross acre I Trips reserved or ~I 1 48,000 Trips I current zoning I ,y I I - I d I ) Existing land ties 0 trips { i 01090 - 7 I 1 ~yy~ r ^ A, r"~ III. INTENSITY STUDIES IMPLEMENTATION GUIDELINES f Numerous policies throughout the ,main text of the Guide incorporate and refer to the intensity studies, A development proposal can be considered to have primary, secondary and territorial impacts on a community, The primary Impacts are on its immediate neighbors, The secondary impacts are Upon sub areas of the community which have closely related land use characteristics, The territorial impact is upon the community as a whole as opposed to one individual intensity area or development. A. gasic~ Inteh~it Planninfc~ r- The intensity index policies are the priority policies of the Guide, The Importance of the policies should be emphasized In all { planning activities, The changing of an areas intensity index standard Is considered a major derision of the City and therefore ! incremental planning acti.vitiue and doeiaionn that will change the current or projected Intensity of an area should be tabled, time s.~ permitting, and a special intensity study of that area should be referred to the Planning and Zoning Commission, incremental planning activities and/or decis.tona include, but are not limited f to zoningr utility, drainago, transportation, park planning, etc,, that can directly or indirectly change an areas ultimate land use intensity, The Planning and Zoning Commission study will focus on the areas intensity question, addressing the need and impact of changing an area's intensity index standard, The study recommendation will be forwarded to city council for final action, a B, Exiatina Land Use Veraus 1 xistli~ZOni Each intensity study is dlVided Into two parts, one part is based on existing land use and a minimum of development right reserve. The second part is based on eklating land use and existing zoning on vacant land, The intensity based on existing land uses is used for analysis purposes If an area is more than 50% developed, I f area is lose than 509 developed the intensity based on existing an zoning Is used for analysis purposes, IV, DEVELOPMENT GUIDE POLICIES The policies outlined in tho Development Guide were written to { encourage a steady, but moderato, growth pattern. e szablished three specific major areas and several lehsserimulti-purpose ! centers to serve the residential areas, The basic objectives of the I ° policies are axiating development and providing and maintaining an overall city balance, Avdstatedment earlier in this report the intensity policies are the first and most important policies in meeting the objectives of the Guide. The f i intensity policies have been described as the heart of this Guide, If that statement is accurate the policies described in this saction are the arteriea that keep the heart functioning, i 01090 8 I re N j A. Strip Commer0idl it is the intent of the Guide to encourage aet`_vity centers and 1 discourage strip commercial development. This is done by limiting curb cuts, requiring Bite plans for multi-ownership properties, encouraging diversity along the corridors, requiring sign regulations,. buffering by greenbelts, and landscaping shown on site plans. (Development Guider Revised 1985, p,21) R, Concentration of Nonresidenti~ al Uses The concentration of commercial, retail, and other nonresidential uses in low intensity areas is limited to 4 acres and must be separated by 1/2 mile. The separation must be from the land use f is G ' and is not dependent on the Intensity area designation. (Development Guide, Revised 1985, p,56) I li C. Concentration of Mu1tL fammi-la j ! I to a low intensity area the concentration is limited to 280 units. in a moderate intensity area the concentration in limited to 750 units, The concentration must be separated by a 1/2 mile and includes separation of the land use in a moderate area adiacent to a low area, (Development Guide, Revised 1985, p.55) { 14 f D, Neighborhood Protection 1 k Diversified land uses are encouraged in all areas of the city, but special consideration is given to existing residential neighborhoods, The following items should be reviewed to protect these neighborhoodat 1, Strict site plan control Whin 1,600 feet of existing neighborhoods. 2. Transportation planning to insure access by secondary arterial or larger, ' 3, The overall intensity standard is not violated, ' " 4. Green space, parks, and recreational facilities are provided, 5, Input from neighborhood groups or associations as considered, (Development Guide, Revised 1985, p,22) ~ ~ E. IIOUa1tt,~iVeralt The Guide encourages a variety of housing sizes and densities, However, to insure neighborhood integrity the following items f should be considered: 01090 - 9 ie 6y 1, No one type of housing should be overly concentrated in one f area, rgo 2, Good site design transition between housing types and density I, Including buffering, greenbelts, intensity graduation, etc, Transportation planning to insure traffic from high density areas do(-s not flow through low density areas. (Development Guide, i~avlsed 1985, p,26) F, Individualized Policies 1 p The Guide includes policies for iteveral development areas and speolfic areas. ~ t 1, Older Neighborhoods t 2, Developed Areas 1"if 3, Oak Street 4, N,T,S,U, Campus In 54 Hobson, Teasley, I-35 Area ~ la (y 1.~ 6, Carroll Boulevard z a, r I~ 7, Fort Worth Drive and Dallas Drive (:aS S. East Denton 90 Hell Avenue) University to Sherman 10, Pecan Creek Wastewater Treatment Plant f (Development Guide, Revised 1905? p,48) ) rtA 0, MObi),e Homes I 14 The concentration policy for mobile homes in low intensity areas to { limited to 200 units and 750 units in a moderate Intensity aroa. Other items that should be cousiderodl inl 1, Intensity standard is not violated ! 2, Ancese by a collector street or larger 3, Strict site plan control within 11600 feet of existing residence i 4, Green space and parks provided i iw J 1 5, Input by neighbors (Development Guide, Revised 1985 € w~ r p.56) 01U9o „ 10 A ~'7y~1j g l:c V, CONCLUSION The major purposes of the Development Guide are _to encourage comprehensive decision making in a consensus planning process, to provide a check list of major issues for the purpose of insuring that all issues are connidered in decision making, and to encourage coordination, uniformity and consistency in development, The policies are not intended to answer all questions concerning development, nor should the policiee~. The Guide's purpose is to create a foundation for the more detailed functional plane and studies necessary in day-to-day r decision making, I I r. v I 10 I sn) j , 1 i 01090 11 ,lUNd Y APPLNDIX A MODL AREAS The Development G(1ide policies allow flexibllit land uses in intensity areas. Several Inmodelthe provided below to ox Plain and show the flexibility of the Guide, areasiare0£ I. LOW INTENSITY AREAS A. Standard 640 acres X 75 trips/acre - 4D,000 tripe B. Current Trend AlloOation I 57$ ac SF-7 I 25 ac MF x 47 td/ao ti 27,025 tx' S X 200 td/do a 5,000 Ac Inat x 85 td/ac e E 25 ac Duplex 425 IC ...~,_ac C m x 450 td/ac r._._ 2+500 Q~rcial x _ 6.500 640 80 'Dotal- d as 41,450 II. MODERATE INTENSITY AREA A. standard 30 aarO$ x 250 tripe/aer, 7050o trips B, CurrgDt Trend Allocari,~n Y 10 ac Townhouses X 100 td/ao m 10 ac Apartments x 200 11000 5 a0 Office td/ac r 2,000 "y 3 a0 C/OR x 350 td/ao n 11750 f a0 1 x 650 td/ac d 1.950 ` 30 dC po~tr's! x _ 30 td aC 60 61760 C• tandard With DiVeraity Bonus ti 40 acres X 250 trips/aope m 201000 trips f/ ® 15 so Light Industrial x 150 td/ac 6 aC Commercial X 550. td/ac - 11575 0 ac office 30900 X 350 td/ac 21800 { 10 at, pourplax x 120 td/ao g 1 so Park 0 en 1,200 x 30 td as d 90 ac Tntal L---~_.....~_ .30 90505 ~ i 01090 II ~ 12 a IRr 9FE,{ryxf ra:rara l! G f D. Otandard with Diversity Bonus 50 acres x 250 trips/acres a 12,000 trips f? 7 ac Commercial x 650 td/ao a 41550 34 ac Apartments x 200 td/ac - 60800 9 ac Four-Flex x 120 td/ac 11080 50 ac' Total 12,430 r. Standard with Diversity VLonua 100 cores x 250 trips/acres 4 25,000 trips E 104 15 ac Commercial x 650 td/no ■ 9,750 ` 11 ac Office x 350 td/ac C 3,850 24 ac Apartments x 200 td/ac - 40800 5 ac Inst x 85 td/ao 0 425 I n 30 ac Townhouse x 100 td/ac d 3,OQU 5 ac Four-plex x 120 td/ao ■ 600 .p 10 so park -X3 0 td ac 30Q 100 as Total 22,725 .3 t { 01090 13 r: -i li APPENDIX B LAND U3E INTy FNSXTV AREAS MAP ! r 101 'may ,l IiL„ I ~ ~14~ r'y' 'r r r Ir. rw ~ ~ I l l 'IT I W, 1 WY r) rW l i~::, X1111 Yr1 rt, rl rq ~1 r.~ IYr ,M .u f u , ~ 1' 1Yr ar rr 11r rr rr rr rw 1n. ~ f~ 'y»• ' ~ ~ p _,.....r ~W MOT 1 •Y M X111 'H I Atq la. ' 1 ( {df] 4b'a~!ti ~1 APPENDIX C LAND USE INTENSITY SCALE e Land Use I Trip Ooneration I Average Level I Average Category Factor (per unit) I of Development 1 trips/Acre I ~I Single Family i 10 Trips I 2,0 units/ac I 20 I" I SP-16 isk Single Family I 10 Trips I 2,5 units/ac j 25 SF-1J ( 1 I I I single Family I 10 Trips J 3,4 units/ac~ I 34 u SF-30 1 1 I ti Single Family I 10 Tripe I 4.7 units/ac 1 47 St:-7 II ( < Mobile Romeo I 10 Tripe I 0 units/ac I SU I I I Duplex I 10 Trips 10 units/a0 f 100 Multi-family I 10 Trips 1 12 unitslac 1 120 MP-R Multi- famlay I B '!!rips I 25 units/ac 200 MF-2 I I Institutional 1 35 Trips-1,,000 y!3' 1 21439-sq'/ac f 85 Induatrial 1 6 Trips-11000 eq' 11 11,424 sq'/ac E 105 Offioa/Government 115 Trips-11000 nq' 1 33j334 sq'/ac ) 350 1 1':9 Commercial/Retail1 60 Tripe-1.,000 S q' I 10`834 a l/ c .r~~~u•650 ~_`V {,A i City of Denton intensity studies are based on grass aoreage and this scale ' is used when exact density of land use Is not known. f sources; 1, Fart rth Dallas Studv 19801 City of Dallas Planning Department 2. Tri Generatio intensity Faotors, Transportation AIanFSing yl Division, Arizona Department of Transportation. I ~Ge , 01090 15 le i S APP.tNp1% P LAND UGE INTENSITY AREA SUMMARY 9i 2 Intensity study. Deaignation Land Ose 1 z~minQ _ 0 High a+ *k Low 61 B 60 8 1 60 53 2 Low 37 3 Gow 44 4 Moderate 60 60 ~M Low 63 63 6 Moderate 39 37 5 k 7 Moder*te 21 -109 4 ..5 8 Law 28 ; f q Low 44 10 Moderate -74 -116 r sl 11 Moderate 60 60 12 LLow aw 36 35 k ~~d 13 -14 -21 14 LOW 2 Luw 62 15 60 -1 16 Moderate 23 2 j° 17 Low 54 50 a 10 Low .21 -21 1q Low 34 Low 38 ~.,Er 20 50 + 2i Low 56 22 Moderate 32 -61 61 23 Moderate 61 -227 Gow -1 24 ' 25 Low 51 -32 1 I 26 Low 27 -F6 27 Low 28 Low a -14 57 29 Low 39 19 1 30 Low -179 31 Low 9 i 32 Moderate 44 2 -123 I' Low "51 7 34 high + 79 35 Moderate 41 55 36 Moderate -12 - f „I 37 Moderate 26 7 I j 38 Moderate 11 "6 1 " 19 39 Low 26 22 40 Low i bstt~ J a109v - 16 eCRWx [fin`\lci;. a`o 1~ 31iid"' r ~eY4 tttYT j, InteneAty Study Designation Land use 1 zoning 2 41 Moderate -57 -71 42 Low 60 -7 93 Low 56 98 44 Low 50 28 45 Low 36 46 High rr rQ 47 Moderate 48 Moderates 44 * 35 ;t 50 Low 3 -57 Low _17 -78 t 51 Moderate -23 -3b 52 Low 28 53 { Moderate * 27* 54 Low 1~t 55 Low 5~ 59 4 fit 1 Based on existing land use ; 2 Based on exlBting land use and current zoning I * Study in the prowess of being completed 3 Land use studies being completed f? 1,4 a a r w. { t' ~ I bet j ~ j , 01090 - 17 - w k WA { APPENDIX E j LAND USE INTENSITY STUDY EXAMPLE IPA AREA i 13 i Bonnie Brab:- set Hickory - Malone - Jaaoe - EmerywNeinhborhood I, SCUdy eoundacies Thee is a low intensity area Of approximately 414 acres, The Ea neighborhood is hounded by Sonnio Brao on the west; West Hickory on the k south: Jagoe and Malone on the eaett and Emery on the north, These boundaries were ch.)san because they correspond to traditional planning r~ area boundarieo (i,e,, major streets, easements, etc.), This intensity standard index eor a low intensity neighborhood is 75 trips per day per gross acre, a j Ii, Evaluation of lietbhboncood_In_tensity Based on Existinn _Gand use Step Onet Calculate the Approximate area acreage from the concept j plait. This neighborhood Is ± 414 aores, Step Two: Calculate the total area trips per day l 414 ac X td/ac ti tntensity standard. Stop Thruer Estimate existing land use in gross acreage And calculate trip generation in areal Acreage Tr Da 16.00 ac Park x td/ac p 214,16 ao SP-10 X td/ac a 150,70 ac SF-7 x td/ac e 12,70 ac MP X td/ac = 5.50 ac Inat x td/ac n 4,00 ac 0 x td/ac 0, 40 ao C OH X td ar = J ' TOTALSi 403,45 ac td Stop Four= Estimate vacant land in area and calculate minimum development right reserve allocated for undeveloped lands r intensity i ! 414.00 Total acreage of neighborhood Acreage of existing use land Acres of remaining vacant land ryt X 'Grips/day; Minimum development right reserve r~ Tripe/day: Intensity development right reserve 01090 16 f ` ,i f i step Five: Estimate unallocated intensity capuoity in total stu.;y area. t ~ IntensirY 'Dotal intensity standard for area (step Two) p - Minus intensity currently used in area (step Three} Minus intensity development right reserve V4 (step Four) Amount of unallocated intensity* Step Six$ To check the intensity of a proposed dovelopmenti 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 guidslines. j III. Evaluation of Ne. iuhborltood Intensity Bare on Existing Zoning { 7 Step Onei Calculate the approximate area acreage from the concept j plan. This Neighborhood is ± 414 acres, i~ Step Twoi Calculate the total area trips per day 414 ac' X td/ac intensity standard, i Step Threer Estimate existing land use ;n gross acreage and calculate r~ current trip generation in area. Acreage Trl s na 16.00 so Park X td/ac P Il 214,15 so SF-10 X td/ac r 150,70 ao s, K td/ac 12,70 ac MF X td/ac a 5,50 ac Inat X td/ac 400 ac 0 X td/ac m u.40 ao _ c/cx x ly° TOTALS1 401,45 ac td stop Fourc Estimate current zoned land i,i area and calculate the intensity of current zoning on vacant land, i i Land Use C ,~1 414,U0 Total acreage of neighborhood a Acreage of extetfng use land r Acres of remaining vacant land 01090 ]g , , "1 a:~•.srra 1 Current Zoning intensity on Vacant Land Acreage Tri s b~ 5.25 so SF-10 x td/ac K !M 3.40 ac sF-7 x td/ac d .90 ac Duplex x td/ac 1.00 ac MP X td/ac TOTAL8: 10.55 ac td Step Fiver estiinate unallocated intensity capacity in study area. t lntena~ Total Intensity standard for area I (stop Twe.) Minus intensity currently used in area - (Step Three) _ Minus intensity on vacant zoned land (step Four) Amount of unallocated Intensity based on current zoning on vacant land* Step SIXI To check the intensity of a proposed deyblopmenti calculate the trip genecatlon of the proposed development and compare to { step Fivej if less than the balance (Step Five), then the a proposed development Is within intensity guidelines. i J La h~ ; s 01090 - 20 - r I 3 { a I 1 I I ~ 1 I r i , r I LAND-USE PLANNING COMMITTEE THE PLANNING PROCESS PLANNING & DEVELOPMENT 1)EPT. CITY OF DENTOIV 1986 I RbldtiW` I f f THE PLANNING PROCESS { I i r t I t a } a s I h , 11 I` } f { s { 0729a ~I l ,Akhew CONTENTS r F I, EXECUTIVE SUMMARY Page 1 II. INTRODUCTION Page 4 r u III. OaJSCTIV~B PagL 8 I 1 ` IV. THE PLANNING PROCESS Page 10 A. Land Use Planning Committee Page 11 ra ? H. Role and Responsibilities Page 13 C. The Planning Workshops Page 15 I 1 i <i l~ c 4 d 4 { i i OVA GLp~ uxwsA.:~,~ 1\Y~.illk Ay c I fr 1 I. EXECUTIVE; SUMMARY y i i I ~ 4 i Y I r 1 j s I _ r { i f i0 x.14: Page a KIZ:,~,~ THL PLANNING PROCESS I. EXECUTIVE SUMMARY A. Backgl:ound: The need for update; tw 1. In the adoption OE the annual Development Guide ` update for .1984, two mayor questions were raieoa i before the City Council, i E a, Do the intenaii:ty policies reflect current community objectives? b. Are current. efforts to implement the intensity standards adequate? 2. The council recognized that tho answers to these questions were too complex and far reaching and requested staff to prepare a work program to undertake a review of the Development Guide with j pi~rticular reference to these questions. 3, in addition to these questions, the City council i furtner requested staff to examine; a. The rationale for implementation policies with respect to incrastr.ucture development, 1 j b. The concept of an overlay zone which would ensure that developments meet planned i intensity standards. f f RRzi4a l~ ya•W a ~a61\'r?j Page 2 4, Since 1981, over 61500 acres have been annexed to the City and this additional area is beyond the scope of the current Development Guide. 54 Development activities have expanded rapidly in certain quadrants of the City and new development interests are now concentrated in `areas of the extraterritorial yarisdiction ( U There is j urgent noed for a plan to include lar,,e areas within the ETJ, 6, In response to these questions and issues `and in particular the directive given by the City II I Council, the Manning and Development department f ~ 4 has started tho process of reviewing and updating I the Denton Development Guido, B. Process: 1. The plan reviow and policy foLmulation processes will include the involvement and input from a self-selective broad based planning committee working as a team through a series of warkohops. 2. The project will conclude in about eighteen j I months resulting in an updated Development Plan and a comprehensive zoning ordinance for the City of Denton. R G e F i 1 II, INTRODUCTION t { , i fI ~ ; { s z I Page 3 { TI, INTRODUCTION; I: The Denton Development guide was prepared in 1980 and since then it has been used as a policy framework to Promotes and regulate land use planning and development within the City, The Guide itself is a product of organi;.ed citizen participation in the i ; planning process and represents a good example of the bottotn-up approach { + in policy and plan formulation, 1 Since 1980, however, urban growth and development pat- terns have changed. The projected 38 increase in the, City's population has been doubled for 1982 and 1983, Recent population estimates nuw indicate that Denton could well grow to accommodate up to 131,700 by the year 2010,1 The increase in developinent activities in the last two yoars has raisou important questions about: some of the basic policies in the Development Guide particularly with respect to the citywide intensity standards. Many of the I intensity areas have already absorbed developments 1 Population projection, City of Denton, 1985, ~ I i I i i l+1iYHSl if/4Y+Rtr ?YWIA41 Page 4 to the extent that they exceed their planned capacities on the basi, of existing zoning. in many instances, intensity area boundaries have to be expanded to accom- modate intensities which were allocated by zoning, T hese changos will. substantially modify the urban form and in 8tructore as established by the Land Use Planning i Committeo five years ago. The intensity concept is the mechanism usea in the i Developmon(: Guide for quantifying the total environ- mental imparts of a particular development at the neighborhood level. The intensity index is, therefore, I the heOrt of the Development Guide and central to the complex urban form and structure as recommended by the Guide. 'Che subject of intensity policies was discussed i by the city Council on September 41 1184, when the Council con;ii.dered and adopted the ?_j84 Development Guide update, ThO Council specifically requested staff to undertake further review and to recommend a study procedure wni(.h will address the questions as to whether r intensity standards reflect community objentLves and ' i whether current efforts are adequate to implement 1 intensity policies, At the same time, more and more development activities ~ I have been spreading over the city limits into the a f } f ; I_ I ,if$!SPYA tl1Pl W page 5 extraterritorial ?urisdiction (C7J} without an framework to ensure any policy orderly and integrated deve anu lopment in the long term. Annexation of 1 as within the T)1'J has been progressive over the years with over 6,500 acres annexf;d since 1981- For development pu should be cons rpnces, the C'i~J idered an Den integral part of the City of ton and it is crucial at this stage that attempts are F , made la r ( egulate physical develo ment p activities within E this area so as to avoid the ' " problems and externalities of uncontrolled urban sprawl, The planning area by covered { the Development. Guide exclude the areas of i the annual u the 8TJ and I ! plate Procedure does not I t provide an adequate ~ framework for expanding this plannln 1 exercise re g area, Such an quires a major review undertaken with Input and needs to be from citywige citizen partici and involvement, pation The ifi plOmentation of ttte Development Guide policies through the current zoning ordinance has also raised a number of questions over the staff have been adopting past two years, Since then y the piecemeal cut and paste approach to amend the ordinances to achieve. the development objectives of the City, only recently t City Council (Septombee Q + he ~ r 1964) requested staff to i j further examine the concept of an overla I y zone which will ensure that davelopmsnts meet plannea intensity standards, The planned Developmont ~ zonin (pD) and cunnrlative g concept contained in the zoning Ordinance have I' I i 71 I r sa~.« tit: K~.~k Page 6 been recently reviewed and revised. Certainly, there are other areas of the ordinances which need to be simplitiea and streamlined to reduce regulatory compleXity and to increase efficiency in the achievement of development objectives. In response to these issues and in particular the directive given by the city council on September 4, 1984, E the Planning and Development Department proposes to 1 ~ f review the Land Use Regulations and to prepare a ~ comprehensive zoning ordinance which will go hana in hang with the updat,nd Development Plan, The Development Elan will guide, promote and regulate urban growth and development for the rest of this decade and set the pace f for planning and development in the decade of the 199ti's, f . r I, t f q 11Y7isie+ Y r~;~4Fiel,~ fb5{T~{{ PoA^~.Oi i i 11 w! 1 [ III, OBJECTIVES t E 1 1 F t I 1 Page 7 IIT, OBJECTIVES; i am A. Undertake a comprehensive review of the Development r;a Guide and Land Use Regulations and to identify major issues ana problems. B. Organize and include, as far as possible, citywide j ~ citizen participation and involvement in every stage of the planning process, C. Formulate a development plan and policy framework to guide, promote, and regulate urban growth and f development over the next decade, r t D. Provide a policy framework for land use planning and , development in the ETJ, { E. Prepare a unified development ordinance which is adequately streamlined and simplified to achieve the objectives of the Development Plan, F. Provide a spatial land use framework which will serve 1 f i to integrate and coordinate future transportation arteries and other utility infrastructure networks i,e,, water, sewer, telephone, electrification, etc. j,lS!'4:~IM t{7yinp MCiMkti' 1~ 1 I j IV. THE PLANNING PROCESS { { j f { i +f I I e i t { j i nnosr,V Wrf11L4t/ V i1fA/SWS;•{ Y; +RLY t Pd9e 4 , IV, THS PLANNING PROCrSS: Establish Review and Review ana Land Use i~nal zc y Analyze Planning Development Intensity Committee Concepts Standards r End ew Establish nances Planning Area zdentiEy Boun lems da r i e s Generate Formulate and Options and Select Intensity Evaluate Maps & Polic.iea E Alternatives i SH act Opt on ana PCrei,are Outline ~ j Coftpi a Wol:kinc Dratt Rev ew an ? Adoption by i P&Z and City y Council s The Diagram shows the various stages in Hhe planning process, The process commences with the establishment of r the Lana Use Planning Committee, The stages which follow are to be accomplished through a series of workshops until the final document is completed and submitted to 3 i the City Council for adoption, 1 I v IJ %'Vfi ~a ekktactw iPage $ G. Review and evaluate the intensity concept and stan- dards and to identify a network of high, medium and low intensity areas to achieve wider City planning f"! objectives and a desirable land use/transportation balance, ' i „w 1 E ....E ' III /i 1 1 I E f 9BNAli Atruxes '~.Y}'At'~Y~ r ISb'Ct~T3 lYitry.YaK`~ } j E I ? A, LAID USS PLANNING COMNITTES I , i t i j ~ I 1 i I .hwa KItS Rte Vikvut N.HA4My j xw"AM Page 10 A, Land Use Planning Committee: Committee Structure 1. City council 4 2. Planning and zoning 4 3. Board of Realtors 1 r ' 4, chamber of Commerce 1 N 5. Home & Apartment Builder Association 1 6. Board of Adjustment 1 7. Beautification Committee/Park lioara 1 ! 8. League of Women Voters 1 I1I 9. DISD Board 1 1 10, CDBG 1 I 11, PUB 3 I v 12, County Commissioner 1 i 13, Traffic Safety Commission l 4 14, Development Interest: 3 i Management level employment, with 1 Bank, Saving & Loan, Title Company, Development Company, Consulri.ny, I Architects, Engineers, Designers, atc. j 15, NTSU Administration } i 16. TWU_Administration 1 17, Cities of Corinth, Argyle, 4 Hickory Creek, Shady Shores ! i } . k ~~11LL4pF9rtY mwmvs) 1l ff er2i~2n4~; Page 11 q£tlpp7Y 18. City Residents (not included in any or the categories listed): Northwest 2 Northeast 2 East 2 Southeast 2 southwest 2 TOTAL: 40 I ! ; i i _ 1 1 i k I 4 E I ~ 1 ; 1 ~~vxlr oua fwlrn 4 f i ay B. ROLE M RESPONSIBILITIES i I f ~ 7 t = ...E i 1 1 1 i i x y°vYl'Ca xwwt, Page 12 B. Role oind Responsibilities Defining what kind of a structure is needed must refltrt the particular values and desires of the p citizens themselves, The citizens must identify the type, size, and quality of aevelopment they .gee as ° important to the future of the city and must resolve M any conflicts among the various objectives to assure I achievement of the most important objectives. While the professional planners can project what i impact various alternative policies will have on the city's growth and development, they cannot determine i f if the type and quality of development which results or the choices and life styles which will be C available are those that are valued by the citizens of the city, This is exactly why a Land Use elanOng t Committee composed of residents, policymakers, developers, civic leaders and city officials was established to represent a cross section of those who l are both directly and indirectly concernea and s i / affected by the future development of the city. The primary function of this planning committee would be to work from the beginning to the end of the i planning process. They would define problems and issues in such areas as housing, transportation, open space, etc,, and actually prepare a ;et of V Mat L!tili1:11j,5 WAU" d !.k'bM1 lv1Kl.%2-F Pago 13 alternative plans to address those issues, They would also gather grass root inputs from their t' neighbors and friends and utilize them in the i planning workshops. The final task of this group i would be to select the best alternative based on socioeconomic, institutional and environmental impacts, The environmental impacts would be determined by Liie technical staff and the j socioeconomic impacts would be aeterminod by the committee members themselves. No prior education or civic experience is required. No special study efforts or time other than attending the workshops is required, What is required io a 1 commi4ment and responsibility to accomplish the objective of a community consensus Development Policy Guide. f ~ i ► e i j E j J G i MANAATFp{ F3~1'A lP.' i w _ r i C. THE PLANNING PQRKSHpPS f 1 E i r ` a ' I r i t f i F {yeYb")If j9~#t «!7 utn 1 f { Ki'N'{Y d Nrs,=,NC~ ~l Page 19 ..•:,t, C. The Planning Workshops: tic The Land Use Planning Committee is charged with the task of proposing a general plan and policies for future growth and development. The medium through tw which Chet committee will make the planning choices is ii the "planning workshop" - educational work sessions whicr, provide a context in which the participants can i design and ovaluate the .issues, the available 1 alternatives and the policies which can encourage the desired development pattern. The following workshop sessions are proposed. i i Workshop Al I i The f.ir.sc workshop will locus on a general tptroduction to tii planning process. The objectives is to develop an understanding of the plan foemulatiou process and the activities to bo unuPrtaken through the workshop sessions, Workshop N1. t i This workshop will deal with growth concepts. The objective here is to develop an awareness I, among participants of some basic principles of I I s city growth. This ses.+:on will include a discussion of current growth trends and patterns ; in the City of Denton. i i 7 f n 4.:. (.^LtM h?ucs~ Page 15 Workshop #3 This workshop is a follow up of the last one and it attempts to consider the fiscal impacts of Current trends development, Workshop #4 This workshop will review the alternative growth concepts which are applicable to Denton and { attempt: to evaluate each alternative in terms of costs and benefits. i Workshop !k5 A fie16 trip will focus on existing planned j i f neighborhoods and sites with varying levels of j f k intensities. The ol%-octive is to develop an understanding of the varying levels of t intensities in relation to wider environmental impacts, Workshop #b i This workshop will provioe participants with the J opportunity of identifying the level of intensity that they would recommend for t.ne future growth and development of Denton. Workshop #7 , f This is a working session in which participants will actually draw lines, attempting to delineate intensity areas. t i I I 1 i l{ II tlYSJPF} 1:n1`9i<~Y k•apgWV Page 16 .pY Workshop N8 The physical framework and policies aggregate, from the alternative plans and questiannairc. , via responaes, will be introduced. Participants will make the final revisions and additions, Workshop #9 The draft Denton Development Plan will be provided to the workshop participants for final j review, comment, and revision, I I ~ f I I ! ~ j k t i { I { 0728s i , mWl P,A-V M . 1 •w, M I I JLJL-L LX I I 1 : j j i I ll\ I i I I r -r 14444 4111 R+m tDENTON PROFILE ,e 1T j, i w' IL 4 PLANNING & DEVELOPMENT DEPARTMENT CITY OF DENTON 1980 11€12ijSI1 qy 1 INl DENTON PROFIbE Table of Contents f i. Introduction . . . . 2 II. Socio-Economic Data 4 A. History . . . . . , . . . . . . . 4 B. Population and Growth Trends . . . . 5 C. Demographic Characteristics , , . , R D. Trends in Housing Development . . , . 11 E. Economic Factors 14 I F. Employment , . 14 Ill. Physical Data , . . 19 A. Natural Features , . . 19 B. Man-Made Features . . . , . . , . , . 20 i IV. Present Potential, 23 Tables I. Population increase 6 Ii, Rate of Growth . . , , 7 III, Trend Comparison of Population 9 IV. Age Characteristics , . , . 1 9 V, Years of School completed , , . . , . 10 Vi, Type of Housing . . . . . . , . . 1 . 11 Vil, Density A , . . . . , , 1 . 1 , . 1 , 12 VIII, Household Size . . , . . . . . . . . . 13 ~I 3 iX, Household income 13 X. Employment - industry Distribution 15 j xi, Employment - Occupatl.)n Distribution 16 XII. Major Employers in the City of Denton 17 I Xiii. Land Uses . , . 1 . . . . . . , . . 21 I I ` f I f ki n AU=`.Tl SF(j~j}a' WWacv i i N~ k ' fi 1 I I ~ IN'i'EtUllOCTTUN E t I F'?4TSM rq~T:tij,1 G tWed I . INTRODUC'T'ION Data is essential to the unders%anding ana development of land us- policies, Denton Protile is 31 f intendea as a summary of useful facts about the City Of Benton, This data was compiled for three reasons; to F~ indicate past trends, to accurately assess existing conditions, and to prepare estimates for the future, i Numerous sources were used to compile tile intormation, 111 ! + including the U.S, Censiis Bureau, North Cent.ral Texas Council of Governments and city of uentou. II f 1 t I -2- s k .F7 t 71 &V is i f s r f ll II, SOCIO-ECONOMIC DATA j I 1 j 1 / i f I t 1 1 Iifyi4Q`. AAA.''' rwomra vfat~m n i II. 80CIO-ECONOMIC DATA Mz It A. History Denton was established in 1857 as a community on approximately 100 acres of land. Considering the abundant natural resources, the location for a i r± county courthouse, anu the consolidation of trade , sources, a body of people gathered to form the small community, The early town was laid out in a grid ~ c I pattern with primary streets serving as north-south I k ! and east-west axes centerea on the courthouse, in i I 1866, Denton became an incorporateu city of approximately tour square miles anu a population of 250 persons, Denton has grown steadiiy through the years, The reasons for growth are numerous and included the construction ok the railroad during the late LSUO s, I the founding of NTSU and TWU around the turn of the century, the development of the interurban train between Dallas and Benton during the 1920's, and the favorable economic condit).ons which occurred during the 1940's and 1950's. The greatest impetus to growth in Denton I $UCUrred during the 1950's with the completion of Interstate Highway 35 to Dallas, The new traffic arterial and other major thoroughfare improvements I spurred a great amount of real estate speculation and land development. {f -q_ f q i .y With the completion of the new Highway, Denton fit gained a new reyional significance in terns of its proximity to Dallas and the Metroplex area. In 1960, the city doubled its land area from 9 square miles to 18 square miles. As a further link co the Metroplex area, interstate Highway 3541 i between Denton and Fort Worth was completed in 1969. l During the 1970'x, the emphasis of growth shifted f.rusu the northern part of the city to the j ! J f southeast area. This shift was caused by a Dallas-oriented market seeking land. The uffect of i Fail regional growth on Denton has increased as the i community becomes more closely i(iontifiea with the Dallas-Fort worth Metroplex, This combination of historical trends and favorable geographical location E I makes Denton a very attractive location for future i development I i B. Population ano Growth Trends Denton experiencea a population increase of more than 50,000 persons since its founding in 1857. The following tables illustrate this growth and also k indicate that the rate of growth has not been II~ ` constant. 1 i F ' I M5~ Aw 1 TABLE I Population Increase 1860-1990 °yx 100 AcrGB Dedicated for Now '.Gown of Denton ('1857) i a PopLaation Bacon 70,000 6r,,aoa 1 601000 f 46,053 50A00 ~f 38,874 40,000 i i 25,844 30,000 21,371 20400 9,587 11,192 4,187 4,732 7,77k1 104000 2558 250 400 1,200 1860 1970 1680 1990 1900 1910 19201930 1940 1950 1960 1970 1981 1985 1990 k Years , ti ic! aq-h' ..Tla'K'1 f~ 4 U?~, i # TABLE II Rate of GroWtli t` Year Denton $ Ch Denton City ange county 8 Change County 1870 361 70 251 1880 11194 230.7* 18,143 150,28 4.98 1890 2,558 114,2% 21,269 17.38 17,0% 1900 41187 63.68 28,318 33.08 1910 41732 13.08 3.11258 10.3% 15118 1920 7,626 61.28 35,255 13.18 1930 go 587 25, 21,68 7% 32,822 1940 11192 16,78 331658 r2.5% 29.28 3 3 . 3 1950 21,372 90.98 41,365 22.88 5 1,78 1960 26,844 25.68 47,432 14,68 56.68 1970 39,674 48, 58 75,633 59,48 1980 48,063 20,58 5213510()o 78.5% 6% 1 1985 60,000 24,88 1850687 37.58 35. 32.98 ! Periods of ! growth have yenerally coincided with ' local and national economic conditions, including, I the post-war N,~riod in the late 1940's and the prosperous 1960's, j Denton increased in proportion to the rest of the county until the 1960's, when this trend began to decline, This trend is due primarily to the rapid expansion of suburban "North Dallas" communities into Denton County and the growth of communities in south Denton County (i.e., Carrollton, Lewisville, Flower Mound, and The Colony). ! I IA Ej vAf- i` t! p Dun and Bradstreet estimated that Denton c`oun was the fouth fastest growing county i.n the United i States, Denton County had a 35,87% increase in k i Population between 1980 and 1985, This trend should continue primarily because of (1) the continued ecnrnomic expansion of the Dallas-Fort Worth area, r (2) the current surge in employment o ppartunities, I r and (3) ,1.cng-range trend Lot Denton to develop as a { regional center in the North i'exas area providing services to Gainesville, Decatur, Mcginney, and other North Texas communities. Denton is the largest single municipality in I I Denton County, The City of Denton is growing at a i rate of 4% per your, Therefore, based on this percentage the City of. Denton will continue to I expand in population to approximately 70,000 in 1990, I C. Demygrep)!~c characteristir,s II J The City of Denton is changing io more than ;}Upt i population, because the character of the City is changing also, The image of Denton has changed from a predominately college town to a more diverse regional city, E! 4 Cohort Survival population projection l•o I i. 1985 indicates that over one-half the population 1 S is under 25 years of age. I .8` Se~¢"SYilf .e TABLE III i1e(I~(Ii~//`''{ Trend Comparison of Population Age Distribution r City of Denton 1960 to 1985 1960 1970 1975 1980 19u5* Young (0-14) 23.0% 218 178 118 16.5$ New Family (15-24) 32.08 388 388 37% 23.28 prime Labor Force 20.98 208 248 33% 36.98 (25-43) 1 Older Labor Force 15.78 148 14% 138 14.88 II (44-65) Flderly (65 & over) 7.98 7$ 78 68 8.68 TOTAL 1008 1008 100% 100% loo$ j Sources City of Denton .P Panning and Development Department and U.S. Census. *Dun and Bradstreet j Corporation TABLE IV Age Characteristics for the City of Denton Percent of Total Number _ Population 0- 4 years 2,653 5158 5- 9 years 21601 5.48 10.14 'years 2, 874 610% 15-17 years 11972 4118 16-19 years 4,036 8.48 20-24 years 90991 20188 25-29 years 51298 11.08 30-34 years 3, 5U0 7.38 ( 35-44 years 41620 9.68 45-54 yearn 3,431 7.18 55-59 years 1,586 3.38 60.64 years 10383 2.98 65-74 years 2,329 4,88 75-84 years 11391 2.98 85+ yearn 398 .88 s j 3 TOTAL POPULATION 48,U63 99.98 Median Ages 24.9 Sources 1980 census -9- t E ~11! ¢ I_nrl.: ,t9 4 2, Educational Attainment The general educational level of a community's population is one measure of the skill and capacity of the people. The median y~f number of school years completed in Denton in 1970 was 12,7 years and in 1985 was 15.8 years, it is estimated that this high trend, compared 3 to other cities, will level off because of the i rapid increase in the total population of the city, Ii r E J TABLE; V Years of School Completed by Persons 18 Years arid Over city of Denton Penton county Years of Percentage of Percentage of School Total Population Total Population Elementary through 3 yrs of high school 11,28 21.5% 4 years of high school 23.5% 3011 1 to 3 years of college 33,0% 26,28 4 or more years of college _26.3% ~241,2% f TOTAL, IOQ,Q8 100.0% j Sourcet ).980 Census k i j r4 D, Trends in Housing Development i In Denton, there has been a growing concern about the quality and quantity of housing for the future, with the influx of major employment tt centers, housing the workers adequately is a key to economic stability for the community, The increased cost of housing has expanded and emphasized the need for low-to-moderate price range homes, Thus, certain problems can be seen in the near future for Denton in the areas of housing, 1 l ~ 1 i The total number of houi3ing units was 24,139, as of January 1, 1965, The occupancy rate was 92% j during the same time, TABLF. VI 1 i Type of Housing single Multi- Mobile .Family Farnily Home Total Total Est. Housing f Units (1/1/85) 110831 11,459 850 24,139 r Reported Occupied Housing (utility connection) 10,862 10,519 780 22,161 1 Calculated occupancy Rate 91,81 91,80 91.76 91,B1 Sources North Central Texas Council of Governments E ~ , t I9/i%!? HasearcIIF Inr,. has repurtae the median new w` home price for the thira quarter of 1985 was approxim:'~oj,y $73,506, Townhomes are a prima opportunity ter aevelopment which contains less than an 8-month supply of inventury accoraing to M/PF 19 i Research, Inc, Apartments are another favor.aole development opportunity with 1980 absorption of at ! least 500 units and maintaining overall occupancy above the 90% level, also accoraing to M/Pr ! ! Research, Inc, j € E w l i I TABLE VII Density Existing Category Units/Acre Single Family 2, %7 r h,ulti-ramlly 19.78 Mobile }Tomes 9,08 i 'Dotal Density 4,89 Sourest City of Denton Planning Development Department r The City of Denton has an average household size E (number of persons residing in a swelling unit) ill ` 1985 of 2.28 persons, In 1970, the average j househola size was 2,77 persons, The household size t i Denton is somewhat below the national average, I but is conststent with this region. I, 1 r TABL8 V1II Household Size Single Multi_ Mobile Famil Family Home Total qr Estimate'a size 2.71 1.03 2.49 2,28 City Of Denton Estimates 2.77 2.02 2.40 2.45 Source; North Central Texas Council of Governments f E Income Incow, is one of the primazy factory; affecting housing and the availabil.lty of housing, The income I spa i level is dependent on the employment baso 4.n the city. The inedian family income according to the ' I- j 1980 census was $19,269 and according to 1905 estimates by the Dun and Bradstreet Corporation is i $26,503. IX j Household Income i f Pel'ce.ntagR 0 - $ 71499 1758 r $ 7,500 - $ 91999 6188 $16,000 - $14,999 12.8% r $15,000 - $24,999 22,68 ,$25,000 - $34,999 17.48 35,000 $ - $99,999 19188 $50000 - 74,999 5.2% ~ i $75,000 + 2.98. i 5ourcet Dun and Bradstreet Corporation -13 J fH Economic ['actors is Employment opportunities anu income are the two b~ is basic factors affecting the local economy. At this p time, the entire Kailas-Fort Worth Metropley, is h experiencing a strong employment growth, New indus- tries are locating in the Metroplex, and existing I industries are eXpanding. This trend can be expected to continue as the Metrop.lex Area continues to grow north, t An important boost to the local economy of l Denton in the 1980's was the opening of a regional k I , { shopping mall, Golden Triangle gall, and a surge of commercial developments adjacent to the mall. G. Clnpioyment I The key to future growth in Denton is diversity and with the growth comas a promise of new employment opportunities, A rapia oxpansion of commercial developmer.tq nas occurred, but industrial ,growth has ' been conuiderably slower, l a~ t~ i q.. 1 ~ TABLE IX Employment Industry Distribution is Number of Industry People Agriculture, Forestry, Fisheries and Mining 345 Coristruotion 1,529 Manufacturing; Nondurable goods 1,,390 3 Durable ^oods 2,032 Transportation 724 Communication and other rjublic Utilities 683 Wholesale Trade I3 Retail Trade i Finance, Insurance ana Real Estate 4 419 1 a~ Business and Repair services 1643 I Personal, Entertainment ana Recreation srvs 886 I Proi:eaiaional and Related Services; I ! Health Services 2,176 Educational services 5,683 I I Other Professional and Related Services 874 J Public Administration 632 TOTAL 632 l4, 49 source; 1950 Census I ( I ~ i f I . r i -ls.. i ~ I E$il' !^§=+-Mew ViBLE X s>t Employment s; occupation Distribution Number of Occupation People Managerial and Professional specialty: FXecutive, Administrative and Managerial 2,350 Professional Specialty 4,496 Technical, Sales and Administrative Support; Technicians ana Relatea support 997 Sales 2,764 Administrut ive Support (incluaing clerigai) 4,388 Service 'y Private Nouseholq 141 j Protective Service 197 Other Service Occupations 3109U Farming, Forestry and Fishing 237 Precision Proouction, Craft ana kepair 21521 Operators, Fabricators and Laborers Machine Operators, Assemblers and znsptrs 1,4U9 Transportation and Material Moving 652 i Handlers, Equipment Cleaners, Helpers 907 and Laborers J TOTAL 24;149 Source: 1980 Census ' j i t t 11 "16" k p~ TABLE XI Major Employers in the City of Denton K E IISIJ e Size__ c North Texas State University 3,500 to 41500 rw 'T'exas Woman's university 1,000 to 2,000 Denton State School 11000 to 21000 Denton Independent school Dist, 700 to 900 General Telephone 600 to 700 City of Denton 6U0 to 700 Victor Equipment Company 600 to 700 I Moore Business Form, Inc, 600 to 700 ~ Vlow Memorial Hospital 450 to 550 Medical-Surgical clinic 450 to 556 Westgate Medical center-Hospital 400 to 500 j M/A/R/C Marketing & Research Consl, 250 to 500 Poterbilt Motors Company 250 to 500 Josten's 250 to 500 t Russell-Newman Manufacturing 250 to 500 Andrew corporation 250 to 500 Acme brick Company 250 to 500 Jackson Concrete 250 to $00 Source; Denton Chamber of Commerce i I ; f~ I I I ; i -17- 1 ] hh~`2 J F !1 i~ III PHYSICAL DATA I I I ,I t i i I ` E E F _ 711. PHYSICAL DATA A. Natural Features Denton is located near the Center of Denton County in the valley of the Hlm Fork of the Trinity f River, and is drained by four major creeks, The most southerly drainageway is Hickory Creek Which I ' forma an arm of Garza-Little H1m Reservoir, ~ i Thu two central creeks are Pecan Creek and Cooper Creek, With Pecan Creek being the main drainageway for must of the developed portion of Denton, North of Denton, in what is mostly agricultural land at present, is Clear Creek, I ~ The terrain; slopes generally to ttre southeast to Garza-Little Hlm Reservoir which has a normal pool elevation of 515 feet above sea level. Tho north western part of Denton reaches an elevation of t nearly 750 feet above sea level, while the elevation near the renter of the community is about 650 feet above sea level. Denton is located on the edge of two physio-graphic regions, To the east of our city its the region known as the cross Timbers, which is characterized by gently rolling terrain aria an extensive tree cover, To the west is the Grand ti Prairie which is characterized by fairly level prairie land with few trees, ~19- .P 191V~ti f IAbN1N a Soils in the Denton area are quite varied. The f' different soil types in our area ar,e too numerous to describe in detail, However, the U,9. Soil conservation Service has made a complete soils study E of Denton, A published report by the Conservatioll i. Service contains a listing of all the soil types in and around Denton, their depth to beurock, and their suitability for constructing buildings, streets, pipelines or other improvements, Denton is located in a mild, cemperate climate with an average low temperature of 54 degrees and an ` average high temperature of 77 degrees, The average high in July is 96 degrees, while the average low in ,lanuary is 34 degrees, The average annual precipitation is o2 inches with light snowfall i generally occurring once or twice each winter, In conclusion, the natural features which surround Denton provide ideal living conditions for a growing community. A, Manmade Features There are several forms of major land use in Denton which are, in effect, physical features E influencing Cuture development, Each land use category is just as critical as the other in maintaining a staole economy, A land use study by i -20 E f StoFVif H the Planning and Development Department indicated the diversity of land uses in Denton, The city has a high percentage of institutional land because of the universities. -mo d TABLE XCI s Land Uses - February, 1986 Category Acres* Percentage 1 Residential Single Family 41426 54.08 Multi-Family 660 8108 f Commercial 919 11106 I ` Institutional 11055 13,09 industrial 375 5,06 open space 742 9108 Total Developed Land Area 81177 acres 100108 I f I *No allocation for transportation has been determined, Source; Planning and Development Department estimates t I ~21° i 7FY:>Sa7-~. i I 1 TV P HSENT POWNTTAL i ' J . 3 1 ! ea X1':4){ kj t6! FG~f Uz^ s. IV, PRESENT POTENTIAL, In order to accommodate the future ctI«nges of the City ot• Denton, it is impoCtant to consider the effect:,; Of changes as a result of their interaction. The major influence upon the future growth of the city is its 5 capacity to physically spreaa outward into its increasing 4 corporate land area. As the city expands outward, large n~ areas of developed land, as well as undeveloped, will become a part of the city. A restrictive feature of the I land in regard to excessively spreading development is ' the natural outfallp Fhat is, the drainage basin which m akea it possible to flow sewage. by gravity from developed areas of the city to the sewage treatment ~ f t plant, The cost of providing sewer service outside of this area is, in most cases, prohibitive, it is the t 1 above-described limiting feature that was used to { determine the boundaries of development study area, i i f 1384a -23- a N t . E ! k i `t f i f I i , 11 i FUN s}; CITY O DENTON ALTERNATIVE GROWTH CONCEPTS i ~c} 1t~F. sill<kr~ s s „t sf : ass + t~'1 k~ kR ~lSe€s ~t R hIJ~ [ h ~t ft ~ 1 1 ~ Ir ~ j+1 Y t [ y ,•r 114 a r J PLANNING V C1EOI C40MENT DEPAR'T'MENT lryJ E, MAY 1986 YV;F+nT .~ryJ[5. RWf.Pt M e4'Yb"A~ ILt.Yx p~ rEL?ry J i i' f HANDBOOK 1 ON t~ ALTERNATIVE GROWTH I i# CONCEPTS } f F 14 F jai 1 ii 1 i+n 'P prepared ror r.s t h e City Of Denton ' ~.k Land Use Planning Committee 1986 { 11 i E 1n .A'tTj i 1 TABLE OF CONTENTS t j Introduction 1 I. Basic Theory of Land Use Mixes II, Alternative Growth Concepts 13 W. A, Corridor Concept 1 B, Constellation Concept 22 ( w? C, Spread City Concept 29 i + E ,R, Concluding Summary 34 t 1 rl Ea3 i 1225 t 1. , E :H. tiff W I e}S4dil 7 1. f ~~(f 1':" Vii] ALTERNATTVS GROWTH roNCPPTS introduction The preceding handbook "Elements of Growth" ,presented a review of different categoriesOf community development forms. t s , !Che growth elements whether commercial, housing, or industrial F'w developmont were further defined as to their degrees of ~ intensity (degree of activity) where they do was the subject of Why these elements flevelap the next discussion in that handbook "Land Use Analysis 2010". ~ The next level of community development consideration is how these elements work together, An efficienLr mutually Sul age of all of these land uses into a total f supportive marriage community setting is a general common goal, This ,narriage of various land use elements such as housing with commercial with ( transportation, etc.'r becomes a total picture of land use Orr c at the___,overall, By looking a in other words, a total community, communit -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 t ip gCgsThis handbook lays the ground work for the specific understanding of community development in Denton, Texas by ~ firer presenting alternative growth concepts of the so called I tj. ideal city or balance city. Growth concepts of cities basically range from growth E patterns involving the dispersion of residential and commercial i tw areas to growth patterns involving concentration of these ~activities. This handbook starts with an overview of these re concepts and then ProcOeds to give examples O.,,widel y dif- rering alternatives based on the dispersion; concentration concepts, This presentation is genera], in scope and somewhat theoretical by design 'in order to orient us to the broad I scope of c I. ity development. This perspective is important to keep in mind as we proceed in the next few workshops f with detailed examination of numerous specific pieces of this overall ~ I puzzle of community growth, It font t that is most Lim ar- ~ o, aiwa~s i~derstan~• ~ tt chap in i _ ng_one element of community Qrowth we are in most casa I's a~ fain man iL othe rf a q tora, Most chan&es > L---cO as chain rel tiori impact, W Thus by identifying a general p, growth alternative for combination) as the one which best represents ienton's values, we can Pursue that goal (alternative k' growth concepts) through I individual specific actions on a day to day basis, This handbook then presents a broad context for the , consideration of the planning is,nues that will be studied and y4 resolved in future workshops. Although the specific i,sues will be many and may seem somewhat complex, a c0i:1mon thread s... this study will be the choices between Privacy through dis•• Persian versus diversity through concentration, While. the level of ~ Privacy and the degree ot.' diversity are somewhat abstract, they are major values in the urban- . w, 1 suburban life Styles. They are also the most easily iden- tified impacts of concentrating or dispersing growth activi-. ties. Several growth concepts are presented in this hand- book to illustrate the interplay of diversity and privacy I in various development patterns. i Three abstract concepts for ordering future growth are applied to Denton as examples of how the emphasis on one or two growth elements might affect the form of the city, I+ The form of the pity would, in turn, influence the levels i pra of diversity and privacy which would be available, These alternatives are illustrated for discussion ur oss only i and must not be viewed as development concepts proposed for Imo: the city, since it is obvious that existing conditions f..; preclude any alternative in its purest sense. However, i elements of each alternative can be pursued as we will see in later workshops. In summary this handbook presents theoretical alternative growth Corms ha-ing balanced land use and transportation elements, Ont, extreme emphasize; <•.oncentration and diversity of economic and other activities ~O-Ale the other extreme t emphasizes privacy and less diverse activities through dis- persion, Is 1 i -3 r k«S = 1 Nkt ;'6Y tr~Rrss `OVA r~ p . c I, BASIC THEORY OF LAND USE MIXES " Ir~3 ~ 1 ~ !v, II { s i~t i Cb$rrl:p 1S1.ry5rAd t IS'i1P%1 1t BASIC THEORY OF LAND USE MIXES Three basic concepts identify the broad choices of guiding land use mixes. They are: i - concentration P~ - dispersion - dispersed concentration I • +0 00 E t 060 t 0006 *00i 0 0 00 0 00 CONCENTRATION DISPERSION DISPERSED CONCENTRATION Each concept has its own gSlals and own requirements The is importance of this discusofon lies in the fact that urban F problems in their simplest form can be traced back to mixing the concepts goals, while providing the requiremEnts (con- d'_tions to implement another concept. A. Concentration The purest sense of an urban setting based on the f! concentration theory would be a city with one central area or a series of radial spines where all urban activities are 1 ! N 1 i 1 py~~krn u.+sc m~ concentrated, such as housing, commercial, etc. This concept in its pure form suggests all . housing. in apartments, ..a7.1 commercial and office in high-rise offices , etc. TP;e basic ~ thrust of the theory is that human development requirements " should take place verticall Y, penetrating the air upward rather than covering the surface of the earth, This system dictates that transportation be primarily mass transit hying this center with ether areas and also l internal to some extent. The ma,jorit ( y of the interior cir- culation, however, is either walking or moving vertically in elevators. The advantages to this system are: i i j Large diversified economy and activities. " The cost of public utilities and community services are considerably less. The need for travel by automobile is ' ~ - very small. j this system can theoretically protect large adjacent areas in their natural or agricultural state, z, Lass pollution to the environment, But in return for, these benefits ' People will have to submit their personal freedom and comfort to the interest of the communit G. r_ y as P -.khole, They are to share the use of a building with others, whether it is for lzving, working or f i shopping. They are to ride a transit with others. Thus hY the concentrated form of a ccmmunity places ' priority on the collective interest of the community as a whole, F r6 w!!1 e fi1kf1}iU rYrabrr ` i t;O B. Dispersion Its The theory of dispersion in urban development sug- Bests that all land uae at all sites must be very low density- intensity. This means that all housing is very low density, mostly single-family type housing. Also all employment E Centers and commercial areas are small and scattered through- out the comutunity, , This arrangement then will not overload the trans- portation mode which is primarily the automobile in this ! concept. E !a - Dispersed areas, on the whole, are "private" k 1 places, Each family has their own home, their private open space (yard) and their private means of transportation f I (a-utomobiie, Small shops and work places would tend to be more personalized, While the degree of privacy would be encouraged, the diversity of activities, goods and ser- vices would be discouraged hecausA, of the lack of a sizable population in one place. This would result in a lack of demand .l C. Dispersed Concentration (Balancing) The previous two theories of urban development 1 provide a consistent urban setting. Consistent primarily in terms of transportation matching the urban land use mix. It is probably obvious that neither totally concen- trated not, totally dispersed development is possible in Denton, 1 Fs `4 isA L` rSAec4 c e,wtc The existing development already includes, to some extent, both dispersed and concentrated activities. By including both areas of dispersion and areas of concentration in the city, it is possible to achieve a. degree of diversity !such as in and around downtown, or the new Golden Triangle Mall areal, while retaining areas of relative privacy (such as , in fringe areas outside the central activity areas). In combining concentration and dispersion in a tY development pattern, conflicts may arise if the concentrated j and dispersed activities are not geograf~hically and func- tionally separated, For instance, concentrated activities can infringe cn dispersed areas, as in the case of multi- family i,uusing disrupting the privacy and quiet of a single- family residential area, Another source of conflicts in combining concentrated and dispersed development arise: when tho growth elements do not relate properly to each other in the degree of concentra- tion or dispersion, In other words, inefficiency and conflict , result when the intensity of the elements is not balanced through a consistent mix of activities, For instance, if a highly concentrated commercial area is desired, it would also require highly concentrated transportation (mass transit of free. f ways or large arterials), Conversely, concentrated housing I !high-densiiy apartments) might be necessary to accommodate a population large enough to make the extensive commercial II f development feasible at a given site, If a lower level of ( •M 1 -8- M4 r.A?.t15"K concentration is desired, an intermediate level of concen- Flo in transportation (mator streets) would be adequate and moderate-density housing would be compatible, i Concentrated and dispersed development, however, can be combined in development patterns to minimize their r*r intrusion upon one another and provide for a proper rela- tionship among the intensities of the various elements withir, a given land use mix. I By separating the areas of concentration and disper- sion so that they do not infringe upon one another, it is ~y possible to attain areas which encourage a private life- ~o style and areas which provide diversity However, many of the conflicts in urban-suburban k'... living arise from the attempt to achieve the best of both worlds diversity and privacy. One key question in looking at community growth whether citywide or in well defined sub-areas is whether the housing scale matches the commercial f a-r scale and do they both match the transportation network, The following chart introduces the characteristics required of each concept. r ' lr _9" l 1 AS )YN.pj !iPjr~(Y,1 ELEMENT COMPATIBILITY High Medium Dispersion Concentration Concentrated L Housing High Density Medium Low Density Usually Apart- Density Usually Single ments X20+ Usually Town- Family Homes Units/AC) houses/Duplexes (6 to 15 Units/AC) ( 1 Commercial Regional Community Neighborhood ~I Cent,~rs ('10 Centers ;30 to Centers (10 to Acres 50 Acres; 25 Acres).. Industry Large Medium Scattered Districts (100 Districts (50 Industries Acres to 100 Acresi, Transportation Mass Transit/ Freeways/ Major Streets/~ Freeways Major Streets Local Streets ,.I t Open Space District Parks Community Neighborhood :u I Parks Parks When utilizing this chart first define a logical planning area of the city (or it could be a whole city) suc ; h as your neighborhood plus its commercial service area, Then compare your area to where you work or shop. Then look at the land uses in these areas, IP they are not consistent t down the chart column then there is probably land use con- flicts, Note in looking at the area look for total area r I densities and/or total area development imparts not for I example whether there is a mix of townhouses with traditional 4. single family housing, Social impacts may vary in regard to 1 ~ -10. kstFi aatp+lny . XJNtS{p r 't"4,41 L^.-YN4tn f the type of housing but physical land use conflicts such as traffic will vary only in response to overall area density. Three l'ollowing growth alternatives are presented for comparison education purposes sothat the workshop parti- cipants can be aware that many of the conflicts in urbane i suburban living arise from this attempt to achieve the best of both worlds diversity and privacy. The following rf 1 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. Bach alternative results in a O Pleeent overall` level of diversity and privacy depending on the amount of ' land devoted to concentrated or to dispersed development, r.i f 3 r; , ti i 1 i K ~M -ll- is n475TM P'P wr I; C hl Il. ALTERNATIVE GROWTH CONCEPTS I l w~ " 1 I { azrra: nr.swr xs~v f TT. ALTERNATIVE GROWTH CONCEPT i± Introduction This chapter presents three growth concepts superimposed onto Denton's existing and potential growth areas.. These con- M cepts are the Corridor, Constellation and Spread City concepts. I The existing development was taken into consideration in develop- . / ing these alternative growth sketches) but you will note that existing development is not consistent with any alternative. I f' 1 I r Thus the intent of presenting these growth alternatives is to + give 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 completely over on development in Denton) can then give a general direc- tion to the planning committee as it goes about its task of ,<w considering numerous detail policies that are intended to accom- plish certain objectives that are inherent in each alternative, In other worts an understanding of the overall growth concept will help make all of the detail implementation policies more s { internally consistent, For clarity let's consider an extreme axample. If our major urban goal is privacy and we are willing to give up economic diversity and housing diversity, then our plan is to promote primarily low density and limit the expansion of all major activity centers in town, This obviously is a a high cost for our privacy, i I I i.b a7- 11 i; 's!t?KEY FOlifiY- , The alternative growth concepts presented here are based r°w on balanced growth in the purest. form, Balanced growth involves many factors such as enough housing to support the fobs in a community, adequate commercial facilities to support the popu- lation, etc., and all of which is balanced with the transpor- tation network, Balancing transportation with the land use values of privacy versus diversity (economic opportunity) is the simplest { and probably most important to consider All of the follow- i ing alternative land use concepts ave balanced with the rtes- w. 1 j ~ cribed transportation, but each alternative represents a differing degree of diversity and privacy emphasis. The following section presents these concepts in more detail. I1 ~ 1 I f I ,n ; E j -1G.. r . "Alm ,i4Y0"fnu l,w.Rj?: i A. CORRIDOR CONCEPT Denton is served by high-capacity freeways, In addition v the city's major thoroughfare plan indicates Loop 288 at least on the east and north will be a dominant artery within the city, University dRive is already a dominant artery as well as I } to cross mtreets caring traffic through the downtown area, This alternative emphasized expansion of high density/intensity land uses within he transportation corridors to an even greater emphasis that is expefienced today, To fully realize the highest density/diversity, least traffic congestion, least environmental damage. etc. - the corridor city in the real sense - would require the transportation emphasis be on mass transit, tying with Dallas and Fort Worth central cities and the airport/mid-cities area. An emphasis on corridor concentration would require encouraging all high-intensity uses to locate in the corridor J areas, while all low-intensity development would be encouraged to locate in the areas between or away from the the corridors, is Limiting concentrated development to the corridor areas and low is density development to the areas away would minimize the infringement upon one another. i This growth concept would encourage the maximum degree of diversity which Denton could attract given the constraints t ` placed by the Metropolitan Area. Figure 1 following this page ins, shows a generalized land use configuration of Denton under the corridor concept, L i. i it t ri C S {[9{[ li rt. r f, I ' ~ 4 I Corridor Concept Emphasu" High Density ' r.., -L REOIONAL MASS TRANSIT LINES LOCAI. MAOS TRANSIT LINES MAJOR COMMERCIALCENTERB ' I t w r H(GH DENSITYMIOH INTENSITY AREA ` I„t I II~1 f_J VERY LOW DENSITY: LOW INTENSITY AREA - INDUSTRIAL PARKS E KH t h i I f ttY it ~i .x.asw i13KJi_xt~ is pot The following section gives some typical land use policies and requirements that are characterized or required to follow nx this concept, 1, 'CRANSPORTATION The corridor concept is centered around the trans- portation system. In Denton, the Tnterst~ite 35 E and W and Loop 288 would provide the spines along which c^ncentrations would develop, while the existing streets in the city would con- time to serve the low density areas. Mass transit would be f s required along I-35 l and W and Loop 288 to create an ideal i j corridor city. However, with appropriate land use densities- . 1 f intensity limits, a modified corridor city ran be created f,E9 c + without mass transit. ' Other policies required for transpcr°,.,tton under the corridor concept would include providing localized mass transit for the interior corridors, possible adjustments in I-35 in making room for regional transit right-of-way, as well as con- sideration for regional transit connections to Decatur and further expansions McKinney, Under the corridor concept, and improvements of existing streets will be de-er,phasized with- in the City of Denton, 2. COMMERCIAL All high-density commercial activities would be en- couraged to locate in the corridors to provide a maximum di- versity offices, banks, motels, entertainment, restaurants, -l'1- i I {jtOS:i~K#r jCVgyi t.H.tinr nightlife, cultural activities such as libraries, museums, etc, Schools will be located Ili both high-density and low-.density areas depending on population and housing distribution, In order to maintain the integrity of the low-density areas between the corridors, no further concentrations of com- ` morclnl developmcnt, in those areas would be permitted except / small-•scale convenience-type retail and commercial services, Policies re l quired for commercial uses under the car- p 11 ' ridor concept would include review of zoning to encourage con- centrated zones in the corridors and to eliminate concentrated I zones from the low-density areas outside the corridor, 8x- tensive zoning amendments will be required under the corridor 1 system, r.. 3, INDUSTRY The corridor concept would dace ! primary emphasis on the development of large concentrations of industry and heavy ' a commercial uses with direct access to and from the high capacity corridors. Most industrial uses would be concentrated in areaq between 1-35 and the Denton Airport, Industrial uses would also be encouraged in most places within the high-intensity r corridors. Policies required f.)r industry uridev the corridor I concept would be similar to commercial activities and would ~ include review of zoning; to eliminate industrial uses from areas that, impact on low-intensity areas, Likewise, low- j j , dersity zones will be oliminated from the areas designated -1£3- , i W~i4 IFf$6,gp 1st%tiYiY 1 RFR~!"J{}1 y~I nw k r9 for high intenstiy activities. 4, HOUSING The corridor concept would encourage high and medium- density housing in the transit corridors, while .low-density single family areas would be preserved at their present r~ locations. New single-family development within the interior would be 'encouraged to reduce densities below current averages of 3 to 4 units/AC. A new emphasis would be given to the apartment construction in Denton without adversely affecting the already established single-family residential areas Thus, f the low-density neighborhoods will be protected from intrusion i from more concentrated uses. The policy would be to place I - ` multi-family housing adjacent to or in closer proximity to f commercial areas placed along the transportation corridors, F All high-rise multi-family complexes will be located l.n along the transportation corridors. Policies required for housing under the corridor a concept would include review of zoning to enlarge apartment development along the corridor, or with direct access to the corridors, and eliminate single-family zones from the corridor areas, Under, the corridor concept, a vast majority (80%) of housing units built in Denton between .,.ow and 1995 will be y' apartments. Apartments will be approximately equally divided between low and high-rise apartments, I t. i i f -19- i Wt!!Y}i tx.`{Ipak. 5. OPEN SPACE The corridor concept, because of the concentration of the majority of population in the corridors, with proper control could leave a substantial amount of agricultural and vacant lands away from the corridors in their present condition and thereby encourage the provision of natural open space areas. Small parks and recreation areas will be locatea within the corridors and oingle family facilities within walking dis- tances from population concentration. f E t Policies concerning open space under the corridor k concept would include eliminating development from floodplain areas, provision of active recreation parks to the corridors, and provision of small school.parks in the low-density areas. In the ideal corridor concept some interior lands would be preserved for agricultural purposes or other similar open I space purposes. ~ i. SUMMARY Under the corridor plan, the concentration of activi- ties in specific locations would provide the greatest variety 1.., of activities, goods and services which could be attracted. Fop a minority of the population the more private life-styles l_. would be available in the areas away from corridors. These i residents would still have access to the diversity of goods and services in the corridors Under the corridor concept, con- centrated and dispersed development can be separated to mini- E mite their infrinfement upon one another. All concentrated ~ .,20_ tW`Cib%F RPp►pi II Y.YhStC~ 7RNgp~ RE4}~;SS! l., growth elements would be encouraged in the cot-ridor areas, while only low-density elements would be encouraged in E` residential areas, This concept produces the largest popu- lation for Denton and in turn the largest economic possibili- ties for the city. ~a i P 1 t'' i lx~ 1 €j -21- E i. 1111'` { l i ~4yh1xX1 4tl[p@~ leltia: iYlrtiag Q • CONS TE:LLATfOhl CUNCk;P'1' f THL VILLAGE SY5TEf4 Denton is served by three major commercial centers and two minor community type shopping areas. The major ones are the downtown area, Denton Center area, and soon to be the dominant center with regional implication is the Triangle Mall area. Other significant sub areas include the Carriage Square area primarily serving the NTSU neighborhood, and the r new Skaggs; K-Mart area. Other areaq are smaller and less organized than these areas ay focal points of community com- merce and activity, I Under the constellation concept, the expansion and diver- r 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 goals and objectives of the people, of pentorl are to create a constellation city, then in general we must expand and stabil- j ti.. ize some selected nodes and create new ones. Together with j these, they must emphasize medium and low-density housing r. i,. I in a one third one-third proportion, High-density housing and inass transit wtll not be required under this concept. l.. Pn emphasis on the constellation concept would encourage o a lower level of overall concentration in the ^ity than would be true of the corridor concept. These moderate concentrate rions would be encouraged to locate in the middle of each ! subsection of the city. All concentrated activities would be k I located in these centers. Outside the centers would be located f a 4VF!~rL`.~) td!wHV! f~q~i PyAI f near low-density activities, thereby preventing the infringe- ment of higher intensity uses on low-density neighborhoods, Is Figure 2 in the following page illustrates the constellation " or villafre concept. Et 1, COMMERCIAL The constellation concept attempts to create several „ villages within Denton in order to provide a degree of diversity in each subsection of the city, protect low-density areas and balance transportation in order to reduce congestion. All 1 II concentrated development would take place in the village centers, i scattered commercial sites, strip commercial and neighborhood centers would be discouraged so that they would not intrude on low-density areas, and so they would not disrupt the IAi transportation balance. JA Policies required for commercial activities under the constellation concept would include review of existing f.x zoning to allow additional commercial expansion and multi r, l family development around village centers and to eliminate or minimize commercial zones from the remainder of the city, t 2. HOUSING The constellation concept would encourage medium density apartments and townhouses in the community center a i k rea s while low-density housing would be reserve P d in the areas away i, from the centers. The policy would place multi-family housing in closer proximity to other concentrated uses such as the l wi commercial services, Because the centers are of a medium kM 1 -23- T .1.. Luwt r I I ~~1 I wa \ i \1 11 I I by i I 1. ~ E r _./111-« I FFF .5..~• _ i Constellation Ivillage~ Concept lv/' i i MAJOR COMMERCIAL CENTERS HIGH OENSITY/HIGH INTENSITY A8EA r ~.1 VMY LOW MNSITY/ LOW .INTENSITY AREA i r IHOU"IAL PAWS 1 I J ` .u1f i i t of 1HfifJ3' rt`+JM] M fora., c.r~ r~ ' TO FW F int :i.;'.ty and i>ecause of the limited capacity of the major street system, medium to low-density apartments and town- houses would be emphasized in the cehtgrs. Policies required for housing under the constella- tion concept would include review of zoning to restrict apart- ment development to the community center areas. M 3. TRANSPORTATION The constellation concept centers around a system of r4 activity centers of approximately equal sfze that provide an ( identity to each subarea of the city. These areas are usually IIII C"! served by two major thoroughfares. i I The constellation concept is centered around the major street system focusing on the community center areas, The existing and currently proposed street system serves this f! function well. Policies for transportation would include completion ; f of the currently planned major street system, with some mods" i. fications and expansions in the annexation areas, 4. INDUSTRY The constellation concept would encourage development r of medium-sized industrial concentrations. The district in the Southwest in presently a medium-level concentration. Other industrial areas would remain as specialized Industrial centers, Expansion of the Industrial District to the west would be limited so that transportation facilities would not be overloaded. j -25- Ia; All G.:A:Y,ft i avaaiaut policies required for industry under the constella- tion concept would include revir.,i of zoning to eliminate ex- ~ tremely large concentration of industry. Industrial and heavy commercial zones would be eliminated from the areas of low- density development. Special industrial distri.cts would be encouraged in those areas which provide appropriate industrial sites. 6 OPCN SPACE i The constellation concept, because of the concentra- Lion of population within the center areas, would require the provision of medium-,sized parks adjacent to the centers in each sub section of the city, Small school/parks would be provided in the low-density neighborhoods. The flood plain ! areas would be preserved to provide additional open space, as well as to facilitate drainage and avoid flooding hazards. I I Policies concerning open space would include limiting F development in the flood plain areas, provision of parks r- adjacent to the center areas, and provision of small school/ I parks in the low-•dcnsity areas. The location of parks as ~.~1 i biil'fern between Lho centers and the low-density neighborhoods would be considered. SUMMARY The concentration of activities in the community L• center areas would provide a moderate degree of diversity of i activities, services, and goods In each sub-section of the city. The more private life styles would be available in the i f -16- 1PV.py ~p.4yu N~ dE1aMC'tl areas of dispersion surrounding the centers. The residents of these areas would still have ready access to the diver- city available in the centers. Under the constellation concept, concentrated and ! dispersed development are seiparated to minimize their infringe- ment upon one another. All elements of concentrction would be encouraged in the community center areas, while only low- F'! intensity elements would be encouraged in the surrounding areas , While the corridor concept orients itself on the re- gional transportation system, the constellation concept y, emphasizes the provision of services in each sub-section of the city. Because the constellation concept contradicts current development pressures by restricting high-density ! development in the freeway corridors, the overall growth rate of the city would be proportionately reduced. Because of the pressures for high-intensity development in the cor. ridors, the city would have to institute stringent regulations to peep the development from occurring, This, however, may I< be the only way for Denton to develrp a system of strong community ccntors, Thos constellation concept takes advantage of the existing F>: pattern of communityneighborhoo,; centers and encourages their Fo expansion and stabilization. The pattern does not coincide well with the development trends in the region and would ~ i; Y f t~,jf:lcy LRAM require strong; regulations over development on the part of the city. On the other hand, this growth concept would pro.. vide each sub-area of the city with a stronger point of iden- tity and focus a sort of small town - the village concept, lr. S I er ! (YO: i Eq i 1 t t 1 f. -2g» 1 Fc '~J,LfYLg'YS SPREAD CI fYYCONCEPT (EMPHASI7.ING SINGLE FAMILY HOUSING) This concept for growth would emphasize the continuation or the private life Styles offered by the single family home as a dominant feature of the city, Priority issues leading to the spread city concept would include the desire for single family homes exclusively; a continued roliance on the automobile fr" transportation; ! f ~ the provision of small neighborhood parks and schools; and the convenience of neighborhood shopping. The emphasis of the spread city concept would encourage l all new development to be ).ow density, dispersed development, raw The existing'areas of concentration Triangle Mall, University 113 ~ 3 Drive, and Airport industrial area would be discouraged from further expansion, Since development would be primarily dispersed, there would be few conflicts with areas of concen- #a tration except as they exist today, i <v This growth concept would encourage t;,e maximum degree ~ fa ! of privacy, but would offer no significant Increase over the present level of diversity In activities, goods and sorvicesG 1. HOUSING The spread city concept is centered around low density neighborhoods offering local parks, schools, and shopping. I I y I Existing residential developmen'- would fit into the spreae, city concept well. Additional apartment development would be kd restricted to small complexes at low densities, if allowed at all. 6" -29- aYir:'k--'{t t ' ~ l ty':YYbiii FFt{ q '/3"61{1181 I r ' f I I ~ t I i T 1 J I :'f I I I 1 , 11 I Vr .~~Yf 4~f/''.~ ~ ley J I l ~1~ . \ it t A Spread Clty Emp++ssues IoW D*wty - I MMM15RCIAL CENTERS HIGH DENSITY/ 1104 INTEMI I Y AMA .w. VERY LOW DENSITY/ LOW INTENSITY AREA { d ~ INDUSTRIAL PApKS I { kti 6ii5 {9 ~J >.l,act frl v?nw.,,'s !1 rrt1:~Ypri ygy 1 policf.es required for housing under the spread r,ity concept would include extensive rezoning to eliminate multi-fainily zones, In the interest of lowering the overall K~ density of the city, it is also well to note that we will be 'a restricting housing choices of a large part of our current y population, 2. TRANSPORTATION The spread city transportation system would consist i t*! of the present major street system, Most of the identified i major streets would be completed; however, some of these ~ might be downgraded to lass important status due to the reduced capacity which would be r•2y;,lred under the dispersed F'"1 I„1 development pattern 3. C0MMF; C I A L The spread city concept would require small, convenient i 1 " neighborhood cei.ters throughout the city at the intersections of the major, streets, Moses of the centers would provide similar services in the form of drug stores, groceries, barber shops, ry beauty Lalohs, and other frequently used services, No signifi- r cant variety of goods or services would be offered in these centers. The existing commercial centers would function primarily as large neighborhood centers, with the exception of 1 I-A Triangle Mall which would still keep its regional function, but further retail development would be discouraged from any expansion around the mall. f I"' ..31. I l a t5!19C Gif11AA't~ Policies required for commercial development under the spread city concept would include review of zoning to provide space for a system of neighborhood centers and re- zoning to eliminate concentrated commercial. zones/ 11. INDUSTRY The spread city concept would place primary emphasis on the establishment of sma:,. industries and heavy commercial f uses/ The existing industrial development, in large part, would contradict the dispersion concept. Further expansion j in these areas would be discouraged. Since current trends in industrial development are toward larger industrial dis- tricts which house large industries, it is doubtful that Den.. ton could attract much additional industrial development under this growth concept, In other words, the number of jobs pro• vlded would be rather low/ Small. heavy commercial type usos would be the j primary development in this p;rowth element, 5. OPEN SPACE 4 The spread city concept would place primary emphasis ` on the provision of small neighborhood playfields, generally located with the neighborhood school. Other than the existing - district parks, few larger parks would be provided, Because r r single family homes require the most land, pressures ';'or f development of the flood plains might eventually hecc,mo - E stron;er than in the other concepts, j Strict regulations. 1 would be required if the flood plains were to be preserved. _3a- f t i1~9'.iJtiyy 17F(ttS awl SUMMARY The emphasis on low density, dispersed development would provide the moat extensive areas fcr private life styles, thereby also protecting existing neighborhoods from intrusion 4 by more concentrated uses The dispersed development, how- ever, would make the provision of a greater, diversity un- feasible. The existing development in the city would make the ~4 res',ization of this development concept difficult, The existing concentrated element the freeways and the regional centers } create pressures for continued concentration of activities. To restrict concentrated development would mean restricting f 4+ a large part of the potential development of housing, industry, and commercial uses. Under this growth concept the city v;,uld I have a slow rate of growth and thus impact all the economy of 4 F the city in a negative way, t c F. P= f ! j . Erg k -33- if f ,i 9 4HY,MYI?3 ~ COMCLa SUMMARY A, Which Issues? The task before us for the remainder of these work- shops is to identify which issues such as privacy versus diversity represented by each alternative is most important to Denton, The importance of the issues will be in terms r of what is desired and what will it cost me, (Cost is not always just dollars,) Each alternative presents an I idealized state, Obviously an ideal state is not possible for Denton, so we recognize we are already paying some cost ~ in terms of lost ' Privacy, traffic congestion, etc, however, we are realizing some very good benefits for this cyst such as a good economic standard of living, goad schools.,. i I community facilities, nice homes i etc, The planning ~ issues You choose to emphaAsize will serve as a basis upon which you can design a community concept for the iuturll growth of the eiKy, In each of the growth concepts presented in this hand ' book, one. or two growth elements have been emphasized as most important, The remainder of the development has a-- followed in a form which was compatible to the level of concentration of dispersion in the priority elements, { for instance, the priority issues in the corridor concept are tho provision of regional mass transit and ( larCe, diversified centers, t'o reinforce these elements f ~ I I w'4- xL i I,Yi'1U45N _cPrl:'i'A\iGA'tYi'5 and provide the necessary population to support commer- cial expansion and mass transit, multi-family housing ` with large parks as amenities must be included in the IK* cont.entrated ck~rridor areas. Low density elements are then located in the areas between the corridors. 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 I l iA+ 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 districts. Low density elements e are then located outside the center areas. In the spread city concept, single-family housing i , I is the priority issue. Because of the dispersion of ~ population and ,lobs, transportation and utilities must be extonded to outlying open areas Park, are small and i, j ; commercial development is limited primarily to convenience goods provided in the corner of each neighborhood, Jobs must be dispersed as the population and housing are dis- persed throughout the city. The planning issues which the citizen planners will choose to emphasize will be extremely important because there is no "perfect" city and no "best" way of building i a city, excopt as it fulfills the needs and desires of iM r s,r~sr k4 1:1A the city's residents. Those needs and desires can only be defined by the people and their planning representatives, a. Which Alternatives? The task in the planning Design workshop will be to develop a concept for the future growth of Denton based on the planning issues identified in Workshop 41 51 and 6, III € E Three growth concepts have been illustrated to show ' I ! C their impacts on privacy and diversity, Within these concepts, many variations are possible in e.eveloping a r { growth concept, depending upon the planning issues that are f considered important. The following generalizations j concerning the examples should be borne in mind as the f~ members develop their own aiternatives in the Planning F Design workshop, , 1. Geographic Separation each of the three growth concepts provides an order for development so that highly concentrated elements do not intrude on more dispersed or less c!oncen':rated elements, For instance, inthe corridor, concert, high-intensity activities are grouped together in the corridors formed by L freeway and high way, while only dispersed elements are a located outside. Open space is used as a buffer between the concentrated activity and the dispersed activity, In , the constellation concept, the medium-i.rntensity elemerts grouped together around the village center and dispersed w,. elements in the outlying areas. In the spread city concept, ! I _36. I (gyfN:r.UYA p * MdYif~S}ti- ,KJ .1JS?t4ais f' FnNppi 1 all elements would be dispersed so there would be no intrusion by higher intensity elements which would be very limited in a spread city. f, 2, Variations There are numerous additional possibilities for orderirq the areas of concentration and dispersion in the f city so that they do not disrupt one another, For I {1 instance, to accommodate an emphasis on major centers and on single-family I,rmes,. a spread city concept could be i applied, except in one area which should be identified as a 1zone of concentrated development, Or the corridor and E ~a constellation concepts might be combined to accommodate f ~ both J ~ village centers ad corridor development .pressures.. # Other possibilities will no doubt come to light as the ± citizen planners identify the issues facing the pity. Finally, it is not necessary for the whole city to j ;r+ develop under the same concept, as long as the areas of concentration and dispersion are served by their compatible 7 y„ elemer:.ts. For various parts of the city, various concepts 1 ~A could be applied as long as the elements are all compatible (in.balancee in scale) with each other in any given section %i of the city, I If the elements of growth are not in balance, then we pay the price. For example, the current urban patterns of Houston and Dallas'is a pattern that is striving towards 1 ~ ~,yc i 1 -37.. 4k t'%xY.kY ~ cis :a many large diveree centers but trying to maintain individual private desires of staying in their automobile and single-family house, At the scale of a Dallas or Houston, nature is caking its course and causing major land use conflicts to the point that transportation is a major I problem. At Denton's scale we are many years away from facing a complete breakdown but we will pay the price if we pursue conflicting goals. The costs can be such things as { traffic oongestion, urban sprawl, air `pollution, loss of privacy, etc. The benefits ara a good income for our family - good schools, a choice of many commercial and recreation opportunities, good public, facilities and j services i { i If I~ I t- 12243 i.. -38W I u DENTON DEVELOPMENT PLAN POLICIES FOR GROWTH You are invited to attend a meeting to be held in your neighborhood concerning the Draft Denton Develpment© Plan, Thedrafteplan the prepared by a Land Use Planning o City Council, The LUYC, comprised of 37 members, represents the neighborhoods and various . The Committee and willabeZholding anseriesgof developers interest. he raft lan to esents an five public meetings to explain to solicit comae of ahese meetingsrislgiven below. i le t M You are encouraged to attend and to Uarsneighborhoodons and/or make comments about any issue affecting y i PRESENTATION SCHEDULE _ . f ~ t : I East _ March 28, 1988 i 6:00 8.00 P'M' American Legion Hall j 3! "1 629 Lakey Street ...r... t10RTH EST NORTH 29outheast - March 29, 1988 6:00 - 8:00 P.M' t ss' - Sam Houston Elementary JIM ColSTA RUAO r 3 Northwest - March 30, 1988 L 6:00 - 8,,00 P.h' f Newton Rayxor elementary p- 6011TMWE8T f 1 ~ SOUTH -7, j 4 Southwest April ti, 1988 ~o 8,,00 P.M. Frank Dorman elementary j 5Northeast - April 6, 1988 f I 6:00 8:00 1) N1 Woodrow Wilson Elementary airot ion I 1 155P1§ tjjjgti.Y Pw n4 i My of CENroN ~ DENrON, rEXAS 76201 NEMORAIMM Uate; November 23, 1987 T0; Land Use Planning Committee From Harry N, PersaUd, Urban Planner i Subjoct; Status Report; Denton Development Plan ' j E Since our last status report of October 20, 1 aui writing agrain to II lot you know where wo are at this time, Over the past month the i team captains held throe working sessions which concentrated on the page by page review of editing changes. So far there has been no substantive changes to the (Septombor 29) draft which was sent to I you, The team captains may take another three or four sessions to complete the editing review, The next meeting is scheduled for December 31 19B7, when the review Is completed, accordini; to the procedures outlined at the September 29 meeting, we will send you a final copy With all editing changes, You will have approximately two weeks to review and see if there is any need for the full com• mitteo to review further. If not, the draft will then be presented to a joint session of City Council, Planning and Zoning commission and Public Utilities Board, You will be notified and encouraged to attend this joint meeting, In thc• meantime, If you have any questions or If you would like to attend 'any of the toam captains' review sessions, please call me at 566w83S0, We will need to know aheadd of time if you plan to attend to ensure that enough seats are provided In the meeting room. If you have further items to bring to tno attention of the team captains, it is helpful. to put them in writing as the team captains are reviewing 1 each chapter according to a set agenda, N w~ f{`arry e sag t ab 4 i i +i ~r {Fps`{C1Ty of DENTON DENTON, TEXAS 70204 NiLWRANhUM Uate : Noveu,ber 14, 1987 'r o'. Land Use Planning Committee Team Laptains j From: Harry N, Persaud, Urban Planner Subject, Review of working Draft: 1ent.ou Development Plan i f T am wri ting to confirm our meotlni; on 'rhursduy, December 35 1967, 1 at ll:3U a,m, in the Civil Defense Room at City Hull, At this meet- ing we will. review the balanced Growth and Compact Growth policies, with respect to the balanced Growth policy, you will recall the discussions we had with the Utilities Department btaff and Lund Use Planning Cumiaittee members Roland Laney and Kenneth Frady (repre- senting the Public Utilities board) on October 16, 1967, At that I meeting, it was agreed that we will add some new wording to ciatify the 1nt3nt of the balanced Growth policy, Tire enclosed draft at- ! tempts, to incorporate the now wording (as marked) into the original draft which was approved by the Committee at tho Soptembor 29 meeting. 7'he suggested edlting and now wording changes are summarized as follows: 1, Page 45 - Paragraph 1, new wor>ling 2. Page 46 - Paragraphs 2 and 3, now wording. 3, Page 47A - New wording. 4. Pages 4713, 47C, 471 - All now wording, 5. Page 46 - Editing changes. ; b. Page 49 - Editing changes, 7. Page 50 Delete Section (C) Exemptions. Add parugraj>h clarifying policy intent, Specific example may conflict with the Subddivision and Lana Development Rogulations. I If you have any questions please call me at S60°6350. i JJ arry rsau i { ab Enclosure ft„1 r, CLARiHGANUN RL-IYRI'I,L DISCUSSION DRAFT N1 I_'or Review - December ' 19b1 G. Balanced Growth 1 , Purpose and Intent Under current policies the financing of utility services, roads and other public { facilities tend to follow real or perceived I growth instead of responding to planned growth, 'I he hand use Committee irecognizos that this policy coat ibutes to continued growth towards the southeast, lhi3 could ultimately result in Lennon being part of the N northern ub(I rbs of 1)aiIas, I he Committed 1 felt strongly the current trend policy should 1 be changed to u policy that promotes balanced growth, 1hor.efore, the balanced growth policy of this plan is: f "when public funds or offorts are expended Lhoy are to be directed tows rds supporting planned growth. Planned growth 1s defined as p,rowth that responds to the development poIIcios and land use pattern in th7s documon t I 'the intent of this policy is to promote an i equitable distribution of development I throughout tite City. the promotion of f)nlaoced growth Includes all public. support I I'or development) both monetary and non- unetary, Specifically) with rospoct to 1 45 public funds, this poIIcy encompasses the cot.aI amount of development funds from all sources, which is budgeted, bonded and expended. Equitable dIstrIbutlo n of devel- opment in all the planning areas should be interpreted as equal support for development and not dollar for dollar expenditures. As some planning areas deV elop to capacity, then emphasIs should be given to budgeting for ma Intenance, Jhe five planning areas are defined in the map on page f Tne ma jar determinates of where growth locates are as follows: I a. Utility facility ~ f I b, Roads c. Nubiic Community Facilities d. Social Political hactors - It is n o t o d that this Includes a wido range of activities from personal attitudes to Chamber of commerce type activities, L economic development, special promotions j of development In a specific area, etc, It is recognized that in order to promote planned growth, it may be necessary in some casos to divert public funding for utilities, roads and other infrastructure to lead devel- I opment in the slow growth areas such as the j northwest. However, the intent of the j balanced growth policy is that such activity be only part of a total program. (herefore, the following guidelines are provided to clarify this total program intent: i - 46 n„ef to I.i Implementation should be a coordinated program that incIUdos all of the above growth determinates, 'Phis suggests that implementation of the Eour growth d0torM111ate9 should not be Indopendentiy or arbitrarily applied, far exam le 1 p , just eppiying It only in utIIItIes , without consideration of the w~ other three, would not be following the k intent of this policy, I r In summary, the hand use planning Committee f agreed that the cl ty should ''date to try" t balanced growth concept and that emphasis should be given to creative implementation I techniques bused on what can be done as ' opposed to what cannot be done, ( 2, Implementation lixamples I 1110 following examples are given to further clarify the intent of the ualanced grows policy, '1110 11st or examplos is not aonh clusIv0 and Implementation should not be IimiLed to the examples given, in 30010 IUa circumstances, a particular example may not be applicable, limphasls should be given to I work out creative linpl0mentation techniques f to achieve the intent of the policy based on i what is practical under Spec, ific 1:ircumstances, s I a, Roads and Utilities Implomen to tIOil Alternatives 97A t y) ~l l) Bon lftng capacity should be reserved s' as to promote valanced growth in all the planning areas, l) if any one planning area utilizes snore than its planned ;..hare of public tends Iii the ftit tit o, then emphasis ihould be given to the other areas where development is lagging. j € 3) Revenue bonds incremental financing f may be used to install water and E sewer lines ill accordance with the city mASter unlit Y plan at the time when a project is proposed. In this case, the actual cost of the I. acilit10s is gonerate(l through j i revonue bonds and all transfer and service charges aro paid by the developer. `l) Another alternative is to set up resorve coil tln g one Y Funds for each planning area. 5) 4110 city could actually install major I' roads and trunk lines for water and sewer in all areas of the city according to its plan. this policy can be used to stimulate development to achleve city wide balanced growth. Thin + pol.lry could also be used selectively; i,e., the airr.,,rt j + area and/or northwest Denton. i b. Social-Political Program lixamplos Y~ The social-politleal roles which Iv Influence the location of growth within ; (I the city include the activities of the State bepartment of Highways and Public ' " 47g " fi f Transportation) the school dlstt•Ict, the chamber of Cc mrnerce> the County and the City Council, The following are only examples of alternative strategies which (nay be used to implom(int the balanced growth policy; 1) The Planning and Zoning ConrurissIoil and tho City CounCll io<(y promoto spatial bal nce in land rise developments through the zoning and I subdivision process, l) '!'ho school district and the Chamber j of Commerce may promote devolopmenC h at the city- wide level so as to realize an equitable distribution of development in all areas of the city, S) Noighborhood associations and citizen E } groups may serve to shape the pollti- t cal Influences by increasing public awareness and support for public fac IIItIes and growth In certain i areas, 4 bconomic development sCaFl' .may.. promote growth in certal11 areas such as the northwest, kelated Policies Ir + Atre balanced growth policy is one of the f major' policies of the Denton Development ' lane 1ho policy sets up a framework for encouraging an equitable distribution of development in all five planning areas of the City, This policy Is intended hor all public infra:Atl~uctures) both fiscal as well as non-fi9cal activities such as city-wide community involvement programs, p II 47c . ,~u kr#7 The follow, ng are some of the related policies of this docura9nt which are dependent on the successful tRIP lementatfoil of the balanced growth concept. a. Cnmpact growth policies that are intended to reduce public cost by fully utilizing public infrastructure as planned, (See (r section . E b- economic development policies particL,lar- lY the goal of providing a self sustain- IV ing economic base. (See section c. Housing policies such as encouraging diversified housing In all areas of the city. f d. 'transportation policies that nre intended' to reduce traffic con estlo f? n by encour- aging a land use pattern that more efficiently utilizes the facilities. ! ~ i I e. The goal for a major urban center In tile northwest and the original downtown are dependent on achieving balanced growth, E. Achievement of the intensity policies requires a balanced growth land use ! pattern. f ! 47D i= cr, The city could actually install major road and trunk litres for water and sewer in al areas of the city according to its plan, Thia policy can be used to stimulat development so as to achieve city wick, balanced growth. Phis policy could also be used selectively, i.e,, the airport ar'a and/or northwest Denton. , ti. Co_4m~a,ct Growth ; j ~ ; ~,,SZp1~r ~irr--ga a a1 developments e € UCck- ri.~ Ylk,t- e than half a mile away "rom existing roads, ;pater and sewer mains tend to incur higher public costs, E !E The overall policy of the Denton Development Flan therefore is to encourage p1~ys qcal tt development within a half. mile lim.ieA OEthe ~ 9 Loop 268. ire-Irnl~ mile r The following Hpecific policies have been designed to give an incenr,ive to developers for development wkc~r---unaArrak n within the half mile limit'. Roads 1 j QJ Within the half mile limit, the a developer will not be required to pay , 0326k » 48 - 1 4~h-e_._caa" for off-site roads. The 11 road is to be left i rs ;z .ate until -ft-717P developed by the City or adjacent land owners. b) outside the half mile limit the developer will. be requirs tt p y the actual coatfor~cowrid ~ providing or rev n off-site roads to nerve the capacity generated by the development) _in__ ` a c c 0 r i ) -4l'o. a fhe developer may be further required to post i appropriate signs to be determined by the City on roads which are not scheduled for construction or f F I improvement in ten to twenty years. Utilities i Q1.) The City will provide basic trtynk lines for water and sewer r_o serve all areas of the City as determined by the City Utility Master Man, LI The developer. shall pay the actual cost of extending water and sewer lines from existing trunk lines to serve their development; in accordance with the City's Utility Master Plan. , For areas within the half mile limit, t the City will participate in oversize i costs depending on the availability j s 0326k 4ry i I t ~ yu fl VjAA,y of funds, The developer I also GA-,-benefit*' from pro rata reimbursement for off-site lines as---and when developmene8r-ice zrr; For areas outside the half mile limit the developer pays_F,g l costs initially but is reimbursed, both the oversize costs and_pxo__rata_on oFf site lines ~ as and--when.-.__.. devel_oL~Rg.tL t wtie-9n, The ypayment of )veesizo costs shall w depend on the availability of funds, 2,iL "'r14-k ! Exemptions , ,It e E o SWi" 1 to be 7I N`~~'/.w/1 exe ed but may,,l6eassessed and required. I p to pay o rata costs a t}tine_-ie-tom,. Single Family w In lot size l acre or less - a maximum f4t3 u its or 3 f G dCCeS. Single family with lot siz l acre and over - a maximum of 25 units. 3) Single family with lot size 2 acres W/V !~r^ and over - no limit, i i ...E i 0326k, 50 F / 1 I_` 1. Rick Svehl,x Deputy City Manager MY of VXNraN vaNrDN, roxAs 784ai 1111110 iiElN111111 T AT1l: September 9, 1987 T0: Land Uso Planning Committee PROM: Harry N, Persaud, Urban Planner I SUBJECT: k(3view of tho Draft Denton Development Plan Since our last meeting of June 29, 1,987, staff has put together a second working draft of the Denton Dove;lopmont Plan, This draf'~ i was reviewed by tho team coordinators of working sessions held on E ; August 25 and September 1, 1987, We are in the process of t'lnal- iz1ng ti,is draft ror clroulat.lon to the kind Use; Planning Committee r"or finat ruview. 11100se mark your calendar;; tctntatively for n meeting of 1:110 Land Uso Planning Committee oil 501'tombor 29 [it 0100 P.M' IYe w i_11 be sending you the cirttE't one week b0l'orc-tho 11100t h)g. It' yoca have fitly problom with this date or 1111v0 filly (100Sti0119, p1e115c call. n1e j (it 566.8350, 'I a x ry~er g aud`~TJ.~W oc k 1 I 4 l E Jeff Meyer Pxocutive Director for Planning & Development city Of DFNTON 1215 E, McKinney / Denton, rfiXeS 76201 dt2i++lQRANDUM DATE: July 6, 1987 l4, Lanni Use Planning Coumittee FROM: Harry N. Persaud, Urban Planner i SUBJECT; STATUS R1' PORT: I)ENT'U,V DEVELOPMENT PLAN I~ II Since I tat t °frthesUentonUUeveportof January 21, 1987, a working zt.#. ed to members of the ,Lanpd U sj, pl waa.. cO Noted and circa. tho executive staff of ' Manning commif,to-e, (LUP tile first draft at its Marchizy(laelting hAPC s"carte<I to revfewnd ' at its 1F'st meeting on June zg nd completed the review Over the four month Over th to the first draft page period the toP&g ee reviewed and made by attached summary of tite major isses%policiosa ]'lease seo the been tentatively decided to date; Staff is cur rentl reviewed b Y working on a second draft which will be then returnaa to the Lanct Use Piann.ingtCammittmaeoforlnflnrl ator review, be cq~npletod by the end i+epefully this will be presented to the PlanninguandcionIng CommissiontandlCity Council by t1;e end of September, y It you have any questions, please call me at 566 8350, Vr LI- y N P0rsaud as Attachment ~ 1J09a I I I , f 4 a nr-re. F -41 VYIA t5 i plPPdriv~ Summary of Major Issues and Policies I. Title of Document 0 The Committee felt that the policies were more than guidelines and agreed that the final document should be entitled "DENTON DEVELOPMENT' PLAN; Policies for Growth." j~ 2, Compact Growth ~ o Draft policies will provide incentivesto encourage k development within the half mile limit of Loop 288, { ' The half mile limit is defined by a line generally half a mile outside Loop 288, I I 5. Balanced Growth o The draft policy promotes an equitable distribution of development in all areas of the City as opposed to current trends which simply respond to growth. I o The heart of this new balanced growth policy is the new definition of need for public works projects, This new definition for determining needs to CIP is to be based an a twenty year program of planned growth. 4, economic Development o Draft policies will provide incentives to encourage basic economic activttles to locate in the City, and for existing establishments to expand, S, Transportation o A long ratigo thoroughfare plan showing freeways, primary and secondary major arterlals has been agreed upon. W1 o Draft policies to give a high priority to a local mass transit system and to lay the foundation for an intercity system over the long term, + o Require _a plan for pedestrian and bicycle modes of transport. This plan will include sidewalks on both i sides of most streets. f ~14,W VY tai Summary of Major Issues and Policies Page 2 r,. 6. Housing o brcift policies to encourage diversity in housing aril to protect single family neighborhoods, o Limit the size of concentration and separation of high density housing as follows; Direct access to freeway - 200 units Direct access to major arterial - 150 units Direct access to collector street 100 units Multi-family concentrations are to he located at least 1/2 mile away from the nearest ( multi-family concentration, 7. Parks and Recreation o Establishes draft guidelines for a Parks and Recreation master plant o kequire standards for the pi .4 Lon of park land in all -ovi types of developmentst o Emphasizes pedestrian access to neighborhood parks. o Require a plan for sidewalks and biking and jogging trnllsd r E. Urban Design o Draft policies to encourage and promote landscaping and tree preservation. s. Intensity Standards o Draft policies to lucroase the Intensity s for moderate activity centers from 250 to S50 trips per day per acre (t/d/ac), o braft policies to reduce the intensity standards for r 1 low intensity areas from 75 to 60 t/d/sic., o Provides for a range in the size of neighborhood centers and multi- tamily concentration based on access to a spocif Lc type of thoroughfare, o Provides incentives to promote diversified land uses and community services in moderate act7.vity centers, G I { s I i i t"N kY" Summary of Major Issues and Policies Page 3 10. Specific Area Policies o Draft guidelines for designating specific areas. o Speciflcpol Iles to accelerate the development of the Munic,tpal O rport area as part of an industrial/ employment base.- In this plan the Committee desig- nated the extension of Masch Branch Road to connect U.S. Highway 380 with the 1-35 W as the highest priority road in the City, I f f r 1~~1 I I u 190ya/4 {