HomeMy WebLinkAbout07-19-1997
City council
Agenda Packet ;y
July 19, 1997 1
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Agenda No.
Aganda loam _
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AGENDA
CITY OF DENTON CITY COUNCIL
July 19, 1997
Work Session of the City of Denton City Council on Saturday, July 19, 1997 at 9:00 a, m. in
the Central Jury Room of the Denton Municipal Complex, 601 E. Hickory, Denton, Texas at
which the following items will be considered:
NOTE: A Work Session is used to explore matters of interest to one m more City Council
Members or the City Manager for the purpose of giving staff direction irto whether or not such
matters should be placed on a future regular or special meeting of the Council for citizen input,
City Council deliberation and formal City action. At a work session, the City Council generally
receives informal and preliminary reports and information from City staff, officials, members
of City committees, and the individual or organization proposing council action, if invited by
City Council or City Manager to participate in the session. Participation by individuals and
members of organizations invited to speak ceases when the Mayor announces the session is being
closed to public input. Although Work Sessions are public meetings, and citizens have a legal
right to attend, they are not public hearings, so citizens are not allowed to participate in the
session unless invited to do so by the Mayor. Any citizen may supply to the City Council, prior
to the beginning of the session, a written report regarding the citizen's opinion qn the matter
being explored. Should the Council direct the matter be placed on a regular meeting agenda,
the staff will generally prepare a final report defining the proposed action, which will be made
available to all citizens prior to the regular meeting-at which citizen input is sought. The
purpose of this procedure is to allow citizens attending the regular meeting the opportunity to
hear the views of their fellow citizens without having to attend two meetings.
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9:00 a.m.
1. Re,_eive a report, hold a ciscussion and give staff direction regarding a review of
planning terms and concepts including: overlay district, scenic corridors,
architectural/aesthetic standards, park dedication, landscaping requirements, tree
preservation, intensity area calculations, development impact fees, public involvement
procedures, consideration of school impacts, transportation impacts, density with quality
(new, urbanism), cumulative impact of drainage variances, public education, and
neighborhood preservation.
• 2. Receive a report, hold a discussion and give staff direction regarding possible
speakers/consultants dealing with planning issues.
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3. Receive a report, hold a discussion and give staff direction regarding a review of a
schedule for future planning work sessions. ~
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CERTIFICATE
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1 certify that the above notice of meeting was posted on the bulletin board at the City Hall of
the City of Denton, Texas, on the day of , 1997 at o'clock
(a.m.) (P. m.}
CITY SECRETARY
NOTE; THE CENTRAL JURY ROOM Of+ THE DENTON MUNICIPAL COMPLEX
IS ACCESSIBLE IN ACCORDANCE WITH THE AMERICANS WITH
DISABILITIES ACT. THE CITY WILL PROVIDE SIGN LANGUAGE
INTERPRETERS FOR THE HEARING IMPAIRED IF REQUESTED AT
LEAST 48 HOURS IN ADVANCE OF THE SCHEDULED MEETING.
PLEASE CALL THE CITY SECRETARY'S OFFICE AT 566-8309 OR USE
TELECOMMUNICATIONS DEVICES FOR THE DEAF (TDD) BY CALLING
1-800-RELAY-TX SO THAT A SIGN LANGUAGE INTERPRETER CAN BE
SCHEDULED THROUGH THE CITY SECRETARY'S OFFICE.
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City of Denton
City Council Work Session
Saturday, July 19, 1997
Central Jury Room, Denton Municipal Complex
Q, nDAM=4.OOPM
page 1 of 2
O "REAKF-AST
1. MORNING-SESSION
PROCESS
1, The City of Denton Plan
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E'Yy = Process, Components & Sequence
_ _-Viclnn - Pelirt e - Plane - A tied
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{ h~ - TOPIC BRIEFINGS
2.-OvErrlay-Districts
i • 3• SsenlG~oiddars
Fx'; 4. Architectural / Aesthetic Standards
5. Par Dedication
•--6A-andse-apin"equlrements-
6 ai,' _ • 7. Tree Preservation _
8. Intensity Area Calculations
~~:~evetap~entim~a~rFees---
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• 10-puhlir Tnvelvpmpnt Prorprlurp-d;
• 4D • 11. Consideration of School Impacts
0 • 12. Transportation Impacts
--•-13: -Density-wit"uelity-fNew-Urbenism-3-
+ 14. Cumulative Impact of Drainage Variances
0 • 15. Public Education
® I6: eN'tg~h-G~rhMd-Pr r a[ n i~ O O
F'
- PLAN REFERENCES
C f 17. The '88 DDP &'97 Draft DDP Comparison
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City of Denton
City Council Mork Session
Saturday, July 19, 1997 Central Jury Room
9:OOAM - 4:OOPM
n}w. Page 2 of 2
LUNCH
_ II. AFTERNOON SESSION
- COUNCIL DISCUSSION/STAFF INSTRUCTIONS
• Issues that Merit Further Attention
i, - espometo MorM rig 13IIefinus
- Additional Items for Consideration
• Fiscal Impacts
i R S • Regulatory & Procedural Orientation
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+ Environmental Impacts: Pond Sedimentation
ays-
^{r" + OTHER ITEMS REQUESTED BY CITY COUNCIL i
PREPARATION-FOR FUTURE-WORK-SC-SSIGN&-
.Ir Conceptual Presentations (with P&Z?)
^:,t Examples of Practical Applications (with P&Z?)
rogress oN Dent s an
How should efficient and productive progress begin?
' - Should a structured plan process be selected?
It revlsFon-oFthetJreft-97-DDPtite-pre4errecHspprosch?---
- Should timetables for completion be set?
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~-zSCH E DU LINCs-CONSI DERATIONS-
49 • • All work sessions are open meetings to the public
• Work sessions should be single purpose (not on r
Tuesday s-or-Q &Z--Wednesdays
- POSSIBLE DATES:
- July: 30th(Wed), 31st(Thurs)
40 tt - Aug! fiith(SBIed), 7thl'Thar Oth Sat) [tct Wkll
• F, 1' - 141h(Thurs), 16th(Sat) [2nd wk] O 0
0ttgWed3-21sg l hurS), 3rd(
28th (Thurs), 30th(Sat) [4th Wk]
ADJOURN
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Contents
.TAB TOPIC
1. Process
2. Overlay Districts
3. Scenic Corridors
4. Arch itectu ra Me sth etic Standards
5. Park Dedication
6. Landscaping Requirements
7. Tree Preservation
l 8. Intensity Area Calculations
9. Development Impact Fees
10. Public Involvement Procedures
11. Consideration of School Impacts
12. Transportation Impacts
13. Density with Quality (New Urbanism)
• 14. Cumulative Impact of Drainage Variances
15. Public Education ,
16. Neighborhood preservation
• 17. The '88 DDP &'97 Draft DDP Comparison
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THE CITY OF DENTON PLAN
The City of Denton is a unique community, interested in preserving its own identity, and careful to
balance quality of life considerations in the face of developmental growth pressures. The
development of a growth management strategy Is an important community objective, but
competing interests seem to be unable to reach some semblance of mutual agreement. A new
approach could be considered, seeking to use the strengths of past planning efforts
advantageously. The relationships between different planning-related elements may need to be
sequentially organized and clearly defined, and furthermore, a higher degree of precision in
describing how Denton will grow may be needed to ensure fair and consistent treatment of all city
shareholders.
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PLANNING PROCESS [X IS TINO DATA }
A basic sequence of planning activities is c..ar.,hk lnro mxlo~I
R4w.rc4 A44il4elfl~.+.4^3 M
suggested in the flowchart shown at the left. Ed.md lnSU.nc:4,~,
An organizational framework is critical to the
development of a community plan. OR£CASTe
PROCESS must o hand in hand with Dom o0r.PnIC41 i
g Lend U44 Deming !q rri
SUBSTANCE. Although the Denton rilmllmP.c
Development Plan (DDP) is considered !ne
City's plan, it is in reality a policy document, CoM M UNITYVI31ON,
Miufon 51410m TnyIThe DDP should be considered as a part of O.n Ir 0.414 l F"
a larger process, a gradual refinement from Boe;.nlw.l „
a broad vision to several narrowly defined
implementation actions Each step is POLICY STAT[M[NT.S IR
P O.nlcn DevalWiTtIt PliA
important, depends on the quality of its or.. h Min K4m411 .
predecessor, aria is manageable as an P ncp.4 IN y1?
independent task, This gradual refinement
process also enhances public participation c trine. nv ~.l WE o DOP
opportunities and cultivates community ImplemeMatlcn Staelepy
consensus for the plan. The level of Prior&es I Schedules
financial impact and commitment increases SMALL AREA PLANS
with every step, and the gradual Narrow Scope or Inter.,,
development of a bread base of support is Area • Specific IOUes
crucial to successful plan implementation.
IMPLEMENTATION 7y),
.TOOL!} 1 ,
Three improvements in Demon's planning PIin EP.avnloyi,+
process should oe considered. First, the
• actual steps In the process should be JZONING ORDINANCE
formally recognized and defined. This would ANNEXATION PUN LATIoNS
allow tasks to be organized properly, allow NFPASTRUOTUR£ MASTER PLANS
CAPITAL IMPROVEMENTS PROGRAM
complex issues to be addressed at a BUDGETS/BONDS f IMPACT FEES
consistent and manageable level, and would PUBLIC FACILITIES PLANS
VOLUNTARYIINCENTrVE PROGRAMS
recognize that Denton's 'Plan' contains
several phases that are progressively tiered
• as the plarl's scope narrows Second, the linkages between steps In the process should be ( ID
formally recognized. For example, Existing Data and Forecasts should be acknowledged as the
context within which the Community Vision Is formulated, and In turn, the Community Vision
should be the starting point for Policy Statement work. This relationship does not appear to be as
well pronounced as it could be at the present time. Third, two additional steps in the process
should be considered, the Comprehenslva Plan and Small Area Plans. These plans provide
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opportunities for further clarification of policy statements, particularly when geographic
applications may differ from area to area. Issues raised during recent DDP public meetings
indicate that interpretative flexibility to a cause of concern to both developers and neighborhood
residents, and may be a significant obstacle to reaching plan consens s. Developers typically
want to avoid project ambiguity or inconsistent application of a community's development 'rules'
contained in the plan. When policy statements leave room for broad interpretation, investment
risks become greater due to the uncertainty involved when facing discretionary decisions made
by city councils. The ideal situation for a private developer is to identify all project costs at an
early stage and make a decision on project feasibility before significant investments are made.
The ability to conduct a thorough evaluation of a project is, therefore, greatly enhanced when a
plan is clear and specific, At the same time, neighborhood residents worry that plans that can be
broadly interpreted will contain 'loopholes' that developers can exploit. The perception that
private developers are better prepared to handle the technical aspects of a project causes
concern that neighborhoods are constantly operating at a competitive disadvantage. Without the
intermediate step of refining policy statements into a more detailed citywide plan or smaller area
plans, the DDP is hotly debated and efficient Implementation is hindered. Consensus might be
possible if more detail is provided.
Plans referenced in this di cussion paper are not limited to policy clarification. To avoid
becoming 'shelf documents', Denton's plan needs to be equipped with an implementation
strategy. In recognition of the importance of linkages, the plan should contain project priorities,
schedules for completion, and implementation responsibilities, A well-prepared implementation
strategy allows projects to be properly coordinated, and permits efficient use of limited city
resources. Many city councils consider the implementation strategy to be a flexible work
program, describing progress expectations of administrative staff. The comprehensive plan
integrates policy objectives with the practical considerations of master plans for municipal water,
sanitary sewer, slormwater, thoroughfares, parks, public facilities, or other services, A final point
needs to be considered - the addition of more specific plans requires more effort and resources.
THE DENTON PLAN d THE DEVELOPMENT PROCESS
The components of the plan must also be viewed within the context of the Interplay between
public objectives and private investment and development. The process of private development
is subject to a type of "Funneling" sequence. Starting at the lop of the graphic provided on the
next page, the VISION can be thought of as all-encompassing, broad in scope, extending beyond
even the city's own boundaries. It is an expression of community sentiment, designed for
flexibility and impossible to enforce, The VISION does not prescribe implementation to any
significant degree, proposing possibly only to stimulate other planning-related activities. By the
time the process reaches its conclusion, the scope of the process narrows to individual sites and
structures within rigidly derned, legally established property ownership rights. Several highly
coordinated Implementation actions must be accomplished before a CERTIFICATE OF
OCCUPANCY is issued, and the level of site Investment Intensifies as project completion Is
approached,
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Two concepts mentioned previously as factors that contribute to misunderstandings between
developers and neighborhood residents are illustrated by the graphic Residents are normally
asked to participate in the development of items shown at the top of the process, when
consensus is needed among a population group. As the process narrows, however, collective
interests begin to give way to individual rights. Public consensus for pray' objectives also gives
way io "black-and-white" regulatory compliance, It Is easy to understand why citizen groups
• develop mi,lrust because of the 'insider' status enjoyed by developers, and conversely, the claim
that residents frequently misunderstand the complexities of development is equally O •
understandable All of the steps are critical to growth, and need to be coordinated and clear if
individual projects are to be considered an expression of community vision.
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L GRAPHIC; THE PUBLIC PLANS THE DEVELOPMENT PROCESS
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July 19, 1997
Uy Council Work Session
Discus ,ion Document
prepared by Planning & Development Department
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OVERLAY DISTRiGTS
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DEFINITIONIOBJECTIVE:
Overlay districts provide an opportunity for a City to add regulations to address needs or the appearance of
a specific area of the community. Recently, overlay districts have been discussed in relationship to
corridor planning and enhancement. In these districts, the base zoning remains the same with additional
regulations imposed for the area. For example: Oak and Hickory Street between Welch and Denton
includes Single-family 7 and Multi-family 1 zoned property, and the area is also part of a Historic District
that includes additional regulations to preserve the historic nature of the area.
An overlay district would be a tool to implement specific policies such as corridor development.
CURRENT STATUS:
The Vision for the 21st Century Live Team has recommended several options to improve the entrance
ways including developing corridor plans. The Denton Development Plan includes policies on entrance
ways in the Specific Area Policies section on page 88 and 89. In addition the Urban Design section,
pages 6971, also provides policies related "to the image and character of the built environment." The
Urban Forest Management Plan adopted by the City Council in 1997 defines methods to plant trees and
preserve trees to improve to our corridors. The Landscape and Tree Preservation Ordinance provides for
landscaping of new non•residcatial uses and encourages Iree preservation.
Other overlay districts exist in the City. The Airport and surrounding area are included in an overlay
C district. As mentioned above the City has an option to establish an overlay district for historic
preservation. The Sign Ordinance includes a provision to establish special sign districts, but the provision
has never been used.
POTENTIAL APPLICATIONS:
An overlay district may include any of the following: sign control (reference Scenic Corridors); screening,
buffering and landscaping; pedestrian amenities such as benches and sidewalks; architectural standards and
building regulations; and access control. In Austin, several overlay districts have been established
including a Capitol Visibility District and a Hill Country Roadway Corridor. Carrollton has implemented
1 an overlay district in the 1.35E and F rankford area. A Commercial Design Overlay District was
established in Colleyville in 1995 to improve the built environment by requiring a site plan review before
issuing a building permit. The objective in the Colleyville document is "to encourage visual interest in a
building's appearance from the street." Farmers Branch has created the "Old Farmers Branch Special
District." Richardson, Dallas, Plano and Allen participated in the development of the "US 75 Amenity
Planning Guide." I he guidelines are voluntary and the City of Richardson estimates that 20% ofthe US r
75 frontage in the city has developed in accordance with the guidelines.
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ATTACHnI ENTSIARTICLTS
0 Several documents ara available upon request including I e.j'j& g Urban Coors, the "Southlake •
J Corridor Study," the "Architectural Guidelines for the City of Colleyville" and the "US 75 Amenity
Planning Guidelines."
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SCENIC CORRIDOR DESIGNATION/BILLBOARD CONTROL
DESCRIPTION/OBJECTIVE-
On January 1, 1997, there were 113 off premise signs (billboards) on Interstate and federally aided
roads. Of the 113 signs, 39 conformed to our ordinance requirements and 74 did not conform due to
height, size and/or the zoning on the property.
When Denton was hit hard by a stomi on April 22, 1997, 11 nonconforming billboards were severely
damaged. Of these 11 signs, 5 have received permits to repair/rebuild.
The objective, based on past Council direction to staff, is to pursue designation of scenic corridors
along major entranceways in order to encourage limited construction of off-premise signs inside the
city limits and to stimulate the removal of existing off-prernise signs.
CURRENT STATUS:
The City Council, at its meeting of April 22, 1997, directed staff to prepare an ordinance that would
designate Interstate 35E, I.35W, U.S. 380, U.S. 377, U.S. 77, Loop 288, all Farm to Market Roads, and
all primary arterials as scenic corridors. The scenic corridor would extend 1,000 feet from the edge of
the right of way on each side of the road. No off-premise signs (billboards) would be permitted in
scenic corridors.
APPLICATION:
On Jul), 8, 1997, the City of Fort Worth Planning and Zoning Commission unanimously
recommended approval of an ordinance banning construction of future billboards. The Fort '
Worth City Council approved a billboard ban at its meeting of July 15, 1997.
Other cities have also created special controls on land located along roadways designated as
scenic. This prevents someone from constructing new signs outside of the scenic corridor, yet
still within a reasonable distance to be seen.
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Based on information obtained by "Scenic Texas", of the 128 municipalities located in the
• Houston/Galveston area, at least 70% prohibit the new construction of billboards citywide,
Scenic Texas is a nonprofit organization devoted solely to preserving and enhancing the scenic
character of communities.
ATTACHMENT:
• Scenic Texas Newsletter 0 G
Ft. Worth Star Telegram Article dated July 16, 1997
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Fort W_orthStar-Tel[aram
v vyvl.r is lPVy - Trento c.ann. rasa. +^Ahrn Tw Aetlbpl,i y0 ca+na
R'EJES DA
Fort Worth
bans billboard.
construction
Br Kxurn H. Sltuve rr ®4
w"fiar~ Wn"~
FORT 'A ORTH - The City Tar C+~Y Colonel statical M ,p
Council banned new billboard It f Tar abed Ntaw now
cdutrucien yesterday in amove Nsebrepakdomaped stgnh
that aupporan hailed u a been -prate dra,mehnc•a
b Fort R'anj1 quiliry of]. re and f NelpnbaMwd nytunu
critics condemned at an unfair h•o~~~~~i,
burden on butixsses. poaN mm•n [rukla•daN
Thc 63 vale upped tn.xe than ~Wr and pw7va v,
till yea,. of debt.. led by -
Councilwoman Bnky Hokin on vded a ainsl Case ban, vying that
how t red r um6u of else woutdd mare lire sus carli
signs that the e called "pollulicn- a SJm~ !W tem1:'o ve a<b
on`l sha ke pmbahly mkcn more dlnw bitVd rn n At
puncher on dins lusts than on my take down rout signs In a scenic
thing atse; Hoskin Ii adding iimbuiidanewsigolitL11d-
th n the billboard de Tale Senerat• Iv vex
ad thre a4 of "'o" ib "i"a" the But It was char steal IFe Lan
city, 0, to in at ciry for free oign would pus when frWman Cum
ore and Ii itoy `by Mfe who tilman le if Wentworth a refined
dm' t svrn lrve in our city. banker and Fora Worth .lumber I
'Ito son a pennnal I out. D's a of Carryal r Chun! rrrun, lard ril
cl of lift luue,` she said. denti quoliry or lire oitual
Councilmen Eugene McCray, swayed hint
Clyde Plchi tad Chuck Sitcot (Mon on BtLUOARW on Pi 131
11e1, public again direanr for ola7ts the number of tobacco or in she city and do Ii space to
Billboards Flier Media, which owns about alcohol prodocu s6eniied on promo yon programs,' Mori[
400 of or 900 bdibovds in Fort eurdoa sides. dell Scold,, =oven. solid `Aund I don't feet that you're
F.,, Pav I w= 'The oa7)) thing that role and rommuniry attain man. trading ms on my Indmtry as a
would suite the billnoards to yer for billboard owner 351 prod cuiun.`
come dawn is tautu%phic darn. Media of Dallu, said the Ivgra Sm vs Cnendet, an Attinppon
"I think one or the thinga thai it m the bond, such n In high users of outdoor a6eirtsing us lostsinusmm who owns 30 b'J
sells Fort Worth h rtes quality or winds w4ena hurls.. rolled buineun, ouch boards In FM bWorth. e owns old 0 rilr-the bar
Vty Wentworth said. ii NeighborirtDreunoi u tnvel destinations Ni .
on now cMlrarv n Is an aafsin
bur mews cwsida MIxii 1, to however raid the loses on new FmurR <iled e:amplra of suns Ilth boor change In negotlui ono
s emomuy d.ey think, 'T+t it eomvuaion will sineelually aS ertising Stockyards tuna. to or how tortdwa do number of
unit quJiry 91 dtifd" reduce the number of uil lions, Teas Yi Spa edwny signs in the dry.
N'entwuMl cc;nol prtdeces )udy Harm so, president of and the Fort Worth Zoo. She
sot, Bill Rlcadaws, cured off a Scenic Foes North said Houston trgd,uiacd that billboud comps -'IY dugs Inluay V Banned std
Y the city. Other
b'lliroud ban In spring 1994, has lost about 131 billbovds a run also dun•te sFaCS to rtmpror. asked to lea,
b7u3uws and s council myerity liyeu since NenMed aLan on Co. It chatio le arg anuatiotu. hwdvstrin Min to a auto boll
T Di1lh std mmtnction In 1780, SucL Bee publicity ao a key theY m_i ht be the nest one.
the. favored a an that would ~
Co. bil'b-i companies m b,. iId San Mionio lout about 30 bill. to helping raise awareness or stet bwara rvrnder raid.
new Signs if they nmov e6 til btli a Yoko through collator AIDS ouerach Crater in It, early But Councilwoman Cathy Hies
from designated scenic corridors, lrttitioo, Harmon aid, el4ng da)s, sold Thomas Bruton, she said the ciry Is"Pn iG tog all
such as the h-s rdc Sixkyudt re Infmmaoion dust ddu prodder agel cxI ive director. He billbouds, but merely IniiI.
the museum and Culticd[hunts Beiii eelghtvsbocd leader said billbrard reSulitioal an nor new construction.
Yuetutay's vase bust tow bill. Rtarha Newn,m a slot preddml th the 'Wp IS, 20 or 30 pressing
boards anywhere to the oily, but of the Fort Worth League of needs in Fon Vk'enh"
atlaws eomfa toes to repast dam Nvghborhaod &Co iati.... raid "Poe an she mks that ut being
abed 819" If stet rrpain Coll no billboards hick "that city's urban ahrowta then are rose examples I
more than 60 pill of tht dgn's lard natural harry" std adt"Cac cr "nanduus community service I
it lace meal Cost The mdimnce .products haraful la the health shat hint been donned by the
tI alfowa routine maintenance on std wcNn of our community` bilRCvel
indwtry."herald.
J legal, such u painting or "Plot. Wade Fvraa, a Williaa I"It Fort Wont resident Cal Rfa•
Lot; paws. Middle School seven lh grader. Cis, who ewa seven! Lillbouds,
Sign Industry septesentiivs sold LillFoards"make the city said the rotuaueuan Lao will honest
old the trgvivioos will force lock wii man business owners like ber the
"if Mapanis m become defers- If was driving round linter. most Morrie rod trot the ten sot
olve to mdnil i•p exlstinl ev with my more. and Iceanted accepted aliba<ee sdve.oteral
oig>_u l kvbseco and alcobol-telsud for 01 yeah and put oily Car or
'H we st e+ kok them down, billt, Ltd, on Rust euln streeu," bus ilgry d`'ert+Fes ha
:9 could ce:v r piap them So hesad. , -1 a^d my bwlneu have been
we b+9 m do CIO 'hint pomd'le Bi. hoard Indlartry sdvoul good CIC,zens of Fort %,or* My
to keep ahem p.& 11th Aane7d aid ru•.R Critklun Srotsly eves. aduetry has supported programs
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ENIC V 1 E~
OUR M I SAON, To p rti t n t m d enhmrr the Seelig character or the whuat a rvironment.
Public Opinion Poll Shows
Overwhelming Support for
Houston's Billboard Ordinances
e : - I In a poll conducted by Telesi"Irs, Inc. In Conjunction with Din
f Sit SuphecKlinebegofRice Unlversity,79%of Houstonunswarrno
maintain or Strengthen Houston's ordinan,e thu was passed In
r Yr S 1092 which requM the removal of in billboards In the city by
'y~- r 1e~111 2013.1n add iteo,41%of msId,, its favor Houston's 1050 ard'since
1'&-V. Nat outlawed the construction of new bill boards In the city and
-T 90% al Hauslonlans want to malnta In or s:rc ngthe n the rtgulauons
t that mqulre the removal of billboard In uen It IN Uicu.
Th eta Endings were part of an Independent random telephone
survey commissloned by See nic HSuit an In anionm to r iron
l xarrd W" IN Sourhwnr fern, ay trial snurx,rt Mb ddaewdo crier q'Jo that have pe ri for ove r a y< at tha t the III aboard Industry%u
rule lie r.. comr euwa Ally br. Iookln g b change the c Iry's sign Ord manse u pa rt of a lawsuit
settlement with the city, 'Clearly, the resulta of this survey prove
what we have always known that Houston lms can about tow their
48 Billboards to be Removed city looks and the con not of slgnagr Is in Important element or Pry
from Westpark May 1st Hoaustontion effort 'nared Sanford Cnnrr, Ie,PeudeM Of Scenic
As VIM of a Settlement agreement to Litigation brought by the Dt'nboaN 'The city Is on at right crack; Said Councllme ri Helen Fury.
boards,
nderstahn heard the il d ul for years; from every quadrant of the city. pectic
Industry against Houston's Mir ropoll US Transit Authortry [METRO). Iii 'I have
48 billboards an scheduled to be removed from at Westpark nllroad iReremnce Letween oM pnm(w little and billboards,
corddor between Kl rby and Wilcrest on or before May I st tl awl for and they don't Eke binEaMe. The city should hold the lint on any
these 48 signs had terminated on December 1, 1996, attempt to weaken our ordinances.'
METRO had purchased the ra ilroad right or way Several years ago for Other findings Show Ihet 65% of Houslonims believe trial. the
the furun con aruclers or a HOY lane [High Ocrupanry Yehlcleslphysical and natural beauty of Houston's roadways has Improved
There aft a total of 168 billboards located on the nomad rIgh; d s ay over at last Live years, wl Us "Wi dsr spmg' being chosen as one of
from Shepherd Errit to Eagle Lake. The majority of the Dlllbeirds an- She two most important Exton mail ng Houton tnrutfve 182,6%).
cc nceni ra,cd from Shepherd D rive to the Harris Criunry Fort band Billboards were shown as the second moss popular choice as a
r County IIne near Missl on Bend subdivision, factor In what Makes Houston unatlncUve i11,11 following
dirtiness 97x).
The re mi ril ng 120 billboards in sided used to be removed to the year Demographic nndinhp shv , that people who are relieved he We
2005, Of Line 46 billboards scheduled to be removed May lit, hall arc art mom likely to raver m.,u,cdng bllibwrds, with Republicans
owned by Eller Media Company' eapxnl ng the most support tar billboard control. As eduuUantl
a tainmert Increases so do athllldn favoriii restrictions on Mnboarda
In addi0n, chow with higher level of education in Ins likely to
D/FWAirport Seeking Legislation agree that reducing The numbet of biliboards will Bu the local
economy. In fact, 61% of Houstonians agree that fewer billboards
to Allow Billboards on Highways will make Huston mom a!tnctlve and will bring mo,t visitors and
businesses to Houston
N an e art to seek 51 $2 million In additional raven un for the opt radon A nest unarimmu 96% of Houslonims think It b personally Imponmt
of UFW Airport, legislation has item filed by Rep. Ken n<th "Merin to make anger improvements in beralnn Lion. 'This poll reflect
of Arlington to aliow binbards to be reacted on an the malor highways a striking degree 0 support for Improving out public spaces,' aid
leading his, the alrport. Khneberg,'and In this Indlylduallstic chy of run ft Is refreshing,
Most airport property is wlthln She best cities of Eulen, Grapevine, and but not surprising, to knew that them malty is an awamness and
Irving and wLostuthtlals have vehemendynl4ectrd m the plan. Though adesln for in'uncorri beautiful Houston'. Far ropydthe
the host vies have Long had sening ardrari in place u, It prohibit full report contact Sank Houston • Qt3) 6294181.
this Sort of aelivity, Senate Bllt 348 passed In 1994, suippwd the host e a a a e
cl ties or torah g power and rind uw su the d ty onr airport property.
Since that time, airport uBlrlalt have been welding permission Irom She 017 ~
o Tau Depart rent of in naportaclon and the Federal Hlghw ay
Ad minisintlon to consirct and team billboards along Te esa 183,
Texas 114, Texas I 11, Texas 360, and Intersmlt 635. I !
When nrat approached. Woe balked at the Idea, questionfng the legality 901 MY10w Saes J r
of such a plan as It applies to at Hip ray Beautification Art which r in
nlpulater that new budboards along highways built with Went fun6 ass r. r.r..r u'rY~" r rM.n „r.•r„r
tp•r can onty be [answered In area zoned commercial or Industrial', or
H H m<eu as state 'a dennition of unzip ed amiss. Suit law prohibits
sn„ur s m
Lase use or zoning IS the airport, and TAMt fears that the comtsurdon
of new binbards on them highways wound be In vlolatem of the Highway
Beaunnotion A0.. and could thereron Jeopardize tnnspofution funding '0a
vrr, r «n..,.
to TeDat Tx Dutfali eked for an attorney general's opinion.
brlmer's bill 185 3026) as currently Bled would amend the texas
f
7n nspor a tl on Code to sit mpt outdoor adve rising located on al rport
property from most state ngautions. Officials it Euleu, Irving, 8 ; ,re,w,~
/ Grapevine have vowtd to Bghl any such legislation. R
Scene Texas is atsn apposed to this egstadc, and will work to&ItA It :(:,S .e: Srm~wew wsw.srr,w,.r Sala.
",......~.r....n `^+'^""r•'•
To find outoutff him you can help, please can Scene Texas ®(71316194481•
=
SJ•W yubtlrned by SCENIC WAS CrMawaly undnwltnn rich apmnr/tum mr lymy rive
11m~ An Ai i ISIScenrr Ameelre, lase.
-n...~,,.,,y, .a. c.% A a4:~ . i4kk ~Yi~f ='~p S'Y(h• •.Yk!Kf~iYLiiYYr~IRICk /iiRic~ay '~+titi
11 -viii
9
s
Charles Kuralt to Highlight Scenic Houston Assisting
Scenic America Conference TxDot in Development of
Charles !lualt,theCBSreporter famous forhis'Onthepaid* Comprehensive Landscape Plan
series 1111 be the kuured keynote speaker at Scenic America's flat
C national training conference to be held May I Id6th In Baltimare, Breaking new ground once again, the Di.trlet 12 office of TADut
Maryland. Is currently In the process ofdeveloping a ComprehemWe Aesthdlc
and landscape Pan chat Inlegract highway safety, maintenance
'O, Say, Can You See.-teadenhip fat a Scenic Century' will cons identlcna and design Agatha tics for roadside tandscapt
bring tole that kuacitizens, low mittens omclalt, pWen, educators, Improve me rs. This pl. would provide a'Road Alap' for madslde
and tnnaportztian elclali to jump start a sank conrervaden landscape development of an major urban corridors. Design guldel'vuua
movement In America. would hi me to reflect the unique regional qualhln of the Houton
Topics to be eovend Inrludr. District and the Imm td-im all Ighborh odds through which the
hlg5 way coril pass. The pit would allow far system iric planes Ing
nmrnnrsnorop-No VDNr,u'aunI' 'tworMmo,eaarr an dprogra mmin gof landscape de velop mentis rojeclsandprovide
cusuFrrM s ro,.edur rodya nwo a basis for the subsequent arlu 1 Lion or wndsups development
Arw aaruraiaMrnee par.; fundr and maintenance resourcesFinally,Itwoutdiarovldean
Cbmr0D.IWg Ind-rr,. ue.a~ a inn orrvr Armven, Imporan t adman lnn:Ive tool ro r commun lcati ng landscape and
Cbwvy,mr An M O.yli,V area s aravq ter Cw OAnu roadside new loping rat priorities to cammu nkez and special In greats.
.stank turmanO art orennwrru o rrranreurr Scenic Houston alts on the advuary board to th is procnl known
ra,aa fwe Ma, Cr Irn•,rna. O.W W Ars<ecr Cbxnaq Arr,vrar as flit 'Green Ribbon Commi tree' IGRCI and c hated by Rep.
Camel Colemial D). The CRCk oio Is to serve in an advisory
opacity to 74oq elected and appointed orricfak, communlry,
readers and the general public during the development of the Plan.
Houston Scenic Conservation AAerin Initial dAa gathedn{pham, Ta Dot wlllconvact the uMcn m to Forum Takes Shape be aconsulting the end°d mm'er mates pion. Ac°ntncl
should
Scenic Houston his Instituted a new Service for Houston Face Lift r
orguiraltons called th a Hourmn Scenic Conrem7lon forum.
The purpose of the Forum Is to prortdt A miens by whtLh Kenlc Planned for
conserwtion issues can to brought to the auentlnn of Interested
parpes for discuulon. When Apprepsute, panlclpunts wishing to Texas Avenue
do so n n coordinate Ihdr activitin in pis rsuing or Supporting them
Issues. In 0114onlran with the
Downtown Management
The nnga or Kanto con:ervedon issues which haw ncelvtd District, Tea for Houston
consideration In Houston In recent years Include the fallowing and the Thettre Dlslrlca, TruueArwrw»s mreoer ~ae
topla: steel van, landscaping, billboard and on premise Sign Searle Houston is working phya.,,* m
9
cocaine, area prem nttian, neighborhood and historic preservatlou, 10 Improve the areetscape
public art, bayou and park preumtlon, Dexibte design standards of Texan Avenue from Bagby to the uncitripas of US $9.
for heewaya and oiler public projects. plans Art m the Works to nwrow N aveeis to above Ion the eaptruton
The forum provide an Opportunity to explain them and other ear the ddewaks on the west Side or Maln Svei t an Tenn Avenue
Issues, and act upon them when necessary, from time to time. to promote additional street tree piantlnp On the east side of Males
Then Is no formal membenhlp requlnment and the favor does Svett where the rightW way k wider, discussions have been held
not Commit participants to any particular view or position with to Construct in esplanade down the middle and change the Bow of
respectm any luue, or attempt to speak on behalf of participants. widely fmm used on to twro wy Ti lean,'Iran c condi"1itions s and to be
parynepants are Invited m engage In dls tcn o!pittendal projects u uredi oriented minx conditions P thereby cream other rea more pednW awns m o orieented
environment.
And. when tpproprlale, choose whether n4 not to 1st roles their
organizations In pro ma dog a particular project. In Addition, theb'okct b propming b highlight the lt6mrk daft are
or Texa Avenue,! ea Avenue was the AN gatrw+Ym Galveston and
The forum holds semi inn ual luncheons to which npnse natives the Ran Wel, located an Term A:enae, Is the first slit of to Rrpubtk'
of Houston criticize tionr and associations having in In rarest In of Tesa) by Imbedding historic melatllone th vu sldewatk heal in new
scenic comervi tlon an Invited. All Housionana Sri Invited to light Batumi n MR n A wraparound Cadan on tht Rtht sNxNra With
contact Scenic Hau Han 0 (712) 629 046I with Information prom" of historic figures Important to Houston's l Svsry.
conceming new or tslatlrg Kenic conmNotion issue. InMol nscuon to the proposal his been very "law and supportlw.
Slangy li Group has been engaged by of Downtown
1ALugt men! District W deign the a nhanceme rats, which also Inclusis
the rouwcuon of a thnratory monument In the middle of Texas
Scenic Byways Program Rejected Avenue as the road ride naturally peaks 1n front ar the Rkt Howl
This magnincena monument could! e a unifying constant to bath
by Texas Transportation eat Ord want deal" of'reaAvenue Auld be awonderfuttribua
to the hutodc nature of Houston's Rat avenue, For mom vskmatian,
Commission goo Scenrc Hnwaen 0 pal y) 629 Oae I.
Ire read ending to what was apromlAn{prugnm for the auto of San Antonio Passes Tree
Texas, the Tea lrmsporution Commission voted to drop preservation Ordinance
• consideration of a scenic byways progrers, no program would haw
allowed cater amities m apply fontsts
scmiq Ruto4ut as failures. reses. dedgrutlon to premm San Antonio's City Council unanimo alr ADDroved that el9"s first
rcce"tionAl
met preservation enough low list year, A dompromke dn
The comufung team TOM had eonmcted with to dtwtop the that down's {e hs t anaugh {r According According to some prow natlon1sts.
Lts ,
program decided that they did nor believe then was enough public Under the terms Or the now ordlnrona at least Way all trees 10
support for the program and re rominended to the Transportation Inches or mom In diamctei would be protected for aingk•fkrorty
Commission lost November not to consider adopting such a program residential development, and 00% oral) treed Inserts at more in
at this tire. Scenic Taas was an Advisory member to the consulting dlanise for mutOUmRy or comme ki ekwiCpmenL Trea
team Along with reprrmnutwes from tht trAwl A tourism Industry remrwtlon credit$ can be amid for the number of eltunater
as well a art le rk! A WJd life Dept. 'xhaofvgapreserved by &A Irl in educed by one one ecessof tot WdAwry
Q Erect though the pnria was developed to be compiewly 100% anJ p~ark!Inchis of may Da e reduced ig parking spas km twry
oa 0
vafunary, Insulting in a proposed program of no merit), property a t. The Ordinance of ten trot hie been rotecb J or 000 be
a sitee. The ordinance prorldn kv carp fPna up to f 1000 be
righa Advocaln from tround the at ate voiced bud oppmilion to the
program, alreld It would ulOmtwh kid m Isnd we regulAOorw that vioktiow and criminal penalties up to 5200.
would Aside property Will Tbose In kvor of the prog-ann wen However, snAnlr eswlronmenwlkts rAlucwn0y supported tit find
Simply Outnumbered it the humorous public hearings And In docament, eating the regulations gave pp strAce to the term
1\ correspondence to TrpoL pnuinel And toward to strengthen Ne ordinance in the"
years. Lack San Antonio was A Artkipant of the N member
Scenic Texas Is Will very much Supportive of an effective Kink Committee that developed the ordinance. The commluco was
byways progrann focTeas and believes that a large M*dZ of Teuns oprnttd by Clry Counc7 In 1993 ak Included dow1opan,
stun Nu Hew. HapeArOy, tNS Wise Stn b revuttsd Y a Luredaw. rte ghborhood ossacudon, And conservationists,
k'l'fY.l•L^sYUJ'.rx'~ a..X+S.y2J~S•1!]Sfi~/YrrS'?JASbiY„!:.~i,r':LL~A':A .:g:: L,L.y',_ '~.p`1v.i. ^V is:Ar►::.mow:.~.,A.~'.:n~11
.,,.,...,,a.~...e~ ~ - t-4-si".10`11e~r1AatRl1~ •
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_ Austin to Finish Billboard
- Inventory This Year
The oat or Ausdn Is moving full steam the ad on Completing she
le inboard inventory for which It was awvded to ISTEA federal grant
with the help of Scenic Austin In 1994 Using new saterthe technology
developed by Lockheed Mart n, teat city is punning to document the
exaa location, size Ind height of every blltboard wish in Ne city and
Its ET) (Exinierriional Jurisdiction]. This information will delermInc
how many billboards may have berm built Illegall V. It is hoped that the
result$ of the survey, which is expected to yield an Inventory of
approximately I DOb lal lboatda, will provide lustlAntion to she dry
this be tier enforcement of Austin's sign code Is needed.
The Automatic "t1on Tracking System (ALTSI wed In this project
'v relays voice command signals to a satellite which automaticalry Inputs
One olnw dvralb MIX fft DuUbo, h on 145. the coordinates of every billboard Into the dry) mapping computer
system IGISI. After all of the data his been assembled, an Indlvld ual
Two Illegal Billboards on 1.45 Can urehu normatlon on a computer sup of slit city (much lite
looking up a web page on the Internet) and horn detailed Information
Ordered Removed by TxDot on a billboard lrke height, type, amd size- complete with photo.
TheALTSuvImoloSy being used for the Auelln Inventory ha widespread
For several Vein, TsDot District 12 fHous!on Galva non artal his spplindome, Far example, a city MUM document rn crihe street tees
been pursuing the removal of Nret lltegai billboards loafed neat boated In Ne puWk nghroEwag or tine number of Ilghl pofn acid
to 115 South In the mirth new Galveston. TxDot had revoked the utility poles.
binbouds permits In that two were determined to hive bete mbunt The lnbrmsL'oIs made available by ALTS and CIS will also allow for
(Ilegdy, and one had not had any Wm nislrg for over 365 conunuous Instant scrutiny from she field. WIN the use of 1 Oplop, an Inspector
drys. AR three err owned by Juln lanve, Jr, the largest bill board eherktry on a Drliboard can snuoedelely review the data on slit and
operi on Galveston Island, determine whether or not It Is In compliance wish local slin lave. For
The condition of the billboards was first brought to the alterlon mom Intorml on Aul billboard Inventory, please contact Scenic
of TxDot by Scenic Garveston, wben II was noticed that Of Austin 01S 12) 4725577 or Mark Ritter with the CIry or Austin 0
billboards had been Illegally rebu eat bnrond the 50%halt star IS 12)4994168.
dnaage fmm a storm In t 997. )Sun uwmpuratr that m wwVlx"
601601r14 maxi 6e "moved (/IAt roil 4r"pe1" a" N t atu 0/50% off
s e c e i a e ' a a
tAe console mewutenl Tx Dot canceled the pe fmlts in 1994 with
Guve Immediately mquesting an admtnlstndve hearing on the
mallet TA Dot requested that the State Omce of Adm 11 Is lntive Though AUnlnh tMOl,omd Inventory 6 sophatlatad In he tan d WchnoloM
Met rings 'SOAHI us hart an ad minl&tralive law Judge a the Case, any cantrunlty can create, good woraing lore story of 14 billboards by
almpty wxummtint Of ImpOnanl bnum Wad btwo
The hearing was held in Have mber of 1995, with a )udgcnenl a0mrtn
rendrrtd In October or 1096, In precedent setting action, the APPAVAI admlraArative taw Judge (AIJ) "led In favor of To Dot and upheld sqn twner W gtnr
the c'anceft5on of she permits for the two billbowds rebuilt Negally. du"tirrann•wldrA, MteR4 l Ae4n41 ndarenArn
C In the Case of the third DH )board not having adve Ruing for vier rave
365 continuous days, she Ali overruled Tx Dot, finding that unpaid lousfe/ke, rouDh/ut, netted,'edo WrAn, Mcarobac{7,
polltlN posters licked to one of the signs poles (which was the a grnerr point DM 6Jpoln Jwoodtn, "up, and mwtrwrbn
easel wlchout the own en con sent connituted adverdsing and .pynpd,v dieetbn NSE 147
there" the evldenet did not support a claim of 305 can dnuous
days wlthoul advertblrag Jet o'rtudASIad6pe dnasdt 0=1ren4 ffwuw Vk%fte ax)
This to she f nt tame, In the history of the agency, that TxDot his • rnch+de pit"
punned she removal of illegal billboards to resolution. Ise eve his An impartial we to remember. Any blllbad baled on a federal ad
the option of appe il[ng the ruling through district court and primary read!"tirtmJ should issue a Pernik toned of deTeaan Deperonmt
appwentty plam to do so. No matter the outcome, TxDot should ofTNsporutrorr fratDoil union your City son been rem6ed by TaDul e
be congnlulaled for axe«uina iha so III empowered to It by permit billboards, when Compiling dip hoe an Inventory be sum a check
law In seeing trial the ruin tae followed and adhered to. wish tb txDoc ftai cel for billsboad tnbri mbn retired n tom ML
Congntulatbns am arm In ode r to Scenic Gaveston for providing is your community b Wemsted In conductIng a Whicad lnvenrorA pk tr
much rte hoed docurril Ion and follow~thraugh. For a complete
copy of the AU order, can Scenic Texas 0 (7111620048 1. can Scenic Texas • (7131, 629.0411 far anhtance.
Baud ApprovesL el
Headlines from Around the State (2125 erS(pt for Drs r7opment
07, Keller Cldten, KeTlfey
Dumas to Ban 8t{ Billboards Council Approves Billboard on MY 67
(1715196, Durres, Afoore co. Nova Preis) /1170107, StarAtporter, Keenef
• Miniver ayCounc7SairsNotir Billboards MayoriWvirSugyestsap'Should force orAbo7trhSiln
(1119196, Alvin SuN CO(rddinance l1/77/9n7, Honda Anvil Herald, Hondol
BlUbouds Draw Barmr1e of Promsu of Council M"rv C1 Makes Rvo Chaves on "Open House"Saris
/10/!3/06, 7kbane Chief OuaruhJ Slats Ordlruncµ BfB6oarttr Head 7bpte at Couarg Meedtt/
council Pat? Sir Ban on Hold (1/15/07, Cahnrston County DalyNrviV
tpr (1116196, pLnesRecad-Nests, Mchlta Falls/
Billboard Crashes Through Bank Roof,, No One Hatt Scenic Houston Part of Randalls
(1/11/07,7heMonitor, AlcAlley "Good Neighbor Program"
ck Biro 8f72oards in ay -
• (1D, (lake Dina) Council
(1111197, Chrortkle, Rockwa lal Remember this number. ALMS. net le the account number ax ~ •
Corn !!trice Hith SQn Rufr Promoted SI Houston as pan the Good Neighbor Program sponsored by
(1/1~/07,Ffederfckstu,gStanderdIRadloPestj AandansFood Martem
Crean Charne17 Buyout o/frler U beled Shrewd Every slime you am Vour Randiar Renerruble Card a penetrometer or
(7117197, San Antonio EapresrNe*V your lout grocery bill gun W Scenic Houston in the form or a
Bfliboards In 0 Paso Crtrlng Second look contribution from Randalls. You simply tall your checker that you
(r/11/97, fl Paso 77mes) want Scenic Houston's number 4165 bated to Tour Annutable Card.
Once linked, every time you ahoy, the Funchal price will be "Lorded
ap'SUn Ordinance Changes Proposed Into Ne organbatlon's aaount Coming money for Sctbk Houston.
(F11 97, Cidand Newel It Is that easylf Every Hilt bet helps, so don't fcrpt • 178)1
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ARCHITECTURAL/ AESTHETIC STANDARDS
C DEFINITION/ OBJECTIVE:
Architecturallaesthetic standards are generally used to promote and encourage a high quality
of physical development in specific areas of the city. Standards may include but not limited
to, building height and setbacks, facades, roofs, construction materials and exterior colors.
Some communities regulate building design elements in an attempt to showcase local
architectural and cultural traditions.
CURRENT STATUS IN DDPNISION:
There are no policies to promote specific architectural/ aesthetic standards in the DDP.
One of the goals of the visions project is to "develop internal gateways that create a positive
message about Denton's government, institutional, employment and commercial centers".
The Fantus report recommended strategies for increasing Denton's overall visibility
including,... "Build on some of the positive Image-enhancing ideas conceived by several
visioning task forces, such as environmental Model City, establishment of a River Trail!
Green belt project, etc.
C POTENTIAL APPLICATIONS:
■ Design Guidelines assist developers In understanding the City's goals and objectives
for a high quality of development in specific areas of the city. An example attached Is
taken from the City of San Bernadino Development Code. City of Plano has adopted
design guidelines for non-residential developments.
■ Overlay Zoning District: Architectural/aesthetic standards maybe included In an 1
overlay district so as to complement the requirements In the Zoning and Subdivision
ordinances. City of Carrollton has adopted a "GWY" Gateway Overlay district along
the 1-35 E with additional requirements for building height, floor area ratio, minimum
brick or stone content of exterior facade, etc.
• ATTACI151ENT:
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Architectural Design Guidelines for Commercial developments, City of San Bernadino,
California
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COMMERCLILDESIGNGILa)Z:r WE5.G14.06
.ad DESIGN Q ID£LINES
g ARCIMCP
A. Heights of structures should relate to adjacent open spaces to allow
maximum sun and ventilation, protection from prevailing winds, enhance public
views of surrounding mountains and minimize obstruction of view from adjoin-
ing structures.
B. Height and scale of new development should be compatible with that of t
surrounding development. New development height should "transition' from the {
height of adjacen t development to the maximum height of the proposed structure. t#
C. Large buildings which give the appearance of "box-like" structures are
generally unattractive and detract from the overall scale of most buildings. There
are several ways to reduce the appearance of large scale, bulky structures.
1. Vary the planes of the exterior walls in depth and/or directions.
Wall planes should not run in 2 continuous direction for more than 50 feet
without an offset.
2. Vary the height of the buildings so that it appears to be divided
into distinct massing elements.
3. Articulate the different parts of a building's facade by use of color,
arrangement of fac4de elements, or a change in materials.
4. Use landscaping and architectural detailing at the ground level to
lessen the impact of an otherwise bulky building.
5. Avoid blank walls at the ground floor levels. Utilize windows,
trellises, wall articulation, arcades, change in matcrials, or other features.
6. All structure elevations should bearehitecturally treated.
AWNINat01FRISAME FORM AMC) VAMNOMPPLA HS, SMACKS
IDCAnONAREUP AFFD,WnNn# ANDARnCVLArFDFROWFAC:ADES
` SIGNAGFONMAWNWO'SVAMCL ADDAreD1SFRbWSCAlL
p,uy V91
e
y
COMMERCIAL DESIGN GL>mELINES - G19.06
~ S r !
MuM
UndesirableArchnecrural HortronfolArflculclionAdded ansd
nIngs
Treatment Roofs andAwdAwation
VsrlicaiArflculoflon Added Add Desirable AdieufaNon
D. Scale, for purposes here, is the relationship between the size of the new
structure and the size of adjoining pe manent structures. It is also how the
proposed building's size relates to the size of a human being (human scale). Large
scale building eiemen to will appear imposing if they are situated in a visual en-
vironment which is predominantly smaller in scale.
1. Building scab: can be reduced through the proper use of window
( patterns, structural bays, roof overhangs, siding, awnings, moldings, fix-
tures, and other details.
2. The scale of bul:dings should be carefully rtlated to adjacent
pedestrian arras (i.e. playas, courtyards) and other structures.
3. large dominating structures should be broken up by. 1) creating
horizontal emphasis through the use of trim; 2) adding awnings, eaves,
windows, or other architectural orsiamentation, 3) use of combinations of
complementary colors; and 4) landscape materials.
• ~I
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o e
Sloretront elemenh end ped"Mon form and texture shot) be:epeaNd
level details provide on Intlmole cede In a manner to provide a sense of
unify wttNn a lwpe man.
n-Lm 5191
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COMMERCIAL DESIGNGtIIDEUNES - GI9.06
E. The use of standardized "corporate' architectural styles associated with chain-
type restaurants is strongly discourag!d.
F. Much of the existing color in the City is derived from the primary building's
finish make" Fuch as brick, wood, stucco, and terra catty tile. Also dominant
an earth tones that match these natural materials.
1. Large areas of intense white color should be avoided. Whale
subdued colors usually work best as a dominant overall color,'a bright trim
color can be appropriate.
2. The color palette chosen for new struct ura should be aolr with
the colors of adjacent structures. An exception is where t colors of ad-
jacent structures strongly diverge from these design guidelines.
3. Whcreer youwle, minimize the number of colors appearing on
the structures exterior. Small commercial structures should use no more
than 3 colors.
4. Primary colors should only be used to accent elements,
such as door and window frames and architectural details.
5. Architectural detailing should be painted to complement the facade
and tie in with adjacent structures.
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II•151 tiRl
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MANDATORY PARK DEDICATION
DEFINITION/OBJECTIVE:
Mandatory park dedication is the practice of requiring land developers to dedicate park land to the City
as a precondition for subdivision plat approval. The concept dates back to the 1930's; however park
dedication gained widespread acceptance in the 1960's and 1970's as a way to transfer the costs of
acquiring and developing neighborhood parks to the developer (Ron Kaiser and James Mertes, 1986.)
A variation of this concept is a fee in lieu of dedication. This provision is often included in subdivision
regulations as an alternative to the dedication of park land that may be undesirable.
CURRENT STATUS:
By Resolution No. R89-022, the City Council established a Park Donation Policy on March 21, 1989
(Attachment 1). This policy relies onyoluntaty land and/or cash contributions from land developers
rather than mandatory exaction, and was constructed through negotiations between developers, the Park
Board, a citizen's committee and City staff.
The current policy provides that donations of park land should be made for residential subdivisions of
500 or more dwelling units. This provision applied to multi-family and single-family developments, and
suggests that no less than one a:re be donated for each 100 dwelling units to be platted. For
developments of less than 500 units, the policy establishes a fee to be paid in lieu of land donation. The
fee equates to one-fourth of one percent (0.25%) of the dwelling units construction value as identified
on the building permit.
POTENTIAL APPLICATIONS:
Park dedication and the fee alternative is well established in Texas, including several cities in the North
Texas area. Fort Worth, Piano, Lewisville and Arlington are examples. The specific land and fee
requirements in the ordinances of these cities varies widely.
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RESOLUTION NO.
C A RESOLUTION CF THE CITY OF DENTON
DONATION POLICYI AND PROVIDING FOR AN EFrEECIVE DATE. A PARK
BE IT RESOLVED HY THE COUNCIL OF THE CITY OF DENTONS
SBCPrON r- That the City of Denton Park Donation policy,
attached hereto and incorporated herein by reference, is approved.
SEC2II That this resolution shall become effective
immediately upon its passage and approval.
PASSED AND APPROVED this the day of
1989.
RAY 3 Sr MAYOR
ATTEST:
aJ IFER ALT , CITY SECRETARY
APPROVED AS TO LEGAL FORM:
DEBRA ADAMI DRAYOVITCH, CITY ATTORNEY
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CITY OF DNWOW Pl1At DOXATIOl1 POLICY
To provide for the need for arks created development, the City of Denton has considered thenadoptioneofian
ordinance requiring the dedication of land, or fees in lieu of
land, to provide for the acquisition and improvement of park sites.
In response to the proposed ordinance, the development community
has requested that the City adopt on a trial basis, a ark ica inda c operati a attemptuto of a provide for parkpark
sitescandotmprovementordnance,
on a voluntary basis.
Ap°~ation at Poli
This policy, developed in cooperation with the development
community, is intended to provide equatable guidelines to be used
by persons developing residential
Denton and its extraterritorial jurisdiction fork the purpose City of
encouraging participation in a cooperative effort to provide of
for
the parks or improvement of parks which will be need to serve
those developments. This policy is intended to be a voluntary
program. Compliance or non-compliance with its guidelines by any
person shall not be used by the City Council, the Planning and
Zoning Commission, or any other commission, official, or employee
of the City in considering an application or request involving a
( zoning matter, the approval of a plat, a building permit, or any
other application or request which requires the approval of the
City Council, a board or commission, official, or employee.
policy
~._l~natfone of r;-~~
1. A9211=ion and ,~.,~,nrf Donations of land should be made
by any residential 'development which contains $00 or more dwelling
units. The donation should be in the amount of no less than one
acre for each, 100 dwelling units.
® 2• Laced Characteri~ + .
selected in consultatio-' with the parks and Recr ati neDepaortment.
Consideration should be given to locating park sites adjacent to
school sites, whenever possible. Whenever linear parks are t., be
provided, they should be located around natural drainage and wooded
areas to provide for multiple uses. For nei
land should be sufficie,it in size and shape to accc~odataaron'land the
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0 located outside the 100-year floodplain, the following usess two I O O
(2) tennis course, twelve (12) parking spaces, a picnic buildinq,
a basketball court, a playground area, and other, facilities
specified in the park luster Plan for that area. Areas to =a :sed
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ffor soccer and lcodplain when tthe batopographyll fields is bothdtcvla~ swiin "a uitable for oYhose
uses,
3. park site Lmoroveme~r~, when the land to be donated is
contiguous to a development, the developer should bear the cost of
platting the site, providing public streets, driveways, and water
and sewer service to the site. The City will bear the coats of all
necessary streets, water and sewer lines and storm drainage
improvements within the boundaries of the donated land which are
necessary to make the park site usable,
Harmer o[ Dona The land should be donated by
dedication on tha tinai plat of the development.
8• Fees~n L.Seu of r~,~,
l• ~icatfon and s,~,,
donating lard for any easidentfal deA fee should be paid velopment containing iless e~than
500 dwelling units. The fee should be in a minimum amount equal one
-fou of the dwellling, as id ntified on thel buildin he construction value
q permit.
2. pavment of Pee+. The fees should be paid to the city at
the time the building permit is issued. The fees collected by the
City shall be paid into an interest bearing park trust fund account
maintained by a local bank for the benefit of the City. The trust
account shall be subject to the terns of this policy and shall be
paid to the City, upon request, at the time the funds are to be
/ used for the purposes provided herein.
l 30 Use of Fupnd. 7111 park fees collected must be used to
purchase land fo r arks or to improve existing parks within the
park planning area of the residential development for which it was
received.
C. '~Q it to the City and the development, theedevel y rl m be
make advanta
and the
City may accept a donation of land, combined with the payment of
tees, to satisfy the requirements of this policy.
0. return of Donated Land or reel.
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I. land. ~;f the land dedicated by plat for park purposes is
not
dedication, ~ thby the
developer may revoke the) deydication~m the data of
2. Feu. If the fees paid into the park trust fund are not
paid to the City for park purposes as provided herein within ten ears trustee shall= upthe on date
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the request of the pto the erson making the payo
f~
return the funds to that person.
/ PARR DONATION POLICY/
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Park Donations poll Sur SX
Pur_ o_~e
To provide neighborhood parks in the community,
Background
Tha park Donation policy was
community. The polity to designeddrtoted in cooperation with the development
donation and improvement of neiQhbcrhoodide equitable
parks by developers iolon erestdena etal the
Properties. The policy is a voluntary pcogtasi and was
basis in lieu Of a pack dedication ordinance,
adopted
trial
Tyke of Development a~i
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All single family and multi-family residential developments to the City of
Denton and the City of Denton extraterritorial jurlsdtctien.
Donation Standards
Donation of park land, lees in lieu of land, or combination of land and fees.
Land: I c
Fees in Lieu of Lands 1/4 Of Itr of D construction value
Criteria for Acceptable pack Land
o Minimum of five (5) acres located outside of the floodptain unless the
floodplain topograPray is acceptable foe the placement of athletic fields.
o Site suitable for the construction of park and recreation ciitie.
o Land may be located inside or outside of the .tevelopmentfbutimustsbe within
o Proximity of the residents of the development being served.
Adjacent to a school site whenever possible.
o Developer is responsible for site
improvements, aeeesa to utility seeviceso andpdirectgaccess-bytan improved
street.
Criteria for ex enditure of Pack ~evelooment Funds %
o Park land acquisition which may be a new cite or es
park site. pans ton of an existing
o Pack dove
•jent.
o
• Improveme of an existing park.
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Land Donation procedures
Sae plan - Indicate location Of all proposed pack
- facilities
• Preliminaev plat ~ •
J - Indicate number of dwelling units
Indicate land donation
Fine! pi fat - Indicate nuabac of dwelling unit:,
Indicate land donation
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Re--o[a~ - Indicate number of units by llnal plat
Indicate number of units by replat
Indicate resulting additional land donation
1an,11 R atl. - Between
the else ~f final plat approv
Sad 501 build out al
Pee Donation procedures
evildina_Permit Aaelle.fr
7ndLc2te construction value
Pee~oon~ation - At the time Of issuing a building PermLt
One quarter (1/4) of one percent (11)
construction value
Pees credited to park Bone to which the
development is located
park Pelicy approval Dates=
3/23/89 approved by Parks and Recreation Board
11/11/89 approved by Planning and tonlnq commission
3/21/89 approved by city council
t1111M 01 Las
A developer builds 300 unite 14 an area with no existin
Standard . q park acreage."
1 acre per 100 units
To llqure the total acres needed to service a particular
develoPQant, Plug the number of housing units' into the formula.
cesidenelal
I acre x (0 of units r lap) / of park acres required
A developer builds singie family or multi-family'cesidential units to an area
where an undeveloped pack already exists.
Standard . construction value x (.231)
To calculate the fees to list, of land to service a residential development,
Plug the coaatimetion valae of the housing units into the formula.
S 70,oo (•23s} •
S 6000o
(.2s~) ups
* 9200
5133 ,
6 900000-- 3r (.338). • 6220
61001000 : (.230)
=310,000 1 N23t) • 6270
$120,000 It (.2301 • 6273
6aoa
C ADk00036
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LANDSCAPE REQUIREMENTS
` DEFINITION/OBJECTIVES:
The term "landscaping" is normally used to signify planting living plants, with an eye toward
beautification. But landscaping also reduces pollution, provides shade and color, facilitates
pedestrian and car traffic, reduces erosion, provides wildlife habitat, turns carbon-dioxide
into oxygen, and in many other ways enhances the built environment. Specific ordinance
requirements in Denton and other cities screen parked cars from view, mask the view of
trash containers, hide unattractive buildings, cool parking lots and address many other human
needs as well. Good landscaping reduces demands on public money by cooling the air,
slowing water runoff, reducing pollution, encouraging less automobile use and providing
employment - to name a few.
CURRENT STATUS:
Landscaping has been a requirement of most new development since 1988. It C Ime about
shortly after the Beautification Task Force report of 1987. It also follows the DDP policies
of providing appropriate landscaping (p. 70) and to attractively landscape street frontages (p,
71). Key components of the current ordinance are 1. landscape at least 20% of the street
yard (between the building and the street, 2. screen parking lots from view, 3. screen houses
on the next lot, 4. plant additional trees, and 5. maintain what's approved. (Other provisions
also apply in some circeanstances.) The ordinance is currently under review by staff.
The Vision Task Force's Live Committee recommendation includes corridor plans for
enhancing major entranceways to our city.
POTENTIAL APPLICATIONS:
In a survey of 16 other area cities, all had some sort of landscape regulation. Five of them
included additional landscaping regulations for a major road corridor. Our survey found that
no two ordinances were similar, but the vast majority addressed similar concerns: tree
replacement, water, providing shade, and screening undesirable views. Future revisions of
Denton's ordinance could be easier to understand, could stress functionality moreso than
beautification, could provide for simplified maintenance and could more strongly address the
DDP policy of attractively landscaping street frontages. '
ATTACHMENTS i ARTICLES:
• City of Denton landscaping brochure. • O
~ r '
7TY
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_ - ~...i•..rn...•n. svv.wv'.•T'.M1\~+T dk WGTf'tl. tllG W^i.A:
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counts as rocs and the area that's beneath it, y ■
when left ,,neable, counts as 1S5 square feet for CITY of !
every square foot within the drip line. DENTON
Demon wit] benefit from preserving its native trees LANDSCAPE
and property owners will heneft from the added
shade, cooling, screening, and beauty they prcvide. AND TREE
PRESERVATION
REQUIREMENTS
City of Denton l
. r • k a r93 215 East McKInney
Denton, Texas 76201
r Planning and Development Department
ze-
In addition to utWyEnt the ordinance, the presernllon of very
j
large trees Innsiata into addition■t propcny value. j
THE COMPLETE ORD:'.ANCE
` This brochure provides a brief overview of the
complete ordinance (Number 88.104). new
e4''
ordinances are available at the City of Denton
• Municipal Building. t 0.
When you want to build, you must request a
bttiiding permit a landscape plan showing how
you will conform to the ordinance must be included
with the request. The plan must be okayed by the
City's Development RevicwCommitice. Certificates
• of occupancy will not be issued before the plan is
approved or before all plantings and improvements C
are installed. Temporary certificates of occupancy a ]
may be granted If poor weather delays landscaping. ;
Remr-nber, the City of Denton is here to help you. s
Please contact the Building Inspection Department
(566-8360) to apply for a [fee removal permit or the -
Planning Department (566.8350) if you have any
questions. - {
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I'he City of Dc(' has adopted a Landscape and Parking areas also need Icy ltping. Hvc percent When non-residential uses are propose lacent to
rree Prescrvati -)rdinance to improve Denton's of park..., arc- within and . percent of parking existing residential uses, 6.foot screen required A
quality of life. Specific requirements have been put area outside a street yard needs to be landscaped. to help preserve ttc character of both recs. As
into writing. with other prow ons of the ordinance, City staff is
The ordinance requires that trees of at least 2' in prepared to offsr assistance and technical advice.
The ordinance, available at the City of Dcnton diameter be planted. The number depends on the
Planning Department, applies to all developments size of the lot and the number and size of existing Owne.-% properties located next to public
with the exception of single family homes and trees. Preserving larger trees than those specified in parkways or pubUc easements will most likely be
duplexes. this ordinance will reduce the tree-planting required to landscape and maintain them. This
requirement landscaping may be credited toward strut yard
LANDSCAPING landscape requirements, reducing the amount of ]
Developers who do not harm trees of at least 10' In landscaping required in the strut yard itself.
According to City regulations, landscaping is diameter earn a landscaping bonus. This bonus Is
required in what is called the'strect yard.' This Is earned when the root area is not covered by solid
the lot area lying between the strut right-of-way concrete and is not disturbed during construction.
and the building line. Article Ili of the 1
Landscaping, Screening and Tree Preservation
rcgul--0,rns describes how to determine street yards.
ftventy percent of street yards must be landscaped. r p r r'~ ,
Plantings such as crass, shrubs, ground cover, r
lowers and trees; as well as non-living things such I
,ts water features, planters, aggregate, and _
permeable paving count as landscaping.
p t
There are a few exceptions which are explair,rd in o•■
detail in the ordinance itself. E
You may need to trndacape ■nd mimuin the publie parkwry in
front of your property.
}L, TREE PRESERVATION
• t , . Someone once wrote that them is nothing as pretty
"-ring ~'L as a tree. Not only is a tree pretty, but it cannot be i
s y t j~' destroyed without a permit unless it falls Into a ft
category where a permit is not needed, such as f
t +1 Y 4 having an approved Landscape Site Plan. Trees J
a growing on lots with houses or duplexes are not
• e we would be ghd to wggra w■rr io sm tree during protected by the ordinance either. Other situations
constrtrciion. Atcmponry rco'xaround theruoizoneisweway. where protected trees may be removed without
rr permits are listed in the ordinance
• ~ '"1 The ordinance also requires 3-foot visual screening,
of certain parking area and 6-foot visual screening A Denton official can help you apply for a tree
u""AS of trash containers. removal permit. Each tree removal application
T-Ir srRGG must Include a carefully drawn site plan.
Your'sireet ytrd' consists of in property from the building line Water may be supplied to vegetation via an
to the cued rightef-TY automatic sprinkler system, hose, or other method; Trees that you, the property owner, prMirve count
as long as it Is of sufficient size and number to do toward satisfyfngthelandsapeordinarice when your
the ooh nror+crly. property is developed.
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TREE PRESERVATION
DEFINITION/ OBJECTIVES:
Trees in a city may be preserved for a number of reasons - on'y one of which is that they look good. In
addition, trees filter pollution from the air and groundwater, convert carbon-dioxide into oxygen,
prevent soil erosion and help control the climate. The rational preservation of trees reduces tax money
needing to be spent toward several public goals. Among them are stormwater control, anti-pollution
programs, utility improvements, erosion control, and physical and mental health programs. Trees also
aid in a city's long-term growth and attractiveness by being a proven drawing card for those considering
relocation.
CURRENT STATUS:
Denton protects all trees of 10" diameter and over in name only. Many do not need a permit
prior to removal (such as a protected tree on the same lot as a house). All others may be
removed for various reasons after obtaining a permit. The Vision Task Force's Live
Committee expressed a concern for more tree preservation.
Policies of the current DDP discourage the removal of significant trees and direct tree
preservation (page 70). It is questionable if the current tree preservation regulations (1988)
address these policies effectively. Tree preservation is a key component of the recently-
approved Urban Forest Management Plan.
Replacement of illegally-removed trees is not an option discussed in the current ordinance.
C However, there are informal guidelines directing the provision of replacement trees, after a
protected tree is wrongly removed.
POTEN'rIAL APPLICATIONS:
Almost all other area cities protect trees in some manner, with varying degrees of effectiveness.
The major variables among cities concern the size and species of the tree, the type of
development proposed and the rationale behind a proposed removal. Tree preservation is
involved in several programs directed at the community; Redbud Releaf tree distribution,
Redbud Trail promotion, the Redbud Days festival and establishment of the tree nursery at the
Treatment Plant. Citizens are also becoming involved through our Tree City USA status, various
mailings, the Build Denton Beautiful program and the ShadeKeepers program. In order to
preserve significant areas of trees and associated vegetation, the staff has been considering a r
system whereby a developer could maintain overall density, obtain approval for a smaller lot
size, and also preserve an area of trees and associated vegetation.
ATTACIINIENTS / ARTICLES:
/ Comparison chart of tree preservation ordinances.
7" 77-
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October 7, 1996 Pr. LtS.G. '~.•3'sit'St'a~?'~5"~'1~.5+ OTHERS
COMPARISONAND ANALYSIS U`
OF 5 <
TREE PRESER VA TION r+• V
ORDINANCES (f
7 a m < p z
Mericu Plaoaini Auoeiuion p7p "tl 3 pfi w z
Sm Aa QO U ff.
Teau Chapur m • A=uLl Mnlini I- zC O oe z Ly lu Q ox m
$N bela, Te•rf V N Q < ~ Sd 3 ~ ~ S Fn 3 y~. ~ ~ ~
e O O to O typyj y < (V O 1"'
Prrpuedby Greg Lut 7 W O ..1
< m m V U U C O t,. O V S OG
APPLICABSLCTY Master[.eC c"M-1Lndatory,R-Reeommeadcd A-Admioistntofs Decisioo,'Sce Ordinance-,
HOMEOWNERS
AGRICULTURAL USES _
MUNICIPAL PROTECTS
COMMERCIAL DEVELOPMENT
RESIDENTIAL DEVELOPMENT
UTILITY COMPANIES
R.O.W. I EASEMENTS A '
hUSCELS.ANEOUS • Legend: F-Frzntandm'rd,"L••I,iadwye Ord Tr_ZOOiod Ord. U:UnI.EYCode : :.tG'd''4',}.'k~di -"rt" * :c.
LOCATION OF REGULATION Z U F Z L F Z U L U U U Z F U F F O Z U U U F F U
PROTECTED TREESSZE i 1s f la f 1 i fa e i f 1 1f i i f + i 6 u 10 S
TREETYPES DIFFERENTSATED
TREE REPLACEMENT A M A A h1 M A hS
RESTRICTS DESIGN / LAYOUT
TREE REPLACEMENT FUND A A A A M A
TUNING STANDARDS A
PLANTING LIMITATIONS _
GRAPIi1CS INCLUDED .r~
ADhfltr'I STRATTON • Legend: I-Insyce boos Plaaning 0-ZBA, Z-P2 Ccnmisatan, 1tiTree T3oerd, C-Couoe 4 A-Puke; t4'-Public Works
SURVEY/EXFi1BITREQMRED E A E E E A TS E E£ $SA E E S E E IS
E EPERMIT APPROVAL R 1 P 1 P P P T Z I I P R
APPEAL APPROVAL Z Z B C C Z Z Z Z Z Z B T DEDICATED ENFORCER L A L L r A A
PRoHmITED Xc-nvmvs'' , 1S 101 w""rrla ,li;1~7, t ~ APi~.•,^'ut n. ' i+'F ;~t7s» +~'b". .,"t,
MATERIAL STORAGE '
LTQUID DISPOSAL
I
TREE ATTACHMENTS
VEHICLE PARKING
CUT/ FILL LIMIT 0 i 1 i 3 4 '
PAVINO LMTS ' ~q~y•
aG~•f+{~~•9L'~7t 'xSs
PRESERVATTONTECHMQUES.`c. ~,Mwtzwz am.
! TREEFLAGGINO M M M M M A M A M M
TILITIES M A A M M A
BORING OF U
FE~'CING OF 7REES M M M A M M Id M
M M
•tETATNfNG WALLS / AIR WELLS A A A 11SA
BARK PROTECTION A M A '
Comparison and An 0) sis of Tree Prcs motion Ordinances - G. Lsst • APA Texu Chapter bfceti nt • Oclober 3, 1996 Page 6 of 13
DESCRIPTION OF CRITERIA USED IN COMPARISON MATRIX
URIC TERIA DESCRIPTION
Homeowners The ordinance regulates the removal of protected trees by homeowners on their
residential lot.
Agricultural Uses The ordinance regulates the removal of protected trees within farming or agricultural
uses as needed for the continuation of the agricultural use.
Municipal Projects The ordinance regulates the removal of protected trees by municipalities in order to
construct public improvements such as streets and utilities.
Commercial Development The ordinance regulates the removal of protected trees within commercial
developments.
Residential Development The ordinance regulates the removal of protected trees within residential subdivision
development
Utility Companies Tha ordinance regulates the removal of protected trees by the utility companies.
R.O.N. / E25ementl The ordinance regulates removal of protected trees within R.O.W, or utility/drainage
/ easements.
1 Location of Regulation The ordinance is a freestanding ordinance (F), located within a Zoning Ordinance (Z),
Landscape Ordinance (L) or Unified Code (U).
Protected Tree Size Shows the diameter (in inches) of the tree protected by the ordinance.
Tree Types Differentiated The type of protected tree is differentiated based on the perceived quality of the tree.
Tree Replacement The planting of replacement trees is mandatory (M), recommended (R), or subject to
the administrator's decision (A) as a condition for removal of a protected tree.
Restricts Design / Layout The requirements of the ordinance restrict the location of buildings, parking or other
planned improvements.
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Tree Replacement Fund The ordinance provides fora tree or reforestation type fund which is mandatory
(h~, f
recommended (R) or subject to the administrator's decision (A) as a condition for '
i removal of a protected tree.
Pruning Standards The ordinance regulates the pruning of protected trees.
® I Planting Limitations The ordinance regulates the planting of trees within the city. (Above and beyond sight
J triangle type restrictions.)
Graphics Included The ordinance includes graphic exhibits which aid in the understanding of the
ordinance.
Comparison and Analysis aflr a Pmomarton Ordinances - Q. L st • APA Tsxo Ch■picr M"unj • Octobu 3, 1996. Paas 7 of 17
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C Survey! Exhibit Required A Survey (S) or Exhibit (E) is required with a tree removal permit request.
Permit Approval The permit approval is the responsibility of Building Inspections (1), Planning (P), the
P/Z Commission (Z), Council (C), Public Works (W), Parks & Rec (R), or a Tree
Board (T).
Appeal Approval The final appeal authority is a Tree Board (T), P/Z Commission (Z) or council (C).
Dedicated Enforcer The City has an Arborist/Urban Forester (A), Landscape Architect (L), or other
professional dedicated to the administration and enforcement of the ordinance.
Removal w/o Permit The ordinance prohibits the removal of a protected tree without the approval of a
permit.
Material Storage The ordinance prohibits storing material such as lumber, brick, trash, mortar, etc.
within the critical root zone (CRZ) of a protected tree.
Liquid Disposal The ordinance prohibits the disposal of liquids such as paint, oil, cement, etc, within
the critical root zone (CRZ) of a protected tree.
Tree Attachments The ordinance prohibits attaching signs, wires, etc. to a protected tree.
Vehicle Parking The ordinance prohibits the parking of vehicles or construction equipment within the
critical root zone (CRZ) ofa protected tree.
Cut / Fill Llmit The depth of cut and/or ill in inches prohibited by the ordinance within the critical
root zone (CRZ) ofa protected tree.
Paving Limits The ordinance prohibits the placement of paving within the critical root zone (CRZ)
of a protected tree s rch that the livelihood of tl,e tree would be jeopardized.
Tree Flagging The flagging of protected trees is mandatory (M), recommended (R) or subject to the
administrator's decision (A).
Boring of Utilities Boring u , der protected trees is mandatory (M), recommended (R) or subject to the
administrator's decision (A).
Fencing of Trees The fencing of protected trees is mandatory (M), recommended (R), et subject to tho t
administrator's decision (A). r
Retaining Walls Retaining walls around protected trees are mandatory (M), recommended (R), or
subject to the administrator's decision (A).
Air Wells Air wells encompassing the limits of the critical root zone (CRZ) of & protected tree
A are mandatory(NIJ recommended (R), or subject to the administrator's decision (A). t8 O
J Bark Protection Surrounding the tree with boards banded with wire is mandatory (M), recommended
( (R), or subject to the administrator's decision (A).
Comparison and Analysis of Trte Pmmadoo OrdinwAs - O. W • APA Texu Cbapler Meeting • October X 1996 Pape I of 13
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INTENSITY AREA CALCULATIONS
C
DEFINITION/ OBJECTIVE:
Intensity area calculations include an analysis of intensity trip generation relating to existing developments, existing
zoning and vacant lands in a defined intensity area. The calculations describe an intensity area in terms of how
much more intensity trips may be accommodated in a defined area. The objective is to promote a city wide
balance between transportation and land use developments.
CURRENT STATUS IN DDP:
The intensity policies in the 1988 DDP provided a city-wide framework for promoting and regulating land use
developments based on trip generation in defined intensity areas. Land use trip generation rates are included in
attachment N 1. Appendix A to the of the 1988 DDP required the Director of Planning to prepare and update the
intensity calculations for each of the moderate and low intensity areas. ( See example of an intensity area
calculation, attachment fit) There are 120 intensity areas in the City.
The 1997 draft DDP (Policy 4.1) provides tha,, "As a general planning policy, a specific development should only
make use of a proportionate share of the trip generation intensity allocated for the intensity area in which the
development is proposed". Following this policy, staff may proceed to evaluate zoning proposals using the
proportionate share analysis of a site as opposed to conducting an intensity area analysis. A proposed
development's intensity will be analyzed by comparing the trips to be generated by the proposed development to
the standard intensity for that location. Low intensity areas' standard is 60 intensity trips per acre and moderate
/ area is 350 intensity trips per acre. Proposed developments may be evaluated on an acreage bases, or, if known,
on a square foot of building or number of building units per acre basis.
POTENTIAL APPLICATION:
The proposed policy in the 1997 draft DDP eliminates the need for intensityarea calculations and at the same time,
requires the intensity analysis for specific sites, as a basis to implement the DDP.
City of Georgetown provides for a similar intmsity system and area designation in their master plan.
1 Many cities have a fixed land use plan which designates large commercial, retail, light industrial and single fariily
1 areas. Proposed zoning is evaluated based on the designations on the master plan.
• ATTACHMENT:
- Trip generation rates by land use category
. Intensity area calculation
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Attachment N1
C TABLE I: TRIP GENERATION RATES BY LAND USE CATEGORY
Land Use Trip Generation Average Level Average
Category Factor (Er unit of Development Trips/Acre
Single Family SF-16 10 Trips 2.0 units/ac 20
Single Family SF-13 10 Trips 2.5 units/ac 25
Sin le Family SF-10 10 Trips 3.0 units/ac 30
Single Family SF-7 10 Trips 4.20 units/ac 42
Mobile Homes 10 Trips 8 units/ac 80
Duplex 10 Trips 8 units/ac 80
Multi-family MF-R 8 Trips 12.5 units/ac IW
Multi-family MF-1 8 Trips 25 units/ac 200
Institutional 35 Trips-1.000 s q' 2,439 s 'lac 85
Industrial 6 Trips/1,000 s q' 17,424 s '/ac 105
Office/Government 15 Trips/1000 s q' 23,334 s 'lac 350
Commercial/Retail 60 Trips/1,000 s q' 10,834 s 'lac 650
Parks 30
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INTENSITY AREA 77
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Scale 1:860
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C LAND USE MANAGEMENT INFORMATION SYSTEM
PLANNING ANJ DEVELOPMENT DEPARTMENT
CITY OF DENTON
Intensity area 77 Type: Low intensity trips/ac 60
Traffic survey zones: 6600B 6613A
Boundary Description: North: A line separating 2F and GR zoning
South: Robinson, State School Rd, city limit to I-3
Date: 05/22/97 East: I-35E
West: Lillian Miller Pkwy. and FM 2181
LAND USE EXISTING LAND USE CURRENT ZONING PLANNED DEVELOPMENTS
CATEGORY UNITS ACRES INTENSITY ACRES INTENSITY ACRES UNITS INTENSIT
SF-16 < 17 15.79 170 0 0 0 0 0
SF-10>16 0 0 0 110.01 3300.3 1.02 0 0
SF-7>10 125 42.66 1250 200.37 8415.54 71.232 536 5360
LESS SF-7 0 0 0 0 0 63.83 766 7660
MOB.SOMES 270 71.64 2700 0 0 0 0 0
DUPLEX 0 0 0 7.42 593.6 18.03 302 3020
MF-R 0 0 0 0 0 4.7 32 256
MF-162 0 0 0 0 0 31.07 260 2080
COM/RET 0 15.7 10205 4.53 2944.5 28.874 0 18768.1
OFFICE 0 0 0 8.616 3015.6 12.834 0 4491.9
~)USTRY 0 3.73 391.65 0 0 40.896 0 4294.08
CIONAL 0 145 12325 0 0 0 0 0
PARKS 0 43.09 1292.7 0 0 0 0 0
R/O/SPACE 0 13.15 0 0 0 42 0 0
TRANSPORT 0 68.16 0 10.26 0 0 0 0
AGRIC. 0 0 0 45.73 0 0 0 0
VACANT 0 849.894 0 0 0 0 0 0
TOTAL 412 1268.814 28334 386.936 18270 314.486 1896 45930
INTENSITY CALCULATIONS
(1) Intensity area total trips 1268.814 times 60 76125
(2) Trips allocated to existing land use 28334
(3) Trips allocated to current zoning incl. P Ds (not built) 6420(
(4) Trips allocated to vacant lands not zoned plus Agric. zoning 2744 r
(5) Estimated unallocated intensity trips 1)minus(2)+(3)+(4) -19145
(6) Percentage of intensity trips allocated 120
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DEVELOPMENT IMPACT FEES
DEFINITION/ OBJECTIVE:
Development Impact fees are fees imposed by a political subdivision to recover the costs of capital
improvements to serve new developments. State law requires a specific process for determining and
adoptiog impact fees which can be assessed for water treatment and distribution facilities; wastewater
collection and treatment facilities; storm water, drainage and food control facilities and roads.
CURRENT STATUS IN DDPISUBREGS:
Draft DDP Policy 1.2
'Ensure that adequate public infrastructure is available to support these cen'ers. Major reads, utilities
and other public Infrastructures should be built and encouraged in this area either through Capital
Improvement Programs or private funding'.
Subdivision and Land Development Regulations
Developers are required to pay the actual cost of all water and sea er main extensions, lift stations and
other necessary facilities required to serve their development it accordance with the City's master
utility plan and the Subdivision and Land Development Regulat'ons.
The City may participate in the cost to oversize water and sewer mains subject to fund availability and
approval of the City Council.
{ Where water or sewer main extensions, lift stations, force mains or other necessary facilities are
installed by the developer, the developer Is entitled to reimbursement of the cost of such facilities
from pro-rata charges paid by persons connecting to or using such facilities to serve their property.
Developers are required to build or improve perimeter streets and drainage facilities in accordance
with City specifications. Developments which generate more that 100 trips per day are required to
improve or repair off-site streets to the nearest intersecting arterial or collector street, so os to provide
for safe a-id adequate access to the development.
POTENTIAL APPLICATION:
Chapter 305 of the Local Government Code sets cut a specific process for implementing Impact fees.
In North Central Texas many cities have implemented impact fees under Chapter 395 rot water and
wastewater facilities. Some have implemented impact fees for roads and none have Ir.rplemented
drainage impact fees.
ATTACBAIENT:
• North Central Texas Cities with Impact Fees. • •
North Central Texas Cities with Y.m cpa t Em
C
city Water ~ ~~GWA1{Cfj w~l~d~.
Alen
✓ J
Arlington J J ✓
Carrollton ✓ ✓
Cedar Hill J J J
commit
Dallas
Euless J ✓
Flower Mound J ✓
Fort Worth J ✓
Frisco J ✓ ✓
Gainesville
Grapevine ✓ ✓
Highland Village J ✓
Keller ✓ ✓ J
Lewisville J ✓
McKinney J J
Piano J ✓
Sherman
Southlake ✓ J J
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PUBLIC INVOLVEMENT PROCEDURES
DEFINITION/OBJECTIVE:
Public involvement is essential to a successful plan. Public involvement comes in many forms. It may be
through participation on a task force or committee. Ii may encompass attendance at a public hearing or meeting
and posing questions. It maybe writing comments and stating an opinion.
Kurt Bressner, Village Manger for Downers Grove, Illinois compares physical infrastructure to civic
infrastructure. He states, "Both types of infrastructure are essential... the construction and maintenance of
physical infrastructure such a roads, water mains and sidewalks are straightforward." "Civic infrastructure, in
my view, is the source ofcommunity leadership through which improvements (physical, operational and social)
are planned, developed and carried out. The ease of providing physical infrastructure in a community is directly
proportional with the strength or viability of civic infrastructure in a community."
CURRENT STATUS:
The Vision Project for the 21 st Century is a public involvement project. Through public forums, committee
meetings, and tours of the community a document was crested. The Development Plan was created by a 37
member citizen committee. The "Implementation Policies and Guidelines" section of the Plan, beginning on
page 100, states the need for citizen participation in the planning process. The document states an interest in
suppoiting both city-wide study committees and neighborhood associations. The Community Oriented Policing
System (COPS) is an example of a program to involve citizens in government. COPS offices have been
established in the Eastside, Westside, Fry Street and Business areas of the City. We have 37 identified
neighborhood contacts that are also involved in grassroots community efforts.
POTENTIAL APPLICATIONS:
Many of the applications mentioned in the Public Education topic would be applicable. James City County, Va.
has developed a step-by-step guide to community outreach. Fort Wayne has expanded its community policing
program to community based government. Other communities involved in expanding citizen participation
include Portland, Richmond, Tempe, Long Beach, and Dayton. Efforts in Texas have involved community
oriented code enforcement in Houston, reighborhood planning in Fort Worth, plan development in Dallas and
Austin, and visioning in Waco and Bryan/College Station. The 1497 President's Agenda for the National
League of Cities is "Connecting Citizens and Their Government" Several objectives and actions steps have
been identified to support community efforts to involve citizens in government. City Council has supported
an increase in the COPS activities.
• ATTACIIJIENTSIARTICLES:
National League of Cities information on "Connecting Citizens and Their Government" attached.
A 16 page bibliography entitled "Resources on Civic Infrastructure and Citizen Participation" is available. The
materials includes a section print material and a section on Internet sites,
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"Civility, both in government and secicty, can and should be enhanced. A major challenge as we
v approach the next century ix eonnccting citizens and government in a democratic framework of
civility and responsibility: During 1997, 1 am calling on A members of the i1LC family to join me
0 in meednR that challenge.
C My interest in civility as a national priority emerged from the tragic bombing of the MurrA
Federal Building In Oklahoma City on April 19, 1995 - an event that shocked the world and tore
I s at the very fabric of day-to-day life In my community- and throughout the nation. We have
rebounded In Oklahoma City, due to both the strength of our community and the outpouring of
r love and support from Individuals and organizations throughout the world. The question so many
have asked since that date Is why would someone commit a terrorist attack against out govern-
mcnt, resulting in the deaths of Ibg people who were our family, friends, and neighbors? The
d uswer to that specific question lies in the minds of those who committed that acL M the rune
s time, the tragedy ndsed questions about civility and responsibility in our country
RtsPoissibilir3' of government officials and those we serve, and the respective roles that each
1 has In our democracy must be revisited. I have a sincere commitment to strengthen the bonds of
rWIDENTiv#S
't. understanding, frost, and responsibility between local officials and our citizens. As the leaden of
r J our nation's cites and towns, we must rethink what government does, how government caries out
A G i N D `/'a Its responsibilities, and how we, as elected leaders, create an environment of trust, civiliry and
aa: responsibility In our local democracies. We know that government matters. We must work
tr together to ensure that our citizens share that perspective and are willing and able to be acthe
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partners In our local democracy.
Local Democracy was the focus of the NLC Advisory Council's work last year. They laid the
foundation for the effort I have udkexl about for the past year and a half through the report
r' tit, Connecting Citizens and `Chelr Government: Civility Responsibility, and Local
Democracy. I invite you, as rive cktiled leaden of Ile nation's cities and towns, to join me this
?y year in building on the work of the AdvisoryCouncil by carrying out a broad public discussion,
r and an action plan to strengthen our local democracies and create new partnerships between cid-
(y tens and government fur the 21 st century - partnerships that are based on civility and responsi-
tiiy.. rt§Y Mark Schwartz
I'resldcnt
National League of Ctties,.', COUJlCIInlembcr,Oklalloma City,
21.
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Connecting
What 1 r and Their
Local afllclpl5 Goicmtncr.t
During 1997, the National
Opel D0 League of Cities will carry
out an action plan to:
fhrse (au, ores>s in which kid A.
ciols can ploy on active role in ton-' ✓ Broudcn the public discusdons and
necling dritens and their lmern- action strategies around civic demo c.
mend eme:9ed Is am the NLC racy and cis k' renewal to inchuk• a
Advisory CoutulS 1996 ilk of IH^ithc AIri puaduecivc focus r•n
issue: and pcth irs far building psrsrrnmcol in gcncrad and kwal Lco%cnsmeut in Niticulur.
local demo ory.
✓ Its, reide Infunnutinn nsoarees acv local ufficialn acr,sa the counvy lac as.+ist
Be a Modal. Local off ok them it earring out ,roc uctivr disewsions about guvemmcot roles and In
implementing action steps to ercate stronger connections between citizens
mull be comnd8ed to mnduding and their foal government.
their businra in a Gal and rersponst•
big manner. Nor only wn9 this help Is ✓ Creole partnerships m iih other gnops Invoked In the civic rcne+vvl/cMic
build ciften lonfidana In iii iro- democracy dialogue In order to share our mca+age, learn from their per-
rtenri oblily to wave problems spcceivcs, and reach common ground.
efleRvelz but 1 wil Cites sel N
lone tar dvl dtlaaufte tkoughoul ✓ Educate Mesh citizens and public officials abxmt government roles,
III tommui ly. approaches to sen Ice deli vcry, and mutual responsi hilit lea.
Be a Messenger, Ladoffi• ✓ Encourage NLC ncmlxm to tike specific steps to build str rte and pnwduc-
live parencohips with their citizen in 1997 for the long-term good of our
clots muss be Iomminied to ihoruil communities.
Ihh message of dYK responnA14
will Ihdt ulaens, empIdeng Ilwl
rveryvne needs to do his or bar pal
to salve lad problems. ly lettging
people and agunualiom logelher,
r xol o(uiak can plant Ifu seeds for
.nloined communilywide tolabam•
Non sad greater citizen involvemem
in gov Ifnmenl.
,
Crease Processes Oil
Conned Cittaens and To.ucompiish these objectives, NLC will c'ars' out a cumpnhen +'e program
Government. Laud oft A of intonuotion sharing, edurmion and training, and strategs: thinking. Specific
awbe rnminedto calling speolk ivtititics%%Ill htcsudc:
alien steps to tannin Our" and
(heir governnunr. N engogemenl 0 A national seminar on Building Civic Demaxmq and itesponsibia;) on
of tilizens is a process Ihal starts with May 2 and 3 1110 m dot cc. Nerds Ganalioa.
educafon and ends wilts slralegits
la invdvemenl. ■ A national uN'anls pct c ram to recognize and honor local officials and their
citizcrs for suc'cesehd effort., it connco citizens and Ihcir pmrrnmeno.
Enhance Skills. Locdof3iuals
m marl be eommined la developing • Drvclopnscnt and distribution of pnsaical re>anaan to help NLC mrmben
Ac spcore action steps us h»ter stronger connections between citizen
hir own skills in eomiening Ssha and their gm'erninwi !
ing, and foclIolinp in order b be o
successful conrsaar and to providing tl Implanrntation ora new foundation funded mwarch and technical amis
oppadunilin for discern to increase lance pnalect on city hall and cominunin4 groups.
heir skills to tarry out l6r roles
and tesponslbililies, O publication and distrlbsulnn of mgudar!carafes and oc•+vs aniclcs on NLC's
® work on c. mnec tine, citizens and their government i in NLCb nmw pa-
lxr A'rrltrnu'i CHlrr s3'i1-4,1p, and lac l cA sine, and naliori media. I • c
■ C opcrativc progmtn u iah state municipal teagun on a broad range of
sWte•Icvcl activities designed to build connections between citizens and
their gone rn mans.
■ 14'orkshaps, discussluns, and ocher events at the 1997Annual Congress of
{ Cities to conclude this year-long eflum, ngage N•LC mcndoers In ensuring
continued commitment to this agersda,and celebrate the successes of this
i effort. The conference will be held December 3.6 In Philadelphla - the
birthplace of our national democracy.
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Yhe~Athenian
Approaches to Governance: Vending Machine or Barn Raising? U!.514.ar Ilse NLCAdvisury Council explored approaches to governance in a model offered by Brea, California
City Manger Frank Benest. ihe~Alheal iwasm'led bythe:'
dti:e..NIX of peas, Gipeit more lhon
Vending Machine. The vending machine approach to governance finds citi• 1 Itl
'''21000 ago Fodag a h fro
tens putting In taxes or fees and expecting at least the same amount back In a y.r r%
services. 71tis approach focuses exclusively on government's role as a provider gt!ertt crl a modelrode~of opt r:
respotwlally. s, a,i. <-;
of basic services and citizens largely as individual customers who receive ; r Ft ;
those services,
'We t0. Kill ring dis~graco on 1hts, .
Barnraising. The harnraising approach to governance focuses on what the :ouGry 'a oct of dsiioneslyor
community rn achieve together. )wt as large numbers of people would gather tdw6{~+ ,
In agrarian communities to raise a neighbor's barn, various segments of today's X~k
communitits rtn make unique contributions to governance and prohlcm:soly- Weim NhlfnrthaWeak'and
ing based on u::ir resources and strengths. sacred ingsf~the Gly, bwh'abne r
neAdvisory Council concluded that effective local governance requires a
combination of both governance approaches, and that creating stronger bonds W e 0 1 9Glyrs
between citizens and their government requires greater recognition of and our e a
commitment to barnraising. n. - ,
uke va a d r ed~'tr l,~ne
ab Of"I k nnui
-
'them of al mg
4d kirl
Vle Yn f'fsin~ aIQ~quitken
National League of Ues
1301 Pennsylvuda Avenue, NW
Washington, DC 20004 m' 0 1s~but
pr le eat ha
wos ho ed !o us.'
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CONSIDERATION OF SCHOOL IMPACTS
DEFINITION/OBJECTIVE:
As development occurs in some areas of the City there is increasing concern about the available
capacity in existing schools. It is clear that the Denton Independent School District and the
City needs to work more closely in forecasting population growth and development in the
district.
CURRENT STATUS:
The Denton City Council and the School Board has formed a joint committee to deal with issues
of mutual interest including, planning, development and zoning related matters.
A closer working relationship and coordination between the City and the School District will
ultimately benefit both organizations and the citizens. 'The following areas of cooperation
needs to be continuously and further explored:
■ Sharing of data with regard to demographics, enrollment and development.
■ Sharing of park and related community facilities
■ Jointly fund studies and forecasts relating to population distribution and growth,
annexation and future development.
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TRANSPORTATION IMPACTS
DEFINITION/ OBJECTIVE:
Development of a site generates traffic volumes that are then distributed to a road network. The road
network in a City consists of Arterials , Collectors, and Residential Streets. The Interstate Highways
and Bypass Loops are regulated by the Texas Department of Transportation since they impact traffic
patterns outside the City. Each type of street is designed to carry certain types of traffic. Those
definitions are included the proposed transportation section of the DDP under Objective 8.
Transportation impact analysis is used to provide reliable guidance on short and long range planting
of site access, and the off-site improvements needed to perm-it the street system to satisfactorily
accommodate the site and offsite traffic. On site circulation and the interface between the on-site
circulation and offsite traffic are key components of the analysis. T..ie best example of this interface
is the role that access management plays which requires that the driveways and on site roads be
carefully integrated into the existing transportation system.
CURRENTSTATUS:
Traffic studies are intended to determine the need for any improvements to the adjacent and nearby road
system to maintain a satisfactory level of service, safety, ants the appropriate access provisions for a proposed
development. These studies are developed using the Cities subdivisions regulations, the Thoruughfare Plan,
and site specific traffic generations that are then added to existing and projected traffic volumes. A Citymust
consider regional data when developing its transportation network which is usually des:r°bed in detail in the
L Thoroughfare Plan. In Denton's case, the regional coordination is accomplished through our participation in
the North Texas Regional Transportation Council through the NTCOG. The City of Denton's thoroughfare
plan is generally updated evt:ry ten , ears or so. The Updates have to consider many isstas such as zoning,
physical constraints, and funding r.vailability. Funding for the major roadways like US 380, W 2499, and
Loop 288 is very difficult to obtain with the many demands on TXDOT for roads like US 75 (Cemral
Expressway), Loop 9, 111535, etc.
The proposed DDP contains several key co-oponents like 8.3 which directs that traffic that is generated by
development be routed to !ae appropriate level of transportation infrastructure. Loop 288 between US 380 is
to be protected as a controlled access roadway using alternative access roadways In Policy 8.4.1. 8.4.2
describes how access to werials should be limited to minimize the impacts of irvelopment. Policy 8.4.3
recommends a Level of Service of "C" whereas in most Cities that level is "D". Policy a,13 and 8.14 address
the alternative systems of transports: on like mass transit, sidewalks, and bikeways.
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POTENTIAL APPLICATION:
Staff surveyed Metroplex Cities to be sure that access management policies are consistent, that our proposed
thoroughfares are compatible regionally, and that our subdivision regulations are current.
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Initiating Traffic Accesvimpact Studies S
Initiating Traffic Access/
Impact Studies
Warrants for Studies hours or the development's peak hour. This 2. The current or projected level of set-
site trip generation threshold is appropri- vice of the roadway system adjacent to of land ate for the following reasons: candya development,
ment which will be sign fi•
development, an important question
encountered early in the process is: "When • 100 vehkks per hour are of a mag• 3. The sensitivity of the adjacent neigh.
is a traffic accessrunpact study needed?" Mude that can change the level of borhoods or other areas that may be
service of an i ttemction approach perceived as impacted.
Recommended Criteria and 4. The proxi nity of site drives to other
Data collected by the Institute of Trans. • Left- or right-tumlams may be needed drives or intersections.
port ation Engineers indicate that the need to satisfactorily accommodate site 5. The abTity of the adjacent e>dsting or
to conduct a traffic access'unpact study is traffic without adversely impacting planned roadway system to handle
currently being addressed in a variety of through (non-site) traffic. increased traffic, or the feasibility of
ways by jurisdictions throughout the coun• Judgment must also enter into the pro- improving the roadway system to han-
try. A cross sampling of data collected by cess. In some cases, although a develop- dle increased vatic.
ITE shows the following situations or ment might generate fewer trips than the G Other specific problems or deficiencies
thresholds that commonly trigger a peak hour, peak direction trips threshold that may be affected by the proposed
requirement for a traffic impact analysis: (or locally established development development or affect the ability of the
L When development will generate a threshold), a localized safety or capacity development to be satisfactorily
specified number of peak hour trips. deficiency may necessitate a study for the accommodated.
2. When development will generate a folk wing reasons: Table 2.1 contains suggested baseline
( specified number of daily trips. 1. The existence of any current traffic criteria for urban or suburban site traffic
3. When a specified amount of acreage is problems in the focal area-such as a access/impact studies Thresholds tar n roll
beu,greaoned. high-accident location, confusirginter• areas and small citiesmzyneed to be lower
' 4. When development contains a specified section. or an intersection Li need of a than for urban areas ip some instances.
numbers'dwelling units or square foot. traffic signal. These criteria can be used to help decide
age.
5. At the judgment or discretion of staff.
6. Mien development will occur in a sen- Table 2.1.
sitive area. Suggested Baseline Criteria for Urban or Suburban Site Traffic
7. Veenfinancial assessments are required Aecessllmpact Studies
and the extent of impact must be deter.
mined. Criteria' Suggested Thresholds
Need for Study Locany established criterion based or, trip
There is little consistency in specific generation, development size, other
threshold quantities for the first four cri• development or area characteristic, or
teria. However, study requirements should localized conditions. In lieu of another
O be related to the cause of traffic reeds and Way preferred criterion, development
impacts, such as trips generated during generation of 100 added vehicle trips in the
peak or design hours. peak direction (inbound or outbound) during
A quantitative threshold for requiring a the site's peak traffic hour is suggested,
site traffic accessfimpact study should be
established by each agency based on local Study Area Limits All site access drives, adjacent roadways,
needs, issues, and policies. The threshold and major intersections, plus the first
level may vary among agencies due to local signalised intersection in each direction
0 conditions and priorities. In lieu of other from the site up to a distance detemfimed
locally preferred thresholds, it is sug• locally. Additional areas may be added j O 0
gested that a traffic accessfrmpact study based ou development size and specific site
be conducted whenever a proposed dvel• or local issues and poky.
C opment will generate 100 or more added Additional criteria are discussed in other chaptem
(new) peak direction trips to or from the 5tutingPoint fordedd'motwhen andhowsstudy shm dbeperformed;thresholdstauldbeadNSted
site during the adjacent roadway! peak based on recmimended criteria discussed earlier m'I" chapter.
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6 Traffic Access and Impact Studies for Site Development
when and how such a study should be per- 9. Which roadway sections and which should include at )east all site access points
C formed They should, however, be adjusted intersections and driveways should be and major intersections (signalized aid
for each study area, depending on consid- analyzed? WTat proposed roadwa) ' and unsignalized) adjacent to the site. It is sug-
eradons previously dis.ussed in this chap- transit improvements should be con. gested that the &st signalized intersection
ter. sidered? on each street serving the site if within a
To facilitate understanding by property 10. Which capacity analysis technique specific locally determined distance of the
owners and developers, local agencies should be used? How many iterations site (e.g., Y. or l5 mile) also be analyzed.
should consider creating tables of devel• U capacity analysis should be per. 4eyond this area, the review agency (with
opment units that are equivalent to trip formed? s %t from the preparer) should determine
generation study threshold warrants. These 11, What traffa, control changes, including any additional area to be included based on
shoed be based on current 1TE or locally traffic signal phasing, timing, and pro- local or site specific issues, development
approved trip generation rates (or equa• gression. are needed? size, orkxW poky. Sound judgment should
tfons). 12. Are other analyses needed, such as be used to determine if significant impacts
accident analyses, sight distance anab to residential areas are Dety to occur and.
Extent of Study yses, wea`inganalyses, gap analyses, it so, whether they should be analyzed
queuing and y area A decision process simiar to that used to 13. How detailed should recommends- influenced by impacts otherrtthanspure
d,'ertntsne when a traffic accessimpact [ions be? What about improvement capacity relationships (e.g., short tuts,
analysis should be performed should be phasing and timing? traffic noise).
used to determine how extensive a traffic 14. How may the recommendations be For multi-phase projects, the study erea
study should be. The responsibility for this funded? size may be based on cumulative traffic
aspect should be shared by both those con- T)e generated up throe the
ducting the study and those reviewing the preceding 4uestions represent only iewed phase being
study. s snuff pan of the decision process that rev
must be considered by the study preparer Care should be taken to include in the
The first step of the process should be and re study all known con sted locations that
to identify the issues and needs of the ar- viewing agency prior to determining ge
titular situation, P how extensive a traffic impact study will may be impacted by the proposed devel-
be required. For each question, an appro- opment.
Questions regarding variation in study priate level of detail must be addressed.
scope and detail typically include the fol. It is strop
towing; glYrecomuraeradedthat the study Preparing to Start
preparer, prior to htiatsng work, meet
1. What components of afull site traffic with the study reviewertodiscuss all these It is critical that the study prepare, discuss
access'impact study are needed to needs and assumptions. In situations where the project with the reviewing agency's
add ess issues associated with the site, several agencies must approve a devel• s'af engineer at an early stage in the pian-
proposed development, and nearby opment or are responsible for affected ning process. An understanding as to the
transportation system? roadways (e.g., state DOT), the study level ofdetaslandtheassumptions required
2. How detailed an analysis is needed for preparer should contact all agencies to for the analysis can be determined at Ws
the trip generation forecast? Use determine issues to be addressed, study time. Inaddriontoleartungthestudy issues,
standard ra tes or snake a special study? scope, etc. Merely talking to one agency coverage, and detail ley z4 the yreparer
Consider mode split? Analyze pass-by reviewer ui this situation will not be suf - sh,wld obtain or verify;
or captured traffic? Do uttemal'exter- cient. This will foster unproved coordsna- • Available traffic cou, 4
nal analysis, and if so, how detailed? bon and reduce the potential for revisions is Committed and pl.nned roadway
3. How large should the study area be? to the study. improvements and timing,
What is the area of irdlueoce of the • Approved development and back.
project? Study Area ground traff+c data,
{ 4. Are tragic counts needed? Which days • Applicable agency codes and policies,
S I and hours should be counted? In Large part, the contents and extent of a • Existing congested locations in study
5. How should adjacent developments be traffic impact study depend on the location area, ;
considered in the study? How should and size of the proposed devek>pment and • Accident data for locations with high
areawidegrowth estimatesand future the conditions prevailing in the surrounding accident rates,
traffic assignments be utilized? area. Larger developments proposed in • Traffic signal systems,
6. How should planned or programmed congested or poorly accessible areas • Any neighborhood sensitivities,
transportation improvements be obviously require more extensive traffic • Any temporary anomalies in the cur.
accounted for? analysis, whereas smaller sites may only rent road system that would influence
0 7, Should the various stages of multi- requ e a minimal analysis of traffic on site the data or the outcome of the anui• 0 0
phased development be analyzed inds• and at imrr iatdy adjacent intersections. yw-
J vidually? What horizon years should An inappropriately large analysis area z
be used? will unnecessarily increase costs and time
/ B. Which traffic distnbudon and assign- for the developer, the study preparer, and Referatres
ment methods should be used? How the reviewer. Any site traffic study ana• FroGt"erchm 5th edition, Washington, D. C.:
detailed should it be? lyzing of-site access needs and impacts Lntiedv U Trrasyortation Engineer. 1991,
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Content and Framework 4
r officials, one should review any major land of the project site, area roadways, ant the Adjustment factors to relate count data to
l use or transportation system changes that surrounding vicinity. This should i:tclude design period;
have occurred or that are anticipated recording all relevant characteristics Machine counts to verify pealing chanc-
within the study area during the study needed for the analysis, plus 0v--nations Unstics;
period. The data listed in Table 3-2 should of existing traffic cocditions. Primary traffic control devices:
provide sufficient information to assess Current data should also be colircted as Signal phasing and timing
these changes, necessary to supplement that information Roadway configurations, geometric fea~
already available. Orly that data needed lures (curves and grades), and lane
Field Reconnaissance and to address issues to be studied need be usage;
Data Collection collected. These data frequently include Parking regulations;
some or all of the following Street Lighting;
The assembly of available data should be Peak period (site and street peaks) turning Driveways serving sites across from or
accompanied by a detailed reconnaissance movement counts', adjacent to site;
Transit stops; and
Table 3.2. Adjacent land use.
Suggested Background Data for Review Other data may be needed depending
Category Data on the characteristics of both the proposed
lude: it will be
and wW
Traffic Volumes a Current and (if needed for analysis) historic dally and protect the area in
include:
hourly volume counts (see Figure 3-1 for example), eve' ' These may inc
a Recent intersection turning movement counts (see Posted speed limits;
Figure 3.2 for example), Prevailing operating speeds, if significantly
a Seasonal variations, different than speed Writs;
a Projected volumes from, previous studies or regional Travel times;
plans, and Parking availability;
a Relationship of count day to both average and design Sight distances;
days. Safety hazards and vertical and lateral
Land Use a Current land use, densities, and occupancy in vicirity of clearances; and
site; Right-of-way data.
a Approved development projects and planned completion New data should be obtained in surreys
dates, densities, and land use types; consistent with procedures described in
a Anticipated development on other undeveloped parcels; the latest edition of the Manual of Traffic
a Land use master plan: Engineering Studies.I
a Zoning in yr vuty, and Any adjustments to survey data should
a Absorptior rates by type of development. be described and justified. Preparers are
Demographics a Current and future population and employment within encouraged to provide data representing
the study area by census tract or traffic zone (as conditions appropriate for analyses, such
needed for use in site traffic distribution). as average, design day, or seasons! peak
Transportation a Current street system characteristics (including tragic taints, surveys factored to repre-
System direction of flew, tares, right-of-way, access control, sent all membersof a surveyed population,
and traffic control including signal timings) (see Figure etc. Procedures and factors used should
3-3 for example); be explained in summary form
a Roadway functional classification; It is suggested that any season adjust-
- Route govemmenW jurisdiction; ments be based on seasonal variations
a Traffic signal locations, coordination, and tirrng, determined from counts of srcallar road-
A a Adopted local and regional plans: ways in similar environments. The appro-
a PUnned thoroughfares in the study area and local priate analysis period should be selected /
streets in vicinity of site, including improvements; by the local agency. For peak period analy-
a Transit service and usage; sis, the sites anticipated design hour vol-
a Pedestrian and bicycle linkages and usages; umewilloften occur during aseasonalpeak
a Available curb and off-site parking facilt]es; pew. It is important to select a day that
a Obstacles to the implementation of planned projects; is not the absolute peak but one which
0 and might be L 20th to 40th highest hourly
a Implementation timing and certainty of funding for volume, carte uses, such as slapping cen- O gl
study area transportation improvements (whether or ten, will have significant seasonal peaks.
not it is funded in current capital improvement Others, such as residential, will not Spe-
/ program), cific characteristics of the development
Other a Origin-destination or trip distribution data, and under study should be reviewed before
Transportatior, a Accident history (3 years, it available) adjacent to site selecting the appropriate "design day" for
Data and at nearby major intersections it huardous condition which counts are to be adjusted
has been identified
•
DENSITY W, TH QUALITY (NEW URBANISE
( DEFINITION/ OBJECTIVE:
New urbanism is that architectu, al and town planning movement that proposes to cure the ills of contemporary
suburban life by refashioning subdivisions to resemble traditional smal towns or big-city neighborhoods. The
principles of new urbanism (also called neo-traditional planning) are characterized by a belief in human scale,
pedestrian- friendly, mixed use developments where;
-the neighborhood is a basic unit of planning and a cluster of neighborhoods becomes a town.
-the neighborhood is domed as five minutes walking distance from the edge to the center and there is little or
no dependence on the automobile. Buildings take on a human scale in size and design.
- the neighborhood accommodate mixed uses and provide housing for people with different income levels.
-neighborhoods are connected by corridors, parks and natural features. Major shopping and employment are
located along corridors between neighborhoods. Apartments are allowed near or over stores.
- the street pattern is conceived as a network to create the greatest number of alternative routes from one part
of the neighborhood to another.
- civic buildings, churches, schools and libraries are located in neighborhood centers, squares or where streets
terminate.
CURRENT STATUS IN DDP/ VISION:
Policy 6. L Housing Diversity. It is the policy of this plan that housing diversity be strongly encouraged in
Denton as a whole. The policy of housing diversity is closely related to housing size, density and cost. Housing
density is defined in units per acre as low (0-less than 6), medium (6-less than 12) and high (12 and over).
( Policy 6.2. The plan encourages the provision of a wide range of housing types in such quantities city-wide
and sector-wide that correspond to Denton citizens' financial capabilities and desires for differing life-styles.
Policy 6,3. Emphasis should be given to the development of diversified housing in all sectors of the city, which
also suggests that one housing type should not be concentrated in any one sector of the city.
Goals of the visions project include:
Neighborhoods have a sense of pride, identity and empowerment.
All neighborhoods have adequate infrastructure.
Neighborhoods have adequate access to public and community facilities.
POTENTIAL APPLICATION:
- Encourage and promote mixed uses and higher density housing.
- Dcvclop nelghborhood/loeal area plans following the principles of the neo- traditional neighborhoods
i ATTACIINIFNT: ff
ommunity principles excerpted from William Fulton's "New Urbanism" I~
i
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F THE AHwA"NeOPRINCIPLES 1991
Preamble[
t Existing patterns of urban andsuburban decelopment seriously 12. Wherever possible, the natural terrain, drainage, and
in:pairourqualirv of life. The symptoms arc more rongation and vegetation of the community should be preserved,
with ,upcrior examples contained within parks or
airpollution resulting from ourinrreased dependence on automobiles, greenbelts.
the loss of prerious open spars, the nerdfareo,dy improtrments to 13. The community design should help consent
roads andpubhe semi-a, the inegaiiable 4stribution oferonomic resources and minimize waste.
re;narrrs, and the tors of a sense ofrorn,nunity. By draa^ing upon 14. Communities should provide for the efficient use of
:hebesr from the past ana'Mepresent, we can, fret, in Ill existing water through the use of natural drainage, drougi,t
tolerant landscaping and recycling:
romnnrnitirt area second, peon new communities that will turrrst•
Jul.'yserte the needs of.hose who liceand wort within them. Such 15. The street orientation, the placement of buildings
and the use of shading should contribute to the
planningsAouldadhrretothesrfundamentalprineiples: energy efficiency of the community.
Cc,mmunlty Principles- Regional Pr(nclples-
1 . All planning should be in the form of complete and 1. The regional land use planning structure shot id be
integrated communities containing housing, shops, integrated within a larger transportation network
womk places, schools, parks and civic facilities built around transit rather than freeways.
essential to the daily life of the residents. 2. Regions should be bounded by and provide it
2. Community size should be designed so that housing, continuous system of grcenbelcAvildlife corridors
jobs, daily reeds and other activities are within easy to be determined by natural conditions.
walking distance of cich other. 3. Regional institutions and services (government,
3. As many activities as possible should be located stadiums, museums, etc.) should be located in the
within easy walking distance of transit stops. urban core.
4. slat: vials and methods of construction should be
4. A community should contain a diversity of housing specific to the region, exhibiting continuity of history
types to enable citizens from a wide range of economic and culture and compatibility with the climate to
Ievds and age groups to l live within its bounds es. encourage -he development of local character and
6. Businesscs within the community should provide a community identity.
range of job types for the community's residents.
Implementation Strategy:
6. The location and -hastier of the community should The general plan should be updated to incorporate
be consistent with a larger transit nework. the above principles.
7. The community should have a center focus that com-
bines commercial, civic, cultural and recreational uses. 2. Rather than allowing developer-initiated, piecemeal
development, local governments should take charge
8. The community should contain an a.nple supply of of the planning process. General plans should
specialized open space in the form of squares, greens designate where new grcwth, infill or redevelopment
and parks whose frequent use is encouraged through will be allowed to occur.
• placement and design. 3. Prior co any development, a specific plan should be
9. Public spaces should be designed to encourage the prepared based on these plarning principles.lYth
attention and presence of people at all hours of the the adoption of specific plans, complying project
day and night. could proceed with minimal delay.
10. Each community or cluster of communities should 4. Plans should be developed through an open process
have a well defined edge, such as agricultural green- and participants in the process should be provided
belt or wLdtdc corridors, permanently protected visual models of all planning proposals
• from development. •
1 1. Streets, pedestrian paths and bike paths should
contribute to a system of fully-connected and.
I\ interesting routes to all destinations.'fhcir design >
should encourage pedestrian and bicyc:e use by '
'c' mss ,
being small and spatially defined by buildings, trees
and lighting; and by discouraging high speed traffic.
r ~ a h~
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.0111 110010J,
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Home
From Nowhere
by JAMES I101VARD 6UNSTLER
. .i Y,
\ Can the momentum of sprawl be hatted? America's zoning laws,
intended to control the baneful effects of industry, have mutated, in the view
of oae architecture critic, into a system that corrodes civic life, outlaws
the human scale, defeats tradition and authenticity, and confounds our
yearning for an everyday environment worthy of our affection
MEttl~.
nN5 sense that something is wror9 with the scape, we register it as ugliness. This ugliness is the surface
ples where we live and work and go about our expression of deeper problems-problems that relate to the
dai,y business. We
hear this unhappiness expressed issue of our national character. The highway strip is notjust
in phrascs like "no sense of place" and "the loss of a sequence of eyesores. The pattern it represents is also eco-
A community." We drive up and down the gruesome, tragic nomically catastrophic, an environmental calamity, socially
suburban boulevards of commerce, and we're overwhelmed devastating, and spiritually degrading.
at the fantastic, awesome, stupefying ugliness of absolutely It is no small irony that during the period of America's
everything in sight-the fry pits, the big-box stores, the of- greatest prosperity, in the decades following the Second
fice units, the lube joints, the carpet warehouses, the parking World War, we put up almost nothing but the cheapest possi-
lagoons, the jive plastic townhouse clusters, the uproar of blebuildings, particularly civic buildings.Compare any rich-
signs, the highway itself clogged with tars-as though the ly embellished fudsouse or post office built In 1904 with its
whole thing had been designed by some diabolical force bent dreary concrete-box counterpart today. Compare the home of •
on making human beings trtiserabla And naturally, this ex• a small-town bank president of the 1890s, with its rnassive
perience can make us feel glum about the nature and future masonrywalls and complex roof articulation, with the flimsy
of our civilization. htme of a 1990s business leader, made of two-by•foum
When we drive around and look at all this cartoon archi- Sheetrock. and fake fanlight windows. When we were a far
lecture and other junk that we've smeared all over the land. less wealthy patina, we bttih things with the expectation that
TAa ATLARTtC AORTAL? Color Pilotless by Robert Cuwrera 43
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they would endure. To throw aw,.y money (painfully ac• grate in a fewdecadcs. This conditioneven :,as c name: "dc.
r quired) and effort (painfully expended) on something certain sign life." Strip malls and elementary schools have short de-
to fall apart in thirty year, would have seemed immoral, if sign lives. They are expected to fall apart in less than My
not insane, in ourgrcai-grandparents' day.
yeazs. Since these things are not expected to speak to any era
The buildings our predecessors constructed paid homage but our own, we seem unwilling to put money or effort inoo
i to histo,v in their design, including elegant solutions to age, their embellishment. Nor do we care about traditional solu-
i
old problems posed by the cycles of weather and light, and tions to the problems of weather and light, because we have
r they paid respect to the future in the sheer expectation that technology to mitigate these problems-namely, central
( i they would endure through the lifetimes of the people who heating and electricity. Thus in many new office buildings
built them. They therefore embodied a sense of chronologi• the windows don't open. In especially bad buildings, like the
' ca, connectivity, one of the fundameniat patterns of the uni• avenge Wal-Mart, windows are dispensed with nearly alto.
arse: an understanding that time is a de5ning dimension of gather. This process of disconnection from the past and the
existence-particularly the existence of living things, such future, and from the organic patterns of weather and light,
as human beings, who miraculously pass into life and then done for the sake ofexpedience, ends updiminishing us spir-
inevitably pass out of it, itualty, imposerishing us socially, and degrading the aggre-
Chronological connectivity lends meaning and dignity to gate setof cultural patterns that we call civilization
our little likes. Il charges the present with a vivid validation
of our own alikeness. It puts us in touch with the ages and
withtheetemities,sugges6ngthatwearepartofalargerand Dnd Ling the
more significant organism. It even suggests that the larger Grand nign IIoIPI
organism we are pan of carri about us, and that, in turn, we
HE everyday environments of one time, the places
should respect ourselves and our fellow neatures and all where we lire and work, are composed of dead pat-
those who will follow us in time, as those preceding us re- Ttems. These environments infect the patterns around
spectc' those who followed them. In shon. chronoto3ical them with disease and ultimately with contagious deadness.
f connectivity puts us in touch with the holy. It is at once hum- and deaden us in the process. The patterns that erserge fail to
bling and exhilarating. I say this as someone who has never draw us in, fail to invite L, to participate in the conneclik,4y of ,
followed any formal religious practice. Connection with the the world. They fruarareour innate biological and psychoiog-
past and the future is a pathway that charms us in the direc• ice] needs-for instance, our phototropic inclination to seek
• lion of sanity and grace. O O
The antithesis to this can be seen in the way we have bails destination daylight,
sight as we move about (own. They violate hu-
things since 1933. We reject the past and the future, and this man scale. 7'heyamdevoid of charm
l repudiation is manifest in our graceless constructions, Our our strceu used to he charming and beautiful. The public
l residential, commercial, and civic buidings are constructed realm of the street was understood to function as an outdoor
with the fully conscious expectation that they will disinte. room. Like any room, it required watls to define the essential
41
• C .k
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7, 77
0
TAP one-glory build- as well as hotel patrons. All these patterns worked to en-
` r + rn f. of o ,trrv fiance the lives of everybody in town-a common laborcron
mull, Female behind
his way home u well as a railroad millionaire racking on
A. their the verandah. In doing so,they supported civic lifeasagen-
fort, do opoor/ob of era] proposition They nourished our civilization.
defining pM6flc
&pace When I say that the facade of the Grand Union Hotel was
,pace permeable,] mean that the building contained activities that '
? * f tt`'" + attracted people inside, and had a number of suitably em.
bellished entrances that allowed people to pus in and out of
the building gracefully and enjoyably. Underneath the ve.
randah, half a story below the sidewalk grade, a number of
shops operated. selling cigars, newspapers, clothing, and
other goods. Thus the street wall was permeable at more
than one level and had a multiplicity of uses.
The courtyard park that occupied the inside of the six-acre
block had winding gravel paths fined with benches among
more towering elm trees. It was a tranquil place of repose-
though sometimes band concerts and balls were held there. f
Any reasonably attired person could walk in off the street,
void of the room itself. Where 1 live, Saratoga Springs, New pass throug` the hotel lobby, and enjoy the interior park.
York, a magnificent building called the Grand Union H6Icl This courtyard had even-more-overt characteristics of a big f!~
once existed. Said to have been the largest hotel in the world outdoor room than the street did. It was much more en- I
in the late nineteenth century, k occupied a six-acre site in the closed. Like the slice[ facade, the courtyard facade featured
heart of town. The hotel consisted of a set of naitow buildings a broad, permeable verandah with & high roof. The verandah
that lined the outside or an unusually large superblock. Inside functioned as A mediating zone between the outdoor world
the block was a semi-public parklike courtyard. The street and the world of the hotel's interior, with iu many public.
sides of the hotel incorporated a gigandc verandah twenty feet semi-public, and private rooms. One passed from public to
deep. with a roof that was three stories high and supported private in a logical sequence, and the transition was eased at
by columns. This facade functioned as a marvelous street each stage by conscious embellishment. The orderof thiaps
wall, active and permeable. The hotel's size (a central cupo- was, by nature, more formal than what we are accustomed
la reached seven stories) was appropriate to the scale of to in our sloppy, clownish, informal age. The layers of in.
the town's main street, called t
tersecting patterns at work in
Broadway. For couch of th SEPARATION CAUSED this place were extraordinarily
year the ~crandah was filled ZONING CODES rich. The patterns had a quali-
with people sitting perhaps tyofgreat aliveness,Meaning
eight feet above the sidewalk they worked wonderfully as
grade. talking to one another „goer an ensemble, each pattern do-
while they watched the pag- SIN u. ing its job while it : ippon^d
eant of life on the street. These riri and reinforced the other oat-
verandah.sitiers were protect- ornrL PARK toms. The hotel was thererure
• cd from the weather by the • % a place of spectacular charm.
roof, and protected from the ~ SCHOOL It was demolished in 1953.
sun by elm trees along the cOMnLL Although nothing lasts for-
sidewalk, The orderly rows of as A,;, = ever, it was tragic that this
elms performed an additional i a . Far FOOD magnificent building was de-
architectural function. The AILTAVLAML
e , A d less than ■ hundred
trunks were straight and round, years
~ years after it sou completed, i Q O
like columns, reiterating and HMO!9TORLr In 1953 America stood at the
reinforcing the pattern of the oLOauLTOxe
brink of the greatest building
hotel facade, while the crowns , . ` spree in world history, and the
{ ormed a vaulted canopy over MALL very qualities that had made
the side•vaIk, ple .randy filter. Mvtn.rAMUT aouro-o the Grand Union Hotel to won.
ing the sunlight for pedestrians derful were antithetical to all
TXa A7LAMrlC staXT■lT
•
s
j the new stuff that America was about to build. Tie town de- simply thtov z'a'ay the past. The owners of the supermarket
molished it with a kind of mad glee. What replaced the hotel that anchored the mall didn't Live in town. They didn't cite
was a strip mall anchored by, of all things, a Grand Union su• what effect their design considerations had on the town.
I permarket This shopping plaza was prototypical for its time. Tbey certainly didn't care about the towns past, and their
Tens of thousands of strip malls Like it have been built all over interest in the town's future had largely to do with technical-
America since then. L is in every one of its details a perfect ities of selling dog food and soap flakes,
piece ofjunk. It is the anti-place. What has happened to the interrel.tion of healthy, living
What had been the heart and soul of the town was now patterns of human ecology in the town where f live has hap-
converted into a kind of rrni-Outer Mongolia. The strip- pened all over the country. Almost everywhere the lager
mall buildings were set back from Broadway 150 fxt, and a pattems are in such a sorry state that the details seem iffele-
parking lot filled the gap. The street and the buildings con, vant. When Saratoga Springs invested tens of thousands of
menced a nonreladonship. Since the newbuildings were one dollars in Victorian-style streetlamps in an effort to create
U story high, their scale bore no relation to the scale of the instant charm, the gesture seemed pathetic, because the larg-
1 - e town's most important street They failed to create a street tr design faifuret were ignored, It is hard to overstate how
wall. The perception that the street functioned as an outdoor ridiculous these lampposts look in the context of our deso-
• I _
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Lf r'ryyl4 ~ S~a r L ~ ' +i , -'ai-rl j~Fv`4Sx7''R~ 1 r 1St! Y , 4f~x4F•r ..yF'.t.
P. pa6ffc 6alfdlndf
to dfferre architectural
Ib I TT~~
fa Defllrhment in
ea .llna_~r order fe •:prrff the
P~' dljrnffy of the
C !-t.,• fi, lnftltallonf they
Ha +,'4
Nc j 11 Yy ~ • ~ ~ p, Aoafe and to honor
Q the public realer
E, f f, R- I4Z of the rlrrN. They
fI R'~' , also defere'f
Imporfanr rlfef
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• roam was icst. Th, space between the build'*igs and the late streets and the cheap, inappropriate new buildings amid
street now had one function. automobile storage. Shc street, their parking lots in what remains of our downtown. The
and consequently the public realm in general, was degraded lamppost scheme was like putting Band-Aids on someone
by the design of the mall. As the street's importance as a who had tripped and fallen on his ehainsaw.
public place declined, townspeople ceased locate what hap- The one-story-high Grand Unionsuip-mall building must
pened in it. If it becamejammed with cars, so much the bet. be understood as a pattern in itself, a dead one, which infects
ter, because individual cars were now understood to be not surrounding town tissue with its deadness. Putting up one-
merely personal transportation but personal home-delivery story commercial buildings eliminated a Iarge number of 0
vehicles, enabling customers to haul away enormous vol- live bodies downtown, and undermined the vitality of the
antes of merchandise very efficiently. at no cost to the met- town. One-story mail buildings became ubiquitous across
ry ( chandiser-which was a great boon for business, That is the United States after the war, a predictable byproduct of
why she citizens of Saratoga Springs in 1957 were willing [o the zoning zeitgeist that deemed shopping and apartment Iiv-
sacrifice the town's most magnificent building. We could ing to be unsuitable neighbors,
JS 1[HFMa[a 1111
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Houses too close together. These
dentiel and thus accessible to most
N~'hat's Wrong People Only bycay require ment s. In many residentialare's ,
^(~i15 picture? 2. Arboreal interfe,encuTraffic depaa• there must be at least twenty feat
menu in many cases deem curbside trees between dwellings, eliminating the pos. ,I
Peasant hazardous to molorsts. sibllity of to, houses.
The town below seems like a p parallel parking allowed. The
yyy plan to fire. µ'hat follows are regulato- 3 hop 6. House too small. Many oireefoonge
{ n obstaclesthat the building of scch a pnd dri,ewars requ,rements• «(crcnce has shifter to off-street lots munities ha+e minimum•sq
Flti . which ettectirdy diaate
town wday mi8ht encounter-a compos" e '
ite from commumtLes across the country. 4 Not enough parking TyPlcally, three that only people of a certain income
to fire parking spaces are [equved per level may Iwe there.
The 1'iolatio n§'- S,t700 Jq'J', feet of commercial space. T park We small. New parks mu>t fre-
quently meet a rtuoimum-size trsr, main,
1 Stores too convenient for local. resi, hfany eommcrial buildings today may taming one big park is cheaper than
t dents. Newly' erected commercial not be more t n high because
maintaining several smaller ones
r builJings must often be in a they don't We e enough ugh parking space
none separate from re.i• to be taller. 15
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Ik caf! not allowed. Restau- 13. Group housing. In some places there 17. No driveway, Individual dwellings
A other vendors may be subject are sharp limits on the number of uore- may be required to have at least two off-
s vari ety of sidewalk re striulona. lased people who may live together in a street parking spaces.
Sired too narrow, It must be consid- single dwelling unit. 18. Illegal fence. Ordinances often cover
d wide enough for large fire trucks to 14. Aesthetic deviance, Communities the permissible size and placement of
neuaec often have regulations governing the Bice fences in from yards,
. School too close to town, Segregated. of signs and sometimes even the size and 19. No perpendicular signs allowed.
d-use practices may confine education, style of the leltering. Such signs are commonly deemed an
religion, and business io distinct 15. Too many buildings. In certain zones intrusion or a menace,
zones. less than half and sometimes as little a 20. Not allowed to run a business out
11, Apartments above commer- one Rfth of the area may be occupied by of a house. Doctors, dentists, and gallery
cial space. They violate com- structures. CA ner(and lemonade vendor?) beware,
mon "single-use" provi•Inns. 16. Cupolas and steeples not allowed. 21. House too close to road. Setback
17. Sidewalk too narrow, Five These are frequently ruled out by maxi- rules bar too-snug relationships between
feet is a typical requirement. mum-height stipulations. residences and the sidewalk.
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them-get rid of them. Set them on fire if possible and make a
Creating someplace public ceremony of it;Public certrnonyisareatwaytoan-
Nselves 6105T everywhere in the Vnited Styes laws prohib- nounce the birth of a new consensus. WNie you're at i4 throw'
t building the Kinds of places that Americans them- these t ings with an"too n it's l town- blyjustu bad ncetat out your -master consider authentic and traditional, laws
pre'
these
prescribes a more desirable c eryday environment' that
vent the building of places that human beings can feel good practice of zoning started early in the tweet eth ten-
th and can afford n live in. Laws forbid us to build places t~ at a time when industryhad reached an enormous scale.
that are worth tang about.
Is Main Surd yourIdea )f a nice ild The noisy, smelly, dirty operations of gigantic factories came
it, or district. Sorry,
your zoning laws won't !et you build it, or even extend it to overshadow and oppress all other aspects of city life, atd
wl ere it already exists. Is Elm Street your idea of a nice civic authorities decided that they had to be separated from
place to live-you know, houses with front porches on a everything else, especially residential neighborhoods. One
ti-tt-lined street? Sorry, Elm Street cannot be asambled un- der the rules of large-lot zoning and modern traffic engineer- a reasonable response to the social and economic
exiperiment say that ing. All you can build where I live is another version of Los callede dthe ust~Cros
-the zoning laws say so. d World War, however, that set of ideas
This i
'lyds ronic agog. Our zoning laws ert essentially it manual was taken to an absurd extreme, Zetting itself began to over-
ofsthese lays have trban in place o .y since the Second world For instance, because the democratic masses of people used mas ` War. For the previous ? .•'•d yeus
of American history w e their can t'W shop. declared as es of ca ou Industrial parkii g lots,
a didn't have zoning laws. We had a popular consensus about shopping
~ the right way to assemble a fawn or s city. Our best Alain around which people shouldn't be allowed to live. This tend-
r
destroy and Elm Streets were created not by do agpalocnat Dana and liv ng, s e-asold physicembodied,al say, in Main relationships Street. bemem shop.
Streets
r milder but by cultural agreement. mom than acresd %`hat Zoning produces is suburban sprawl, which must be
buildings on AlainSatietougfittobcrtt°rcthanor"'`one
i'
( that comer groceries were good to have in residential neigh- understood as the product of a particular set of Instructions.
bofioods; that streets ought to intersect with other streets to Its chief characteristics are the strict separ• bon o human ac•
facilitate movement; that sidewa:ks were necessary, and that tivides, mandatory driving to get from one activity to another,
- orderly rows of trees planted cling them made the sidewalks and huge supplies of free parking After ell, the basic idea o
s I much more pleasant; that roofs should be pitched to shed rain :owing is that every activity demands a separate zone its
and snow; that doors should be conspicuous, so that one Could own. For people to live around shopping would be harmful
and indece
easily find the entrance to a building; that windows should be nt. Better not even to allow them within walking
n
omes by
" vertical, to dignify ahouse Everybody agreed that communi• distance otit.AW elwa rea~O1less sepa ael the l hthat Stuff
n it, ties needed different kinds of hcusing to mew the needs of dif-
ferent home anywa erica Don't let the 515.000-a•y eu families live
kinds or families and individuals, and the market was income g
r' allowediosupplythem.Ourgreat- srandparentsdidn'thaveto near the$200,000a-)eard'ssakedencikt bring down Prear a S23,
argue endlessly over these matters of civic design. Nor did erty
they have to reinvent civic design every fifty years because no recent college graduate or a 519,000-a-Irm widowed
one could remember what had been agreed on. mother on Social Security live near any of them. There goes
: Evcrybody agreed that both private and public buildings the neighborhood! Now put all the workplaces in separate of-
should be ornamented and embellished to honor the public fice "parks" cr industrial "parks," and make sure nobody can '
realm of the street, so town halls, firehouses, banks, and walk to them either. As ard+m s;uxwarks, and d our it. We
all
S homes were built that today are on the National Register of like-forg the
fines out t collector o the roads and
s and
Historic Places. We can't replicate wry of that Stuff. Out laws funds paving ~~g ~ sewer highways and
actually forbid it, Want to build a bank in Anytown, USA? parking 1,`, tr,Hic 'o to mgoutt the move.
at least an acre of ins subdivisions, and Erring Ps 11W water hous* surrounded • Fine. Make sure that it's by ment of people in their cars going bac6
and forth among these l 0
parking, and that it's setback from the street at least seventy- ated activities-
's five feet. (Of course, it will be one story.) The Instructions Se re
The of g model the human habitat dictated by zoning is a
for a church or a muffler shop arc identical. Thatexactly mess
built l what your laws tell you to build, if you deviate from the gem foorm1{ssso sl•-Ica cent es
It diublestwhale classes of do-
plate, you will not receive a building permit- be• cent, normal citizens. It rules the air we breathe. It t°mrpt'
Therefore, if you want to make your community better, i,
gin at once by throwing out y° u zoning laws. Doa't revise end deadens our spirit.
0
i
The construction In- think of.these pIacet is
special exceptioas.It nev
CUILRENT dustry likes it, because r r r
it requires stupendous r CODES eroc tobzwY taut'
III amounts of cement, as- ista that at thou ours home
places could be that goad
s 1 phalt,and steel arid alot of too. FfakeFfauaprqua
i heavy equipment and per' / Nantu
sonnel to push all this stuff floe dlparkkert Where
into place. Car dealers ff~s waafsespe Exactly.
These special Places am
love it. Politicians used to u I rog
love it, because it pro' n modeled on apre- autoaw-
I~ R bile template. They were
dead big short-term prof- o
® designed for human
its and short-term revenue scale and in some e respects
' gains, but now they're dl
mixed up about it, because = maintained that way. Such
the voters who h v e in sub- eommerctal sprawl City blocks It thing is unimaginable to
urban sprawl don't want ~o O p app p us ~y woo must design
JL6 ~ Q ° for the automobile, be-
more of the same built D 000060cj D ( cause because all our
around them-which im• /Jn p a p ]npQ
plies that at some dark C' Jr 0~0 00 J( lawsandlabiutelluswe
can
a f must Notice
level suburban-sprawl U ( Quo C%0 ~ Bet
e special
t I dwellers are quite con- O Cl CIO y~ p to all ll t
e places in your ear. It's lust
E? I scious of sprawl's short- 00000 O ao
comings. They have a (33Q(7C,14~ a nuisance to use the car
4ppp~
p while you're there-so
word for it: "growth." e I
're now against ° you stub itsonrtepSaefor
They
growth. Their lips curl Apartment enmpreu Smairrown the duration of your visit
when they uttet the word. and get around perfectly
i The sense that new con- happily on foot. by bicy
i struction is only going to ~rO as 0 a de, in it nb, or an public
make the place where C3 9 t transit. The same is true,
Mello 0 0 by the way, of London,
they live worse. They're
convinced that the futwe (J Paris, and Venice.
!,Ot at-
F is going to be worse than ° T ° I n The future will
the past. And they're low us to continue using
cab the
right, because the future way we've been
v
" as been getting worse accustomed to in the un•
h
throughout their lifetime. Ha«r<na ryhm uron Yuaar precedented conditions of
Growth means only more the late twentieth century.
traffic, bigger parking lots, and buildings ever bigger and up. so, whether we adore suburbia or not, we're going to have to
cr t)-:u he monstrosities of the sixties, seventies, and cighues. live differently. Rather than being a tragedy. this is actually an
so they become ureters ("not in my back yard") and extremely lucky situation, a wonderful opportunity, because
BANANAS ("build absolutely nothing anywhere near any- we are now free to redesign oureveryday world in away that
thing''), If they're successful in their N mllYism, they'll use is going to make all classes of Americans much happier. We
Cicir town government to torture developers (people who cre• do not have to come up with toots and techniques never $een
ate growth) with layer upon layer of bureaucratic rigmarole, before. The principles of town planning can be found in ex,
so that c my o certified masochist would apply to build some- cellent books written before the Second World War. Tluerdi-
® thing there. Eventually the unwanted growth leapfrogs over mensional models of the kinds of places that can result fro m
them to cheap, vacant rural land farther out, and then all the these principles exist in the form of historic towns and cities.
new commuters in the farther-out suburb choke the n%r,Ys' In fact. after two generations of architectural amnesia, this
roads anyway, to get to the existing trap in KUMBYVille, knowledge has been reinstalled In the brains of proressional
Unfortunately, the NtMBYs don't have a better model in designers in active practice all over the country, Ad these de-
mind, They go to better places on holiday weekends-Nan' signers have already begun to create an alternate model of the
tucket, St. Augustine, little New Eagland towns-but they human habitat for the twenty-first cennuy.
54 ar rrtrau 1999
e
e
-hat's rni•sing is a more widespread consensus-a euI- line that the scale of even our greatestcitks will necessari.
I
Tura] agreement-in favor of the new model, and the will to ly have to become smaller in the future, at no loss to their
Eo forward with it, Large numbers of ordinary citizens dynamism (London and Paris are plenty dynamic, with few
hnsen't heard the news, They're stuck in old habits and buildings over ten stories high),
l stack in the psychology of previous investment, political The pattern under discussion here has been called sari-
leadershipreflectsthisalloverAmerica vntBYismis one of ously aeo-traditional planning, traditional neighborhood
the results, a form of hysterical cultural paralysis, Don r deceleprci low density urbanism, transit-oriented desel-
burld an, thing' Don't change onp,ing' The consensus that opmew, the new urban sm, andjust plain civic an. Its prin-
exists, therefore, is a consensus of fear, and that is ob ously ciples produce settings that resemble American towns from {
not good enough. We reel a consensus of hope. prior to the Second World War,
In the absence of a widespread consensus about how to 1. The basic unit of planning is the neighborhood A
build a barer everyday environment, we'll hate to replace the neighborhood standing alone is a hamlet or village. A cluster
old set of rules with an explicit new set-or, toput it a slightly of neighborhoods becomes a town. Clusters of agreat many
different way, replace zoning laws with principles of civic art, neighborhoods become a city ThepopulaBonof a neighbor-
It will take time for these principles to become second nawre hood can vary depending on local conditions.
again, to become common sense, It may not happen at all, in 2. The neighborhood is limited in physical size, with
which case we ought to be very concerned. In the event that well-defined edges and a focused center The size of a neigh- }
this body of ideas gains widespread acceptance, think of all borhood is defined as a five-minute walking distance (or a
the time and money we'll save!,tio more endless nights down quaver mile) from the edge to the center and a ten-minute
at the zoning board watching The n'ntBS's scream at the mall wa!k edge to edge. Human scale is the standard for propor-
developers, No more real-es>,te-related lawsuits.li'e will have dons in buildings and their accessories. Automobiles and
time, instead, to become better people and to enjoy our )ivies other wheeled vehictes are permitted, but they do not take
on a planet full of bcaun and mystery. Here, then, are some of precedence aver human needs, including aesthetic needs. {
the things citizens will need to know in order to create a new The neighborhood contains a public-transit stop. t
uodel for the eve ydayenvironment of America. 3, The secondary units of planning are corridors and dis-
tricts. Corridors form the boundaries between neighbor.
The less trbanism hoods, both connecunganddefining them. Corridors can in-
t corporare natural features like streams and canyons. They
1HE pnrciplesapply equally to villages,low ns,and car Take the form of parks. nature preserves. travel corridors,
cities. most of them apply even to places or extraor. railroad lines, or some combination of these. In towns and
dinanly high densirv, like klanha;ran, with added pro- cities a neighborhood or parts of neighborhoods can eom-
visions that I will nor go into here, in pan because special pose a district. Districts are made up of streets or ensembles
ruse; 1S e S13rhatran are so rare, and in pan because 1 be- of streets where special activities get preferential treatment
K -.31
'At
PLC 5L ~M' !4/•'%~/~%~ I 1
l nrrrlrnnr pnlI ~ ~ ~ I f
~ r 14~ r
premlrrnr pricer la i
I arallon fn forma it lip, /
~ I
lr~
tradillonaf rlreel
]lest this cnr on
0
Vanlucket. Trees,
r
fevers. ral7lrtpr, u a71 r, l-='i-.--
t
lomppoErs, and front r - -t
gardens help to
scale and shape flit
elvlc spare /
THE 4TLr%TfC Ma-ATHLI rg5
•
•
In America the offset '
fs the pre•enlnenf
kind of public space
'r~„j ~~~~~~{xy~:~+•~° i~.ry"'r"°rr'r • and Alafa Street to the
1: r T d M 1~ _ - prr•eminenl ling of
L street. lrulleflnft most
the sidewalk edge,
y I'
nil pit 11 formfag a wall Ihaf
1 ll J ghvs Main Sfreef the
feeling of an outdoor
<sr" v
.,fi' 3• i room. People eon tier
and work In the
upper stories about
r - the shopping
Ar
:uaver of New Orleans is an example of a dis- alleys. In a town or a city limited-access highways may exist
French Q
t, it is a whole neighborhood dedicated to entertainment, only within it corridor, preferably in the form of parkways.
which housing, shops, and offices are also integral, A cor- Cul-de-sacs are strongly discouraged except under extract'
3r can also be a district-for instance, a major shopping dinary circumstances-for example, where rugged topogra-
:nue between adjoining neighborhoods. phy requires them.
1. The neighborhood is emphatically mixed-use and pro- 7.Civicbuildings, such astown hills. churches. schools. 11-
es 1-Ising for people with different incomes. Buildings baries, and museums, are placed o preferential buildin
coo
y(\ rious in function but must be compatible with one sites, such N the frontage of squares, In neighborhood other in size and in their relation to the street. The needs
of tors, and where street vistas term note, in order to carve as
Ily life are accessible within the five-minute walk. Com• landmarks and reinforce theiirsymbolic importance- Buildings
rceisintegratedwithresidental.business,andevenmanu- define parks and squares, which are distributed throughout the
curing use, though not necessarily on the same sweet in a neighborhood and appropriately designed for recreation, it,
curing
neighborhood. Apartments are permitted oversiores. pose. periodic commercial uses, andspecia!eventssuchaspo
rms of housing are mixed, including apartments, duplex litical meetings, concerts, theatricals, exhibitons, tnduesin.
d single-family houses, accessory apartments, and outbuild- Because streets will differ in importance, scale, and quality,
gs. (Over time streets will inevitably evolve to become less what is appropri ate for a part of town with small houses may
more desirable. But attempts ro preserve property values not be appropriate is the town's main shopping street. These
mandating minimum-squwc-footagerequirements, Out- distinctions fire properly expressed by physical design.
wing rental apartments, or formulat! g other strategies to g. In the absence of it consensus about the appropriate
elude lower4ncome residents must be avoided Even the decoration of buildings, an architectural code may be de,
at str sh some fundamental unities otmassing, fett-
• eets in the world's best towns can accommodate peo- vised to establi
estration, materials, and roof pitch, within which many van-
le of various incomes )
5. Buildings are disciplined on their lots in order to define ations may function harmoniously. r
ublic space successfully. The street is understood to be the Under the regime of zoning and the professional overspe-
re-eminent form of public space, and the buildings that de- cialization that it foste ed, all streets were made as wide as
ne it are expected to Minor and embellish it. possible because the specialist in charge--the traffic engi•
• 6. The street pattern is conceived as a network in order to neer-was concerned solely with the movement of ears'and
reate the greatest number of altemative routes from one part trucks. in the process much I f the traditional decor that 0 0
)f the neighborhood to another. This has the beneficial effect made streets pleasant for people was gotten rid of. For in-
fic congestion. The network may be a grid. stance, street trees were eliminated. Orderly rows of mature
If relieving traf
ve even the roost dismal street by softening
sl-s based on a grid must be modified by parks, squares, trees can Impro
iiaa . als, T intersections, rotaries, and other devices that re- hard edges end tnnblasted bleakness. Under postwar engi-
ieve the grid's tendency to monotonous regularity. The streets nearing standards street UM were deemed t hazard W tno
;xist in a hierarchy from broad boulevards to narrow lanes and torisu and chopped down is many Amedeta t°wns,
. rr.. ,,.rr r..r
~m•..wwrwrs~rq.wr C ix . _.,.,r, ~.rwr►.w..a,...t
•
•
11 The crude street paunrn of zoning. with its cul-de•sacs and
Even under ideal circumstances tovmsandeitieswillhave collector streets, actually promotes congestion, because Ab•
some streets that are better than others. over y a streets as soluuly every trip out of the single •useresident al pod must
C tend to sort themselves out in a h crarchy of quality of be made by car onto the collector street. The worst conges•
ex. as size. The new urbanism recognizes this tcndeacy,espe- ll ns don in America today takes place not in the narrow streets of
cu- dally in city commercial districts, and designates streets A ist traditional neighborhoods such as Georgetown and Alexan•
• dria but on the six-lane collector streets of Tysons Comer,
ay ban s, stance, B.e,Streets
parking-garage entainttnraancnces, , Pawns eC hI l- Virginia, and other places ertated by zoning. Because of the
to~~s A A streets homeless in n
t no- shelter, a Burge' King-without dismPti l it extremely poor connectivity inherent in them, such products
sup- proximity. This does not mean that B streets are allowed to t. of zoning have much of the infiastructure of a city and the
rte a be deliberately squalid. Even here the public realm deserves y culture of a backwater.
oiler respect. Cars are still not given dominion. A decent standard s
ions, of detailing applies to B streets with respect to sidewalks, 1 Composing a Slreel Wall
essly lighting, and even trees.
N order for A street to achieve the intimate and welcom.
iai in Properly 1'alues and ing quality of an outdoor room, the buildings along it
lid
'
:alto Affordable Ilous{rag must compose a suitable street wall. Whereas the vmay
vary in style and expression, some fundamental agreement,
Loney. some unity, must pull buildings into alignment. Think of one
he es- ZONIhousing,,, NO requittd the artificial creation of "af(orda e
:e cre• because the rules of zoning prohibited the of those fine side streets of row houses on the Upper East
build- very conditions that formerly made housing available Side of New York. They may express In masonry every his-
to ell income groups and integrated it into the civic fabric. torical fantasy from neo-Egyptian to Ruskinian Gothic. But
as well Accessory apartments became illegal inmost neighborhoods, they are all close to the same height, and even if their win-
,ith the particululy in new suburbs. Without provision for apart dows don't line up precisely, they all run to four or five sto-
d lanes menu, an unmarried sixth-grade schoolteacher could not t Ties. They all stand directly along the sidewalk. They share gb. Nor could the eApress afford to
live near the children she
had tto commute for materials: stone and brick. They arc not interrupted by va-
n houseclean" and the g cant spaces or parking lots. About half of them are homes;
half an hour from some distant low-income ghetto. In many the rest may be diplomatic offices or art galleries The vari-
s is fol. localities apartments over stores were also forbidden under pus uses cc-exist in harmony. The same may be said of
pt to be the zoning law's. Pew modern shopping eentem are more than streets on Chicago's North Side, in Savanrah, on Beacon
~ which one story in height, and 1 know of no suburban malls that in- Hill, in Georgetown, in Pacific Heights, and in many other
tionfor corporitehousing.lneliminatingurangcmentslike these w'e ultra-desirable ncighborhoodsatrossthe country.
have eliminated the most common form of affordable hous- Similarly, buildi+ gs must be sized in proportion to the width
urbs ing. found virtually all over the test of the world. BY zoning of the street. Low buildings do a poor job of defining streets,
he ne ci rb$ these things out. we've zoned out Main Street, USA, especially overly wide streets, as anyone who has been on a
can cre• The best way to make housing affordable is to build or re-
postwar commercial highway strip can tell. The road is too
protects store compact, mixed-use, traditional Amen neighbr, s is to recognize wide and the cats go too fast The parking lots arc fearsome
t hoods. The way to preserve property e vastelands, The buildings themselvesare }arely visible- -that
snd ,r p riarkies ng that s house is Par' of a Comm ,pity, not an isolated object, s why gigantic internally lit signs are necessary, The relation-
ic fabric. and to make sure that the community maintains high stand iip between buildings and space fails utterly in this case. In
• -esider,tial dards or civic Amenity in u form of walkablubstreets lcmd zany residential suburbs, too, the buildings do a pox job of
Irable real easy access to shops, recreation, culture, and p :fining space. The houses arc low; the frontlaWns and streets
Hill, AICK- Towns built before the Second World War contain more- a too wide. Sidewalks and orderly rows of trees are absent. '
on, Green. desirable and less-desirable residential streets, but even the ke space between the houses is a.t incomprehensibie abyss.
king bestcan have income -integrated housing. A $350,000 house The new urbanism advances specific solutions for these
r than cur- can exist next to a $180,000 house with a 5600•a-month -both forexistingtowmsandcitiesend tom Mitigate the cur-
(which has the added benefit of h1in5 the t problems of the suburbs. Commerce
of move at garage apartment is removed from the
• pod. High- homeowner pay It substantial Portion o! Ns mortgage). sway strip and reassembled in a town or neighborhood O •
street m ght house two millionaires, eleven professionals, a ter. The buildings that house commerce are required to be
ray s, wage workers, sixteen children, three full-time moth, ;set two statics high and may be higher, and this has the
icit intent wh!ch a dozen
the art a College student, two grandmothers on social Security, tional benefit of establishing apartments and offices above
+
tturcu pave and a bachelor fireman. That is a street and ac patiou into bops to bring vitality, along with extra rents, to the center,
,ractices is a value andbring people of different dings on designated shopping streets nets the center ,
informal contact.
6i aarriwaaa seas
0 •
O
•
are encouraged to house retail businesses on the ground floor. confi urations.The fow-rod la
6 provides room for a very large
A build-to line detemunes how close buildings will send to detached building (house, shops, offices, or apartments) with
the street and promotes regular alignment. Zoning has a seem- paring for as many as ten can in the rear. The issue of & stan-
ingly sirniiar feature called the setback Gne, but it is intended dard increment based on the rod is far from settled. Some
to keep buildings far away from the street In order to create new-urbanist practitioners recommend an adjustable standard
parking lots, particularly in front, where parking bts arc con- of twelve to eighteen feet, based onloca! conditions,
sidered w be a wEteo.tE sign to motorists. When buildings The new urbanism recognizes zones of transition between
stand its isolation like this, the unfortuna'e effect is their com- the public realm of the street and the semi-private realm of the
plere failure to define space: the abyss, In the new urbanism shop or the private realm of the house. (la the world of zoning
I
she build-to line is meant to ensure the opposite outcocu: the this refinement is nonexistent.) Successful transitions are
positive definition of space by pulling buildings forward to achieved by r-gulat ng such devices as the arcade, the sto.ro•
the street. If parking lots are necessary, they should be be. front, thedooryard,theemsembleofpotchandfenoe,eventhe
hind the buildings, in the middle of the bl"k, there they front lawn,'fhcse devices of tramieon soften the visual and
v.ill act disrupt civic Life.
Additional rules gov.
~
ern building height, re. v \
~ cess lines according to
which upper stories may y f "
be set back, and transi-
tion lines, which denote ) rr•._. h~ 1
a distinction between f
ground floors for retailer
use and upper floors for : i
offices and apartments, x,,1j vrz\ a
The sidewalk It on
{Paris,underBaron Hauss• '~y:',~-~'K"~ ' ~ L eerenafe,seerad.n
mann, was cod-.4 for an En`s t h~
r a~~ t were rasa the
l eleven-meter-high transi• - pedeanr■a path rreeff,
tion line, which is one o planting strip
reason for the phenome• erflh orderly rorre of
t nal unity and character of frees and a curb
Parisian boulevards.) f. that can accommodate
In uaditirnal American r ~ parked ears oleo
town planning the start. eonfribefe to the
lard increments for lots - sa/err of pedearrlane
have been based on men-
t)-five feet of street front-
1 age, which have alloeed _ t~ s1
1 for czentyfive•foct row
houses and storefronts, u
and fifty-, sevevj,-five.,
and 100-toot lots for free-
sanding houses. Unfortu•
mately, the old standard is
slightly out of whack with what is needed to park cars effi- psychological hard edges of the everyday world, allowing us
ciently. 'inereforc, under the new urbanism lot size will be to move between these zones wi hAppropriatedegrees of ease
® based on the rod (sixteen and a half feet), a classic unit of or friction, (They in therefore at odds with the hash geome-
measurement. This allows for a minimum townhouse lot of tries and polished surfaces of Modernism.) II O
sixteen and a half feet, which has room for parking one car in The arcade, for Instance, affords shelter along the sidewalk
}
J the rear (off an alley) plus s few feet for pedestrians to walk on a street of shops. It is especially desirable in southern eli•
(l around the car. The 1.5-rod townhouse lot permits two can to mates where both harsh sunlight and frequent downpours oc-
park in the rear. The two-rod 4+ allows for a townhouse with cur, The arcade must shelter the entire sidewalk, not just a px•
t parking for twee ass plus a srrtail side yard. Three rods allows don of it, or else It teals to become an obstacle rather thaw an
I for a standard detached house with on-site parking in different amenity. Porches oo certain streets may be regWred to be set
G1
•
•
s
back no more than r "conver- , to Matter. This is socially undo.
sational distance" from the ' a sirable. It degrades the com•
sidewalk, to aid communiu• VERSUS HORIZONTAL WINDOWS Munity. It encourage$ people -.0
tion between the public and stay Inside, lessening surveil.
private f ealms.'i he low picket lance on the street, reducing
fence plays its pan in the en- oppNtiAties for mrldng con.
semble as a gentle physical (D nations, and in the long term
barrier, reminding pedestrians causing considerable damage
' that the Zone between the side. to the averyday environment.
walk and the porch Is private ❑ ❑ ❑ The new urbanism declares
f while still permitting verbal that the outside does matter, so
and visual communication. In ® a a few s'unple rules re-establish
some conditions It front lawn is the necessary design discipline
Appropriate. Large, oma;e civic for individual buildings. For
f.
[ buildings often merit a lawn, exam ie, t certain
~ 1'r~iro7 rird°"rJramr rpr a,wn fp.ry W p r!'rt~. nIrlN7, p pr rtron
because they cannot be visually .,enrnts,a.r, s.rswe.T,nt.,ar;„Owl of each exterior will will be
comprehended close up,Nlan• devoted towindow 1,Suddenly
a
sions merit setbacks with lawns houses will no longerlook like
for similar reasons, television sets, where only the
I front matters. Another rule
A re it I I e t f u ra 1 may state that v. indows must
❑ be ver cal or square, not hori.
a Codes
F1
Zontal-because horizontal
c
! HE foregoing presents windows tend to subvert the
Mari<°oral.udvrr/ramnM hweaerft.rr In o.° rAar
F the "urban code" of the
IrryhcY'rr,yluipryro°,y.6fit°n/dri.,mr Y inhere .t dignity of the atand-
chi Triew t urbanism,
codes operate at rbanom - Inghuman figure, This rule re•
i
° ~rate at a Insta:es a basic principle of At.
more detailed and refined ler• chitecture that, unfortunately,
' el, in theory a good urban REGULATING LJNES~VROVYI)u.
has been abandoticdorfxgot• ."'((IS UAL AGREENi E NT ' code alone can create the con-
ten in America-and has re-
sulted In millions of terrible-
Possible. by holding to a stan• looking houses,
i t dard of excellence in it town's Likewist, the L-nnt porch is
basic deign framework. Ar• an imp.manl and desirablecle.
i chitectural codes establish a r t meet in some neighborhoods.
r
standard of excellence for in.
A porch less tt an six feet deep
dividual buildings, pa ocular. Is useless except for storage,
ly the surface details. Vari. MQ v because It provides too little
I anccs to codes may be granted r- room for furniture and Oe cir-
on the basis of architectural ' euiation of human bodies.
i
merit, The new urbanism tines Builders tack on inadequate
not favor any particular style. 7nor'r°"°""""'"""''~"'°"'''rs.°c.nnn, rrr.f°rre,
rmr,nniem°J!o°q°NrINarLNmfrraa.ranrplnHliN porches as a sales gimmick to r
Nowadays houses are often A d.y rM npGiinp 7lnu./nd. iq rind ayernr. J.r enhance "curb appeal," so that
plrnrrr Ar A.T°r 'j,' designed rrem the inside out. A the real-estate agent can drive
married couple wants a fanlight up with the customer and say.
window over the bed, ora IiWe "Look, a front porch!" The
0 octagonal window over the porch bermes a cartoon fea• 0 4D
lacuui, rtrd a builder or archi• lure of the house, like the little
ct do°rdns the room around fake cupola on the little.
/ that wish. This approach doe; This uv -s the builders money
l not take into account how the 1, M4po~1.6.rDana°nr° 0,1""4,&IM44aryor in tinile and materials. Perhaps
house will end rap looking on I°a9rKt~rw~txAlanlw. they assume that the street will
the outside. The outside ceases be too repulsive to sit next to.
l 64 atoll r...? loop
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'WTy do builders even bother with pathetic-looking car. Colonial, or whatever-though they certainl; could if they
toon porches? Apparently Americans need at least the idea were sufficiently detailed and rigorous. But style is emphad•
/ of a parch to lx. reassured, symbolically, that they're decent cally not the point. The point is to achieve a standard of ex-
people living in a decent place. But the cartoon porch only ceilenceindesign forthebenefit ofthecommunity asawhole.
compounds the degradation of the public realm. is anything wrong with standards of excellence? Should we
In America today flat roofs are the noun in commercial con- continue the experiment of trying to live without them?
stuction. This is a legacy of Modernism, and we're suffering
because of it. Theroofscapesofourcommunities aftboring Getting the Rules Changed
and dreary as well as vulnerable to leakage or collapse in the
face of heavy rain or snow. An interesting roofscape can be a EPLAUNG the crude idiocies of zoning with true
joy-and a life worth living is composed of manyjays. Once civic an has proved to be a monumentally difficult
Modernism had expanded beyond Europe to America, it do task, It Las been attempted in many places around the
vcloped a hidden agendas to give developers a moral and Intel- United States over the past fineen years, runinly by develop-
lectual justification for putt rag up cheap buildings, One of the ers, professional town planners, and architects who are mem-
bcst ways to save money on a building is to put a flat roof on it. bets of the rev.-urbanist movement They have succeeded in
Aggr.vatirg matters was the tendency In postwar Ameri• a few places. The status quo has remarkable staying power,
ca to regard buildings as throwaway commodities, like cars. no matter how miserable it makes; -ople, including the local
An archtleclarol 1, I r
r
code etlobllrhtt t
tome Jandam en lost
I
anlllet n
oth many
wl(hln whl ma r~ /JI(fJr / J
pert* n of latrrt
mny be erprerred,
I"three Jnrndra 1 i•
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That flat roofs began to leak after a few years didn't matter; officials who support it and who have to live In the s urte junk
by then the building was a candidate for demolition. ThAt at- environment as every body else Anenormous entrenhed su-
• Clude has now infected all architecture and development. perstructure of bureaucratic agencies at suit and federal lev-
Low standards that wouldn't have been acceptable in our els also supports zoning and its accessories. Departments of
grandparents' day, when this was a less affluent country, are transportation, the Federal Housing Administration, the v;C•
today perfectly normal, no new urbanism socks to redress ous ux agencies, and so on all have a long-standing stake in
this substandard normality. It recognizes that a distinctive policies that promote and heavily subsidize suburban sprawl.
rooflineis arcNiecturallyappropriate and spiritually desir• They're not going to renounce those policies with,utastrug•
• able in the everyday environment. Pitched roofs end their ac- gle. Any change in a rule about land development makes or •
cessories, including towers, are favored explicitly by codes. breaks people who seek to become millionaires. San sprawl,
Roofing materials can also be specified if a community and some guy who bought twenty acres to build a strip rnaH
wants a high standard of construction. is out of business, while somebody else with three weed-
Architectural codes should be viewed as a supplement to filled lots downtown suddenly hu more-valuable property.
an urban code. Architectural codes ate not intended to impose I believe that we have entered a kind of slow-motion cult=-
a particular style on a neighborhood-Yaorian, neoclassical, as .noeltdown, owing largely to our living habits, though many
E f
Tat AT11414e1e MaMrlllIr
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ordinary Americans wouldn't agate. They mayor may not be about. Such codes show a desired outcome at the same time
1 doing all right in the changing economy, but they have person. that they depict formal specifications. Th:y're much more use-
al and psycholog cal investments in going about business as ful than the reams of balderdash found in zoning codes.
usual. Many Americans have chosen to live in suburbia out of An exemplary town-planning code devised by Andres
a Nstor. antipathy for life in the city and particularly a fear of Duany, Elizabeth Plater-Zyberk, and others can be found in
the underclass that has come to dwell there. They would soon- the ninth edition of Architectural Graphic Standards. The
er move to the dark side of the moon than consider city life. code runs a brief fourteen pages. About 75 percent of the
Americans still have considerable affection for small content is pictures-of street sections, blocks, building lots,
towns, but small towns present a slightly different problem: building types, and street networks. Although it is generic, a
in the past fifty years many towns have received a suburban. code of similar brevity could easily be devised for localized
sprawl zoning overlay that has made them indistinguishable conditions all overAmerict.
from the sprawl matrix that surrounds them, In my town The most eomr,ion consequence of the zorting status quo
Ilk strip malls and fast-food joints have invaded what used to be is that itendsup imposing fantasticunnecessaryeons on top
a much denser core, and nearly ruined it of bad development. It also wastes enormous amounts of
Notwithstanding all these obstacles, zoning most go, and time--and time is money. Projxts u: frequently sunk by
zoning will go. In its place we will re-establish a consensus delays in the process of obtaining permits. The worst conse-
for doing things better, along with formal town-planning quena of the status quo is that it actually makes good de-
rodcs to spell out the terms. I maintain that the change will velopment much harder to achieve than bad development.
occur whether we love suburbia or not. Because many citizens hest been unhappy with the mod-
Fortunately, a democratic process for making this change e1 of development that zoning gives them, they have turned
exists. It has the advantage of being a highly localized it into an adversarial process. They have added many layers
process, geared to individual communities. It is called the of procedural rigmarole, so that only the most determined
rsa• charette. In Its expanded modern meaning, it "charette" is a and wealthiest developers can withstand the ordeal, In the
Ps,' week-long professional design workshop held for the put- end, ocher all the zoning-board meetings and flashy
presents- pose of planning land development or redevelopment. It in- tions and environmental objections and mitigation, and After
eludes public meetings that bring all the participants togeth- both sides' lawyers have chewedeach otherup and spiteach
``=00 er in me room-developers, architects, citizens, government other out, what ends up getting built is a terrible piece of
( officials, traffic engineers, environmentalists, and so on, sprawl equipment-a strip mall, it housing subdivision.
f These meetings are meant to get all issues on the table and Everybody is TO rniserable and demoralized, and the next
settle u many of them is possiblr This avoids the otherwise project that cornes down the road gets beaten up even more,
z'cw usual, Inevitably "some process of conflict resolution per- whether it's good or bad.
formed by lawyers-which is to say, a hugely expensive No doubt many projects deserve to get beaten up and de-
waste of society's resources benefiting only lawyers, layed, even killed. But wouldn't society benefit if we cooid
<0^1 ~ r
Ar. The object of the charette is not, however, to produce ver• agree on a model of good development and simplify the means
biage but to produce results on paper in the form of drawings of going forward with it? This is the intent of the traditional
anJ plans, This highlights an essential difference between town planning that is the foundation of the new urbanism.
De ` zoning codes and traditional town planning based on civic Human settlements we like living organisms. They must
s L art. Zoning codes are invariably twenty-seven-inch-high grow, and they wilt change. But we can decide on the nature 1
stacks of numbers and legalistic language that few people of that growth-on the quality and the character of it-And
rat
cu other than technical specialists understand. Because this is so, where it ought to go. We don't have to scatter the building r
^0 local zoning. andplanning-board members frequently don't blocks of ourciviclife ell over the towitryside,de_troyingour
en r
understand their own zoning laws. Zoning has great advan• towns and ruining farmland. We can put the shopping and the
s. { tages for specialists, namely lawyers and traffic engineers. In offices and the movie theaters and the library all within walk-
that they profit financially by being the wbite:s of the regula- ing distance of one another. And we can live within walking ii
tions. or benefit professionally by being able to impose dreir distance of all these things. We can build our schoolsclose to
r spacial technical needs (say, for can) over the needs of eiti- where the children live, r,d the school buildings don'thave 10
rte zens-without the public's being involved in their decisions. look 4kefertiliurplants. We eaninsist thateommercW build- e
Is s Traditional town playing produces pictorial codes that any ings be more than one story high, and Allow people to live in f •
C s s;rmal citizen can comprehend. This is democratic and ethical decent apartments over the stores, We can build Main Strut
;6 as well as practical. h elevates the quality of the public discus- and Elm Street And still part our ran. It Is within our power to
a sion about dever^peant. People can see what they're talking create places that are worthy of vat affection. 0
xr
Drawlnr.r and dlalramr are taken from lama Howard Kxatrler s hoc! Home From travhem
Mc•
iol 66 11aItM1Ai sale
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CUMULATIVE IMPACT OF DRAINAGE VARIANCES
{ DEFINITION/ OBJECTIVE:
The City's Code of Ordinances contains regulations and design criteria for the construction of drainage
facilities and modifications of floodplains by developers. The regulations allow the Planning and Zoning
Commission and City Council to grant variances to these drainage requirements to deve;upers. It has been
perceived by some that these variances may have a cumulative negative impact on the City in terms of
increasing the operational and maintenance cost of the drainage system, increasing the flood threat to
existing developed areas downstream of developing areas, or adding fuiure cost liability to the City for
having to fund upgrading the non-standard drainage system to current standards.
Althougl an in-depth analysis of granted variances has not been done, staff' believes that most of the
variances are for projects located in the City's ETJ and will not have a significant impact. This stated,
now may be an appropriate time to evaluate the City's drainage policies to determine what if any
strengthening or changes to the drainage policies are desirable.
CURRENT STAT US:
The City's drainage related regulations are very comparable to what other cities in the Metroplex require,
and the tloodplain regulations are in compliance with federal flood insurance program criteria. However,
each city may have certain criteria that could be more or less restrictive than Denton's criteria. The City
also has floodplain studies on the major creeks within the City. The City should ensure that its policies are
compatible with its goals for drainage, development, and impacts on taxpayers. For e:cample, drainage
policies that the City may want to examine as to their desirability and applicability are:
Should tloodplain areas remain in private hands with only drainage easements provided or should the City
o+vn these areas for open space and drainage purposes?
Should only building pads or all of a lot within floodplain fringe areas be elevated?
Should the City's regulated tloodplain be based as it currently is on land uses existing at the time the flood
models were developed in the early 1980's or should the regulated tloodplain be based on fully developed
watershed conditions?
Should the City have a comprehensive plan showing the planned intensity of development, and if so, is the
planned intensity, compatible with the amoun' f devel0P, ,e., already anticipated in the existing City's
floodplain studies? If the land uses are more intense meaning that more runoff will result than what the
flood studies predict, how should the City respond?
flow, does allowing bar ditches or grassed channels instead of curb and gutter streets and storm sewers i
affect maintenance budgets?
APPLICABILITY:
• Neighborhood groups are expecting a higher level of maintenance than ever before, and citizens express • •
concern about how upstream development could affect them. With this incrersed level of concern, the
City should consider m hat type of drainage system it desires, the level of maintenance it will provide, and
what is equitable to developers and existing tax payers. The City Council may want staff to provide an
analysis of various policy options end discuss the policy questions.
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PUBLIC EDUCATE
DEFINITION/OBJECTIVE:
The public needs basic information to help the City make sound decisions for the future and to reduce fear
of changes occurring in the development of the city. By involving citizens in the process and providing
them with the information that they need to make decisions, the community will be more unified in its
direction. Public education may be accomplished through printed materials like brochures, articles, and
newsletters, through public presentations on specific topics, or through town meetings or conferences.
CURRENT STATUS:
The Vision Project recommended a series of public forums to involve citizens in city government. The
development of a Neighborhood Resource Center was encouraged to provide a location for citizens to get
information about city issues and related issues. The Development Plan states on page 102, "The policy of
the Denton Development Plan is to encourage citizen inputs into the land use decision making process. It
is recommended therefore that future support for on-going studies and education of the public is reflected
in budget and policy decisions of the City Council." The City Council frequently uses special task forces
or committees to review topics and provide recommendations. Public meetings were held to receive input
on the revisions to the Development Plan. Staff members provide information on a variety of topics to
neighborhoods and other groups upon request. Workshops on specific topics such as building around
trees, water conservation, and fire prevention have been held, but none specifically on planning issues.
The newsletter included in the Parks Department brochure has been used to provide a brief discussion of
current issues.
POTENTIAL APPLICATION:
Community workshops may be used to address specific topics. Hampton, Va., Birmingham, M., Santa Fe,
NNI., Williamsburg, Va., and other cities have established citizen classes similar to Leadership Denton.
The programs are directed more specifically at organizing neighborhoods, providing information on land
use issues, and developing communications between different segments of the community. Several of
these communities have also produced newsletters for specific target groups. A conference on planning
issues is also a method to provide public education, Experts from across the country would be asked to
share information on traffic design, architectural standards, and community involvement. Conferences
have been sponsored by organizations ranging from the American Planning Association to the National
Civic League to the Innovation Group. Education in the school syst.m would produce long-term benefits.
Interdisciplinary materials are available. Program was done at 1 rank Borman and Sam Houston in 1995.
• 1 he Internet could be used to provide detailed information and to request citizen comments.
ATTAC E I NI ENTSIART1 CL ES:
A 16 page bibliography entitled "Resources on Civic Infrastructure and Citizen Participation" is available.
. The materials includes a section print materials and a section on Internet sites.
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NEIGHBORHOOD PRESERVATION
DESCRIPTION/OBJECTIVE:
According to the 1)90 census 63% of Denton's housing stock was built before 1980. The preservation
of older neighborhoods is critical therefore, in order to maintain property values and to preserve the
City's existing housing stock. There is also a need to be able to address specific issues that may very
from neighborhood to neighborhood.
CURRENT STATUS:
The Vision project identified the following goals:
- Identify and preserve neighborhood characteristics.
- Revitalize neighborhoods
One of the goals of the 1997 draft DDP include, "Residential neighborhoods are protected from the
intrusion of incompatible land uses, traffic, noise and pollution".
Objective N7 of the 1997 drag DDP provides a city wide policy framework for Housing and Neighborhood
Preservation. (See policies attached)
POTENTIAL APPLICATION:
- The Planning and Development Department is currently considering a citywide planning process which
will include the preparation of small area plans. The preparation of small area plans will emphasize the
active participation of residents and help to customize policies and programs to promote and encourage
neighborhood preservation.
- City Council and Planning and Zoning Commission will use the policies in the DDP and the
neighborhood/local area plan to evaluate and make decisions with regard to zoning and land development
proposals. City staff will review those policies when making recommendations to Council and P&Z. A
"multi-tasking" effort is envisioned to allow response to a wide array of city service issues.
ATTACHMENT:
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Housing and neighborhood preservation policies in the 1997 draft DDP i
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Objective 7. Housing and Neighborhood Preservation.
This Plan encourages the preservation and enhancement of neighborhoods and the existing housing stock
i of our community, including in the following ways:
Policy 7.1. Modify codes to encourage remodeling of housing and redevelopment of neighborhoods.
This policy is not intended to modify health and safety codes.
Policy 7.2. Provide tax incentives for historic preservation.
Policy 7.3. Provide or upgrade public infrastructure, such as streets and parks in older
neighborhoods.
Policy 7.4. Encourage neighborhoods to interact with the Planning and Zoning Commission, City
Council, other pertinent boards, and City staff.
Policy 7.5. Encourage city and neighborhood forums and town meetings.
Policy 7.6. Assist in the formation of neighborhood associations.
Policy 7.7. Give special consideration for the protection of older residential neighborhoods that have
been improved or have benefited from Community Development Block Grant funded
programs and projects and similar federal or state expenditures.
/ Policy 7.8. In reviewing zoning, subdivision, capital improvements and other proposals, give
l existing neighborhoods specific consideration to ensure stability.
Policy 7.9. Support compatible redevelopment through a variety of means, including where
appropriate, the expenditure of public funds.
Policy 7.10. Encourage upgrading or eliminating deteriorating, unsafe, and flood prone structures to
the extent that it is judged positive for the overall neighborhood and consistent with
historic preservation and flood plain policies, plans, and ordinances.
Policy 7.11. When considering development in older adjacent or nearby neighborhoods, the
development should be judged by the same design and development standards that would
be applied if the development was proposed in the existing neighborhood.
Policy 7.12. Apartments in Older Neighborhoods. Apartments in the older neighborhoods in addition
to complying with the concentration and separation policies of this plan should also
follow strict design standards such as:
a) Landscaped front yard, setbacks equivalent in site and character to the adjacent
• single family. ,
b) No parking in front yard of the complex. e
c) Limited concentration on any one block (two per block as maximum guideline).
d) Side and rear yard solid screening fences and landscaped buffer yards.
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THE 1988 DDP COMPARED
WITH THE 1997 DRAFT DDP
POLICIES WHICH RELATE TO THE FIFTEEN TOPICS
ARE INDICATED IN BOLD UNDERLINED TEXT
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1988 Denton Development Plan 1997 Draft Denton Development Plan
PREFACE Part I: Introduction
The Land Use Planning Committee, comprised of 1. Preamble:
thirty-seven members representing the various boards
and organizations in the City, developers interest, and The Denton Development Plan (ODP) establishes an
neighborhood groups, prepared the Denton Development integrated policy framework intended to guide the long
Plan. term physical development of the city. While the Plan
Incorporates policies to promote growth and economic
development in Denton, it is not intended to be used
solely as an economic development tool.
Traditional master plans for cities are fixed land use
maps forecasting land use developments at specific
locations, The Denton Development Plan however, is
more policy and process oriented. The Plan sets out
the spatial concepts, policies and guidetines that are to
be used to determine the possible land uses for specific
areas. In this way the Plan provides greater flexibility
and requires fewer amendments over time.
The Plan is intended to be used by the City Council,
Boards and Commissions, city staff, private and public
development interests and citizens as a basis for
consistent and informed decision making. City staff
will use the Plan extensively on a day-to-day basis In
dealing with zoning, land subdivision, public utilities and
community facilities planning, capital improvement
programs, budgeting and related matters.
The Committee identified and evaluated four alternative DELETED
scenarios for long range development.
1. Current Trends Projections
Current trends land use development sets out the base
line scenario for growth. This option assumes that there
will be no new major control of land uses and that
• current policies will generally serve to determine the
location of most land use developments. It provides for
the dispersal and stripping of commerc', I/retail activities
along freeways and major arterials Including Carroll DELETED
Boulevard, Fort Worth Drive, Dallas Drive and University
Drive. In the short-term this option will promote
economic growth but in the long-term it Is likely to result
O in uncontrolled urban sprawl, higher costs for public • •
services and facilities and the possible loss of a valuable
/ tax base to the Lake Cities in the southeast.
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1988 Denton Development Plan 1997 Draft Denton Development Plan
II. Restricted Current Treads
This scenario is similar to I except that it emphasizes
strip commercial along selected corridors, i.e„ University
Drive and 1-35E. Traffic projections have shown that the
proliferation of commercial/retail developments along DELETED
1-35E and University Drive will generate traffic exceeding
the planned capacities of these arterials, resulting In
extreme congestion.
III. 1981 Development Guide Concept With Additional
Centers
This concept Is adopted from the 1981 Development
Guido concept map with additional centers in the wider
study area. The basic structure provides for three levels
of activity centers, the large major activity centers, the DELETED
moderate activity centers and the small neighborhood
service centers. Additional moderate size centers have
been added to follow the same general pattern at the
intersection of major thoroughfares.
IV. 1981 Development Guido Concept Plan
This scenario is identical to the 1981 concept map. It
l
sets out an organized and balanced urban form and
structure for growth and development. This option
provides the opportunity for the Committee to examine
the number, size, spacing and function of the DELETED
commercial/retail centers. It offers greater benefits In
the long-term such as reduced costs for public services
and facilities, increased and expanded tax base and
greater capacity for mass transit.
The Committee rejected current trends and restricted
current trends scenarios and selected a plan for balanced
growth over the long-term based on a combination of
the final two options. The selected alternative and the DELETED
concepts, guidelines and policies together provide the
• basis for the Denton Development Plan to shape the
future directions and growth of the city.
i
The Land Use Planning Committee placed a high priority
on economl: development, quality of life Issues and
preservation of existing neighborhoods. The members
also acknowledged the restrictive tax base of the City. DELETED
They recognized that since approximately 13% of
• Denton's developed land is non-taxable, diversified + •
economic development should be emphasized while
promoting development in the city.
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/ 1988 Denton Development Plan 1997 Draft Denton Deve'opmerit Plan
One of the key policies of the Plan relates to city-wide
balanced growth. The committee felt strongly that
public efforts and funding should be expended to DELETED
promote an equitable distribution of development In all
areas of the city as opposed to following growth
towards the southeast.
The following document contains the policies and goals
for Denton to prosper and grow into the twenty-first DELETED
century.
DENTON DEVELOPMENT PLAN
CHAPTER 1: INTRODUCTION
A. Bac round
The Denton Development Guide was adopted in 1981
end subsequently it has been widely used as a policy
framework to promote land use planning end
development within the City. The first half decade of
the 80's initiated a period of rapid population growth DELETED
and an increase in development activities. Between
1980.1985 population increased from 48,063 to
i 61,000, representing a growth rate of 4.8% annually,
compared with a low to moderate growth rate of 1.8%
per year in the preceding decade 1970-1980.
The 1981 Denton Development Guide policy required a
major update every five to ten years. The major update
depended on population growth and the extent of DELETED
amendments during the preceding years. In 1985 the II
City Council requested a majur update of the 1981
Guide.
B. Purpose
The Denton Development Plan establishes an Integrated
policy framework to direct and manage the long term
pi,ysical development of the city. The Plan Incorporates I
a statement of public policy intended to be used by
decision makers, City staff, private development r
interests, citizens and public interest groups as a basis DELETED
for Informed decision making. City staff will use the
Plan extensively on a day-to-day basis In dealing with
zoning, land subdivision, public utilities and community
facilities planning, capital improvement programs,
A budgeting and related matters, O •
Persons interested In the development of land within the
greater Denton Planning Area are encouraged to read the
entire plan, The Plan provides the policies and DELETED
guidelines to assist in achieving concept approval of
development proposals.
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1988 Denton Development Plan 1997 Draft Denton Development Plan
1
The Plan's main purpose is to create a foundation for the
more detailed functional plans and studies necessary in
day-to-day decision making. The use of the Plan
includes discussion, negotiations, refinement, re-drafting DELETED
or commitment to the policies in the consensus planning
process. Continuous adherence will facilitate the
achievement of the following goals of this plan:
1. Assistance to comprehensive decision making in tin
nteg%ated planning process.
Providing a check list to Insure that all issues are
considered in decision making.
3. Encourane and promote coordination, uniformity, and
consistency in the administration of development DELETED
policies.
4. Set out policies and guidelines to assist developers In
obtu ning approval from the Planning and Zoning
Commission and the City Council.
5. Reduce public cost.
The Denton Development Plan fulfills the legal I
requirements set out under Section 211.004 of the Local
Government Code of the State of Texas which states"...
(zoning) regulations must be adopted in accordance with
a comprehensive plan." The plan also provides the basis
for the City code of ordinances Appendix A, Article 1.01
which states that.., {The Subdivision and Lend DELETED
Development Regulations)... "shall conform end be
properly related to the proposals, policies shown in ;he
officially adopted master plan(s)," and Appendix. B,
Article 1 "(The Zoning Regulations) have been made In
accordance with a comprehensive plan for the purpose
of promoting the health, safety, morals and general
welfare of the City."
e C. Scope
Traditional me i - plans for cities ere essentially fixed r
design maps forecasting land usage at specific locations.
These master plans rapidly become outdated and have DELETED
often been regarded as obstacles to growth rather than
guidelhnes for orderly development.
• A!ternatively the Denton Development Plan establishes ! • e
an integrated fremew.ork for physicei development with
extensive built flexibility. The Plan does not Identify
site specific land uses. It is more process oriented. The DELETED `
Plan sets out the concepts, policies and guidelines to
determine the possible land use development on specific
sites. The general goals and objectives of the Plan are
contained in Chapter II.
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1988 Denton Development Plan 1997 Draft Denton Development Plan
The Denton Development Plan covers a study area of
approximately 144 square miles. The study area Is j
considered adequa,a to eccommodate urban growth and
development to the year 2010'. In general the study
area Is bounded by the Elm Fork Trinity River on the east
and extends to the south to include portions of the City
of Corinth and Argyle. On the west it follows a line DELETED
approximately three (3) miles west of the Denton
' Municipal Airport and east of and adjacent to the City of
Krum. The northern boundary generally follows the
watershed between Milam and Clear Creeks and FM
428. The map on page 5 shows the boundaries of the
study area.
'Land use Analysis 2010, Planning and Development
Department, March, 1986, page 24.
0. The Planning erocess'
1ho Denton Development Plan was developed by a
thirty-seven member Lend Use Planning Committee
representing a wide cross section of the City. DELETED
'For more details see the Planning Process booklet.
Planning and Development Department, City of Denton,
March, 1986.
I INSERT MAP HERE "Section Map of tho Greater Benton DELETED
Planning Area"
The committee included ten neighborhood
representatives and members nominated by major DELETED
organizations and boards operating In the City.
The Land Use Planning Committee convened twelve
workshops between February and November, 1985.
Tne initial series of workshops concentrated on
developing background data and understanding currant DELETED
trends, policies and problems. In these seasions City
staff presented introduc,ory workbooks, projections and
analyses of population, land use, transportation and
O public infrastructures.
I
In the 13ter workshops the Land Use Committee worked
in three separate teams using planning aids and large
City maps to simulate possible scenarios for land use
development to the year 2010. Through the workshops, DELETED
questionnaires, and discussions, the major Issues and
policios were developed Into threo alternative concept
9 plans. The policy framework incorporated in this Plan O O
represents a composite of the three scenarios.
In the final stages of the process the Committee
C nominated nine team coordinators who were responsible DELETED
for preparing the final working draft.
t~
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E. paior issues
The Land Use Planning Committee identified six {el
major issues, with related goals and objectives, DELETED
integrated to form the basis of this plan.
1. Intensity Concentration and Standards
The Land Use Planning Committee was concerned with
the higher land use intensities developing In low Intensity
areas. The Committee agreed that the Intensity policies DELETED
aro important to the "achievement of quality growth In
a small town atmosphere.'
2. Compact Growth
t
Based on current trends development, the Committee
concluded that leap-frog and sprawling development
incur higher public costs for roads, water, wastewater DELETED
and community facilities, and underutilization of existing
services and infrastructures.
3. Use of Public Funds to Encourage Balanced Growth
The Committee was concerned with past development l
in certain areas that resulted in high city development
costs. The Committee agreed that public funds should
be used to encourage and promote growth so that there DELETED
is an equitable distribution of development in all areas of
the city, The r've planning areas we shown on map on
page B.
4. Urban Design
The Land Use Planning Committee iterated the need for
urban design standards to enhance the character and
image of the built environment. It agreed that the
living environment in the city can be enhanced if greater DELETED
emphasis is given to architectural design and layout,
landscaping, tree and foliage preservation, signage and
• the protection of historic landmarks.
5. Economic Development
The Land Use Planning Committee was concerned about
the urban economic base in the greater Denton Planning
area. It was agreed that priority be given to
• developments that strengthen and diversify the local DELETED
economy, resulting in a wider range of employment • •
opportunities and thus expanding the tax base of the
city.
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6. Plan Implementation
The Committee emphasized that the Denton
Development Plan must be followed consistently, fairly, DELETED
and positively to promote long-term quality growth and
economic development.
CHAPTER Ii: THE PLAN
i
i
A. Soals and Objectives 2. Goals:
One of the major goals of the Tong range plan Is to We envision Denton In the 21st Century as the North
accommodate planned growth to the year 2010. It is Star of Texas- a community of excellence for living,
recognized that the spatial form and pattern of future working, learning, and playing. The physical
growth will determine to a large extent, the quality of development of Denton will have the following
life for the citizens of Denton. The specific goals and characteristics and outcomes:
objectives serve to provide the basis of the plan to
shape the future of the City.
The specific goals and objectives of the Denton DELETED
Development Plan can be summarized as follows:
1. Provide a framework to encourage public support for
planned growth as opposed to responding to current DELETED
/ trends.
l 2. Promote and encourage balanced growth so that K Development takes place in all areas of the city.
development takes place equitably in all planning areas
of the city.
3. Provide opportunities for diversified housing with ■ Diversified housing is built for low, moderate, and
emphasis on housing for low to moderate Income levels, high Income families.
4. Promote the development of a stable and diversified
economic base to generate increasing job opportunities DELETED
end a broader tax structure,
5. Encourage the economic utilization of lands In the ■ Land in the vicinity of the municipal airport Is
vicinity of the municipal airport, economically utilized.
6. Promote the development of an urban center in the MThe major activity area In the northwest continues to
northwest to create a balance with the centers in the grow to balance the central and southeast major activity
southeast and central areas. areas.
7. Encourage a spatial pmtlern of land use development 11111be spatial pattern and timing of development occurs
which reduces the cost of public services end sg that the cost of public services and Infrastructure are
Infrastructure. minimize .
8. Promote in-fill development within the Loop 288 ■In-fill development within Loop 288 occurs In order to
• corridor to secure maximum utilization of existing secure maximum utilization of existing services and • •
services and Infrastructure. Infrastructure.
9. Protection of residential nelghborhoods from the l Residential nelghborhoods are arotected from the
C Intrusion of Incompatible land uses, traffic. noise and intrusion of Incompatible land uses. traffic. noise and
pollution. pollution.
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10. Imorove the design. Image and character of the city A The design, Image and character of the city Is J
by preserving existing vegetation and natural tooographv Improved,
and encouraging adenljate landscepTno in new
developments.
11. Provide an Integrated framework to guide the long
term development of public utilities and community DELETED
facilities.
12. Promote land use diversity to encourage housing ■ Land use is diverse.
end community facilities In close proximity to Housing. community facilities. employment. and
employment centers. shopping are in close proximity.
13• Prgmotg the development of a land use pattern A The land use pattern Is conducive to the successful
ponducive to the succ lsful ImRlementatlon of a mass Imptementation of a mess transit system.
transit system.
14. Prompts distribution of land uses resulting in IM ■ Development occurs that minimizes traffic congestion.
jWfic rongestion.
15. Promote and encourage revitalization and MThe eowntown continues to revitalize and redevelop.
redevelopment in the existing Central Business District.
■ anion will continue to be recognized as a gnig ai end
great place to live work. learn. and play.
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3. Plans, policies and ordinances-
The policies of the Development Plar are Intended to be
considered and used in compliance with applicable
Federal, State and City regulations as well es other piers
and policies of the City of Denton. The following are
examples of the more widely used plans, policies and
ordinances.
■ The comprehensive zoning ordinance.
■ The Subdivision and Lend Development Regulations.
■ The Sign and Advertising Devices Regulations
■ The Landscaping, Screening and Tree Preservation
ordinance.
N Ti a Building Regulations.
■ The Water and Wastewater Master Plans for the C:!
of Denton.
C III Municipal Solid Waste Master Plan
1 The Parks and Recreation Messer Plan for the City of
Denton
E The Trails Plan for the City of Denton.,
■ Mobile Home Park Ordir;nce
■ Comprehensive Mm -tar Dra'nage Plan
■ 1.35 Entrancervjy Goals IscenTc Corridors)
■ Consolidated Plan for Houslry and Community
Development,
•
■ The Capital Improvement Program
E Denton Municipal Airport Master Plan,
■ Capital Improvement Program
• ■ Fair Housing Plan
• •
■ Comprehensive TraiI3 Plan
{ ■ Thoroughfare and Collector Street Plan
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1
B. Long Range Plan
The long range plan Is based on desired population and
land use to the year 2010'. Population is expected to
maintain a compounded annual growth rate of 4% to
1990 and then stabilize at 3% to the year 2010. The DELETED
population planned for the City and the Greater Denton
Planning Area is shown In Table I.
'See Lend Use Analysis 2010, Planning a.,1
Development Department, March, 1985.
TABLE l;
PLANNED POPULATION FOR CITY OF DENTON AND
GREATER DENTON PLANNING AREA. 1990-2010.
1985 1990 2000 2010 DELETED
City of Denton 58,000 72,000 98,000 131,700
Greater Denton
Planning Area 60,500 77,500 105,200 141,500
The planned increase in total population to the year
2010 will generate new demands for employment, DELETED
housing, transportation, shopping, public utilities,
community services and facilities.
These demands have been estimated to determine land
use development and growth required to adequately
serve the needs of the City in the h"ure. The totel DELETED
projected acreage of new developm,.,,,s by land use 1
categories for 1990, 2000, and 2010 Is shown In li{
Table Il.
TABLE II:
PLANNED LAND USE GROWTH 1990 • 2010
Lend Existing Figures represent Cumulative
Use Developed to ralacresof Growth
categories Acres planned growth in Acres
1990
1984 1990 2000 2010 •2010
Single Family 3,133 907 1,552 2,033 4,492 DELETED
• Multi-Family 440 129 222 290 641
Commercial 687 243 415 545 1,203
Industrial 317 162 277 363 602
Institutional 1,555 324 554 729 1,604
Transportation
and Utilities 1,859 567 970 1,270 2,807
TOTAL 7,951 2,332 3,990 5,227 11,549
• The major features of the long range plan are as follows; DELETED v
O O
1. Population and Size
The plan Incorporates an area of approximately
144 square miles defined as the 2010 utility service area J
and described as the Greater Denton Planning Area In DELETED
this document. It is intended to accommodate a planned
population of 141,500 by the year 2010.
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2. Land Use Growth
The plan provides the framework and basis for land use
development to meet the demands for new employment,
housing, commercial, social and public services and
facilities. It Is projected that the total area of developeo
lands will be expanded by 11,549 acres to meet DELETED
demands for new growth to the year 2010. The major
goal of the long range plan Is to achieve a balanced
distribution of developed lands in all five planning areas.
3. Urban Form and Structure
The long range plan establishes a network of
activity centers based on the village concept,2 The
general location of these centers are shown on the DELETED
co,,cept map on page 16.
2The village concept Is used to describe the relationship
between a center and its service area. The center is the
hub for a wide range of activities including
commercial/retail, community services, and facilities and
employment. This Is where people meet and Interact
while working, shopping or enjoying leisure activities.
{ a. Major Activity Centers
11 Urban Centers
These are the largest centers strategically located to
encourage the concentration of commercial, retail,
office, light industrial and multi-family housing. These
centers are Intended to serve as the hub for economic DELETED
activity and employment, According to the plan, the
northwest urban center should be approximately equal
in size to the southeast center by the year 2010.
21 Special Purpose Activity Centc,
The plan designates a special purpose activity nenter In
the vicinity of the Municipal Airport. This center is
intended to encourage the establishment of an Inc'ustrial DELETED
economic base given the locational advantages of this
site in terms of access to rail, motor and air
transportation.
b. Moderate Activity Centers
The plan proposes a number of moderate activity centers O
emphasizing a wide diversity of land use developments.
The moderate activity centers are located about a mile DELETED
apart at the Intersection of and abutting major
l thoroughfares. They are Intended to serve as mini town
centers with mixed use developments.
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c. Low Intensity Areas k
All the other areas shown on the concept plan and not
included In the centers outlined above are intended to be DELETED
used primarily for single family residential developments.
At the neighborhood level, the plan Incorporates a
network of small commerclall(etail centers with direct DELETED
access to a collector type street or larger thoroughfare.
4. Thoroughfare Network
The proposed land use pattern will be served by an
updated thoroughfare network. The thoroughfare
system has been designed so as to provide gre rter DELETED
capacities to locations which have been designated by
the plan to generate long-term higher traffic volwnes.
5. 2010 Development Program {A new definition of
need)
The phasing of land use developments and scheduling of
public infrastructures and community services and
facilities over the plan period in accordance with the
goals, objectives and policies of this plan will be
incorporated Into a 2010 city wide development DELETED
program. The Implementation schedule for public
Infrastructures Is to be used as the basis for defining
planned needs. The rationale for meeting planned net ds
in the short-term will ultimately reduce or eliminate t he
current perceived needs in the long-term.
6. The Greater Denton Planning Area.
The scope of the plan covers an area defined as tt.a
2010 utility service area which includes the cities of
Corinth, Hickory Creek and part of the city of Argyle.
The general objective of the plan is to promote physical DELETED
development In the entire study area but to encourage
the priority use of public funds to support Infrastructure
e development within the half mile limit of the Loop 288.
INSERT Concept MAP HERE. DELETED
e ~ ~ e c
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CHAPTER III: DEVELOPMENT POLICIES
A. Introduction
The development policies in this section deal with
intensity area, housing, transportation, economic
development, parks and recreation, urban design,
balanced growth and compact growth, The policies are
both general and specific. The general policies provide
a framework for mcre detailed functional planning (e.g. DELETED
utility master plan). The specific policies are intended to
be implemented In the short term along with all other
City wide policies contained In the plan. They have
been designed to be consistent with and to accelerate
the realization of the wider goals and objectives of the
long range plan.
B. tntensity Area Policies
The Intensity policies provide a city-wide framework for
promoting and regulating land use development. The
framework Is based on a maximum intensity allocation
for the planning area as a whole. The maximum
Intensity allocation consists of (1) maximum number and
intensity of moderate centers; 121 maximum size and DELETED
` number of major activity centers; and, 13) size and
intensity of low intensity areas. The intensity policies
should be given priority In all planning activities.
City staff should use these policies on a day to day basis
before applying other city-wide policies in dealing with
land use proposals. Thus developers are encouraged to DELETED
use the following policies and guidelines when preparing
land plans.
A change in an Intensity standard Is considered a major
decision of the City; therefore, incremental planning
activities and decisions that will change the Intensity of DELETED
an area should be referred for an Intensity study by the
Planning and Zoning Commission. (See Section 8
• Intensity Amendments.)
1. Major Activity Centers Part II: Development Policies r
a. Purpose and Intent Objective 1, High Intensity Centers and Corridors.
The purpose of designating major activity centers is to Strategically located, large concentration of commercial,
• provide a policy commitment to a specific location In retail, office, Industrial, distribution, and high density
order to: housing will continue to attract regional and national • •
markets.
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1) Ensure a commitment to the business community
that activities in these areas will be supported by City
Government while making a commitment to other DELETED
residents that their neighborhoods and local streets and I`
facilities will not be disrupted by an unplanned major
activity center in their neighborhood. l
21 Ensure that adequate public infrastructure to support Policy 1.2.
these centers is available. Major roads, utilities and Ensure that adequate public infrastructure is available to
other public expenditures should be built and encouraged support these centers. Major roads, utilities and other
in this area either through Capital Improvement Programs public infrastructures should be built and encouraged in
or private funding. the high Intensity centers and corridors either through
Capital Improvement Programs or private funding.
3) Ensure that the long-range plan achieves balanced
growth within the City. DELETED
b, Location
The Denton Development Plan Identifies four major DELETED
activity centers in the following areas:
1) 1-35N; Hwy 77; North Loop 288 area Policy 1.1.
2) Golden Triangle Mall area to Mayhill Road Locations. As shown on the concept map.
3) Airport
41 Downtown area
c. Specific Center Characteristics' Policy 1.4.
Development of nationally recognized high amenity
'The major activity centers in the north, the Golden businessilndustrial park(s) should be encouraged.
Triangle Mall, and the downtown area have been
designated as urban centers. These centers are
intunded to provide a wide range of urban services
including commercial/retail, personal and professional
services and leisure activities to major sections of the
City,
11 Southern Urban Center and Northern Urban Center
The Northern and Southern Urban Centers are Intended
to have a commercial and industrial emphasis, and to DELETED
p encourage a mixture of employment and high density
residential uses.
i
To promote balanced growth, a major goal of this Plan
is that the Northern Urban Center be comparable In size, t:ELETED
employment, and density to the Southern Urban Center
by 2010.
® 2) Special Purpose Activity Center: • 0
The airport area is proposed as the major industrial area
in the City due to its access to air, rail, and motor DELETED
transportation (See Chapter 1V, Specific Area Policies),
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3) Central Urban Center
This Plan recognizes the unique aspects of the original
downtown area as a special purpose high intensity
center. A priority policy of the Plan is the continued
support of the downtown area. As part of a program
initiated by a Central Business District Association, the DELETED
City would support public expenditures in an effort to
upgrade and preserve the area. Innovative programs,
with emphasis upon pedestrian traffic within the
downtown area while developing perimeter perking
should be explored.
d. Diversity and High Density Residential Policy 1.6.
Land use density Including high density housing is
Land use diversity. Including high-dBpsity housing, encouraged fn these areas.
should be encouraged but new fgw density housing
sbolrid be discouraged. This housing will prgyide a Policy 1.7.
transition to lower Intensity adjacent areas but also Except in the downtown center, low density housing in
proylde transportation balance and energy conservation these areas should be discouraged. However, low
by having housing In close oror.pmity to jobs and density housing in thr~.e areas may be required to
services, provide mitigation from the Impact of adjacent or near-
by major activity areas, to Include IH-35 and Loop 288.
C e. Low Density Neighborhood Protection j?Qfiry 1.3.
Thl development of these high Intensity centers and
Low density residentlal areas on the fringe of these corridors will not disrupt existing residentlal
majoracQvity centers should be protected by such nelahborboods or future predominantly single family
measures as Intensity gradation, stict site design development.
reouiremenSa. transportation planning and
Implementation. land use balance and landscaping. Policy 1.8.
Further, traffic planning should ensure ha no_LgW Existing and future low density residential areas on the
residential streets are utilized for gene-al circulation o jttnge of these msior activity centers should be
the centers. Development of nelohb orhgQiL=QdatOons protected b_v such measures as land use transition, such
and councils are encouraged to further ensure as office, medium density housing, campus style
ngjghbonccod protection. business parks. and open space, and buffering: site plan.
design reaufrements and transportation impact analysis, f
that would be part of zoning case analysis. 1J
! Policy 1.9.
ILili planning should ensure that no local residential
streets asp utilized for goneral circulation to these high
Intensity areas.
Policy 1.5.
Zoning case related Intensity enalys!s In these areas Is
f7 not necessary.
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2. Moderate Activity Centers Objective 2. Moderate Intensity Areas and Corridors.
a. Purpose and Intent A wide diversity of land uses that is less intense than
that in major activity areas will occur along highways
The purpose of identifying moderate activity centers and designated arterial streets and their Intersections,
parallels many of the purposes discussed earlier for
major centers, including balanced city wide growth.
Planning infrastructure for the limited size of these
centers helps ensure balanced development in the City.
b. Location and Size Policy 2,1.
Locations: as shown on the Concept Map.
Moderate activity centers are located at the intersection
of two primary arterials and at strategic locations
abutting a freeway and are spaced approximately a mile
apart.
The general locations of moderate centers are shown on
map on page 16. These centers are a maximum of 60
acres in size. Other centers may ba larger or smaller or DELETED
located less than a mile apart as necessary for specific
panning reasons.
c. Intensity Standard Policy 2.2.
tntensity Standard. The intensity standard for moderate
The intensity standard for moderate activity centers Is activity areas Is a maximum of 350 Intensity trips per >
350 vehicle trips per day per gross acre It/d/ac). A 60 acre.
acre mode=ate center for example will have a total of
(60 ac X 350 t/d/ac) 21,000 intensity standard.
d. Diversity Policy 2.3.
Diversity. Land use diversity will be e0pcuraoedJn
Land use diversity will ba encouraged in moder ta moderate areas to 2r_mQJ1-tj1%f9lf9fYrZ
centers to promote the followlno:
- A sense of "mY-part of town" {the yjllgge center Improving the cpmmunity's Imace.
gQncg2lj Reduction of cross-town traffic.
. Intensity on land use gradation _ • Location of lobs and housing in a proximity
ransoor'ationAand use balance {reduction oj, Access Is adequately managed. such as timjljng
crosstown tfafficl curb cuts. providing parallel accgsl rOpdi and
Location of lobs and housing in close proximity developer provided turn lanes and foadt+av
e capacity enhancements.
Lan, use diversity shell be defined as uses other than
the dominant land uses In the area such as commercial. DELETED
talai._lirlht dustrial. and office.
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1i Bonus McY 2.4.
Moderate Are Bonus. Intensity bo, y&!-4_:or mixed land
The diversity policy of the Plan allows for Intensity use developments that Include py, 1g. or nonprofit
bona es for mixed land is t~gyg(Qptnents that Include community type service facilities or uses. such as j
public or nonprofit commu0ity type service facilities or churches. schools. libraries. fire stations, police stations.
uses. such as churches. schools, libraries. fire stado s. parks, open spaces. or governmental offices may be
police stations, parks. open spaces. or governmental given. A developer may qualify for an Intensity bonus
offices. To meet the requirements fora bonus. land for for a mixed use development by putting a community
the community facility or use must be within the 60 acre type facility or designating a land use for a community
designated area of a moderate activity center and facility at or closoto a major intersection in the
cannQt abit the outer boundary of the center, moderate area.
A developer may qualify for a bonus by putting a The formula for calculating intensity bonuses shall be as
community type facility or designating a land use for a follows:
communitl, facility at or close to the major Intersection
of the moderate node. Number of acres, x 350,
plus
The formula for calculating intensity bonuses shall be as Number of acres, x 607
follows:
1 =Number of acres designed for governmental offices
Number of acres, x 3507 or community services and facilities
plus 2 =Intensity factor for moderate center
Number of acres, x 603 3 =Intensity factor for low Intensity area
( 1 =Number of acres designed for governmental offices The intensity bonus can be used to extend the
or community services and facilities boundaries of the moderate area. For example, a 5 acre
2 =Intensity factor for moderate center park shall earn a bonus of 2,050 intensity trips {5 x 350
3 =Intensity factor for low intensity area + 5 x 60}. It this is used to develop multi-!amity
housing at 25 units per acre it will expand the center by
The intensity bonus can be used to extend the (2,0501200,) 10.25 acres.
boundaries of the moderate center. For example, a 5
acre park shall earn a bonus of 2,050 intensity trips (5 4 =Unitslacre multiplied by number of trips generated
x 350 + 5 x 60). If this is used to develop multifamily by Land use, e.g., mufti-lamily generates 8 trips per unit.
housing at 25 units per acre it will expand the center by
(2,050!200.) 10.25 acres. The developer providing the community facility is-Ibg
Individual who receives the bonus and the bonus may be
4 =Unitslacre multiplied by number of trips generated a Increase In Olt int nsity allowed for the
by land use, o.g., multi-family generates 8 trips per unit. damper's land.
• TI:le evelooer oroviding the community facility Is the i~
Individual who receives the bonus and the bonus may be
A Increase In land or in the Intensity allowed for the
dMtoper,s land.
2) Commercial/Retail Limits
• In order to encgae diversity In the rTloderr~@ ygG4,
commercial/retail land as shall be limited to ~ of the •
total acreage of}t1e center. For example. a 60 acre
moderate center can accommodate a maximum of 20
acres of commercjai/retail land use. In addition. the 113 DELETED
rule shall not apply to a moderato node that has been
expanded by a bonus, therefore all Intensity gglned from
the bonus may be deslarialed for commerclaf/recall Use}.
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Commerslallretail land usgs shall be encouraged in not
more than three corners of an Intersection that DELETED
incorporates p moderate center,
e. High-Density Houshig Poky 2,5.
Hiah-Density Housina. High-density housing Is
TU Plan encourages high-density housing Including encourage{ in moderate areas under the following
manufactured housing In the moderate centers under conditions:
the following conditions:
1 Transition an !or buffering between land uses.
1) Transit ion between land uses
21 Diverlity Isee abovel 21 No direct access to a single family residential aj=L
31 At least one ecce5s by a primary or secondary
arterial with no direct access on a residential street 31 Good site design to protect adjacent single family
41 Limit conce:+i;_.'Won In moderate node to 750 units areas, such al utilizing large setbacks. landscaped front
"parated by 112 LVe from another_concentratign yards, h ffe g: and edeguate open apace or recreation
5L GoQd rise design standards to protect adjacent slpgl$ facilities for residents.
family areas, such as uflizing large setbitcks.1an>i-3japed
front r ,preening and fences.
f. Low Density N_.je ghborhood Houst^.g Protectiop
Low density residential er ag should be protected by
strict site design control with setbacks. parking.
buffering. and landscaning_Leguirementp Further, traffic DELETED
planning should ensure that npJocal residential streets
pto utilized for general circulatiop to the high or
moderate intensity developments.
g. Strip Commerc-W
IL3 kP-Inte f the plan to, encourage centers of
activities and, to digg uo rage strip commercial DELETED
development. This will be arcomolished by;
11 Limiting curb cuts
21 Re_guirin93 to plan review (I.e.. parking. setbacks,
etc,l
XLFncouragling divursity on maior arterials fcommerolal
e ngdes broken up by high density housing. offices. e1c.1
41 _ Discouraging unsightly and hazardous strip DELETED
commercial by regulrina scan restrictions. buffering by
nreenbelts and/or IendsuDW-Q '
EL Limiting amounts of commerclallretail land use In
moderate and low intensity areas.
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3. Low Intensity Areas Objective 3. Low intensity Areas.
a. Purpose and Intent Low Intensity areas include all areas on the concept map
that have not been designated as High or Moderate
All areas not designated high or moderate Intensity areas intensity areas. Most residential, especially single family
are considered low intensity areas. The primary purpose development will be preserved, developed, or
of these areas is to ensure the overall land redeveloped in safe, attractive, uniquely Identifiable
usettransportation balance by controlling the overall strong neighborhoods,
density and intensity. Further, these areas represent
primary housing arras in the City of Denton. Thus,
these areas should emphasize residential use instead of
a mixture of residential and nonresidential.
b. Location Policy 3.1.
Location: As shown on the Concept Map.
The general location of these areas is shown on the map
on page 16.
c. Size/Intensity Policy 3.2.
Intensity. The intensity allocation is a maximum of 60
These areas are planned to correspond to an overall trips per acre.
intensity policy measured at 60 trips per day per gross
acre. The areas should be approximately 640 acres.
d. DiversitvlNeighborhood Protection Polity 3.3.
DNefsitv[Nelghbothood Protection. Small scattered sites
Low density residential, small scattered sites of of medium and high density housing, and nonresidential
opartIIlents. and nonresidential uses are encouraged In uses may be aIlowed sublect to the following limitations:
all areas of the City sutiect to the following limitations:
11 Strict site plan control within 1.600 feet of exlstino Policy 3.3.1, If the overall densityrintensity standard Is
low density residential areas. Developments must violated. a development may be !IubJect to (a1 strict site
maintain the character of the area with architectural plan, architectural or design review that maintains the
design and fandlcepina. area's rharacter. lb) additional landscaping and
2L Traffic design to ensure that multifamily and buffering. and I c1 mitigation of potentially harmful
nonresidential uses have access to collectors or farger Impacts
arterials with no direct access through residential
streets, Policy 3,3.4. Sufficient green pace, recreational
31 The overall densitvrintensNv standard Is not violated. facilities and diversity of parks are provided.
41 Sufficient green space, recreational facilities and
diversity of parks are provided. Policy 3.3.5. Input (nto planning and development
.5I_hputhL tmnjMbv neighborhood associrltlons and review by neighborhood associations and councils is
councils (s encouraged. This oolicv is Intended to encouraged. This policy Is Intended to generate input .r
generate Inpytpnd not veto power, and not veto power.
Palicy 3 3 11 Existing low density housing Is protected
f2k good land use transition. screening, buffering.
• AsLe uate open space. InrtdIrAoed front yards and
buildings In character with the net orhood.
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e. Non-resid nVallRetail/Multl-Family Concentration Policy 3.3.6. Non-residential development should be
located at Last a haN mile from any other
11 Neighborhood Service Center non-residgntiallretell develooment measured along end
on the ADM- side of a street.
Neighborhood service centers are smell nodes of
nonresiden,ial establishmgnis Intended to offer mainly Policy 3.3.7. The size of non-residential development In
convenlence goods and cervices at the neighborhood low intensity areas should not exceed from 2 to 5 acres
level. These centets shall be located at least a half mile depending on their access to a specific category of
from any other non-residents lfretail center. The size of street, as follows:
non-residential centers vary from 2 to 5 acres depending
Qn their access to a specific category of thoroughfare. D'rect access to freeway - 5 acre
Direct access to primary or secondary arterial - 3 acres
Dirgpt access to freeway - 5 acres Direct access to collector street - 2 acres
Mect access to primary or secondary arterial - 3 acres
Direct access to collector strggl- 2 acres
21 Multi-Family Con r r iQn Poiicv 3.3.2. HTgh density housino and nonresidential
Ms have access to colLestors or larger street
Multifamily houshig Is defined as apartment highways, and no direct access through residential
development with density of 12 units or mort per ML streets.
The sire of multi-family concentration shall vary from
100 to 2%Lu-nits In one location depending on access to Ppijsiy 3.3$, High density housing Is defined as any
a specific cateoory of thoroughfares, housing development with_ denshy_of 12 un ttss or more
per acre. The size of a high density housing
concentration should not exceed 100 to 200 units In
one location depending on access to a specific category
of street. as follows:
Direct access to freeway - 200 units Policy 3.3.1 Adeguste access management such as
Direct access t primary or secondary arterial - 150 units limifngcurb cuts and developer built roadway ca ap city
Direct access to collector street - 100 units liprovements such as turn 1_nes. traffic signals. and
paraiie! access roads. occurs.
Direct access to freeway - no limit.
Direct access torimary or secondary arterial - 160
kits
Direct access to collector street - 100 units
Multi-family concentrations shall be located at least 112 Policy 3.3.9. High density housing concentrations
• mile away from the nearest multbfamily concentration. should be located at least A mile apart measured slang.
and on the same side of a street
Policy 3.3.10.- Using street and other pubiic facilities
are adequate.
Po1cv 3.3.12. Adverse impacts are mitigated,
I.- Manufactured Housing Policy 3.4.
• Manufactured housing may be comostible with and
Manufactured housing may be compatible with allowed In low intensity areas aybiget to the following
diu- opm= io the low Intensity areas sublect to the conditions:
following cgnSlitIOM l
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11 The overall Intensity standard not to be violated 3.4.1. The overall Intensity standard Is not exceeded.
21 No concentration of more than 200 units 3.4 2. No concentration of more than 200 units.
31 Access by a collector street or laraer 3.4.3. Access by a collector street or larger.
41 Strict site plan control within 1.600 feet of exIstlpg 3.4 4. Adverse impacts are mWaated. _
sTOale family residential
61 Sufficient green soaceereat(on facilities etc. 3.4.5. Sufficient green space and recreation facilities
provided are provided.
61 Input Into planning by neighborhood 3.4.6. Input in the development rQylW_2LQ9ess by
nearby neighborhoods.
9. Strip Commercial EaUay 3.5. Any form of continuous sip commercial
develoomen: Is strongly discouraged In low Intensity
Anyfo m of continuous strip commercial Is stronaly areas,
discouraged Inlor near low Intensity areas.
4. Intensity Allocation and Calculation Objective 4. Development Decision Making Process and
Criteria.
As a general planning policy, a specific development
should only make use of a proportionate share of the trip In order that development and zoning considerations be
/ generation intensity allocated for the Intensity planning made consistently by basing them on the policies of this
area affected. This policy is based upon the ratio of the plan, and in order to be In accordance with stale law
acreage of the proposed development to the acreage and the city charter that require consistency with e
contained within the intensity plan ning area In which the master plan, the following policy analysis, decision
development is located. making process and criteria will be followed.
Policy 4.1.
Intensity Allocation and Calculation. As a general
planning policy, a specific development should only
make use of a proportionate share of the trip generation
Intensity allocated for the Intensity area in which the
development is proposed.
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When making a land use decision that affects a low or Policy 4.1 (continued)
moderate intensity planning area, the trip generation A proposed development's intensity, as determined
standard for the planning area must be defined. If the using the following chart, should be compared to the
area is 640 acres and it Is a low Intensity area, then the Intensity area's intensity standard. Low intensity areas'
maximum trips would be 60 tld/ac X 640 ac or 33,400 standard Is 60 Intensity trips per acre; moderate area,
t/d/ac. The trip generation Intensity used by existing 350 intensity trips per acre.
development and zoning in the planning area should then
be calculated. The unallocated capacity of an area can TABLE I:
then be determined. TRIP GENERATION RATES BY LAND USE CATEGORY
Trip Avert ,
Land cenera5'on Level Avg.
Use factor or Trlpiv
Category (per unit! oeveropment Acre
Singh Family 5F-16 10 Trips 2.0 unitsloc 20
Singts Family SF-13 10 Trips 2.5 units/ac 25
Singh Family SF-10 10 Tripe 3.0 units/se 30
Singts Family 5F.7 10 Trips 4.20 units/ac 42
Mobile Homes 10 Trips a unita/ac 80
Duplex 10 Trips 9 unltahc 80
Multi-family MF-R a Ups 12.5 uniu'ac 100
Multi-family MF-1 9 Tripe 25 unita!ac 200
Institutional 35 Trips-1,000 sq' 2,439 sq`/ae as
Industrial 6 Trips/1,000 sq' 17,424 sq'lac 105
O(fiWGovernment 15 Trips/ 1000 sq' 21334 sq'lac 350
CommercialJotail 60 Trips/1.000 sq' 10,834 sq'lac 650
Parts 30
If the intensity generated in the area by the existing Policy 4.1 (continued)
development and zoning does not exceed the standard, Fur instance, a proposed retail development, generating
then trip generation intensity is allocated to the 650 intensity trips per acre, in a low intensity area with
proposed development under the general policy of a 60 intensity trip per acre standard would be
proportionate share. An example is, a 160 acre specific incoc3istent with this policy.
development in a 640 acre low Intensity planning area
would be allocated 9,600 trips per day, which is 114 of Proposed development may be evaluated an an acreage
the allotment for the entire area, To compare the bases, or, it known, on a square foot of building or
general policy with the proposal, the trip generation number of building units per acre basis.
Intensity to be used by the proposeJ development must
be calculated. If the proposed development does not Policy 4.2.
violate the general policy of intensity allocation, the All proposed development, whether it Is consistent with
request would be evaluated in reference to other policies the general policy of intensity allocation, or not, should
O of the Plan, be evaluated in reference to other policies of the Plan.
If a specific request violates the general policy of Policy 4.3.
proportionate allocation a determination should then be If a specific request violates the general policy of
madr, whether there are planning considerations that proportionate allocation, a determination should then be
would warrant approval of a disproportionate allocation made whether there are planning considerations that
of intensity. The Planning and Zoning Commission and warrant approval of a disproportionate allocation of
City Council should consider the following items, but are Intensity, The Planning and Zoning Commission and
O not limited to these items: City Council should consider the following items, but are I O O
not limited to these items;
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a. The location of the proposed development in Policy 4.3.a. Has a disorooortionate share of intensity
reference to existing or proposed oublic facilities. such been previously allocated according to existing use or
as streets, water or sewer lines. end alnage facilities, gxisting zoning? Should this existing xont a b
In this regard, the City's Master Piar, for public faciiitjgq e iuyA_ ated)
should be considered. It may re found to The more
4gslrable. for example. to alloeace more trip agneration Poiicy4.3 b. The location or. the proposed development
Intensity to a orooosed deyelopn:gnt that is adiecent to. in reference to existing or orooosed public facilities.
or would hayg coovenient access to. existing or such as streets, water or sewer lines. and drainage
2=osed major thoroughfares. major water and sewer facilities, fn this regard. the City's Master Plan for
bags and drainage facilities. public facilities should be considered. It may be found
to be more desirable. fgr example. to allocate more trio
generation Intensity to a proposed development that is
adjacent to. or would Piave -convenient access to.
existing of orooosed malor thoroughfares major water
and sewer lines andIainege facilities.
b. The topography of the'pnd in the planning area and Policy 4.3.c. The environmental impact of the proposed
the orooosed develggMrLfft. There may be reason to deyejQpMrent. There may be reason to allocate less
allocate less trio generation intensity for a specific Intensity for a specific property that would damaae or
argoeny eha.LwQvld otherwise reaulre malor modification othe, isoni_re melor modification of natural drainaaa
2f-oatutal drainage areas, the removal of large masses of areas the removal of large masses of trees thq leveling
irges. the leveling of hills, and other major topographical of hills. and other major topparapjldl modifications to
modifications to develop. develop.
( c. The land use in the planning area and surrounding Policy 4.3.d. The proposal ~}hpuf be reviewed t
areas. The proposal should be reviewed to determine determine Its compatibility with existing and potential
the comWiNhy with existing and potential land uses In land uses In the surrounding area,
the area and surrounding arpp,
d, The allocation of trio generatton intensity in reference Molloy 4-3.e. The allocation of trip generation intensity
Jg_Qther policies of the Plan. such as, the orotectfpnQ[ In reference to other policies of the Plan, such as, the
older neighborhoods and single family housing: djversity rop tectiQn of older neighborhoods and single family
of housing: and the concentrahpn of apartrnenis end ho Ing: djv rsity of housing: and the concentration of
Office/retail sites. apa_ rtmonis and office/retail sites.
Policy 4.3.f. Negative Impacts have been Mitigated,
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It the City Council or the Planning and Zoning P0cy 4.4. Intensity Amendments. The City Council or
Commission wants to raise the intensity standard for a the ?tanning and Zoning Commission may consider
low or moderate area, the Planning and Zoning raising the intensity standard or intensity boundaries.
Commission and City Council should conduct a special Howevur, if the standard is increased, this action does
study session, focusing on the intensity question and the not mean automatic approval of an individual proposal.
impact of changing the intensity standard. The specific
study process shall be determined by the Commission or Policy 4.5. Intensity amendments are considered
Council, but the study must examine the intensity amendments to this master plan, and will follow the
allocation for the city as a whole and how that level will following process:
be mrintained. However, if the standard Is increased,
this action does not mean automatic approval of an The review process consists of a study session by the
individual proposal. Planning and Zoning Commission, a recommendation by
the Commission to the City Council, and Council
determination of the amendment for a change in the
intensity.
Notice will be provided to the public. A petitioner, or
land owner, or staff may be required to prepare a study
containing any information established by the Planning
and Zoning Commission.
The study should be submitted to or prepared by the
staff for review. After the staff has reviewed or
prepared the study, it wi!l be submitted to the Planning
and Zoning Commission, who would make a
recommendation to the City Council. The focus of the
Planning and Zoning Commission study will be on the
intensity question and the impact of changing an area's
intensity standard.
Policy 4.6.
ZONING CASE DIAGRAM
In specific oreas of left-out lots or whert. a Policy 4.7. I
disproportionate allocation of intenrity has already been The level of scrutiny for development proposals that are 1
granted, the proposed development will be evaluated in inconsistent with the development policies of this plan
reference to the least intense, most logical land use for me/ increase. More analysis, mitigation measures,
property in the area. In addition, the effect on the review of site plans end/or architectural and landscape
surrounding planning areas and compatibility with other design may be required.
policies of the Plan should be reviewed, Other options
that may be considered are changing zoning of vacant
higher intensity property, expanding the intensity area by i
reducing the size of an adjacent area, or Increasing the
standard. However, this should not be interpreted as
increasing the maximum intensity allocation.
The intent of the allocation policy Is to maintain an _
intensity balance in each area so that the intensity in the I O 0
City is equally distributed. The general policy Is to not
alluw a disproportionate share of Intensity; however, DELETED
depending on the area and planning reasons, certain
parcels may receive more than a proportionate share.
i
The specific formula for calculating Intensity is located
in Appendix A.
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5. Boundary Definition Objective 5. Intensity Area Boundaries.
The boundaries of the intensity areas are shown on the Intensity area boundaries should be defined using logical
concept map in general locations within the planning and traditional planning techniques in such a way as 10
area. Detailed boundaries are defined ►n Appendix A achieve the Plan'e goals and objectives.
(available from the Planning and Development
Department) and on the Intensity Area Map, as approved Policy 5.1.
by the Planning and Zoning Commission and adopted by The following should be considered Nhen defining
City Council. The lines for the areas are established by Intensity area boundaries:
using the following criteria:
e. tow Intensity Areas
1) The Denton Development Plan pro\ ides the general
location.
2► The model size is 640 acres which represents a
traditional large neighborhood. DELETED
3) The area should be defined by logical and traditional
planning boundaries, Including major arterials, railroads,
natural barriers such as creeks, zoning boundaries,
property lines (large ownership), and similar boundaries.
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Some areas of town, however, may not follow Policy 5.1.a. Draw boundaries along easily identifiable
traditional planning boundaries. The neighborhoods may physical features such as creeks, thoroughfares and
use common facilities and service areas and may have a railroads. E
history of mutual concerns. Therefore, these areas have
a socio-econom c and physical land use interdependence Policy 5.1,b. Environmental features: In order to
which is classif ad by non-traditional boundaries. protect natural resources special consideration should be
given to floodplain areas and sites with slopes and trees
being placed in iow intensity areas.
Policy 5,1.c. Land use and zoning: As far as it is
practical, intensity area boundaries should be drawn so
as to Include existing land uses (built) and current zoning
in the corresponding intensity areas based on the
guidelines given in the Denton Development Plan.
Policy 5.1 d. Location and shape of tract: Certain
tracts of land, because of their shape and location in
relation to railroads and thoroughfares and/or existing
non-residential development, should best be used for
commercial/retail or light industrial type developments.
Whenever these sites abut a major activity or moderate
intensity area, the boundaries should be drawn to
Include these tracts as far as it is practical to do so
considering all the other variables. \
Policy 5.1.e. Land use compatibility: In reviewing J
existing land use and current zoning for future
development, an attempt should be made to integrate
land uses that are compatible and to separate those
uses that are incompatible.
Policy 5.2. In some areas of town, however, boundaries
may not follow traditional planning boundaries.
Neighbors may use common facilities and service areas
and may have a history of mutual concerns. Therefore,
these areas have a socio-economic and physical land
use interdependence whose boundaries may not be so
easily seen.
4? The intensity areas are a network; therefore,
adjacent arias should be reviewed to Insure that DELETED !
boundaries are following the criteria and not conflicting
with the ad,acent area meeting the criteria.
51 Unique areas which might distort the Intensity
calculation in an area should be evaluated. Generally,
areas must be able to absorb urban growth, and some DELETED 0 O
areas shoe 'd be excluded that would distort the intensity
of an area. Examples include major freeways and bodies
of water.
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b Moderate Activity Centers and Major Activity Centers
The same criteria used for determining the low intensity
area boundaries should be followed except the model
size is 60 acres. The location of these areas are outlined
in the Plan. Logical planning boundaries should be DELETED
evaluated to ensure a network exists with the adjacent
areas.
6. Intensity Amendments
As stated in the Introduction to this chapter, "A change
in an intensity standard is considered a major decision of
the City.' Incremental planning activities and/or
decisions such as zoning and planning for utilities, DELETED
drainage, transportation, and parks which can directly or
indirectly change intensity should be reviewed to
determine the impact on the intensity of the City.
The review process consists of a study session by the
Planning and Zoning Commission, a recommendation by DELETED
J the Commission to the City Council, and Council
1 determination of the need for a change in the Intensity.
11 The Commission will review requests by petitioners, land
{ owners and staff at study sessions set quarterly. Notice
l will be provided to the public. If a petitioner or land
owner, does not wish to wait until a scheduled study DELETED
session, the petitioner or land owner must prepare a
study containing the information below plus any
information established as part of the procedures of the
Planning and Zoning Commission.
a. Intensity analysis of all adjacent intensity areas.
b. Impact of proposal on boundaries of adjacent areas.
c. Effect of this proposal on the overall intensity
balance of the City. Inttnsity areas should be identified
where intensity may be reducer; {floodplair., parks,
highways, e1c.1 to offset the increase. A study may be
necessary to justify the reduction using the same criteria
• for the original proposal. Lend use areas where intensity DELETED
may be used to offset other land use areas are restricted
to land uses In the specific planning area under review
and cannot be land uses already accounted for in the
intensity formula as outlined in the Technical Appendix
to the Denton Development Plan la separate document).
i
• An Increase that would change the overall Intensity of I~ • O
the City should not be approved,
The study should be submitted to the staff for review.
After the staff has reviewed the study, it will be
submitted to the Commission, The Planning and Zoning DELETED
Commission will then determine if a special study
session Is in order,
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The focus of the Planning and Zoning Commisslon study `
will be on the Intensity question and the Impact of
ct angling an area's Intensity standard. Other planning DELETED E
decisions will be considered separately from the intensity
question.
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C. Hcusing Obiective 6. Housing.
The purpose of the housjpg policTes is tg_ encourage Alternat"'a types of housing that respond to the
alternative types of housing that respond to the differing differing economic and Individual fife-stvfes of Denton's
economic and indMdual life-styles of Oenton's citizens. citizens and that protect existing and future
pLQ;eptexisting and futurlmeighborhood integrity and neighborhood integrity should be developed in all areas
insure that the overall city-wide intensity 12olicy_le of the city to promote bMtr utilization of Infrastructure.
maintained The following s2e ific policies provide the more energy efficiency. reduced traffic congestion and
guidelines icr neighborhood protection and housing as sens$of community.
diversity within the context of the plan's intensity
12l4 c es.
1. HoUsing Diversity Policy 6.1.
Housing Diversity. It is the policy of this plan that
It Is the policy of this plan that housing diversity bg bousing diversity be strongly encoureaed in Denton as
strongly encouraged in Denton as a whole. The policy a whole. The policy of housing diversity Is closely
of housing diversity closely related to housing size. related to housing size. density and cost, Housing
density and cost Housing density is defined in units Der density is defined in units per Acre es low 10 less th$q
acre as low (0.51, medium r6-less than 121 and high f.f3 61. medium 16-less than 121 and hie 12 and aver).
and overt. In striving for the coal of housing diversity.
consideration should be given to the following:
p. P!alide a wide range of houiina tYges in such Mice 62.
quantities cry-wide pnd sector-wide thpt eorresgond to The Dian encourages the orovislon of a wjde range of
Denton citit~ns' financial capabilifie _M b_gusina types In such guantities city-wide and
r differing liflife_sly u, sector-wide that correspond to Devon citizens' financial
capabilities and desires for differi9 life-styles.
l b. Emphasis should be given to the development of Pglicv 6.3.
diver i i hgkslt!tg in all seGOrs of ihr city. which also Emphasis should be given to the development of
ingge3SS_1haS-Qne housing tune should not be diversified housing in 14 sectors of the city. which elsq
concentrated In any one sector of the rty. This pgfty ;yWg is that one housing type should not be
will tend to DrQmol0 balanced growth which provl,gs SSDjgUrflted in any one sector of the city,
p n fl "f balanced Idnp values, better u i r tion of
infrastr irQtprg,. more mpray efficiency.LEduces trafU Policy 6.4.
congas_ti9n-Dnd_vroyid33~3.e.~.1!! fTL.+i4iLIIllttllyIn oll There shoulA-pe_good site design transition between
areas of the city, different housing!Yges and density such as, greenbelts.
1 housing density gradation, and hufferir,a.
o._D_iy_e_rsified housing patters should be well_Jpprlgd
to Insure lh,Tt_tl! neighborhood irttegrltyli maintained. QELETED
samples of Dia-pning_p911QiS~@L€:
i
11N4_tya€4Lh4tJ3iin ov€rlv concentrated in one area, Policy 6.5.
21S~24S1.s tg~g~slgn transition between houslna tyPes Roads shgjid be do :Igned so that higher density housing
aR5i~1 1 ily. YI€C[L17S]SL1t9Yar1g~S451iY_Stitllitti49en can be servud without flowing through lower density
Pr hill€cuml desia2 areas,
.31 Transportation design so that higher density housing ,
fl" cane served without flowing through lower density ED& 66, I 0 0
J areas.. pjWrent modes of transportation should be Inlegrpted
41 Provide for different modes of transportation to be within and between neighborhoods and activity centers,,
Integraled within and neigh Qr ids an
activity centers. Policy 6.7.
51 Create codes and ordinances to promote and Ordinances should maintain the oualily of smaller sized
encourage the quality of smaller size housing. housing.
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2. Housing Cost and City Regulations Policy 6.10.
Housing Cost and City Req aligns. If it Is important to
Current trends in development standards have reduce the cost of housing by encouraging growth in the
increasingly added rggulrements to encourage higher low to moderate housing market. according to, but not
quality housing but In so doing have raised the cost of limiled to. the fokwing:
housing by Mitring these costs to the developer and
then to the new homeowner. The policy of this plan is
l4 reduce the cost of housing by encouraging growth in
the low to moderate housing market. For example:
a. Allow greater flexibility In the sitting of a house on r Policy 6.10.1. Allow greeter flexibility In the siting of a
lot, rea i~ ring oniv a maximum building eoyeraae, front house on a lot, reaul6ng only a maximum building
yard requirement and fire tlgparation. coverage. front yard requirement and fire separation,
b. Provide more flexible lot width and depth
reguirements as long as the minimum lot size Is QoGcy 6.10.2. Provide more flexible lot width and depth
maintained. requirements as long as the mininjurn lot size Is
C. EAMors and Implement housing development maintained.
wncepts such as town houses or semi-detached houses
sharing a larger recreational and green specs, Policy 6.10.3. Explore and implement housing
development conceats such as town houses or
semi-detached houses sharing a larger recreational and
green space.
3. igh Density Housinu Policy 6.8.
Koh density housing should be dispersed throug out the
High density housing Includes aoartments_and other city with lirnited concenlration in any planning area, )
forma of heusingwith a density of twelve (121 units and
over per acre. it is the policy of this-plan-that high
density housing he dispersed throughout the city with
limi :d concentration In any planning area
a. Moderate Activity Centers
The plan encourages high density mi-sing In the
mogerale activity centers but limits the size of DELETED
yoncentration to 750 units with on9 half mile 11121
separation ySee policles In Section Bl.
~J ow Intensity Areas
e Ldividualized sites or small areas throughout thnSity
would be permitted only if it meets es a minimum the DELETED-
following conditions: r
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11 Direct access-tc_p collector street or larger '
thoroughfare.
21 Acce._is to pedestrian, bike and public transportation
(when available).
21-.$tdct site design review for all prolecls within 1.600 DELETED
fggt of existing single family dwellings. The Intent is to
protect existing housing as a orlority policy by good
transition. screening. open space, landscaped from vards
in character with nelahborhood. This oolicy does not
gtphNt multi-family within 1.600 feet of existin"nglg
family housing. but does emphasize Droner site planning.
41 Not to exceed the overell Intensity standard.
51 Existing street and uther public facilities are adepuate
infst z rapacity for all modes of transportation.
6) The size of apariment concentration shall vary
between 100 end 200 units in one location. depending
on access to a specific category of thoroughfare (Refer
to Policies In Section 8).
46 AD Aments• Recrealfgn FacilWes and Site Planning E2ky-LfL
Apartments RecteaVon Facilities and Site Planning It
11 is recognized that multi-family developments Dlagg Is recognized that m{Iltl-family developments place
greater strain on community recreational facilities. The greater strain on community recreational facilities. The
intent of this pokey therefore is to encourage ppaftment Intent of this oolicy, therefore. Is to encourage
corrmDIu3y to or deguole open space and other apartment complexes to provide open space and other
rS re i-Q jocilities to meet the needs of residents, recreat'on facoNfles to meet theneeds of residents.
A1Padmtnt cQniplpxes g- forty-five units and over should Apartment complexes of torte-five units and over should
PmY.WP.b-c-i es.lncluding. but not limited to swimminp provide recreation facilities Including. but not lim(ted_tQ,
pool and exerciu-equipment. swimming pool and exercise ecuioment.
I HoVsinciar d Neighborhood Prparygi Oblective 7. Housing and Neighborhood Preservation.
1 bhs jnLent of thg polcies as well as nuntereus other Ti s Plan encow=4mthe preservation and enhancemant
PQkQLes throuah-ujAhliplan ere intended to preserve our of neighborhoods and the existing housing lock of our
• nelahborhoQ6. the backbone of our community. This community. Including in the following ways:
goal is reir~fors-0--by current unstable economic
conditions. dwindling resoufces. rlsinghousing and
ruwgy-costs and environmerlal_Uncerns at the federal
;Sate pi ,d local levels. Therefore. the preservation of_
gxls in housin° ctQCk becomes a priority The following
are examoley ofspecific policies:
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a. Modify codes to encourage remodeling of housing Policy 7.L
and redevelopment of neighborhoods by providing Modify codes to encourage remodeling of housing and
incentives in taxes and public facilities. This Is not redevelopment of neighborhoods. phis policy Is not
intended to provide incentives to Individuals or to modify Intended to modify health and safety codes.
health and safety codes.
Pyticy 7.2.
Provide tax Incentives for historic preservation {
Policy 7.3. IJf
provide or upgrade public Infrastructure, such as streets
and oarks In older neiahborhoods.
b. The following general policies are suggested for all
neighborhoods, but Darlicularly older neighborhoods:
J) Code enforcement will have a priority in older DELETED
UlQhborhoods.
21 Neighborhoods will be encouraged to Interact with Policy 7.4.
She Planning and Zoning Commission. City Council. other EnaQyt~s neighborhoods to Interact with the Planning
p1LL.rlpnt boards, end City staff. and Zoning Commission. City Council. other pertinent
boards. an City staff.
r
Qq.licy 7.5.
Encourage city and nelghborhood forums and town
meetings. J
Policy 7.6.
Assist In the formation of nelghbothood associations,
g -rjaLon_*jderation shalt be glygn for the protection Policy 7.7.
Qf of"Lresidepual neighborhoods wl lch have been Give special consideration for the protection of older
Improved or have benefited f rom Community reliMential neighborhoods that have been Improved or
Development Block Grant and similar federal or state have benefited from Community Develooment Block
SAw-d"res. These areas are specifically defined as Grant funded oragrams and protects and similar federal
blows and shown on meson page 48, or state expenditam
1) Carroll Boulevard/University Drive:
DELETED
An area bounded on the south by University Drive, on
• the east by Bell Avenue, on the north by Coronado
Drive, Locust Street, Orr Street and Highway 77, and on
the west by Carroll Boulevard.
2) Carroll BoulevardlWest Hickory:
An area bounded on the south by West Hickory, Welch
• and Sycamore Street, on the east by Carroll Boulevard,
on the north by the south property line of retail and DELETED • • 1
office uses abutting University Drive, and on the west by
Malore, Scripture and Bonnie Brae.
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3) South Carroll/Eagle Drive:
An aree bounded on the sor.n 1.35E. Earl and
Greenlee Streets projected along a straight line to Fort
Worth Drive, on the east by Fort Worth Drive and South DELETED
'wroll, on the north by Eagle Drive and on the west by
Collier Street.
4) Morse Street/Woodrow and Audra Lane:
An area bounded on the south by Dallas Drive, Duncan,
and Kerley Street and the north property I:ne along
Shady Oaks Drive, on the east by Woodrow and Audra DELETED
Lanes, on the north by Wayne and Mozingo Streets, and
on the west by the railroad, Prairie Street, Avenue A and
the raIroad to Dallas Drive.
51 South Carroll/Parkway:
An area bounded on the south by Parkway Street, on
the east by Oakland and Locust Streets, on the north by DELETED
University and on the west by south Carroll.
6) Oak-Hickory Historic District:
C An area comprising blocks number 328, 329, 330, 336,
476 and 493 and part of block 475. The boundaries of DELETED
Cie Historic District may be an.ended from time to time
over the plan period.
7) Additional Areas:
Other areas may be added to this list from time to time DELETED
over the plan period.
I Ir, reviewing zoning, su.bdivis!on, ca2M E4ricY_7.6
ImptpYSDl£Rts ~Dd other proposals. existing In reviewing zoning, subdivision. capital Improvements
ngIghborhoods will be given specifiF considgtgtion to and other orooosals. give exiting nelahbgrhoods
ensure stability. Compatible redevelopment .lg Specific consideration to ensure stabiljly.
encouraged. including the priority expend iI a of public
funds over newly expanding areas. Policy 7.9.
• Support compatible redevelopment through a variety of
means. Including where appropriate. the expenditure o!
PSlIZjiEtu n ds • ~
Specific review criteria will Include: Policy 7.10.
Encourage upgrad!ng or eliminating deteriorating.
1 Upgrdding or eliminatingLolder deteriorating VnIA1p epos prone structures to the extent that It
0 structures will be encouraged to the extent_%hat It Is Is fudged positlve for the overall neighborhood and
Judged positively for the overall neighborhod. consistent with historic oreservetlon and flood plain 0 0
policles. plans, and ordinances.
C
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21 Review criteria will consider the impact of proposed Policy 7.11.
development in areas a latent to or nearby existing When considering development in older adiacent or
eider neighborhoods. Proposed development In nearby nearby neighborhoods. the development should be
neighborhoods should be [ydoed by the some design and fudged by the same design and development standards
development standards that would be applied if the that would be applied if the development was proposed
development was propos^d in the axle jug neighborhood, in the existing neighborhooL
6. Spot Aparrent} In Older Neighborhoods
Some older nelghborhoods have been coened up to
apartment development and there are some unlaue
peels that are lot suitable for further single famIt
development. If higher density housing Is to be alowed. DELETED
then. it is the policy of this plan that existing single
family will have a priority for preservation. For example:
0,-AUartmenl In the older nelghborhor.ds in addition to Poficv 7.12.
complying with the concentration and separation policies Apartments in Older Nelghborhoods. Apartments In the.
of this plan should also have strict site design standards older neighborhoods In addition to complying with the
liuch a.3; concentration sad separation policies of this plan should
glao follow strict (eslgn standards such as:
11 tendsoaped front yard. setbacks equivalent In site e1 Landscaped front jfard. setbacks equivalent in site
and ch racier to the ediacent oinolo family. and character to the adiscent single family. l
21 No oarkina In front vpjdp the complex. b) No parking in front yard of the complex. l
31 Limited concentration on any one block (two per c) Limited concenirailon on any one block (two per
block as maximum guidelim, block almaxlmum guideline).
41 Side and rear yard solid scroapIng fences, d) Side end rear yard solid screening fences and
landscaped buffer yards,
INSERT MAP HERE:
"Neighborhood Preservation Map"
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D. Transportation Oblective 8. Transportation.
1. Purpose and Intent The obiectfve of the long-range thoroughfare plan Is to
avoid congestion. Drotect IoW Intensity areas and
The transportation system is the binding force that ties existing neighborhoods, and facilitate multi-modal
the land use pattern together. Lend use intensity and transportation opportunities by providing larger
distribution must be served by a planned transportation thoroughfare capacities (freeway pprriaryand secondary
system. The major purpose of a long-range thoroughfare artedgisl to serve the rnalor and moderate activity areas
plan is to insure that today's incremental decisions not Mnd collector and residential sirepts to serve tho low
only respond to today's needs, but also contribute Intensity areas with predominantly residential land uses,
towards the long-range Land Use/Transportation balance yvith a_network of sidewalks. bikeways, recreational
for the City. The designation of a center to trails, and tLLsit routes.
accommodate high intensity type developments in the
future will require a commitment now with respect to Policy 8.1.
major thoroughfares to serve that center. Thoroughfare and Collector Street Classification and
Policy*
In designing the thoroughfaro system adequate Policy 8.3.
consideration must also be given to ensure that In -deal r 11 g _the thoroughfare system adea aA
commercial and industrial traffic are routed thrcugh consideration must also be given to ensure that
major thoroughfares and not allowed to flow through commercial and industrial traffic are routed through
single family residential neighborhoods. It is the intent major ihorp-ughfares and not allowed to flow through
of this plan that Denton's transportat'on system should single family residential neighborhoods Further traffic
react tc the community's plan and not have planning should ensure that no local residential streets
transportation be reactive to unplanned growth. M utilized for general cIrcpTation to the high or
Mderate Intensity developments.
2. Long Range Thoroughfare Plan
The long rang~horoughfare Dlan is based on a modified
rri _or concept with major Intensity land uses In three
Urban centers generally following the interstate 35
corridor and including the downtown center. The overall
basic transportation policy Is to provide adequate DELETED
1 il' pL eat c+t,y_WjAg_MQbility needs in the fulcra,
ThisJSLG~des auto. bik@ scooter. ardestrian. and local
arrd regiQ_ngt mam transit The long-range thoroughl La
P-1mi 3ho n on the map on pagg_53,
• IhkJLQ gionn g_1h4rgS1ghlaL€~1EA 1~hased on the
rat;ona 13 that larger thoroughfa-os Witb1rnproved levels
of service s im 1ALpirtcrea@s-d 6usiness activities which
j_rt-turn generate more traffic. The jL,eior objective of the {
lonag-rang_e_lhoroughfare plan th iretore Is fp_ provida
Ioserlhgroug ar paclties If 'eeway. primapLand DELETED
sgcndarv -ggejg-Iil to serve the major and moderate
activity centers and collector end residential streets to 40 seyg„the low intensity area_1 with predominantly ii •
residential land uses. There ere also cases in which e
maist_lh2mThfare Is needed to connect mater sections
of the City.
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3. Thoroughfare Classificetion Policy 8.1.1. Freeway. The freeway classification
Includes the Interstate Highways and Loop 288. Keep
a. Freeway Loop 288 as close as possible to a freeway even though
portions of the existing Loop are not In conformance
The freeway classification Inc'udes the Interstate with freeway specifications.
Highways and the Loop 288.
It is the intent of this plan to keep the Loop 288 as close
as possible to a freeway even though portions of the
existing Loop are not In conformance with freeway
specifications.
b. Primary Arterial Policy B.1.2. Primary Arterial. These streets transverse
the City usually with a minimum of 120 feet
These streets transverse the City usually with a right-of-way,
minimum of 120 feet right-of-ways. Landscaped
boulevards and parkways are preferred, if economically
feasible to construct and maintain.
c. Secondary Arterial P,llicy B.1.3. Secondary Arterial. These streets connect
major sections of the city and usually have a minimum
These streets connect major sections of the city end right-of-way of 80 feet.
usually have a minimum right-of-way of 80 feet.
d. Collector Streets Policy 8.1.4. Collector Streets. Collector streets carry
traffic from ocal streets to thoroughfares. Collector
These are specified in a separate map that is updated streets should usually have a minimum of 60 feel
yearly by the Planning and Zoning Commission and right-of-way.
modified as needed by subdivision review of detailed site
plans. Collector street design includes consideration for
all modes of individual transportation. The location and
development of collector streets are subject to the
following considerations:
If Collector streets usually have a minim:m of 60 feet Policy 8,1.6. Collectors may be offset at half-mile
right-of-way, Intervals
2) At least one collector street per area between
arterials to carry neighborhood traffic to the primary and
secondary arterials:
! 3) Collector street (or larger) required for higher
intensity land uses such as apartments, industrial areas,
and commercial areas.
41 As intensity increases, the number of collectors
streets increases.
! Collector streets shoyld not be desigtledlo inerementelly Policy 8 1.6, Collector streatl should not be d9slaned ! 4)
pup to serve as a primary or secondary arterial, to link-up fncremenjally to as to serve es a primary or
Collectors may be offset at half-mile Intervals. Thls secondary arterial
plpggdure Is the same as setting policy to chancier land \
use intensity. If such a land use Intent ev shame is 1
d4zsirable this plan should first be changed to so Indeata
the activity center prior to designating a new arterial on
the thoroughfare plan,
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4, Curb Cuts Policy 8.4.1. Loop 288. The long range plan is to have
controlled access to the Loop. Therefore, all new
a. Loop 288 developments will not be allowed direct access to the
Loop and will be reoulrad to have alternative access to
The long range plan Is to have controlled access 10 the Include thq ptQyIslortof parallel access roads. Existino
Loop Therefore all new developments will not be developments I tale hetwe n US Hwy 380 and 1.35E.
allowed direct access to the Loop and will be reouired tg that have direct access will be reviewed with the
have alternative access. Existing develooments which objective of removing or realigning curb cuts. Thls
bgve direct access will be reviewed with the objective policy shall not be used so as to result In a landlock
of removing or realigning curb cuts. This policy shall not situation when there is no other feasible alternative,
be used so as to result in a land lock situation when
uF is no other feasible alternative.
INSERT MAP HERE: "Long Range Thoroughfare Plan" Policy 8.2.
The thoroughfare and collector street map is shown on
the Concept Map.
b. Primary and Secondary Arterials Policy 8.4.2. Primary and Secondary Arterials. The
primary and secondary arterials are intended to serve as
The primary and secondary arterlefs are Intended to major routes to carry high volume traffic. It is the policy
serve as major routes to carry high volum9 traffic, it is of this plan therefore to s'rlctly limit the number of
the policy of this plan therefore to strictly limit the driveway accesses to arterial streets. Greater emphasis
number of driveway access to art! streets. Greater should be given to on site circulation of traffic in all
glntphasis jtpuld be given to on sae circulation of traffic developments abutting primary and secondary arterials.
tt1~1-dove poments emoting primary and secondary New developments shall be required to provide access
arterials through a parallel access road.
5. Thoroughfare Plan Notes Policy 8.6.
All existing county roads that ere not shown as primary
a. General and secondary arterials are to be designated as collector
streets. In the process of development, these are to be
1) All existing county roads which are not shown as redesigned so that they do not incrementally link up to
primary and secondary arterials are to be designated as serve as arterials. However, furure functional status of
collector streets. In the process of development, these these roads may change; therefore, 80 feet of
are to be redesigned so that they do not incrementally right-of-way may be required of all development
link up to serve as arterials, However, future functional adjacent to Imprved county roads.
status of these roads may change therefore, 80 fee: of
right-of-way would be required of all development
adjacent to improved county roads.
2) If lano use changes occur that will significantly Policy 8.7.
increese the planned intensity, then the thoroughfare It land use or concept map changes occur that will r
plan will be modified to reflect the need for more significantly increase the planned intensity, then the
thoroughfares. thoroughfare plan should be modified to reflect the need
for more thofou-.hfares.
t
3) The thoroughfare plan is based on the long range
• concept plan. Any significant variations of the concept •
J plan will necessitate the updating of the thoroughfare
plan.
C b. Specific (Refer to map on page 53) DELETED
I
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11 Terfingpa Street will only access onto the east bound Policy 8.9.
lane of Lcop 288, If the northern Texas Instruments Nicoseia Street and Windsor Drive will not cross
tract develops with the same intensity as the southern Looo 288,
tract then an Interchange may be reaulred.
2) Trinity Road will not connect to Lakeview Boulevard. DELETED
3) Corbin Road will not provide an access or exit to or DELETED
from 1.35W.
4L-Tom Cole Road will be re-routed because of the hood DELETED
Plain.
51 Windsor Drive will only access onto the southbound DELETED
lane on Loop Za
§I Nottingham Road is not to be continued to DELETED
Logo 288,
c. North Carroll Boulevard Extension
The vital functions of the downtown center demands
that it has direct access and arterial linkage to the north
west urban center. Carroll Boulevard as a primary
north/south arterial, offers a potentially strong arterial
linkage to Highway 77. It is the policy of this plan that
Carroll Boulevard should be maintained and improved as DELETED
a major northlsouth thoroughfare across the city. It Is
further recommended that a detailed traffic management
study be conducted to Identify and evaluate all possible
alternatives and impacts prior to the implementation of
this project.
d, Bell Avenue
It is recognized that there Is a need for a major
north/south thoroughfare in the east section of the City,
` However the increased flow of traffic through Bell
Avenue is not in the best interest of the University DELETED
community. It is recommended that a traffic
management study be conducted to identify a new
O north/south arterial in that part of the City.
Ma;s Transit ED&V S. 10.
Mass Transit. The Plan will give a high orlority tp_ {
It is recognized that mass transit plays en Important r le localized mass transit system that provides epsy access
in meeting the overall transportation needs of the City fn to and from all activity areas in the City.
Ib~tSttU re
O The mass transit policies of the clan are set out as DELETED O O
follows.
. J e Give a high priority to a localized mass transit system
which provide easy access to and fronjoI activity areas
In the City. The local system shall be deslaUd-littd, laid DELETED
pyt so that it complements a regional mess transit
s3tem An internal system showing possible local
L4utes end staffs is incorporated in the mask art page 59.
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b. Lay hjs foundation for a regional mass transit system Policy S.11.
which will connect the City of Denton with Downtown The local av is em shall be designed and laid out so that
Dallas. the Gallerla area of Dallas. Dallas/Fort Worth $ complemepis a regional mass transit system which
Airport. Las Colinas. end the Fort Worth corridor will connect the City of Denton with Downtown Dallas.
(135W). JbLGallerla area of Dallas. Dallas/Fort Worth Airport. Las
Colinas, and the 1.35W corridor.
c. The City shall considerprega6mga layout plan which Policy 8.12.
will Identify specific mites to be acquired for the The City shell consider preparing a layout plan which
implementation of a mass transit system, will identify specific sites to be acquired for the
Implementation of a mass transit sushi,
d. The mass transit system should be Inteoratad with Policy 8.13.
the layout for walking. biking and logging. The mass transit system should be integrated with the
layout for walking. biking and logging.
7. Pedestrian and Bicycle
The plan recognizes the need to omvide greater
opportunities to oromote and encourage waikfng and DELETED
cycling as indiyidual modes of transport.
A policy recommendation of the plan is that priority-@ Policy 8.14.
gj_yen to the preparation of a master plan for walkjng, Pedestrian access and bikeways. A comprehensive
biking and jogging oaths, l he mosigr plan shall Include system of sidewalks. trails. and bikeways should be built
the following guidelines: according to a master trails plan. such as the
Comprehensive Trails Plan of 1987,
a Sidewalks on both sides of most streets except: DELETED
1J If it will not tie Into the 20 year pedestrian plan. DELETED
21 In cases of unigUg subdivision design which oroyIde DELETED
&L icreaae lots, near pedestrian access.
b. Pedestrian access to all public and community
facilities including commercial sites and parks, DELETED
particularly neighborhood parks,
c, Inter-connected system of biking and logging trails to DELETED
link up with facilities In the parka.
• Miey 8.4.3 Traffic levels of service and better
shgUld be Wcouraged.
i
Policy 8..,
Landscaoed boulevards and parkways should be
developed In and along arterials.
Pofcv 8.4.
~ Traffic Management and driveway access op lieu. ~ O
PQVCy B.S.
At-grade crossings of Loop 288 should be kept to an f
C absolute minimum.
COMPREHENSIVE TRAILS PLAN MAP
INSERT MAP HERE: 'Local Mass Transit System"
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INSERT MAP HERE: "Regional Mass Transit System"
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E. Economic Development Objective S. Economic Development.
1. Purpose and Intent This Plan calls for strengthening and divcrsifying a self
sustaining economic base, creating a wide range of
The overall policy of the Denton Development Plan is to employment opportunities, and expanding the tax base
strengthen end diversify the urban economic base to of the city.
create a wide range of employme.' opportunities and
expand the tax base of the city.
This policy is Intended to attract baste industries and to Policy 9.1.
encourage exlsthsg basic industries to expand locally. The City may consider development Incentives as an
All business establishments which produce goods or appropriato means to attract new Industries and cost
services at least 51% of which Is directed to serve beneficial business and offices to locate In the city, and
people outside the City of Denton are considered basic to encourage existing industries to expand locally.
industries. The City may consider development
incentives to attract new basic industries to locate in the
city and to encourage existing basic Industries to expand
locally. The guidelines for determining the type of
incentives and the specific businesses which may qualify
are given in Section E.3 below.
2. Incentive Policies Policy 9.2.
Development Incentives may vary by size and tyre of
Development incentives may vary by size and type of establishment and its initial and potential capacity as a
r establishment and its Initial and potential capacity as a generator of employment and other economic gains.
generator of employment and other economic gains. Priority may be given to basic industries that are
Priority may be given to basic Industries which are generally clean and that will make a significant
generally clean and which wilt make a significant contribution to employment and city tax base.
contribution to employment and city tax base.
Incentives may include but not limited to:
a. The City may give assistance with the extension of Policy 9.3.
utility services and streets to the proposed site. This Incentives may Include but not limited to:
assistance may include the waiving or postponement of
infrastructure development where this is possible. a. City-assisted extension of utiKty services and streets
to a proposed site, and may also include the watviN or
b. The City may waive the application of intensity postponement of infrastructure development where this
policies so as to accommodate the proposed Is possible.
development on a specific site. This waiver should not
be interpreted to mean that sits planning, urban deslgn b. Waiver of the application of intensity policies so as
or neighborhood protectior policies are to be to accommodate the proposed development on a
compromised. specific site. This waiver should not be interpreted to r
mean that transportation ptann!ng, urban design or '
neighborhood protection policies are to be compromised.
( i
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3. Guidelines for Considering Incentives Policy 9.4.
Guidelines for Considering Incentives. The consideration
The consideration of Incentives shall Include but not be of Incentives shall Include but not be limited to the
limited to the following guidelines. Types of businesses following guidelines:
that may be considered for special assistance must first
meet all of the following criteria. a. The City of Denton shall instigate a cost,rbenefit
analysis study before granting economic Incentives,
a. All business listed in the Standard Industrial Through grants, abatements and improvements the City
Classification (SIC) of the Department of Commerce, of Denton can subsidize growth. in many cases, there
except for groups 52-59 under retail trade may be are benefits to the community associated with this
considered for incentives. growth.
b. In order to be considered basi-, all businesses or b. This cost/benefit analysis shall include the costs of
industries must be able to show that at least 51 % of public services and infrastructures associated with
their goods or services are directed to serve people growth-including water, sewer, and electrical services;
outside the City of Denton. storm drainage; roads; parks and recreation; and, fire
and police services.
C. Corporate office headquarters of a retailer,
manufacturer or distributor including a regional DELETED
d stribution center may be considered for incentives.
SFeculative offices or warehouses will not qualify.
d. When a business or industry meets the criteria listed
ii a, b, or c in this section then the City may instigate a l
public investment study to determine if the City may DELETED 1
grant incentives. This public study will be based on the
following:
1. A pre-set, written methodology. DELETED
2. A pre-set public investment study group comprised Policy 9.5.
of appropriate City staff members and the Director of The Planning and Zoning Commission may make
Economic Development for the Denton Chamber of rcommendations to the City Council on the specific
Commerce. nature and type of incentives to be given in a pre-set
written methodology.
If the result of the public Investment study shows a
positive cost/benefit ratio, then the public investment
study group will forward the report to the l and DELETED
• Zoning Commission with a recommendation that the
business cr industry be considered for Incentives if said
incentives are requested by the business or Industry.
The Planning and Zoning Commission will act on the
report only if the business or industry requests
incentives. Planning and Zoning's recommendation will DELE i ED
',a forwarded to the City Council for its review and -
O decision. • •
e. The Flanning and Zoning Commission may make
re corn mendations to the City Council on the specific
nature and type of incentives to be given and the DELETED )
defin Lion of businesses to be Included or excluded from
the incentive program.
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f. The economic development policies of this plan Policy 9.6.
should not be used in any way to allow certain land use The economic development policies of this plan should
developments in the city simply because these are not be used in any way to allow certain land use
perceived to have positive economic benefits, development in the city simply because these are
perceived to have positive economic benefits.
F. Parks and Recreation Objective 10. Parks and Recreation.
1. Purpose and Intent An objective of this Plan Is to provide high quality parks,
recreational opportunities and open spaces for leisure
The plan recognizes the need to provide adequate parks activities and to enhance Denton's quality of life.
and open spaces for the citizens of Denton ror leisure
activities and to enhance the quality of life. The general
concepts end policies are Intended to provide guidelines
for related lan l use planning and preparation of a more
detailed master plan for parks and recreation.
2. Park Planning Policies and Guidelines Policy 10.1.
Neighborhood Parks and Open Spaces. Neighborhood
a. Neighborhood Parks and Open Spaces parks and open spaces are typically 5 to 20 acres in size
and are Intended primarily to serve a neighborhood
Neighborhood parks and open spaces may vary in size within one half mile radius of the park site.
from 5 to 10 acres and are intended primarily to se. vs e
neighborhood within one half-mile radius of the park site. Policy 10.2.
The general features, location and design criteria for The general features, location and design criteria for
neighborhood parks and open spaces should Include but neighborhood perks and open spaces should include but
not be limited to the following examples, not be limited to the following:
1) The park should be in a central location within the Policy 10.2,e. The park should be in a central location
neighborhood. within the neighborhood.
2) Emphasis is given to pedestrian access, including an Policy 10,2.b. Emphasis should be given to pedestrian
interconnected system of sidewalks for the entire and bicycle access, Including an interconnected system
neighborhood, of sidewalks for the entire neighborhood and access to
the master plan for walking, hiking, and jogging.
31 On-site parking is prohibited and parking along Policy 10,2.c. Parking should be provided along
adjacent streets is to be controlled. adjacent streets and/or constructed on-site.
4) Recreation and leisure activities should be provided Policy 10.2.d. Recreation and leisure activities should
to meet the needs of the neighborhood. League type be ;i;ovided to meet the needs of the neighborhood.
® activities are discouraged. Landscaped open spaces, Lenc scaped open spaces, facilities for picnics,
facilities for picnics, walkways, jogging paths, park walkways, jogging paths, park benches, and playground
benches, and playground equipment Including slides and equipment are to be made available. Sports fields
swing sets are to be made available. Facilities for should to designed for open play only as oppot.ad to
neighborhood gatherings, Including "book mobile" visits organized league play. Sports fields will not be lighted
are encouraged. for play. Facilities for neighborhood gatherings should
be considered in design. Security lighting shell be
• provided.
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5) The neighborhood parks should play an Important Policy 10.2.e. The neighborhood parks should play an
role in setting standards for community aesthetics. Important role in setting standards for community f
Their location, design and layout should enhance the aesthetics. Their location, design and layout should I
quality and visual amenity of residential neighborhoods. enhance the quality and visual amenity of res'dential
Plantings, sculptured forms, ponds and fountains may be neighborhoods. Plantings, sculptured forms, ponds and
used for ornamentation. Contouring surfaces, masonry fountains may be used for ornamentation. Contouring
and other techniques may be used to provide both eye surfaces, masonry and other techniques may be used to
appeal and utility. provide both eye appeal and utility.
6) Neighborhood parks and open spaces may Include Policy 10.2.f. Neighborhood parks and open spaces
natural areas such as flood plains and takes. may Include natural areas such as flood plains and lakes.
7) Civic organizations and neighborhood associations Policy 10.2.8. In cooperation with the Parks and
are to be encouraged to accept the responsibility for Recreation Department civic organizations and
developing equipping and enhe icing of neighborhood neighborhood associations may develop, equip and
parks and open spaces. enhance neighborhood parks and open spaces.
b. Community Parks Policy 10.3.
Community Parks. A community park is typically 30
A community park of 30 acres or more Is Intended to acres or more and is Intended to serve several
serve several neighborhoods of one to two miles radius. neighborhoods, within a one to two miles radius.
The general features, location and design criteria for
community parks should include but are not to be limited Policy 10.4.
to the following examples. The general features, location and design criteria for
community parks should Include but are not to be
limited to the following:
1) A certrallocauan within the service area. a) A central location within the service area.
2) Direct access to a collector or secondary major b) Direct access to a collector street or an arterial
arterial. street.
3) Adot+uate on site parking. c) Adequate on-site parking.
4) Designed to accommodate biking and logging trails d) A design to accommodate multi-use trails as Part of
as part of a master plan for walking, biking and logging. a master plan for walking, biking and jogging.
5) Provide leisure and recreation facilities to serve the e) Provision of leisure and recreation facilities to serve
community including but not limited to recreation center, the community Including but not limited to recreation
swimming pool, athletic complex, hard surface play pad, center; swimming pool; athletic complex; hard surface
• game fields for tennis, football soccer End baseball, open play pad; tennis; game fields for football, soccer and
space and natural areas for passive recreation and baseball; open space; and natural areas for passive
facilities for group events. recreation; and fecaities for group events.
Policy 10.5.
Citywide Parks. This type of park Is typically 100 acres
or more and includes both passive and active t'
• recreational facilities, as well as a significant amount of O O
undeveloped land or nature area. Citywide parks
contain unique, "one of a kind" developments, such as
a botanic garden, festival site, athletics complex or
aquatics centers. Such parks are Intended to serve the
entire city and act as a destination for tourists and
visitors. Examples of citywide parks are North Lakes,
Civic Center and South Lakes.
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c. Greelbelt/Llnear Parks Policy 10.8.
Greenbelt/Linear Parks. Maximum utilization of flood
The policy of the plan is that maximum utilization of plain areas for parks and open spaces should be
flood plain areas for parks and open spaces should be encouraged. The genaraT concept is that there should
encouraged. The general concept Is that there should be be a continuous belt of open spaces and park land v.fth
a continuous belt of open spaces and park land with adequate landscaping so as to provide facilities for
adequate landscaping so as to provide facilities for picnics, unorganized sports play and multi-use trails.
organized games, plcnlcs, ball fields, bike ways, hiking,
jogging, and pedestrian trails. Their general purpose and
uses should include but not be limited to the following:
1) Provide natural corridors to connect major sections of Policy 10.7.
the city with continuous belts of park land. The general purpose and uses of greenbelts and linear
parks should include but not be limited to the following:
2) Preserve natural vegetation and the topography.
1) Provide natural corridors to connect major sections
3) Provide a wide range of recreation and leisure of 1hii city with continuous belts of park land.
facilities, including, open space for games and picnics,
and biking, hiking and jogging trails as pa,t of the Parks 2) Preser:a ratural vegetation and the topography.
and Recreation master plan.
3) Provide a . de range of recreation and leisure
facilities, including, or;en space for games and picnics,
and biking, hiking and i ging trails as part of the Parks
/ and Recreation piaster plan.
4) The folowing locations are recommended: Policy 10.8.
The following are examples of grec nbeit park locations:
a) Areas along Pecan Creek east of Woodrow Lane to
Lake Lewisville. a) Areas along Pecan Creek east of 4voc 4row Lane to
Lake Lewisville.
b) Areas along Hickory Creek from the Municipal Airport
to Lake Lewisville. bl Areas along Hickory Creek from the Municipal Airport
to Lake Lewisville.
c) Areas in the north and northeast along Milam Creek
and Clear Creek including adjacent areas to the Elm Fork c) Areas in the north and northeast along Milam Creek
Trinity River, and Clear Creek, and the Elm Fork of the Trinity River,
d) Linear parks outside the flood plains Interconnecting d) Linear parks outsido the flood plains Interconnecting
activity areas with park and open spaces along Carroll activity areas with park and open spaces along Carroll
Boulevard. Boulevard.
r
e) Areas along Fletcher Creek from Long Ridge to a) Areas along Fletcher Creek from Longridge Street to
Hickory Creek. Hickory Creek.
f) Cooper Creek front, Old North Road to Lake
' Lewisville. i~ -
d. School/Park Sites Policy 10.9.
Schnol/Perk Sites. Neighborhood parks, community
Neighborhood parks and greenbelt parks era to be pr; cs and greenbelt parks are to be Integrated whenever
C integrated whenever possible with a school site, pmsibie with a school site, enabling the sharing of
enabling the sharing of public facilities such as public facilities such as buildings playground equipment,
playground equipment, play areas, perking area, and play areas, sports facilities, pathways, parking area, and
open spaces. open spaces.
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e. Acaulsillon of Land for Parks and Public Open Space; Policy 10.10.
Acouisition or Lend for Parks and Public Ocen Spaces, j
Developers may be reoulr to participate in the Developers will be encouraged to provide ogrk land to
provision of park land to meet needs In accordance with meet needs. in accordance with the City of Denton f
the City of Denton Parks and Recreation Master Plan. In narks and Recreation Master Plan. In some cases. this
some cases this Participation may require the payment participation may Darmit the payment of fees in lieu of
of fees in lieu of land, lead.
The Parks and Recreation Master Plan should clearly
Identify potential sites far nark land. assisting a DELETED
developer In determining the location and size of the
site,
G. Llrban.Desian 9biectiyjj1. Urban Design.
1. Purpose and Intent Design of the urban area should Improve and enhance
the general Image and character of the built
the plan recognizes the need to encourage and promote environment Including through the following steps,
a high standard of urban design to improve and
enhance the general image and character of the built
environment. The overall policies ere intended to provide
a framework for preparing detail plans and ordinances
for implementation in the short to medium term.
2. Gen .al policies Policy 11.1.
Protect and improve the de•lan imaglLand character of
p, Protect and Improve the design. Image and character residential ne ghborhoods.
of residential neighborhoods,
b. Develop and maintslln a system of pedestrian Policy 11.2.
Movement which is convenient. safe and please_nL Develop and maintain a _"ern of pedestrian movemepj
jb t is convenient. safe and plea~A„1r t,
4 s99tege the ratenticn of existing vegetation and Policy 11.3.
discourage the removal of siar1AgAn1peas. Encourage the retentLQn of existing vegetation and
Ibcourage the removal of significant trees. as defined
by the Denton J endllcane Code,
clPreserve the varied higorical. architectural and Policy I IA.
cp1s!ral T bgELUnce of the Citv_gf Denton, ~gnerve the varied historical. architectural and cultural
itago of the City of Denton.
• e. Encouraa -and Promote develooment olana the
gptrance ways Shat will enhance the City's image. Refer DELETED ~
to specific colyies in Section D. Chapter 4.
specific pJgg Policy 11.7.
$goutre landscaping for all developments except one end
a AlI developments except single family shall be two family residences.
Q Lgqu![ed1"rovide popropriate landscaping.
• 0
Trees shall be preserved whenever possible. DELETED
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g. D v foorn rite flog entrance wpys to LFjCity shell Policy 11.8
sgnform to the foilowina• Develop GatewavlEntranceway Marketing Con eptd The
Fantus report alluded to Denton's-brand Imaae for
u Strict cemoliance with the slap o•dinence. attracting busitess Investment and t need to bee_ utifv
the gateways to enhance lone term 'curb ap.peal_.
21 Provide attractive landscaped f.,ontage The stratealo planning effort of the Vlslons program
made specific recommendations with regard to defining
31 Require minimal ugh cuts with gkii-alion the and developing Denton's gntrangewavs. The Plan
Internal clrculatfon of traffic on site recognizes the need to promote nubtic.arivate
partnershfps In__ develooing and funding noel
entranceway oroteets ineludIng but Q r j d r
entranceway markers public art and c stomiz e
landscapino.
H. Valanced Growth Golgctive 12. Geogmblcally Balanced growth,
1. Purpose and Intent Development should take Dlace In an ereaSof the city to
Dromote efficlent use of utilities and infrastrug re a
Under current policies the financing of utility services, welt as oroyision of city services,
roads and other public facilities tend to follow real or
perceived growth instead of responding to planned
growth. The Land Use Committee recognizes that this
policy contributes to continued growth towards the
southeast This could ultimately result in Denton being
( part of the northern suburbs of Dallas. The Commiitee
felt strongly the current trend policy should be changed
to a policy that promotes balanced growth. Therefore,
Ine balanced growth policy of this plan is:
"When public funds or efforts are expended they are to Policy 12.2,
be directed towards supporting planned growth. Public fur ids or efforts should be expended only toward
Planned growth is defined as growth that responds to wipporting growth the: responds to the development
the development policies and land use pattern in this policies and land use pattern in this plan.
document."
The intent of this policy is to promote an equitable
distribution of development throughout the City. The
promotion of balanced growth includes all public support
for development, both monetary and nonmonetery.
• Specifically, with respect to public funds, this policy
encompasses the total amount of development funds
from all sources, which Is budgeted, bonded and DELETED '
f expended. Equitable distribution of development In all
the planning areas should be interpreted as equal
support for development and not dollar for dollar
expenditures. As some planning areas develop to
capacity, then emphasis should be given to budgeting O O
O for mafntenance. The five planning areas are defined In
J the map on page S.
C
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The major determinates of where growth locates are as
foDows:
a. Utility Facility
b. Roads DELETED
c. Public Community Facilities
d. Social Political Factors - It is noted that this Includes
e wide range of activities from personal attitudes to
Chamber of Commerce type activities, economic
development, special promotions of development in a
specific area, etc.
It is recognized that in order to promote planned growth, Policy 12.1.
it may be necessary in some cases to divort public The development of the northwest major activity area
funding for utilities, roads and other infrastructure to compar9bfe to that of the southern major activity area
lead development In the slow growth areas such as the will be promoted and supported.
northwest. However, the intent of the balanced growth
pricy is that such activity be only part of a total Policy 12.3.
program. Therefore, the following guidelines are It is recognized that in order to promote planned infill
provided t. clarify this total program Intent: growth, it may be necessary in some cases to direct
public funding for utilities, roads and other Infrastructure
to lead development and promote the efficient use of /
public resources.
Implementation should be a coordinated program that Policy 12.4.
include: all of the above growth determinates. This Implementation should be a coordinated program that
suggests that implementation of the four growth deter- includes all growth determinants such as utility
minates should not be independently or arbitrarily extensions, road construction, public community facility
applied. develnprnent, marketing, and economic development
incentives.
For example, just applying it only to roads, without
consideration of the other three, would not be following DELETED
the intent of this policy.
In summary, the Land Use Planning Committee agreed
that the city should "dare to try' the balanced growth
• concept and that emphasis should be given to creotive DELETED
implementation techniques based on what can be done
as opposed to what cannot be done.
2. Implementation Examples Policy 12.5.
Emphasis should be given to work out creative
The following examples are given to further clar;ty the implementation techniques to achieve the goal within
intent of the balanced growth policy. The implementa- what Is practical under specific circumstances. • •
tion guidelines should not be limited to the examples
given. In some circumstances, a particular example may
not be applicable. Emphasis should be given to work
out creative implementation techniques to achieve the /1
Intent of the policy based on what is practical under
specific circumstances.
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a. Roads and Utilities Implementation AlterneVves
11 Bonding capacity should be reserved so as to DELETED
promote balanced growth in all the planning areas.
21 If any one planning area has utilized more than its
planned share of public funds in the future, then DELETED
emphasis should be given to the other areas where
development is lagging.
3) Incremental financing through revenue bonds mey be
used to install water and sewer lines in accordance with
the city master utility plan at the tirne when a project Is DELETED
proposer!. In this case, the actual cost of the facilities
is paid thruugr revenue bonds and all transfer and
service charges are paid by the developer.
4) Another alternative Is to set up reserve contingency DELETED
fr dsfor each planning area.
5) The city could actually install major roads and trunk
lines for water and sewer in all areas of the city
accord ig to applicable master plan. This policy can be DELETED
used to stimulate development to achieve city wide
balanced growth. This policy could also be used
selectively; i.e., the airport area and/or northwest
Denton.
b. Social-Political program Examples
The social-political roles which influence the location of
growth within the city include the activities of the State
Department of Highways and Public Transportation, the
school district, the Chamber of Commerce, the County DELETED
and the City Council. The following are only examples
of alternative strategies which may be used to
implement the balanced growth policy:
1) The Planning and Zoning Commission and the City
Council may promote spatial balance in land use DELETED
developments through the zoning and subdivision
process.
2) The school district and the Chamber of Commerce
may promote development at the city-wide level so as to DELETED
realize an equitable distribution of development in all
areas of the city.
I
3) Neighborhood associations and citizen groups may
• serve to shape the political influences by increasing DELETED 0
J public awareness and support for public facilities and
gro -+th in certain areas.
C 41 Economic development staff may promote growth In DELETED
certain areas such as 03 northwest.
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3. Related Policies
The balanced growih policy is one of the major policies
of the Denton Development Plan. The policy sets up a
framework for encouraging an equitable distribution of
development in all five planning areas of the City. The DELETED
balanced growth policy does not discourage develop-
ment in growth areas of the City. This policy is Intended
for all public infrastructures, both fiscal as well as
non-fiscal activities such as city-wide community
involvement programs.
The foilowing are some of the related policies of this
document which are dependent on the successful DELETED
implementation of the balanced growth concept.
e. Compact growth policies are intended to reduce
public cost by fully utilizing public Infrastructures es DELETED
planned. (See Section I, Chapter III.)
b, Economic development policies are geared towards
establishing a self sustained economic base, (See DELETED
Section E, Chapter ill.)
c. Housing policies are intended to encourage diverslied
housing in all areas of the city. (See Section C, Chapter DELETED
III.)
d. Transportation policies are intended to reduce traffic
congestion by encouraging a land use pattern which is DELETED
related to the thoroughfare network. (See Section 0,
Chapter III.)
a. The goal for a major urban center in the northwest
and the original downtown is dependent on achieving DELETED
balanced growth. (See Section 8, Chapter II.)
f. The Achievement of the intensity policies Is
dependent m balanced growth in city wide land use DELETED
pattern. (See Section B, Chapter III.)
• I. Compact 3rowth Objective 13. Compact Growth.
Developments occurring more than half a mile away Policy 13.1.
from existing roads, water and sewer mains tend to The city may develop an Infill policy that would detail
incur higher public costs. The compact growth under what circumstances and by how much the city
policy has been designed to Incorporate future growth would improve roads and/or utilities at the city's cost for
and development within close proximity to existing areas within the built up area of Denton that a•e not
public infrastrucrures and community facilities including developed, or underdeveloped compared to what IS
• 0
police, fire and recreation. In this way the compact planned on the Concept Map.
growth policy will serve tc complement the balanced
Lrowth policy of this plain.
3
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The overall policy of the Denton Development Plan
therefore is to encourage physical development within a
half mile limit from the existing and proposed Loop 288
as shown on the Thoroughfare Plan. The half mile limit DELETED
is defined by a line which is located generally half a mile
outside Loop 288. The intent of the compact growth
policy is to eliminate all public cost for development
outside the half mile limit.
The following policy examples have been designed to
give an incentive to developers for development within DELETED
the half We limit,
1. Roads
a Within the half mill limit tha developer may not be
La-q ljred to pay for off-site roads The road is to be left
as is_ nil developed by rho City or ediacent land DELETED
owners. The imolemenlationyrocedures for this enlic
Bel be set out in the Subdivision and Land Develooment
ftquiatiuns,
b. Outside the half mile limit the developer will be Policy 13.2.
Leouifed to oey_the actual cost_in accordance with city All new development shg"f bear it rouohly
ifi nilor orov'ding or improving off-site roads to proportionate share of the cost of new.yykGq facilities
( serve the vacity generated by the development. The needed to adeouately serve the newy+evelooment.
dgveloper may b further repuirer to post appropriate gx^eo_fot development that cual'fies for economic
Signs to be r ined by-lbr Cilv on roads which are deveopment o[ is Infill development as defined by a
LoLSghbjdViad for construction or improvement in ten to policy to be developed from policy 13.1.
tvy-Qnty years.
2. Llilities
e, The City will provide basic tnlnk lines for Ovate and
sewer to serve all areas of the City e~ uetermLned by the DELETED
City Utility Master rrL
b. The deul2p3r shialLpaWhe actual cost of extending
water and sewer lines from existing trunk lines to serve DELETED
thPLd€vel pMUgjaAccotdance with the City's Utility
Master Pia,,
•
s, For areua within the half mile limit the City will
2; dicioate In oversize costs dooending on the availability DELEJE
of funds, Tho developer may also benefit from pro rata
reHb-ut3Sment for dL•SittL lines when adjacent
develop entj lie-on,
d. For areas outside the half mile limit. the developer Is
Ingouraged to Install u0ity lines In accordance with 1h4 O d
City UUtility Master Plan. In this case the developer will 12ELE'fED
ke reimbursed for the oversize costs on off-site lines as
( 'and whe~vetopments tie-on. >
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3. Exemptions
It Is the intent of this policy that small scale low-density
single family developments on acreage lots be exempted DELETED
from the above requirements but these may be assessed
Improvement costs in the future.
J. Conservation Objective 14. Conservation.
it is the policy of this Plan to emphasize the Conserving energy and natural resources in land use
conservation of energy and natural resources in land use decision making Is an objective.
decision making. Detailed policies are to be developed
to encouraga the conservation of water, electricity and Policy 14. 1.
natural gas. It Is also Important to promote the Detailed policies are to be developed to encourage the
conservation of good agricultural land, green belts and conservation of water, electricity and natural gas,
opon spaces.
Policy 14.2.
Development should promote the conservation of good
agrlcultural land, green belts and open spaces.
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CHAPTER IV: SPECIFIC AREA POLICIES Part III: Specific Area Objectives and Policies
A. Vasygnation of a Specific Area Objective 15. Designation of a Specific Area.
Specific area policies are intended to provide a Specific area policies are intended to provide a
hamework to promote development in a designated area framework to promote development in a designated area
which requires special treatment in view of its current that requires special treatment in view or its current
problems or its unique location and character. Specific problems or its unique location and character.
areas may be designated by the City Council on the
recommendation of the Planning and Zoning Commission Policy 15.1.
at any time over the plan period, In designating a Specific areas may be designated at any time by the
specific area consideration shall be given to any of the City Council on the recommendation of the Planning end
following, Zoning Commission.
Policy 15.2.
In designating a specific area, consideration should be
given to the following:
1. An area which has a demonstrated need for special Policy 15.2.e. An area that has a demonstrated need
protection, preservation or conservatio,: includes but for special protection, preservation or conservation:
not limited to residential neighborhoods, historic Including but not limited to residential neighborhoods,
landmarks, sites of valuable architectural heritage, sites historic landmarks, sites of valuable architectural
related to the conservation of natural resources, heritage, sites related to the conservation of natural
resources.
2. An area with a prominent location In t' n City which Policy 15.2.b. An area with a prominent location In the
needs special treatment for urban design and City that needs special treatment for urban design and
beautification such as entrance ways and the downtown beautification such as entrance ways and the downtown
area. area,
3. An area which has a spe6at problem relating but not Policy 1 5.2.c. An area that has a special problem
limited to traffic, noise, pollution, utilities. relating but not limited to traffic, noise, pollution,
utilities.
4. An area which require special policies In order to Policy 15.2.d. An area that requires special policies in
accelerate its development in accordance with 1,.,s plan. order to accelerate Its development In accordance with
this plan.
Specific area clasignation shall not be applied In the Policy 15,3.
• fotlowing circumstances. Specific area designation shell not be applied in the
following circumstances:
i
a. To cover an individual props ty or group of properties Policy 15,3.a. To cover an Individual property or group
so as to confer special benefits to the owners without of properties so as to confar special benefits to the
substantial henufits to the City as a whole. owners without substanifal benefits to the City as a
whole.
• b. To violate the intensity area policies. Policy 15.3.15. To violate the intensity area policies. i~ •
c. To conflict with any of the long or short term Policy 15,3.c. To conflict with any of the long or short ii
J objectives and policies of the Denton Development Plan term objectives and policies of the Denton Development
or other master plans of the City. Plan or other master plans of the City.
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B. The Municipal Airport Area Objective 16. The Municipal Airport Major Activity Area
1. Location The Municipal Airport Major Activity Area is shown on
the Concept Map and is intended primarily to emphasize
The Municipal Airport Area is strategically located west the establishment of an industrial economic base. Mixed
of Interstate 35N and Interstate 35W and south of Jim use commercial and high density housing are
Christal Road. The area is more clearly defined for the encouraged in suitable areas In conformity with the land
purposes of this plan by Jim Christal Road on the north, use compatibility guidelines set out in the Airport Master
the 1-35N and 1-35W on the east, FM 2449 on the south Plan.
and the proposed Loop 288 on the west side.
The Federal Aviation Administration classifies the Denton
Municipal Airport as a Transport Airport (larger than the
Utility category). The airport is strategically located at
the apex of the Interstate 35E and the 35W corridors. DELETED
Activity forecasts show that the total aircraft operations
are anticipated to Increase from 96,300 in 1985 to
318,198 by the year 2005'.
'See Airport Master Plan and Environmental Assessment,
May 1986, Charles, Willis and Associates. i
2. Purpose and Intent
The Denton Development Plan identifies the Municipal
Airport area as a special purpose major activity center.
The major activity centers in the Plan are intended to
serve as nodes for major commercial activities, with no
limit given to land use intensity standards. As a special
purpose major activity center the Municipal Airport area DELETED
is intended primarily to emphasize the establishment of
an industrial economic base. Mixed use commercial and
high density housing are encouraged in suitable areas in
conformity with the land use compatibility guidelines set
out in the Airport Master Plan 1986.
3. Specific Policies
a. Thoroughfares
o The Plan considered the transportation needs of the
Municipal Airport Area and identified the primary and
secondary arterials for future development (see long
range thoroughfare map). The Plan assigned the highest
priority to the extension of Masch Branch Road on the
east side of the runway to connect University Drive with, DELETED
the 1-35W. The other north/south primary major artm ial
on the west side of the runway to connect University I 6
Drive to FM 2149 may be considered for impieme station
after 1995 to coincide with the construction of the new
J 4,000 foot runway (see Airport Master Plan), /
lom Cole Road may be rerouted as shown on the long l
range thoroughfare map because of the flood plain west DELETED
of the airport. The precise location and engineering
details are to be established at the time of construction.
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b. Land Use Development Around The Runway Policy 16.1.
Land Use Development Around The Runway.
The policy of the pi.. is that Industrial/commwcial type Industrial/commercial type land uses may be located to
land uses may be located to have frontages on the have frontages on the primary arterials and rear access
primary arterials and rear access to the runway through to the runway through separate taxiways. The details
separate taxiways. The details relating, but not limited relating, but not limited to site planning, outdoor
to site planning, outdoor lighting, building height, etc., lighting, building height, etc., shall be in conformity with
shall be in conformity with the Denton Municipal Airport the Denton Municipal Airport Zoning Regulations.
Zoning Regulations.
c. Compatible Land Use Development Policy 16.2.
Compatible Land Use Development. Residential
Single family residential developments shell not be developments and Institutional land uses such as
allowed in the Immediate vicinity of thr, runway, In an schools and hospitals shall not be allowed in the
area bounded by Jim Christal on the north, Masch immediate vicinity of the planned runways and not In
Branch Road extension on the east, FM 2449 on the areas where forecast noise levels based on the long
south, and Tom Cole Road on the west. Mixed land range airport plan will exceed 65 Ldn (day/night
uses including, but not limited to multifamily, retail, average).
offices, business and professional services, restaurants,
hotels, etc. may be developed outside the 65 Ldn
(day-night sound level) contour providing that they are
in conformity with the Denton Municipal Airport Zoning
Regulations.
d. Acquisition of Lands
The City shall pursue the acquisition of lands required for
the future expansion of the runway and related uses, DELETED
e.g., clear zones.
e. Greenbelt Park
The flood plain areas along Hickory Creek are to be
developed into s linear greenbelt park. The location and DELETED
layout of the park will be determined by the Master Plan
for Parks and Recreation.
INSERT MAP HERE: "Municipal Airport Area Land Use Policy 16.3.
Concept Plan" The adopted Airport Layout Plan (ALP) follows:
C. Tho Downtown Area Objective 17. The Downtown Area.
tl
The Downtown area has been identified as the central This Plan supports the redevelopment and revitalization
urban center and one of four major activity centers. the historic downtown area.
(Described In Section C, Chapter 4 of this Plan.) The
area is delineoted and shown on the City of Denton Policy 17.1.
zoning district map as the Central Business District {CB). The Downtown area has been identified as the central
major activity center and Is shown on the Concept Map.
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The Downtown center could toss its vibrancy and Policy 17.2.
relative attractiveness as new commercial/retail centers The City should continue to support public, develop in other locations. The policy of this Plan in an
effort to upgrade and preserve ththerefore is to promote redevelopment and revitalization center. The following policies are Intenof the downtown center to retain and
expand the tax land use decision making and serve as guidbase. As part of this policy the City should continue to performance of a Downtown Master Plan.
support public expenditures in an effort to upgrade and
preserve the downtown center.
It is recommended that a detailed study be done to
explore further planning efforts and possible DELETED
development incentives to encourage and promote the
growth of a vibrant mixed use center downtown.
the following policies are intended to guide land use
decision making and serve as guidelines for the DELETED
performance of a Downtown Master Plan.
1. The City will be responsible depending on the Policy 17.3.
availability of funds, for the :-pgrading of public Upgrade public Infrastructures Including streets, water
infrastructures including streets, vater and sewer lines and sewer lines to meet the needs of redevelopment and
to meet the needs of redevelopn,a,t and expansion of expansion of existing uses through use of City funds
existing uses. when available.
2. Promote the expansion and redevelopment of Policy 17.4.
existing buildings for mixed uses including retail, offices Promote the expansion and redevelopment of existing {
and high density housing. buildings for mixed uses including retail, offices and high
density housing, and existing single family housing.
3. Encourage and support the active participation of the Policy 17.5.
Central Business District Association in land use decision Encourage and support the active participation of the
making and plan formulation for the Downtown center. Central Business District Association in land use decision
making and plan formulation for the Downtown area.
4. Promote and expand facilities for off-street parking. Policy 17.6.
Promote and expand facilities for off-street parking.
5. Encourage and provide facilities to increase Policy 17.7.
pedestrianization in the Downtown center. Encourage and provide facilities to increase pedestrian
access, to and in the Downtown area.
6. Preserve the historic character Sy retaining the Policy 17.8.
• existing building facades. Preserve and enhance the historic character of the
downtown area.
D. hfalor Entrance Wayg Policy 11.6.
Desfpnete the foilowIno fr ewavit and nrIrna arterlafs
The major entrance ways are those freeways and 137 the malor_entrenca way otildominantl• rsad by
primary arterials oredomfnantly used by incoming traffic
Incoming traffic into the City of Denton. The Include
• Into the City of Denton, 1.35 North. 1-35 West, 1.35 East 1-35 North 1.35 West. L35 Fest~US 380 IUnlverdty O 0
V,5. High WBY 77 (Old Sanger Roedl FM 2164 floc r t Drive). U.5 Hig'iwav 77 (01 Sanger Road). FM 2164
Arlvel. FM B (Sherman Drive). Loop 288. FM 2181 Ll<Mj Drive). FM 428 fShermaq Drlvel. Loop 288.
deasley lenel. Dallas Drive (U .S. Highway 77). Bonnie FM 2181 (Teasley enel, DIII Drive fU.S• Hig))= /
@Eme SIL€et. U.S. lghwav 377 (Fort Worth Drive). FM 771. U.S. Hlahway 377 (Fort Worth Ddve! FM 18 0 l l
I-M (Q%intry Club Roadl, Mavhill Road, Oak Siregf,
and Hickory Street.
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0 veloomants along major entrance ways present the Policy 11.5.
first Impressions of the City to the public eve. The courage end pro mote develoanent along the entrance
policy of this Plan therefore is io encourage end ways that will enhance the City's !mac&
promote good urban design to enhance the aesthetic
egatity and visual amenities along entrance ways. The
following specific guidelines are repulred.
1 Develooment orooosals should be reviewed to ensure
adcauate compliance with standards and requirements
Including but not limited to:
p. Front yard setbacks
b. Building coverage
c, Landscaping DELETED
d. Signage
e. Curb cuts
1. Off-street parkins
g. Design and construction of dada
h. Pedestrlan access
2. Promote Integrated site design and layout which
ponsiders adjacent tracts of land with emphasis gv n to DELETED
Internalsftpulation as opposed to cgntinuous strip
eey€I pMent,
E. Teasley Lane/FM 2181/Lillian MillerlHobson Lane/
Lau
Given the prominence of the South East Planning Area
and the thoroughfare network in that sector there are
likely to be pressures to locate high to moderate
intensity land uses along Teasley Lane, FM 2181, Lillian
Miller Parkway, Hobson Lane, 1-35E, and between loop DELETED
288 and Lillian Miller. These pressures are likely to
increase as FM 2181 is developed as a primary arterial
and extended further south to ultimately connect with
the DFW Airport (See County Transportation Plan).
The policy of this Plan therefore Is to restrict the further
intrusion of high and moderate intensity land uses in this
area. Limited neighborhood services and high density DELETED
housing consistent with the standards for a low intensity
area, are not prohibited. The following specific
guidelines are required.
1. The neighborhood densityfintensity standards should DELETED
be closely monitored and vigorously Implemented,
2. Restrict curb cuts to Teasley Lane, FM 2181, Lillian DELETED
Miller, and Hobson Lane. O
3. Residential subdivisions should be generally designed
so houses do not face ontri major thoroughfares. These DELETED
s!,nuld access onto local and collector streets.
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4. Through traffic to and from the DF%V Airport along
FM 2181 should be discouraged on that portion north of
the proposed Loop 288. The Intent is to protect the
single family neighborhoods in the southeast area. For DELETED
example, the creation of a moderate node at FM 2181
and the Loop 288 without offsetting FM 2499 will be In
direct conflict with this policy.
F. Carroll Bouleverd
Carroll Boulevard is a primary major arterial providing
for the north/south movement of traffic through the
Downtown area. The policy of this Plan therefore Is to DELETED
restrict further strip commercial/retail developments
along Carroll Boulevard.
The following specific policy guidelines are DELETED
recommended.
Duplexes and small scale multi-family and office
developments shall be encouraged In selected nodes DELETED
subject to the following conditions.
1. Site design to protect adjacent single family housing
requiring screening fences, large setbacks, landscaping DELETED !
end sign control. f\
2. Restrict further curb cuts to minimize the disruption
of through traffic on Carroll. Site design and layout DELETED
should ensure off-street parking and on-site circulation
of traffic.
3. Participation from residents shall be encouraged In DELETED
the platting and zoning process,
G. Lend ~iBBord~ring University of North Texas
Over the years there have been increased pressures from
commercial and multi•famity developments to locate in
areas around the University of North Texas, riesul.ing in DELETED
higher intensity type land uses located in traditional
single family neighborhoods. The specific policies of the
Denton Development Plan are as follows:
1. In the future development of these areas
consideration may be given to the university's master DELETED
plan, insofar as these are consistent wtth the objectives
and policies of the Denton Development Plan.
® 2. Strict site plan review shall be undertaken to ensure i~ • •
that land use changes take place In harmony vi ith and DELETED
offer adequate protection to existing neighborhoods.
3. Neighborhood participation shall be encouraged In DELETED
the land use decision making process.
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H. East Denton Objective 18. East Denton.
This close-In older neighborhood offers many advantages Protect to enhance older neighborhoods In this area Is an
for residential development, as evidenced by the recent objective.
and continuing concentrated public expenditures in the
area from Capital Improvements Program and
Community Development Block Grant funds. The
following specific policies are recommended for the area:
1. The policy to protect older neighborhoods Is given DELETED
special emphasis in this area,
2. Industrial development adjacent to this neighborhood Policy 18.1.
to the south and east is to be monitored closely. Industrial development adjacent to this neighborhood to
Specifica ly, Industrial development will be limited to the the south and east r to be monitored closely.
area east of Woodrow Lane. Specifically, Industrial development will be limited to the
i area east of Woodrow Lane.
1. jgvelopment Near the Pecan Creek Wastawatet Objective 19. Development Near the Pecan Creek
Jgatment Plant Wastewater Treatment Plant.
Additional residential development will not be zoned Protect the site's long term viability is an objective.
within 2,500 feet of the Wastewater Treatment Plant.
Residential development will be generally restricted Policy 19.1.
between 2,500 feet and 4,000 feet from the Plant. The Additional residential development will not be zoned
C area within 2,500 feet of the Wastewater Treatment within 2,500 feet of the Wastewater Treatment Plant.
Pant will be utilized for in.rustrial purposes, preferably
industries that could utilize 0 s effluent from the Plant as Policy 19.2.
cooling water or other process as requiring lower quality The area within 2,500 feet of the Wastewater
water, Treatment Plant should be used for Industrial purposes,
preferably Industries that could utilize the effluent from
the Plant as cooling water or other processes requiring
lower quality water.
J. North Locust/Elm StreeS Objective 20. North Locust/North Elm Street south of
Orr Street.
The area between north Locust and Elm Streets from
Congress Street north to University Drive contains The Plan seeks to preserve this area's traditional single
traditional single family housing worthy of preservation. family character.
The policy of this Plan therefore is to promote the
• preservation of the architectural character of this Policy 20.1.
neighborhood. It is desirable to promote the preservation of the
architectural character of this neighborhood.
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K. QaL-Hickor Historic District
y-~ Objective 21. Oak-Hickory Historic District. ~
The Oak-Hickory Historic District Includes all of the area The Plan seeks to preserve the distinctive architectural
on the north side of Oak Street from 610 W. Oak, west and cultural heritage existing in this area.
to the intersection of Oak and Fulton Streets; the south
side of Oak Street from 609 W. Oak to the intersection Policy 21.1.
of West Oak and Welch Streets; north ride of Hickory The architectural standards and policies regarding
Street from the Intersection of Hi,, korydnd Welch to the existing and proposed developments in the Historic
intersection of Hickory and Williams Streets; the east Preservation Plan and the historic landmark ordinance of
side of Denton Street from the Inte.section of Dr,nton the City are to be strongly enforced.
and Oak Streets to the intersection of Denton one Pearl
Streets; the south side of Pearl Street from 601 pearl
west to the intersection of Pearl and Denton Streets.
The overall policy of this Plan is to support the
preservation of the distinctive architectural and cultural
heritage existi tg in this area. The architectural DELETED
standards and policies regarding existing and proposed
developments in the Historic Preservation Plan of the
City are to be strongly enforced.
L. Greenbelt Area. The 100 year Flood Plain.
The 100 year flood plain is the area which will be
inundated by a storm water event that has a 1 % chance
of occurring in a year. In jurisdictions that participate in the federally subsidized flood insurance program, of
which Denton County and the City of Denton are
numbered, strict regulatory controls of development DELETED
within the 100 year flood plain are mandated by federal
taw to mitigate against Inss from floods. Federal
agencies pro,ide participating jurisdictions maps of and
data about the 100 year plain. An excerpt of such a
map is Figure Vlll.
The scientific study explaining the environmental
sensitivity of and appropriate regulatory framework for
flood plains is well cstabfished and long standing. A few DELETED
examples of this are included in the Greenbelt Resource
Book available In the Planning and Development
Department.
r
The flood plain also holds the community's most
important recreational opportunities. Most of the park DELETED
and recreational areas of the community could be
located within or contiguous to the flood plain.
0 More and more the real es!ate market is taking Into I~ 0 0
account the valuable amenities and resources within the DELETED
flood plain.
Maintenance and enhancement of natural proses: ea In /
the flood plains is a least cost solution to mitigating DELETED
storm water runoff pollution and protecting the
community from flood losses.
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{
GREENBELT GOALS OBJECTIVES AND POLICIES
GOALIOBJECTIVE
IV. L. Much of the 100 year flood plain ought to be used DELETED
as greenbelts because;
11 Flood plains are the most hazardous place to DELETED
develop;
2) Many natural features within flood plains, such as
wetlands and hardwood forests, help purify storm water DELETED
runoff, and mitigate against sedimentation and soil
erosion;
3) Natural flood plains are important wildlife habitats; DELETED
4) Flood plains are our greatest recreationai and open DELETED
space resource;
5) Most of our present and future water supplies will be
transported within and captured within the flood plain DELETED
and the water bodies inside the flood plain;
6) Flood plains in a natural state provide the most cost
effective method of discharging flood waters and DELETED
mitigating against flood damage.
\ccumplishing this goal will require n.. use and
balancing of regulatory prohibitions, public Incentives,
public acquisition and use of some of this resource,
private ownership of most of this resource, and DELETED
continued recognition by real estate market forces of the
amenity value and the dangers inherent in the flood plain
resource.
POLICIES
IV. L. 1. See Chapter fl, Section F. Parks and DELETED
Recreation, C. Greenbeft/Linear Parks
IV. L. 2. The city's regional, community, and large
neighborhood park system should tie into a greenbelt
• park and recreation system in and along flood plains. DELETED
Emphasis should be placed on park land acquisition
within ano/or contiguous to the flood plain.
IV. L. 3. While other uses will be permitted, a
particularly appropriate use of the flood plain is as a
greenbelt. Greerbeft uses include passive and active
recreation; conservation, non-development of the most I'
O e Oonmentaily sensitive and flood hazardous areas; O •
pedestrian, equestrian and bike ways; agricultural uses; DELETED
wildlife habitat; drainage ways; and as buffers between
,lifferent land uses. The most appropriate use should be
3termined based on detailed analysla of the
environmental valve of a particular flood plain and the
:mpact of a particular use,
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IV. L. 4. Building construction and filling of
onchannelized floodways must be strictly regulated and DELETED
may be prohibited by regulations.
1V. L. 5. Building construction and filling of the area
between the floodway and the limits of flood plain (the
flood plain fringe) will be allowed where environmental DELETED
degradation is slight, the existing character of the
particular flood plain is maintained, or a natural character
is enhanced.
IV. L. B, Use of the flood plain fringe as a greenbelt is
a community goal for which financial and regulatory DELETED
Incentives are available, and for which other incentives
should be developed.
IV. L. 7. Major channOzation of floodways should be
prohibited except where no other reasonable means of
floodwater conveyance Is available or where it is needed DELETED
to provide mitigation for existing flooding and water
quality improvement.
IV. L. B. Retain in their natural state those wetlands
having value for water retention, storm water pollution DELETED
mitigation, wildlife habitat and open spacelrecreational
opportunities. C 1
IV, L. 9, Improvements or modifications to the floodway
must be coordinated with master plans for storm water
management, utilities and parks. Any variations from DELETED
those master plans must be supported by appropriate
analyses and submitted to the City for review and
comment.
IV. L. 10. As a means to reduce flooding by increasing
times of concentration of flood waters, to mitigate water
pollution, and to control erosion, the most desirable
drainage design approach is to allow low velocity sheet DELETED
flow of urban runoff across vegetated greenhelts prior to
the runoff reaching the stream channel.
. IV. L. 11. The greenbelt concepts and policies stated
above should be part of considerations about developing
"best management practices" required to meet storm DELETED r
water pollution abatement only designed to implement
the Clean Water Act.
Definitions:
• E ildn1ain The area designated as subject to flooding I~ p f
from the base flood 1100-year flood) on the Flood DELETED
Insurance Rate Map. The flood plain Includes the
floodway.
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{ F[Q9~9Y. A river, channel, or othee and
the adjacent land areas that must be rer to
discharge the base flood without cumasing DELETED
the water surface elevation more tnated
height.
See Figure 8 - Example of Feency DELETED
Mana gement Agency Maps.
INSERT MAP HERE: "Flood Insurance DELETED
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CHAPTER V: IMPLEMENTATION POLICIES
A ICIES AND Objective 22. Implementation Policies and Guidelines.
GUIDELINES
Promote the positive and consistent Implementation of
. olementation the Denton Development Plan as the official
goon as its development policies of the City of Dcnton.
An official City plan Is only as
implementation processes. The fo'lowing policies are
intended to promote the positive end consistent
implementation of the Denton Development Plan as the
official development policies of the City of Denton.
1. Citizen Pnrticipetion Poliev 22 1.
.Citizen Partlclnation Provide on aolno neigh6orhoo°
The Dian recognizes the need for_orovlding on-going and business Involvement as well es Input of all arians
neighborhood improvement as well a Input of all Into land u•e decisions made by the vq_ ri~ty
citizens Into land use decisions made by the varlo itv departments. boards and she City nos ncoll
dSPartmimu hoards. and the City Councli.
In addition to the formal city-vide study c itt ss It
in addition to the formal city-wlde study committees. It Is also recognized that canon nq local
Is eel hbor a^d
also recognized that contin vino IgQai nef hb rh 1 9 h
9 0 44d iresidential and commerciali self -harp easoclations ere
self-halo assoeiation• am Important for the cpnrinued jLn22=L_for the continued mefntenance of viable
MAintea"2 of vfabte n_„jn ghbarhoods u^ pgJghbzhoods. However Indivfd ual neighborhood
IndividuW-odaUDibood problems are in Intertwined pEgblems are often lotertwlned with adie stet
with ediacent _;_hoods and the city al _Q whol%, EgIghborhoods end the city e a whole. Dive se
pial"-sections of the cocommunity need to share In sections of the community need to share fn common
sQ {
mmon farjjl es anal mutual problems. Te cnnstAe_. facilities end mutual problems.
City-wide IssuQL-vdile addres sing Immediate local
neighborhood n ed. the follawfng process I• policy 22-2.
re gram nd d Jxptgslnlzillg neighborhood assg fatto= To consider City-wide I•• re while addressing Immediate
process may b
e
used
a.- uthoodp define themselves Aad establJsh a, Nefahbprhoods define themselves _and establish
ncighborh~Qd associations: neiahborhood associations.
"clahF o buds cluster th m afves Into ommunltlith. Nelahborhoods cluste llm•elves Into communities
snit &StBblShplsgfdations made up of representativLW end establish ecsociatlons made up of reprecentatiy&jtcf
the nfahbor ood groups.
the neighborhood groups.
-n La continuing basis these ascent+ricns could address On a continuing basis these ensoclatfans co rid address
• issues telainq but not limited to the followlpg; Istnes_ of mutual concern.,
r
1L_PJOtection and malnt-pnance of Indivldur.l and Policy 22.9.
communrt_y_.pra°arty Adequate consideration shall be given to preserve e
positive climate for investment and securing real
property values balanced with the public Interest for the
City as a whole.
• 2) Crime and fire prevention a
DELETED
3) Assess needs for end plan for basic life-support
services within or adjacent to each neighborhood or DELETED
community unit li,e. food, health, facilities schools, child
care centers, housing diversity and density, etc.}
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41 Assess •ad• for recreatlogal, open space.
DELETED
egdcultural, and nark facilities
,51 Estabnsh coocer_atfve methods of conserving rnerav
auch as garden o pgols. etc. food co-ops car or van poonng. talent DELETED
D"52933 m_ is tl plods transoortetion needs and feeilitiea DELETED
These neighbor Policy 22.3. ~
oatelvst for neighborhopd Improvements e m an• for Ne}ohborhppd and hug
ins•e asaodetlensuring dialopu a 6etwean neighborhoods end G[ey a cetelyst for nelyhborhood Improvements. a means for
decision makers. end source {or selection of future ensuring dfalooue 6etwaen neighborhoods end City
tv cross-sectior,al study committees declsign makers end a somas for sole lion of f.t~.
City cross-sectional st sly committees.
2. Pobiic EducatF2n
The Potley of the Denton Deve}opment plan is to
encourage dtizen ^e decision
making process tt is recommended therefore that futur@ DELETED
"DR9111 On_9glU studies andflducetion of the public
Is reflected In hudget and policy decisions of the city
Poncy 22.4.
( Support for on-golnp iand use et dies end ed anon of
the HLWig conucoing land usa lsaunt ar old ba rsnected
Y council,
Policy 22.6.
The citv's caoltel Imoroyemgnt plan should be consistent
ygith end imolement the oolicl~plan
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3, Implementation
f
a. 2010 General CIP Schedule
The 2010 general development program will bb created
as the priority supporting policy guide to this play.. This
program will incorporate the phasing of land use
developments and scheduling of public infrastructures
and community services and facilities in accordance with
the goals, objectives, and policies of this plan. The
program Is to be prepared on the basis of the land use
plan and the need to promote an equitable distribution of
development in all areas of the City. It will set out the
needs for water, sewer, streets, sidewalks, curb,
drainage, transportation, parks, recreational open space, DELETED
educational, fire, police, library, and other community
services and facilities for which the City may ultimately
assume responsibility for maintenance and operation.
The implementation schedule will serve to define and
identify planned needs for the City as a whole. It will
provide the basis for Identifying community needs for
the short term CIP program. In other words, the
definition of needs for project Implementation will be
based on the plan as opposed to traffic congestion and \
utility overloads.
The 2010 general development program Is to be
forwarded to the City Council for adoption and updated DELETED
with the Denton Development plan every five years.
b.lntensity
Appendix A to the Denton Development Plan will
incorporate a standard methodology for intensity
analysis and the boundaries of the Intensity areas. This
appendix is to be developed by a committee comprised
of representatives of the five planning areas, the
Planning and Zoning Commission, and the Land Use
Planning Committee. Appendix A will be approved and
• updated by the Planning and Zoning Commission and the DELETED
City Council In accordance with the update procedures
set out in the Denton DevelonmeIlt~Il, The Executive
Director for Planning and development shall be
responsible for preparing and updating the intensity
calculations for each of the moderate and low
intensity areas In accordance with the standard
methodology and boundaries contained In Appendix A.
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c. Integrated Decision Making Policy 22.6.
Integrated Decision Making. It Is intended that the City
11 is intended that the City Council, the Planning and Council, Boards, Commissions, City staff end the
Zoning Commission, Advisory Boards, City staff and the citizens of Denton will Incorporate the policles of this
citizens of Denton will incorporate t'•e policies of this plan in the decision making processes including the
plan in the decision making processes Including the capital improvement program, budget formulation,
capital improvement program, budget formulation, zoning and land subdivision, and parks and utility
zoning and land subdivision, and parks and utility planning.
planning.
d. Consistent Administration Policy 22.7.
It is also intended that decision makers, City staff, It is also intended that decision makers, City staff,
Y private Jevelopment interests, citizens and publics
private development interests, citizens and public interest groups will work towards the consistent,
interest groups will work towards the consistent, equitable and coordinated application and administration
equitably and coordinated apr.4,aation and administration of the policies of this plan.
of the policies of this plan.
e. Updating Codes j~•
Policy 22.8.
l
The City will continue to monitor, improve, and update a
The City will continue to monitor, improve, and update the policies of this plan and the codes and ordinances
the policies of this plan and the codes and ordinances which support its implementation.
which support its implementation. Adequate
consideration shall be given to preservs a positive r.„
climate for investment and seatring real property values
( alanced with the public interest for the City as a whole.
the following guldelines are recommended:
E
11 Major changes which effect the existing use rights of
„s
real property may be subject to a grandfather clause
allowing property owners a reasonable time to carry out 0
development In accordance with existing policies. Major k
changes In the context of this policy shall not include
supportive codes and ordinances which may set new DELETED
and additional requirements for a specific tvpe of r^
development or for a specific local area, e.ti. tree
preservation end landscaping requirements wound not U
materially affect existing use rights. Therefore, tl.ese
shall not be considered major changes.
O ( 21 Major policies, codes and ordinances In this plan
should be allowed to gain experience before any attempt
i is made to change them substantially. The requirements
for off-site infrastructure costs Is an example of a major
policy. Too many and too frequent changes In major DELETED
policies may affect the confidence of property owners
and investors. Less changes conversely could provide
A for greater stability, confidence, and credibility which O O
will serve as a booster to the local economic
development effort.
Valeta Procadure
Update Daily Along With Related Decisions (Zoning,
Subdivisions, etc.)
3
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Summary Reports Policy 22.10.
Staff's report on applicable City Council and Planning
The staff report on all City Council/Planning and Zoning and Zoning Commission decision items shall clearly
Commission decision items shall clearly relate alternative relate applicable policy associated with a lend use
decisions with Impact on appropriate policies in the plan. decision.
a. It a decision indicates a corresponding policy change Policy 22.11.
Is required in the plan, then: Update Procedures.
1) The staff Is required to draft a modified policy 22.11.A. If a decision indicates a corresponding policy
change and present it to the quarterly study session of change is required in the plan, then the staff is required
the scheduled Planning and Zoning Commission. to draft a modified policy change and present it to the
annin
1 nine and Zoning Commission and the City Council
21 The City Council will make final review of a otential w11
policy change and
policy change and Incorporate said change in the plan. Incorporate 'sold change tIn het plan.
b, Any Planning and Zoning Commissioner or City 22.11.8. A Planning and Zoning Commissioner or City
Council Member may present a proposed policy change Council Member any other person may present e
whether or not a pending or recent Land Use decision proposed policy change whether a pending or recent
has been made. The proposed change is forwarded to Land Use decision has besa, made. The proposed
the Planning and Zoning Commission for its review and change is forwardeO. to the Planning and Zoning
recommendation to the City Counc;:. Co, _ion for its review and recommendation to the
City Council.
2. Yearly Policy Re-Adoption
22.11.C. Yearly Policy Re-Adoption. in July the entire /
I plan is on a Zoning
a. In July the entire plan Is placed on the Planning an Agendapl ford recommended Planning
g minor mod f cat oinsior ~j
Zoning Commission Agenda for recommended minor re•sdoption. After study, the Planning and Zoning
modification or re-cdoption. After study, the Planning Commission is required to forward a recommendation to
and Zoning Commission Is required to forward a the City Council at its second meeting in October. The
recommendation to the City Council at its second City Council will accept the Planning and Zoning
meeting In October. Commission recommendation or modify thi policies and
b. The City Council will accept the Planning and 2onin adopt the plan as a policy document for the upcoming
g year.
Commission recommendation or modify the policies and
adopt the plan as a policy document for the upcoming
poar.
3. General Policy for Major Update D. General Policy for Major Update.
• This plan Is to be updated approximately every five to This plan Is to be updated approximately every five to
ten years. ten years.
r"
a. Update dependent upon: a. The update is dependent upon:
1) Population Growth 1) Population growth
2) Extert of amendments during preceding years (more 2) Extent of amendments during preceding years (more • •
amendments-more need for general update) amendments-more need for general update)
b. The process for updating the plan will be determined b. The process for updating the plan will be determined
during Its annual evaluation. during its annual evaluation.
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