HomeMy WebLinkAbout11-10-1998 � ■
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City Council Agenda Packet
November 10, 199 3
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AGENDA kprndj Item .. .
CITY OF DENT ONCIrYCOUNCII. Ga1e__.��=�D= a
November 10, 1998
After determining that a quorum is present and convening in an open meeting, the City Council
ail! convene in a closed meeting of the City of Denton City Council on Tuesday, November 10,
1998 at 5:15 p.m, in the Council Rork Session Room at City Hall, 215 E. McKinney, Denton,
Texas at which the following items will he considered:
I. Closed Meeting:
A. Conference with Employees — Under TEX, GOVT, CODE Sce. 551.075, The
Council may receive information from employees during a staff conference or
briefing,but may not deliberate during the conference. '
B. Deliberations regarding real property — Under TEX. GOVT, CODE. Sec, t
551.072; and consultation with attorney — Under TEX. (]OV'I. CODE Sec.
551.071
I. Consider and discuss the valuation and the possible sale, transfer, or other
divestiture of real propeny pertaining to the City of Denton's electric
utility system, including,without limitation: the Gibbons Creek generation
facility located in Grimes County, Texas; the Spencer generation facility
located on Spencer Road in Denton, Texas; the hydroelectric facilities
located in Denton County, Texas; as ell as other component facilities of
the City's electric transmission and distribution system.
ANY FINAL AC'I ION, DECISION, OR VO1 F. ON A MAI1 ER DFLIBF.RATED IN A
CLOSED NIFF11NO OR ON INFORMATION RECEIVED IN A CONFERENCE WITH
FMPLOYF'ES WIM, ONLY fit; TAKEN IN AN OPEN h1F'.ETINO THAT IS HELD IN
COMPLIANCE W1111 1 FX. GOV' T. CODE: C'IL 551. THE CITY COUNCIL Re.ERVFS
1111; RiGlil TO ADJOURN INFO A CLOSED MEETING OR EXE.C'Urm SESSION AS
All I I IORVI:D R1' 7 EiX. cov'r. C'ODE? SEC. 551.001, FT SEQ. (TEXAS OPEN MEETINGS
AC' I ) ON ANY IILNI ON 118 OPEN MEETING AGENDA OR TO RECONVENE; IN A
CONIINUAIION OF 1III,' CLOSED MEEIINU ON THE CLOSED MFFTENO ITEMS
NOTED AI3OVE, IN AC'C'ORDANCE WITII IIIF? 'TEXAS OPEN MFEIINGS ACT,
INCLUDING, WITHOU"E' LIMITATION SECTIONS 551.071.551.085 Or THE; OPEN
MEETINGS ACT.
• Work Session of the City of Denton City Council on Tuesday, November 10. 1998 at 6:00 p.m.
in the Council Work Session Room at City Hall. 215 F. McKinney, Denton, Texas at which the
following items will he considered:
NOIF: A Work Session is used to explore matters of interest to one cr more City Council
Members or the City Manager for the purpose of gi%ing staff direction into whether or not such
1 matters should be placed on a future regular or special meeting, of the Council for citizen input, O •
1. City Council deliberation and formal City action. At a Work Session, the City Council generally
) f receives informal and preliminary reports and information from City staff, off,.•tals, members of
City committees, and the individual or organization proposing council action, it 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 announc,s the session is being closed to
public input. Although Work Sessions ?-e public meerings, and citizens have a I.-gal right to
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City of Denton City Council Agenda
November 10, 1998
Page 2
attvrA 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 on the matter being "
explored. Sl.ould the Council direct the mallet 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.
I. Receive a report, hold a discussion, and give staff direction regarding a timeline for the
Charter Election to be held May I, 1999.
2. Receive a report, hold a discussion, and give staff direction concerning City Council
meeting rules. (security and related measures)
3. Receive a report, hold a discussion, and give staff dircction regarding the Draft Interim
Corridors Ordinance.
4. Rcc ve a report, hold a discussion, and give staff direction regarding the Draft Growth
Management Strate,.y.
S. Receive a report, hold a discussion, and give staff direction regarding proposed
amendments to the Landscape Ordinance,
6. Receive a report, hold a discussion, and give staff directior regarding Planned
Ikvclopm;nts 20, 22, 41, 86, 90, 93, 102, 120, 126, and 139• with the intent to down-
zone these approved concept plans.
7. Recci%c a report,hold a discussion, and give staff direction on n ne w• thoroughfare master
plan.
CERTIFICATE
T 1 certify that the above notice of meeting Has posted on the bulletin board at the City Hall of the
City of Denton. 'Texas, on the day of . 1998 at _o'clock
(a m.)(p.m.)
CITY SECRETARY i
NO IF. WE CHY OF DE:NTON CITY COUNCIL WORK SESSION ROOM IS
�s AC'CE'.SSlltl,l: IN ACCORDANCE WITH THE ANWRICANS MIll DISABILITIES AC'F.
TI IF cl I Wll L PRO% IDE SIGN LANGUAGE INTERPRETERS FOR THE HEARING
IMPAIRED IF REQULSTED AT LEAST 48 HOURS IN ADVANCE OF THE SCHEDULED '
MLI'.TINO. 111,EAV- CALI, ME CITY SECRETARY'S OFFICE Al" 349.8309 OR USE
1GLPC'OMMt.JN1C' '0IONS DEVICES FOR THE DEAF (TDD) BY CALLING 1.800•
RELAY-IX SO 'I IIAT A SIGN LANGUAGE INTERPRETER CAN BE SCIIEDULLD
1 IIROUGII pile(I I Y SECRETARY'S OFHC'E.
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Agenda I1111( /
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AGENDA INFORMATION SHEET
AGENDA DATEt November 10, 1998
DEPAR'rMENTt CMO
CAI/DCM/ACM: Michael W. Jez
IBS JE Tt
Recrlve a report, hold a discussion, a d glee staff direction regarding a timeline fur the Charter
Election ru bu held May 1, 1999.
BACKGROUND;
At the Council Work Session of October 13, 1998, Council directed staff to start the process for
amending the City Charter, The City Council requested an adrainistrr•ive review that would
provide general changes necessary to comply with the law along with addressing the issues of
Hoard and Commission membership, conflict of interest, and facilitation of utility deregulation.
The City Attorney and his staff will do the administrative review.
Staff was directed to bring back a revised schedule for a May 1, 1999, election. The attached
schedule his been revised to bring the report on the proposed Charter amendments to Council at
the lanuar ,, 26, 1999, Work Session to allow ample time for review and feedback. Approval
date for the proposed Charter revisions and to pass an ordinance calling for a Charter election is
set for February 16, 1999.
OP1 O1 S
I. Approve the timeline as presented.
2. Make additions or corrections.
PRIOR IOR ACTION/REVIEIY rCouncfl Boards,Commissionl:
At the Work Session of October 13, 1998, City Council reviewed and grave staff direction to
procccd with an administrative review of the City Charter with a May 1, 1999, election.
Respectfully submitted:
t _ ��z�
ly Wil ams
Assistant to the Ciry Manager
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CHARTER ELECTION
MAY 1999
DATE ACTION
October 13, 1998 City Council receives staff report and gives
direction
November 10, 1998 City Council review Charter election
timeline
Month of November 1998 Charter review begins I
Month of December 1998 Charter review continues ff
Month of January 1999 Charter review recommendations are
completed and forwarded to the City
Council
lanuary• 11, 1999 Agenda request and backup due to City
Secretary for 1/26/99 Work Session
January 26, 1999 City Council receives a report from the
City Attorney and gives direction on
recommendations
February 16, 1999 Final approval date for Charter
recommendations and the Council will pass
an ordinance calling for a Charter election
March�April1999 Public Education concerning Charter
revisions
M March 8, 1999 Deadline for ballot wording to the City
Secretary
April 14, 1999 Early Voting begins
S ; April 27, 1999 Early Voting ends
� • May I. 1999 Election Da y
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AGENDA INFORMATION SIXET
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AGENDA DATE-, November 10, 1998
DEPARTMENT: General Government
CM: Michael W. Jet, City Manager
SUB ECT:
Rccci%c a report. hold a discussion, and gice staff direction concerning City Council meeting
rules.
BAC'k_rl( OUND;
As a result of the City C'ouncil's meetings with facilitator Lyle Sumek, Council expresscd a
desire to des clop rules governing audience heha�ior end security at City Council meetinus, Staff
developed draft rules(attached).
OPTIONS:
A. Appro%e draft rules as presented,
IS. Modify draft rules.
RECONIME:NDATI )N:
Option A: approsc rules as prminted.
E:sn%2%TFD SC'IIEDl1LE OF P O ECG:
If Council decides to move fonsard on this issu°, these rules v.ill be placed on a Regular Meeting a
•sgcnda after the Legal Department has prepared the approprim ordinance.
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PRIOR ACTION/RFVIEW (Councii Boards Commission);
None.
FISCAL INFORMAIION;
No fiscal impact.
ATTACHMENT:
Draft of City Council Meeting Rules.
Respectfully submitted: ,
ch I W. !ez
City Manager
Prepared by:
Richard Foster
Public InformalionOfficer
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DRAFT CITY COUNCIL MEETING RULES REVISION
1. C'itirens and other visitors are welcome to attend all public meetings of the City Council and will
be admitted to the City Council Chamber or other room in whirn the City Council is meeting up to
the fire safety capacity of the room, 1
2. All ri.ceting attendees shall conduct themselves with propriety and decorum, Conversalio is
betwcef, or among audience members should be conducted outside the meeting room. Any persn,t
mak' g personal, impertinent, profane, of slanderous remarks or who becomes boisterous while
addressing the City Council or while attending the City Council meeting shall be rcmoved from the
room at the direction of the presiding officer, and the person sh ill be barred from, further audience
before the City Council during that session of the City Council. h'the presiding officer fails to act,
any member of the City Council may move to .:quire the offending person s removal, and the
aff rmative vote of a majority of the City Council shall require the presiding officer to act.
3. Unauthorized remarks from the audience, stamping of feel, wshis'Ics, yells, and similar
demonstrations shall not be permitted.
4. No placards, banners, or signs will be permitted in the City C'oumil C'hambo r or in any other room
in which the City Council is meeting Fxhibits, displays, and visual aids caed in connection with
presentations to the City Council,however, are permitted.
5. Ciiiiens or other visitors attending City Council meetings shall not being food or drink into the
City Council Chamber or into any other room in which the City Council is meeting. Neither shall
audience members place their feel on any chairs in the City Council Chamber or other room in
which the City Council is meeting.
G. No one other than City Council members and city staff may step on to the dais.
7. All people wishing to address the City Council shall first be recognized by the presiding officer and
slt ll limit their remarks to the matter under discussion.
N. All remarks and questions addressed to the City Council shall be addressed to the City Council as a
Minle and not to any individual member.
9. Any person addressing tie City Council shall do so from the lectern unless physically unable to do
sa. People addressing the C'ily Council from the lectern shall not be permitted to approach the dais.
If they wish to hand out papers or other materials to the City Council, they should express that
desire In the presiding officer, and the City Manager shall direct a staff nicmber to hand out the
m+tleri als.
10. \%lien the time has expired for a prese:,ration to the City Council, the presiding officer shall direct I
0 the person speaking to cease. A second tequcsl from the presiding officer to cease speaking shall ! ,
he couw of the reatoval of the speaker if that person continues to speak.
I. No a.µoipmcnl, apparatus, or paraphernalia such as camera tripods, easels, or wheelchairs shall
obstruct, block, or otherwise he located iu the doorway, entranceway, or walkways of the
City Council Chamber or of any other room in which the City Council may choose to meet
Representatives of Ube electronic media may set up cannot s and other equipment only in the back
0 of the room. It is permissible for television camera operators to film for short periods of time I tp 0
(several minutes) from the entranceway to the City Council Chambers using hand-held cameras j
only. KN I U•1'h1 radio, which broadcasts the regular City Council meetings live, may hook their
equipment up at the front of the room as long as it remains out of sight and out of the way.
12. there will be a unilorm;d city of Denton police officer present of all regular meetings of the
City Council. 'lhis police ofricer shall act in the capacity of a security officer/sergeant-at-arms and
shall enforce the ?sleeting Rules and act upon the direction of the presiding officer,
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AGENDA INFORMATION SHEET Otsnda_Item
hem1_ Ion
AGENDA DATE: November Wit, 1998
DE:PARTNIENT: Planning and Development Department
CMlDCMIACM: Rick Svehla
Receeiivve a report, hold a discussion, and give staff direction regarding the Draft Interim Corridors
Ordinance.
DACKGROUN
At the 1998 City Council Work Session,Council members agreed to give city staff and a
Chamber of Commerce Committee an opportunity to discuss a new"site plan re•iew" format
suggested for the draft Corridors Ordinance, A Corridors Ordinance"Working Draft"was presented
to Council during the October 13'"work session. The November 106', 1998 work session has been 1
scheduled to allow an opportunity for Council to review the draft ordinance a week in advance of the
Joint City Council /Planning&Zoning Commission public hearing, which is scheduled rot November
17'x, 1998. The draft o-dinance is attached as Exhibit A. A map of the proposed corridors is attached
as Exhibit B, As indicated below, a March 15'h, 1998 effective date is proposed to allow currck,j9y
programmed projects an opportunity to complete the development review process without severe
disruptions,
The revised approach to the Corridors Ordinance has been prepared by staff and reviewed by a
Chamber of Commerce Task Force. The most recent Task Force comments are attached as Exhibit C.
The new approach contains guidelines intended to be used by the Planning &Zoning Commission and
City Council during r'te plan review for proposed development located within a designated corridor,
This approach is an abrupt change from the standards contained in the earlier version of the ordinance.
The site plan review process is based on draft guidelines to allow consideration of individual property
features and development characteristics. According to the attached ordinance,owners of property
within a designated corridor must submit specific site plan information for P&Z and City Council
review and approval. Unless accompanied by a request for a zoning change,planned development
detailed plan,or specific use permit,the site plan review procedure would not require a public hearing
and could be processed within a three to four week period.
ESTIMATED SCHEDULE OF PROJE�
City Council Work Session November le, 1998
Planning& Zoning Commission Public Hearing November i 1'x, 1998
City Council Public Hearing November Wit, 1998
City Council Action December 8'x, 1998
Proposed Effective Date March 15'x, 1999 O
P&Z Commissioner wi;l receive copies of this report prior to the joint November 170, 1998 public
hearing.
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PRIOR ACTION/REVIEW
Q anal Formate Regulated 5 andards IN trt Plan Rolew}
January 1998 Corridors Ordinance sc` fuled by City Council
April 2801, 1998 City Council Work Scss :n
May 130i, 1998 Planning &Zoning Commission Work Session
May 270', 1998 P & Z Commission Public Hearing and recommendation of approval, 4-1
May 290', 1998 City Staff J Chamber of Commerce Mectirg
June 2nd, 1998 City Council Public Hearing
June 9`h, 1998 City Council Work Session (Alternative public hearing notification)
June 1601, 1998 City Council Regular Meeting (Adoption of alt. notification ordinance)
June 2401, 1998 City Staff/Chamber of Commerce Meeting
July 100', 1998 City Staff/Chamber of Commerce Meeting
July 2401, 1998 City Staff/Chamber of Commerce Meeting
July 280, 1498 City Council Work Session
August 0, 1998 Joint City Council/Planning& Zoning Commission Public Hearing.
August 1101, 1998 City Council Work Session
Revised Format: Flexible Guidelines bVIO-She Plan Review}
August 2� , 1998 City Staff/Chamber Committee Meeting
October 80', 1998 City Staff/Chamber Committee Meeting
October 10, 1998 Planning&Zoning Commission Briefing
October 2001, 1998 City Council Alternative Notification Ordinance
October 2701, 1998 Planning&Zoning Commission Work Session
Approximately 3,144 acres of land will be affected if the draft ordinance is adopted, as per Table l:
TABLE 1. Zoning Categories of Land Located Within Designated Corridor
Revised Format: Flexible Guidelines (With Site Plan Review) kk
�3Y,
Designated �+ F-
Corridor 3 cu 3
_ Acres °/a Acres °o Acres °'o Acres
I.33W _ _ O 149 3% '248 55% _ 53 12°,0 450
d 1.35N &E_ _O 179 �4 18 0% S 7 b0°,-o 898
128 18°w0 186 27% 379 55°/70 693
--------- ---- — - - ---
Hwy 380E E 8 �%a 9� -0°/. 8 46% l92
llwy 380 W E - 16 8°-i - 14� J2%o 39 20%---198
llwy77 -- _ -E 19 -lib% —___ 6f -37% 95 s °e �E80
FM 2164(Locust) E 61 65°ib 32 34% I 1% 95
• Sherman Dr. F 17 1F0 38 69% 0 00/0 55
�181(Teas(cy) E il% 108 ��/0 80 38/0 �f0 0 •
y US 377 (fL Worth [h,) E 14 81/le 69 40°/n 89 1 52% 171
4rj TOTAL 614 0'/• 1,169 1% 1,360 43% 13,147
Note: This table reflects only portions of parcels located within designated corridors.re toting the intent
or the revised draft ordinance. In addition,f lwy 380 has been reclassiried as an Entranceway and E.
McKinney St.has been dropped from the proposed Corridors list entirely,
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Appr.)ximately 5,908 acres of land would have been affected had the original ordinance been adopted,
as per the following August l l°", 1998 tahle:
TABLE 2. Zoning Cateesries of Land Located Within Designated Corridors
Original Po;neat: Regulated Standards(No Site Plan Review) ,
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Designated '` V woo Corridor 0 I
F $
Acres °'o Acres % _Acres % Acres
1.15W O 229 30% _495 65% 8 5°10 76 f
1.35 N& F d I SS I l°i10 741 44% 756 45% l 682
Coop�88 O 447 36% 10 /a 48S 9°io 1, 42
Hwy 380 E— — d S 11i10 466 R6 71 13 616 542
Eiwry 380 W O —! %1 a 566 99% 3 /i% 37
Hwy 77 _ E 19 13% 94 63°,'a 36 24% 149
FM 2164(Locust) E 0 0°'0 158 1001/0 0 01/10 158
Sherman vDn 'e E 7 10% 64 905'0 0 0% fl-
y McKinney St. E 19 12% 134 87°io 2 l% 155
FM 2181 (Teasley) E 1 °io l9 68/0 77 7% _ 284
US 377(Ft. Worth Dr.) E 23 8% 146 500,10 122 42% 29;
TOTAL 1 951 16% J 3,367 57% 1,390 27% 5,908
Note This table reoects entire parcel acreage,even if only it portion of the parcel is located inside a
designated corridor. The oripinal ordinance was structured to apply in this manner.
FISCAL INFORNIATION
By shifting from prescriptive standards that can be administered by staff to flexible guidelines that
require City Council review, additional resources and time will be necessary to produce staff reports
and process design review applications. Council site plan review is not regarded by staff as the best
way to accomplish Thoroughfare Corridor objectives;rather, the review process is viewed as an
interim approach that should give way to specific Corridor standards that are generated after the
Comprehensive Plan process is completed.
AMU
Exhibit A: Draft Corridors Ordinance
Exhibit B; Corridors Map
Exhibit Ci October 27", 1998 Chamber of Commerce Task Force Memo
E Respectfully submitted:
,d Flu
Director of Planning and Development
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ORDINANCE NO. _
AN ORDINANCE OF THE CITY OF DENTON, TEXAS, AMENDING CHAPTER 35 "ZONING"
CODE OF ORDINANCES OF THE CITY OF DENTON BY ADOPTING ARTICLE XI
"COkRIDOR OVERLAY DISTRICT"; PROVIDING A CLASSIFICATION FOR DESIGNATING
ROADWAYS IN DENTON; ESTABLISHING A SITE PLAN REVIEW PROCESS,
ESTABLISHING LANDSCAPING, ARCHITECTURAL, SCREENING, OUTDOOR STORAGE,
LIMITED VISIBILITY LAND USE, TRAFFIC CIRCULATION, AND SIGN GUIDELINES;
PROVIDING FOR A PENALTY IN THE MAXIMUM AMOUNT OF $2,0*00 FOR THE
VIOLATION FIIEREOF; PROVIDING A SEVERABILITY CLAUSE; PROVIDING A SAVINGS
CLAUSE AND PROVIDING FOR AN EFFECTIVE DATE.
WHEREAS, the Denton City Council has determined that major thoroughfare corridors impact
the community's visual image;and
WHEREAS, the City Council finds that it is in the public interest to insure that new
developments in Denton will help to em ante the economic and ae;,thetic environment; and
WHEREAS, the City of Denton recognizes tha! the establishment of overlay districts and site
plan review guidelines is necessary to protect, preserve, and enhance the visual image of major
thoroughfare corridors; and
WHEREAS, site plan review guidelines regarding landscaping,architectural features, setbacks,
screening, limited visibility land uses, traffic circulation, and signage are necessary to evaluate the
aspects of proposed development teat affect the aesthetics of the corridors;and
WHEREAS, the City Council has conducted public hearings on the proposed regulations
contained herein; NOW THEREFORE,
THE COUNCIL OF THE CITY OF DENTON, TEXAS 11LREBY ORDAINS:
SECTION 1. That Chapter 35 "Zoning" of the Code of Ordinances c t the City of Denton, Texas is
hereby, amended by the adoption of Title XI, entitled "Corridor Overlay District,"so that hereafter said
title shall be and read as follw,s:
f.ec, 35.411, Short Title and Scope.
I his article shall be known and may be cited as the Corridor Overlay Districts Ordinance. This
article is creating new districts that overlay current zoning dislJos. If a conflict arises between the
underlying zoning district and the provisions of the Corridor Overlay Districts Ordinance, the
provisions of this article shall take precedence; otherwise. the rules and regulations of the underlying
zoning district shall have full force and effect.
See.35.411. Statement of Purpose. ,
The intent of this article is to promote the immediate and long-term public health, safety, p
economic stability and general welfare of the citizens of Denton by establishing regulat ions
A� related to access and appearance of designated roadways. This article is intended to promote
the following general purposes:
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1) To provide a visually eitractive environment for those who travel on th.-
City's
thoroughfares;
2) To allow flexible evaluation of individual site characteristics and proposed site design
features that affect the aesthetic quality of thoroughfare corridors;
3) To establish a positive image Por Denton that is visible along its most heavily traveled
corridors.
4) To communicate a sense of order and safety to motorist and pedestrians through
development of landscape design, access plans and structural treatments.
5) To retain and enhance land values by creating a sense of visual compatibility along i
corridors.
Sec.35-413. Classincations.
1) Gateways: Gateway corridors are 1,000-feet wide uverlay zones that extend 500 feet from
the right-of-way centet line for the following limited-access thoroughfares:
a) 1.33 N.
b) 1-35W;
c) 1.33 E;and
d) Loop 288.
2) Entranceways: Entranceway corridors are 500-feet wide ovens!- zones that extend 250 feet
from the right-of-%%% center line for the following segments of primary or seconemy
thoroughfares:
a) U.S. llighway 380 from Primrose Street west to the city limits;
b) U.S. Highway 330 from Ruddell Street east to the city limits;
c) US I1wy 77 from 1-35N to Windsor Nk e;
d) Teasley Lane (FM 2!81);
e) Fort Worth Drive(US Highway 377) from 1-35 E south to the city limits;
0 Locust Street(FM 2164) from Loop 283 north to the city limits; and
S) Sherman Drive(FM 428) from Luop 288 north to the city limits.
3) l he provisions of this article shall apply to property along the designated roa�way that is I
within the city limits. As annexation occurs Plcnq the designated roodwa)s the regulations
shall apply to the area annexed after proper zoning.
See. 35.414. AppllcabilHy.
I), The provisions of this article shall apply to pruperty located within designated corridors as
a
fol lows:
gt l al Vacant Properiyt Any tract of land either platted or uv�latted which has no 0
development as defined in Section 34.11 of the Code of Ordinanc
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b) Developed Property: Any tract of land which has development as defined in
Section 34.11 of the Code of Ordinances on which remodeling, redevelopment, or
reconstruction is proposed and that would result in an expansion of gross floor area,
parking lot area, or vehicular surface area.
2) Exemptions
a) Active Agricul(urat and Ranching Uses: Property being used solely for agricultural,
ranching, or livestock prodw lion is exempt from the provisions of this article.
b) Single-Family Uses: Single-family residential development shall be exempt from the
provisions of this article
c). Developed Property: Developed Property shall be exempted on the following basis:
l) Structural Expansion less Ilia" 25%of Gross Floor Area less: When
remodeling,redevelopment, or reconstruction is proposed on platted property
that would expand existing gross floor area of the lot's structure or structures by
less than twenly-five (25)percent, the proposed activity is exempt from the
provisions of this article,
2) Structural Expansion of Gross Floor Aren equal io or greater that 251.
Gros Floor Area: When remodeling, redevelopment, or reconstruction is
proposed on platted property that would expand existing gross floor area of the
lot's structure or s::-,rctures by twenty-five (25) percent or more, the proposed
expansion will be subject to site plan approval procedures described in this
article. An exception to this section is a parcel partially located within a
designated corridor, where a proposed expansion is exempt from the provisions
of this article if ali features of the expansion are completely outside the corridor
overlay district.
?) Paving Improvements Only: When parking lot or vehicular surface a-ea
improvements are proposed that would res tlt in an impervious surface
expansion of twenty-five (25) percent or greater, or would result in imnervious
surface reconstruction amounting to twenty-five (25) percent or greater, the
requirements of Section 31.7(1) shall be applied only to the area where the
expansion or reconstruction occurs. This provision shall apply, only when i uh
improvements are not part of a structural remodeling, redevelopment, or
reconstvict+.,n proposal. Site plan approvA is not requi•ed under these
• circumsta-,scs. Impervious surface resurfacing, which does not involve removal
or rrestal.l �t,ment of pavement sub-base materials, Is exempt from these
regrtircmen-t.
4) Expansion Cumuladse: In determining the percentage of expansion of
developed property conccming gross floor area, parking lot area, or vehicular
• surface area, the calculation shall 1,; based upon the sire of the development at p -
the time of the effective date of the ordinance. All new development after the
effective date of the ordinance shall be considered in the calculations.
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Sec, 415. Site Plan
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(a, Prior to the development of vacant land, a site plan application must be submitted to the
Planning and Development Department containing sufficient detail to indicate that each of the Corridor i
guidelines has been addressed. The site plan shall be referred to the Planning and Zoning Commission,
which shall make an advisory recommendation to the City Council, The site plan must be approved by
simple majority vote of the City Council before a building permit may be issued for the vacant
properly. Public hearings shall be required w in other zonl',ig cases.
fhe site plan required by this article shall be submitted by the time a building permit application is
filed. The site plan may be submitted as part c''an application for a zoning change, a planned
development,or a specific use permit.
(b) A Site Plan for developed properly is required when the property is not exempt under Sec. 35-
414(c) of this article.
See, 35-416 Site Plan Information
The site plan required by this article shall contain the following information:
(1) Plan View. A plan view,to scale, shall be submitted identifying the location, size,and
identification of all proposed site improvements.
(2) Landscaping. All proposed landscape materials shall be indicated on the site plan, with notes
indicating consistency with the City's landscape ordinance.
(3) Architectural Materials. Proposed facade materials shall be identified on the site plan,
including the color of proposed structural elements.
(4) Fagade Design. An elevation of the front fagade shall be included as part of the r:wired site
plan submittal.
(5) Screening. The site plan shall include the location and visual characteristics of all materials
used to screen or buffer structural features that project above ground level or beyond structure
walls or roof lines,
(6) Mechanical equipment. Mechanical equipment includirg but not limited to the following,
satellite dishes,air conditioning units, antennae,and other features shall be identified on the
site plan, and owner shall provide how mLvbanical equipment will be screened from the section
of the thoroughfare directly adjacent to the corridor property. Owner shall also show how any
roof-mounted equipment will be integrated into the Prchiteciuml design of the structure and
screened from view,
• (7) Service Hays, Loading Docks, and Drive-In lanes: Vehicle repair,semire maintenance bays,
loading docks, and drive-in lanes shall be identified on the sl,.plan. Owner shall provide
information as to screening of any bays and docks and drive in lanes or windows on any
structural wall that faces directly toward the adjacent thoroughfare.
(8) Traffic Circulation, Site Access and Parking: Site Access,traffic circulation patterns,trff•strr et
parking, and all impervious surfaces shall be indicated on the required site plan.
• (9) Signage: Sign details shall be provided in order to determine compliance with the requirements
of Chapter 33 of the Code of Ordinances,"Sign and Advertising Devices." 0 •
(10) Limited Visibility Uses: Provide details as to the screening efforts of any"limited visibility
uses"as listed in this article.
(11) Site Information: Acreage, land use 4, water and drainage, utilities, sidewalks and bike paths
information es defined in Section 35.116 of the City of Denton, Code of Ordinances shall be
identified in:> a site plan.
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Sec.35.411, Site Plan Review.
The council may approve the site plan submitted by the owner under this article if it Muds that {
the site plan;
(a)Provides the information required by Section 35-416,
(b)Would be compatible with surrounding properties and further the purposes stated in Section
35.412 of this article, In considering whether a site plan is compatible with surrounding
properties and further the purposes of this article, the commission and ck ncil shall consider,
but are not limited to considering the following guidelines.
(1) Landsa.ping. Compliance with the landscape requirements of Chapter 31 of the `
City Code of Ordinances.
(i) Plantings: In meeting the requirements of Chapter 3l, "Landscape",City Council
members will evaluate the use of landscape materials to improve views of the property
from the adjacent thoroughfare and how plantings are u;ed advantageously for
screening or buffering purposes.
(ii)Open Space- Whether the plan has open space along the adjacent thoroughfare to
provide trees, shrubs, groundcover,and other plantings for aesthetic purposes. The
reservation of a 25-foot wide landscape buffer adjacent to the public tight of way is the
preferred area of open space,
(2) Architecture.
(i) Materials- The exterior walls of the building facing or clearly visible
immedialaly adjacent to the corridor should be comprised of wood, stone. cast
stone, stucco, brick, limes, ne, granite or a similar appearing natural or created
masonry material. Tilt-wall construction is considered an acceptable form of
masonry material. Glass used in windows and doors should be consistent with
structural aesthetics and the extent to which views of interior uses are
appropriate, Facade exterior glass should not exceed a maximum reflectance of
2G4i. The use of alternative building materials should be consistent with the
appearance of the materials listed above.
(ii) Colors: Colors should demonstrate respect for neighboring properties, and
. should not be intended to sere primarily as an advertising device.
(iii)Design: The design of mch structure should include relief to front wall and
roofline. Single, tminten-ipted surface planes are discouraged.
(3)Screening, Efforts to screen certain site features should be undertaken as Identified
in this article.
(i) Mechanical equipment- Mechanical equipment, including satellite dishes,
air conditioning units, antennae, and other features should be visually screened
from view from the segment of thoroughfare directly adjacent to the corridor
property, roof-mounted equipment should be integrated into the architectural
design and screened from view.
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(ii) Senice Bays, Loading Docks, and Drive•ln Lanes: Service bays and
docks, and drive-in lanes and windows should not be located on any structural
wall facing directly toward the adjacent thoroughfare unless modified through
the effective use of screening elements.
(4) Outdoor Slorfi;e Areas: Ouldonr storage areas are defined as any area that
contains trash colieciion areas or dumpster refuse containers; outdoor loading and
"reloading spaces; docks o. outdoor shipping and receiving areas; outdoor storage of
bulk materials and !or parts; or areas regularly used for outdoor repair, outdoor star3ge
areas of service stations, motor vehicle dealers, or inspection stations. Temporary
construction and related activities are excluded from this definition.
(i) Outdoor storage areas must be icreened from public rights-of-way using live
evergreen screening plants, six (6) feet in height at installation, spaced no more
than eigh!een (18) inches apart, edge to edge. The use of a fence or wall is
considered compatible for outdoor storage area ureening, provided it is at least
six (6) feet tall, opaque, and of masonry, stone, or wooden material, or of the
same material as that of the principal building, Earthen berms may be used to
meet the vertical height standards identified in this section. If dumpster
enclosure openings face public rights-ot=way,they should be gated.
(S) Merchandise Display: The exterior display of automobiles, trucks, construction
equipment, trailers, or other vehicles for the purposes of sale or lease, with the
excep,ion of junkyards, must be in compliance with parking lot and vehicular surface
area landscaping requirements. The extenor display of living materials such as
Christmas trees, pumpkins and flowers and similar living landscape plants may be
visible from the adjacent thoroughfare, but the principle intent should be for display
purposes and not outdoor storage, and the erien.ation of the display should face the i
adjacent thoroughfare.
(6)Traffic Circulation, Site Access and Parking.
(i) The site plan should allow a safe and efficient Flow of traffic in and out of the
property to maximize the capacity of the roadway. Access management principles
should be employed to minimize congestion of adjacent roadways. Issues such as
corner clearances, driveway spacing,joint access driveways and parallel access roads
should be addressed in the site plan. Site plan information should demonstrate that
transportation impacts have been minimized while providing necessary site access.
•
(ii) The extent to which off-strec' parking or other paved areas are located adjacent to a
thoroughfare should be limited. Open space and landscape plantings should be used to
soften the impact nf paved areas visible from adjacent thoroughfares. Large expanses
of uninterrupted pavement should be screened from thoroughfare views.
O (7) Slgnage, O •
(i) The site plan should adhere to the requirements of Chapter 33 of the City
Code, "Signs and Advetlising Do,ices," A sign district should be established as
per Section 33.234;2) for coiridor properties that have more than three hundred
(300) feet of continuous thoroughfare frontage.
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(8) Limited Visibility Uses
(i) Specific "Limited Visibility Land Uses' have been identified as potentially
incompatible with the visual quality objectives intended for the city's major
thoroughfare corridors. The site plan should screen all visually incompatible
site features of"Limited Visibility Land Uses" from corridor view.
(ii)Limited Visibility Land Uses include;
Primary Residential Uses
1)Trailer Camp or Mobile Home Park
Educational. Institutional and Special Uses
2)Correctional Facility
Utility, Accessory and Incidental Uses
3) Electric Generating Plant
4) Electric Substation
S) Electrical Transmission Line
6) Private Utility Shop or Storage Yard
7)Public Building, Shop, Yard of Local, State, or Federal Government
8)Sewage Pumping Station
9)Sewage Treatment Plant
10)Telephone Line and Exchange Switching or Relay Station
11) Water Pumping Station or Well
12) Water Treatment Plant
13) Drag Strip or Commercial Racing
14) Fairground or Exhibition At.a
15)Go-Cart Track
16) Sexually Oriented Business
Transportation Related Uses
17) Hauling or Storage Company
18) Motor Freight Terminal
19) Railroad Freight'ferminal
20) Railroad Passenger Station
21) Parking Lot Truck
Automobile Servlce Uses
22) Auto Wrecking or Salvage Yard
21)Tire Retreading or Capping
Retail and Service Type Uses
24)llousehold Appliance Service and Repair(Outside)
• 25)Secondhand Store, Used FLmiture or Rummage Sale
26)Tool or Trailer Rental
Agricultural Type Uses
27)llatchcry, Poultry
28)Livestock Auction
29)Livestock Feeding Plant, Penv, or Yards
• Commercial Type Uses 0
3U)Contractor+Shop and Storage Yard
31)lleavy Machine,iy Sales and Storage
32)Petroleum Produvh 3torage•Wht,i sale
33)Storage and Sales of Fe-niture or Appliances Outside A nuildiog
34)Trailer Rental or ..ales
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Natural Resource Storage and Extraction `
35)Petroleum Collecting or Storage Facilities j
Special Industrial Processes 1
36)Asphalt or Concrete Batching Plant
37) Brick Kiln or Tile Plant
38)Cement or Hydrated lime Manufacture �
39) Dump or Sanitary Fill Area
40) Mixing or Sale of Concrete
4l) Open Salvage Yard for Rags or Machinery etc.
42) Smelter or Refinery
C. Failure to fully comply with this arti:le should not be intended to avoid existing
deve)opm.nt regulations or gain a variance from code requinments. In making its 1
determination to approve or disapprove the site plan,the council shall consider each site
separately. City Council site plan review is intended to be flexible and discretionary,
taking into account individual site conditions that may affect visual characteristics,
including:
a)Topography
b) Adjacent Land Uses
c) Existing Structures
d) Existing Veyetaric,7
e) Proximity to Adjacent Thoroughfare
I) Site Size
g) Site Shape
h) Intersection of D:signated Corridors
i) Easement or Dedication Requirements
SECTION IL That any person violating any provision of this ordinance shall,upon conviction,
be fined a sum not exceeding 52,000.00. Each day that a provision ofthis ordinance is violated shall
constitute a soparate and distinct offense.
SECTION 1L That if any section, subsection, paragraph, sentence, clause, phrase or
word in this ordinance, or application thereof to any person or circumstances is held invalid by any
court of competent jurisdiction, such holding shall not effect the validity of the remaining portions of
this ordinance, and the City Council of the City of Denton, Texas hereby declares it would have
enacted such remaining portions despite any such validity.
• SECTION IV, That save and except as amended hereby, all the provisions, sections,
subsections, paragraphs, sentences, clauses, and phrases of Chapter 35 of the Code of Ordinances shall
remain in full force to a effect.
SECTION V. That this ordinance shall become effective on March 15th, 1999, and the City
Secretary is hereby directed to cause the caption of this ordinance to be published t%ice in the Denton
• Record chronicle, a daily newspaper published in the City of Denton, Texas, within ten (10) days of p
the date of passage.
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PASSED AND APPROVED this the 15'h _day of Mazch�, 1999.
JACK MILLER, MAYOR
ATTEST:
JENNIFER WALTERS.CITY SECRETARY
BY:_ --- —
APPROVED AS TO LEGAL 17RM:
HERBERT L. PROUTY,CITY ATTORNEY
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EXHIBIT C
MEMORANDUM i
DATES October 27. 1999
TO. Dave Hill /
FROM. Chamber of Commerce Task Force("task Force"J7
RE Corridor Ordinenee
we have received and reviewed the latest draft of the Corridor Ordinance. I do
not know who happened to the meeting acheduled for October 22. 1998.
However,after a flurry of cads late wadntaday IRM00n, aL meetings were
eanceAed. We would like to meet with you one more time to discuss your latest
proposal please contact my office to arrange a day and time to meet this week if
possible,
At our next meeting,we would like to discuss the following
a, The proposed Ordinance is still silent on its applicability to property within
a particular corridor. In previous diacussio Ih ed that only f any
portion of a tract within a corridor(as opposed to
portion of tilt tract is within the corridor)would be covered.
b. It was our understanding that the effective date of the Ordinance would be
pushed back so as to allow eidsting property owners c is
The Task Force had requested a one(1)year delay. The Ordinance
silent on this
c. PAvJtyg�l0provcmen�Qrdy
Suggest the exemption for imperviovs surface resurfacing also include
repairs,
•
d. ExemutlM
Suggest the agricultural exemption apply to property used "primarily" (twt
solely)for livicultural use
i The"clearly visible immediately at(jeanl" it etnbiguaus and will create
problems for ever"ne.
too HOPI flf 04: 131 d )HS 1 ,13hCll4 'mvi fi'lfl 1"1H1116 so- ", o'q
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Roof-mounted equipment should be Screened from'ground iavet" view, `
g, Outdoes StoraatAM
How esn outdoor iogdj*shipping docks be"eomplately uree'+cd" from
the adjacent thoroughfare? This provision seems to be more restrictive
thin the Landxsae Ord"nos. (See Sec. 31.1(2)of Ordinance 96-100.)
We would suggest that these areas be"adequately" screened which should
mean screened with 6' bushes or a combination of ber,n and bushes totaling
6', ,d
Priam feel ftee to contest Kerla(381.1082)to schedule a meeting f
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AGEND k INFORMATION SHEET
AGENDA DATE: November 10'9, 1999
DEPARTMEMf: Planning& Development
C[d!ll(',�1lACDi; Rick Svebla
SUBJEC'Tt
Receive a report,hold a discussion ao,l give staff direction regarding the Draft Grm.th Management Strategy,
p1CKG
On Octoxr 7 , 1498,the University of North Taxes Survey Research Canter Completed a random telephone `
survey to gauge the City's notions regarding Grcwih Management Issues(Survey Summary•EKbibit A). Based
on this information, guiddnce from the City Counk-J, and consensus of the public during the Alternative
Mvelopment Scenario's public meetings,RI f51'A IOK and Rence Jaynes were contracted to prepare the Growth
Management Strategy for the Comprehensive Plan.
Rcnresentatives from 11OK and Rence Jaynes will present the Draft Growth Management S6dtegy to the Council
at their meeting on November ;O'h, 1998. At this meeting, they will present the following information and
attached exhibits:
The Growth Management Strategy(GMS) is intended to establish community objectives regarding future land
uses and development activity in the City, and:
• The GMS will serve as the cornerstone of the City's Comprehensive Plan.
• The GMs provides for a 20•ycar limeframe to forecast growth and determine hov :I c rommunity
will respond to development lacssures
# 1'he GMS provides a forum for public discussion to allow citiiens to discuss the impacts of
significant growth anticipated for an extended period of time.
a the GMS is into nded to b. adopted by the City Council through a resolution, and Wray be altered as
the Comprehensive Plan process unfolds in early 1999.
I
the(iMS contains 0,r followin:research, information, maps,and options for the City's growth management:
• Growth Management Assumptions
• Preferred Development Sccrario
♦ Identification of Growth Slunagc merit Issues
x ♦ Growth Managemem Strategics— Research Findings
fa Urban C'onlainment Strategies
4 Infrastructure Planning,Timing and Financing Strategics
Community Profiles of(irowtii Management Techniques in Practice
• Growth Management Strategy Itecommendatiowi
Pfeliminary(,NIS conclusions include how the City will manage growth, such as:
• LOCATION of land uses will be strongly managed,but equal distribution of growth Io various
sections of the city will not be strongly managed, 0
• QUALITY of dcvclopmcnl will be strongly managed.
ols T IMING of development will be managed to the extent that public services and facilities are
available to assure adequate levels of service.
♦ QUANTITY of growth will be accommodated in proportion to market demand,but only if adequate
services are available.
or Nly I Xvioi "11 A!(:niol i rust%-Pn5 J't.AIS 11.11.99 on UMS &s Paar •! •
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I nis information will be presented to the community at a series of I F community meetings,culminating in a
Community Workshop led by staff and facilitated by FIOKlRenee laymes. During the meetings, we fully expect
that adjustments Hill be made to the map qnd we will begin to narrow down the options for Growth Managern;nl
the City wishes to pursue. City Cnu1101 members and Planning&Zoning Commissioners have issued 105
inxitations to the Community Workshot, Manned for Saturday. November 10. With City staff rcpresrntatiVes,
consultants and additional community mem,^rs,we anticipate approximately 150 participants if all invitees
confirm their attendance.
Staff will have presented the Growth Management Strategy at 9 community mcetim;s, I Planning& Zoning
Commission work session,and 7 additional meetings up to the C'ouncil's November 10" work session. Exhibit
"G" includes a synopsis of community comments received at all these meetings. Generally,the public,with
comments and reservations indicated in Exhibit G,has favorably received the Daft Growib Management Plan
and St-atcgy. 11owcvcr, the Community Meetings have resulted in very low turnout of citizens.Approximately
91 people have attended the community meetings up to the November SIh, 1998 meeting at North Lakes.
( )V '
Options available to the City for t.irowih Management arc attached to this report as Fxhibits D,C, 1)and 1:.
i
REC'OMMELNDAMINSO
Recommendations to the City for Growth Managemenl are attached to this report as Exhibit P.
EST1MATER IC'NEDUI E OF PROJECT,
This task is expected to be completed by early January 1999. the following schedule details specific meetings
and public hearings for Growth Managemt;l Strategy review and comment.
os
CuS159�N1T}i11:1<Ti tt;i►a9'fs:
Ntr1 turt)Nldant Arts m Ro>v i tan ,,fern is Nlors,(Icl,261h ".x 31 per
11,M)Nia4me
Deals Nellhborhoodl southcrnt Area Darman Mem a Mello tom 0cl.27th 7.6.39pm of
1101 Pan In
Northro•t tee doll Arro wdam I.Icm.('orcicrh 1 hum(Oct.29th 7.13Dpm
I In 1 I lot rwn
still,pork r till Metal Area lee Elam,C'ofetedo Max.Nov.tad 7.1.3c"M or
100 Matk Plate
tail treatise,j A.I.1'.T..Nel$l,'nrhood Nn x Rcc('0110 RMtm A 1 met Nut Jed 7.x vorrll /
I M)P1hon
Sotlthrid$e Ntabluithood Arts I1vuc6m Ekm.Cafeteria N'td,Nov.119 7.1,':Ipm
3100 Teasley
North I.0miNorris hall,Arco North I d is Rev Center 1'6Wt.Nor.pill 7.x Yvin /
11M11 %% windwr
Dovetails Ares City Cnwrcit Chanhen Sal.Nor.719 IOem4lprr/
Its P McKinney
Illrkurl ('trek r For Snulh Arts klcNao I tern I'oferma Nlon.Nov,91h 7.0)rlpm se
1112 11,31'r)1$ch Rd
Nart''.stl Area Ifud$t Lkm,C'afekris T9sm Nov.IIlk 7.130rin
3900 than,Pk"y
t 7lnlmunip wLlr 11 nrkvhap 1'al hour Md
idle s'h, t'afe Sot.Nat.lath 4NMIApm
.
Moist RNx pI9a01 S19-X110 7u9(milt ss
P1,aV,\l�r ru>FSllss[o�a rI I V CousscF ,AM*tFYG DAl Fs:
I'lannlnt i lunlnl(area talus w'or9 ltrskn City Ilia M'ed.Oct.29" .4
('1q C nundl wnrk Sndox City limit Toot.Nov, 10" M1(M>C10
Planning A tuning C'ommltalan Pablle Hearing City 1141 Wed.Nov.II" S 30pm
t It)t auntll public Ilrarin$ 1'I1y I1011 Tuee Nat.17" 61MIpm
Pity C'cI"dell City HIM Tom bee.11" 6 WPM '
PilotlessA lost"$Ifomnlheinn Public loath$ I'ih Ilatl Ned.[lee.16" ! Inpm
It I'ounr0 Patine Iltxelna A Potdde Adoption City 11011 Tom Jan.!" 6,R1pm 0 .
IsIscond l"Wit Itrara$It verdedl
it lly 4 ounto Public worin A II Adnpllnn Pity Ilali Tuft Jan 19" 6(Mein
A )bI I IONAI,MEE LING DATES:
�9RP III'E Metlileeflnl DIND N'ed.OcLlra i1�pm as
Puhnt It 11110) Baird stnice('titer Mn a.Not,IN 91x1am /
Trams Sa"Covealsxlon C111W Maa,Nov.I° 1iONM as
Senior 4 fr ee ('icic(CM11r Part Tan.Not.Ja 1 39pin of
Fred Stuart('enter Fred Mmm Center "am Nov.!" 11 Ripm of !
tndronmentall ommttlee INr N'rd.Nov A" 2fxlpm iff
Park Baird Udder"Mad Mon,Nov.144 6'.ONM .1 ,
Mein(added tbtenn$) DIND Ctnlrst Scn leer Tom Nor.1° 5"M
rr. .1 0 t. 32 x
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PRIOR ACTION/REVIEW: a4 r. .mYVr
During the August 111°, 1998 Work Session,City Council indicated support to :
execute administrative change orders in the Existing RUST/110K contract, City rwrouT,
Council approved Change Order N2 al their November 2n°, 1998 meeting. The
L.Y u.o-mme
change orders were needed to allow smooth transition from the development of '•"^�"
the Preferred Development Scenario, which is a land use and land density ,,M11_
mapping "gulde" for future growth. The Growth Management Suategy defines
opportunities to achieve the Preferred Devcl.pmenl Scenario. `° I "
OIIRM MIIIOLrtiY
MMaw r�Yw
The Growth Management Strategy fits%vithim the overall Denton Plan process
proposed by staff in June of 1997. The relationship between the Development
Scenarios, Growth Management Strategy, and the Comprehe,i Jve Plan is
indicated in the adjacent chart: 0OW111 ea rra.uw
er.w,aunw�i.:"rw�.wsr
FISCAL INFORMATION:
Approximately 533,263 in unspent funds from the original RLISTlIIOK N."."ue"r.`a N2
contract is available for the Growth Management Strategy contract amendment. N",ra.Y'.°•
An additional $37,847 budget is earmarked in the 1998.1999 budget to pay for
the additional services needed, resulting in a total of 571,110 to complete the
Growth Management Strategy. Staff has prepared administrative Change
IN4 r.UM.IC.M1"".Y
Order q1 to allow work on the revised scope of tasks. At Council's November
iMwmc.wt Y4'i•r W.1
2n°, 1998 meeting staff received authorisation from Council to execute Chan r r ...,°•."� �•
Order 02 to complete the remaining tasks in the revised scope,
GAP;
The attached map, Exhibit A, indicates the Preferred Development Scenario for the City. It reflects the
consensus of public mecting4,development scenario surveys,growth management telephone survey
results and the adopted Denton Plan policies. The illustration is intended as a"guide" for the future
comprehensive land use plan icvclopmcnt and indicates general land use, transportation patterns,
floodp!a!n preservation, open space and parks, utility service areas, as well as other features.
Respectfully Submitted:
2
D d M, Eii11
Director
Prepared Ilyt
NaAcy K, McHcth
Comprehensive Planning Manager
1'111181?S: -
Lxhibit A UNT/SRC Survey Summary
Lxhlhil B Preferred Development Scenario
17,xhibit C Growth Management Plan Assumptions
JV T.xhibit D Grmv th Management Strategy Report
Exhibit E Community Profiles of Urowih Managemer,l Techniques
Exaibil F Growth Management Recommendations
Exhibit 0 Information Updates-Urowth Managemcn'Strategy Meetings
("x1y fxww °ntrMc6t.TIrGM%-Ply.,PZ A1S I I.11.98 GMS dnc Parr I.
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Oulu owsr/ONS PUBLIC ME TINO DATES
Two questions may indicate how residents Scripture 1 Malone Area Mon OoR 2atCar-030pm The Denton Plan
Cj1, r ,
responded towards the use of growth t400 Malone i
management techniques In Denton. DOWN0I „boAroodISoutheastAtoma* sR drl:: -
Respondents were asked N the city hould e �T11�1 211
rlmarlt manage growth b controlling the Y"'`' "sa�r j �GGr4WWf u - �(}r � nQ� 0 E tr
f2bf P n
quantity quality, location, or rate of p owth. North►►et Denton Area Wilson Elam Cafelena
Sixty-one percent of the respondents slated Thurs.Oct.20th1-0.SOpm " I j 1.1J "8t
that quality was most important. 1501 Emerson ,,
MackpaykJEntO�ntomAria`; Lee E"cateHAa
t00% :J0?r ti, ;_"s J' " i/t � OMMrickMa'�a
BD% East Denton!NA.C.9�Neighborhood MILK Roe Center Room A
69 ax Tun.Nov.3rd,1-5,30pm
60% 13M Wilson
40% SoulhAdOeN►tOhhorhoodAna r, HoustonElam,rAi ?.
20 9% Wed.Nov.AN 74 30pm
70% f06X 12% " ••.:� '" 3100 Talley ;I , {
North Lakes r North Denton Area North Lakes Roc Center •N
0% Thurs,Nov.6th,7.6.30pm
Oualli Rate Location clusnlity 2001 W.WVndoor
Preferred Method of Controlling Growth Downtown Aria City Council ChemMn r "+.
Set.Nov.fth,1 •12pm 01rh
Respondents were also asked how much 2159'McKinney lr • j k`{< 4•t?+ 7 ° !t' ��r,n�j.
Hickory Crook i Far south Area McNair Elam,Cdeleds ° �
control of growth should the City exhibit, 7.830 t , P t "."' � * raF "° • �t�t j
55,7%stated that Denton should maintain at Mon.Nov,ry C
7212 Hickory Creek Rd
'east a medium amount of control of growth, Norl Ana Hodge term.Cite eAa
with an additional 29%favoring a high level of 4 thus+,NOV,12th,7130pm,
growth control a;t. .t. '' .p. 30MOmanipkNy.r ; , !> lr;`
60°/.
Comm unity wide Workshop Call Wddle school P 1��• , y
55.7% Plisse Rsvp(0401340. 350 709 Nov.141h,gam-3m
50% 700 Cagroa
401A 29 0"h1
S 30% Miami
20% 9.9% Your Comments are lmporlanit The City of Denton Is A Summary of Results
10% 5'1% always oeekina residenlro opinL,na, If you would like to
0% comment on the Denton flan, the Growth Management Developed byr
Hips Medium Low Not stralegy, or see the fug results of this report, please contact City of Denton Planning and 1
tmoivedat the Planning and Development Department at the fallowing Development Department k t�
e
Preferred Level of Growth Control location.
by Clocation.
1+ a+ A final question asked residents N Denton Ter city of Denton Surrey Research Centers
should encourage several different types of Planning and Development Department tlalrenity o!lfOrth'yn<as
housing. Simple-Family Homes, Duplexes, 221 North Elm Sweet iD I
Condominiums and Apartments all received a Denton,Traas,76201 HOK / Renee Jaynes
majofq of "encourage responses than Vohs. 194013498350 1'eu('440)349 7 707 Planning Consultants
"d i nourege"responses. Email: encookarit}ordenl o n r o m
will hop:Jrwww,cl.denton.tx.ue
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WHAT /1 TH/f $VAMP
interpreting the Results and then asked whether they strongly querstlo residents agreed with the
Questions were separated Into disagree, disagree, agree, strongly
The City of Denton contracled with the Survey four charactedsecs of growth agree, or were neutral towards the 402 responses were taken M
etaterrent Responses were rated Interviewers. rho sample
Research Center et the University of North management a of uses from 1 to 5added and averaged. represents the opinions of the Gty
Texas (SRC) to conduct a survey of its CIUC, a • and what What type I 1 e Strongly Disagree of Denton with o margin of error of
to get their Input on City growth. The City of and whet they bock Ilke: 2 a Disagree
Denton Is In process of developing a growth • Ouanllty • Haw much growth y•Neutral
strategy to guide future inueoses of population occurs In the City. 4 •Agree
end construction within the city. The purpose of • Location•The specific places 5•Strongly Agree
the survey was to gather eiti+en Input regarding where growth meyoccur. The overage soots Indicates the
the amount,location, quality PIC!timing of growth a Rate• How fast or slow growth relative agreement or dlsagreemont
In Denton: Surveys were conducted during the occurs with in the city. reoWents had with a particular
month of September and Included citizens within question. The higher the soars, the
Denton city limits,
Quality of Growth Aver a Quantity of Growth �
NOW WA! /f cONDUcrup Bean
1.5
The questionnaire was developed through visudqualityIsamImportantissueto 13' unit/nlutheeit�apIddbbeenco°�un d
cooperation between the City Council, City staff, add°to ° r°wlh oxen
HOK 1 Ranee Jaynes tannin consultants, end airygovemrtanunaudvnprovebsgnted 4.0 orewthehdukDe con uWle torn°
Y planning orfteroralm cress FW -allIncome rou
staff Irom the SRC. During the first couple of Newbua�nasa end Indusulal d°ve+opmenl baundan•e should repond u
weeks in September, 1998, trained interviewers wu1ten rove the IOU)econom r°°cc°"vr'°d°teO III used eprocess caked Random DIg1l Dleklnq City gowmmerd snoutd take a mrre active .a .VoIs will Pri the queliry
td In rot+cd 1na envlranm•^t
(RDD) to call residents of Denton. To ensure µewlndusuyteraeaedmudedreGNlo a, a Detveenmenumtaro flew 4
responses were from residents of DAMOn,a filter create,nee local lobe and lmpra a theWx .,..,,, livorae°ashould be
question was Included. As the Interviews were base
conducted, responses were entered into a me u7 should use nanGd nu eves td a. endsl gmvdr wMUld Improve the
computer database and compiled into a final @Wad new busmen and Indust!�r trtd'e tae bou
deWl nano n _ ,._ asst wMNEM 1swirill
report. it high qusliry developmsnl occurs growth 9.54 h cofltrde cots dietouroge .6a
won't need b be GMuolled Invntmenl „_„ 4
0
All Individual responses were kept strictly I
conGdentlnl and only used es entered into the Location of Growth a Timing of Growth '4
final report 3 A if-ali
A plan te neoaesir to determine whefe To aocammodete exd>• growth,roads r 7
WHAT /1 THE NEXT f pp different land uses hou d�od and uullga shcuid be extended using !.4 J �
The city shout extend muds end utliLes A ' G trice
The results oi the survey were forwarded lostaff toafenwho" r°'ro'te°^C0uls Cedes unsay Daexte 4
novae J M OkWt,tad ewny ,�i. whM demanded by growth and ohouid u ,Y,t.,
0 and the City's consultants working on the GrOMI be idfor b rs
Management Survey. The survey is only a utm pa,'dgro ul8"chyservices10be WioOttantiM°nd`'1°� a �` ,•tt� �
appropnets to anoourspe deveropnaM in `
portion of the public involvement process the City rovldvd efficient
an rowth ems
is us;nq to gauge how the resklenla of Donlon te +�r nW�fast N s M rate k,terms both
would like to s6a their city grow. Through a alnlenee,M or me dev oilmen rand should be ,r0lv41y'
series of public meetings located throughout the shouldW+soweddroadsaridvlrlsee
city, a communitywlde workshop, continued NMIOvetwrdome0 outlying Mock t al
wrllten and verbal comments by citizens, and ypes te uses should in pravenlunoerhdledOrowtlallMdtye 4Y qyy
public hearings, ttned el Growth Management IhaG
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• THE DENTON PLAN , o •
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-• EXHIBIT B PG 1
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THE DENTON PLAN
of Denlon
A •
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i
CITY OF DENTON GROWTH MANAGEMENT STRATEGY
Based upon the preferences expressed by the citizens of Denton at the community rrlutwgs held to present the
alternative development scenarios,the following Draft Growth Management Plan is being presented to initiate
further discussion as to the direction that future growth should take in Denton. The plan coi.ibines many of the
concepts from the altemsfve development scenarios that received favorable responses at the community
meetings,including the development of"neighborhood centers","urban center",and a strong industrial
district within the City,while encouraging the restoration,redevelopme,s and infill of parcels in the downtown
BASIC ASSUMPTIONS
The following are the basic assumptions of the Draft Growth Management Plar.
a The Planning Horizon is for the year 2020.
a The estimated population in the year 2020 will be 213,000.
a The City intends to accommodate the additional population that the market dictates.
a The Land Use Mix in 2020 will be the same as currently exists for all uses except institutional and
industrial.
a The Zoning Mix in 2020 may or may not be the same as currently exists.
a Denton will continue to encourage a range in housing types and densities in order to respond to the needs
and desires of its residents.
o Average residential densities will be the same as exist today,
a There will continue to be an average of 18 people per SF residential unit and LB people per multifamily
unit.
a 'the average SF lot size will continue to be 10,000 to 12,000 SF for Residential lots,which corresponds to
current development patterns.
a The average density of Multi Family development will continue to be 14 units per sere,which corresponds
to existing development patterns,
s The minimum lot rite for SF Estate density development will be 2 acres,or more if tequired to support a
septic system.
a Based upon the anticipated quantities and locations of future population, and the city a existing land use
mix, the city will need to accommodate approximately 19,000 additional acres of single family
development,snd 1200 additional acres of Multi-Family development,
a Based upon the additional residential development and the existing land use mix,the City will need to
accommodate approximately 3000 acres of indo,trial development, 3200 acres of commercial
development, and 2700 acres of institutional d,velopment.
a The plan encourages inftll development,restora,lon and redevelopment within the existing Center City and
surrounding the university campuses.
PREL.II♦11iV Its Y CMS ( itiS14�Ll It'OR PLIBLIG DISGUSSIONI
a 1 be C 1Y.A111 LR4"tVAW1oo sevetd levels;
a LOCATION of land uses will be strongly managed as Indicated on the Drift Growth Management
O Strategy Plan. O
o Equal distribution of growth to various sections of the city will not be strongly managed,
L j Southern areas of the city will probably grow faster than northern areas.
•Industrial land uses ate concentrated near the airport and ground the southeutem portion of
Loop 288, Vacant,industrially zoned land is scattered throughout the city,and is not
consistent with the concentrations 1110M on the OMS Plan-EXHIBIT C Page 1
32 X
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• QUALITY of development will be strongly managed. The communit needs to discaas which
aspects of development quality are important.
♦ TIMING of development will be managed to the extent that public services and facilities are
available to assure adequate levels of service.
is QUANTITY of growth will be accommodated in proportion to market demand,but only if
adequate services are available.
#Specific aspects of the GM L11 c y
• Anticipating and allowing growth along the southrnm bord_^rs of the City of Denton,provided
private development pays its own way,particularly for projects that"leapfrog"to the far suuth.
♦ Adopting an aggressive annexation policy if it wants to manage the density and quality of growth in
current ETJ land.
it Using infrastructure master plans to develop expectations of adeouste levels of public services. In
areas where water and sewer services are provided, neighborhood centers can be accommodated.
In areas where services ace not available,"estate" lots will be necessary,using septic systems and
wells.
s A major "Downtown 1 Universities'Core Area should be designated,tying UNT and TN+U to the
downtown. These areas should be linked and strengthened, and the area should become the focal
point of the city.
a These areas could be developed as"Neighborhood Centers' that are developed in an inv ardly
oriented manner with a focus upon the center of the neighborhood. The center may contain
support retail uses,higher density residential uses,an open, "neighborhood green",or a school.
Vertical mixed use developments could also be encouraged within the neighborhood centers.
♦ The areas within Loop 288 will develop with"infili" uses,and the appropriate uses within those
areas will be based upon compatibility with existing adjacent uses. The center of the Infil I
development would be in the downtown district where pr,aervation,restoration,redevelopment
and infill would be the focus,
• Using a variety of growth management tools,such as the comprehensive plan, toning ordinance,
subdi0sion regulations,and incentivesto realize GMS objectives, 1
p Single family "Estate"residential uses will be allowed to develop in areas outside of the
"scwcrshed". The size of the lots in those areas will be based upon the area required to support a
septic system,and will vary based upon each location's soils. The remaining land within these
areas would remain as agrkultual Usti.
s Business would be accommodated in the plan in several areas, At the intersection of Loop :88 and
Ill 35,the plan calls for an urban center. This center would be it mixed use center contaiNing
office,retail,and high-density residential uses. This center could also include some reseirch or
technological uses that would be compatible with the activities at the universities. A second Urban
center south of the intersection of Loop 288 and IH 35E could contain medically related offices
with a mix of supporting uses. A third urban center on the south side oftowrr would be located at
the Citv'a ETJ along 111 35 west. T1 Is center would probably develop after the first two urban
centers and could support general office uses.
♦ in order to support the proposed urban centers,and to provide additional support for the
Universities,the plan proposes that the City consider extending the existing runway at the airport
10 75oo feet in length in order to accommodate businessjels, NYith.this expansion,it is pruposed
that the areas immedi.tely adjacent to the airport be reserved for industrial uses. Industrial uses
e are typically very compatible with airports due to noise restrictions. Additionally,existing
floodpiains i.,this area could provide a very effective visual buffer between industrial uses and F
t other surrounding uses.
�4
EXI{1Hlr C
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CITY OF DENTON
GROWTH MANAGEMENT STRATEGY REPORT
City of Wnton Growth Management Issues
Issues related to growth and the management of growth have been Identified
through several avenues. Intervibws were held with City of Denton Department
Heads In August 1998 to Identify growth management Issues related to their
department's functions and services. The Survey Research Center at the
University of North Texas conducted a survey of Denton residents In September
1998 to obtain citizen input on issues related to growth. In addition, the Denton
City Council has discussed Issues pertaining to growth management In several
worksesslons. ;
The Issues that have been raised can be summarized Into four major categories
pertaining to managing growth within a community. These are:
Amount or Quantity of Growth
Location of Growth
• Quality of Growth
Timing or Rate of Growth
Research was conducted on growth management strategies, tools and techniques
to address these Issues and some of the specific growth Issues identified by City
Department Directors,
_QrgftRAn= ont Strategies • Research f=indings
A review of growth management tools and techniques across the United States
reveals that a variety of strategies ere being used. Due to differences In State
enablin; legislation, not all of these con be used by a Texas community In
controlling gruwth. However methods to accomplish the same type of objective
may be possible through another approach legal in Texas.
• The growth management strategies, tools and techniques Identified In practice
across the United States include the following:
1. Comprehensive Growth Strategies: Annexation Policies, Comprehensive
Planning, Growth Limits, Designated Development Policy Areas, Zoning
0 Techniques, Special Area Planning and Design Review Guidelines and O
Procedures,
a) Annexation Pollcles • determining the ultimate boundary for the City
considering natural geographic features, the most efficient delivery
PXI IIBIT D Psge 1
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32 x I a
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of public services and the vision of the community, Also determining
under what circumstances the City will consider annexation.
b) Comprehensive Planning - defining the community's goals and
policies for guldit, the location, amount, and character of desired
development.
c) Qowth Limits - quotas for building permits to limit the rate of growth
either permanently or temporarily. Most limit the rate of
development to an amount that can be served by the community's
Infrastructure improvement program. Moratoriums: temporary
growth limits to give community time to address Immediate problems
related to health, welfare and safety concerns.
d) Usslonated Develor?me t Po11cv Areas - Identify areas within which
specific development policles apply. Policy areas are designated to
maintain and/or redevelop existing urban areas, continue
urbanization in developing areas, reserve land for future urban
development, preserve land for open space, agricultural production
or environmental protection.
e) Zoning Technlgues • In addition to standard zoning, Includes
dowmzoning, upzoning, and overlay toning districts.
1) Downzoning - used as a tool to discourage development
activity Irs areas a community wants to maintain rural and
agricultural use. Sometimes accompanied by Transfer of
Development Rights or Acquisition of Development Rights
Programs to compensate property owners for loss In property
value.
il)
on�)Lin nlna•- used as a tool to encourage more Intense and
dense development pattems In existing urban areas. Often
Incentives are used to encourage higher densities and inflll of
existing urban area:
r ill) Qverlav Zoning Districts - applied over other basic zoning.
Addresses special feature or conditions such as wetlands or
historic areas. Can also be used for neighborhood
conservation programs or to encourage high Intensity around
transit, commer1al or employment nodes.
A 60Qal Area Planning - consistent with the overall Comprehensive ,
t t Plan but provide greater control over types and qualities of allowable
development. Can also be applied to gateway or corridor areas.
EXHIBIT D Paget
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g) Design Review Guidelines and Procedures guidelines to set
` standards for development activity. Used to ensure high quality site
and building design, Typically tmplementeo through site plan review
process.
2. Urban Containment Strategies: Urban Service Areas/Urban Growth
Boundaries .
Mapped boundaries that distinguish areas In which development will be permitted
or encouraged, from areas In which development will be prohibited or
discouraged, Intended to provide greater control over ilia location and
phasing of development activity, provide public facilities and services in a
more cost effective manner, and preserve open space, agricultural land,
and environmentally sensitive areas that are not currently suitable for
development.
Can be defined by "urban service area% "urban growth boundary, "urban limit
lines" or similar concepts. Oregon requires local governments to draw such
boundaries; Florida strongly encourages them through their "concurrency"
requirement; Washington and Maryland require communities to designato l
growth areas. `
Boundary line determination has been difficult for stoma communities. Boundaries
are often drawn to accommodate 15 to 20 years of growth. It requires an
estimate of future land needs, which requires a community to make 11
assumptions about likely development densities, as well as direction of
urban growth. Neva to provide land In excess of projected future needs to
ensure compoti!;un In the land market and avoid artificial Inflation of land
prices, In some areas, It will cause leapfrog development Into surrounding
jurisdictions.
Extension of utilities, especially wastewater service Is usually prohibited outside
the boundary, T',ere Is usually a urban service area plan In place
controlling the timing of utility extensions and Infrastructure Improvements.
Land within the boundary may be subdivided Into different categories for
• the phasing of services (usually based on development suitability; proximity
to existing public facilities; contiguity to existing development and other I
factc rs).
3. infrastructure Planning, Timing and Financing Strategles: Adequate
Public Facility Requirements, Growth Phasing Systems, Capital
• Improvement Programs and Impact Fees Q
a) Ad a� uele?uklic Fagj ities Requirements • new development must
demonstrate that facil ties and services will be available to serve the
EXHIBIT D Pege3
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project at the time that it comes on line. AttRmpts to ba!arse the
timing and amount of development with the cedar ry or willingness of
a community to accommodate ft. Purpose is to coordinate the
dwelopment-permitting process with the provision of capital
facilities.
i) Administered on a project by project basis. Community
adopts a level-of-service standard for each type of facility.
Applications denied K the service demands of a project cannot
be accommodated at the adopted service level by -axisting or
planned facillUet.
Ii) A number of communities experience that their schedule for
capital improvements rarely keeps pace with current or
expo gyred development needs. The effect this requirement has
been 3 limit growth or to exact developer contributions for
public facilities. The key to successful implementation
appears to Le to Incorporate an adequate public facilities
policy Into an overall program for scheduling and funding
capital farAitias (capital improvement programming).
b) Growth Phasino Systems- limit the amount of new development that
can be approveu over a certain period of time, usually one year.
Uses public facilities (water, wastewater treatment plants, road and
trade capacity) as a basis for computing growth capacity both
existing and planned developments. Designed to spread capacity
over time between present and allows growth to be phased to
accommodate facility expansion. 1
C) capital Improvemert Programs - Combined with Master Facilities
Plans for infrastructure, can bs used to direct the location of
development.
d) Impact Fes • if the fee methodology roflecl;; the actual cost of
providing services based on location - that can be an Incentive for
development to iocate in areas with a adequate facilities. Higher
• feos can be used to iiseourage development activity in areas with
capacity constraints.
4, Protecti.ri oAt UA Lands: ZoninglSubdivlslon
Regulations, Acquisition of Development Rights, Transfer of Development
Rights and Taxation Policies
eg roach that Includes
a} 7onina/Subdivision Regulations • regulatory approach
drafting subdivision regulation9 to protect open space and
onvironmental features (such as protecting floodplains, wetlands)
gXHWIT U Page4
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and zoning regulations which require it as a condition or exaction for
rezoning or special permits. Agricultural or Conservation Zoning can
also be utilized to preserve land fir future uses. Cluster Zoning can
be used to group dwellings more densely to preserve open space of I
environmental features.
b) A ^ i on of Development R t - Include acquisition of
development rights (through an easement)or all property rights.
c) Transfer of Develoement Rights - a means of compensating
landowners affected by regulatory programs such es agricultural
zoning and historic preservation. Permits owners of restr!cted
property to recoup some lost value by selling development rights -
transferring the rights to other locations for which they receive
Increases in development densities.
d) Taxation Policies - land property taxation policies which support
maintaining property In an agricultural or open space use.
Most communities with a growth management program employ a combination of
these techniques depending on their objectives. In the majority of circumstances,
communities have adopted these approaches to address Issues Identified after an
vision Jis most often accomplished 1process.
h ough the oo pl ehlensivc planningtprocess or
Community Profiles of Growth Management TechNaU" I Pract ca
The research of general growth management strategies included a review of
techniques utilized by communities nationwide. Four of these communities were
selected for more in depth research. The growth management techniques of
these communities
issues which detailed
hl h we a developed with the City of Denton Department Directors and
thF Denton City Council.
Several communities were reviewod before four ware selected to be profilod.
Communities which utilized strategies supported by strong State growth
• management enabling legislation were not selected for a community profile due to
the diHeronce In state enabling legislation to control growth. This included
communities In states such as Washington, Oregon and Florida. communities
which enacted severe growth restraints (such as quotas) were also not selected
due to the legal restrictions in applying this technique in Texas.
The four communities selected represent the bread range of growth management Q
technlques In practice. Their approaches are comprehensive In scope and they
�a
EXHIBIT D Pages
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utilize traditional as well as innovative approaches. Some of the communities
were selected due to their similarities to Denton: strong University presence,
suburb of a larger metropolitan area, and high levels of population growth. Other
communities were se acted due to their comprehensive and innovative approach ,
to growth management, their extensive history in attempting to manage growth,
and their recognition for thelr effectiveness In the field of growth management.
Below Is a brief description of the communities profiled:
FORT COLLINS,COLQRADO
• Approximately 65 miles north of Do river.
• Home to Colorado State University (largest employer). Other economic
activities include the farm products Industry and high-tech Industrial
development.
• Rapid growth started In the 1960's and continues in the 1990'x.
• Populatlon was 43,337 in 1970 and is estimated at 100,762 in 1995.
• Doubled in land area each decade from 1950 to 1990.
• Growth management initiated to ensure quality of development and control
location of development (rather than imposing restrictions on total growth like
Boulder did).
a Growth management initiated to respond to fiscal concerns related to pubic
facilities Improvements.
a Adopted Land Uses Policies Plan in 1979 (plan contains 97 policies governing
growth management, environmental protection and land use locations, the
policy framework for implementation plans and programs).
s Adopted a Land Developyrent Guidance System as primary Implementation
tool for the Polices Pian (a performance based zoning system that evaluates
proposed de%elopment projects based on locational and quality criteria).
a Adopted new Comprehensive Plan (City Plan) in 1997.
f EXINOjONlFAYFTTE COUNTY KENTUCKY
M-
* Region la famous for Its horse farms which generate substantial tourist activity 1
for their economy.
0 a Home to the University of Kentucky.
a Other economic activities consist of corporate functions as well as farming and
related activities.
a Sustained very high levels of growth in the 1960's and 1970's and leveled off
during the 1980'x,
a Current population of the County is estimated to be 240,000.
• a Growth management initiated to contain urban development and protect p
agricultural areas.
k
EXHIBIT D Paget �
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• Foundafion of growth management program is ComprohensNe Plan's Urban
Service and Rural Service Areas (this was the first formal example of an urban
growth boundary).
• Effective to small-area planning and use of urban activity centers.
MONTGOMERY COUNTY,MARYLAN¢
• County of approximately 790,000 jest northwest of Washington D. C.
• Until 1950's, primarily agricultural with some rural communities.
• 1950's - 1970's experienced rapid growth (primarily due to suburbar: growth
and Interstate construction).
1970's County experienced commercial and industrial growth (Federal Agency
Offices, high-tech and biotech industries).
1970's Metrorail stations completed - commuting into County exceed
commuting out.
Population estimated to be 790,000 in 1995.
• Growth management initiated to protect open space and agricultural land from 4
development and concentrate urban growth around transit and highway
corridors.
• Managed growth for almost 70 years through a very comprehensive approach. `
PLANO.TEXAS
• Located in the northern sector of the Dallas metropolitan area.
Undergone rapid population growth - from approximately 3,500 In 1060 to
more than 167,000 In 1995.
• Economic activities Include a strong corporate presence (such as Electronic
Data Systems)and high levels of commercial growth.
s Managed growth through traditional approaches Including comprehensive
planning, zoning and subdivision regulations, and capital Improvement
programs.
Incorporate standards for adequate public facilities in support of new
development, and also Imposes impact fees for water, sewer and park
facilities.
Recognized for their use of design guidelines and the site plan review process
• to ensure quality development
l , r• ,
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10/23198 EXHIBIT E 3
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MENIAL GROWTH GENERAUCOMMUNfTY SPECIFIC -
MANAGEMEMTISSUES RESEARCH
Quantity of Davelo Pme Mt = *anWe Planning
an1n/
inn%r fae""s Plana
• Orowth Llmna(Urban Growth Ioundartaa and
Urban Senka Areas)
I
Quality of Development • CompnNanaM Plano
zaninII,Including Over%F Olawts
• Dasfgn GuMOpaea and Rev%w ProadOne ,
Sufdlvtalon Reluhllens and Owe%pmont
Standarfs
• Sector a Ad Could Or Fla WAS
• Small Area and MelgNbeAssf Planning
' r
Tlming of Owdo/manl • Growth Llrnes(Urban Growth Soundorlee and
. Urban servka Areas) -
• A011190648 POSN feaRMlae Rpulroment$
Ceptlal Impnvamlot Planning
CempnMnWO►lane•Mest$f Faelr9lu Plan
Elements
nu , Aenast CapMel gull None Pnese$
• Impact Pais and S►an%I Assessment$
lecaUon of Owdepmanl • CompnNndve Plan(Land Use.
TranvledaNn end uulw"Element$( -
Orowth LIMPe(Vrbam Growth SoundaMs and
Urban Service Ann)
, zoning
CaPNI lmptevememl►%nninN
Sact$rand CerAdof Planning
• EmaS Ana and NehNlerNOed plonning
. , A 66700%PubMe FaoIIMe1 Re90100ment$ '
i,
10/23/98 EXHIBIT E 4
-- ---- r 2 x 1 C] 3 z x
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DRAFT
CITY OF DENTON
GROWTH MANAGEMENT STRATEGY
RECOMMENDATIONS
GENERAL APPROACH '
• Growth strategy should be based on a comprehensive, long range vision of
the future character of Denton. Strategy has best chance for success if the
vision is based on a consensus developed through a community goal setting
process.
i
• Overall approach should comprehensive in scope. Policy objectiv4 s should
be firmly linked with specific plans and techniques.
The Comprehensive Growth Strategy Planning Framework should be used
to determine and impiemcnt Growth Management Objectives.
• A combination o' tools and techniques should be used to achieve growth
management objectivca.
SPECIFIC RECOMMENDATIONS
1. Use the Comprehensive Planning Process as a basis for the Growth
Management Program.
a) Develop a community vision for gro%0h management. Get a
consensus on concerns that need to be addressed and on specific
growth management goals and objectives.
b) Develop a consensus on tine desired urban form for Denton.
Determine desired growth, future growth and ruraUopen space
areas. Determine the ultimate boundaries the City wants to
O achieve from both an urban form standpoint and efficient provision
of public services.
c) Address Transportation, Land Use, and Public Services, Faciliffes
and Utilities in Comprehensive Planning Process. Develop
Master Plans for each element which support Implementation of
O desired vision.
O t
2. Use Subarea, Corridor and Neighborhood Planning as a tool to achieve
gru%vth management objectives.
EXtTTBIT F PAGE 1
3 2 X ❑ .
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3. Use Infrastructure planning, timing and financing techniques as a tool to
Implement growth management objectives.
a) Use the City's Capital Improvement Program and Capital
Budgeting Process to direct provision of public services and
facilities to support implementation of desired growth vision,
b) Consider adopting a 'Adequate 0011,; Facilities Requirements' to
control location, timing and quantity of development activity .
(ensuring that public facilities will be available concurrent with
demand).
c) Use Impact Fee Program as a tool In achieving desired growth
objectives.
d) Consider adopting `Oversizing Policy' for capital facilities as a tool
to achieve desired urban form.
4. Evaluate and revise, as necessary, existing tools regu'b.ing development
(zoning, subdivision regulations, site plan review procAsr'} to implement
growth management objectives Identified in Comprehensive Planning ;
Process.
6. Confider implementing Incentives to encourage desired development
(suet as overlay or floating zoning districts).
6. rnter+ct%ith other Governmental Agencies to coordinate planning efforts
toward achieving desired growth management objectives and to address
Issues beyond the City's control. Consider undertaking joint ptanring
activities and the use of Interiocal agreements.
1 ,
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EXHIBIT F PAGE 2
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CITY OF OENTON, TEXAS CITY HALL WEST • 221 N. ELM DENTON, TEXAS 76201
(817)588.8200 OFW METRO 434-2529
Date: October 30,1998
To: City Council
CC: Planning bt Zoning Commission
From: David I IiU,Director
Planning and Development
SUBJECT: INFORMATION UPDATE-Growth Management Strategies
The P6vt 4 and DmIopawnt Depamnent b in the process of conducting a series of Public nwetings
condming the Draft Growth Nvfanaga=t Stwegits (GMS) for the Denton Flan. Staff 2rai ling these
nxxtings will take all comments submitted during the rnwings and 6`'m by telephone,email and in person and
forward them.s pi t of a v v4 report for Cotutal review. j
Public Mectnlg Schedule
Eleven GASS public nwetings have been scheduled during October and November, 1998. In addition to
these meetings, presentations wall be nude to various city and community-oriented boards and
contrnissions.The schedule and locations of those meetings are:
— - Area Location Date Tune HAd
Sairiurt�M W,—ma zr rC M1an ,Q.o�a 7E:lOpm
1400 MJax _ - 1
rhniaNri .tjA kt Bcmm 7JJOprn
_ i201 Prvie
tion�u lknton Area GIro n nai• u sy,>e 000 1JlOpm
_ 1:41 Ertenm
h[icCFa�i Ilia�kni�n.>vea a w -
10c MA PLo
S Ziar� t�1I—NI CAN M IF Grace F, -A-
Tve a 7J.,1Ctm
1 X00 tiSL�,e
S,utlu,,tage}�'ria Ata W — , 7a.JOpu
1100 Te'
CliMFIiT�ee7�v�T/mtun�4ei h. KnCme +v�,�w 7 wp„
2x 1 a vrV&r
City a 10A upm
215Eb
rli��,q Crt��`7F-n 4rn�i'Ani–�— c u C main
Ptn�an -- _NOC Gust Pilneau of J�Pn
,: fmu,anry R'�e a'u inpJ h7ai�r-5,1r. aei, S u er l4t�� 9a 3pm
10-30 CGPZ Update doc Page 1
'[WicauJro Qualify sewce" EXHIBIT G PG I
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Area
Location
T� '}i
PLANNING(X)Iv QvIISSION&CCTY COUNCIL MEETING DATES ;
p9MAR ^•q; oo a.oe 5.10pm i
Ory Cau d WA Sm Gym ra ,N Im Wpm
&Zwirg rannisim RM,Hw.ig CAyH.A 11di UOpm
ah Pubic Hcrrl Cry T ,Nov l 600 pm '
600pm
vN& w Ham UY i 1 JOpm
&wpm
PHa r,
& a Cay ,Jrcl 600 qn
ADDITIONAL MEETING DATES
u}aug NZ — w ne u+pm
cm.ma a v4F ;PTF-
cew M m
Trd&wwycmnic CRY id Wea ,Norm3a 5.'Xpm
saioteate 0,kz.ae—PA IXPM
'
Fmd Mt cote FmdklomGave ,Nmr I2a0 Fm
IffAwww"Cormulfte PM
October 2e Ray%"Eiamtary
On October 181 PUnning and Development Stiff members presented the Draft Growth
Management Strategies in the fast of 11 scheduled public presewdorm Staff recounted the
Comprehensive Plan Process to date and introduced the various techniques "able to the City of
Denton for growth management. Seven residents attended die meeting. Three members of the City
Council also attended the meeting.
Issues Discussed.
• Controls to manage large green6eld(leap-frog)development
t APFO
t Incentives
• Transfer of development right•. How the system works and can be used for growth
management.
• Don't try and control the m.rlcct
t Zoning create wti6dai markets
• Some areal in the south of Derton are not Capable of supporting development.
t The City will seek to accommodate growth
C xdd crate incentives through utility extension
Take a look at a circle of wager/wastewater services and only grow to thox
extensions
• The City should be able to regulate polluting industries and their pollution output,
Perfomunce standards for industrial uses. I
• The alignment of the wntern and southmt portions of Loop 288 and the adjoining
development possibilities. 0 '
October 2T"Chamber of Conmwce Board of Directors
On October 27' Planning and Development Assistant Director, Mark Donaldson presented an
abbreviated look at the GMS to the Board of Directors of the Denton Chamber of Commerce.The
1430 CGPZUpds%doc Peet Exhibit G Pq 2 q
32
o
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curnprehensive plan process was discussed and the major assumptions of the GMS«plained to the
assembled group.A shone surna y of the c involvement gproom including the GnS survey was
explained and those mending were invit to attend one of die „heduled public meetings
for a more in-&Vh discussion of the issues.Approximately 25 peop�in attendance.
Issues Discussed
Raai'3 of commerdal/mduarial pprc+I•erty to that of residential lard
Impart of ratios on the tax Is of the school district and city.
Trar srortation impacts of the update to the C° s Muter Thoroughfare Plan.
t Realipunent of the Loop 2J corridor on the west and south
C xmnwtion of spur;in association with MOO Road
I he impact of certain types of residential density on Teasley Law(FM 2181)
Octobtr 216'Borman Elementary
The October 21',Tuesday evenirg nweting at Bomun Elementary drew 6 residents. This was the
second cf me regula-ly scheduled public meetings.The residents were very inter sled in the details of
the 6 M especially how the proposed Matter Tho.,.-vjdare Plan uplate is to be configured. Staff
explained tie con-epts of the GMS and tools cYtmn,cnu fr=the residents.
Iss+es Dis usged
N&d for adequate utiliti s on vest side of city w handle pq,osed irAwrial areas.
o After the City proposes a certain area for growth, than proportions) city spending
(infrastnrcrin)should be used for the promotion of prefemd areas.
Nnw does growth in the Extra•Territonar Jurisdiction(ETD affect loag•raige planning?
• Keep opportunities for tax base increases,by inaruing c -wrw-dd wid industry job base.
Accea for people with disabilities should be stressed
• IndcpcndmtLMgCenters
• Design of stre^ts and n6 borhoods
Sidew&should be made Americuu with Disabilities Act (ADA) accessible
Support the use of exix rig and available tax credits for companies to use disabled employees
:nd design t),a-facilities according to ADA design standards. i
Reganal tr nspomatim connection oppormvties should be addressed.
Li0 t rail connw;on to Dallas/Ft Wo•dt
f Conskler snore transportation inner-mnd I connections.The Cuy should cam land tat
changes to hGp promote transportation cormteaions.
Waidfall tares should be considered
Protuot r corporate 'Urbar. Center" and [as Colinas type of development. Guard against
` A—ming changes to the intended dcsip.
Finn s,-ke.- r.- for siq)e•family zoning which abuts the freeway and exiting single-family
develops-,efts.
Wcdnesda.r,October 28'Planning and Zoning Conuwission Wt k Session
. Assistant Director, Muir Donaldson presented an abb.rsiated look a the GMS to the manbers of 0 •
the Planning and Zoning Gxttmission
I;surc Ductuseo
.�r cor parison between the S Fi mile ETJ and the S mk Ell
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j
10.30 CC p2 Update doe PON"3 Exhibit G pg 3
2 y x 32 ;\
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• clustering of dev lopment j
• cwau ntmtba of attendance to the pubbc a-b-d,ng0. It
• The location"etpaa•:on of the Western and southern portions of Loop 288
Tfutnday,Octobw .2O Wasw:Elementary
I
' 1
The third of the GMS public meetings brought the largest turnout for a regional meeting to date. I
Twuq-m*raidems came to Wesson Elernmmy in Northeast Deno,
Issues Discussed
The charges in design of the smahern portion of Loop 288.
• Land use design for rrstemeglotul tnrLat
• concem that the dty wont manage the quantity of growth L
• How dyes the p,rblic survey send public invohwuzA reflect in the plan
• Residential growth eventually brings comunercia)growth j
• Sprawl should be controlled.
• H much growth can the oty handle in the southern r4on of the dty in taatt of
ow
infnstruaure? ''
• WouS A it be chaper to build roads before developmenm omits in?
• Move the Northwest Urban Grater south towards US 350.
• Historic preservation should be maintained in the ComPrehesuive plan
• Haw does the Condor Ordinance play into•h plan? ;
• is the plan sr-:rag awes from snip development?
• The plan sholif consider the need for direct rouse to hospital.
• '[here should be the implanentuion of preservation of floodplain and the promotion of
Nowwdoes the Denton Plan differ from the 1988 Denton Devdoprrsas Plan?
• Amou6on policy for the sty.is it passive or aggressive?How does it change for the GMS?
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1x30 06PZ UpdaW Cat Pspn 1 Exhibit 0 Pg 4
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CITY OF DENTON. TEXAS _ CiTYNaLI WEST r 221 N ELM DENTON TEXAS 76201
(817)5V-8200 DFW METRO 434.2529
Date: November 6,1998
I '
To: City Council
CC: PLuming&Zoning Commission
1
From: David HiP,Directs
Planning and Devetopment
SUBJECT: INFORMATION UPDATE-C',towth Management Strategies
The PLnning and Du%v4mcnt Ucpuunent is in the Process of mndtxtins a seri,-s of public tncetings
concerning the Daft Glt2wth '�Uwgerlsent Strategies (GIv1S) for the Denton Ilan. Staff attending these
meetings win take A corny tew submitted during the meetings and given by tekTpiotte,ematd arm in person and
fomwd them as P;ut of a wroddy report for Cow-1 Miew.
Public Meeting Schedule
Eleven GNIS public meetings have been scheduled ' ,u1g Octo�w and Nmember, 1999. In addition to
these meetings, presentations will be made to vaticr-s city and communityoriented bouds and
cort=fissions.The schedule and locations of those meetings are,
Atea l.a:adon Date Time— r
Saiot 7RZw Ama P.3ar an nm+ m 7-I.N71'n
ll hl+t r,e
6 Z 7;
1701 Prrin uo�.
N +nrtTi—A T"—MArG 1411M&M!' nma eM ?.y_gtyn
--�� 1561 Em m
^ MiLVFX T fFAA IJrlRMA r] ni N DM'+7 M+IW aw e-.may.••
100NdcPtu
S+a l-kntm N, .C.F.Nm Csne RumA "iTUrX.;NMinZw.%J �'I.Yxmr
__ 1J00 V:9.n
Sn+7a$w� n ba�Fu - F�n�dau N� r
N--
1100 Teadel_An
[erne udry A`wm—F—>t� 44" ^
N n/ m Ara
2001 Q'antlr
21 e.14X _
is ,q('M�i ra&"�M � mar Sin Ca7neu � 7 Na 1L.W,m O •
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m s'>a PM
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ADDITIONAL MEETING DATES
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Nos•embcT 71 Lee Elementary
On N-wember 2nd Planning and Development Staff members presented the Craft Growth
Management Strategies in the fourth of It scheduled public presentations: Staff recounted the
Comprehensive Plan Process to date and introduced the various techniq ws Available to the City of
Denton for growth management Four residents attended the meeting,
Issues Disnusrl:
a There was a neighborhood concern about the houses owned by Denton Affordable Housing
Corporation(DAHQ that have been moved from near the UNT campus and are being
stogy ed on a property alrntg Mockingbird. DAHC o%ms this land and intends to plat the
property. It has been repotted that these houses%x71 be laced on the property,rehabilitated
and sold to quaUed,low-income households. The neighbors are very concerned with the
present condition of these homes and feel that they would be inappropriate in their
neighborhood,which they characterized as brick"ses.
e There was a concern expressed by residents of the ETJ (along Mills Road)about the
extenz;m of city utilities and services to their neighbors who had been ennead into the ity
• ns ury)'c'n ago and did not have city services r,ailable to them,particularly waer and
wastewitet services and street inprovetx its.
a Status of the rails to trills coni"
a Growth in the southern region%ill put strain on the school district
Mrntday,November 2'Public Utilities Board
• 4 •
On November 1''Planning and lkti elopment Director, Dive}sill presented an abbreviated look at
the GhIS to the Public Utilities Boanf at the City's Service Center.The comprehensh, plan process
was discussed and the major assumptions of the GMS explained to the assembled group A short
11.8CGPZ Update,doe Pag6 2 Exhibit G Pq 6
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summary of the public involvement process including the GMS survey was explained and made a
comparison beween the 1988 Denton Development Plan and the current Denton Plan Process.
Issues Discussed
Cent'ently the city is moving infnumscture as derards dictate. If were going to develop
industrial areas were going to have to put industrial infrutnuture into the acceptable areas.
Relationship between the Denton Plan and the Capital Improvements Program To develop
in6 tstrial we might have to develop a stronger Economic Development Program.
Utilities mostly follow,but weve talked about becoming more"speculatory" in as to how our
infrutrvcntre would be developed. The Growth Management Strategy would give us a
direction to begun starting a less "responsive"placement of utilities.
The utilization of utilities as a magnet to where the city wants certain types and densities of
growth to otter.
The utilities would need to plan where extensions would be and the timing of the utilities
based on the demand
The adequate facilities ordinance and its possible impact on he placement and payment of
utility extensions.
0 If the city begins conswcting lines to manage growth, how does the policies work with
impact fees?
How much consideration is Wade to other cities'plans as pan of our annexation policry?
• How wilt the GMs work with the scbool district to increase the tax base.
Through the balance of land uses
Monday.Nm,ember 2nd Traffic Safety Corrintis Sion
The Traffic Safety Commission was very interested in the details of the GMS especitlly bow the
proposed Master Thoroughfare Plan update is to be confi�iced. Staff explained the concepts of the
GMS and took comments and questions from the Corrumswn Member.Commissioners were also
invited to attend the Community Workshop on November 14th,
Issues Discussed
The use of regional "urban center" as a possible link of land use to transportation by
providing regional transportation nodes for connection to the rest of the Metroplex.
The need for the creation of grade separations at the intersections of Stuart,and King's Row
and the Nod Loop 288.
How neighborhood centers wmdd be created and their ably to provide nodal transportation,
" points for public transportation
How large is the airport expected to grow and how%-I that input the ability of the proposed
v industrial areas surrrn inding it.
The continued use of access management strategies within the land use patterns proposed
Tuesday, November V Senior Center•Civic Center Park
Comprehensive Planner Stephen CwA discussed some of the GMS issues with individuals at the ` 0
Denton Senior Center.
Issues Discussed
i
Issues of development regarding the representation of Hispania in the community
i
I16CC.P1Updawdoe Paar3 Exhibit G Pq 7 I
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Adequate public housing and affr-,rdablc housing
Tuesday,November 3'u DISD School Board
At the request of DISD, a follow-up presentation of the Draft Growth Management Strategy was
made to the School Board of Trustees. All members of the Board were in attendance will the
additilan of the Superintendent and the DISD planner.
Issues Discussed
• Does the definition of the Adequate Public Facilities ordinance technique allow for the
inclusion of schools?
If schools were included how would they be addressed?Does the impact of buscsl availability
of portable buildings,or size of classrooms impact the definition of"adequate facilities"?
• Rather than the city traintaining the responsibility of managing growth according to the needs
of the school district, a collaboration of defining impacts may be dealt with lxtween the City
and the School Board.
Tuesday,November 3rd,Martin Ludrer King Jr.Rec Center
Graff m4: available Growth Management Sl information at the fifth of eleven meetings
scheduled.One resident arris-ed at the meeting,but excused herself to another meeting since she was
the only arrival,
Wednesday,November 4th,Envirottmental Strategy Conunittcc
Staff appeared before the committee and discussed the GMS and its relationship -., the
comprehensive plan.Discvesions of water quality,preservation of open space and the maintenance of
floodplairls as natural drainage areas were topics of discussion.Staff also discussed how the committee
could contribute in fortro.luon to enhance the completeness of the final comprehensive plan
Wednesday,November 4th,Sam Houston Elementary
At the sixth of eleven meetings,forty (40)residents appeared at Sam Houton Elementary to discuss
issues of groatlt,particularly in the southern region of the City.The 'J lS presentation was made and
comments were given by the public.
Iss-res discussed
• Make the 14an enforceable by law. ,
• Dens:txs are too high in subareas 6, 15,and 7 (reference the po ation by subarea map)
• Intersection of Loop 288 and 111 M is still too henry with traffic, '
• Support of impact fee for visual standards and env^.ronrnental standards
• Incentives should not be given to Loge companies, in ^articular new an untried companies
that may not last or do not have a long standing comrtlitment to the convnunity.
R_sidential grcmth should pay its own way to develop.
The city's economic base is not within loge companies but within the muldrude of small p
businesses
As the number of people increases the number of parks and swimnting pools should dso
increase.
Ensure the efficiency of ut&cs by encouraging,infill development.
Cxhibit G Pq 8
11.8 CC-P1 update da Page 4
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• Some acconmyAttions should be made for"new-comers"to the city,
• A point system of development, (new development must achieve certain number of
points through landscaping, location by existing %.duties etc. before they can develop)
could be implemented to help regulate quality of growth
• More information should be nvde available on the website regarding planning.
• Can't plan for Denton in an isolated manner. The city should recognize c • regional location
and connectivity.
• Growth will not happen with the inclusion of public transportation. '
• The City needs to use its authority to manage growth
• Not supportive of business/economic incentives to increase growth
The needs of senior citizens should be included in the p6m.
Hold developers financially responsible for impacts.
• Make improvements to the subdivision regulations that nuke developments last longer.
• Apartments are built in large clusters with shoddy appearance and should not be allowed.
• Denton has not grown properly in the past.
New businesses have a detrimental environmental effect-
Growth is not necessarily good.
• Consider a development moratorium
Alleviate crowded streets and schools.
City Council and School Board shr dd scheduio meetings of separate dates.
Elections should reflect the sentiments of citizens,
When implementing the plan the following groups should be considered.
Retired
• Low Income
• Commuters
• Young couples with kids l
• Singles
Thursday,November 5th, Fred Moore Center
At the request of Council,a public meeting was held At the Fred Moore Ce:ter at Fred Moore Park.
Fourteen residents
Issues Discussed
• 'What is going to happen to the industrial area from Woodrow to Marsh Street M. ,ond ,
McKinney back into Bell Ave.)? Vvt the industrial uses be allowed to expand in to the
residential areas? We want the City,to contain industrial use expansions and keep them out of
our neighborhoods.
• With this GAPS,how w d1 transportation routes be affected? Will light rail transit run through
A residential neighborhoods?
• Vhtt happened with the proposed impact fees? How does impact fees affect our
neighborhood?
• If muted uses,suc as grocery s+or�,s,cafes,etc,are allowed to locate in this neighborhood,are
we then opening up our neigbborhood to other,more intensive uses and zoning-like
industrial?
Whit kind of notiEc� m of surrounding residents war done prior to the location of the V
isotope plant?
j • There are no major private bufldcrs in this part of town because of the floodplain. Relocation
of the floodplain should open up development and community development assistance in our
area. Vi'e'd De the Crry to help find and encourage residential development in our area.
11-6 CGPZ Update,doc Pages Exhibit G Pq 9
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• Speeding is a problem in this area along certain streets. Speed bumps are not feasible because
they delay the firemen's response time to burning properties. Something must be done to
address.
• WFat plans are being proposed for the Phoenix Apartments? (Public Housing Authority
property)
• What is the zoning on the north side of Kerley Street?
• Most of the zoning on the north side of Kerley Street is SF-7.
Thursday,November 5th, North Lakes Rec Cutter
The seventh of our eleven .nectings was held at the North Lakes Recreation Center on Windsor
Drive. Fifteen people arrived for the meeting. The GMS information was presented and those
attending had several questions and comments.
Issues Discussed
• Whu assumptions were the consultants making in regards to single family lot sizes? Is it
7,000 s.f.?
• Are you saying that z,ning in the ETJ could be different than in other areas once this plan is
approved? 11
• The City Council tamed down a proposal on Tuesday because of traffic concerns and limited
access of Ponder Rd. off 1.3 5,..they indicated that inadequate access to the highwaywa the
reason for decrying the proposal. What about additional roads? Where are the new roads
planned? Where is this discussed in the plan?
• Clarify,the statement"A major Downtown/Universities core area should be designated,tying `
UN[andTWUto the Doanto%70
By Downtm7t,do you mean th,square?
• There are no roads connecting UNr and TWU. How are you ou going to tie UNi•,T\X U and
the Doccntown?
• Did the consultants assume that the Universities would expand?
• What about the routing of pedestrians in this"linked"area? In order to move people to get
to these areas,pedestrian safety and increased pedestrian oriented and bicycle oriented
activities should be investigated,
• Is there a poss;bility of putting in pedestrian bridges around Carroll Street? TW'U bridge is a
poor example,,.no one uses it. The design of the bridge inhibits students from using tlne
bridge. The bridLa should be designed so that there is no choice but to use it.
• City has Ion kod at several options for Bell Ave. Most of those options involve a substantial
annount of financing.
• Ranch Estates,near the Denton Municipal Airport,is one of the best residential area%in
Denton. Most of the lots are 2 acre lots and the homes cost around$150,000, This area has
• been in the Denton City Gnats for nearly K years, When DFW and Alliance airports were
built,a Ivt of the residential homes were eGrrmnated.
• the Denton jgxm now allows jcas and has changed the runway p veins to acc„n•crnd me
these jets. This expansion has severely affected the residences in the Ranch Estates area, Any
possibility of residential developtnent to the vest u blocked by the expansion. Who wants to
build near an airport? A developer would need to"leap"over a large amount of land in order
• to build nice homes on a nice sized lot that people v.9 war Lt, 0 •
The Airpon expansion wcniId have been great,it it had been done before Finch Estates
develoFxd.
• The expansion is nu=g a great neighlorhood and the potential for good single-family,
development.
t 6CGPZ Update doc Page Exhibit G Pg 10
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Why are single-fan*estate loss being projected near the airport in the Comprehensive Plan?
• Most people would agree that they want to protect the integrity and quality of their
neighborhood. f
Most people try to get in to the nicest neighborhood they can and they don't want it messed I
with. 1
The sooner the City can extend Loop 29,the better. Denton should have had a completed
loop 20 years ago. You can%get out on 380 without a great deal of difficulty. Extending the
loop would cut out a la of traffic on University.
e flow marry cities have impact fees? Impact fees place agr.mat burden on developers and on
homeowrnem You can expect at least S 10,000 more added per single-faintly house. This will
get tacked on to the value of the house.
Is the City looking at impact fees to deal with tax-exempt properties and utrltks?
At the City Causal meerng on Tuesday,the impression was 6.an that the City doesn't w Am
to de:elop single-family and multi-farngy housing because of issues with the Denton
Independent School District,specifually overcrowding Is this addressed in the Growth
Management Stntegv? Where do additional locations for schools fit into the Comprehensive
Plan?
Coordination between the City,development and the School District has to be hand in handl
Wdl the Comprehensive Plan bring the City of Denton from the bottom to the top of the
heap with regards to growth and development? (As it relates to last Sundays art de)
As long m the City continues to annex properties without appropriate faal;res being
provided,the City will continue to face these kinds of issue'.
There is an asphalt concrete plant near Ranch Estates. If,%-e don't start paying more attention
to erriss ons from this plant and the smoldering from United Copper,it redly wrll not matter
if we have adequate roads,adegwnre facilities,etc. Without good air quality,all of what we are
discussing u a moot issue. This would be rather tragic
• Traf'ic lights are nee"at Mamh Branch and 380.
Ranch Estates does not want to be surrounded by light Industrial as indicated in the Growth j
Management S; uegy.
• Can't stop growth,but we don't want to min Pentom Let's go for quality growth and not
quantity!
If a piece of property u currently zoned Agricultural,but according to the Growth
Management Strategy,the area is light Industrial,and the Growth Management Strategy is
approved,could the propertty be used t,:something other than Light Indusnal?
Is the Planning Commission looking at redefining Light Industrial and other zoning
categories based on this proposed Growth Management Strafe&-?
Are there buffer zones required between Light Industrial and residential?
Does the in to donal designation refer to schools,hospitals,churches,etc?
Ranch %states has been in the City over 30 years. We just got streetlights. As pat of the
annexation policy,there ready should be a maximum time limit established for the provision
0 of serices such as water,sewer,electricity,etc. ;
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Briut M. Kern
2212-171 Ft. Worth Dr.
Demo%Tx 76205 "
Monday,October 26, 1998
Mr. David Hill
Director,Pisa d"A Zoning
City of Demon
215 E, McKinney So. k
Denton,Ti 76201
,
Dear Sir, ;
have been a eiiim of the City of Denton for over five years,living,kerning,and working in this growing r
community. For the put three years I have raised my daughter in this haven,esaping crime, financial
strain,and the pollution of the Metroplex. As a citizen.I have tome to view my home as an outstanding rr
resource, a place where my child cut learn,love,and play,all wittout fear. .
Now this sanctuary is tii werted. Denton is becoming like the major cities of the Metroples,thinking more
of"revenue and"tax base"than of the more import pans of a community,the people. 1 move. to Denton
be,ause t could shut in the sbundent wealth of Demon,in its culture,and historical aura,in its centers of
learning,in its beau45rl land. j
1 am disappoirui I with the decisions made by our City Council in allowing polluting Industries to move out
of the Metrop' .and Into our fair town These industries, particularly the United Copper Industries,will be
pumping chemicals and elements,known to be harmiLl to humans fife,Into our air. This will effect our land
our water,our children.
1 urge you,as my elected representative,to find some way to prevent these actions. Rezone the United
Copper Industry location heavy industrial. Change city ordinance to require UritA Copper to only use
manufacturing methods that eliminsto pollute its Do tat grurt United Copper a tax abstanent
1 ak you and the City Council to we bennd the dollars United Copper will pay the city to build here. 1 set
you to ate the people of this city,who live here,work here,play here. Where will we go if this city becomes
inimacal to our health? Please make our city into the cultural and natural center of enligMenmew it was
destined to become
Sincerely,
I f.v tile_ �
Brian M.Kern
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Agenda No.
Agenda Item
AGENDA INFORMATION SHEET
AGENDA b,:TEt November 10, 1998
DEPARTMENT: Planning& Development
CNI,DCNI/ACA1: Rick Svehla
SOU BJ ECT
Ro.-cive a report, hold a discussion, and give staff direction regarding proposed amendments to the
Landscape Ordinance. (The Planning& Zoning Commission recommended approval,by a vote of 4-0,
with 3 absent.)
BACKGROUND
Staff has proposed several amendments to the City's La ;dscape Ordinance, Revision explanations are
contained in this staff report, City Council members are ;cheduled to consider adoption of the
amendments on the November Wit, 1999, The City Council members have reserved the opportunity to
divuss the amendments during the November le, 1998 wori.session w determine if further revisions
are rppropriate prior to the final vote. Most of the proposed amendments are intended to make
ordi;iance compliance more reasonable for property owners without sacrificing ordinance objectives.
Deta.is of the proposed amendments are provided in the next section of this report.
The City Attornty's office has prepared a final version of the amended ordinance for Council review.
Some changes were made for clarification or technical purposes, but the spirit and intent of the
changes remains the same. Exhibit A contains the entire ordinance,illustrating proposed additions W
deletions. Exhibit B contains the draft amendments only.
"20 % Rule" Task Force Suiniestion
During discussions with the Chamber of Commerce Committee,concern was voiced that the 200/0 open
space requirement(20%of gross site area must be devoted to open spare) needed further analysis. A
task force was suggested, whereby City Council would be asked to appoint an ad hoc committee to
research the 20110 open space requirement. The task force could then meet in late November or early
December 1998 to determine an acceptable research approach to conduct the study, The Planning& f
Development Department staff would provide staff support and conduct research as necessary. The
. task force would meet in tamest once information becomes available, starting in early February 1999,
with work com;d.tion expected within two months,by the end of March 1999. Composition of the
task force was suggested in include the fc,lnwing: two Chamber of Commerce members, two Tree
Board members,one School Board Member, one P&Z Commissioner,and one City Council Member.
The organizations named above w Auld be asked to select their own representatives.
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When the 200,0 open space requirement was first presented to PocZ and City Council, staff found that
minimum open space •At.% not specified by many cities' ordinances. Appruved site plans were used to C
estimate the level of open space required by comparable cities, Stardoes not have any objections to
Further research into this is.uc, but is concen A that comprehensive plan work s- given higher priority
at the current time. The 20",e open space research will likely require the full time attention of a
Planning staff member for the 2-month period.
Staff requests Council direction regarding the creation of the task force
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ISSUES FOR D1SCU!SION
General Approac
The basic premise of the landscape ordinance is to require all property nwners to participate equally in
contributing to Denton's "urbar forest." The 15 /20 Rule," which requires 15 trees par gross acre of
site area and a minimum of 201/4 open space for plantings, is attainable and has not stymied
development. Several landscape plans have been reviewed and approved by staff, but most have not
yet been installed. An example of a project in compliance with the new landscape regulations is the
new lack-In-The-Box located on University Drive, Some problems have been encountered with
projects for which site acquisition and design had begun previous to ordinance adoption,but staff has
worked with the developers of these projects to avoid s.ajor problems.
Indh iduaLLssjo
1 lie major issues of the current version of the ordinance are listed below, identifying the requirements
as drafted and discussing possible revision options, No chanties are proposed that would make the
ordinance more restrictive; instead,staff beNeves that "developer-friendly" revisions are needed to
improve the fairness of the regulations withcut sacrificinE the spirit and intent of the ordinance.
ISSUE 1y L' NIONARCH TREES - N NIINATION & DESIGNATION
CURRENT REGULATIONS: Monarch Trees are defined as having"unique community
value", and art specifically,rotibited from removal upon designation. If a tree on the selected
speciPS list is 50116 or greater in diameter(75% or greater for unlisted species)than the largest
recorded tree in Texas(according to the state's gig Tree Registry), it is eligible for nomination.
A property owner may voluntarily confirm a Monarch Tree designation in writing. An appeal
of a nomination must be decided by the Planning and Zoning Commission.
ORDINANCE PERFORMANCE; Significant problems have been encountered. WK a the
issue of Monarch Trees was first discussed by City Council members, staff proposed i flexible
concept that would nominate only the unusually large, unique,or historic trees in Denton, The
staff intent was to impact only a very small minority of Denton's tree population. Council
members felt that the process was too discretionary, and asked staff to work with the KDId Tree
Board to develop a c zasurabfe nomination standard. The gig Tree Registry was discussed,and
was soon added as the standard for measurement. Instead of discretion on the part of the
Planning and Development Director,a 50°i4 or 75%size threshold became the determinant for
nomination. The size ihreshohls are the greatest problem encountered thus far. In instances
where mature trees exist on a proposed development sits, there is a high probability that a
A Monarch Trce nomination Will be required.
F.valuatinn criteria for Monarch Tree designations have not been provided to the
Planning and Zoning Commission, and this has caused difficulties in deciding if trees should be
d .ignated or an appeal granted. Comments have also been received favoring a public hearing
requirement in association with P&Z, Monarch Tree deliberations.
The major issue involved ith respect to Monarch Trees is: "To what extent should a
• private developer be expected to alter a site design to protect Monarch Trees to the benefit of O
the public?" Even if the sire standard is revised, questions regarding the exercise of city
a authority must be answered. In listening to previous Council discussion regarding this issue,
staff had thought that the original intent was to g-sA (not reause)the private developer to
investigate the possibility of sating unusually large trees instead of clearing a site without any
regard for existing vegetation.
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RECONINIENDATIO,N$
The Monarch Tree nomination process should be changed to allow the Planning Director
to designate"Landmark"trees if they are 75% of the BIg Tree Registry standard,and
allowing property owners to elect to either preserve the tree or mitigate Its removal by
ins►allinq replacement trees.
OPTION #I: The Planning& Zoning Commission could be given specific criteria to evaluate
Monarch tree nominations. Such criteria could include finrncial I econ.mic hardship,
reasonable efforts made to explore alternative site plans,and relative visual and environmental
impact of the tree if designated. A publiv hearing could be required before deliberations.
OPTION p2; Use of the Big Tree Registry could be discontinued. If a tree has specific
community value, interested citizens can petition the Planning Director to nominate the tree as
a Monarch Tree.
ISSUE q2: EXPANSIONS & RECONSTRUCTION ("GRAND-FATHERING"1
CURRENT REGULATIONS: Any expansion or reconstruction that exceed 256/16 of an existing
structure's gross floor area or 2566 of a parking lot's paved surfaces requires total landscape
compliance for the entire site,
QRDIN NCE PERFORMANCE: This provision has not yet been triggered by a development
proposal. This same requirement has been criticized as pan of the proposed interim Corridors
Ordinance, and is currently being revised. The landscape ordinance should undergo similar
review.
RECOMMENDATION: apply requirements only to the newly expanded portion or
existing development,in effect"grand•rathering" all structures and parking lots In
existence prior to May 1u, 1498; or
OPTION #1: Set total site compliance to a different percentage of gross floor area expansion,
such as 35"', 50%, 7MI or some other measurable standard; or
OPTION N2: apply requirements only to new development, 1000/16 reconstruction,changes of
use, or occupancy of an existing structure whose use has been discontinued for at least one i
year. J
ISSUE #3- CLEARING & G"IDING PERMIT REVIEW PROCESS f
CURRENT REGULATIONS: A Clearing and Grading permit is required as a part of the
landscape plan. A plan showing the limits of clearing and grading is required before such
S activities may be commenced. Areas outside the limits of clearing and grading must be left in
an undisturbed state. The applicant must demonstrate that "reasonable construction practices'
Y .iI be employed before the permit can be issued.
ORDINANCE PERFORMANCE; The review criteria is subject to i.iterpretation,and
necessarily so because many different factors must be considered when grading plans are 4
generated. The more complicated tasks fall to the Engineering Department during
Development Review Committee(DRC)evaluation for subdivisions. Individual plot plans are
tevicwcd by Inspections staff,and i fnecessary,the Engineering Department. Wholesale 0 0
clearing and grading of land has been avoided after plan review has iVen completed, so some
success has been realized, '
RE 1 SKINDATION: No revision of lions are offered at this point. Starruses economic
(cost) criteria to determine if proposed construction practices are "reasonable", and until other
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issues such as floodplain presenation are addressed, some tracts of land may undergo
significant or even total site disturbance and grading, Staff wanted to inform Council of the
current status nf the clearing and grading requirements and some of the limitations involved
when trying to minimize unnecessary site disturbance.
ISSUE 141: TREE PRESERVATION CREDIT$
CURRENT REGULATIONS: When existing trees are preserved as credit loward meeting the
15 trees per acre requirement, credits are not allowed for stems under 6 inched in diameter. The
current schedule for credits:
EXISTING TREE CREDITS/ REPLACEMENT TABLE
DBII of Existing Tree Tree Credits I Replacement'
6 to 12 inches 1.0
12+ to 24 'inches 1.5
24+ to 36 'inches 2.0
36+ inches 2.5
• Replace ment is required for public projects only.
QjWINANCE PERFORMANCE; Staff has not encountered problems that couldn't be
resolved, but new 3-inch trees should not be required hecause credit is not available for saving
existing 3-inch t-ees, The tree credit approach has been used advantageously by developers for t
several project landscape plans,and does provide realistic incentives for tree preservation.
RECOAIMENDATION: The following revised credit schedule should be used:
i
PROPOSED TREE CREDITS TABLE
Doti or Exist lnQ Tree Proposed Tree Credit3 k`
3 to 9 Inches 1.0
9+ to 15 Inches 1.5
15+ to 21 Inches 2.0
2I+ to 27 Inches 2.5
27+Inches 3.0
The existing(currently approved) tree credits table should be used to determine
replacement requirements for public projects, and should be moved to the proper section
• of the ordinance.
ISSUF# : ALTERNATIVE IAIU-S_APUTANS
CURRENT REGULATIONS: Altcmalhe landscape plans or methods of compliance are not
mentioned in the ordinance.
ORDINANCE PERFORMANCE: The 15120 Rule is funct'Dning well initially,but some
inquiries have been made, asking if some portion of required trees 05 per acre)can be planted
• off-site or if nenious paving materials can qualify for partial credit toward the open space O •
requirement(20°0 of site area). Some flexibility might be helpful to avoid variance petitions,
j but limitations as to the extent of alternative compliance should be established, Credits for
pervious paving materials will reduce open space and generally increase parking areas in
proportion to total site area.
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RECOMMENDATION: Rather than requiring approval of a variance petition, allow a
developer or property owner submit an alternative landscape plan to City Council for
approval,requiring an explanii ion of the need for the alternative plan and the
advantages offered in Ih-u of the relief requested. This option would resemble the"Site
Plan Option"currently being explored as a possible approach for the draft Corridors
ordinance,
OPTION: Define exact standards that indicate acceptable methods of altemative landsr aping,
including maximum levels of credits or thresholds that cannot be exceeded when using such
methods.
ISSUE #6: EXEMPTIONS
CURRENT REGULA_T10NS: 'The Dento,i Municipal Airport, the Fry Street Area, and
portions of the Central Business District(CBD) are exempted from the ordinance requirements.
ORDINANCE PERFORMANCE: The exemptions have created no problems, but the unique
nature of landfill activities could pose a future problem.
RECOb1NIENDATION: The municipal landfill should be exempted from the ordinance.
ISSUE 07: SIZE REOUIREMENT FOR NEW TREES (not reviewed by Council)
CURRENT REGULATIONS: All trees planted to satisfy the tree standards must be a
minimum of three(3) inches in diameter at breast height(DBH).
ORDINANCE PERFORMANCE: Sonic developers have complained that 3-inch DBH trees
are too expensive to be considered reasonable, and that Southeast Texas Nursery Growers'
Association recommends that measurements for caliper(diameter)be made at a point"six
inches from top of container",rather than at a height of 4% feet(which is DBH height), The
difference in the point of measurement is also causing problems in preparing landscape plan
specifications. Larger trees tend to have a better chance of survival than smaller trees,but staff
is also interested in a requirement that is reasonable.
RECOMMENDATION: Require newly Installed trees to be three(3)Inches In caliper as
per the Southeast Texas Nursery Growers' Association.
OPTION: Require newly installed trees to be five (S)inches in caliper as per the Southeast
Texas Nurser), Growers' Association,to approximate a 3-inch DBII tree.
CHE K LE OF PROJECT
City Council Work Session: November Wx, 1998
City Council Public Hearing& Adoption: November 17'h, 1998
• Earliest Probable Effective Date: December Yd, 1998
PRIOR ACTIONIREVIEW
1 The landscape ordinance, Chapter 31 of the City Code, was adopted by City Council on April 70i, 1998
and became effective on May 1", 1998. Planning staff was asked to provide a performance evaluation
once the ordinance had operated for a sufficient period of time. The landscape ordinance has generally
performed as intended during the last fo,.0 months, but some changes should be made, as identified in
the propose amended ordinance(Exhibit A).
A chronology of meetings that led to ordinance development is provided below:
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ORIGINAL ORDINANCE
Public Meeting: December 116, 1997
Planning&Zoning Commission Work Session: January 14°1, 1998
Keep Denton Beautiful Tree Board Mtg.: January 21a, 1998 j
Planning& Zoning Public Hearing: January 288x, 1998 (approval, 5-2)
City Council Work Session: February 10". 1998
City Council Pubic Hearing: February 11'x' 1998
City Council Work Session: February 24'x, 1998
Keep Denton Beautiful Tree Board Meeting: February 25'x, 1998
Chamber of Commerce Meeting: February 276, 1998
City Council Public Hearing: March 3'a, 1998
City Council Work Session: March 24", 1998
Chamber of Commerce Meeting: April 2n0, 1998
City Council Public Hearing: April 7e, 1998
Ordinance Adopted: April 7°i, 1998
Effective Date: May 1°, 1998
PROPOSED ORDINANCE AMENDMENTS
City Council Work Session Augw�t 25 , 1998
Planning& Zoning Commission Briefing September 9'x, 1998
Keep Denton Beautiful Tree Board Meeting September 16'x, 1498
Chamber of Commerce Task Force Meeting September 24°', 1998
Planning&Zoning Commission Briefing September 26°1, 1998 p
P&Z Public Hearing I Recommendation October 286, 1998(approval 4-0)
City Council Public Hearing: November 3'a, 1998
ATTACHbIENT$
Exhibit A: Draft Revised Landscape Ordinance
Exhibit 9: Draft Amendments Ordinance
Respectfully submitted:
id Hilt
Director of Planning and Development
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EXHIBIT A
ORDINANCE NO. 98-100
AN ORDINANCE OF 'IHF. CITY OF DENTON* TEXAS, AMENDING CHAPTER JI
"LANDSCAPE" OF THE CODE OF ORDINANCES OF THE CITY OF DENTON
PROVIDING FOR NEW STANDARDS FOR APPLICABILITY OF ORDINANCE WHEN
REMODELING, REDEVELOPING OR RECONSTRUCTING; PROVIDING FOR A NEW
LIST OF EXCLUSION FROM THE ORDINANCE; PROVIDING FOR NEW MEASURING
OF TREES UNDER TREE REQUIREMENTS AND PROVIDING NEW CREDITS FOR
PRESERVATIONS OF TREES; PROVIDING DEFINITION FOR LANDMARK TREE AND
PROCEDURE FOR DESIGNATION; PROVIDING FOR NEW REPLACEMENT
REQUIREMENTS ON PUBLIC PROPERTY; PROVIDING FOR AN ALTERNATIVE
LANDSCAPE PLAN; PROVIDING A PENALTY IN THE MAXIMUM AMOUNT OF SS00.00
FOR VIOLATIONS THEREOF; PROVIDING A SEVERABILITY CLAUSE; PROVIDING A
SAVINGS CLAUSE AND PROVIDING FOR AN EFFECTIVE DATE,
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WHEREAS, the City Counck for the Coy of Denton. Texas has determined that the continued growth of
the City of Denton Is straining the ecological and esthetic environments of the Coy of Denton;and,
WHEREAS, the Coy Council for the Coy of Denton,Texas Reds that growth,clear cutting,mass grading,
and the increase of Impervious surface land coverage continues to diminish the forests, trees and natural
cond'lions of the City of Denton, and,
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WHEREAS,the City Council finds that o Is in the public Interest to insure that new developments In the I
City of Denton wik help preservation, protection and enhancement of the ecological and esthetic environments
of the City, and,
WHEREAS, the Coy Council passed a new Landscape Ordinance on April 7, 1998; and,
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WHEREAS, the City Council recognizes that certain amendments to the ordinance are needed in order
to produce the desired sauce of the landscape Ordinance and,
WHEREAS, the Coy Council has conducted a public hearing on the proposed regulations contained r
herein;NOW THEREFORE,
THE COUNCIL OF THE CITY OF DENTON,TEXAS HEREBY ORDAINS:
SECTION 1. That of the Code of the City of Denton,Texas, be and the we Is hereby amended by so that
hereaAer said chapter shall be and read, as follows:
ARTICLE I. IN GENERAL
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Sec.J 1.1 Short Title.
41, �
This chapter shall be known end may be coed as the Denton Landscape Code.
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Sec, 3I.2 Statement of Purpose,
t to Intent of this article is to promote the immediate and longterm public health, safety, economic
stability and general welfare by establishing and managing the City's urban tree ranopy coverage. This
article Is Intended to promote the following general purposes:
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(1) Preservation, protecticn, and enhancement of the ecological and aesthetic attributes of the City.
(T) Ecological stabilization through urban forest management that contributes to the processes of air
purification, oxygen regeneration, ground water recharge, storm water runoff retardation; and
promotes energy efficiency and water conservation, thereby abating noise, heal and glare,
(3) Protection, preservation and advancement of the urban forest's appearance, character and value
that includes all properties within the community, and that contributes to a strong sense of
neighborhood,community, and quality of life
(4) Protection and preservation of native and specimen vegetative species, their ecosystems and
natural habitats and preventing damage to and unnecessary removal of vegetation during the land
development and construction processes.
(6) Acknowledgement that trees a,d landscaping ad.9 value to property, protect public and private
investment to the general benefit of the City and " residents
,
(6) More specifically, this article Is intended to!
e. Protect water resources, flood plains, environmental quality, and the natural and man-made
Physical and visual quality of the City.
b Mitigate the effects of Impervious surface land coverage by slruAufes and paving that tend to
increase ambient air temperature and generate greater water runoff causing erosion, flooding,
end water pollution.
c. Prevent clear-cutting and mass grading of land by encouraging the use of natural terrain for
building sites,and by providing cluster development incentives.
d. Promote native plant species preservation and replenishment, and encourage the use of
drought tolerant and low water usage vegetation,
e. Provide incentives for tree preservation.
f. Protect and provide wildlife habitats.
g. Require landvaping and screening to promote land use compatibility and improved aesthetic
quality.
h. Promote soil conservation by minimizing nature; terrain disturbances, 'hereby reducing
sedimentation, and air and surface water pollution.
Sec. 31-3 Deftnitions.
Cfaarfng: An Intentional act to cut down, remove ail or a substantial part of, or damage a tree or other
vegetation that will cause the tree or other vegetation to decline andlor die. Clearing is defined to
_ Include, but not be limited to, chemical, Fnyslcal, compaction, or grading damage, Clear-cutting is a
clearing activity conducted over an entire lot.
CrfdcN Root Zone: A circular region measured outward from a tree trunk representing the essential
area of the roots that must be maintained or protected for the tree's survival, A tree's cziticat root zone
Is measured as coo foot of radial distance outward from the trunk for every inch of tree DBH, and may
be no less than a radius of eight (8)feel.
08H Diameter-at-breast-height (DBH)is the tree trunk diameter measured in Inches at a height 014 5
feet above ground level If a tree splits into multiple trunks below the 41%feet level, DBH will be defined
as the sum of each Individual trunk measured at 4Y.feet above ground level, or the single trunk at its
• most narrow dim3nslon, whichever Is greater.
Director: The City of Denton Director of Planning and Development, or the Directof's designee
,k Drfpflne. The area beneath the canopy of a tree defined by a vertical line extending from the outermost
edges of the tree branches to the ground.
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Erosion: The detachment and movement of soil or rock fragments, or the %%aring away or the land
surface by water, wind, Ice,or gravity.
Grading: The mechanical or physical act of disturbing, moving, removing, transferring, or redistributing 1
soil or earthen surfaces,
Gross Lot Area: An area under public or private property ownership, whose lot lines are described by
plat or deed.
Ground Cover: Low growing plants, vines, or grasses that form dense, extensive growth, and have a
positive effect against soil erosion and soil moisture loss
Impervious Surface: A surface that has been compacted or covered with a layer of material so that It
Is highly resistant to infiltration by water.
Industrial Property: Properties developed with land uses described in the jar aSTANDARD
INDUSTRIAL CLASSIFICATION MANUAL,published by the Executive Office of the President, Office of
Management and Budget, within the following categories: Manufacturing (Division D) or Terminal and
Joint Terminal Maintenance Facilities for Motor Freight Transportation (Division E, Major Group 42,
lodustry Group No 423).
Limits of Clearing and Grading: The boundaries of that area of land Identified in a landscape plan to
be subject to soil disturbance or Geared of trees and other vegetation in conjunction with a proposed
development or land use
Live Plant Materials: 'Live'plant material, Including grasses, annuals, perennials, bulbs, groundcover,
shrubs, and trees are botanical plants that are nourished through the processes of air, water, and soil i
nuthents Plant materials such as, plastic, fibrous, silk or other non-live materials are not considered
"live"plant materials
Manamb Landmarfr Tree: A tree that has been determined to be of unique community value because
of its size, specie, age, form, hislorlcal"nificance, or other unique charactedstbs. AMaaarnh TWO is
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Outdoor Storage Aron: Any area that contains trash collection areas or dumpsler refuse containers,
outdoor boding and unloading spaces; docks or outdoor shipping and receiving areas; outdoor storage
of bulk materials and /or parts; or areas regularly used for outdoor repair, outdoor storage areas of
service stations, motor vehicle dealers, or inspection stations. Temporary construction and related
activities are excluded from this definition.
Permanent Tree Protection Devices: Structural measures, such as retaining wells or aeration
devices, that are designed to protect the tree and ns root systems throughout its lifetime,
Planting Area: An outdoor area, the surface of which may not be covered by impervious surface
materials such as asphalt or concrete, nor by structures, and devoted entirely to the planting or
construction and maintenance of trees, shrubs, groundcovers,fences,walls, andlor earthen berms.
Temporary Tree Protection Devices: Phy"I barriers, at least four (4)feet In height,installed prior to
construction for the purpose of preventing damage to trees. Such devices include snow fencing, chain
link fence, barbed wire fence, vinyl construction fencing or other similar temporary barrier, may be no
less than four feet In height,and non-intrusive to the tree critical root zone
free Topping: The severe cutting back of limbs to stubs larger than three Inches In diameter within the
tree's crown to such a degree that removal of the top canopy disfigures and Invites probable disease to
40 the tree.
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Vegetation: All plant life; however,for purposes of this chapter shall be restricted to mean trees,
shrubs,ground cover, and vines with the exception of state and federally protected or endangered
vegetative species which In all cases shall be preserved.
Vehicular Surface Area: Any outdoor off-street area used to store or drive motor vehicles that does
not contain defined off-street parking spaces, Paved areas used for drive-through windows, parking lot
access lanes,or gas station pump lanes are considered to be vehicular surface areas.
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Sec, 31-4 Applicability.
(t) All property located within the city limits of the City of Denton is subject to the provisions of this
article. Clearing and grading permits shall be required for all property prior to the commencement of
clearing and grading activity. It shad be unlawful to commence any clearing or grading activity
without first obtaining a clearing and grading permit. Complete and accepted tree inventory plans
shall be required prior to preliminary plat approval. Approved landscape plans, which may also
demonstrate satisfactory clearing and grading requirements shall be required prior to final plat
approval. Approved plot plans shall be required prior to issuance of building permits, and Inspected
for compliance prior to final inspection and/or issuance of the certificate of occupancy.
(2) The requirements of this chapter will cease to be in effect upon the satisfactory completion of the
final Inspection for single-family and duplex residential dwellings. ,
Previously
NOW 64
a,- RameAeling grass flow weavlthe
by Aventy We(26)Persea4eamwei a
impepolevs
seatorgreaEer
(3) When remodeling, redevelopment, or reconstruction is proposed on platted properly that would
result in an expansion of gross flour area, parking lot area, or vehicular surface area,the following
provisions shall apply:
e. Wham remodeling, redevelopment, or reconstruction is proposed on platted property that would
expand existing gross floor area of the lot's structure or structures by less than twenty-five(25)
percent,the proposed activity Is exempt from the provisions of this article.
b. When remodeling, redevelopme,it, or reeonstnuction is proposed on platted property that would
expand existing gross floor area of the lot's structure or structures by twenty-five(25)percent or
• more, but less then filly(50)percent,only the gallon of the site where tit expansion Is located
Is subject to the provisions of this article.
c. When remodeling,redevelopment, reconstruction, or expansion Is proposed on platted property
that would expand existing gross floor area of the lot's structure or structures by fifty (50)
percent or more,the entire property must con"with the provislons of this article,
® d. When parking lot or vehicular surface area Improvements are proposed that would result in an
Impervious surface expansion of twenty-five (25) percent or greater, or would result In � O •
Impervious surface reconstruction amounting to twenty-Ave (25) percent or greater, the
requirements of Section 31.7(1) shad be applied only to the area where the expansion or
reconstruction occur This provision shad apply only when such Improvements are not part of
a structural remodeling, redevelopment, or reconstruction proposal,
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Sec.31-5 Exclusions. l
(1) Property being actively used for agricultural, ranching, or livestock production and serves as the
source of primary Income for the ownerAessee is exempt from the provisions of this article, A
clearing and grading permit must be submitted, without charge to the applicant, to serve as
declaration of exemption from this article. Property Identified In the permit Is excluded from any
other land uses, other than those defined in this section, for a period of no less than 5 years from
the date of Issuance of the clearing and grading permit.
(2}
The following area shall be exempt from the provisions of this article:
a. The Cenlret Business District,amended as shown In Appendix A;
b. The Fry Street Development Corporetlon Boundary as shown In App ti B;
c. The Denton Municipal Airport as shown In Appendix C; end
d. The Denton Municipal WON
(3) Single-family homeowners may claim an exemption from the provisions of this anklo 4 they verify
their status as the owner or contract vendee of the properly before the final inspection Is completed,
and verify In writing that they will be the occupants of the home.
ARTICLE Ii. TREE AND LAND PROVISIONS
Sec. 31-6 General Provisions.
(1) Tr"Requlrements
a. Trees: AM properly shall provide trees at a ratio of fifteen(15)trees per eve(43,560 square
feel),or one (1)tree per 2,904 square feet of gross lot area. Industrial property shall provide
trees at a ratio of fifteen (15)trees per acre(43,560 square feet), or one(1)tree per 2,804
square feet of net lot area, calculated at 60 percent of the gross lut area or by exclusion of the
main enclosed structure ground floor area from the gross lot area, whichever is less,
b. EiAz All trees planted to satisfy the tree standards must be a minimum of three (3) Inches In
diameler caliper measured six(0) how*from top of oor .Inar.
c. Specie: All trees planted to meet the requirements of this section must be listed on the
• Selected Species List. No trees with a maximum mature height of twenty-five (25) feet or
greater may be planted within twenty-five (25) feet, measured horizontally, from the nearest
overhead utility line.
d. Species Diversity, The following Species Ofvarsity Requirements shall apply to all landscape u
Plans, but shall not be used to limit eligibility for tree credits:
• Number of Required Maximum Percentage 0 •
e Tree of Any One Species
10.19 50%
20.39 35%
40.59 25%
60* 15%
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I e. Tree Selection: At least 50 percent of the total tree requirenianl for the property shall be Large
and Medium Trees as specified In Sm. 31-15, Selected Species List. The remaining trees may
be any size tree as specified In Sec.31.15, Selected Species list.
(2) Land Requirements
a. Plan i Area! All property shall reserve as planting area a minimum of twenty(20) percent of
gross lot area.
b. Limas of Clearing and Gradirw: The limits of clearing and grading shall �e designated on the
approved landscape plan prior to commencement of any construction activity. The limits of
clearing and grading shall designate the outermost edge of the area within which the existing
topography Is to be altered by cutting,filling, and vege'aton removal. In evaluating the Limits of
Clearing and Grading, the Development Review Committee shall determine that reasonable
construction design principles, practices, and Installation techniques have been employed to
minimize areas subjected to disturbance The extent of land disturbance shall be minimized,
and shall accommodate only the following activities
(1) Street oonstrrct'on and necessary slope construction. However, such clearing shall meet
the criteria of the Cdy.
(2) Public service or utility easements and rights-of-way. This shall include areas for utility line
Installation with any temporary cornsiruction easements necessary for such Installation and
easements for maintenance access. These easements shalt not be cleared prior to actual
line installation Temporary construction easements shall be located to minimize Boil
disturbance and tree removal.
(3) Building roof coverage area and ancillary structures, such as covered patios and porches,
plus up to 10 feet on all sides for construction activity.
(4) Driveways, ti ieys, walkways, perking lots, and other land area necessary to the Installation
of the proposed development or use. Other necessary land area may include siea for
tennis courts,swimming pools,and related structures and uses.
(5) Area for sepl+c field as required by the Utility Department. This shall not Include area
necessary for reserve tines until such time as the reserve lines must be installed.
(5) Sediment basins. Only the area necessary for the construction of the dam, the area in
which sediment will collect, and the area necessary for construction and maintenance of the
basin shall be cleared of vegetation. Configuration of the basin shall use natural terrain as
much as possible to minimize vegetation removal. Any vegetation that dies as a result of
the deposit of sediment and/or debris shall be removed by the property owner.
A (1) Detention ponds Only the area necessary for the construction of the dam and the area
necessary for construction and maintenance of the pond shall be cleared of vegetation.
Configuration of the pond shall use natural terrain as much as possible to minimize
vegetation removal. Any vegetation that dies as a result of the deposition of sediment
andlof debris shall be removed by the property owner.
(8) Other types of conslructon, or land activity associated with construction, not listed In items
e 1 through 7 (above),that are necessary for the reasonable completion of the project, ,
(7) Street Trees (reserved section)
Pen$ng Comprehensive Plan completion, this section serves as notification the(the City of Denton
inferrds to implement street tree requirements in the near future
(4) Tree Credits '
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a, Preservation of existing trees may be used to receive credit toward meeting the Tree Standard
of 15 trees per acre, If the trees are healthy and without substantial damage or defect. Tree
credits shall be earned in the following increments
410 12 WOOS 4.0
Us la 24 riGhes 1.6
14- 31111 inshal 2--Q
aill-inshes -4-6
DSH of Ex)stina Tree Tree Credits
3 to 9 inches 1.0
9+ to 15 kiches 1.3
15+to 21 Inches 2.0
21+to 21 Inches 2.5
21+Inches 3.0
Landmark Trees 5.0
b. Tree credits may not be earned for preservation of existing trees located on land required to be
dedicated for public rightol-way or easement purposes, unless the properly owner can
demonstrate the abil'dy.o protect the credited trees by way of restrictive covenant or other legal
Instrument considered satisfactory by the Cd Attorney.
c. Tree Credit Protect on Measures: Tree credits will not be permitted unless temporary tree
prolection devloes are installed at least to the limit of the critical root zone or the ddptim,
whichever Is greater, during construction activity The following activities shall be prohibited
within the limits of the critical root zone or dripline of any lrea being preserved for credit:
(1) Physical Damage: A 1 physical damage to a tree preserved for credit that Is considered to
place the survival of the tree In doubt shall be eliminated as a credited tree, Tree topping Is
prohibited for trees preserved for credit
(2) Equipment Cleaning and Liquid Disposal: No equipment shall be cleaned or other liquids
deposited or allowed to flow overland within the limits of the critical root zone of a protected
or monarch tree. This Includes paint, oil, solvents, asphalt, concrete, mortar, tar or similar
materials.
(3) Grade Changes: No grade changes (cut or rill) shall be allowed vvilhin the limits of tha
critical root zone of any protected tree unless adequate construction methods are approved
by the Director of Planning and Development
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(4) Impervlous Paving. No paving with asphalt, concrete or other impervious materials in a
S manner which may reasonably be expected to kit! a tree shall be placed within the limits of
the critical root zone of a protecled tree, unless otherwise specified within this article,
(5) Ma'.erial Storage'. No materials Intended for use In conslrucilun or waste materials
accumulated due to excavation or demolition shall be placed within the limits of the critical
root zone of any protected tree.
0 (6) Tree Attachments: No signs, wires, or other attachments. usher than those of a protective 0
nature shall be attached to any protected or monarch tree.
(7) Vehicular Traffic No vehicular and/or construction equipment traffic, parking, or storage
shall lake place within the limits of the critical root zone of any protected tree other than on
existing street pavement. This restriction does not apply to single ineldent acre»within the
critical tool zone for purposes of clearing underbrush, establishing the building pad and
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associated lot grading, vehicular access necessary for routine utility maintenance or
emergency restoration of utility service or routine mowing operations.
W Moaarob Landmark Trees
Meaarcl+ Landmark Tree nominati,)ns will be prepared by the Director, during Landscape Plan
review or after the evaluation of nomination lovposals submitted to the Director. Those specie with
a aRininaun+
MWWQh y.-rtpeal as 6pesle Oih a minimum diameter of at least 75% of the
listing In the most current publica,'on of the Texas Forest Service Bia Tree Recistry are ales eligible
for Monarch Landmark Tree nominerion. Landmark
Up
gF daarape. If a tree ellpibb for Landmark
r,• nlnalion Is so designated by the Director, the owner of the tree must either preserve the tree In
accordance with Section 31-0(4)c of this amide or provide replacement trees with a combined
caller M inches, measured a&(6)Inches above the top of container,equal to one-haM(50%)of the
diameter In inches, four and one-hag (41A) feel above ground level, of the designated Landmark
Tree that is removed. If a tree is designated as a landmark tree It shelf be uniswful for an owner of
the tree 10 tali P�wftnw-rtA tree or fail to replace the tree wKNn six(8)months of the time of the
dewing or grad'xq, es required 6) this article.
(6) Resldentlat Subdivisions
o. Residential subdivisions may demonstrate oomptia" with the 15 trees per acre Tree Standard
by calculating the average number of trees per sae for the area contained within the entire
subdivision.
b, If a residential subdivision achieves an average of 30 or more trees per acre by reserving open
space to be dedicated to the City, including land required by the City's park dedication
ordinance, or to be maintained by a homeowners' association, minimum lot size may be
reduced by ten (10)percent in order to realize the maximum density &flowed within the zoning
district,
(7) Public Property
a. An lands owned as Individual lots by governmental entiths are subject to the provisions of this
article to the extent slowed by law. The City of Denton appreciates the participation of federal,
state, county,and other juriVetions In the management of the City's tree cover.
' b. Construction Projects located within Public Rights-of-Way and Easements: The area defined by
• project limit lines will be used in determine tree standard compliance. Trees removed must be
replaced on ih-sarrno 6aele used In s000rdenos with the table provided
In this section. If replacement trees ca.inol be planted within the project etas, they must be
planted within areas designated by the Director and consistent with city open space plane.
DOH of Tree Replacement
Eto io 12c Tree li�rIlrem
8 12 eM ,
Inches 1.0
12+to 24 Inches 1.8 C
24+to 36 Inches 2.0
36+inches 2.5
(6) Functional Requirements
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a. View Obstn crions: An landscaping, trees and screening devices required by this article shall be `
constructed, installed and maintained so as not to obstruct the view of motorists between the
street and the access drtves and parking aisles near the street yard entries and exits, nor shall
any landscaping which creates an obstruction or view be bcat9d in the radius of any curb
return
b. Traffic Barriers: All planting areas, Including critical root zones ground trees and those used for
parking lot screening and interior landscaping areas, which abut am, parking lot or vehicular
area shall be protected with curbs, parking blocks or similar barriers sufficient to protect
vegetation from vehicular intrusion,
c, plant and Planting Quality ConformaM: All plant materials, including replacement trees, shell
be specified and planted with plants using the standards of the most recently published version
of the Arne an Standards for Nursery Stock, by the American Association of Nurserymen. All
plants shall be clearly tagged by the providing nursery for easy inspection with the Wanical
Name, All landscaping shall be installed according to sound horticultural practices, in a manner
designed to encourage quick establishment and healthy growth.
d. Stockpiling: Topsoil that Is removed during construction *hall be stored onsite and conserved for
later use In required planting areas.
ARTICLE 111. LANDSCAPE REQUIREMENTS
Sec. 31.7 Specific Landscape Area Requirements.
(1) Parking Lot Screening and Landscaping
a. Perimeler Screens o Any parking lot or "ton thereof that Is visible from the public right of
way and contains 10 parking spaces or more than provide perimeter screening. The perimeter
of each parking lot, excluding drtveways,which Irons upon or Is adjacent to a public street other
than a public alley shall be provided with shnb screening with a minimum mature height of
thirly-six (38) Inches and Installation height of eighteen (18)Inches or greater, and spaced no
more than twenty-four (24) Inches apart, edge .o edge. Alternative shrub spacing may be used,
with the approval of the Development Revltrw Committee, when It can be shown that the
selected shrub species growth pattern differs significantly from the spacing requirements N this
ordinance, The use of berms and planter want will be snowed to contribute to Installation and
mature height requirements, The scope of any earthen berm shall not exceed one foot of height
for each three feet In width.
b. Interior Landscaping: Any parking lot or portion thereof which Is constructed and contains forty
(40)parking spaces or more shall provide permanently landscaped areas consisting of islands,
0 peninsulas, medians or adjacent planting areas. One canopy tree shall be provided for every
fifteen(15)parking spaces, and one shrub will be required for every No (5)parking spaces. At
least fifty (50) square feet of planting area shall be provided for each required tree, and no
parking space shall be boated more Ihan fifty (50) feet from the trunk of a tree. An interior
landscaped areas shall be covered by trees, shrubs, or ground cover. i
c, CLomoliance with Tree and Lend Requirements: The trees or planting areas used to comply with
the parking lot screening and landscep'ng requirements containeJ In this section may also be O
used to demonstrate compliance with the 15 trees per acre standard and the 20 percent
planting area lot requirements contained In this chapter.
d. Distribution of landscaped Areas The required landscaped areas for parking bNS shall be
more or less evenly distributed throughout the parking lol, although adjustments may be
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approved by the department,where the shape or size of the parking lot,the location of existing
trees or other natural constraints reasonably prevent such distribution.
e. Vehicular Surface Areas: Vehicular surface areas(VSA) must comply with the requirements of
this section. Perimeter screening is required as indicated in Section 31.7(a)1. Interior
landscaping requirements shall be met by providing one tree per 4,500 square feel a VSA, and
one shrub per 1,500 square feet of VSA. Tree canopy cover shall be evenly distributed
throughout the VSA.
(2) Outdoor Storage Area Screening
e. Any outdoor storage area, or portion thereof, must be screened from public rights-of-way using
live evergreen screening plants, six (8) feet in height at installation, spaced no more than
eighteen(18)Inches apart, edge to edge.
b, A fence or wt., may also be used for outdoor storage area screening, provided k is at least six
(8)feet tali,opaque, and of masonry, stone, or wooden material, or d the same material as that
of the principal building. Dumpster enclosure openings may not face public right"f-way unless
they are gated
(]) Bufferyards
L, Bufferyer 1s shall be required under the following conditions:
(1) Multi-family uses shalt buffer when adjacent to single family or attached housing uses.
(2) Commercial uses shall buffer when adjacent to single-family, attached housing, multl-(amity I
, and lesser commercial uses.
(3) Industrial uses shall buffer when adjacent to any use, inctudlng lesser Industriat uses.
b, Plant materials, wane, or fences may be used within required yards, as specified in Section 35-
91 of the City Code, to buffer adjacent land uses, Trees or plants used In required yards may
be used to demonstrate Compliance with other sections In this article,
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Sec, 31-5 Mainlenance i
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(1) Maintenance Requirements
1
a, The property owner or his/her agent shall be responsible for the mnlntenanoe, repair and
replacement of all preserved vegetation and landscaping plants and materials as may be
required by the provisions of this article. It shah be unlawful for a property owner or blather
6 agent to fall to maintain, repair, or replace any vegetation and landscaping plants or maortat
M are required by this chapter. Once the final Inspection has been completed for a single-
family or duplex residential dwelling, the requirements of this article no longer apply.
b, All plant material and planting areas shall be tended and maintained In a healthy growing
condition, replaced when necessary and kept free of refuse and debris. r
a Fences, walls, gates and any other outdoor structures shall be maintained in good repair.
Q Openings within the barriers may be required by the Director for accessibility to an area for Q
necessary public maintenance
(2) Irrigation
Irrigatia is not required to demonstrate compliance with the requirements of this chapter for
Individual single-family residences. Single-family residentiat planned developments with Communal
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r,pen space within planned development or single-family subdivisions wile communal open space
maintaineo by CCBR's or a homeowner's association are required to provide underground
automatic Irrigation. All uses, other than Individual single-family realdences, are required to provide
underground automatic irrigation In all planting areas. Areas within the property that are left In
undisturbed native habitats are not required to provide automatic irrigation. Irrigation is required to
cover planted areas within the rightsofway adjacent to the property. Prover watering Is critical to
plant survival, particularly during the first three years after tree or plant installation. With the
exception of individual single-family residences, trees or plants required as part of an approved
Landscape Plan, must be replaced If they become diseased, damaged,or die.
Underground irrigation shall meet the following criteria:
` a. Irrigation must meet water conservation methods as established for irrigation systems and must
I use:
(1) Automatic Irrigation oontrol boxes that are programmable for seasonable weather
conditions.
(2) Sensors that shut off system Irrigation during rain and freeze events.
(J) Low precipitation,water conserving irrigation heads In lawn and slope conditions
(4) Use of drip or pressure compensation tubing Irrigation systems In planting beds,
(S) Use of Oat Irrigation heads under shrubs In slope conditions Is allowed.
(S) Use of tree irrigation in planting beds that allows and plans for future growth of the root
system.
(1) Use of underground Irrigation technology that reinforces water conservation.
b. Use of non-water oonservirg rotary heads, spray risers and any spray head which Is not
designed as a low precipitation rate head is prohibited.
c, It Is a penalty of this ordinance to allow uncontrolled water emissions.
d, Irrigation systems must be maintained in good operating condition at all times.
ARTICLE IV, ADMINISTRATION REVIEW AND PERMITTING
. Sec, 31.9 Administration, Review and permitting.
(1) Plan Submissions
a. Tree Inventory Plan
After the effective date of this ordinance, no preliminary plat may be approved without the
submission and acceptance of a tree inventory plan. The tree Inventory plan shall delineate site
trees by type, size and species. An Inventory map shall delineate tree cover by identifying all
• stands of trees with similar characteristics, such as specie, and defined as areas which Include p
the outer perimeter of the ddpline of Individual trees Notation shall be Inciuded Westing one
range of height and DSH of trees within the areas, the predominant species within the areas,
and the general appearance of the trees with regard to health.
b, kill Plan
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The owner of any property to which this article applies shall submit a landscape plan in the form
and manner specified by the Planning and Development Department before the approval of the
final plat. This plan can be combined with the tree inventory plan. The landscape plan shall
contain si f iclent detail,as specified by the department,to stow the following:
(1) The location of all existing or proposed subdivision Improvements, buildings and impervious '
surfaces residential subdivision landscape plans may substitute limits of clearing and
grading designations for individual lots Instead of detailed building location and impe.vious
surface information until the time that a plot plan Is required;
(2) The limits of clearing and grar,ing proposed for the project;
(3) The location, size, species, and health of all existing trees Intended to be used for tree
credit purposes,including tree credit calculations and the methods proposed to comply with
preservation requirements;
(4) The location, size, and species of all new trees required to meet the Tree Standard of 15
trees per sae, including the calculations that show how existing and new trees will comply
with the ordinance;
(5) When the perimeter and/or Internal landscaping requirements for parking lots apply, the
size and location of the parking lot(s), the number and striping of parking spaces, the
calculations that show how many trees and shrubs are required, the location of required
pianlings and planting areas,the Illustration of tree canopies as 50-feet wide radius circles;
(8) When the property is required to provide screening for outdoor storage areas, the location
and specification of screening materials;
(7) When the property Is required to provide bufferyards, the location and specification of
bufferyard materials;
(8) The location of topsoil storage areas;
(9) Identification of an/trees eligible for Monarch Tree nomination: and
(10)Such other information, as specified by the department, as may be reasonably necessary
to administer and enforce the provisions of this article.
c. Inlgation Pla
The owner of any property to which this article applies shall submit a Irrigation plan in the form
and manner specified by the Planning and Development Department before the approval of the
M final plat. The Irrigation plan shall contain sufficient detail, as specified by the department, to
show the following
(1) layout of the irrigation plan.
(2) Irrigation methods) description with product specifications indkating low precipitation and
water conserving heads.
(3) Control box and sensor specifications.
0 (4) location of water sources. 0
d Review and Ana Duel of the tandscane and Inrloation Plan!
The Planning and Development Department shall determine the completeness of the submitted
Landscape and Irrigation Plans within two (2) working days. The plan will be referred to the
development review committee for its review and approval. The committee shall return the plan
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to the department noting thereon its approval or disapproval. H disapproved, the committee !
shall specify the reasons why the plan does not comply with the provisions of this article.
e. Plot plan
Before the approval of any building permit application a plot plan must be submitted. A plot plan
for residential,multifamily, commercial a industrial use must be consistent with the landscape "
Plan and It must show the limits of grading and clearance for building construction and
Impervious surface Installation. It shall also Indicate specific lot drainage patterns, the location
of any trees preserved for credit on the approved landscape plan, trees to be removed,
protection measures for preserved trees, and new trees to be planted. For projects with
detailed site, landscape,and oonstniction documents,the plot plan requirement may be waived
where an Information has been previously provided.
(2) Alternative Compliance i' ergo 111i
a. Creation of AdAdal lot
1. If the platted property Is over two ears In size,the applicant may request permission to
create an'artificial lot'to satisfy the requirements of this chapter, An artificlat lot is intended
to provide administrative relief for large sites that will achieve planting areas that exceed
substantially more than 20% of gross platted lot area after development is completed, The
Director shall approve the creation of an aAfidal lot only If the spirit and Intent of this
chapter will not be violated. If approved by the Director, artificial lot lines shall be Indicated
on the proposed Landscape Plan and shall contain,at minimum,the total amount of
Impervious surface coverage, 120% of the area Inside the artificial lot reserved for
required planting area.
Z The area within the artificial lot lines shah provide trees and landscaping In compliance with
the requirements of this sedlon,and may not extend beyond the property boundaries of a
single platted lot.
The area outside the artificial lot shall be maintained as planting area with We vegetation
determined by the applicant. No trees located outside the artificial lot lines may be used for
tree credits.
4. 'he artificial lot lines shall include areas that. In the Director's opinion,are highly visible
ram public rights-of-way or are necessary to accomplish buffering of adjacent properties
b, & ,mauve tand�Planland�Plen
1 Any property owner or developer may elect to submM an aitennalive Iandecepe plan for City
Council review and approval that We to meet the requirements of Ws ortlde,bull in this opinion
of the appllrarrt,satisfies the spirt)and intent of this artfcfe. The Plarning and zoning
Commission shell review the alternsthn plan and submit on advisory opinion to the City Council
0 pea to City Council action,
Sec. 31.16 Enforcement, Penalties,and Fees
1 (1) BondlCash Deposit
In lieu of installation of the landscape materials prior to oocupency, the applicant may post a bond
acceptable to the City, oonditloned upon satisfactory Installat"of the landscaping proposed In the tp
landscape plan.
12) Penalties
That any person violating any provision of this ordinance shall, uMi owvIction, be fired a sum not
exceeding tSO0,00. Each day that a provision of this ordinance is violated shall constitute a
separate and distinct offense.
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Sec. 31.11 Civil Remedies k I
(1) Nothing In this chapter shall be construed as a waiver of the City's right to bring a civil action to
adores the provisions of this chapter and to seek remedies as allowed by taw, including but not `
limited to the ftilovd%
a. Injunctive relief to prevent specific conduct that violates the ordinance or to require specflo
oondud that Is necessary for compliance with the ordinance,
b. A civil penalty up to 51,000.00 a day when k Is C own that the defendant was actually notdW of
the provisions of the ordinance and after reoelving notice committed ads In vitiation of the
ordinance or felled to take WM necessary for compliance with the ordinance.
Sec. 31.12 Appeals
tialess otherwise provided, on action by the City In determining compliance with the terns of thls article
refers to a detarminstlon by the Planning d Development Department or the Development Review
Committee (DRC). The DeveloperrOwner of and subject to the requirements of this chapter may
appeal any determination by the Panning 6 Development Department or the Development Review
Committee under this chapter to the City Council for a final decision. The appeal shag be In wdtkq and
shed be filed with the Panning and Zoning Commission, which shag make Its recommendation to the
City Council. The City Council will not review the appeal of any determination by the Panning &
Development Department or the Development Review Committee without first obtaining the
recommendation of the Panning and Zoning Commission. No plat or permit shag be approved by the
Planning end Zoning Commission which varies the terms of this chapter or which does not comply with
the Planning & Development Department or Development Review CommMtee 's determination WNW
final resolution of the appeal by the City Council
Sec. 31.13 Fees
The City Council may adopt a fee or fees, h the amount to be established by ordinance, to administer
and enforce the provisions of this Chapter.
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Sec.31.14 Conflicting Ordinances
All ordinances or pens of ordinances in force when the provisions of this ordinance become effective
which are Inconsistent or in conflict with the terms or provisions Contained In this ordinance are hereby
repealed to the extent of the confllL1
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Sec.31-15 Selected Species List.
Large and Medium Trees
Common Name Botanical Name Native Haight Existing stunt '
Width Tree Credit Tres
Caddo Ma 4 Acer borbatum '(adds' e0 x 40' • —01 i
B ooth Maple Atar grandidontalum Native 50 x 30 • M 12' Primary
7ext1 Buck eye utua ar uta Native 30 x 20'
Chrt4mwood Burnelm tanuginoss Native 40130 • M 14'
Peon Carys Minocensis Ndive x 00' • M 36'
Back Hickory Ca rya lemma t10'x 50' • M 36'
Osoder Cedar Cedrus doodara 40' x 30'
Amencan Smoketret _ Cotinuf obovotus 30'x 20'
L land C ns u essm rie landil 40 x 7 • 21' rims
Arizona Cypress cupressus antonics 35'x 20'
Texas Persimmon Dix rus axrne Natrvt 30'■ 0' • 10'
Common Persimmon Diospirrus Virginians 30'x • 111 2T Ace"
White Ash Froxtmus amsrkans Native e0'x 50' • M 32'
eras Ash Fraxivrive taxonsls NMNe 50'x 40' • e' rims
Thornless Ho locust Oleddsis Ira ncanthos Inermis Native ell x 50' • M 15' Primary
Notiolito Juglanis mvocarps Native 30'x 20'
Black Walnut jogions mi2fa News e0'x 50'
Fed Cedar Juniperve vIr imams Nalwo 40'x 10
Consent Juniper Jumiperus wil car"" ' 30'a 20' •
Bweet Oum L ulGmbsr t f Cuklvers Native t10 x 4 • JS
Of Ore t Maclura Ns'Path' NHNe 50'x 40' • 1'
nx I Its ulbe wue aroe' rudNW 35'x 40'
Texas ulo sus rubla Native x 4
Block Cum N esa a Notice NHNe 50, 925
Afghan Ins mw tldarica 40 x • D
Austn sn Pine Pinus Npirfs 40 x 25'
Chinese PistecM 151stacild chwas s s0 x sy— Accent
London Plans Trot P4tanus aceMoria x 35' • Primary
9 amore Platanus owdeMMks (cull70' x
CoSOnwood ar 'AriaetaNMln at' xx 40
Macao aneEh Oek M t7'
Ouercus occutiaima e0' x • e'
su ant Late Oak Oval ua ormis atM 40' x 40 • M' nm ary
Lace ek uercus sucoan Nethia 50 M45 • M 28. 'm
Bur Oak Quercus macroelfPs Native e0' 040 • M 40' Primer
chinquo Pin 084 Ouarcus mueNenbergll dive X40' • Pirlmarg
Wder 0 O Owcut migm _ kil 50 M40 • 2Y
Iic ak U US ells x —9--w-51—
im
Shumord Oak Ouarcus fhumardn News 70 x 50' • 2e' Pmwy
Post Olk uercus aleMote a Ne x 4
` texo Red OMk Duarcus faxona NdNa 30 x • M 2e' Accent
cestal Late Oak Ouemus vlr mane cukwars Natr'a —50 x 50 • 11 44
Wee 'n Willow Salix W Ion U 40 x 30
astern Soapberry induct N aria v ' ummonOk atNe x • 16'
•
Bald C ns TAX04UM distichum x • 111 be, Prvn I
,
Lfh*-In:Unden THA cordsta eO x 40 •Wln d Elm Ulmus MINI dive t 40 erkan Elm UIIr1Uf smarlcane Hollis 70 x 00 • 2B'edar Elm Ulmus cs$5 olio dive x 4 Loceberk Elm Ulmus parvMolis 50 x 35' • 1 T
li Elm Utmus tuba �� alive 80' • 1
H4t,L Trot credit Is li it ed to those specie Indicated M a ""TM Cl.t olum i
M Indiceles species and minimum diameter For Monarch Tree r,mination.They are Acted at 50 percent of that trees'caliper 0
as listed on the current Texas ForeM S NON Bp Tree Regi ft other trees listed on the Seleded Specks List or on the Big
Tree Registry may be nominated lot Monarch Tree Metus at 75 percent of[hat species caliper.
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Accent f Small Trees and Lar a Shrubs
ommon ama otan cat Noma Native Height Existing streft
Wdth Tree Credit Tree
Roemer Acacia AcwUa roomwons 15'x 15'
M Acacia Acacia rxr Mii NaWa 7 'x 15'
j1poneiie Ma p$$ Aow Imatum cuhivers 15'x 10 • M 6'
Scar1N Buck a AasculW evle NaWo 2S x 20
Twee •drone xahatanm N*N* 2S'x 20
Lemonflottliebrush latamondUlnW 75'x1
Moping Sottlebrush can istemon vlmVnana M■15'
Natleaf Heck le raticulwa Notate 2S'x 25'
LAlle-lo eb Vorda cidWol rftrophyllum 12'K 15'
Redbud Cer jo canodensis cuANara Notate 25's 20 --
Chlahoma odbud 'a canodenais lax"I Native 20'v 15' • M P Accent
'OkIe110ny' I
Feat Pane Redbud s canadensir onsl nor ' 20'x 15'
exaa edbud a cor4derais lexensle NOVO —7217-27—
Deccan Aow CNA is aMans NoWe 20'x 1
Texas PorsimiTlon Notive S'x 2 • 10' ,
Kid ood E senh"a Star a Nabvc 20 x 12' ! l
Ia sm Mh MKI"CUIPPIdItO KOING if x 1
NaAM A.51Nans Holly Ilex uAalwm'NeAle R,Slovens' 20 x 15'
u ad Hal Ilex carnal•' adl' 20 x 15' AcoM
PossumMw Holly Ilex 6eadus Nstvo 15'x 10
youperl Holly Ilex vonNWW CuANars —ws—tvo vWM
We 'n Yw n Ilex vomAale'Pendule' 12'x@' _
Wtar Ho Q rlax x anen"u' ostoxf 25,x 1 • xe
M Junl r 12 ni w caw atNa x 15'
Rock ourRain Juni r unl w acapWaum x
IT-
Goltionroin Trot Koolreuteroe riculata x 1 P
Cr M rue is oemlo Indite cultiven 15 x 10 • M 11' AWW
en robe a ■W a cu are x!0
SouTem Wu n4 rice cerlrere NaWe is x 70 6-
sd i hdlnle rxa teat x 1
Mnaie Pholinis Phobma W64490 20 x 15' i
Jvmr*lo Block Ping Prus tFUGV21 X x
Tex so Pistache MSEMC a chiewfis News 20 x 15'
Co—'A h Lauri li caroinlano 25 x 15 IP
exk:en mum Prumus moxfcane able x 2
lelomoda Plum Pwus umbonals 'x 1 Or 1
aroMd Buckthom Rhowus cotolhona 26 x --
Smooth Su mac has able Nall" 15,07
10
lemtlaaTSumac hualencoolata aWS s
Eves Netkiece tree I Nwh( 20 x 1 • 1 r
Taxes Mourpten Laurel hds sad can a 1 16'x Ity At 1 1
Mexican Suckays Ungna drs s NOVO 20'x 20 • _ {
RW Bhckhaw V2wmum r dulum I Nothro 25 x 0
n VAex I VAex nuscaslua I Noe" 1 x 20 • tor'
RgAq: Tree credit Is limited to than smcle Indicated by■e•'tymbd Ill 1M Es1atl�lp Tm Cndll cotumB
M Indicatea species rend minimum dismnler for Monarch Tree nominatbn. They ere listed at 60 percent of that trees' upper
as listed on the curre,l Texas Forest Services Big Tree Registry:other Irma Hated on the Seleded Species List or on the Bhp
Tree Registry may be nanlnated for Monf•r'h Tree status#175 percent of that species callpet.
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Shrubs
Common Name Batankal Name Hat M 1Mdth
btt Abelia Abelle grmnclffi rm cultnw 6'x 5'
Edward OouchK Abelia ADalIs gre iA Ora.EArf rd CrouchK' 5 x 5' { ,
Prottrale obel a Aballa rand or! ottrtta' 2'x 2'
J nett Atuba Awba ■ " 4'x 4'
Pu lele Bar thunbK I'Ab urei 5'x 4'
Pywry 13wwry Berbem thunbar I'Chmaon 2'x 7'
Crunton PVQMV Barber Barbaro thunlwr l Viff rl 2'x 15'
Japs note Boxwood Buxu!micro Ile ■ ice wkvin 10'x 10'
Bea OM JI xWkana 10'x 6'
ut, bolo lerahu/oald"11i/ 7 x 6'
Pworf Flower' Oulnce CMMomeln'a ice axe/Starlet' Y x 0'
FbwM ulnu chwomsws/ eta T x
Roo Nat ood Comua drummvdil 6'x 5'
a q not dMa W106MS 1C■ ' .
CotOMattar COtoMNter cuAtvan What
SINKDO 4 r1U/x obbo ai 1 M56
Je nett alll mie Nta ttr x t0'
On 'w Ora 4 x 11mads 6'x 6'
Hypeflcum gypericum h Tx3'
IWwrms 6,k 6,NaOA Hd d o
Ilex corm a'Swfordl Nwe 7'x 4'
CMUa Holly Ilex mr4 ta'CM/n' 4'x S'
Dwarf mwr"movy IWr cornuWROWWS' 4'x4'
wison Holly Ilex mmuts wooml' S'x S'
Dwarf Jo pane"Holy Ilex venal!'commows, 4'x 4'
MlAK Ja rMe Hd Ilex crenetm'HeAM' S'x 4'
! a Hd Ila%vonxtww ant' 4'x 4'
DwarypRuviumiper Jr chIMm"Is' Urama Om f x
PM w Juni K Joni ua Ch mantis'Potterano WX 10' `
Blue Von Juropef Joni U/chiMn/ie'Blue Ve/a S'x 4'
snore Junl r JUni co a x 4'
.japamo Gardem Juniper Jumiperws Procwmosms x '
Dwarf Cre nle Laamtroorm hdka cwnven 6'x 4'
wtrata n nN U tr0emla Indite C r!,! 'a '
Lamont LeMaM culuvon Van*/
exae age Leucoprry/um ulolCKllCURNsnl Mee �I
Vam a1"CH man rbM L uatrum sham"VMe ets' T x T
iMl Lin 111" 11" 'x
'ts Ho tucxw LOnicere al 0 4' x 4'
Leath 80681 MOONS ushorom bealal WK
r4a Mehome tr dlota _ 'x
ending a^ w domaetiu tulltven vMee
CompsO Nandma andM domesWA' om a' V x '
Dwert Nandir4 Namdina dornWcs'Hsrbour Owerf S'x 7'
t meyanata niU lMtum' aM' S x 4'
Fnothom raanthe cultivKt VMn
* ra ram umsc Rwful arorrates 'x f
. 0Rote Rosmannut offic narie'iuKan w' T x 4'
--ldK dton alma cuRNan
BrldsWroath s irea as rrr oxa x S, _
Vanhou6e 5peas sax vM ittel Y-2 vJ_
Cora m matar Wt*'%A lug 2's
Wood FfrM ThefWarig kurdNI 2 x
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Groundcovers/Bedding Plants
Common Name Botan"I Name
Cast Iron Pant Aspodistra slMl
Hose Herb Ca ou s Walus
Trum Cro em is ndcanf
Dana Greggli Oil"
Wntercrea py 92—Muni"
Snaa Juniper Jwpperus conhrro
Greepong Juni uni us borlxoM21ls cuhNan
J@PdnftO Garden Ji^� Juruperus powmMn6(cuhrvan)
Traili L6Mana L2Mana moMevldanei6
UPyturf Unope(uAwsri l
MONO Gnu O japonivus Wtv vs
VI finis rilew P2nhenociuw quOq.WcflA
COW B S v on orbiculatus
AfiMlc Jasmine Trb&elospomum"IMitum
Psnwinkla Vnu major S mica
Vines
Common Name SoUnkal Nam*
Coral Vine AM ones 19
Cross Vine 21nonis c*pre0sts
P Compels rodcans
ao VM
Cc"Ulus carosnue
caronM Jessamine Gelseftum sempffyows
Ivy Medan cuhtian _
H2k's Ho suckle _ Lowwo nka'Makuru'
osl HOnesuckle Lanicors tompoM Mo
Boston Ivy I Pwth!no Mus bicuf date 1
Chem anal Grope Wld ohsm M criamparw. _ 1
Grape vine I Wu Wn era
Ja Mss Wisteria 1MHeria IIDnDunda
niMss a1Ma s1Nle 6n Mfis
Ornamental Dresses
—Common ame Solan"I Namf
Bog 81u 116M AMdfOpW gwwcfO
Sinter Blueslem BolhnocNal ssochoold"
Reed Gross —d—clormeriGi4spi '
IN end Sea OMe chasmenthlum 191001 Wes
Pampas Gros C"dens Wwns
Taman Gras C ymbo0ow CMatus
arca PPlum 1216 n9Mnus " Meue _
Eulalla nemhus Ipp
Maiden Gnu Vivweus sinensie' roclnimus' !
^ Oro Grob iepMh W sinensis' abrNUe' '.
vedeGgled Japanese 9dver Grass MisrAMh us sinenfls Ysrk us'
. Is Muh uMen bsr a ipas
Uldheav I Muh uhlantM o helMWl
D uhy MwhllmDWpls fryomhoni
Gwal�Foun�tain_Q1a�u Penntalum et urWdaa'Mlm*W
u N ouMein-1= IRts PennisdiuM HWOW m' ubrum'
ouMunZ ns Penniulum$
�acM ..amboo Phynostechyt r9 1
LMI lueslam loch nuM Scopblum
Lawn Grosses Q
! BGrill _�la bde
armda e a d d an
'
T-Al Fescue rutal
Augusv4 Gross fend! Mum spF
o sae Gross ela sue_`_
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Perennials
ommon Name Botanical Name
Acanthus Aeamhuf MOTS
Hole hock All"roses '
L#y-ol-tro-Nole Agaparythwie opp
Yarrow Achilles Opp
i u 1 _
Amaranthlle Amelamhuf tricolor
Btuestar Amwnie spp
;?,:$ Anchusa f
axri bf Gold Columbian II le cn esmha v, 'Hinki ens'
wornriwood Artemss spp
Midweed Aft opq
1MId indigo _ tleis app
Brunners Brun rare spp
Caladium(annual) _ aisdum euravers
Canna Canino a nerelis
PerFwinkle annual aramhw ni
Shale aim CliwyUnthonnum maximum
Colewort baeor le
Crocus Crows sop 1
ax4an Haetner annual Cuphes hylswilofis
54exling Haan Ocei spp _
Cortflower Echinaua purpurem 1
Barren,.xn E 'medium app.
Texas Bluebell Eustoms wardflonum
11 HsrnernCNls app. _
RON Mellow Hlbfcus moschedoe
Hlo►o Hostel
i
Candytuft berh N kens
Ina Iris k Nbrds k
Lantana LordaM
Lavender Lavandull ii
a LNender Urnonlurh Sep,
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APyllum Lobularle mamima
Lupine Lupmul 1pp. I I
Loaentrite L sunacnia 1 I �
urk's a ME81 w arboreus y 'Dfuni I
Blackbd Oai1y LNlem um Nucsri
Balm nelda o an
Ora Mindh VVVAH li I
odic H Narcissus ipp I
Catmint six
I ood al)
_ _ xelM drriU
Moee honil(alb le i
Rhufan Sage Phlox sub t Ala el 1,lcfdla i
Obedierd Plane M is vkniana
Sdomari B Seal _ elYet 9On HUm app
KraMeed um s
. oN ou annuN �_ ortdaca Irandiflora
m II arnllle 1
lax al lmonaris vp
Obnaa Da:f vdbKkla
exicen petunia uenim 1
S • — Sam o
Lavender Cotton nlonne app ' I
Sedum Sedum spp
Oufy Mrter I Senecio tJnNane
i � Oddsnrod
S poenrvon rldeseari4 oocklentans
VerDMa I V a spp
S edweu I V•ronlca vp �
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Appendix A Amended Central Business Overlay District
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Appendix B Fry Street Development Corporation Boundary
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CORPORATION BOUNDARIES
$ e FRY STREET AREA
` MdOW111111111111 UNIVERSITY OF NORTH
TEXAS CAMPUS 1
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Appendix C The Denton Municipal Alrport
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SECTION 11, That any person vWabng any pmvls on of this or"noe shall, upon conviction, be Ilned a
am not exoeedlr Q Sb00,00. Each day that a provision of this ordinance Is violated shall oonst6ute a separate and
distind offer". '
SECTION III. That 9 any section, subsection, paragraph, sentence, douse, phrase or word In this
ordinance, or application thereof to any person or dreumstanoes Is held invand by any court of competent
Jurisdiction, such hdding shall not affect the validity of the remaining portions of this ordinance, and the City
Council of the CKy of Denton, Texas hereby declares 4 would have enacted such remaining portions desphe any
such valdity.
SECTION rV.That all provisions of the ordinances of the City of Denton In oonMd with the provisions of
this ordinance are hereby repealed, and all other provisions of the ordinances of the City of Denton, not in
conflict with the provisions of this ordinance, shah remain in full force and effect
SECTION V,That this ordinance shah become effective on December 1', 1998, and the City Secretary
Is hereby directed to cause the caption of this ordinance to be published twice In the Denton Reeor"hronble,
a daily newspaper published In the City of Denton,Texas, within ten(10)days of the date of ice passage.
PASSED AND APPROVED this the_day of 1991.
JACK MILLER,MAYOR
ATTEST:
JENNIFER WALTERS,CITY SECRETARY
BY
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APPROVED AS TO LEGAL FORM: G
HERBERT L. PROUTY,CITY ATTORNEY
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EXHIBIT 8
ORDINANCE NO. 98-
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AN ORDINANCE OF THE CITY OF DENTON, TEXAS, AMENDING CHAPTER 31
"LANDSCAPE" OF THE CODE OF ORDINANCES OF THE CITY OF DENTON
PROVIDING FOR NEW STANDARDS FOR APPLICABILITY OF ORDINANCE WHEN
REMODELING, REDEVELOPING OR RECONSTRUCTING; PROVIDING FOR A NEW
LIST OF EXCLUSION FROM THE ORDINANCE; PROVIDING FOR NEW MEASURING
OF TREES UNDER TREE REQUIREMENTS AND PROVIDING NEW CREDITS FOR
PRESERVATIONS OF TREES; PROVIDING DEFINITION FOR LANDMARK TREE AND
PROCEDURE FOR DESIGNATIONI PROVIDING FOR NEW REPLACEMENT
REQUIREMENTS ON PUBLIC PROPERTYI PROVIDING FOR AN ALTERNATIVE
LANDSCAPE PLAN; PROVIDING A PENALTY IN THE MAXIMUM AMOUNT OF SSgg,Oo
FOR VIOLATIONS THEREOF; PROVIDING A SEVERABILITV CLAUSE; PROVIDING A
SAVINGS CLAUSE AND PROVIDING FOR AN EFFECTIVE DATE. ,
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WHEREAS,the City Council for the City of Denton, Texas has determined that the continued growth of
the City of Denton is straining the ecological end esthetic on•.ironments of the City of Denton; and,
WHEREAS,the City Council for the City of Denton,Texas finds that growth, Gear cutting, mass grading,
and the Increase of ir,,vrvious surface land coverage continues to diminish the forests, trees and natural
conditions of the City c Donlon; and,
WHEREAS, the City Council finds that it Is In the public interest to Insure that new developments In the '
City of Denton will help preservation, protection end enhancement of the eoologicat and esthetic environments
of the City;and,
WHEREAS,the City Council passed a new Landscape Ordinance on April 7, 1998; end,
WHEREAS, the City Council recognizes that certain amendments to the ordinance are needed in order
to produce the desired results of the Landscape Ordinance and,
WHEREAS, the City Council has conducted a public hearing on the proposed regulations contained
herein; NOW THEREFORE,
THE COUNCIL OF THE CITY OF DENTON, TEXAS HEREBY ORDAINS:
SECTION I That of the Code of the City of Denton, Texas , be and the same Is hereby amended by
deleting the tens 'Monarch Tree' and replacing M with the term "Landmark Tree' and revlsoV wet,, definition In
�^ Section 31.3 a Ued'DeAnitlons'by defining such term to read as follows:
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Sec. 31.3 DenrI111011%
Landmark Ina: A tree that has been determined to be of unique community value because of its else,
specie, age, form, historical slgr,Hlrarce, or other unique characteristics. J
SECTION II. that Chapter 31 'Landscape'of the Code of Ordinances is hereby amended by revising 0
subsection (1)and by the addition of a subsection(3)to Section 314 entitled'Applicability'to read as follows:
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See.31.4 Applieabllfty.
(1) An property located within the cRy limits of the City of Denton Is subject to the provisions of this
article. Clearing and grading permits shall be required for all property prior to the commencement of
ckafing and grading activity. It shall be unlawful to commence any clearing or grading activity
without first obtaining a clearing and grading permit. Complete and accepted tree Inventory plans
shall be required prior to preliminary plat approval. Approved landscape plans, which may also
demonstrate satisfactory clearing and grading requirements shall be required prior to final plat
approval. Approved plot plans shall be required prior to issuance of building permits, and inspected
for compliance prior to final Inspection and/or issuance of the certificate of occupancy. I
(2) The requirements of this chapter will cease to be In effect upon the satisfactory completion of the
final inspection for single-family and duplex residential dwellings I
(3) When remodeling, redevelopment, or reconstruction Is proposed on platted properly that would 11
result in an expansion of gross Aoor area, parking lot area, or vehicular surface area, the following
provisions shall apply:
a. When remodeling, redevelopment, or reconstruction is proposed on platted property that would
expand existing gross neor area of the lot's structure or structures by less than Iwentyflve(25)
percent, the proposed activity is exempt from the provisions of this article.
b. When remodeling, redevelopment, or reconstruction Is proposed on platted property that would
expand existing gross floor area of the lot's structure or structures by twenty-five(25) percent or
more, but less than fifty(50)percent, only the portion of the she where the expansion is located
Is subject to the provisions of this article.
c. When remodeling, redevelopment,rocon5wction, or expansion Is proposed on platted property
that would expand existing gross " area of the lot's structure or structures by fifty (50)
percent or more,the entire property must comply with the provlWs of this article
d. When parking lot or vehicular surface area Improvements ere proposed that would result In an
Impervious surface expansion of twenty-No (25) percent or greater, or would result In
Impervious surface reconstruction @mounting to twenty-five (25) percent or greater, the
requirements of Section 31.7(1) shall Le applied only to the ores where the expansion or
reconstruction occurs. This provision shall apply only when such Improvements are not pal of
a structural remodeling, redevelopment, or reconstnudlon proposal.
SECTION III. That Chapter 31 "landscape' of the Code of Ordinances Is hereby amended by revising
�I
subsection (2)of Section 31.5 entitled'Exclusions"to read as follows:
t "A Sec. 31.3 Exclusions.
I • I
(2) The following areas shell be exempt from the provisions of this article:
a. The Cenlrat Brk■Iness District,amended as shown In Appendix A;
b. The Fry Street Development Corporation Boundary as shown in Appendix B; i
i c. The Denton Municipal Airport as shown In Appendix C; and
d. The Denton Municipal landfill.
• SECTION IV, that Chapter 31 "Landscape' of the Code of Ordinances Is hereby amended by revising •
1. .; subsection (1)b, subsection (4), subsection (5), subsection (T)b of Section 31-0 Mole hl. Tree and Landscape
' f Provisions enttled"General Provls one"10 read as follows:
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ARTICLE 11. TREE AND LAND PROVISIONS
Sec.31-6 General Provisions.
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(1) Tree Requirements
b. iz : All trees planted to satisfy the tree standards must be a minimum of three (3) Inches in
caliper measured six(6)Inches from top of container.
(4) Tree Credits
a. Preservation of existing trees may be used to receive credit toward meeting the Tree Standard i
of 15 trees per acre, If the trees are healthy and without substantial damage or defect. Tree
credits shall be tamed in the following Increments:
DOH of Exlstina Tree 11911L.9151111
3 to 9 Inches 1.0
9+to 15 Inches 1.5
15+ to 21 Inches 2.0
21+ to 27 Inches 2.5
I 27+Inches 3.0
landmark Tree 5.0
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(6) Landmark Treat
Landmark Tree nominations will be prepared by the Director,during Landecape Plan review or after
the evaluation of nomination proposals submitted to the Director, Those specie with a minimum
diameter of at least 75%of the listing In the most current publication of the Texas Forest Service fill;
NO RegistN are eligible for Landmark Tree nomination If a tree eligible for Landmark nomination
Is so designated by the Director, the owner of the tree must either preserve the tree in accordance
with Section 31.8(4)0 of this article or provide replacement trees with a combined caliper In inches,
measured six (6) Inches above the top of container, equal to one-half (50%) of the diameter In
Inches, four and one-hag (eh) feel above ground level, of the designated Landmark Tree that Is
removed. If a tree Is designated as a landmark treed shall be unlawful for an owner of the tree to
fall to preserve the tree or fail to replace the tree within six (8)months of the time of the clearing or
grading, as required by this article
(7) Public Property
a. Construction Projects loceled within Public Rights-of-Way and Easements: The area defined by
project limit lines will be used to determine tree stand"compliance. Trees removed must be
replaced In accordance with the table provided in this section. If replacement trees cannot be
planted within the project area, they must be planted within areas designated by the Director
and consistent with city open space plans.
DOH of Tree Replacement
Existing Tres Rogwiremo
61012 Inches 1.0
12+to 24 Inches 1,5
24+to 38 Inches 2,0
38+inches 2.5
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SECTION V. That Chapter 31 'Landscape"of the Code of Ordinances Is hereby amended by adding
revised subsedlon(1)of Section 31.5 entitled Wainlenance"to read as follows,
(1) Maintenance Requirements '
a. The property owner or hislher agent shall be responsible for the maintenance, repair and
replacement of an preserved vegetation and landscaping plants and materials as may be
required by the provisions of this article. 4 shall be untawful for a property owner or hloor
agent to fall to maintain, repair, or replace any vegetation and landscaping plants of material
that are required by this chapter. Once the gnat Inspection has been completed for a single-
family or duplex resWential dwelling,the requirements of this article no longer apply.
SECTION VI. That Chapter 31 'Landscape'of the Code of Ordinances is hereby amended by adding
subsection (2)b of Section 31.9 entitled`Administrative Review and Permitting"to read as follows:
ARTICLE IV. ADMINISTRATION REVIEW AND PERMITTING
Sec. 31-9 Administration, Review and Permitting.
(2) Alternative Compliance
b. Aiternallve Landscape Plan
f, Any property owner or developer may elect to submit an alternative landscape plan for City
Councll review and approval that falls to meet the requirements of this article, b4A In the opinion
of the applicant, sattafies the spirit and Intent of this article. The Planning and Zoning
Commission shall review the aitematNe plan and submit an advisory opinion to the City Counoll
prior to City Council action.
SECTION VII. That any person violating any provision of this ordinance shah, upon oonvldion, be fined i
sum not exceeding$500.00. Each day that a provision of this ordinance is violated shall constitute a separate and
distinct offense.
SECTION Vlll, That if ar,y .1edion, subsedbn, paragraph, sentence, clause, phrase or wad In this
ordinance, or application Ihera%f to try person or circumstances Is held invalid by any court of competent
Jurisdiction, such holding shell not oliezt the valldity of the remaining portions of this ordinance, and the City
1 Council of the City of Denton, Texas! ereby declares it would have ensiled such remaining portions despite any
such validity.
SECTION I%.That an provlslons of the ordinances of the City of Denton In conflict wfth the provisions of
this ordinance are hereby repealed, and all other provlsions of the ordinances of the City of Denton, not in
conflict with the provisions of this ordinance,shall remain In full face and effect.
S CTION X, That this ordinance shall become effective fourteen (14) days from its passage, end the
City Secretary Is hereby directed to cause the caption of this ordinance to be published twice In the Denton
Record-Chronicle, a daily newspaper published In the City of Denton, Texas, within ten(10)days of the dale of
'l Its passage. 4 •
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PASSED AND APPROVED this the_day of ,1994.
JACK MILLER,MAYOR !�
1 1
ATTEST:
JENNIFER WALTER$, CITY SECRETARY
BY:
APPROVED AS TO LEGAL FORM:
HERBERT L. PROUTY, CITY ATTORNEY
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BY:
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Agenda No. —•
Apende Item
AGENDA INFORMATION SHEET TI ' fp -`T8
AGENDA DATE: November 10, 1998
DEPARTMENT: Planning& Development
CII1JDCA1I1ACr*I: Rick Svehla
SUBJECT
Receive a report, hold a discussion, and give staff direction regarding Planned Developments 20, 22,
41, 86, 90, 93, 102, 120, 126,and 139, with the intent to down-zone approved concept plans.
@ASKSi_lkOUND
At the November 3i1, 1498 City Council meeting, Council Member Durrance asked staff to provided
information regarding Planned Developments 20,22,41, 86, 90, 93, 102, 120, 126,and 139. The
purpose of the request was to discuss potential down-zoning of the PD's referenced, although no
direction was given as to the specific manner by which the change in zoning was to occur, The
reference to down-zoning indicates a change in zoning from a less restrictive land use class!fication(s)
to a more restrictive land use classification, A map(Exhibit A)has been provided to illustrate the
location and major characteristics of the listed PD's. In addition,a separate table has been provided J
(Exhibit B) to indicate the potential residential impact of each of the 10 PD's,
Each Planned Development was approved by the Denton City Council by separate ordinance;
therefore, any down-tonings under consideration would require ordinance amendments on a case-by-
case basis. An overlay district can also be considered if the Council's intent does not necessarily
require individual PD revisions,
City Council hag expressed interest in the potential impacts of undeveloped land relative to existing
toning on two previous occasions, as evidenced by the work session staff reports dated April 281i,
1998 (Exhibit C)and July 28'°, 1998(Exhibit D).
OPTIONS
The City Council has many options at its disposal. Any change in zoning must be referred to the I
Planning& Zouing Commission for review and recommendation, as per Charter provisions contained 1
• in Section 10,03(oX3) of the City code. In addition, Section 21 L006(d)of the Texas Local
Government Code, "Procedures Governing,ldopllon of Zon,ng Regulations and District Boundaries, "
contains the following language:
(d) If a proposed(hange to a regulation or boundary is protested In accordance H th this
subsection, the proposed change muaf receive, in order to lake efj'ecf, the aJ)lrmative rote ofat
• !earl three-jourthr of all members of the governing body. The protest must be wrliten and
signed by the owners of at least 20 percent of either:
i
(/) the area of the lots or land covered by the proposed change lempharls by staff]:or
(2) the area of the lots or land lmmedialc,'y,adjoining the area covered by the proposed 1i
change and extending 200 feel from that area
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Should property owners of the PD's subject to down-zoning decide to lodge a written protest
representing at leas'.2(r,16 of the affected land area(which would appear to be a strong possibility),
each protested down zoning would require the approval of six Council members in order to take effect.
The Legal Department is conducting research to determine if overlay zones require similar
consideration.
Many different types of changes can be made to reduce the development intensity of approved PD
Concept Plans, depending on the public purpose to be served by the down-zonings.
RECOMMENDATIO.�
Planning staff recommends that City Council members:
I. Review the attached exhibits containing information regarding the PD's,
2. Identify the justifications)for each PD down-zoning including;
a. Why the down-zonings are needed for only the 10 PD's identified and not other
previously approved but undeveloped PD's,and
b• Evaluation criteria that can be used when new PD's are proposed in order to ensure that
Council decisions will be consistent with the down-zonings; and
3. Determine the�.jost suitable means of accomplishing the stated objective(s).
The next-to-last phase of the city's comprehensive plan, the Growth Management Strategy, is
scheduled for completion by)anuary 1999. The draft comprehensive plan is scheduled to be available `
for public review by April/May 1999. Staff continues to recommend adherence to Section 211.004 of
the Texas Local Government Code:
Section 111,00•!. Compliance Alth Comprehensive Plan
(a) Zoning regulations muss be adopted In accordance with a comprehensive plan and must be
designed ro:
(1) lessen congestion In the streets;
(21 secure sofeh,from fire, panic, and other dangers;
(J) promote health and the general%elfare,,
(i) pruvide adequate light and air;
(S) prevent the overcrotttling of land;
(ti) avold undue concentration of population; or
ir1 facilitate the adequate provision of transportation, rarer, sewers, schools,park+, and
other ptubllr, requirements.
Until the new comprehensive plan is completed,the 1988 Denton Development Alan(DDP) is
' considered the city's comprehensive plan, Staff is aware of the fact that the 1988 DDP has not
provided sufficient elements to address several Council concerns. if the PD down-zonings occur now, 1
serious consideration should be given to make the forthcoming comprehensive plan consistent with the
down-zoning criteria. , 4 •
> EST IN T F.P-54flr )VLE OF W-WO
Once Council members indicate a preferred approach, staff will prepare a tentative schedule. Down- i
zoning invokes P&Z review and public hearings to allow affected property owners net opportunity 10
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comment on proposed zoning changes. At a minimum,at least 2 months would be the normal
processing time for zoning changes,
PRIOR ACCIONIREVIEW
This item was first introduced on November 3ed, 1998.
FISCAL INFORMATION
None available at this time.
EXHIBITS
Exhibit A: Map of Selected PD's
Exhibit B: Table Potential Residential Densities of Selected PD's
Exhibit C: April 29x, 1998 City Council Staff Report
Exhibit D:July 28th, 1998 City Council Staff Report
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Respectfully Submitted: 1
M. Hill
Director of Planning and Development
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PD- 120
9 U NORTH
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D 86
PD 16
PD 41
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PD 139 �_� PD 22 P
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Exhibit B
POTENTIAL RESIDENTIAL DENSITIES OF
SELECTED PLANNED DEVELOPMENTS
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PD-20 MF _ 21.0 29.2 0 613
SF-10 3.0 30.5 91 0
PD-22 MF 7.5 127.5 0 956
MF 22.0 21.1 0 466
PD-41 Zero Lot Line 5.0 16.2 0 81
_ SF-7 4.0 15.8 63 0
MF 14.0 22.6 0 16
PM86 Zero Lot Line 5.0 11.1 _ 0
SF-7 4.0 10.2 40 0
MF IBA 11.7 0 210
MF 10.0 8.0 0 80
PD•90 2-F _12.0 6.4 0 76
Zero Lot Line 5.0 12.6 63 _ 0
SF-7 4.0 1-38 5 0
_ SF•10 3.0 56.6 169 0
PD•9 F 17.0 1010 0 170
MF' 20.0 _ 9.2 0 194
PD.102 Zero Lot ire 3,0 6.8 0
SF-7 4.0 16.9 67 0
MF 16.2 49.2 0 So0
__W_F_
Po-120 _ 8.1 57.4 0 56
SF• � .2 147.4 410 0
SF-6 4. 6 0 0
F 10.0 16.0 0 100
PD.126 -Zero-Lot Line A 97 -2-0- 0
SF•i 1. _8 $5 0 '
PD-139 F 0.0 191.0 0 80
SF-6 .3 191.0 _ 859 o
• foTA_L 189 1319 6 8
NoW For conversion purposes of owing SFcTa_ssi t�cwtions have been
assigned the following den sity factor:
MF-as designated
2-F(duplexes)- 12.0 D.U.A.
Zero Lot Line-5.0 D.U.A.
SF-6.4.5 D.U.A.
SF•7 -4 0 D.U.A. (D.U.A. Dwelling Uoin per Acrtl
SF-10-3.0D.U.A.
SF-13 - 2.5 D.U.A.
. SF•16.1.0 D.U.A__ _
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ERNIBIT C
AGENDA INFORMATION SHEET
AGENDA DATE: April 28th, 1998
DEPARTMENT: Planning& Development
CNIIDCMIACM: Rick Svehla i
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SU&EC
Receive a presentation, hold a discussion, and picv;de instructions to staff regarding the public review
schedule for the Alternative Development Scenarios, which have been prepared to allnw community
examination of city growth management options.
BACKGROUND
The Denton Plan Process includes a stage in the process devoted to forecasts of population growth and
land use demand. This stage also entails an evaluation of the fiscal impacts that would be envisioned in
providing public services to new residents and previously undeveloped land,
RUST Environment and infrastructure is the lead firm,and is handling the preparation and presentation of
the growth forecasts. The first presentation to City Council was made at the March 24", 1998 Work
Session, which evaluated future growth prospects and influences for the city as a whole, A second
presentation was made on April 10, 1598 to provide insight into future"sub-area"growth,breaking the
city into smaller statistical areas.
The forecasting task is substantially complete, although work continues to complete the final report. On
April 28'h, 1998,the focus of the work session presentation and discussion will shift from population
forecasting to population and development distribution. Issues of interest include growth patterns,
population density, land use demand, and development timing. Representatives of KOK,a Dallas
planning and design firm, will unveil four"Alternative Development Scenarios"—(1)
CORRIDORS, (2) URBAN CENTERS,(J)NEIGHBORHOOD CENTERS,and(4)COMPACT '
GROWTH, These scenarios will he explained in detall by the consultants. They describe potential
growth management options that are commonly employed by cities throughout the United States.
Copies of the Alternative Development Scenario summary maps and explanatory matrix(Exhibit 01) will
be hind-dclivered on Monday, April 27'h.
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Public Aleling Schedule
Upon examination and approval of release by Council members, staff is prepared to conduct a series of 4
public meetings to allow members of the community to review the Alternative Development Scenarios,
. state their preferences(and criticisms). The schedule of meetings is as follows: O •
Thursday, Slay 7`h 6:00 p.m. Sam Houston Elementary Cafeteria
Thursday, May 14'h 6:00 p.m. Wilson Elementary Cafeteria !
Wednesday,May 20'' 6:00 p.m. Rayxor Elementary Cafeteria
Thursday, Slay 281h 6:00 p.m, Borman Elementary Cafeteria
Thursday, June Th 6:00 P.M. City Council Work Session Room,City Hall
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Survey sheets will be prepared that can be filled out by attendees before leaving the meetings. Staff is !
also working to prepare a brief audio-visual tape of the consultant presentation,explaining in brief fashion
each of the scenarios. The tape will be available for broadcast on the public access channel,and will be
used at the public meetings.
STAFF RESEARCH: "BALANCE OF LAND USES"
As growth management options are explored, City Council members have asked staff to provide
information regarding land uses,population density for single family versus multifamily residential
development, and the mix of land uses that would promote a healthy,diverse tax base. Some of this
research is available for discussion. Follow-up research will be conducted by staff as requested by
Council members. ! � '
Several statistical tables(Exhibit tl2)have been prepared for review aid discussion. In viewing the
statistical tables,the population forecasts, and the alternative development scenarios, staff has made the
following conclusions:
I. Sufficient vacant land is available within city limits to accommodate growth beyond the year
2020. NCTCOG data estimates indicate that more than 60% (32 of 53 square miles)of the
land within city limits is undeveloped.
1 The "balance of land uses" currently exhibited by the City of Denton correlate fairly closely to
the national survey data collected by the American Planning Association(see PAS Memo,
Exhibit 43). There is no ratio of land uses generally considered to be optimal for city health,
3. Adequate land zoned for a diverse array of land uses is available,with the exception of Heavy
Industrial. The distribution of current zoning is roughly proportional to the distribution of
current developed land uses,taking into account the necessity of public dedication when raw
land is developed. The only zoning category that may be less available as compared to historic
development patterns is multifamily(9%of developed land,but only 7,5%of all city zoning).
4. The relative share of property tax base support by land use category is provided in Tables 5
and 6. Additional revenue provided through safes tax revenue is not reflected in these tables,
5. The ratio of single family homes to multi-family(and other)dwelling units is currently
estimated to be 47.3°b SF /52.7°/a MF. Current densities are estimated to be 2,7 SF homes per
acre, and 14.2 MF dwelling units per acre, on average. Developed SF properties occupy 5,504
acres (81°o of developed residential land),while MF properties occupy 1,175 acres (18%of
developed residential property). Assuming an occupancy rate of2.8 persons per SF unit,and
1.8 persons per NIF unit, the estimated total population living in single family homes is
42,036,the multi-family popuiation is 30,105. Please be aware that 1990 Census data shows
that more than 10%of the city's population lived in group quartere (nursing homes,coolege
dorms,correctional facilities, etc.). The group quarters statistics are included within the multi• p
family residential figures in the tables provided with this memo.
6. The supply and location of vacant land zoned suitably for different land uses will not
correspond to fie timing, location, and type of land use demand caused by market forces. As
indicated in for+casting information,southem areas of Denton's city limits and ET]will
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experience a disproportionate share of the growth pressure. Property within the ETJ is not
included in the statistics in Exhibit#2,and could change the size of the city and its land use i
ratios significantly,particularly extending both east and west from the 1.35W corridor.
ESTIMATED SCHEDULE OF PROJECT
The project schedule includes four major components; I
41A Forecasts City Council Work Session:March 241% 1996 j
#113 "Sub-Area" Forecasts City Council Work Session:April 14"i, 1998
42 Alternative Development Scenarios City Council Work Session:April 28'h, 1993
#3 Public Review &Comment May 1998 Public Meetings
#4 Preferred Development Scenario City Council Work Session August 11'h, 1998
fsIOR ACTIONIREVIE
The Denton City Council instructed staff to develop a schedule to integrate The Denton Plan with the
implementation of development impact fees. The Department of Planning and Development and the
Department of Water/Wastewater have been working since November 1997 to prepare Requests for
Proposals, review consultant proposals,and select consultant teams to ,-,ordinate all necessary activities.
Two firms,RUST Environment&Infrastructure(RUST),and Hellm.th, Obata +Kassabaum,Inc,
(HOK),were selected as the consultant team for the project. The RL / ,.')K contract for this project
was approved by City Council on February 17t1', 1998.
The scope of services for forecasting and land use planning consultant services is intended to assist
community decision-making with respect to future growth by accomplishing the following tasks:
I. Determine the City's build-out capacity
2. Forecast population growth
3. Forecast land use demand for different density Patterns
4. Prepare alternative development scenarios
5. Allow time for public review and comment on scenarios
6. Prepare preferred development scenario for comprehensive plan guidance
FISCAL INFORMATION 1
w The consultant scope of work for the forecasting(RUST)and alternative development scenarios work
(110K)contains fees for services not to exceed $224,642. Project funding will be furnished by the
• General Fund,through reimbursement of the Utility Fund.
EXHIBITS
Exhibit #l: Alternative Development Scenarios-Summary Maps(to be hand-delivered on April 27')
• Exhibit #2: "Balance of Land Uses" Tables • •
Table l: Distribution of Zoning Within City Limits
RY Table 2: Proportion of Land Uses Estimated by NCTCOO
Table 3; Land Use"Balance"& Zoning Comparisons
Table 4: Land Use Comparison-City Of Denton and Other Texas Cities (HOK, 3 pages)
Table 5: 1997 Appraised Valuation
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Table b: Comparison of Appraised Value vs. Land Use
Table 7: Selected Residential Land Use&Occupancy Characteristics
Table 8: City of Denton Demographic Statistics 1960-1998
Exhibit#3: Planning Advirory Service Memo,American Planning Association,August 1992.
Respectfully Submitted:
David M. Hill
Director of Planning and Development �f
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EXHIBIT#2, TABLE 1
City of Denton
Distribution of Zoning Within City Limits
April 1998
ZONING CLASSIFICATION ACREAGE SO. MILES PO ZONING ZONING + PD'S SO. MILES %
Agricultural At 14,172.8 22,15 4.1 14,176.9 22.15 39.7%
Single-Family 16 (SF•161 1,076.1 1.68 411 1,1171 1.75 3.1%
Single-Family 13 ISF•131 7.8 0.01 25.3 33.1 0.05 0.1%
Single-Family 10 (SF•101 2,039.2 3.19 385.3 2,424.5 3.79 6.8%
Single-Family 7 (SF-71 3,574.9 5.59 1,053.3 4,828.4 7.23 13.0%
Zero Lot Line 0,0 0,00 2048 20' 8 0.32 0.6%
Two Family 2FI 239,8 0.37 122,6 362.4 0.57 1.0%
Manufactured Homes 0,0 0,00 1,2 1.2 0.00 0.0%
SF RESIDENTIAL SUBTOTAL 21,110.6 32.99 1,838.0 22,948,8 36.86 84.3%
Multi-Family R I F-Rj 44,3 0.07 261.1 312.0 0.49 0.9%
Mult6Famlly 2 MF•21 784.3 123 406.0 1,190.3 1 A 3.3%
Multh-Family 1 MF-1 787.8 1.20 407.0 1,174.8 1.84 3.3%
MF RESIDENTIAL SUBTOTAL 1,598.4 2.491 1,080.7 2,677.1 4.18 7.5%
S ALL RESIDENTIAL SUBTOTAL 22,707.0 35.461 2,616,7 25,6251 40.04 71.8%
Commerc0l ICJ 1,543.4 2.41 1,461.6 Un5.0 4.70 8.4%,
Office [01 1501 024 210.1 366.2 017 1.0%
General Retail (GRI 424.4 0.66 380.1 804.5 1.26 213%
Neighborhood Ser0ce NS) 14,9 0.02 32.8 47,7 0.07 01%
Parkin P 6,7 0.01 6.7 0.01 0.0%
Li hl Indvstral jLq 4,443,7 6.94 508.3 4,952.0 7.74 13.9%
0
Heal Industrial HQ 118.5 0.18 24.4 140,9 0.22 0,4%
NONRESIDENTIAL SUBTOTAL BJ05.7 10,48 2,817,3 9,323.0 14,57 26.1%
• PLANNED DEVELOPMENTS [POI 6,255.6 9.77 240.9 240.9 0.36 0.7%
GOVT f INSTITUTIONAL 0.0 0.00 _ 478.7 47817 015 1.3%
TOTAL 1 3608.3 65.73 6,266.6 36j668.3 65.73 100.0%
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EXHIBIT#2, TABLE 2
City of Denton
Proportion of Land Uses Estimated by NCTCOG
1997
NCTCOG LAND USE ESTIMATES 1997
Land Use Classification Acreago Square Mile % of Total
TOTAL 34,002 53.13 100.0%
VACANT 20,944 32.73 61.60/
DEVELOPED 13,058 20.40 38.4%
% Dev. Land
.1 Single Family Residential 5,521 8.63 42.30
• Multi-Family & Other 11175 1.84 9.0°/
Commercial 11235 1.93 9.5°/
Industrial 10167 1.82 8.901 ,
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• Gov't Institutional 39960 6.191 30.3°/
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EXHIBIT#2,TABLE 3
City of Denton
Land Use "Balance" & Zoning Comparisons
April 1998
LAND USE CATEGORY 1997 NCTCOG LAND USE ESTIMATES APA SURVEY DATA 1998 CITY ZONING DISTRIBU T ION
ACree 90 Square Mlles %of Total 1983 1992 Acreage S uare Mlles %ofTolal
TOTAL 34,001 53,13 100.0% 35,668 55.73 100.
VACANT 2,944 31.13 626 WA WA W
DEVELOPED 13,058 24.40 38.1 WA WA W
%Dev,Land
Single Family Residential 5,521 8.63 42.3% 39.0% 38.0% 22,049 36.98 64.3%
Multi-Family&Other I'm 1.84 .0%1 9.0% . 10.0% 2.677 4,10 7.5%
Commercial 1 1,235 1.03 9.50/1 9.0% 10.0% 4.230 6.61 . 11.9%
Industrial 1,101 1.81 8854 , 130% . r. 10,0 6,003
Public/Institutional I Gov't 3,980 8.19 30.3 1, 31A%G ;'r: ^32,0% 479 015 .' 13%
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LAND USE COMPARISON -CITY OF DENTON AND OTHER TEXAS CITIES EXHIBIT 42, TABLE 4
ACRES
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° V
C 15
CITY ° m ° a ° ° ° ° 6 7
Study Are
Denton 34002 20818(6) 126 13058 5504 547 628 1167 12351 1062 1838 1060 17
Bedroom
Communities: _
Co ell 9412 5031 70 4311 2561 56 40 272 133 537 302 266 144
Colleyville 8403 3478 28 4898 3917 13 2 73 186 185 4 85 433
Southlake 13964 8262 183 5520 3644 0 67 31?. 157 171 220 421 528
Setf-Supporting
Communities:
Irving 43544 13525 613 29406 9728 2001 213 2462 2946 1615 7484 2142 815
°fano 0513 17072 14 25428 15182 898 76 939 2850 1049 1259 2582 593
Richardson 18045 3594 0 14452 7541 355 22 1146 1473 1168 611 1389 747
0 College Towns:
Huntsville 19548 10000 N/A 7283(5) 2256 3 N/A N/A 30 534 2675 1073 4 715 4 WA
San Marcos 11212 2952 See (2) 8261 1502 393 165 432 597 2777 1637 758 N/A
(1) Includes all property classified as other than vacant and water (except for Huntsville and San Marcos - acreage for
0 water was not available).
(2) Water is included in the dedicated category.
�00 (3) Includes all residential uses - data not available by subcategories.
(4) These acreage's are from the 1981 Comprehensive Plan Document - all other acreage's are current estimates.
(5) The use of approximately 2,265 acres could not be identified.
(6) Approximately 1781 acres of vacant land lie within the 1(,0 Year Flood Plain and floodway areas.
N/A - Data not available. I{
Sources: North Central Texas Council of Governments (Updated February 27, 1998),City of Huntsville
and City of San Marcos
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LAND USE COMPARISON •CITY OF DENTON AND OTHER TEXAS CITIES
4 PERCENT OF TOTAL ACREAGE BY USE
f' c
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CITY O 9 v c c
Study Area:
Denton 34,002 61.2°' 4 0.4% 38.4% 16.2% 1.6% 1.9% 3.4% 3.6%1 3.1% 5.4% 3.1% ' 0.1%
Bedroom
Communities:
Co ell 9,412 53.5% 0.7% 45.8% 27.2°)0 0.6% 0.4% 2.9% 1.4% 5.7% 3,2% 2.8% 1.5%
Colleyville 8,403 41.4% 0.3% 58.3% 46.6% 0.2% 0.0% 0.9% 2.2% 2.2% 0.1%
Southlake 13,964 59.2% 1.3% 39.5% 26.1% 0.0°0 0.5% 2.2% 1.1% 12% 1.6% 3.0% 3.8%
Self-Supporting
Communities:
Ilyin� 43,544 31.1% 1.4% 67 5% 22.30% 4 i% 0.5% 5.7°!° 6.8% 3.7% 17.2% 4 9% 1.9% I
Plano 42,513 40.2% 0.0% 59.8% 35.7% 2.1% 0.2% 2.2% 8.7% 2.5% 3.0%
[Hu ichardson 18,045 19,9% 0.0% 80.1% 41,8°!° 2.0% 0.1% 6.4% 8,2% 6.5% 3.4% 7.7% 4.1%
College Towns:
ntsville 19548 51.2°!' N/A 37.31)' 3 115% 1J/A N/A 02% 2,7% 13,7% 5,5% 3.7% N/q
an Marcos 11212 26,3°' See {2) 73.7% 13.4% 3.5% 1.5% 3.9% 5.3% 24.8% 14.6% 6.8% N/A
(1) Includes all property classified as other than vacant and water (except for Huntsville and San Marcos • acreage for •
water was not available).
(2) Water is included in the dedicated category.
(3) The use of approximately 11.5% of the total acreage could not be Identified,
(4) Approximately 8.5% of the vacant property lies within the 100 Floodplain and Floodway,
NIA • Data not availaule,
Sources; North Central Texas Council of Governments (Updated February 27, 1998), City of
Huntsville and City of San Marcos
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LAND USE COMPARISON - CITY OF DENTON AND OTHER TEXAS CITIES
PERCENTAGES
PERCENT OF DEVELOPED PROPERTY BY USE
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A > °' = c ' E
CITY o > 3 in O z C� c e c 7
Study Area:,..,,_
Denton 34,002 61,2%(4 0.4% 38.40/- 42.2% 4.2% 4,8% 8.9% 9.5% 8.1% 14.1%1 8.1% 0.1%
Bedroom
Communities:
Coppell 9,412 53.5% 0,7% 45.8% 59.4% 1.3% 0.9% 6.3% 3.1% 12,5% 7.0% 6.2% 3.3%
Colleyville 8,403 d1.4% 0.3% 58.3% 60.0% 0.3% 0.0% 1.5% 3.8% 3.8% 0.1% 1.7% 8,8%
Soulhlake 13,964 59,2% L3% 39.5% 66.0% 0.0% 1.2% 5.7% 2.8% 3.1% 4.0% 7.6% 9.6%
Self-Supporting
Communities:
irving 43,544 31.1% 1,4% - 67.5% 33.1% 6.8% 0.1% 8.4% 10.0% 5.5% 25.5% 7.3% 2.8%
• Piano 42,513 40.2% 0.0% 59,6% 59.7% 3.5% 0.3% 3.7% 11.2% 4.1% 5.0% 10.2% 2.3%
Richardson 18,045 19.9% 0.0% 80.1% 52.2% 2.515 0.2% 7.9% 102% 8.1% 4.2% 9.6% 5.2%
College Towns:
Huntsville 19548 51.2% N/A 37.3%(3) 31.0% N/A N/A 0.4% 7.3% 36.7% 14.7% 9.8% N/A
San Marcos 11212 26.3% See (2) 73.7% 182% 4.8% 2.0% 5.2% 72% 33.6% 19.8% 9.2% NIA
• (1) includes all property classified as other than vacant and water (except for Huntsville and San Marcos - acreage for 1 •
water was not available).
(2) Water is included in the dedicated category.
(3) The use of approximately 11.5% of the total acreage could not be Identified.
(4) Approximately 8,6% of the vacant property lies within the 100 Floodplain and Floodway.
N/A - Data not available.
Sources: North Central Texas Council of Governments(Updated February 27, 1998), City of II
Huntsville and City of San Marcos 10. I
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EXHIBIT#2: TABLE 5
1997 Apprilsed Valuation
[FROM DENTON COUIv(Y APPRAISAL DISTRICT DATA
Apprafsed Percent Percent of
Value of All I Developed
Real Real
$Million Property Pro e
keal Pro�rty Undeveloped _ j—.7
Vacant, Platted 102,55 Farm& Ranch 10.13 TOTAL Undeveloped Real Props 161.47
Reai Propey Develo eQ d
SF Residential 1,135.05 52.5%° _ 56.7
MF Residential 230.64 10.7% 11.5
Commercial & Industrial 451.72 20.9% 22.6
• _Utilities ' 63.49 2.9% 3.2
Exert— 120.17 5.6% 6.0
i TOTAL Developed Real Proper 2.001.07 92.5% 100
TOTAL REAL PROPERTY _ 2,162.54 100N.
Personal Pro �i
• Business 382.23 •
Other 28.31
#, I TOTAL PERSONAL PROPERTY 410.54
TOTAL TAX ROLL. MARKET VALUE 2 873.07
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EXHIBIT #2: TABLE 6
COMPARISON OF APPRAISED VALUE VS. LAND USE
Percentage of Percentage of
Property Description Appraised Value Land Area
_ (All Real ?roperty AI! Real Propq
Real Property: Undeveloped
Vacant, Platted _ 2.3%
Acreage 4.7% 61.6% I�
Farm & Ranch _ 0.5%
Total: Undeveloped Real Property 7.5%
Real Property: Developed
Single Famiiy Resldential 52.5% , 16.2%
Multi-Family Residential _ 10.5% 03.5%
Commercial & Industrial 20.9% 07.1%
Utilities 02.9% 11.6%
_Exem t --- — — 05.6% I
Total Developed Real 92.6% 38.4%
Property
TOTAL REAL PROPERTY 100.0% 100.0% •
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EXHIBIT#2, TABLE 7
City of Denton
Selected Residential Land Use & Occupancy Characteristics
April 1998
Characteristic Single Family % of Multi-Family % of Total
Homes Total Dwelling Units Total
Number of Dwelling Units 15,013 47.3% 16,725 52,7% 31,738
Land Occupied (Acres) 5,504 82.4% 1,175 17.6% 6,679
Average Unit Density per Acre 2.73 14.23 4.75
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Average Occupants per Unit 2.8 1.8 2.3
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Total Occupants 42,038 58.3% 30,105 41.7% 72,141
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EXHIBIT e2 TABLE 8
City of Denton Demographic Statistics 1960.1998
Year Population Portent school Percent Unemployment Size In Acne also in Sq Mlles
Inenase fcc Enrollment Increase School Rate As of Jon-11 As of Jon-1
1960 26,844 NIA NIA WA $952 9.30
1970 39,874 32.878 NIA NIA NIA 18217.22 28.46
1980 48,063 17.038 NIA NIA WA 21633.53 33.60
1988 65.623 26159 10.180 6.2 33185.14 Sias
1989 66,011 0588 0,275 0.925 7.5 33280,39 $2.00
1990 66,210 0.391 10,698 3.938 5.4 33550,29 52.42
1991 60,470 0101 10,960 2,409 7.5 33550.29 52.42
1992 68,902 0.648 11,233 2.430 7.7 34917629 54.58
1993 67,422 0.771 1 850 3.579 6.2 34940.35 54.59
1994 68.650 1.789 11.800 1.271 8 34987.45 5414
1995 69,550 1.294 12.100 2.479 4.9 35047.14 54.76
1996 70,450 1.278 12,512 3,293 3.5 35246.84 55.07
1997 71,450 1.400 12,717 2.474 3.5 35436.33 55.31
1998 73,050 2.190 NIA NIA NIA _35133.57 65.83
0 Popula/bn Figures 76r f900, 1170. 1980, 1040:U.S. Bureau of Consul
Popasllon Fipuns low Ornor yeers.'Norm Conte!Foxes COUMN of Gov#mmw Mil
. , .,
Demographic Qulckle,xls 4124198 '•'
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EXHIBIT 43
AUGUST 194!
I
P A AMERICAN
PLANNING s o
ASSOCIATION
I1eddtilut41% � Ileddeodal52 ReeldeaL's11Qi s', Reddmtl�41�"
!' Colomer'la137. r CommercLllO"rc p CoaunenialSSr v.,, , Co�iperelaflNrr
[ndsutrla187r (,, 111111111111111114916% f t. 4•e, .
Pub lk Use Il7a t?c! Ptrblk use Mill, trSat 7 k Public Uaa 117. �y t �, l 1n
PuWlc 1
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Bringing Land-Use and land-use map %ill have the most insight into what forces
g g brought the city to its current form and where it may be
Ratios Into the '90s heading in the future.
Land-use ratios are most useful to planners and developer%
Ili Christopher Harris ins olsed in comprehensive planning and long-range
development.becuu5e these data are necessary in determining
L'sery nwnlciputily Is responsible for guiding future gross th what mix of land uses should be encouraged in future
The challenge IN creating an appropriole mix of residential, decades. Also,desetopers building neotraditional towns.
commercial,industrial.and public uses in the communiy. planned communities.and large-scale mixed-use
One pivowl factor in this process is a solid understanding of developments on vacant land find ratios from other
the current pattern or land usrs%!chin municipal bound'Acs. communities to be a good basis for land-use allocation.
kno,eing %hat uses exist and Out services are needed to It is interesting to note that the ratios from the planned
Provide for those uses can determine the type and location community of Columbia, h1ar)land, which%as built in the
cd JO clopnnnt that a municipality should plan for. early 1960s.nearly match all of the ratio averages from the �
This P:Iy'Memo summarizes a 1992 surrey of 1992 sun e)
land use ratios in 66 municipalities. The American
Planning Associutlon undertook this study in response to the Current Dula Are Important
large numhcr of requests that the Pla wing Adsisery Service Development patterns change aver time—even within a
received Ior un update to a 1983 study. Pan of this demand is decade—and land-use ratios need to be updated to reflect
driv en h) the gross ing number of states hat ore mandating those changes accurately.This study will serve m an update
cities and counties to do comprehensive Banning.These to several surveys of land-use ratios done in preceding
mmodatcd puns must include an inventory of existing land decades. '
uses. The first major study was done by Harland Bartholomevs
Lsen in cities where planning is not required,there bas and lack Wood in 1955.They surveyed ratios over a 20-year
been a signiticanl number of comprehensive plan updates span and published their results in Land Uaer fnAmerlcfi+r
in the lad fe% )cars. Somc of these communities may be Ciries.Those ratios%ere used in a large numberof the
redoing their plan for the first time since the 701 era of federally funded 701 comprehensive plans.
planning in the 1'450%and 19601. Land-use trends and A second study, by Eisner and Associates,examined ratios
settlement patterns have changed significantly since that compiled between 1939 and 1985.The uscrulneuof this data
tinm. Lousing noticeable changes in the land use mix for comprehensive planning purposes is compromised by the
and a need for updated rnim fact that the researchers analyzed ratios over a 46-year spun.
Too many development trends altered land-use ratios over
11 ho Uses Land-Usr Ratios" that period.Eisner'%ranges Include both pre-and post-World
• 1 land use ratios refer to the breakdn%n of various categories War 11 residential settlement patterns, which are vostly
of land as u percentage of the total amount of land in a different, Q
community. Afrcr a land-use suety,the results ore mapped Yet another survey of 22 large American cities was lone
' or entered iota a conpuier and total land acreage for each in 1973,The results or that study were printed In Urbcn Lend {
category is tallied. Pot.ter find Grad-fisr Control Afeaures(Vol. VI.N aahern
Because ifie ratios are derived from acreage totals. America).
they do not represent the spacial patterns of cities. Spatial finally,the most recent comprehensive look al atese rang, f
nmanrcmcnis of land uses typically are portrayed on a land" was A 1987 survey by Gregory Longhini and Mike Sulton.
use map. Planners who understand both their land-use ratios Published by the APA,it quantified land-use ratios from
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461arge and 22 small cities(See PAS Memo,May 1993). Transportation and utilities is the last public use
Most of the land-use ratios in that survey were compiled distinction. This includes rights-of-way,streets,alleys,
between 1978 and 1982, airports,rail,transportation terminals,communication lowers,
Pump stations,power stations,water facilities,and other
Methodology similar uses.
Approximately one-third of the information presented here Although the categories in this study were elected to
was discovered by reviewing many recent comprehei live reduce discrepancies,the task of fitting each city's land-use
plans in the APA library. Most of the data for small cities ratios into these two tables was still extremely difficult
was collected this way.The otheritvo-thirds of the data, To repeat.these are only generalizations.
particularly for large cities, were collected through telephone Unfortunately,the manipulation needed to reorganize
interviews. some of the cities'ratios has weakened the results slightly, j
Selection of cities for the study was based on two For example,a small percentage of the communities did not
variables:date of their land-use survey and their geographic calculate the acreage of streets and rights-of-way,Sometimes
location.Although some of the ratios used date back seven transportation Is completely Ignored and other times only
years, the majority of the data were collected since 1989, utilities,bus terminals,airports,and the like are calculated As
Almost every region in the country Is represented. the only transportation uses.to these cases,this category's
Land-use ratios a e calculated as a percentage of the ratio is typically less than fist percent,
developed land within communities.Therefore,agricultural Other inconsistencies arise because specific uses are
and vacant lands were not figured in.This results in a more handled very differently among communities,according to
accurate representation of the breakdown of land uses In different rationales. For example,a recreational facility,such
the urbanized portion of each city. as a miniature golf course or a driving range,is certainly a
One problem with the data is that nearly every city re-reational use.But,by some definitions,it is also a
responded with different land-use categories.Tucson, commercial use;after all,it is earning a profit. Although
Arizona,breaks its developed land into 21 categories, the definition of recreational uses in this study includes
Baltimore responded with only five categories.For this study, for-profit uses,some cities Include these uses in the
the date have been reorganized into four land-use categories: commercial category.Sonecities consider railroads to
residential,commercial,industrial,and public uses.public be a transportation use,its does this study,while others
uses are further broken into three subcategories:parks and consider them an industrial use
recreation, institutional,and transportation and utilities. Mixed-use developments create yet another problem.
Limiting the categories was necessary to reduce the For the purposesof this study,these percentages are figured
discrepancies between uses as defined by each city and into whichever use dominates the development,particularly
to make comparisons with APA's 1983 study possible, cnmmucial,residential,or industrial.Forexample,small
structures,such as on apartment over a retail shop,will most
Details of Each Category likely be categorized according to the use occupying the
The residential category includes single-family detached ground level—tha'is,commercial,
units, two-or more family attached units,apartments, Although mixed-use developments are not included as a
condominiums, and mobile homes, Noted in the table is category in this study, more cities are beginning to Include
single-family detached housing as a percentage of the entire them in their ratios.Tampa,Florida;Bellevue, Washinglon:
developed city, and Frisco,Colorado,responded to this survey with mixed.
The commercial category includes all types of trade and use ratios.In two of the three cases, the percentages were
services. The retail portion inchdes strip malls,small-and minuscule. Tampa, Florida,has multiple mixed-use
large-scale shopping centers. And wholesaling oustas. Also categories,such as suburban mixed-use,which coven
included are office buildings and bus?ness parks that have 13 percent or the total developed land,
financial or administrative functions. Othergeneral The process or recalculating data to serve the purpose
commercial uses are restaurants,grocery stores,and repair or this study is the last major methodological problem.
businesses. A majority of the ratios for each city had to be recalculated In
The Industrial category includes both heavy and light order to eliminate the percentages of land that Is either
A industry.These uses are characterized as construction, vacant,agricultural,or nonimproved open space such as
manufacturing. warehousing and distribution,resource forest land.This,combined with rounding the ratios,is the
extraction, and, in some instances.high technology research. reason some of the totals do not equal' 100 percent.
The public-use category is the"mutative percentage of
institutional uses,parks and recreation,and transportation and Residential Uses
utility facilities, Institutional uses are [hose owned by the Since the first study of land-use ratios in 1933, residential 4
local,state,or federal government,such as schools,hospitals, uses have occupied the most land In small and large cities.
and police and fire stations, Churches,synagogues,and In 1955,40 percent and 42 percent of the land In central
A fraternal organirations,which are quasi-public facilities, and satellite cities,respectively,was used for residential
also are included in the institutional category. rurpoves. In the 1973 study of large cities,40 percent of Lnd
The second public use category Is parks And recreation, was residential.The boom in suburban growth in the 1950s
4s Of. comprising pris ate or publicly owned areas used by citizens and 1960s Increased these percentages significandy,The
in the community. A public area could be a municipal golf effects were evident in the 1983 study,where residential land
course; a privately owned area might be an amusement park increased to 49 percent of a city's developed land for both
__ ___ _ __ _ large and small cities.The residential densities In large
ii'ianphrr Nirriii�an APA rema0 rundita westem tires are typically lower than large eastern cities,
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Eisner&Asstxlates Studies, 1939-1965 two different ways: number of families per unit(e.g,single•
family and multifamily)or the number of units per acre.
Use Range of Percentages As expected,single-family housing is by far the largest
Residential portion of any city's housing stock.This type consumes an
_ average of 73 percent of the total housing stock In the 12
Commercial 4.8-! cities for which this Information was available. The averages
Industrial 10-11 for multifamily and mobile homes are 14 percent and 3 ,
percent,respectively.The data range for multifamily housing
Streets 20-26 was from 8 percent to 41 percent of land used for housing.
Open Space, Schools,Parks 10-18 The range for mobile homes was much smaller: one-half
of I percent to 7 percent.
For example the residential ratio in Long Beach,California,is Commercial Uses
79 percent, In Pittsburgh, it is only 28 percent,according to Since the 1950s and 1960s,commercial uses,which include
the 1993 survey. office and retail,have occupied an increasing amount of
Suburban sprawl also explains the residential ratio Increase acreage In both large and small cities.The Iand-use ratios In
in small towns from 42 percent in 1953 w52 percent in 1992, 1955 were 3.32 percent for the central cities and 2.54 percent
An Increased level of automobile ownership led to the for the satellite cities. By 1992,these averages Increased
creation of the bedroom community. Employment,culture, significantly,to 10 percent,
and goods and services were not necessarily needed in these The biggest factor in this large percentage increase is
communities as long as the nearby major city offered them. parking.Parking has become a major regulatory concern
Therefore,residential uses predominate the developed land, over the'cast few decades,is both large and small cities
These high ratios of residential land should begin have became dominated by cars.An entire parking lot is
to decline due to a combination of many economic, considered a commercial use, Many uses require parking
demographic, and regulatory trends that are decreasing that effectively doubles the acreage of commercial land.
demand for singledamily detached homes.The 20-perant- Unlike in large cities, where suburban office migration has
down conventional mortgage is no long,r affordable for the caused commercial land-use ratios to plateau at 10percent,
ncerage U.S. household. According w U.S. Housing Marl err this ratio continues toclimb in smaller cities, The Land Use
Uanuary 29. 1990},a household needs an average down Institute estimated in 1986 that 57.3 percent of the country's
payment of 28 percent.The cost or the average home from total office market was located outside major downtowns.
1988 to 19W increased 8.4 percent,or SI1,000. while the This was an increase of nearly 10 percent from 1981, Height
average income of a household has increased only 4.8 restrictions and a strong bias toward low-density development
percent, exist in these areas,so buildings cover more acres.
Quickly rising land cost is another major factor Alsocontributing to the higher commercial ratio is the
contributing to the inconsistency between housing cost and rise of average square footage allowed per office worker,
income.accordng to an article in Budding Srlencex according to a 1991 Price Waterhouse Study.Between 1942
(Nmember 1987) land costs are now one-quart.r of the cost and 1979, the average work space increased from 110 square
of a %inglc-family home Thirty years ago,that figure was feet to 199 square feet.In 1988,only nine years later,that
nnly 10 percent. average had crept up to 342 square feet.
fhmogruphic changes are reducing demand for single- Currently,trends between office and retail development
1'arnily homes as w ell. Couples are purchasing houses at differ greatly, The construction of office buildings has
an older age and has ing fewer children. Builder magazine decreased considerably in most cities since the late 19809
reported in January 1992 that the percentage of home buyers due to high vacancy rates.But according to RealErrore
who arc first once buyers has dropped significantly from 47,7 Penpertives magazine,retail overbuilding continued at a rote
percent to 34,6 percent in 1990. Furthermore,the 1990 nearly double its absorption rate we71 Into the recession in
Census indicates that household site declined from 3.33 1990.The common types of retail development--strip centers
person%in 1960 to 2,62 persons in 1999.111timatety, this and regional malls--consume large amounts of land. Given
means Icss space will be required for each family. In fact, that these development styles are being used in small and
survey.,conducted recently by the Natior t1 Apartment large cities alike,th.commercial ratios in both sizes of cities
Assixiatinn hake nosed an increase in apartment living, can be expected to Increase.
Zoning trends have become an issue as well.Recent
cnkironmcnmlprutcetion regulations encouragede selopment Industrial Districts
paucrns such as clusler and planned unit developments, Also, In large cities,the amount of land used by industrial firms
coons ore ruling against like-acre estate tot sires and other peaked in the late 1970%of early t980s,and has recently been
large minimum lot site zoning when the effect 1s to exclude declining. In 1933,the average Industrial land-use atio was
certain income groups 6 4 percent. The 1983 survey indicated an industrial Iand-use B
ratio of 12 percent, while this ctnrent study shows a ratio
t Breakdown by Housing TYIk of only 10.5 percent. In small cities and suburban areas,
Although this study provides general Iand-use ratio the Industnal land-use ratio has remained within a third
percentages for residential land is a whole,some of a percentage point since 1933,at around 111 percent,
communities may be interested in the housing stock The trend,most affecting Industral land allocation is the
breakdown within the residential category,Cities that offer country's economic shift from manufacturing and otherheavy
breakdowns w)thin the residential category tended to do it in Industry to a service Industry,This may be causing t-het
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Co:dwell Banker identified in 1990 as the highest n'er developed land In El Paso,Texas,the percentage is 17
national vacancy rate(6.9 percent)of industrial buildings percent.El Paso is a county seat and therefore must offer
larger than 100,000 square feet. the entire spectrum of institutional uses to the region.
This shirt has led to the conversion or many industrial
buildings into residential loft or commercial office space. Transportatlon and Utility Uses
thus decreasing the industrial ratio. Transportation and utility uses have consistent[),covered the
Differentiating between industrial and commercial uses second highest amount oracreage in a city since these data "
has also become more difficult.For example,many light were recorded. As evident from the data set,many,cities do
manufactcrers also base service centers,show:oohs,and not include streets and rights-of-way in their acreage. These
warehouses on the premises.Therefore,when ratios are cities therefore have disproportionately low transportation
calculated,they are categorized as heavy commercial uses, land use ratios. Because of this discrepancy,r'eragts for
not industrial uses, this category'are not listed.
As the ratios from the three studies show,economic The amount of land devoted to rights-of-way' increase,
restructuring has not affected the land-use ratios in suburban as a city's single-family housing stock increesr,. But
areas nearly as much as large cities,because heas7 because many cities calculate streets into institutional an
manufacturing noer was a dominant force there recreational uses, it is extremely'difficult to pinpoint
transportation land-use ratio trends. For the purpose of this
Parks and Recreational Uses analysis,it is understood that streets and rights-oGw'a)
The following analysis Is based primarily'on improved parks constitute most of the transportation uses and utilities
and open spaces that are maintained by public park districts category.The utilities and communication uses are usually a
or municipalities %l tiny portion. For example.only one-half of a percent of
Historically,the rule of thumb for calculating the number developed land in Austin.Texas.is occupied by utility uses.
of acres of park land nr:ded in it community is one Bert of There are two major current planning issues that may
land per iD0 residents.However,for the past 40 year.,many affect future street and right-of•w'ay ratios.the Intenriodol
communitle,have fallen well short. In the 1955 study,the Surface Transportation and Efficiency Act(ISTFAI of 1991
percenla7� dpark and recreation land for central and satellite and neotraditional TTwn planning. ISTEA marks the first%line
cities was 7 percent and 4.4 percent of developed hind. that the federal governmeni plans to Tackle congestion
respectively. Eleven small communities from the 1993 survey problems head-on by improving the management of existing
list an average percentage of only 4 percent.These data are transportation systems and coordinating transportation
difficult to compare,in part because,in many communiries, planning with land-use planning. Until now•the solution has
parks.playgrounds, and athletic fields on school property,as been to increase road capacity.Successful implemental on of
well as vacant lots, are calculated into the institutional ratio, high-occupancy'•vchicle lanes,bus lanes.rideshadng,
rather than the parks l l,d recreation ratio.This makes It encouraging the use of a[ternate modes of travel,and
appear a,thougl. '-ss land is Bailable for parks and coordinated land-use and transportation policies, could mean
recreation than really exist:, that right-of-%say and transportation-use ratios will hold
The explosive growth in single-family homes also had an steady even if population increases.
interesting effect on the use of public parks.Most suburban
homeowners hest theirown prisale front and back yards. !lords or Caution
This explains,in part, why sv.burbs will typically have a It is not recommended that these ratios be used as urban
lower percentage of land in the parks category. Manassas, land-taw models. Any city predicting its future land use
Virginia,an outlying suburb of Washington.D C , has only requirements solely'on the ratios of other cites could be
I percent of its)and as parks,while in St, Paul, Minnesota, seriously misguided. Every city has different factors affecting
this use covers 12 percent of the developed land. its larid•use distribution Instead of considering these numbers
as rules of thumb,consider them examples of land-use ratios
Institutional Uses that exist in cities today. Look closely at what factors affect
The percentage of land occupied by institutionat uses has your own city's land use before comparing your ratios to j
• incre,ed slightly in the last 50years,The Bartholomew then data
study indicated that central and satellite cities had about
10 percent of their land devoted to institutional uses,The — --
1953 sun cy showed that the ratio of institutional uses in **t r+s ae.rn, i,a m,rnmy p�sn,a„In err,ah,nibn.¢,Int Pwnning AJ,iwrtp
lea n r..wh.c ripmm re.il•m ice of the A mtwon Ra nn.ng A%+x i rhm
small Towns was 13 percent No averages were calculated for I,.arl Srnnmm Ev.mi,e Di me nrr.i S S,,l ty Ear9l'ne ouerun
this study.lluv et er ,the duty do not differ drastically from The PAS w,,Ir.i,pmdaceJ Ep AIA•rain Ch,.'arn ar.r,,uh red
the earlier Studies, .•rt'mg by ill Departmenl•Ian.%leya hwruefirn
Large cities t)pirally will have higher institutional land. tit /ahllca mm Drpmtmenr•fen.Crnrh4Chil A•,i,t.nl EJowl
Drnm•xkCt,QJ '.l Dutarur
use ratios. I lsek such as hospitals, churches,schools,and Cm igh10199:Tr American Planning Aso tarion,111!E iSt.CHkape IL
government K ildings are all directly related to the "0 The American/l.nmy A•wkiminn ha•he.d4a1rle1,ornao at Ina
population; as the number of ii gnaw,so w ill the acreage w. a,ha,en A,,,rs w.wa.n,grim X'(4116
of rho ve institutional lands.Other Institutional uses are not so All erMc rr,eneJ An part of th c puhl.calion m.,be npr,IJ u.eJ or alJNed in
� a, !armr or
centers ad✓ cleat fat state ea Ifni g rounds, muuums cvic Dy am mean.,elrctrnnit or mechani,d.InduJing ph lknppiry
or by any Inf,,rnralwngmap eoifelde,al•),Hens.♦110ow permnd!,a
colleges and universities are all uses that serve a regional in arrtini r^,m the Amtric.n Flunnor A,akiarinn
market and are therefore more common in large citill h'meed on mgdtd P•,Pet.iNIMinr 50',a,$gaydeJ nbt,
An example is Hoffman Estates, Illinois,a Chicago a,J 99 r"l,on,a me,.1,10.
suburb.where institutional uses cuv tr only 3.4 percent of at.,,datf n),Inar Apnu rrla
4 l8.
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Land•Use Ratios(in percent) for Communities Over 100,000 k
Residential Right Vk
City or town Population (single-family) Comm'I Ind'] Public inst'I Parks of'A a),
Albuquerque,N.M. 385,000 57%(47%) 13% 3% 235E 11% 8% 4%
Amherst,N.Y. 112,000 43(40) 7 2 48 12 12 24
Atlanta 437,000 54 5 9 32 11 (combined) 21
Aurora,Colo. 232,000 44 21 17 18 NA NA NA
Austin,Tex, 345,000 48(43) 7 5 38 7 5 26
Baltimore 70 900 42 27 6 25 16(combined) 9
Charlotte, N.C. 395,000 61 10 6 24 21 (combined) 2
Cleveland 506,000 33 5 15 45 6 7 32
Dallas 1,007,000 58(30) 8 12 22 5 8 9
Detroit 1,028,000 43(331 5 9 44 13(combined) 31
E Paso 485,000 42 (36) 6 10 42 15 5 22
Evansville,Ind, 129,000 37 24 3 14 NA 8 6
Fort Worth 448,000 30(45) 7 12 31 6 13 12
Hanford,Conn. 136,000 32 11 4 33 16 16 21
Honolulu 432,000 30 34 15 12 6 6 NA
Indianapolis 742,000 55(481 7 10 29 28 (combined) NA
Lansing,Mich. 127,000 60 6 10 24 11 13 NA
Lexington, Ky. 214,OW 58 8 8 23 18 (combined) 7
Long Beach.Calif. 440.000 48(32) 12 22 18 6 b 6
Madison.Wis. 191,000 39 8 4 49 7 12 Ip
Norfolk,Va, 266,100 44 (33) 9 4 41 27 6 10
Omaha 336,000 38 5 4 53 20(combined) 13
peoria,hl. 113,000 52 8 6 34 7 21 6
Reno,Nev. 101,000 36(23) 8 5 51 25 21 5
St.Paul 270,CA0 37 _ 4 14 43 7 12 26
Salt take City 163,000 25(20) 7 9 59 7 7 43
Sonia Clarita,Calif 121,00(1 70(59) 6 14 to 5 5 NA j
Tampa,Fla 834,000 44(30) 15 26 15 10 3 NA
Tempe,Ariz. 133,000 41 (30) 8 to 41 11 16 24
Topck&,Kan. 122,000 50 IO 6 34 21 13 NA
Tucson.Aria 419,000 32(39) 10 5 33 8 3 20
0 Youngstown,Ohio 104.000 60 9 8 23 8 U 2
RatioAserages 48% (38%) 10% 10% 32% NA NA NA
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flow Land-Use Ratios Have Changed in La:gr Cities Over the Years
J Residential Right
Year of sunk (single-family) Cbmm'I Ind'I Publk irsst'l Parks of way
1992 48% (38%) 10% 10% 32% NA NA NA
1983 _ 48(39) 9 12 31 NA NA NA
1973 40 10 3 ,3.. 19(comb!ned) 26
1935 40112) 3 6 51 11 7 33
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Land-Use Ratios(in percent)for Communities Under 100,000
Residential Right
C(ly or town Population (singledemlly) Comm'] Ind'I Public Inst9 Parks of?aj
Aiken,S.C. 20,000 65%(60%) 9% 1% 255E 9% 16% NA
Ambler.Pa, 6,600 63 11 10 16 3 4 9
Ashccille,N.C, 62,000 69(62 12 S 14 9 5 NA
Belies Lit,Wash. 88.000 65(57) 10 4 18 7 11 NA
Carl sbad,Cal if. 51,000 57 (40) 5 9 29 3 17 9
Carollton.Tex. 33.000 39(34) 30 17 j 5 10 NA
Columbia,Md, 78,000 4.102) 20(combined) 37 NA NA NA
Costa Mesa,Calif. 88,000 51 (30) 12 15 22 13 9 NA
Elgin, 111 _ 72,000 37 5 4 54 10 12 32
Elhionte,Calif, 79,000 57 15 15 13 5 I 7
Evanston, 111. 72,000 45(30) 7 4 44 10 8 26
rishkitl,N.Y. 15,000 24(20) 4 1 70 25 33 12
Frisco,Colo. 1,600 38 13 3 45 NA NA NA
Gaiveston,Tex. 62,000 25(21) 5 25 44 19 23 NA
Highland Park.Ill. 31,000 53 6 0 41 4 i8 19
f Hoffman Estates,I11. 45.000 46(371 10 2 41 3 15 23
La Verne,Calif. 27,000 67 (58) 11 3 19 19 NA NA
L)nnwooe Wash, 29,000 56(46) 22 3 19 13 6 NA
Manassas.Va, 22,000 52 (41) 8 12 28 26 2 NA
Islidway, Ky. 1.400 54 7 1 38 24 NA 14
Montpelier,Vt. SA00 511451 6 _ 6 37+ 7 Is 13
Mount Prospect, IIL 58.000 63 (571 6 16 13 4 9 NA_
Northbrook,ill. 32.000 +6 7 8 39 7 13 11
Oak Creek.lVis. 20.000 37(27) 8 _ )2 43 6 23 14
Olathc, Kan 49,000 $2(43) 7 6 35 14 9 12
F rescott, Ariz 26,000 74(-50) 8 4 14 NA NA NA
Pompano Beach, Fla. 67.000 44(23) 10 Il 39 4 )7 8
Redding.Calif. 53.000 64 11 12 13 8 5 NA
St. Pete 1q, Mo. 38,000 72 12 4 12 NA 7 .s NA
Sedona.Ar • -- —` 7,30074(71) 15 0 12 it 1 NA
Skokie,I11, 60.000 33 6 13 47 12 3 32
Versailles, Ky, 7,200 50 9 19 23 9 NA 14
wakefeld, 5lass. 24,000 54(M) 5 3 38 8 6 24
West llollywood,Calif. 36,000_ 42(s) 22 3 33 3 1 29 I
Ra:loAverages 31% (41%) 10% 7% 31% NA NA � NA
•
Ilow Land Use Ratios Have •a..+raged In Small Cities Over the Years
Residential
1'earofsuney C,)mm'I Ind'I Public [mt'I Parks
199) _-- 52% (41%) 10% 7% 31% NA NA _
1983 48 7 8 37 13 3 _
1953 42t?61 2 8 48 II 4
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EXHIBIT D
AGENDA INFORMA'I'1014bNEET *ndaft
ApN1t111 Wtn
AGENDA DATE; July 281°, 1998 —
( DEPARTMENT: Planning& Development I
CM/DCM/ACM: Rick Svebla
SUBJECT
Receive a report, hold a discussion, and give staff direction regarding Planned Development Multi-Family
zoning issues.
BACKGROUND
On June 24", 1998,City staff was requested to prepare information fordiscussion at an upcoming
Council work session regarding the feasibility of a Planned Development(PD) Overlay District. Th.
primary issue is the potential increase in multi-family dwelling units, and the potential impacts that can
be anticipated if vacant MF zoning approved previously by past City Councils is developed within several
Planned Developments. Some of the concerns raised by Council members include:
(1) a desire to maintain a balance of land use s, particularly between single family and multi-family
dwellings;
(2) mitigation of traffic impacts associated with higher density concentrations of housing r fits;
(1) prevention of undue stress on existing utilities systems;
r (4) consideration of the impact of higher density residential development on public scho, I
1 facilities; and
(5) several Planned Developments approved by past City Councils,particularly in the mid-1980's,
have caused significant citizen concern during review of plan amendments.
Conclusions
Staff recommends that any actions taken to develop a PD Overlay district for,;.. purposes of regulating
multi-family development densities be postponed until completion of the comprehensive plan. Reasons
for this recomnundation include the following:
(1) the average density of undeveloped Multi-Family zoning located in approved Planned
Dcs elopments is 11.74 dwelling units per acre(DUA). The highest permitted MFdensity
found in any PD was 25 units per acre. The average 11.74 DUA for undeveloped mufti-family
parcels within PD's is lower than the existing citywide multc-family density of 14.23 DUA.
(2) Based upon the existing percentage of land currently devoted to multi-family uses (9.0%),and
• the percentage of land zoned for m0ti-family uses(7.5%),the City of Denton is consistent
with other U.S, cities. If no new MF zoning is created, the percentage of developed MF land
will decrease slightly from its current 9,0% level.
(3) The balance between single-family homes(471%)and m dti-family dwciling units(52.7°/x) is
not consistent with most North Texas cities, This,however,should not be a considered a
problem until the extent of the impact of university student housing is researched and fully
understood.
(4) The impact of multi-family development on public schools, particularly for elementary• districts, is slightly less than the impact of single-family subdivisions. With an average
Zsf ;
density of 2.73 homes per acre and 0.512 students per home, single-family development
produces 1.40 s• idents per acrd, With an average density of 1423 dwelling units per acre and
0.088 students per unit, multi-family development produces 1,25 students per acre.
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The need to prepare a land use strategy that includes areas for potential multifamily development
of varying densities still exists. Unless City Council members fee! that the data provided in this
{ report warrants immediate action, the comprehensive plan would be the best mechanism available
to develop a multi-family policy within the context of other land use;yet to be evaluated. Staff
also feels that all available resources should be devoted to the comprehensive plan;other
competing short-term planning tasks threaten to delay comprehensive plan completion. Staff will
coon approach City Council members with a proposal to comp.cle the plan sooner than projected.
i
Data for Discussion
The data tables F rovided are intended to portray relo,znt characteristics of citywide lead uses, including
planned developments,multi-family land us:; and multi-family zoning within the City of Denton.
interpretive notes have been provided to highlight significant implications of the data.
Table N1: Selected CH 3,Multi-Famil y Residential Zoning and Develo meal Characteristics
Individually Zoned MF Land MF-Zoned Land in PD's Total MF Land Within City
Zoning "Str ai ht"Zonin MF Zonin with other and uses
Category Developed Vacant I Total Developed Vacant Total Developed Vacant Total
MF-1 712 60 1 772 301 0 301 1 013 60 t 073
MF-2 784 0 184 0 0 0 784 0 784
MF-R 20 24 44 ;3 773 846 93 797 890
Total 1,516 84 1 1,600 374 173 1,147 1,890 857 ::2 741j
(1) Roughly 2,747 acres of MF-zoned land exist in the City of Denton (7.79/16 of all land). Of these
2,747 NIF-zoned acres, 1,890 acres are developed(69%)and 857 acres are undeveloped
(31°6).
(2) Of the undeveloped MF lams inside the city,90%(773 out of 851 t..res)is lo.,ted within
plaruted developments. Most of this property is assumed to be zoned as part of a concept plan
only (and not a detailed plan).
(3) The average density allow g� in approved but undeveloped Planned Gevelooments is 11.72
dwelling units per acre. Many of the approved PD's have a maximum allowable MF density
of 8 units per acre. Five PD's allow 20+ units per acre,with the highest density being 25 urai4
Fer acre (see Table N7), At existing allowable densities,the 857 acres of undeveloped MF land
v ould yield 9,076 dwelling units. By comparison, 857 acres developed at a maxirr.um MF-1
density (approximately 40 units per acre) would yield 34,280 MF units. Plea, ,note that the
average density of existing MF development in the City of Denton is currently 14.23 units per
0 acre,
l
Table N2: As era a DISD Stodcnl—to-household Ratims b), fousin T e
HOUSING TYPE N OF UNITS .1 OF STUDENTS STUDENTS I UNIT 1
Sin le Family Homcs 18,979 61% 9,660(80%) 0,512
Multi-Family DA elling Units 8.618 (28%) 756 (5%) 0.088
Manufactured Homcs 3,62 7 (1 la/o 1,623 (14%) 0.447
TOT A . 31,124 12 039 0,387 1
Antr roc fit ures provided in this table reflect preliminary DISD data, Comparison to Ci.J of Denton data is not possible
bn a, u1SD and City of Denton Jurisdictional boundarics do not correspond.
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The data exhibited in Table#2 was collected by Denton Independent School District(DISD) staff,
Student enrollment and residential address information was used to estimate the impact if different
housing types on the demand for public school services. Staff cautions that this data has not yet been
verified, and continuing efforts are being made tm refine the information.
Tables 43,44, Ifs, and N6 were prescnird to City Council during an Alternative Development Scenarios
work session, on April 2g1s, 1998,along with the observations that follow.
Table q3: Residential Land Use C ttristics: City of Denton
Characteristic Single Family lliuld-Family Total .
Homes DAelling Units
Number of Units 15.013 16,725 31,738
Land Occupied Aires 5,504 1,175 f,679
Avers a Unit Dens11 per Acre 2.73 1423 4.75
Avcra a Occu snts cr Unit 2.8 1.8
J23 folalOccupanSS 41,036 30,105 72,
T,ble N4: City of Denton Zoning Classifications by Area
ZONING t SQ. PD ZONING+ ZONING + %OF
ZONING CLASSIFICATION NAo PUS' MILES( ACRES) FD'S(ACRES) MILES) TOTAL
I
AjzricVljutA A.172,81 4 7°
F Mfly L0,76 7 1.75 3,101,
n - 01 lv
Ic- a 11 �[, 20 2 i
Sin¢k•Family 7 rSF•71 i a ni
Zcr0 Iol 1, nG _Q °
1vol'amly 12tH 2 7 Al i
J%,Anuractured Horn 1
gF'RF;SIUENIIAL�L'DTO ��QQ 4
Multi- am[ ti 4. 7 Q§ "
Multi-fami 1 F• 1
7 °
NIF RESIDENTIAL SUBTOTAL 1,596.4 1.44 111470 20f43" ;Cs;V,,4.29 ''* 7'tA
AtLBFSIDENIIAL510Bf QTAL 22,707.0 4 7 ,Qy
. _urlirnercial fc] 1 °
Citneral Rctai GRL_ _ 4 1
i hbu hood service ID'S} 4 9 7 0.1
P lr ine 111 ,_
Li h I dustn LL I _ 444 4 _ °'
lleav Industrial PHI 0 is 24.4 1409 0,12 °
WNHF-SIDEM ALS�UIQTAL 6,704.7 i % +
1' "1NN"'Lol NELOPTI 7 1
Go VLLLKUj]ZIIONAL 0.0 7 178.7 0,75 113°
' TOTAL 35,669,3 55.731 6,255.6 35,668.3 55,731 100,0%
3
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Table HS; Ratio Of Land Uses
LAND USE 1991 NCTCOG LAND USE 1992 NATIONAL 1998 CITY OF DENTON
CATEGORY ESTIMATES FOR CITIES SURVEY ZONING DISTRIBUTION
CITY OF DENTON DATA
I
Acres I %of Total 1983 1992 Acres square
FOTAL 34,002 3 100.0% 35,668 55.73 100.ro�
VACANT 20,944 3 61.651° N/A NU N,.'
I)EVELOPM 13,038 0 38.4% NU NSA N/A
%Deseloped Land %Zoned
Land
+gleFarn.ly 5,521 ' 429Y. 39.0% 38.OY. 22,949 35,86 641%
Residential
Multi-Family& 1,173 1.84 9.0•/10 9.0% 10.0% 2,677 4.18 7.5%
Other
Convnercial 1,235 1.93 9.5% 9.0% 10.0% 4,230 6,61 11.9%
Industrial I,1G7 F6.19 82 8.9% 12.0% 10.0% 5,093 T96 14.3%
ublic t l sr/Gov't 3,960 303% 31.0% 32.0% 479 0.75 13Y°
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Table 46: 1990 Census Housing Data
By Tjpe,Occupancy and Tenure
Type Total Number Total Occupied Percent Owner Percent Renter
of Units _Units Occupied Occupied__
SinglaF�mily___ �U,207 12,494 74% 1_6io
Multi Family . _._" 13,2G9
11,767 _ _ 1% 99 06
While Ilo_mes _ 1,417 _ 1,300 70% 30%
Other 798 158 28% 72910
Total 28,791 25,7191 39% 61%
a. Sufficient vacant land is available within city limits to accommodate growth beyond the year
2020. NCTCOG data estimates indicate that more than M (32 of 53 square miles)of the
land within city limits is undeveloped.
b. fltc "balance of land uses"currently exhibited by the City of Denton correlate fairly closely to
the national survey data collected by the American Planning Association. There is no ratio of
land uses generally considered to be oprimal for rity health.
c Adequate land zoned for a diverse array of land uses is available, with the exception of heavy
. Industrial, The distribution of currcnl zoning is roughly proportional to the distribution of
current developed land uses, taking into account the necessity of public dedication when raw O
} I::nd is developed. The only zoning category that may be less available as compared to
1 historic development palterns is multi family(936 of developed land, bur only 7.5%of all city {
inning).
d. The ratio of single family homes to multifamily (and other)dwelling units is currently
estimated to be 47.3% SF/ $2.7%MP. Current densities are estimated to be 2.7 SF homes per
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acre, and 141 MF dwelling units per acre,on average. Developed SF properties occupy 5,504
acres(82%of developed residential land), while MF properties occupy 1,175 acres (18%of
developed residential property). Assuming an occupancy rate of 2,8 persons per SF unit, and
1.8 persons per MF unit,the estimated total population living in single family homes is
42,036;the multi-family population is 30,103. Please be aware that 1990 Census data shows
that more than 10% of the city's population lived in grouppuarrers (nursing homes, college
dorms,correctional facilities, etc.). The group quarters statistics Pre included within the multi-
family residential figures in the tables provided with this memo.
e. The supply and location of vacant land zoned suitably for different land uses will not
correspond to the timing, location, and type of land use demand caused by market forces. As
indicated in forecasting information, southern areas of Denton's city limits and ET3 will
experience a disproportionate share of the growth pressure. Property within the ETJ is not
included in the statistics in Exhibit N2,and could change the size of the city and its land use
ratios significantly,particularly extending both east and west from the 1.35W corridor,
F11OUSLY APPROVED PLANNED DEYELOP,INIENL
A concern expressed during public hearings and meetings is related to previously approved Planned
Developments. Planned Developments may be approved in three forms: (1)Concept Plan,(2)
Development Plan, and(3)Detailed Plan.
PO Concept Plans are approved zoning designations and do not expire after a certain period of
time. The only way to amend a PD Concept Plan is through City Council approval, Major features of
Concept Plans include land uses, general thoroughfare layout, and development standards (lot area, width,
depth,building setbacks, building heights,etc.).
Pp Develonme tt Plans are approved zoning designations with limited site information,requiring
only a table of permitted uses and site boundaries beyond Concept Plan requirements. Very few
previously approved Development Plans currently exist, f a PD Development Plan is approved by City
Council, the Planning & Zoning Commission may approve a subsequent Detailed Plan with :,o further
revlc54'.
PD Detailed Plans require significantly more information than Concept or Development Plans t
(location of buildings, drainage plan,landscape plan,signage,open space, sidewalks,etc.). PD Detailed
Plans approved prior to February I", 1991 have no time expiration regulations,and may be amended only
with City Council a0Aroval PD Detailed Plans approved after February 1", 1991 carry a two-year time
limit to commence construction before lapsing. Applicants may petition the Planning& Zoning
Commission for additional 360-day time extensions without City Council approval
0 It has been the experience of Planning staff that few, if any,previously approved Concept Plan or
Detailed Plans have been constructed without first being amended. In some cases, amendments are
needed to suit a particular project under contract; for others, it appears that changing land values and
market conditions necessitate amendments more in line with consumer preferences for homes or
apartments. City Council may decide that it is necessary to make changes in previously approved PD 4
Concept Plans or Detailed Plans in the future, Staff acknowledges the frustration exhibited by many
r ncighbo+ood groups when faced with amendments to an approved plan. However,until the Denton O
community decides how it wants to position land uses relative to each other(in the comprehensive plan),
it would be difficult to justify how such changes could be made in a consistent and fair manner. if
{ additional in fxmation is requested by Council regarding these issues, staff will respond as quickly as `
possible. i
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Table k7: PD's vvtlh Approved & Undeveloped Multi-Famtiy Zoning
PD 0 Acres Density Max. Units Notes
Zoned MF (Units/Acre) Allowed
9 6.8 20.0 135 Proposed school facility f
12 21.8 12A 270
20 29.0 21.0 609
22 157.0 7.5 1,178
27 20.6 13.2 272
35 7.6 7.9 60
39 24.6 10.0 246
41 13.7 22.0 301 _
55 53.9 0.1 4
73 46.0 8,0 368
86 24.9 18.0 448 Proposed downzoning to SF
90 8.0 10.0 80
90 11.7 18.0 210 Possible downzoning to SF
93 10,0 17,0 170
96 10.0 20.0 200
97 21 20.0 43
A9 13,5 18.0 241 Density subject to PD detailed plan approval by CC;
/ 18 units/acre assumed
( 100 4,7 6.8 _ 32
102 9,2 20.0 185
104 16.0 11.9 191
111 11,9 1 BA 214 _ Possible downtoning to SF
113 18.3 10,9 200
115 33.2 13.9 460
I I S 14,1 14.0 197
120 49.2 15.4 758 Pruposed amendment to reduce MF
120 92,8 8.1 756 Proposed amendment to reduce MF
125 11.1 _ 17.1 190
126 20.0 25.0 Soo Most of PD dowrzoned to Ag
• 129 3.5 9.2 32
132 160 25.0 400
133 I.1 0.0 0 Fraternity House
136 10.4 11.9 124
772.71 9076 _
• ♦ Average MF Density for undeveloped PD's Is 11.74 Units per Acre
♦ 21 of 31?Ds have allowed den It rests than 11.74 units per sere
• Highest Allowed Density H 25 Units per Acre former Lakeview We 132& 126
30 of 167 18% Plannedd Developments bove undeveloped 11IF del nations
6
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MAALMNIIAL�MmxaRolm
` PRIORACTION/REVIEW
The topics addressed in this staff report are part of ongoing efforts by the City of Denton, through its
citizens, City Council members,and city staff,to prepare for anticipated development growth pressures.
The Do,ton Plan process was initiated in July 1997, and several Council and public meetings have been
held to discuss growth issues since that time.
FI$`CAL.INFORMATION
Information regarding the fiscal impacts of different land uses is somewhat limited at this point in time.
A table presented in April 281°, 1998 staff report materials included the following;
Table 08:Comparison Of Appraised Value Vs.Land Use
Percentage of Percentage of Percentage of
Property Description Appraised Value Land Area Land Area
All Real Property) 1 6 011 Property) (All Developed Propt
Real Property: Undeveloped
Vacant Platted 2.3%
Acreage _ 4.7% 61.6%
Farm &Ranch 0.5%
Total: Undeveloped Real Pro _ _ 7,5%
Real Property: Developed
Stngle Family Residential 52.5% 16.2% _ 42.2%
_ hfulti•Family Residential L 101% 033% 9.1%
_Commercial& Industrial 209% 07.1% 18.3%
_Utilities _ _ 02.9% 11.6% '22%
Exempt 05.6%
Total Developed Real Property 92.5% 38.4%. 100.0%
TOTAL REAL PROPERTY 100.0% 100.09/. --- I
I
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Additional analyses will be conducted to determine the fiscal impact of different land uses, includin;an :
1 evaluation of the proper ratio of land uses that can help to guide development of the comprehensive plan.
I
1 Respectfully Submitted:
r r�
• ' vid M. Hill � • ' i
Director of Piawnng and Development
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AGENDA INFORMATION SIIEET
AGENDA DATE: November 10, 1998
DEPARTMENT: F,ngineering/Transportation
CNIMCMIACNI: Rick Svehla, Deputy City Nlanager
SUBJECT: Receive a report, hold a discussion and give staff direction on a new thoroughfare
plan.
BACKGROUND: The official thoroughfare plan was adopted in 1988 with the Development
Plan. In the last decade there have been changes that have affected [his plan. Funding formulas, {I
and sources hive changed, regional transportation has become a much larger issue due to growth
and the change in the growth patterns We have received requests to update thoroughfare plans
from North Texas Council of Governments (NCTOG), the Texas Department of Transportation
("I XDOT) and recent update requests from the County as well. Funding capcbilities of agencies
like IXDOT and the County have changed and strategies to deal with these funding changes
have also changed. '1XD)OVs scope of senices and ability to study into the future has also
changed. In the last ten years, l XD01 's funding programs and funding categories have changed.
In the last decade the County became a source of cooperative funding with the City. Finally,
some of 1XDO 1"•s funding ' . now disbursed through the N ICOG (i.e . CMAQ projects.
enhancement projects and major investment study funding), Because of all these changes and
requests staff felt it was important to begin review of the plan.
Besides all of these funding changes and new sources, major planning efforts and development I
plans arc underway. Dcselopment of the thoroughfare plan will be a major inlluer.rr on the
Comprehensive Plan. the Plan addresses issues like past, current and future development
patterns that change and evolve, Densities of development and their relation to infrastructure are
also changing, Finally, C'IP funding is in its last year and there will be a need to analyze future
nceda. lhat analysis will K needed in order to formulate anew C•IP plan that uses out financial
resources cl'fcctivcly.
In 1991 the lint comprehensive devclopmer plan effects were begun That activity spurred a
. translrort:ition development plan that wa.s based on using "corridor' planning on thoroughfares
(i.e.. all major development would be along the major roadways within the cit).). That plan ssas
not adopted. Since that time, development activities and a new comprchen:,ive planning effort
has hcgun, those new efforts symbolized in [he comprehensive plan policy documents and the
alto tats development scenarios began [o change those 1991 proposals. Tha. along with actual
coning changes and development patterns have led staff to consider a numbe! of design concepts
such as spacing, controlled access of Loop 288 betwron US 380 Wcst and CIS 380 Fast,
0 minimising crossings over flood plains, adoption of management criteria and integrating truck p +/
routes. Major su,wev information has indicated a need for quality versus quantity, which would
include thing., such as curb sections, medians and turn lanes versus continuous turn lanes,
protection and proactive acquisition of additional right-of-way at corners, emphasis on spacing
AD 3241
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Agenda'nformation Sheet, Thoroughfare Plan
November t0, 1998
Page 2
for synchronized signalization, etc. Also, funding requirements of TXDOI and NTCOO
requires looking at multi-modal systems. Community comments from t.e planning process also
indicates a preference for pedestrian, recreational and transit systems. All of these systems
should be included. These systems and their relationship to other regional systems must also be
considered,
Thus the staff to suggests a number of changes in the proposed plan. Changes include major
changes on Loop 288,changes to the connection of FM 2499 and 1FI 35. Development changes
and uses have changed the size of facilities. The CIP plan and TXDOT Projects have changed
actual street connections and access points. Finally, the changing funding sources, particularly `
NTCOO and the County have led to other suggestions in this plan.
All of these things have led to staff to suggest a review of the thoroughfare plan. It will help
serve as one of the major building blocks of the Comprehensive Plan. It will help us make
development decisions using a plan that is up-to-date and takes into account the best available
data from other funding agencies. it will also help the City of Denton to act as a regional partner
in Denton County,NTC'OO, and TXDOT Projects and I horough'ue Systems. D
o TIONS
1, Adopt the plan and insure conformity with the Comprehensive Plan.
2. Make rcvisiuna to the plan and insure conformity to the Comprehensive Plan.
3. Keep the existing plan.
F;CONINIF;NDATIONS; Staffrecommends adoption of the plan.
.t
ESTIhtA E[T ) SC' EJ)11 Lr: Or rROJE:CT-; Final approval on December 15, 1999
�\ FISCAL 1,\FOEtbIATION; Adoption of the Plan µill be used as a basis for CIP program.
• Respectfully submitted: ` r
l Rick Svehia
tl ; Deputy City Manager
J
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Why Do We Need to Update our
Current Thoroughfare Pran ? . � ,
+ 1988 Plan Adopted with Denton pevelopment Plan
-Existing Plan
+ Regional Cooperation through NTCOG on the
Regional Transportation Committee and Denton
County Thoroughfare Plan- Updates from Denton
County & NTCOG Plans Underway Now!
♦ Funding cons#raints-TXDOT and City BorFunds
+ 11 years of Public Ir#teraction/Development
Of
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` =°T4 , 4. iA{fit ';•
Why Do We. Need to Update ou r
Current Thoroughfare Plan ?
+ Comprehensive Plan and Growth
Management Strategy
+ Reserve and Build Transportation
Corridors
+ New CIP Under- Consider=ation Now
s `
The Proposed 997 Thoroughfare Plan
+ 1997- Proposal from the 1997 Denton
Development Plan Committee
+ Plan was based on Concentrating all
Density along Major Thoroughfares
+ Plan was not pdopted by City Council
Y
Design Concepts to Consider
( br
+ Space Arterials At 1 . 0 Mile, Collectors-0 . 5 mile ,
+ Protect Loop 288 from US 380 West1to US ,380
East with Controlled Access To Allow Truck
Bypass, May need to Add Elevated Ramps o:n
Ends to Improve Efficiency and Reduce
Intersection Delay
+ Minimize Nymber and LQngth of Bridge
Crossings over Floodplains
+ Adopt Access Management Criteria
+ Integrate Truck Routes in Comprehensive Plan. `
+
4 r
a
Focus on .Quality n•ot. Quajntity
• Design Urban (Curbed Sections) Arterials
with Medians and Turn,, LMes - not
Continuous Turns Lanes(Safety & •
Aesthetics)
ry
• Protect. Corner Clearances to Maximize
Intersection Capacities by Limiting Drives
, and Purchasing Right of Way
r + Space Arterials to allow for future
Synchronized Signals
+' Delete Unnecessary Collector-~
r
Mufti = odai
Trans ortation System
P
+ Roadway System
+ Transit ,
4d
w
+
Walkways
Bikeways
t Airport
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. Inte rate. anal Maximize ° y� �
g
• Multi - Modal S stems
v t ,
♦ Su�port and Enhance the Comprehensive Plan
♦ Re� ionai Systems Need to Supportedr,By or
Oj
Linked to Denton Systems .
♦ Righ# of Way Limitations May Require Emphasis
on Transit or Other Systems Instead of ,j.
Perpetual Roadway Widening ,..
♦ Provide Transfer Stations/Systems
+ Consider the Environment in Decisions
e
♦ Consider Density as Major Issue to Systems
Major Changes in the Proposed
1998 Thoroughfare Plan
• Lo p 288 Concept for West( IH 35 to US 377 )
• Loop, 288 Concept for the East(Spencer Road
to FM 2499 and 2181 )
+ Loop 288 Concept for the South ( FIV1 2181 to
US 377 and Hickory Creek Floodplain Issues )
+ FM 2499 Connecting to I H 35E
+ Develo .ment has changed several corridors
. p g
• a . Lakeview j
• b� Masch Branch Road-Western Blvd
• c. Loop 288 at Stuart and Kings Row (Windsor}
Maj,6r Changbs =Continued
+ Updates from CIP
a . Nio in ham
b . Avenue D `~
c. Loop�288 - Mayhill Connector Between
Loop Y
Loo 288 and Ma hill Road
d . WindRiver from IH 35E to Teasley
+ Cooperation with NTCOG on IH 35E ' Ramps
between State School a.nd Teasley.
+ Cooperation with De ton County Bond Issue
1 � r
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Adopt this Plan -Short Term ?
4 /
+ Hel s Form Preliminary Foundation for
the Comprehensive Plan Process
+ Allows Development Decisions to Occur
Considering Best Available Data vs .
1988
°+ Provides Guidance to Denton County ,
NTCOGI and TXDOT on Mayor Projects
mid Thoroughfare Plan RdIvisions .
r
Decisions/options
+ Approve,, Proposed 1998 Plan °
r + Approve Proposed 1998 Plan with
Changes
+ Keep�1988 Plan Until Comprehensive
Plan is Complete, and Adopt New Plan,
Then `
t
F
Recoi endatlons
+ Staff Recommends that City Council .�
Approve the 1998 Plan
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HANDOUT TO COUNCIL 11/23/98.
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Novcmh,r 17, 1998 .
City Council Member:
Objective
♦ To discuss the benefits of installing bike lanes in Renton,key locations for
inslallat::.n,to meaningfully address "ozone action day" implications, and obstacles '
encountered with Ilre last bike lanes.
Benefits to the Denton Community }?
• easy access around downtown and throughout Den,on. By facilitating easy transport t
to the square, small businesses will benefit, t
♦ contributes to the Denton area's effort to comply with .ccaptable ozone levels,
reducing car emmissions (non-point source air pollution),
1 s+udent transportation (from elementary through university level) made more safe 3,
♦ traffic reduced throughout the city and local neighborhoods, this includes parking
areas. `
♦ reduced need to own a car, for those who cannot afford one or who choose not to p+
drive one
♦ people using any alternative method oftrcnsportation will have a safe place to travel ,r
(including roller-bleders, those using strollers,etc )
These bcncfits deepen the sense of community in Penton and will continue into to
the long-term future, making ttcnton a more sustainable community. Money That is
currently lxing spend on car maintenance, fuel,and car N irts could be retained witFin
the community or spent on local knuine.sses. In conclusion,the above benefits are r my
the toginning to a more tighdly•w•oven, long-lasting community. 99
Costs Involved
Currently,a community project is underway,The fry Street I'Ianning tYojccl. Nike �t4
lanes could easily lv incorporated in this effort to build a better community. ht
addition,various citizens of I1,•nton are willing to be members of a sub•commillee to '
help choose the most advantageous locations for bike paths or to volunteer their
vrvices in maintenance. I'Ieasc refer to the listed names.
t'd
Ohslacles of the fast lr4
Penton can learn from its past by eliminating problems that have been encountered
previously. Such problems include, Mir mauttenance of paths,cars parking on the
paths and the paths loin unused. 111c bike `oaths could have °Adopt-a•Spot"just as
the to id areas do, Pry ticketing cars who park illegally on the paths, this behaviour
would dramatically decrease, If both of the above two circumstances occur,the paths
will be free of cars and debris and readily available to the overwhelming number of
• cyclists who promote safety, Q
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HANDOUT TO COUNCIL 11/23/98. 'y
The Future of Denton
Animal Control
Presented Gy Becky Sere Parton. foster parent
Special thanks to DAC personnel 8 animal welfare groups in attendance r1
+ Background Statistics
• DAC had to euthanize over 2000 cats and dogs within just the
first 9 months of 1998. Most were healthy, friendly animals. ^
Current Conditions
• Animal welfare I rescue organizations must adopt an animal 'y
as if it were to be their own pet. Pre-paid vet receipts roust be
shown, a $10 fee per animal must be paid, and follow-up
contracts must be returned.
i Associated Results "
• Since rescue groups already spend more money per animal
than they recoup through adoptions, the $10 fee is a barrier.
The pre:-paid vet receipts are difficult to get since rescue.
groups +ormally are b;fled after the treatment is done. The y
extra pages of follow-up paperwork are cumbersome.
Proposed Solution a
• A change in the ;ity ordinance is needed which allows
O approved animal welfare organizations the ability to "transfer"
an animal without the associated fees / paperwork with the
guarantee that Denton citizens still receive first chance at
adopting the animals (Various methods available}
± Achievable Outcome
• Denton tax payers will see an economical benefit since there O •
�,v is a cost associated with each animal euthanized
More rescue groups will take more animals from DAC thereby
reducing the number of adoptable animals dying.
• DAC staff/ officers will have less paperwork to track i
Supporting documentation available
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CIJYUl iLWIbVILIy—iuvuvvu_ vrrlr+��
TRANSFER OF ANIMAL CUSTODY
AEW ING AGENCY / ORGANIZATION
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Agent:y,(A(PI"/a'tiurl
Autl+uw nll l)cl sun 8 _--_--
ftI H ASING AGENCY
City of Levoisvdle-Animal Control
I, U, Box 299002 3.
Lcwiswlle, IX 75026 •9402
f'h';nle
(972) 2`19-34M
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_ ANIMALS LA ING TMIJSFEIIREU
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thr ur,vr i' �1 me+,rll aOQnoy, Y11C IF.e:elkVir„1 urJ('Nq)' Sht+ll irl i�rr� Ih;If tlTin4lCfTCC) £1nIIT131S ftf(! !
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MEMO w6m"pmftft milli
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TOTAL ANIMALS I j
SHELTERED
(rrorincluding HHdllje)
JANUARY 1998 - SEPTEMBER 1998
# lloused for City 2596
Total 3396
# lloused far Other Ageucles 800
# Euthanfzed 2129
# Adopted 668 Total 3396
# Returned to Owner 579
# Died in Kennel 20
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JANUAR Y 1998 - SEPTEMBER 1998
# lloassed for Qv 1566
Total 2200
# lloused for Other Agencies 634
# Eullianized 1196
# Adopted 465 Total 2200
# Returned to Owner 532
# Died In Kennel 7
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# lloused for City 1030
Total 1196
# !loused jor Other Agencies 166
# Euthaniced 933
# Adopted 203 Total 1196
# Returned to Ossner 47
# Died In Kennel 13
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ANIMALS
be registered is incapable of procreation shall be charged a fee established by the city council
and on file in the office of the city s uetary. There shall be no registration fee for any police "
canine.
�i
(c) Registration certificates; identification tags.
(1) Upon proper registration of the animal and payment ofthe proper fee,the owner shall a
k(
be issued s registration certificate and animal identification tag which shall be valid ,
for one(1)year.The certificate shall contain the name and address of the owner of the
animal, the effective date,a description of the animal and such other information as 4"
the animal control officer deems necessary, .rf
(2) The is shall be affixed to the collar or hamess of the animal registered and the owner ,
shall cause the collar or harness with the affixed tag to be wom at all times by the
animal.
(3) It shall be unlawful fu: anyperson to alter or obliter" any information contained on
a current identification tag.
(4) if such tag is lost or d<.,;+oyed, the owner shall obtain a duplicate upon payment of a zS `
fee established by the city council and on file in the office of the city secretary.
(Code 1966,1 4.23;Ord.No.89-115,111,9-5-89;Ord, No.90.146, 11, 10.2.90;Ord.No. 94.069, 1
1 111, 4.19.94)
Bee, 6.32. Vaccination )(clogs and cats.
(a) The owner of any dog or cat shell have such dog or cat vaccinated against tables by the
time it Is four(4)months of age and within each subseclueat twelve-month Interval thereafter. +
After immunization, a licensed veterinarian shall issue to the owner of the animal a vaccine• y;;
tlon certificate In a form approved by the state department of health and a metal tag to be worn
by the dog or cat on a collar or harness for one (1)year.
(b) It shall be unlawful for any person to knowingly use a certificate of vaccination or tag
for any dog or cal other than the one for which it was Issued. iF
(c) A person commits an offense if the reran knowingly Is in '
pe g y possession of a dog or cat �
that has not been vaccinated against rabies by a licensed veterinarian. It is a defense to
prosecution under this section that the dog or cat was younger than four(4) months of age.
(Code IOU), 1 4.31; Ord. No. 89115, 1 It, 9.5.89)
f Sec. 0.83. Adoption of dogli i id cats. j r
The xnirnnl cool r n I center shall be authorized to place for adoption dugs or cats impounded 1
by the city under the following conditions; 0
(1) The nnimnl control officer shall be the Pule Judge as to whether a dog or cat is healthy
enough for adol tion However, much decision by the animal control officer to permit
adoption of a particular dog or cot shall not constitute a warranty, expressed or
implied, of the health or age of the animal
Popp K.. . 401
32 x 1 0
ONUMN
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,
ANIMALS 6'36
y
(5) Any person having possession of or responsibility for an adopted dog or cat from the
animal control center shall immediately notify the center if such animal escapee or
becomes or appears to become sick or dies before the animal has been vaccinated "Y
against rabies and distemper and spayed,neutered or otherwise permanently steril-
ized.
(6) The city manager is authorized to adopt written administrative policies, regulations
and procedures as deemed necessary to further the intent and conditions listed In this {,r
section for the adoption of dogs and cats from the animal control center.Such policies,
regulations and procedures shall not con@ict with state law or other provisions of this
chapter.
(Code 1966, 1 4.32; Ord. No 89.116, 111, 9-5-89)
li
,
Sec. 6.34. Release of impounded dogs and cats; fees.
7b redeem an Impounded dog or cat, the owner of the dog or cat shall: N,
(1) Pay the animal control center all applicable fees and costs as enumerated in article III k`
of this chapter; and
(2) Pay a licensed veterinarian, unless the owner has an unexpired rabies vaccination
cerVilcate for the dog or cat, a rabies vaccination fee for the immunization of the ;
animal and bring the receipt of such payment to the animal control center.
(Code 1966, 14-33;Ord, No. 85.73. 1 I, 4.2.85;Ord, No. 89.116, 1 11, 9-6-89)
See, 6.35. Disposal of dead animals. t
(a) It shall be unlawful for any person to place,put or leave a dead animal upon a public l
place, street, alley, right-of-way, or public way or in any solid waste container or upon the
properly of another person without the other person's consent. ,
(b) All veterinarians and residents shall be changed a fee established by the city council
and an file in the office of the city secretary for each trip by city employees to pick up one(1)
~ or more dead animals.All dead animal$shall be placed In a sealed plastic bag prior to pickup '
* by city employees. Any veterinarian requesting pickup of a dead animal shall, In order to i
receive pickup service for animals weighing over thirty-five (35) pounds, provide loading as,
t
sistancc to city employees at the time of pickup.
(c) All veterinarians and residents bringing dead animals to the city's unlmal control
facility shall be assessed and pay a disposal roe per trip, as established by the city council and
n file in the ogee of the city secre(ary, prinr to acceptance of the carcasses for disposal. 0
(d) It shall be unlawful for any person to place or leave an animal carcass at the city's ,
animal control cruder, excrpl at times when such center is open to the public and a city
employee is available to receive such carcass.
.4upp No s 405
32 x1 ❑
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Suggested Policy Definitions 1 Strategies
• Approved animal welfare organizations - A 501 (3)ic) non-profit group whose
bylaws Include provisions for spay/neuter mandates. Local groups should
include, but are not limited to
• DHS • Denton Humane Society
e HSL - Humane Society of Lewisville
e FMHS • Flower Mound Humane Society
• STARS - Save the Animal Rescue Society
• ARL • Animal Rescue League
e HART
• CPR - Companion Pet Rescue i
p
• Trans fer - To move the legal responsibility of an animal from one entity to
F' another, In this case, transferred animals to approved organizations would
occur without the representative paying a fee, providing vet receipts, or f
completing paperwork other than the 'transfer' agreement,
i
There are several ways to Insure citizens get first choice for adipting
e Animals that are scheduled to be euthenized the next day (i.e, no one has
wanted to adopt them) can have different color cage tags. t
• Only citizens could be allowed to put "holds" on animals,
e Welfare groups could be required to wait until a certain time of the day to
take available animals.
Ya
x.
I would be willing to design a computer program that serves several purposes ;
• The program would let animal welfare groups select a menu option to see which
animals have been tagged "ready for a rescue group to take". It would save the
office staff a great deal of time because we could check the status of any
animal and get the Information (sex, available date, age, etc.) ourselves,
e The program would also let the public see what animals were available, They
• :ould also use help screens to read about adoption procedures.
e Tho program would allow the officers to quickly know how many animals were f 1 -
there, how many were scheduled to be euthanlzed any given day, etc.
32 x 10
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