HomeMy WebLinkAbout05-21 - 22-1999
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May 21-22,1999
'Agenda Packet
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AGENDA
CITY OF DENTON CITY COUNCIL
MAY 21.22,1999
Annual Planning Session of the City of Denton City Council on Friday, May 21, 1999 at
9;00 a.m. and Saturday, May 22, 1949 at 8:34 a.m. at the Marriott Solana, Education
Center, S Village Circle, Westlake, Texas, at which the following items will be
considered;
F lr day. Mav ? I,J1' Q.Q
9:00 a.m.
L Call to Order and Welcome - Mayor Jack Miller
11. Introductory Remarks - City Manager Michael W. kz
111. Receive a report, hold a discussion and give staff direction on the draft
comprehensive plan including, but not limited to, the following sections and
major issues:
L Thresholds
2. Schools
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3. Land Use Chapters
a. Housing & Residential Land Uses
b. Commercial Land Uses
C. Industrial Lard Uses
d. Civic & Institutional Land Uses
T. Special Distri.ts
City Core
Lake Ray Roberts
d. Recommended Land Use Plan
5. Maintenance & Cnforcerr,ent
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6. Implementation Strategy
7. Major Issues A
a. Residential Density
b. Residential Diversity f
Affordable Housing 1
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City of Denton City Council
Annual Planning Session
May 21.22, 1999
Page 3
► Manufactured Housing
► University / Student Housing
► Multi-Family Housing
C. Annexation Strategy
d. Floodplain Preservation. Full or Partial
► Dedication
► I urchase
► Mitigation
► Transfer of Development Rights (TDR)
► Parks Dedication Ordinance compliance
C. Undeveloped Land with Incompatible Zoning
f Infill Incentives
g. Tax Base / Land Use Balance
h. Other Issues concerning the comprehensive plan
1. Maintenance Funding
J. Future Directions
I. Development Code R^.write
Zoning Code I
Subdivision Regulations
s CC / P&Z Review Reduction
Budget Proposal
2. CIP
3. Funding Implications
k. Public Review Meetings and Council Adoption Schedule '
,Sa(g(dAy. May 22.1994
8:30 I'm•
1 1. Review, discuss and give staff direction regarding the 1998.1999 Targets and
2004 Goals Including the following:
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► Affirmative Action
► Electric Deregulation
► Lalor funding
► Robson Development
► Budget 1999
► CIP Bond Program rr'
► Impact Fees
► Comprehensive Plan
► Annexation Policy and Planning I
► Economic Development Evaluation and Direction
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City of Denton City Council
Annual Planning Session h
May 21.22, 1999
Page 3
► City Charter Review
► Zoning Revision
► Tax Abatement policy
► Neighborhood Integrity Direction and Area Planning
► Boards and Commissions Review
► Airport Expansion and Development
► Density/Vested Rights; Policy Direction
ii. Hold a discussion, set the 1994.2000 Targets and give staff direction for action
regarding the targets.
CERTIFICATE
I certify that the above notice of meeting was posted on the bulletin board at the City Hall
of the City of Denton, Texas on the _ day of 1998 at o'clock
(a.m) (P.M)
Jennifer Walters
City Secretary
NOTE: THE MARRIOTT SOLANA EDUCATION CENTER IS ACCESSIBLE IN ACCORDANCE
WITH THE AMERICANS WITH DISABILITIES ACT. THE CITY WILL PROVIDE LSIGN
LANGUAGE INTERPRETERS FOR 'DIE HEARING IMPARIED IF REQUESTt'D AT LEAST 40
HOURS IN ADVANCE OF THE SCHEDULED MEETING. PLEASE CALL THE CITY
SECRETARY'S OFFICE AT 349•1309 OR USE TELECOMMUNICATIONS DtVICES FOR THE
DEAF (TDD) BY CALLING t•800•Rt:LAY•TX SO THAT A SIGN LANGUAGE INTERPRETER CAN
BE SCIEDULED TI (ROUGH THE CITY SECRETARY'S OFFICE.
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CITY OF DENTON CITY COUNCIL
x- ANNUAL PLANNING SESSION `
MAY 21-2211999
FACiLITATORs LYLE SUMEK
APPOINTMENT SCHEDULE
Thumd . May 20.1999
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8,15 a.m. Neal Dwrance
Telephone Interview
Office Number: 898.1975
9:00 a.m. Sandy Kdsloferson
Council Office
City Hall
215 E, McKinney St.
10:00 a.m. Mark Burroughs
Council Office
City Hall
213 E. McKinney St
11:00 a.m. Roni Beasley
Council Office
City Hall
215 E, McKinney St
12:00 noon Mike Cochran
Council Office
City Hall
215 E, McKinney St.
1:00 P.M. Mayor Jack Miller
Mayor's Office
Sty Hall
215 E. McKinney St.
3:00 p.m. Carl Young
Council Office /
City hall r (fY \
21$ E. McKinney St,
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ITINERARY
CITY OF DENTON CITY COUNCIL
ANNUAL PLANNING SESSION
MAY 21-22o 1999
Marriott Solana
5 Village Circle
Westlake, TX 76262
(817) 430.3848 ATTIRE: CasU11
(817) 430.3094 (fax)
Friday. N ..ay_21.1999
8:30 a.m. Arrival and check-in
(Betty will check everyone In and meet you in the lobby
with your key, Luggage will be delivered to your room.)
Continental Breakfast
Education Center, Marriott Solana
9:00 a m. Welcome and introductions
Education Center, Marriott Solana
12:00 Noon Lunch
Cielo Lounge, Marriod Solana
1.30 p.m. [Tanning Session
Education Center, Marriott Solana
3:00 P.M. Break
Education Center, Marriott Solana
3:15 P.M. Session Resumes
Education Center, Marriott Solana
530 P.M. Break before dinner
6:45 p.m. blect In the Lobby A'
Leave for Dinner t /r a
7:00 P.M. Dinner ® Stars fin I
Southlake, TX
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A` ITINERARY
n CITY OR DENTON CITY COUNCIL `
ANNUAL PLANNII is SESSION II
MAY 21.22,1999
Page 2
Saturday. May 22,1999
7:30 a.m. Breakfast
TBA, Marriott Solana
8:30 a.m. Session Resumes
Education Center, Marriott Solana
10:30 a.m. Break
Education Center, Marriott SoLne
10:45 a,ni. Session Resumes
Education Center, Marriott Solana
12:00 Noon Adjourn
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cHux-om Check-out time Is 12;00 Noon. Bring your luggage and your key to Betty
Williams on Saturday morning, She will get everyone checked out and
have your baggage held at the front desk until you are ready to depart,
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TO THE MARRIOTT SOLANA FROM DOWNTOWN DENTON
TAKE I-35W, SOUTH TOWARDS FORT WORTH TO HIGHWAY 114 EAST, FOLLOW
114 EAST THROUGH THE TOWN OF ROANOKE AND SEVERAL STOP LIGHTS, EXIT
KIRKWOOD BLVD., TURN RIGHT, THEN TURN LEFT INTO SOLANA VILLAGE
CENTER, HOTEL IS DIRECTLY AHEAD, FOLLOW MARRIOTT PARKING SIGNS TO
THE LEFT
m
um
lie auu 114
'Go
371 Off 114
ARM
121 +
#p 121 1p
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LmdegWy VA OW Saabs PMMVDMO4 Tsui 9
t Consultant Resume and Qualifications
Lyle I Sumek, President
Lyle Sumek Associates, Inc.
101 Soutbhall Lane, S;lite 400
Maitland, Florida 32751
(407) 660-6600
Acedew
A.S. In Public AdmbnWratloo. So Dkgo scats College, 1961
MS. In Public Admlalatredoo, So Dkgo State CoUM,1%8
/ Ph.D. In Public AdmW*Rtion, Univenhy of Soutberu CaltfortLl& 1911
Lacrtl Covermetlt
Maoegement latent, Chy of Sin Diego, 1963
Mmgewot Aaldeol, Chy of San Diego, 1963 -1968
(Fire Department, Public Works Departmerd, City Council Office)
Udveraltr T"thi ft
Imtrudor, University o f southern Ca tomis, 1970 -1972
Aidad Prokseor, Northern 111lrtob Univerehy,1971-1973
Associate Prokseor ad Anblant Deers Mouldee Campus),
Univenhy of CoWWo,1973 -1979
~£Y~ 8ervlca
Pruned, Sumck Associates, Im. (a Cok►ndo Corpontion),1979 -1991
Praldeuk Lyk Swwk Assocletet, Ino, (a USA Corpondon),1991- Present a A;'
C ~ r
Numerous Publications an Leadenhip AW Tom BuUd4 In Cities
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LaWsibipwd(Ia1540' 14ooonVDWA09 Tau to
References
Chyof Virglnla Bench, virghost City orTallommse, Florkia
)amen L Spore, Cky Manegsr Anb Favor, City Mama
Municipal Ccder City IWI
VkgWa Bach, VA 23456-9001 300 Souh A+1+rms Strod
(137) 427-4242 13a11aha m, FL 32301
Ch y Oarlmd, Texas Cky of Susulu, Florkis
Jeff Muzzy, City Mmga Davkl Solknbagrr, City Meorger
200 North 5a 1563 Fist Shed
Oarlo7 TX 75046 SwoW.s. FL 34236
(972) $30.1616 (941) 954.41M
Cky of Wbuqve, Iowa City of $I Conilo, Caarda
Mike Van Miiligem City Maoaoer Omy Pokomy, City Mamer
C Hail 10190 Sm PsWo Aveoue
130 & Central $1 Cerrito, CA 94530
Dubuque, IA $2001 (510) 215-4300
(319)519-4110
M tyMMa w
are fMac(OorCChMaager Vicki Ehm Ci
City
P.O. Box 1152 777 Pearl Shed
MldWA TX 74702 Bugene, OR 91401
(915) 615.7203 (S41) 682.5010
City of Kent, WashbWon City of Rock 19kod, Winote
Fired IMcFall,,7l Won of Opetatim John Phillips, City Mmger
220 4 Avema South 13213' Amu
Kest, WA 95032 Rock isW 4161202 r'
(206) 859.3337 (309) 793.3321 , r A
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No ~q-02f Item
AGENDA INFORMATION SHEET N•2`-
AGENDA DATE: May 2l';1999
{
DEPARTMENT: Planning& Development E
CMJDCM/ACM: Rick Svehla
SUBJECT
Receive a report, hold a discussion and give staff direction on the draft comprehensive plan
including, but not limited to, the following sections and major Issues:
1. Thresholds
2, Schools
1 Land Use Chapters
a. Housing & Residential Land Uses
b. Commercial Land Uses
a Industrial Land Uses
d. Civic & Institutional Land Uses
e. Special Districts
City Core
Lake Ray Roberts
4. Recommended Land Use Plan
5, Maintenance & Enforcement
6. Implementation Strategy i
7. Major issues
a. Residential Density
b. Residential Diversity
AtfordableHousing i
Manufactured Housing i
s University / Student Housing
Multi-Family Housing
c. Annexation Strategy
d. Floodpialn Preservation; Full or Partial
Dedication
Purchase
Mitigation
Transfer of Development Rights (TDR)
Parks Dedication Ordinance compliance
e Undeveloped Land with Incompatible Zoning
f Infll incentives r '1~ <
S Tar Base / Land Use Balance
h. Other issues concerning the comprehensive plan
Maintenance Funding
Future Directions
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Development Code Rewrite
Zoning Code
• Subdivision Regulations
• CC I P&Z Review Reduction
• Budget Proposal
0 C1P
0 Funding Implications
Public Review Meetings And Council Adoption Schedule
BACKGROUND `
the May 21 , 1999 review session for the draft comprehensive plan is the most intensive of the
review sessions undertaken by City Council. This is the last in a series of six scheduled review
sessions.
The comprehensive plan is the culmination of the Denton Plan Process, which was started in July
1997. Extensive work on plan components has been completed, including Existing Conditions
and Forecasting research, adoption of the Planning Policies in April 1998, and adoption ofthe
Growth Management Strategy in January 1999.
The comprehensive plan has been organized into several chapters, and six review sessions have
been scheduled for Council review and discussion. By May 21", 1999, the draft review process
will be finished, and pending Council direction, staff will offer the plan to the public for review
and comment.
OPTIONS
The review session has been organized to allow for staff presentation of the last section of the I
draft plan, Fol lowing the staff presentation, a list of major Issues has been prepared for Council
discussion and to give statl'direction regarding some of the components of the plan that will ,
require difficult decisions. Any other concerns regarding the plan would be helpful as the draft
plan is prepared for public review. The session will close with discussion regarding future
decisions that must be made regarding the comprehensive plan.
RECOMMENDATION
The Intent of Council review of the draft plan is to prepare the plea for public review. Council Is
not being asked to deliberate on the plan until public comments are.wailabte. Revisions will be
made as per Council instructions, and other improvements will be made as additional chapters of
the plan become available A staff recommendation will be made when the draft plan Is
complete.
ESIUMATED FCHEDULE OF PROJECT ~
City Council + ( W
Meeting Datt Draft Comnrehensive Plan Chanters to W Reviewed
February 23'd, 1999 Introduction, Population Forecasts, & Growth Management Strategy
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March 3d', IM Infrastructure Chapters (Transportati^n, Water,
Wastewater, Stormwater Drainage, S:.hc Waste, Electric Utilities)
April 1 P , 1999 Parks & Open Space, Urban Design, "The Street", & "The Edge"
April 27'h, 1999 Historic Preservation, Public Facilities, & Economic Diversification
May 1 Iu', 1999 Environmental Management & Public Involvement
May 2l', 1999 Land Use Chapter (Residential, Commercial/Retail, Civic/lnstitutional,
(CC Retreat) Industrial, Special Districts), Recommended Land Use Plan,
Implementation Strategy, "Thresholds", "Maintenance / Enforcement", &
School Districts
June -August 1999 Public Review Process
August 1999 Planning & Zoning Commission Public Hearing(s) and Recommendation
September 1999 City Council Public Hearing(s), Revisions, and Adoption
PRIOR ACTION/REVIEW
Major milestones In the development of the Denton Plan include:
July 1997 Denton Plan Process approved by City Council and P&Z
April 7*, 1998 Planning Policies adopted by City Council
January 10, 1999 Growth Management Strategy adopted by City Council
FISCAL INFORMATION
Forecasting and Growth Management Strategy tasks were recently completed by the city's
consultants The remainder ofcomprehensive plan work will be completed by city staff All
departments are involved in the preparation of the plan, A fiscal Impact analysis will be Includ d
In the body of the draft comprehensive plan. '
EXHIBIT
Draft Comprehensive PI&o Notebook (provided separately)
Please bring vow? notebook to the Tuesday, Mai 184 Counfil !lKg&g to Id 1W U&grarr
o1n ebook,I rbaodge. UswN eted to nwke,}penal arna"ememis. glease call the Plaarrbrg
EQ7£f~
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RespectIbIly Submitted
Q M. Hilt r
irector of Planning and Development'
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Leader's Guide 1998-1999 Mayor and City Coupei4'Denton, Ter;+s
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Denton 2004: Our Goals A
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TOP PRIORITY
Effective Transportation System for Moving People
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Balanced, Quality Development with Planned Growth and
Effective Zoning j
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Expanded 'l'ax Base and Job Opportunities Through Attracting
Quality Businesses and Nurturing Existing Businesses
Maintaining Quality Basic Services Provided by the City ,
( Preservation of the Small Town Feeling
Coyydahl 0 1991, Lyle Smelt Assodela, Inc. (P8.101) 77
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Leader's Guide 1998.1999 Mayor and City Council Denton, Texas
Denton 2004: Benchmarks of Success B
TOP PRIORITY
1. Effective Transportation System for Moving People
s Widen Older Part of Loop 288
s Improved Traffic Flow within City
e Link to Regional Transportation, But (Short-Term), Light Rail (Long-Term)
a Enhance Mass Transit in the City
e Improved Traffic Management
e Enhanced Drainage System (Get Witer off of Streets)
a Complete Highway 380
a improve the 1.35 E/Loop 288 Interchange, including Access to Golden Triangle
Mall
• Improve the Railroad Overpass at Eagle and Dallas Drive
e Provide an East/West Thoroughfare for Southeast Denton
2, Balanced, Quality Development with Planned Growth and Effective
Zoning
s Implement City's Comprehensive Plan
s Balance Growth among Industrial, Residential and Retail
is Create Realistic Zoning that Reflects Community Desires
a Create a Dialogue and Achieve a Community Consensus on Growth and Economic
Development
o Preserve the Balance between New and Existing Businesses
• Develop a Strategic Economic Development Plan with Targeted Businesses slid
Goals i'
• Demonstrate City Council Leadership and Courage t '
• Develop Consistent Rules for Investing in the Community f
• Blend Growth with Residential Development
is Define the Ideal Economic Mix to Sustain Our Quality of Life
Copyright C 1998 ' Lyre Sumek Associates, Inc. lP1.101) %s
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Leach's Guide 1998.19995(ayor 6adCq CouninMenion, Texas
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TOP PRIORITY
3. Expanded Tax Base and Job Opportunities Through Attracting Quality
Businesses and Nurturing Existing Businesses
s Increase Median Household Income
• Develop a Strategic Economic Development Plan
• Establish a Corporate Headquarters Zoning along the I-35 West Corridor
• Continue Development of the Airport and Support Businesses at that Location
• Create Infrastructure Support for Community Welcoming of Businesses
s Develop Industrial Parks and Attract Targeted Businesses
s Assist with Expansion of Existing Businesses
s Enhanced Cooperation with Universities and Explore the Idea of a Research Center
4. Maintaining Quality Basic Services Provided by the City
Maintain and Enhance Excellent Police and Fire Services
Support the Staff Budget
• Provide Quality Maintenance of Parks and Other Facilities
• Project and Plan for Future Human Resources Link to Services
• Provide Quality Programs 1-i Staff for Streets and Bridges
• Proactively Pursue Technology Enhancements
• Continue Quality Service to Citizens
• Plan for Growth while Sustaining Existing Quality of Services
5. Preservation of the Small Town Feeling
• Enhanced the Support and Use of Local Small Business, Including the Use of
Incentives
s Continue the Prosperity of the Downtown Square
a Develop Incentives and Strengthen Codes for Historic Preservation
a Initiate Small-Area Planning
• Preserve Topographical and Natural Resources during Development
s Create Zoning to Enhance Architectural Designs, Streets and Walkways ,
s increase Participation in City Programs !
• Work toward Creating a "Walkable Community"
a Encourage and Support Special Events, Festivals, etc,
Copyright 01998: Lyle Sumek AmVisles, Lx, (PI-101) ?9
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Leadet's Guide 1998.19991tayor and City CouncilDeneon, Texas
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Goals for 2004: Mayor and C
City Council Worksheets
tm orraece
GOALS TOP HIGH
TOP PRIORITY
1. Effective Transportation System for Moving People 7
• Widen Older Part of Loop 288
• Improved Traffic Flow within City
• Link to Regional Transportation, Bus (Short-Term), Light Rail
(Long-Term)
• Enhance Mass Transit in the City
• Improved Traffic Management
• Enhanced Drainage System (Get Water off of Streets)
• Complete Highway 380
• Improve the 1.35 E/Imp 288 Interchange, including Access to
Golden Triangle Mali ,
• Improve the Rrilroad Overpass at Eagle and Dallas Drive
• Provide an East/West Thoroughfare for Southeast Denton
2. Balanced, Quality Development with Plaooed Growth sod 6
` Effective Zoning
a Implement City's Comprehensive Plan
• Balance Growth among Industrial, Residential and Retail
• Create Realistic Zoning that Reflects Community Desiree
• Create a Dialogue and Achieve a Community Consensus on
Growth and Economic Development
• Preserve the Balance between New and Existing Businesses
• Develop a Strategic Economic Development Plan with Targcted
Businesses and Goals
• Demonstrate City Council Leadership and Courage k, -
• Develop Consistent Rules rot investing in the Community /
• Blend Growth with Residential Development
• Define the Ideal Economic Mix to Sustain Our Quality of Lire
Copyright 0 1998, Lyle Sumek Assoc isles. Inc, (P8.101) 80
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Leader's Guide 1998-1999 Mayor and City CaunctMenton, Texas
!m Trance
GOALS TOP HIGH
{ TOP PRIORITY
3. Expanded Tax Base and Job Opportunities Through Attracting 6
Quality Businesses and Nurtoriag Existing Businesses
• Increase Median Household Income
• Develop a Strategic Economic Development Plan
e Establish a Corporate Headquarters Zoning along the 1.35 West
Condor
• Continue Development of the Airport and Support Businesses at
that Location
• Create infrastructure Support for Community Welcoming of
Businesses
• Develop Industrial Parks and Attract Targeted Businesses
• Assist with Expansion of Existing Businesses
• Enhanced Cooperation with Universities utd Explore the Idea of
a Research Center
4. Maintain Quality Basle Services Provided by the City 4 i
C • Maintain and Enhance Excellent Police and Fire Services
• Support the Staff Budget
• Provide Quality Maintenance of Parks and Other Facilities
• Project and Plan for Future Human Resources Link to Services
• Provide Quality Programs and Staff for Streets and Bridges
• Proactively Pursue Technology Enhancement ,
• Continue Quality Service to Citizens
• Plan for Growth while Sustaining Existing Quality of Services
5. Preservation of the Small-Town Feeling 4
• Enhanced the Support and Use of Local Small Business,
Including the Use of Incentives
• Continue the Prosperity of the Downtown Square
• Develop Incentives and Strengthen Codes for Historic
Preservation
• Initiate Smali-Ares Planning
a Preserve Topographical and Natural Res turccs during
Development
s Create Zoning to Enhance Architectural Designs, Streets and
Walkways
a Increase Participation In City Programs
a Work towed Creating a "Walkable Community" r.
r.A ~ • Encourage and Support Special Events, Festivals, etc,
Copyright 01998: Lyle Sumek Associates, Ina, (P8.101) 81
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Leader's Guide 1999-1999 Meyor and City Council Denton, Tex3s
Importance s
GOALS TOP HIGH
{ HIGH PRIORITY
6, Attractive Community with Beautiful Entrances, Streetsespes and 2 3
Neighborhoods
Demonstrate Pride in the Physical Look of Our City
• Implement Overlay Zoning
• Enhance Urban Forestation Plan
• Implement Sidewalks, Setbacks and Traffic Calming Measures
• Create Identifiable, Attractive Gateways
• Continue to Support Denton's Main Street Efforts
• Improve the Availability of Affordable Housing
• Continue to Implei;mt the Initiatives fiom the "Vision for
Denton - the 21" Century" Project
s Incorporate Public Art in Projects
7. Preservation of Neighborhood Integrity 2 i
• Planning for Neighborhood Integrity during the Development
Process
• Identify the Perceptiocs and Desires of Neighborhoods
` • Increased Small-Area Planning Efforts
• Reflect Neighborhood Integrity in the City's Comprehensive
Plan
• Treat Neighborhoods Equitably
• Encourage Diversity of Neighborhoods
S. Enhanced Leisure Opportunities Through Additional Parks, Ball 2
Field Development and Expanded Youth Programs
• Complete the Development of the Greenbelt between Lakes Ray
Roberts and Lewisville
• Contir-jo to Work with the School District on Joint Use of
Facilities and Site Acquisition
• Achieve Equality of Facilities throughout the City, including
Practice Fields and Acquisition of New Sites
• Study the Possibility of having a Municipal Golf Course
• Study the Possibility of having a Municipal Zoo
• Continue the Development of Linear Parks for Hike and Bike
Trails and Make them Accessible to Neighborhoods for
Alternative Modes of Transportation J I
• Plan to Protect and Maintain the Integrity of Lake Ray Roberts
( • Expand Use of Pocket Parka
• Implement the Civic Center Park Master Plan
Cop»sht 0 1999. Lyle Sumek Anocletes, Inc. 119.1111 82
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Leader's Guide 1998-1999/Meyorand City Counc&Denton, Texas
i'atr rfa~ct A.
GOALS TOP HIGH
HIGH PRIORITY j
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9. Citizens Involved as Partners In City Government 2 -
a Ensure Effective Boards, Commissions and Committees
• Appropriately Involve Citizens in Decision Making
• Effectively Disseminate L-,formation Using a Variety of
Communication Modes
a Menlor Future Community Leaders
a Increase Citizen Participation in Special Programs such u
COPS
e Expand and Support Neighborhood Involvemont, Including
Neighborhood Associations
• Continue Cooperative Efforts Milt the County, School District
and Corporations
e Increase City Council Presence in the Community
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Copyright O 1991: Lyle Stanek Auociatea, tee. (P6.101) 83
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Denton 2004: Individual Perspective D
Ron[
a Quality Development
a Expand Tax Base
e Look Good
a Small Town Feeling
e Balanced Growth
a Good Roads
Mark
a Viable Electric Service, Financially Stable
a Raise Median Income without Environmental Impact
o Communication with Citizens
a Significant Growth
a Integral Part of Metroplex - Especially Transportation
s Small Town Feeling
a Low Juvenile Crime
Jack
s Courthouse Square: Extension
a University Linked to Square
a People Talking about Denton in the Same Way
a Quality Growth: Shopping, Businesses
a hoop 288. Done
a Loop 380: Done
a 35Intersectiow Done
Copyright C 1998: Lyle sumet Aimetites, Inc. (Piaot) 84
c
cLeader's Guide 1"11.19" Mayor ind City CounciDDenton, TeKu
4
1 f
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Carl
• Electric Deregulation
a African-American and Hispatver Increased Number of City
Employees
• 500 New Homes - Southeast Dento o i
• Charter Revision
o Redistricting: Student Representatian
• Quality Public Housing
a Drainage Prublems Addressed
• More Minority Businesses
• Transportation Projects: Completion
• High Technology, High Paying Jobs
Nell
• Develop Inlergovernmental Cooperation with School District
• Growth that is Homogeneous
• Borden Protected and Growth I
• Attractive Community
C • Workable Comprehensive Plan
• Retain Innovative Approach to City Services
Sandy
• Enhance Our Assets - Keep Our Strength
• Quality Development - Done Right
• Remembering Basic Services: Road, Watet
• Higher Salaried lobs
• "Best Academic" Community
Mike
• Making People Comfortable about City Government
• Managing Growth - Handling Opportunities without Reducing
the Quality of Life
• Addressing Deregulati)n i~
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Copyright 0 399&: Lyle Summit Aimciatet,Inc, puiot) IS
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1 1 1 1 I I
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' ~ 1 11 ~ 11
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Leaders Ouide 1996.1999 Mayor and City CouncilDenion, Texas
Targets in Progress; 1998 A
i
• Affirmative Action
• Electric Deregulation
as Lalor Funding
• Robson Development
• Budget 1999
is C,I.P/Bond Program
- Pnrk Development Action Plan
- Hickory Creek Right-of-Way Acquisitions
• Impact Fees
• Comprehensive Plan
- Denton 2020 Mobility Plan
- Public Facility Plan: Growth
Copyright c 1991: Lyle Sumek Motion, Inc. (P1dDI I 1J
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Leader's Guide ty9tt•1999rtayrr and City CouncilDemon, Tem
it
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Targets in Progress: Worksheets B
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TARGETS FOR ACTION DATE
t. Amrmative Action W98 ,
Diversity Plan
• Review Diversity Pia
c Decision
2. Electric D;regulatloa 7198
• Develop Legislative Strategy
3. Lalor Funding 7198
• Involve Entire Council
• Develop Process Option for Audit Allocation
• Decision: Direction
i. Robson Developmeot 7/98
• Review Ideas
• Decision. Policy Direction
S. Budget 1994 X98
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Copyright V I "I; Lyle 5umekAUoatetee,lne, (PB•IOq s8
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Leader's Guide 1995.1999 Mayor and Ciry CountilDvilon, Texas
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TARGETS FOR ACTION DATE
6. C,I.PJBood Program 8198
• Prepare for Next Program - (1100)
a Involve Community (Similar Process)
• Decision: Direction
Package
Timing
• Coordinate with Sch*)Is
• Incorporate Plans for Vacilitits to Accommodate
Growth
A. Park Development Action Plan
• Review Current Plana
a Evaluate Community Needs Today and
In the Future
s Determine Specific Projects
• Decision: Priority
C Funding
B. Hickory Creek Right-o6Wsy Actinisidoos
i
7. Impact Fces 10/90
is Test Assumptions
• Complete Report
• Decision, Direction
8. Comprehensive Plan 1199
as Adjust Process
w • Complete Plan
A. Deolon 2020 Mobility Plan
• Expand to Complete Mobility Plan
(Long-Term)
• Link to Comprehensive Plan
B. Pablk Facility Plant Growth
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Targets In Progress: Calendar 1998 C
JUNE JULY AUGUST OCTOBER JAMFARY 1499
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I, Affirmative Action 1. Electric Deregulation 1. Budget 1999 1. Impact Fees 1. Comprehensive Plan
2. Lalor Funding 2. C.I.PJBond Program A. Denton 2020
Mobility Plan
3. Robson Development A. Park Development
Action Pion 8. Public Facility Plan:
Omwth
B. Hickory Creek
Right-of-Way
Acquisitions
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Copyright & Lyle Snmek Avocfates, Eric. (wot) 90
k 1999 TAW,
TOP 1 , ACTION DATE
Comprehensive Plan Summer 19"
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Economic 'Development:
1.
Evaluation and Policy I 1 '
Election
Charter Review
+ II 1
Ate I I I I I I'
and Model for Future Plans
Boards and Commissions: and Revl3lon 1
Airport Expansion I Development
1 Policy Rights: Direction 11
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TOP PRIORITY
Annexation Policy and Planning
Economic Development Evaluation and Direction 1
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City Charters Review
Zonings Revision
Tax Abatement Policy
HIGH PRIORITY
Neighborhood Integrity Direction and Area Planning
Boards and Commissions Review and Revision
Airport Expansion and Development s r~~ r
{ Density/Vested Rigbtss Policy Direction
Copyright C I"S LyleSumek Asroclstes,Inc, (PS-101) 92
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Leader's Guide 199$• 1999'Mayor and City Council Denton, Texas
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Action Agenda 1999 B
TOP PRIORITY j
1. Annexation Policy Rod P1100168
a Review Current Policies and Plans
• ldentify Potential Annexation Areas 1
• Determine Policy Direction, Including Denton's Extra•Territiorial
f Jurisdiction and How it Rflsles to Future Annexations
a Develop Action Plan with Time Frame
• Protect the Hickory Creek WatenheO
2. Ecor-jmk Development Evaluation and Direction ,
• Review Existing Programs and Responsibilities
• Establish Criteria
• Evaluate Effectiveness
• Explore Approaches Used by Other Cities
• Establish Goals and Policy Direction
• Work with Universities
• Revise Programs, Activities and Levels of Funding
a Define the Roles of the City in Relation to the Chamber of Commerce
• Address the Revitalization of Bolden Triangle Mali and industrial Parks
J. City Cbarter Review
• Identify Attu to be Addressed
a Develop Process for Staff
• Appoint Charter Review Committee
• Make Revisions
• Set an Election Date
Copyright 0 1996: Lyle Sumetr Arfotisles, triC (PS-101) 93
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ltdes'r Guide 1998.1999 ]uteyor Ind Ciry Council Denton, Taus
{ TOP PRIORITY
4. Revise Zoolol
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• Link to City's Comprehensive Plan
• Revise Zoning Ordinance, including Overlay District
• Make Final Decision
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S. Tax Abatement Policy
• Develop Policy Options and Tools
• Make Final Policy Decision
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Copyrllhi 0 1991: Lyk Sumek Amcklet, Inc, (PI-101) 14
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x.
HIGH PRIORITY
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6. Neighborhood Integrity - Direction and Area Mansisg
• Complete Fry Street Area Plan j
• Initiate Downtown Ara Plan l
• Review List of Potential Areas {
a Review Current Activities j
• Prioritize Arena for Future Consideration
• Decide on City's Relationship with Neighborhood Associations
7. Boards and Commisdost Review and Revision
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• Review Purposes and Membership
• Refine Board and Commission Structure
• Develop Appointment Membership Process
( • Link to Charter Revision
8. Alrport Eipasslos and Development
• Continue Runway Expansion
• Support Airport Board to Acquire Tower
• Decide on CIP Funding
• Evaluate u Possible Enlerprlie Fund
9. DentltyA'ested Rights - Policy Direction
• Review Density
• Make Find Dalsion
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Leadcr'i Guide 1998.1999 Mayor snd City Council Denion, Tt%is
C Targets for 1999: Mayor and
City Council Worksheets
Jae orraMee
GOALS TOP HIGH
TOP PPIORITY
I, Annexation Policy rod Flailing
o Review Current Policies and Plans
a hantify Potential Annexation Area
a Determine Policy Direction, including Denton' j Extra.
Territiorial Jurisdiction and Now it Relates to Future
Annexations
s Develop Action Plan with Time Frame
a Protect the Hickory Creek Watenhed
2. Economic Development Evaluation and Direction 6
a Review Existing Programs and Responsibilities
a Establish Criteria
a Evaluate Efrectiveness
a Explore Approaches Used by Other Cities
o Establish Goals and Policy Direction
a Work with Universities
a Revise Programs, Activities and Levels of Funding
a Define the Roles of the City In Relation to the Chamber of
Commerce
a Address the Revitalization of Golden Triangle Mall and
Industrial Parks
1. City Charters Review ;
a Identify Areas to be Addressed i
e Develop Process for Staff
e Appoint Charter Review Committee
a Make Revisions
a Set an Election Date
Copyright C1991 Lyle SumekAisoeletes,Inc (Pt•IOt} 96
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Leader's Guide 1998.1999 Mayor and City Count&Dcnlon, Texts
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Importance
GOALS TOP HIGH
TOP PRIORITY
I
a. Revise Zoolog q
a Link to City's Comprehensive Plan
s Revise Zoning Ordinance, including Overlay Districts
s Make Final Decision
S. Tax AbateolM Polity 4
s Develop Policy Options and tools
s Make Final Policy Decision
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COALS TOP HIGH
HIGH PRIORITY
6. Neighborhood Integrity - Direction sod Area Planning 3 6
a Complete Fry Street Area Plan
s initiate Downtown Area Plan E
• Review Lid of Potential Areas I
s Review Current Activities
• Prioddze Areas for Future Consideration
e Decide on City's Relationship with Neighborhood Associations
7. Boards and Commissions Review sod I.evidon 3 6
s Re%iew Purposes and Membership
a Refine Board and Commission Structure
s Develop Appointment Membership Process
a Link to Charter Revision
8. Airport Expooslor and Development 3 4
s Continue Runway Expansion
a Support Airport Board to Acq, re Tower
• Decide on CIP Funding
s Evaluate as Possible Enterprise Fund
9. DensitylVested Rights - Policy Direction 3 4
a Review Density
a Make Final Division
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GOALS _ TOP HIGH i JI
TOP PRIORITY
1. Information Technology Action Plan 1 2
• Review Current Needs and Technology
• Review Action Plar.
• Incorporate into Bridget
• Decision: Committee's Future
1. Affirmative Action: Implementstlue 1 2
a Action in Fire Department
• Continue Progress in City
3. to nil Housing Strategy 1 2
a Develop Plan for the Phoenix Complex
y • Develop Strategy for More Public Housing (Housing Authority)
• Review Housing Data
4. "Walkable" Community Strategy - i
• Incorporate "Walkable' Desilp Adjacent to Schools, Shopping
Area
• Accelerate Sidcwalk Development: Funding
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f AGENDA INFORMATION SHEET
` AGENDA DATE: May 20,1999
DEPARTMENT: Planning & Development
CM/DCM/ACM; Rick Svehla
EJECT
Receive a report, hold a discussion and give staff direction on the draft comprehensive plan
including, but not limited to, the following sections and major issues:
1, Thresholds
2, Schools
3. Land Use Chapters
a. Housing & Residential Land Uses
b. Commercial Land Uses
c. Industrial Land Uses
d. Civic & Institutional Land Uses
e. Special Districts
► City Core
► Lake Ray Roberts
( 4. Recoe;mcnded Land Use Plan
3. Maintenance & Enforcement
6. Implementation Strategy
Y. Major Issues
a. Residential Density
b. Residential Diversity
► Affordable Housing
► Manufaclured Housing
► University / Student Housing
► Multi-Family Housing
c. Annexation Strategy
d. Floodplain Preservation: Full or Partial
► Dedication
► Purchase
► Mitigation
► Transfer of Development Rights (TDR)
► Parks Dedication Ordinance compliance
c. Undeveloped Land with Incompatible Coning
f Inlill ln:entives
g. Tax Vase / Land Use Valance (rr ,
h. Other ii;ues conceming the comprehensive p1,rn
► N1aintcnancc Funding +
> Future Directions
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• Development Code Rewrite
~s - Zoning Code
- Subdivision Regulations
- CC I P&Z Review Reduction
- Budget Proposal
CIP
Funding Implications
Public Review Meetings and Council Adoption Schedule
BACKGROUND
The May 21", 1999 review session for the draft comprehensive plan is the most intensive of the
review sessions undertaken by City Council. This is the last in a series of six scheduled review
sessions.
The comprehensive plan is the culmination of the Denton Plen Process, which was started in July f
1997. Extensive work on plan components has been completed, including Existing Conditions
and Forecasting research, adoi #ion of the Planning Policies in April 1998, rnd adoption of the
Growth Management Strategy h. January 1999.
The comprehensive plan has been organized into several chapters, and six review sessions have
been scheduled for Council review and discussion. By May 21",1999, the draft review process
will be finished, and pending Council direction, staff will offer the plan to the public for review
and comment.
2PTIONS
The review session has been organized to allow for staff presentation of the iast section of the
draft plan. Following the staff presentation, a list of major issues has been prepared for Council
discussion and to give staff direction regarding some of the components of the plan that will
require difficult decisions. Any other concerns regarding the plan would be helpful as the draft
plan is prepared for public review. The session will close with discussion regarding future
decisions that must be made regarding the comprehensive plan.
RECOMMENDATION
The intent of Council review of the draft plan is to prepare the plan for public review. Council is
not being esked to deliberate on the pla. until public comments are available. Revisions will be
made as per Council instructions, and other improvements will be made as additional chapters of
the plan become available. A staff recommendation will be made when the draft plan is
complete.
E$TiA7"ED SCHEDULE OF PROJECT
Clty Council
I cello Dale Drafl Comprehensive Plan Chanters to be Reviewed
February 23rd, 1999 Introduction, Population Forecasts, & Growth Management Strategy
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March 3e, IM Infrastructure Chapters (Transportation, Water,
Wastewater, Stormwater Drainage, Solid Waste, Electric Utilities)
April l3t'. 1999 Parks & Open Space, Urban Design, `T'he Street", & "Me Edge"
April 27" , 1999 Historic Preservation, Public Facilities, & Economic Diversification
May 11',1999 Environmental Management & Public Involvement
May 21", 1999 Land Use Chapters (Residential, Commercial/Retail, Civic/lnstitutional,
(CC Retreat) Industrial, Special Districts), Recommended Land Use Plan,
Implementation Strategy, "Thresholds", "Maintenance / Enforcement", &
School Districts
June - August 1999 Public Review Process
August 1999 Planning & Zoning Commission Public Hearing(,) and Recommendation
September 1999 City Council Public Hearing(s), Revisions, and Adoption
PRIOR ACTION/REVIE%
Major milestones in the development of the Denton Plan include:
July 1997 Denton Plan Process approved by City Counf7il and P&Z
Apri 17" , 1998 Planning Policies adopted by City Council
January 10, 1999 Growth Management Strategy adopted by City Council }
C FISCAL INFORMATION
Forecasting and Growth Management Strategy tasks were recently completed by the city's
consultants. The remainder of comprehensive plan work will be completed by city staff. All
departments are involved in the preparation of the plan A fiscal impact analysis will be included
in the body of the dr'ait comprehensive plan.
EXHIBITS
Draft Comprehensive Plan Nottlook (provided separately)
Please brlnr Jour notebook to the Tuesday, May 18'a Council meerhgja la ala~yg&e ty&
notebooks that erentn .
P~jyou need to make sgec'al arrangements. pfeaae call the Plannfnf
o(17ee.
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Respectfully Submitted:
id M. lain
( Diroclot of Planning and Development
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C TABLE OF CONTENTS
Draft Denton Comprehensive Plan May 21",1999
.Revised March 30', 1999, except as noted
1. Message from the Mayor and City Council (Rniew Pending) Page 1
1L Message fro m the City Manager (Review Pending) Page 2
Ill. Denton Pl=L-9 Page 2
A, Dcnton's Chatter Page 2
B. Denton's Planning History Page 3
IV. Statement of Puroos • Page 3
A. The Planning Pr.cass Page 6
B. The Comprehensive Plan & Development Process Page 7
C. City of Denton Vision Statement Page g
D. Piaraung Policies Page 10
E. Public Involvement Page 10
V. xisling Conditioua and Geoaraohic Context Page 1I
A. Regional Page I I
B. City of Denton Page 13
( VI.tg Local Economy Page 21
A. Land Use Pa;'a 21
B. Tax Base Page 21
C. Employment Page 21
r D. Sales Page 22
E. Household Income Page 22
miff= MMMEM
Revised btarch 30", 1999
L Oily Background Page 1
11. Market Position Page 1
III. Population Overvie Page 2
IV. )`I91 Q&C.ID S11X Page t
V. halation Estima!as Page 3
VI. Growth Areas Page S
Rn'hrd March iii ,1999 1
1. DDvelopmcnt Suitability Page I
A. Development Suitability Page I
B. Composite Analysis Page I
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It. Alternative Development Scenarios Page 4
A. Corridor Scenario Page 4 b
B. Urban Centers Scenario Page 4
C. Neighborhood Centers Scenario Page 4
D. Compact Growth Scenario Page 4
Ill. Growth Management Strateav Page 6
A. Policies Page 6
B. Growth Management Strategy Assumptions Page 8
C. Specific Aspects if the Growth Management Strategy Page 9
IV. Implementation Tools Page 13
OffirrIVIVE
City Council Retreat May21",1999
1. $.i1.t1I9]p[y Page 1
A. Housing is the Predominant Land Use in Denton Page 1
B. Jobs & Housing Growth Imbalance Page I
C. Density Guidelines Page i
D. Forecast of Increase in Population Page I
E. Household Size Page 2
F. Changes in Population Density Page 2
0. Annual Forecast Growth Rates Page 2
H. Foreca: L Residential Land Consumption Page 2
1. Residential Land Use Issues Page 3
It, Introduction Page 3
A. Diminishing Density Page 4
III. Existing Condit,gpg Page6
A. Housing Supply & Demand Page 6
B. Housing Costs Page 8 {
C. Housing Tenure Page 8
D. Household Characteristics Page 9
L. Zoning Holding Capacity Page 10
F. Location of Recent Residential Development Page I I
G. Publicly Assisted & Special Needs Housing Page 12
IV. Land Use Issues Page 13
A. Residential Land Use Page 13
B. Housing Page 18
V. Policies Page 19
A. Housing Policies Page 19
B. Neighborhood Policies Page 20
Vl. Future Residential Development Needs Page 21
A. Residential Land Needs Page 21
B. Residential Target Dcnsitiesby Land Area Page 23
C. Residential Impact Fees & Housing Incentives Page 23
D. Manufactured Housing Page 24 A
VII. Coals & Strategies Page 25 I f -
A. Residential Land Use Page 23
B. Housing Page 28 '
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City Council Retreat May 21"91999 •
1. ;timm.~y Page I
11. lntyduction Page I
A. Role of Commercial Activity Page 1
B. Economic Development Page 2
C. Physical Development Page 2
III. Existing Conditions Page 2
A. Development Pattern Page 2
B. Existing Zoning Page 3
C. Market Area Demand Page 3
D. Recent Sales Activity Page 5
E. Available Ilousehold Income Page 5
F. Tax Base Page 5
0. Land Use Ratios Page 6
11. Existing Commercial Development Page 6
1. Future Commercial Development Pag- 7
3. Proposed Commercial Development Classifications Page 7
K. Design Criteria & Standards for Activity Centers Page 10
L. Land Use Issues P age 14
IV. Goals & Strategics Page 14
4. Organize Commercial Land Uses Page 14
B. Develop Design Standards Page 16
C. Maintain a Diversity of Land Uses in the Community Page 17
City Council Retreat May 21 ,1999
I 1
L lntroduction Page 1
A, lndusirialCenters Page 1
B. }employment Centers Page t
11, Existing Conditions Page 2
A. Existing Industrial Zoning Page 2
B, Existing Industrial Development Page 2
C. Industrial Centers Page 3
D. Empooyment Centers Page 6
_U Page 10
11I. jm
A. Cl araaerization of Industrial & Light Industrial Uses P age 10
B. Role of Transporuslion Network Page 10
1V. Goals & Strategies Page 10
A. Zoning Page 10
B. Infrastructure Page I I
C. Marketing Page 11 i
D. University Role Page l l A,
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\ I. Summ Page I
11, Introduction Page 1
A. Definition Page I
B. Policies Page I
C. Role of the Universities & Schools Page I
D. impact on Tax Base Page 2
Ill. jsstin Cg_Andi mi Page 2
A. Overview Page 2
B. Rights-of-way Page 2
C. Municipal Page 3
D. Denton Independent School District Page 3 1
E. Universities Page 3
F. County Page 3
0. State Page 3
11. Federal Page 3
1. Churches & OthcrNon•pro flits Page 4
1. Summary Page 4
IV. Issues Page 4
V. Coals & Strated Page 4
A. Goals Page 4
B. Strategies Page 5
City Council Retreat May 21",1999
1. Introduction Page I
11. Special Districts Page 1
A. Downtown University Core Area Page I
B. Ray Roberts Lake Page 2
C, Denton Municipal Airport Page b
City Council Review April 27 7, 1999 (RnJsed May 21, 1999)
1. Introduction Page I
il. Existing Conditions Pagel
A. Taxable Value Page I
B. Workforce Page 4
III, Policies Page 8
IV. Opals &._Straleeies Page 8
A. Employment Opportunity Page 8
B. Local & Small Businesses Page 9
C. Workforce Page 10,
D. Development Incentives Page 10
E. Industry Recruitment Page I I
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City Council Review March 3 0", 1999
1• Introduction Page
IL Existing Cotdidons Paget
111. PQliel~ Page 3
IV. Goals and Strategies Page 4
A. Environmental Stewardship Page 4
B. Changing & Managing Travel Demand and Travel Behavior Page S
C. Land Use and Transportation Page S
D. Use of Streets Page 7
E. Level of Service Page 9
F. Parking Page 9
0. Transit Page I I
H. Pedestrians and Bicycles Page 13
1. Moving Goods and Services Page 17
J. Municipal Airport Page 17
K. Intelligent Transportation Systems Page 21 j
L. Transportation Financing Page 21 1
City Council Review March 3 ,1999 (Revised May T1,1999)
1. Introduction Page I
Ii. Existing Conditions Page 1
A. Water Supply Reservoirs Page 1
B. Lake Lewisville Water Treatment Plant Page 4
C. Ground Water Supplies Page 4
D. Watt- Storage Page 4
E. D06bution System Page 7
111. E9IWU Page 7 I 3
IV. Goal and Strategies Page 8
A. Goals Page 8
B. Strategics Page 9
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City Council Review March 3 0", 1999 (Revised May 21, 1999)
1. Introduction Page I
IL Existing Conditions Page 2
A. Centralized Treatment Facility Page 1
B. Pecan Creek Basin Page 1
C. Cooper Ct xk Basin Page 5
D. Hickory Creek Basin Page 5
E. Clear Creek Basin Page 5
III. Policies Page 5
1V. Goals and Strategies Page 6
A. Goals Page 6
B. Strategies Page 7
City Council Review March 30', 1999 (Revised May 21, 1999)
1. Introduction Page 1
11. Existing Conditions Paget
A. Channels Page 2
B. Streets & Culverts Page 2
C. Pipe Systems Page 3 I
D Creek Crossings Page 3
E. Detention Ponds Page 3
F. Flood Warning System Page 3
111. Policies Page 4
IV. GIs and Strategies Page 4
A. Goals Page 4
B. Strategies Page 5
City Council Review bforch 30", 1999 (Revised May 21o 1999)
I. Introduction Page 1 {
11. Existi y Conditions Page I
A. The City of Denton Landfill Page 1
B. Waste Collection Page 2
C. Recycling Centers Page 2
III. Petocics Page 3
IV. Goals and Strategies Page 3
A. Goals Page 3 ~c
B. Strategies Page3
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rr City Council Review March 3 ,1999 (Revised May 21,1999)
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1. Introductio Page 1
IL F,- istiny Conditions Page 1
A. Service Territory Page 1
B. Generation Page I
C. Transmission, Distribution and Fiber Page 2
Ill. Policies Page 2
IV. Goals and Strategies Page: 2
A. Goals Page 2
B. Strategics Page 3
City Council Review April 13' ,1999
1. Introduction Page 1
If. Existing Conditions Page 1
A. Inventoryof Properties & Facilities Page 1
B. Existing Service Plans & Strategies Page 3
C. Planned Capital Improvements Page 3
D. Summary of Citizen Survey Results Page 4
E. Emerging Trends in Park & Recreation Services Page 4
Ill. Planning Policies Page S
IV. Facility & Service Standards Page 5
A. Park Classifications, Acreage Standards & Service Llements Page 5
B. Facility Standards Page 6
V. ImpZjcations of the Growth Mana¢ement Stride ¢v Page 6 j
VI. GoGo ls_gigq Page 9 1
A. Distribution of Parks Page 9
B. Park & Open Space Acquisition Page 10
C. Financial Effectiveness Page 10
D. Responsiveness Page 10 i
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it. Fxisti ditions Page 2
A. Air Page 3
B. Water Page 8
C. Soil Page 15
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IV. Goals & Strategies Page 17 4 "
A. Ecosystem Management Page 17
B. Air Page 20.
C. Watcr Page 20
D. Soil Page 21
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Ciry Council Review April 21', 1999(Revised May 11,1999)
1. Introducthi~ Page I
11. Existing Conditions Page 1
A. General Government Page I
B. Public Safety Page I
C. Parks & Recreation Page 3
D. Libraries Page 3
E. Denton Airport Page 3
Ill. Policies Page4
IV. Goals & Strategies Page 4
A. General Government Page 4
B. Public Safety Page 5
C. Parks & Recreation Page 6
D. Libraries Page 7
E. Denton Airport Page 8
F. General Public Facilities Goals & Strategies Page 8
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City Council Review April 13', 1999 (Revised May 21,1999)
1. Introduction Page 1
IL Urban Design Character Analvsis Page 2
A. The Image of the City: Legibility Page 2
B. Movement Through the Urban Environment: Permeability Page 11
C. Buildings & Character Page 13
D. Opportunities & Constraints Page 14
111. Utbanbesien Policies Page Is
IV, pesim Goals & Strategies Page 19
A. Urban Structure Page 20
B. Urban Design Page 25
C. Architectural Design Page 32
D. Context & Dislincliveness Page 38 j
E. Development in Environmentally Sensitive Locations Page 40
F. Public Art Page 42 j
G. Urban Design Diagram Page 44
V. 511gific Design Guidance Page 44
A. Conservation of the Historic Environment Pnge 45
B. Transportation Infrastructure Page 49
C. Neighborhood Districts & Mixed Use Design Page 53
D. Signage Page57
E. Communications Page 58 I'
F. Monitoring & Evaluation Page 54 ?
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City Council Rcwiew April 21', 1999
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1. Introduction Page I
11. Existing Conditions Page l
111, Goals & StratUies Page 2
A. Historic Districts Page 2
B. Historic Tourism Page 2
C. Historic Sites Page 5
D. Archeological Resoui,;es Page S
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CiO, Council Review April 13"', 1999
{
1. Introduction Page I
11. Street Development Page 2 J
A. Neighborhood Streets & Alleys Page2
B. Collector Streets Page 6
C. Arterials Page 10
D. Street Standards Comparison Page 11
E. Retrofit & Reconstruction Page 13
Ili. JJje Street & Ailev Page 13
A. Neighborhood Streets Page 13
B. Commercial/Mixed Use Center Collectors Page 14
C. Arterials Page 14
D. Shared Duct Banks Page 15
IV. Strecl Aesthetics Page 15
f A. Materials Page 13
B. Lfghting Page 16
C. Signage Page 16
D, Landscape Design Page 16
E. Furniture Page 17
F. Transit Page 17
G. Information Systems Page 17 { i
H. Public Parking Page 18
I. Public Art Page 18
1. Urban Design Page l8
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City Council Review April 13'") 1999
1. Introduction Page I
11. ExislineConditions Page2
Ill. Qeneral Policies Page 4
1V. Specific Polite Page 4
V. Recommendations Page 5 .
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City Council Retreat May 11',1999
I, Letter to Mike 1e~ Page I
II. Letter to Dr, Bra~AcU Page 2
III, Long Range Plan; Development Assessment Page 3
A. Capacity Page 3
B. Financial Page 4
C. Projected Student Growth Page 5
D. Single-family Residential Multiplier Page 5
E. Multi-family Residential Multiplier Page 7
F. Anticipated Facility Needs Page 8
0. Planning Projection I age 8
11. Conclusions Page 9
1, Projected Student Impact Page I I
7. DISD Study Areas Page 12
K Current Capacity vs. Future Need Page 13
L. New Facilities Construction Timztable Page 14
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City Council Review Alay 21',1999
1. Introduction Page 1
11. Existing Condit Page 1
A, Public Assets Page 1
B. Inspections & Enforcement Page 2
ill, Wisio Page 3
I[. Ooa1s & Stratcg}~g Page 3
A. Public Assets Page 3
B. Inspections & Enforcement Page 4
City Council Retdew May 110 1999 j
11 Introduction Page I
11. Policies Page
111. Public Inyelvemenl Oblectives Page 2
IV. Public Involvement Planninu Page 3
V, Public Noti ficatien Page 3
VI. Public Educ°tion Page4
VI[. Public Participation Page 5
City CouncilReview Alay 21°,1999 , A
1. Land Use Plan Exhibit
II. Implementation Page 1.18
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Section 4 Housing and Residential Land Use
Summary
A. 1101)SING IS THE PREDOMINANT LAND USE IN DENTQN
i
Housing and residential land use is one of the most important factors considered in the Comprehensive
Plan. Residential land uses account for roughly one-half of the current developed land in the city, and as
population increases the amount of land used for housing is likely to surpass the land used for supporting
non-residentiat purposes. Housing is important, not only in Its own right, but also because it strongly
influences the size afthepopulation and its balance of demographic factors, such as household size, age
and income.
D. JOBS & HOUSING GRORTH IMBALANCE.
'I
In recent years, the growth of employment has dramatically outpace the growth of population in the
City of Denton. This has been a major factor in increasing apartment rents and housing prices. There
have been more new jobs than new housing units. In the period 1990 to 1998, the estimated employ.
ment in Denton increased by 31% (from 37,050 to 48,450 non-construction jobs), while the estimated
population increased by only 10% (from 66,274 to 73,050). Many people who work in Denton cannot
afford to buy a home in Denton, and are thus forced to live elsewhere. This imbalance between the
location ofjobs and housing forces many into long commutes and results in increased traffic congestion
on the City's roads. Traffic congestion will get worse unless Der ton and other cities in the area take
action to provide adequate and diverse housing opportunities so the people may truly live, work, play
and learn in Denton,
C. DENSITYGUIDELINES
The Growth Managtmcnt Strategy and Plan provides guidelines for future tesidential land develop.
merit. An average of 3 to 4 units per gross acre of developed land is projected for single-family, neigh-
borhood-oriented residential development; however, new development may range from 1 to 8 units per
acre, depending on the market and the location of development relative to the transportation system and
other land uses, Multi-family residential development within mixed-use and higher density neighbor-
hoods is projected at an average density of 14 units per gross acre of developed land with a likely range
of 8 to 50 units per acre. Outside the range of city services, large-lot, single-family development at 1
unit per 2 acres is anticipated.
D. FORECAST OF INCREASE IN POPULATION
Population of 213,000 is projected to livr, to the 250 square mile Denton Area by the year 2010, an
additional 127,600 people. About 90%, or 192,000, are expected to live within the Cityof Denton, an
increase of 119,000 over the estimated 1998 population of about 73,000.
C.Wy 0.eurtxnb'Cat~ehemire plan'rv4 Vw'Nanirjp63 EXHIBITA t .
Draft Denton Corniorehensla ilan may 21.1
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E. HOUSEHOLDSI2E
Denton's current mix of families and households results in very urban demographics. The average \
household size in Denton in 1990 was 2.3 persons per household, compared to 2.7 per household for
Denton County and the Metroplex. Generally, household sizes are becoming smaller over time. In f
Denton in 1960, the average household size was 3.0. However, this trend may not hold true in Denton
over the next fewycars. The rapidly increasing single-fzmily residential n, arket will likely attract many
more yc+ing families to the city, while the percentage of multi-family housh & units will shrink over the
planning period. As a result of these factors, a constant household size factor is used to forecast popu-
lation;2.8 persons per single-family housing unit and 1.8 persons per multi-family housing unit.
F. CHANGES IN POPULATION DENSITI
The Growth Management Strategy estimates a demand for approximately 49,000 additional housing
units to accommodate 119,000 more people within the Denton urbanizing area by the year 2020. It is
projected that the City in 2020 could encompass 101 square mile and have a population of 192,000,
compared to an area of 56 square miles and an estimated population of 13,050 in 1998. As a result, the
projected density of the city will increase from 1,304 people per square mile in 1998 to an estimated
1,895 people per square mile in 2020. In 1998, the average density of sampled Dallas - Fort Worth
Metroplex cities was 2,461 prople p-s gross square mile and 3,678 people per developed square mile.
G. At2NVA1, FORECAST GROWTH RATF1
Recent residential development has been more Intense in the last year than for the previous ten years. In
1998, the city issued building pem uts for 1,089 additional housing units, a 3.3% increase in the housing
stock. The population forecast for the Planning Area used for the Growth Management Strategy used ! i
an accelerating annual population increase from approximately 2.2% in 1999 to 5.06/oby the year 2004,
with the annual number of new resident increasing until the year 2014 and then holding steady at an j
annual increase of 7,700, or approximately 3,300 additional housing units each year. The average
annual growth rate is approximately 4,01/c over the 22-year period from 1998 to 2020 and the average
annual increase in population within the city is 5,400.
IL FORECAST RESIDENTIAL. LAND CONSUMPTION
The estimated increase in residential housing units are of three types: multi-family, neighborhood ori-
ented single-family, and large lot single-family. Cucnerally, multi-family and neighborhood oriented single-
family residential development will take place within the City of Denton, while large lot single-family
residences that rely on individual septic disposal systems will be developed outside the provision of city
servicesinDenion'sextraterritorialjurisdiction. Based on anticipated residential development patterns
within the Denton urbanizing area, 8,790 acres (13.7 square miles) of land will be required to accomma
date an additional 49,000 housing units. Outside the urbanizing sees, approximately 11,336 acres (17.7 A
square miles) will be required to accommodate an additional $,700 low density single-family housing
units.
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C:'My Uxun&ts'Camp cfmu1ve pt KUsd U,mOming p65 EXHIBIT A 2 'i
Draft Denton o I n a 21,1999
( 1. RESIDENTIAL ANDUSEVSSVES
Housing and residential land use issues include the following:
• Sprawl and inefficient provision oftrban services;
4 Neighborhood protection;
Manufactured housing siting;
Walkable neighborhoods and convenient neighborhood services;
Housing density;
Housing affordability; and,
Housing accessibility.
It
brlroducifon
Housing has different meaning to different people. Some people envision a faun with acreage, while
others think of an apartment on the Square. Home ownership continues to be an important element of
the American Dream. Housing construction and land costs have made this goal of many households
much more difficult to achieve, and growth intensities the competition and demand for existinghomes.
Homes that are similar to each other tend to be concentrated in one area, a pbanomenon that creates
neighborhoods based on income. Development and lending practices are markerdriver, and construe-
lion that is affordable for low and modc,,ate income households is becoming more and more rare. Be- i
cause of their potentially greater Impact on infrastructure, higher density apartmerts and manufactured
housing should be located with great care.
NrIgh borhoods can be defined in many ways, but for the purposes of The Denton Plan, they are viewed
as clusters of residcmial development that share a varietyof functional and social ties. Neighborhoods
form the background of Denton's citizenry; these areas are where people live. Neighborhoods are
expectad lobe safe and secure, places of quality where families thrive and children go to school and play.
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Neighborhoods face challenges as well. Low income an 1 minority neighborhoods need revitalization
assistance. Other neighborhoods feel overwhelmed by traffic congestion and development that out-
strips the city's ability to provide schools and other services. An increasing body of knoMedge Indicates
that large-lot, single-use neighborhood subdivisions contribute to urban sprawl, causing city infrastrue-
lure systems to be stressed and inefficient. Men services are inefficiently p.~ovided, tax dollars are not
spent wisciv. A recent seriesofnational debates has also focused on the relationship between neighbor-
hood design and quality of life. Current zoning trends tend to separate land uses from each other,
increasing the need to travel and promoting social isolation forthe less mobile members of theeommu-
nity, primarily the young, the elderly, andthedisabled, These subdivision practices have been found to
contribute to increased vehicle use, vehicle speeds and thoroughfare traffic congestion. These issues r ` t
must be understood as Denton's future Is planned. !
Re3ldenrialland use accounts for about 40 percent of all current developed land in the city. In 1998,
there were 35,744 total acres within the City boundary. According to data from the City's land use
inventory 18,318 acres, or 51.2 percent, were developed, 17,426 acres, or 48.8 percent were developed
(Table4 1).
Draft Denton
Figurt 1.1 Pereeotases or Figure 4.11 Residential to Non-RaldtnBd
Developed Land In Denton Development In Denton 1 > >
SIM '
k
A. DIMINISHING DENSITY
At the end of World War Table 4.1 City of Mo on
It the City of Denton was Developed Land by Use -1999
a vary urban, densely Land Use Acres rc-rmenf- 11"'s 130ilty
populated city. It is this
periad and development single- a
pattern that long-time resi- il e. affu r Met
dents refer to as "the good o e a ,
old days", Denton in 1945 on- all d en a
had apopulation of 16,282 u a
I%:ithin 3.21 square miles, ommacia M
me ,
a density of over 5,000 rts on
people per square mile. ar
The development pattern -T,7r-a, F n
was comprised of gridded ofaTNon-Residen a 7, 599
streets, with relatively urce: o non annny pa mre n -
small lots and many ereas
of mixed uses containing
single- and multifamily residences, stores, and offices, From 1945 to 1970, the city added area at a
much greater rate L 3n the rate of population increase. The area within the city Increased nine-fold,
while the population increased by about 2Y, times. Since 1970, the population density has remained
veryconstant; 1,361 persons per square mile in 1970 and 1,340 persons per square mile in 1999 (Table
4.2).
"""Ta~T•'~L'tiy oT>~ o0
Pol, .ration and Density 1945.1999
err M opu a 3oe nsi y
(Sq. Miles) (PopJSq.Mi)
4 Z8Z ,
NOT- ____T27_ W6,1144 2,911
299 --39,T74
19 N T 48,05 1,399
9
73,UUQ -1,340
rce: ry non artn na art 't opmt ,
C:Jdy'arumen~`Comprofien,he plu,l[inA U~eWwninj p63 EKHIRITA 4
ICI ,III III IIII111( 11111 II C~II rl~l~l' Phil
0 7- halt ,`f
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Mil WI.A.WPI"
in Wl~
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i
Draft Denton m r h n v Ian a 21199
Existing Conditions
Denton's single-family homes come in many styles, sizes and ages. In the much-admired, historic core
of the community, older stone bungalows and clapboard sided mansions exist side-by-side. Many dwell.
ings in the older part of Denton would today be classified as accessory dwellings: dwellings such as an
apartment above a garage or at the rear of a home that is secondary to the primary residence on the
property.
The trend in newer residential development hasbcen toward subdivisions and neighborhoods that have
similar chamcteristics. Zoning that has been in place since 1969 and lending practices that minimize
lenders' risk have led to conformity ofthe newcr housing stock, compared to the diverse housing built
in the city prior to 1969, the year the city's first zoning ordinance was enacted.
The University of North Texas and Texas Woman's University play a significant role in the demand for
housing in the city. Because of arclativelyyoung, transient, and very mobile university-relatedpopula.
tion, Denton has a greater percentage of multi-family dwelling units that any other community in the
Dallas/Fort Worth metroplex, There is a wido variety of rental multi-family housing types, ranging from
duplexes to large apartment complexes that orfet many amenities, such as clubhouses, pools, and secu-
rity.
I
The nearly equal mix of single- and multi•f amity housing currently in Denton produces household chat i
acteristics that are very unusual. Denton has an unusually large number of households that have only
one or two people, resulting in an average household sire of 2.3 persons per household that is about
201/6 less than the average household size elsewhere in the region.
A. HOUSING SUrB Y 4j DEMAND
Growth in the local and regional economies depends in large part on the community's ability to house its
population. In 1990, there were nearly 29,000 housing units in the city, with an almost equal distribut' on
between single-fami ly and multi-family units, and an o•rerall vacancy rate of 16"/0.
1. Supply
Since 1990 the housing supply In Denton' as increased at a slow rate, although multi-family horu.ing
has increased rapidly since 1996 and aingle.ramilyhousing increased dramatic ally In1998, Du;ing
the period, the housing stock in Denton increased by 11%, or about 1.2% annually, to a 1999
housing stock of nearly 32,000 dwelling units.
Building permit activity since 1990 indicates tha changing demands for housing, particularly since
1995. In 1998, the number ornew housing units permitted was more than twice the annual average ! -
sincei990, in the last three years, permitted multi-family units have been greater thin single-damily
permitted units, but since 1990 more single family units have been permitted than multi-family units. {
C.wfybxumrnU'Conpn:Amflve pim~Ixd VuVtuwina p65 EXHIBITA 6 .
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Dr C D n m r iv 21, 1999
2. Demand
no best Indicators of housing demand are local and regional job creation and economic activity.
Regional job creation and in-migration is a critical factor in the population forecasts completed for
The Dentun Plan. Since 1990, the D/rW metroplex has had a 3% annual growth rate of non-
construction employment. Denton has Increased at an even greater annual growth rate, 3.6% per
year on average, ;
The volume of gross industrial sales Is another indicator of economic activity and housing demand.
Since 1990, retail sales in Denton have increased by 95%, an annual growth rate of SAW from
$153,149,063 in the second quarter of 1990 to $299,116,037 in the second quarter of 1998, the
latest data available. Sales in Denton for all industrial sectors increased by 45% during the same
period, an annual growth tale of 4.4%.
Even though sales activity in Denton has been relatively robust since 1990, the city has lost market I
share within Denton County. In 1990, the city accounted for 42% of all Denton County retail sales,
but by 1998 its share had shrunk to 29%. In 1490, the city accounted for 49% of gross sales for all
industries, but by 1998 its ~h ire had shrunk to 31 This trend parallels Demon's share of popula-
tion in Denton County, but on a more compressed and accelerated curve. In 1960, the City of
Denton accounted for 56.5% of all population in Denton County, but by 1998, its share of popula-
tion had decreased to 19.5% of all County population.
Overall, it appears that since 1990, the supply of housing has been dramatically outpaced by the
demand for dousing. The supply of housing has increased at a rate of 1.2% per year while the
creation of non-construction jobs has increased at an annual rate of 3.6% per year and gross sales for
all industries have 'ncreased at an annual rata of 4.4%.
The C ity's population forecast and required housi .g to satisfy this demand is displayed in the follow-
ing table (Table 4.4). The forecast provides on average annual growth 4-ale of about 4s; and antici-
pates that the City's population will doubla by the year 2014. The housing mix between single- I
family and multi-family housing will shift toward a dominance by single-family housing,
!I
Tabli 4. ett fo-s r an ne Area an Denton Flonning Area
Estimates of Population and Housing Units
1998.2020
plennini Urbsnieina
Atm lug
79!taF,TLL'ti I'on ETin'iCr""-'-
T09B,Ure (5giuFi FtdeL. 13,350
I'kVu- tif=`pa`5quuu"e Mile
IQ:Q o u iEioai~iTihute`-
Wr IN
Itl2Qu a un gnaw e i
141.33) 11 L.bs-i
se`m upu a on j '
1340 1149 ~ /Ar r
CFanae ins a amt y PcpZelron K 1,
Muse M rulUFo-11Y70i 7,1a
wr k'Flndiy M 19Q1b5
m J rru - e y ni -r ,
ourc : D'MkFtmr"-T a o tr
Cwtyr)xumnUTor"hniiveplai4*ndLWll minap6S EXH1BITA 7
Draft 21, 1999
3. Houslag Prices
Housing price is the reflection of supply of and demand for housing. The recent trend of rapidly 1
rising housing prices is an indicator of demand outstripping supply. From 1993 through 1998, the
median sales price of all housing transactions in the Denton Multiple Listing Service (MLS) area
increased by 60%, from $80,000 in 1993 to $127,800 in 1998. In 11993, half of all houses sold In
Denton sold for leas than $80,000. In 1998, only 1 of every six houses sold for less than $ 80,000.
B. NQUSING COSTS
The cost of buying a house is dependent to a great degree on the prevailing interest rate. For example,
the household income required to support a $125,000 house with a 108/9 mortgage is 34% greater than
the income required if the mortgage was for the same amount but the rate is 6%.
In 1997, the annual median household income in the city was estimated at $31,804. The median price of
houses sold in the Denton MLS area was 5118,300, or 3.7 limes the median household income. De-
pending on interest rates, a household can usually afford a house valued at 2'/11 to 3 times their annual
household income.
In 1998, the average permitted value of newly cc Aructed single-family homes was about 5133,000.
This value is calculated using an average value per square foot of S49. In reality, the market rate per
square foot for new construction is more like $65 to $70 per square foot. If the average permitted value
i, innated to reflect the market value per square foot, the average value of anew single-family home in
Denton in 1998 was more like $183,000. If the telat;rnship between median and average household
incomes remains the same in 1997 as in the 1990 census, the average household incomA In Denton in
1997 was about 42,780. 1 he average housing price in 1998 was then 4 to 4'/, times the average income.
C. IIOUSING lfiNURE 4
Housing tenure is a leading indicator in communities that desire to create or maintain a"sense ofplace".
Home ownership can indicate the level of commitment that residents have for their community. Denton,
c: 39%, has the lowest percentage of owner-occupied housing units within the Dallas/Fort Worth
metroplex. The large number of university-related households is asihnirwantfactor contributing to the
low percentage of owner-occupied housing. The growth of UNT and TWU has paralleled the decline in
owner-occupancy rate in the city. In 1960, the city's percentage of owner-occupied housing was rela-
tivcly close to the state-wide rate, but by 1990 the city's owner-occupancy rate was less than 2/3 that of
Texas.
i
With respect to housing tenure, Denton is a much different place than it was In 1960. In 1960, the City
of Denton's population of 26,844 represented more than 56% of all the population in Denton County.
Since then, Denton has become a much smaller percentage of the Benton County population (less than i ,
20% in 1998) and housing tenure has shined dramatically toward rental housing. More than twice as
z ! l r
many renter-occupied units have been added to the housing supply than owner-occupied units. Be-
twcen 1960 and 1990,12,636 additional renter-occupied housing units were added to the city, account-
ing for 70 percent of all new housing units adl:d to the city's housing stock.
Rental housing in the city is not only prevalent In typical multi-family structures, but extends to single-
C,wsr Wcumrn~~Cunprehnu~vr plm'Tand Uujlaus 4 p6! EXHIBITA !
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I
Drat' Denton o r siv 1 n May 21, I,999
family residences and mobile homes as well. In 1990, more than 1 of every four (280/*) single-family
residence in Denton was renter-occupied. In addition, more than 30% of all mobile homes were renter
occupied.
i
The period from 1990 through 1998 has somewhat reversed the rental housing boom In Denton from
1960 through 1990. Since 1990,59% of all housing units permitted have been single-family residences,
either detached or attached, compared to just 30% of the housing units added from 1960 to 1990.
D. HOUSFHOLD CHARACTERISTICS
Understanding household size, income and composition is critical to understanding the city's housing
needs. Denton has household demographics that are clearly different from the rest of Denton County.
The city's households are ver)• arban in character: household sizr, is smaller, households are younger, the
percentage of traditional families is smaller, and people and families are poorer than characteristics of
the balance of the County.
1. Household Size
Since 1960, the last census when owner-occupancy in Denton resembled state-wide data, the aver-
age household size in Denton has decreased from 3.0 to 2.3 persons per household. The median
household size is significantly less than 2,0 persons per household; 66% of all households in the City
have only one or two persons, according to the 1990 census.
A policy decision by the universities may be singularly responsible for both the decrease in owner-
occupancy and household size in Denton; both indicators of community stability and sense of place,
In 1970, the group quartrrs population in Denton was 6,929, mostly college students living in dorms,
accounting for 17% of all population in I enton. In 1990, virtually the same number of residents
lived in group quarters, 6,994, but a significant increase in population in Jails and nursing homes had
occurred, resulting in an actual decline in the number of college students living in dormitories,
During this period, enrollment in the two universities increased rapidly, with more students living
off-campus in rental housing. From 1960 to 1990, the average household lize in Denton went from
3.0 to 2.3, so that in 1990 it was roughly 20% less than the balance of Denton County, 23 versus 2,9
per household. From 1960 to 1990, owner-occupied housing units decreased from 60% to 39% of
all housing in Denton.
University policy to expand enrollment without on-campus housing has resulted In many of the
negative characteristics seen in the community today. Principally, the need for students to live off.
campus has resulted in a large percentage of rental, multifamily housing units, which in turn ;ias
resulted in the need for transportation to ana from home to campus and work. It has r;so lead to
many students living outofthecity. This has resulted in traffic congestion and paiking, constraints
throughout the community, two of the most often-heard complaints about growth in general that are ,
hcardtoday. A policy of the universities to take responsibility for housing more students on. campus
!
would result in reduced traffic, reduced parking demand, Increased pride of ownership and a mute
walkable community.
i
4
C,Ny Dour teTompmhwslveplv'JAndUw1louelnrp63 EXHIBITA 9 .
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1
rtm
. c ,
1
c
llr f May 21.1999
2. Household Income
Household income is another important element In the housing and residential land use equation. `
Denton is the historic center of Denton County. As late as 1970, the population of the City of
Denton accounted for more than half the total population of Denton County. By 1990, the city's
share of county ~ )pulation had decreased to less than 25% of total county population. 1998 popu-
lation estimates show Denton with less than 201/6 of total county population. Denton still har a
concentration of the county's poor p:r ons, households and families. 19% of all persons, 22%of all
households, and 10%ofall families In Denton In 1990 lived in poverty, The percentage of families
living in poverty In the balance of the county is 3%. Person and household measures may rellxt
student-related population, but the percentage of families living in poverty In Denton has little to do
with the universities. The city had more than half of all persons and households in Denton County
that lived in poverty and nearly halfof ell families.
Denton also lags considerably behind the rest of Denton County in terms of household (64% or
County), family (76% or County) and per capita (68% of County) income.
3, Household Composition
Household composition Is important in understanding the demand for each type of housing in the
community. Denton hasasignificantmajorityofsmall households. Two ofevery three households
have only one or two people; only I of every five households has more than three people,
I
Denton has an unusually small percentage of residents that live in family households (64%), com-
pared to other cities in the m.a (85 - 95%).
E. ZONING HOLDING CAPACITY
Zoning-based holding capacity models of a city can predict its ultimate population, based on a set of
assumptions about future development patterns and densities. The analysis does not attempt to predict
the time at which the ultimate population will be reached. Basic assumptions are developed regarding
the land area, zoning and development patterns, and economic rclatiotships.
Analysis indicates that there are 22,858 acres available for residential development within the City of
Denton and its surrounded ETI. With current zoning and assumed development patterns, this land has
a capacity to hold 107,587 housing units, an average density of 4.7 units per acre, including both single.
and multi-family development.
Currently within the city there are 31,934 housing units on 7,465 acres, an average density of 4.3 units
pcracre, The zoning-based holding capacity analysis indicates that the city and its surrounded ETJ can
accommodate an additional 73,653 housing units consistent with existing development patterns. At an
average household site of 23 persons per unit, there is enough land surrowtded by the 1999 city bound- ,
ary to accommodate an additional population of about 175,000 persons, if all land is developed to
capacity,
I. Easily Developable Land 1
The holding capacity analysis changes somewhat if environmental considerations such as floodplain
preservation are taken into consideration.
eVdrnocom Lm onVnhendrepton%[AMUO1t mrp63 EXHIPITA 10 .
V
U
Draft Denton Comnrehenalve Pla MAY 21,
r Analysis indicates that there are 18,960 acres net of Iloodplain available for reek itial development
1 within the City of Denton and its surrounded ETJ. With current zoning and am, A development
patterns, this land bass capacity to hold 91,108 housing units, an average density ,f 4.8 units per
►sre, including both single- and multi-family development.
The zoning-based holding capacit., analysis indicates that the city and its surrounded ETJ can sc•
commodate an additional 59,174 housing units consistent with existing development patterns and
preserving all iloodplain from potential future development. At an average household size of 2.3
persons per unit, there Is enough land surrounded by the 1999 city boundary to accommodate an
additional population of aboL ! 1300 persons, if all land is developed to capacity. This would
accommodate the population ct ..,000 projected to live within the City of Denton by the year
2020 within the 71 square mile currently within the City and its enveloped ETJ.
F. LOCATION OF RECENT RFSIDFNTIAL DEVEIAPME
Recent residential platting activity has been concentrated in southern Denton, in & triangle formed by I•
35 W and l•35E. This is where the largest inventory of vacant land within the City is located and reflects
the market pressures for development that are moving up I.33E and 1-35W from Dallas and Fort Worth.
In 1998, 75% of all single-family lots approved through final plats were located in the southern triangle.
I lowever, the number of acres platted accounted for only 47% of all the land that was final platted for
single-family use. One very large, low-density subdivision In far-east Denton skews the data with re-
spect to platted land area,
Because there are large tracts of undeveloped land and the road system can accommodate development,
the southem triangle area wil I continue to see the bulk of platting and development activity in the next
several years,
Figure 4.41998 Major Residential Final Plats In South Denton
C
-`1 N1dS1YM
C.wy Daummuti wVni tWWe ptmltm6 LWPawlaa p6! EXHIBITA its
Draft Denton Continrehensive Plan May 21, 1999
Figure 4.5 Recent Major Ma111-Famlly Development Activity Since 1997
3 ~A
i
4
s
_ a
i'h e.Rw, C''^!f."•p, Sl. ii' fit, ~~s ~ v
5 i'tmlly` ! rf a dPOOt,, 1960 5+" I
'~CCO; i~G e
Vii. atp ~ 3><tr ~ 1a
,q~t;Be b`ou eY
0. PUBLICLY ASSISTED A SPECIAL. NiE)! DS HOItSIriC
The 1995 Consolidated Plan for Housing and Community Development documents the extent of pub-
licly assisted and special needs housing In Denton. The City of Denton and three other entities are the
primary providers of assisted housing in the City,
1. The City or Denlon
The City provides housing assistance to low- and moderate-income households through an array of
programs funded with federal CDBO and HOME funds, Including; Home Buyers Assistance Pro-
gram, Remal Rehabilitation Program, Homeowner Rehabilitation Program, Emergency Rcpair Pro-
gram, and Housing Reconstruction Program. The City recently constructed 4 new single-family
housing units.
2. The Denton Public Housing Authority A -
The PHA owns, maintains and operates 116 dwelling units for low-income families at the Phoenix
Apartments, 140 units for low-income elderly at Heritage Oaks, and 24 units for low-Income elderly
at Pecan Place. In addition, it manages 445 Section 8 vouchers and 652 Section 8 certificates that
provide rental assistance to low-income households.
c,w(yn«um WCwTKtw,eiveplml"LheVt"rrii ps! CXHIBITA 12
t
I
Draft MR): 21.12.99
4
t 3. Fairhaven
The Fairhaven Retirement Home, constructed with federal Section 202 (ands, provides 48 units of
low cost housing for persons 62 and older. Nine units are availrrbleunder the Section 8 program. An
additional 40 Section 202 units are under construction at Fair Oaks, scheduled to be available in
1999,
4, Denton Affordable Haasing Corporation
The Denton Affordable Housing Corporation is the only certified Community Housing Develop-
ment Organization that operates in the City. It has provided home ownership opportunities for low-
rnd moderate-income households through the renovation and construction of 16 single-family dwelling
units and owns and operates 12 rental units for low-income households,
i
5, Low Income Rousing Tax Credit Program
There are currently two apartment developments, Country Park and Waterford at Spencer Oaks ?
with combined 276 rental units, that received Low Income Housing Tax Credits to assist develop-
ment. A third project, Pebbleurook with 250 units, Is scheduled for completion in 1999. J
6. Other Speclal Needs Ilousing
A total of 330 units of skilled and intermediate nursing care facilities are available.
t
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Land Use Issrt4s
Many important issues in Denton today, such as
traffic congestion, parking, w ighborhood Integrity
and safety, stem from the way in which the city Is
developing its residential land uses. (Refer to sec- I
tion 19 - Urban Design).
A. RESIDENTIAL LAND USE
1. Incfilclencies of Land Use
Development patterns recently occurring in and
around Denton have not been efficient in terms
of land use. Subdivisions are developed with-
out any contiguity tc other developed area, re-
sulting Ina leapfrog development pattern. In
addition, large amounts of land are tied up in
large-lot subdivisions with densities that are A
more rural in nature than urban,
In planning for a more efficient urban form for
the Denton of the year 2020, the location of
new residential development In undeveloped
C.Wy n,rumen4T(mV0we1'vep1r4vd VsMmilq p6S VANIBIT A 13
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Draft 21,1999
In rill areas that is already served by utilities and roads, as well as areas that are contiguous to devel.
oped areas, is reasonable public policy and should be encouraged through planning and provision of
urban services.
2. Inconsistency of Residential Density Distrib-ition.
Much of the projected urbanizing area is not within the City boundary of Denton and therefore not
subject to any zoning controls. Until these areas are subject to the development management tools
of the City, development may be sporadic and not necessarily in conformance with the Growth
Management Strategy of the City. Much current development outside the City is controlled today
by the minimum lot size required to support an individual septic disposal system. This results in lot
sizes for residential and non-residential uses that are ore acre or greater in size. As these i reas are
provided more urban services and are incorporated into the City, surrounding daveloprnent may be
at much greater densities and carry different expectations about design standards. 'T'hese potential
inconsistencies in development patterns can be more carefully managed through the City's annex-
ation and utility extension policies.
Within the City, there are also many cases where previously accepted densities are inconsistent with
the Growth Management Strategy and with the trend in new residential development patterns. There
is an auitud i in the City that lot size is related to the value of the residence that Is built upon that lot.
Many residents In existing neighborhoods are rightfully driven by a desire to protect the value of
their investment in their home. But they mistakenly equate lot size with quality of residence, In- i
creasingly, bigger and better homes are being built on smaller and smaller lots, many times with
common open spaces set aside for the enjoyment of all members of the neighborhood and commu-
nity. The most easily understood example of this trend is the golf course development, where the
most attractive land is set aside for the golf course and the balance of the land Is developed with
small lots that take advantage of the green, open space created by the golf course. Rather than all 1
homes having there own private open apace, they share a common area that is also available to other
membersofthe community, both physically and visually, Many developers are following this con-
ceps, only without the golf course. Common areas are open created within the tloodplain and
dedicated for public purposes (such as recreation, environmental protection or drainage control)
and homes are developed on smaller lots that share these common open spaces. Recently approved
developments In Denton such at the Preserve at Peen Creek and the Ryan Rancl, have incorporated
these principles.
I
While preservation of home values is an important individual and community objective, the misun-
dcrstanding about lot sizes and residential density should not be allowed to continue, M many cases,
increased density is directly related to increased home value. At its extreme, this Is certainly true.
The most valuable residential real estate In the county is in the central cities of New York, San
Francisco, and Honolulu, the most densely populated areas of the county. Locally, the cities of
Highland Park and University Park in the Dallas area have the highest home values in the metropiex;
thcyare also the mostdensc;y ne, eloped, with densities of 4,076 and6,165 persons per square mile A ,
respectively, In contrast, the eensity of Denton today is 1,314 persons per square mile and In the !
year 2020, with a population of 191,910 within a city area of 101.3 square miles, the City would
have a density of 1,895 persons per square mile.
The Growth Management Strategy Includes a projected density of 3 to 4 units per gross acre ofnew
C wtr tA+cunrn~'Corrpn hm~heptmVind U~t]Iou,M~pnS EXHIBIT A 14
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Draft Denton Comorehenslve Pla May 21,1999
/ single-family residential development. This Is consistent with recent urban development patterns
l and allows for a variety of housing types and lot sizes ranging from 1 to 6 units per acre. A more
dense single-family residential pattern should be allowed when there is common space dedicated for
public purposes and ti-ar neighborhood centers that have such urban features as parks, schools,
libraries, shopping or other neighborhood services.
3. Conflicts Between Land Uses
Conflicting land uses can threaten the vi ability, Identity and quality of life of some residential neigh-
borhoods. Bigboxretail, large scale apartment and officecomplexes and industrialland uses, if not
relegated to areas of the city with proper buffering and supporting infrastructure, can encroach
upon, and in some cases eliminate, the residential character of some neighborhoods. The original
zoning laws of the nation were established to Isolate smokestack industries from residential neigh-
borhoods. But in the last forty years, zoning has contributed to totally isolating single-use zones
from one another. Large houses are isolated from medium-sized houses, which are Isolated from
small houses. The comer grocery store has been zoned off ofthe comer. The typical small town that
so many baby-boomers pine for could no longer be duplicated under most current zoning regula-
tions. Walkable communities that sustain value and resources are unable to be developed today
without special zoning accommodations.
Ilowevcr, many perceived conflicts between land uses are not supported by any factual data. The
size ore single-family lot or house does not necessarily negatively impact the value, quality of life, or
other characteristic of it neighborhood. Small office structures that mimic neighborhood design
features may not negatively impact the value or quality of life of s neighborhood, Small aparlmenl
buildings that accommodate households that are new or old may nct negatively Impact the value or
quality of life of a neighborhood, Small businesses that provide truly neighborhood services and J
mimic the design features of the neighborhood may not negatively Impact the value or quality of life 1
ore neighborhood, In fact, there is a growing body of information that these types of mixed-uses in
neighborhoods add value, and add to the quality of life in neighborhoods.
i
4. Uncoordinated & Inefficlent Service Provision
The Denton Study Area in eludes the current city boundary plus thee ity's extraterritorial j urisdictioa
and is 252 square miles. Wide The City has subdivision and land development authority within its ~
UTJ, enforcement requires the assistance of Denton County officials. City water and wastewater i
;Allies have service areas that extend beyond the projected City boundary into the study area,
Therc are many areas of the city's EV that are completely surrounded by land that is within the City
limits, Tanis situation leads to confusing responsibilities about jurisdiction regarding police and fire
protection and other municipal services. These pockets of land surrounded by the City are not
subject to City zoning. Growth management Is difficult.
i
In addition, there are some existing and several proposed Municipel Utility Districts that provide
services, primarily fresh water districts that purchase water wholesale from the Upper Trinity Re-
gional Water District.
There are also six school districts that extend into the Denton Study Area: Denton, Argyle, Ponder,
Krum, Sanger and Pilot Point. Land use decisions at the edges of these districts that shift one type
C:WyDm~WCor"rtw fnpluladUW)tmArgp6S EXHIBIT A is
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Dral't Denton Cornorehensive Plan May 21, 1999
of use from one district to another can have serious fiscal impacts, f
l
The Orowth Management Strategy proposes that residential development within the urbanising area
should be at urban density of ? to 4 units per gross acre. Outside the urbanizing area, where water
utilities, specifically central wastewater service is not likely, development will probably occur on
largo single-family lots with ammlmum sizeoftwo acres.
Management of the expanding urbanizing area will be crucial. Coordination between the city and
the county, school districts, and any independent utility districts is Important to manage develop-
ment so that util ities and other urban services can be delivered at the lowest possible cost and highest
possible level of service.
S. Role of Manufactured Housing
the rule of rrtpnufactured housing In the community must be resolved. For sometime, City leaders
have struggled with this issue. The character of manufactured housing has been perceived as having
a negative impact on the property value of nearby single-family homes. Current zoning In Denton
allows manufactured housing in parks on less land per unit than traditional single-family housing
with an approved Specific Use Permit within the Agricultural, Commercial, Light Industrial and
Multi •FamilyTwozoning districts. Manufactured housing ofTerstolowandmoderate income house-
holds an option to rental apartment living. It is often the most affordable housing available.
{
he most recently approved manufactured housing in Denton was developed more than twelve
pears ago. In the manufactured housing Industry this time period represents a millennium. Menu.
I actured housing today is not what it was just twelve years ago. Manufactured housing is available
ttat meets the Uniform Building Code, and has such traditional design leatures as two-gory con-
st-uction, wood siding or stucco-ready, high pitched roofs, and upgraded windows and doors,
As the cost of conventional hoaxing increases, the income of a larger segment of the population
loses purchasing power, and the market for housing changes due to changing househald character.
istics, manufactured housing can play an important role in meeting the demands for housing for a
broad segment of the population. If manufactured housing is relegated to seond-class status within
the city through its zoning ordinance, a proliferation of very-low density manufactured housing is
more likely to occur elsewhere within the ET).
6. Downtown Housing
The historic downtown area of Denton o rfem many unique opportunities to play a role in housing a
growing segment of the community; small, non-family households that are interested in living near
where they work, play or go to school. The area generally bounded by Carroll Boulevard, Eagle
Drive. Bell Avenue and Congress Streethas thepotential to add rtanyhousing units within walking
distantevi the university orNorth Texas, Texas Woman's University, parksJobs and entertainment
venues. The area is currently dominated (with the exception of the tourthouse square) by single- i. -
story, under-utilized remnants of 1960 Denton, auto- and construction-oriented service establish-
ments.
Throughout the United States, downtown housing Is currently booming. Cities are reversing along,
steady decline In the number of housing units In their core areas. In Denton, this phenomenon Is
CWyaxum tK4)mprehnufwpknUmdUie4lowinj p61 EXHf61TA 16 ■ j
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ral't Denton Connnirehensive Plan May 21,1999
occurring at a very small scale. Housing units ere being created above stores a few units at a time,
The Pecan Place senior housing project is the largest recent downtown housing project.
I ligh-density, urban-style housing should be encouraged in the downtown area through mixed-use
types of projects. The city can facilitate this development by providing convenient transit service
that connects to the universities, job centers and shopping areas, walkable streets that allowsafe and
pleasant pedestrian cormections from downtown to both universities, and keeping major city institu-
tions such as the library, city hall and police departments in the downtown area.
7. Neighborhood Oriented Services
The concept of mixed-use neighborhoods is a growing trend in the United States, 'e.uning that
allows the location of neighborhood-oriented services, carefully controlled with respect to design
standards and I inkages to the neighborhood, would encourage the concept o f wall. able community,
Since World War li, the growth of single-occupant vehicle use and single-use zoning districts have
combined to isolate residential development from other non•residentiai uses, as well as from other
types of residential uses Largc houses are surrounded by like-sized houses, and smeil houses and
multi family housing are carefully Isolated from all other housing,
Officc and retail uses that arc truly neighborhood oriented and are consistent with neighborhood
character should be allowed to be located within centers created to serve neighborhoods. Design
standards with regard to size and character must be developed to assure neighborhood compatibii-
ity. The zoning ordinance and the design of subdivisions have not allowed for the provision of this
misunderstood, but increasingly popular, characteristic of residential and community development.
g, Variety In Housing
Ore ofthc adopted polirics related tohousing
is to encourage a variety of housing types,
styles, sires and prices within the same netrh.
boyhood, Neighborhood stability could be
enhanced by allowing households to stay within
the same neighborhood as households and
housing needs change. A newlywed couple
does not need the same site house as a two-
parent, two-child family, or an emply•nester
household or a widowed grandparent. The
current zoning ordinance and prevailing do-
vclopnicnt patterns require that families move
from one neighborhood to another as their
housing needs change, because recently cre- Oil
ated subdivisions are so homogenous, with
houses that are all relatively the same. Grandpa f r -
and Grandma are now unlikely to live in the
same ncighboihood as their grandchildren be-
cause their housing needs can not be met in
typical new subdivisions. j
CMy Dmum lCumVmh"eh i plmU and URI["iny p65 EXHIBITA l?
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9. _HOUSING
1. Attainable Housing
Housing In Denton must be attainable to those who work or matriculate In Denton and want to live
inbenton. Attainable housing Is housing that is available, accessible and affordable.
a. Availability
The demand for housing in Denton is currently very hlgh relative to its supply. The supply of
university student-oriented housing has lagged behind its demand, changing household char-
acteristics have created demand for new types of housing, and the strong local, regional,
slate and national economies have resulted in a lag in the local supply of traditional single.
family housing relative to demand.
b. Accessibility
Housing In Denton is becoming more and more inaccessible to a majority of the city's resl-
dents. New subdivisions offer a common lot size, developed with houses that are like all the
others, accessible only to a narrow range of residents. In addition, new single-family hous-
ing development is often isolated from jobs, shopping, schools and other places that people
need to visit on a daily basis. Housing is not accessible to other land uses.
c, Affordability
Housing demand that Is greater than supply has led to rapidly increasing housing prices. This
pressure lends to produce new housing that is only at the upper end ofthehousing marketing
spectrum, For most members of the community, new housing is less and less likely. Mull
range of housing should be available in Dcnton so that all members of the communily that
want to can live here. Tills housing should be accessible to work, play, education and shop-
ping.
Z, Attainable Ilou%Ing Assistance for Low & Moderate Income Households
New housing that is attainable for low end moderate income households is becoming more and more
rare, while the number of low and moderate income households Is Increasing. As more traditional
suburban development occurs throughout the balance of Denton County, the city of Denton is home
to more and more households that require affordable, more u ban-style housing. These h,,.lseholds
Include the poor, the disabled, the transportation-disadvantaged, the young, the old, and singly
parent families.
The demand for housing assistance programs in the city Is greater than the supply of housing or
assistance. The city's housing programs for home ownership assistance, rehabilitation am' recon.
struction programs have long waiting lists. Substandard housing units and long waiting lists are
currently experiencedby the Denton Public Housing Authority. r
Over the past two decades state and feJerally funded housing assistance has been greatly reduced f I
while the need for assistance has dramatically increased. In addition, many housing units that were
assisted twenty or more years ago and have been available for low-Income households are now at
the end of their commitments to maintain the units in affordable housing programs. These units are
being converted to market rate units and many long-term elderly and low-income residents are
C:Wynoewwnh'Conpehmiljplod4mil UselImInj pO EXHI$I?A is .
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Draft Denton Comorekensive Plan May 21, 1999 %
{ unable to stay in their homes.
The median price of houses sold in Denton increased by 60% from 1993 to 1998, while the area's
median household income increased by only 20% during the same period.
i
3. University Oriented 130•, sing Location & Demand
Collectively, the University of North Texas and Texas Woman's University had a 1998 enrollment of
about 34,000 students. It is estimated that less than half the enrolled students live in the city.
I
I
University students live in unique households with
unique transportation demands. The demograph-
ics of university oriented households tend lobe ei-
ther small households or larger households made
up of several unrelated Individuals. Transporta-
tion demands created by these households tend to
be multi-modal with a central node on campus. As
a result, many of these households could be accom-
modated with relatively high density Inclose prox•
amity to the two campuses. The area along the I-
3SE corridor between Dallas Drive and Avenue D,
northward to Oak and University, between Dallas
Drive and Belt Avenue on the east and 1-35 on the
C west is an ideal location for university-oriented,
high-density housing.
Policies
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A. 1]OUSINt.I E01.1C1ES 1
1. Alternative types of housing that respond to the differing economic and Individual life-styles of
Denton's citizens should be developed in all areas of the city to achieve balance and diversity, All
people who work in Denton should be able to live in Denton.
i '
2, }tomes that vary in lot size, building size, and cost maybe permitted in new development. The
ability to establish a reasonable housing price range should be governed by market forces.
3. Existing housing stock, particularly for affordable housing, should be protected and preserved to
avoid the loss of dwelling units that are unlikely to be replaced, t !
4. Incentives should be investigated to encourage lnfill housing construction, especially in conjunc-
tion with neighborhood revitalization plans,
C Wy tacwnvn%Wa Vt1*ndvepimd and Mlmins pes EXHISIT A 19 .
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Draft May 21.1999
S. Design and construction quality expectations should not be relaxed in order to meet affordable
housing objectives.
6. City review and Inspection fees should bo reviewed to determine if changes could be made to
ease affordable home construction costs. Such a program should be undertaken only if benefits are
passed on to low and moderate income homebuyers,
7. The need to provide a sufficient amount of land to accommodate housing demand should be
balanced by the desire to maintain compact urban patterns.
8. The range of housing types available for the specialized needs of the elderly, disabled, low In-
come, students, single-person, or female-headed households should be ackrtowledgrd as part of a
strategy to diversify the city's neighborhoods.
9. Areas where higher housing densities are allowed should be ,.ported by the availability of
employment, commercial services, public utilities and facilities, and translt, pedestrian, and bicycle
systems.
13. NEIGHBORHOOD POLICIES
1. All neighborhoods shall be served by adequate Infrastructure and shall have adequate access to
public and community facilities.
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2. Land use policies that encourage a mix of uses should beinvestigated toofferarange ofbenefits
to residents and the entire city. Standards should be developed to ensure will-designed mixed-use
projects for undeveloped property, including the mitigation of any potential adverse impacts of
existing neighborhoods.
3. Existing neighborhoods should be protected and preserved.
J, Bicycle and pedestrian traffic within and Getween neighborhoods should be encouraged to pro-
mote public safety and reduce vehicle use.
5. Discussions should be Initiated to determine how neighborhoods can be designed to promote
social contact and civic responsibility. The mobility impaired citizens of the city, Including the
elderly, young and disabled, should be provided affordable and timely access to stores, libraries,
parks, amusements, and other facilitiesthat promote social welt-being.
6. A forum should be developed to addrebs neighborhood quality of life issues, avoid compNition
for resources among neighborhoods and ensure that the ]argot community interests are not sacri.
f iced for the Interests of a single neighborhood. The City of Denton will designate a "single point of f A ,
contact" staff liaison to provide Information and support to neighborhood groups. !
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VMy Ikcumm~lfarymfim~ive pLnV.aE VrtVlouelna p6! EXHIBIT A 20
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Draft _ May 21.1999
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Future Residential Development Needs
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A. RESIDI.NTIAL LAND EEDS
The Denton Plan population forecast for the Denton urbanizing area projects a demand for 30,220
additional single-family housing units and 18,430 additional multi-family housing units to accommodate
an additional 119,000 population within the Denton urbanizing area by the year 2020.
The density of development determines the land required to accommodate these new residents, The
density also determines the cost of providing services to new development. At one extreme, i f ail new
development were required to have a gross density of I unit per acre, the City would be required to
provide services to an additional 47.2 square miles, nearly the same area as within the current city limits.
On the other hand, if new development occurs at a rate of 3 or 4 units per acre, all new single-family
development for the period 1998.2020 could be accommodated by utilizing the undeveloped land sur.
i
rounded by the current City boundaries.
a e yo a an i
Land Area Required For Additional Single-Family Resldencrs 1958, 2020 W `
i y m per M
30;229- 7. -
housing Units Sq, Miles Sq. Miles Sq, Mi1a SgMdes
n free; rya n an ann ngIkve oilmen r men . 7DD9
If all the 30,220 single-family units projected as needed by 2020 were added to the existing 17,390
single-family units and placed on the 22,617 acres of land currently assumed lobe available within the
City for single-family development, the resulting density for single-family development would be 2.1
units per acre (Table e-,5).
_-`1'a Me~Mt'f 3 o en on
Land Area Required For Additional Multi-Family Residences 1998.2020
nsi y tun its ae
72
llouging Units Sq. Miles Sq. Miles Sq. Miles Sq. Miles
onrce o non ann ngan W oilmen epa men
r
1f ell the 18,430 multi-family units projected as needed by 2020 were added to the existing 14,348 multi.
family units and placed on the 2,260 acres of land currently zoned within the City for multi-family
development, the resulting density for multi-family development would be 14,.) units per acre (Table
4.6).
C:VdyborunienblCompfefirruWepl~nWmdtheVlowinap5! EXHIB1TA 21 .
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Draft Den 21,1999
,
Land requirements, and the cost of providing urban services such as solid waste, fire and police protec-
tion, streets, water and wastewater, are greatly reduced as density is increased. The required land to
accommodate the anticipated demand for single-family housing units is on the order of ten times greater
than the land required to accommodate the anticipated multi-family housing demand. '
i
Current and projected residential densities within individual sub-areas of the Denton urbanizing area will {
change dramatically over the next twenty years. However, the overall density in Denton is projected to 1I
increase very slightly, from 1,340 people per square mile within the city in 1999 to 1,893 people per
square mile within the urbanized area by 2020 (Table 4.7).
able 4.7 Ve`nloo ran ng Area
Population and Density by Sub-Area
1990 and 2020
Land 1 98
Sub Area Ares Current si y rrqecled enn
(Sq. miles) Populallon (pop'sq.ml.) Papulattoa (poplSq,ml.)
IA` ~I
A- 1
--'M
U,443 1,544 S -Y1l __7TTW 2,607 3,154
I u IN --I M,' 2
sx ~'r r 117 -15 • - 4
17.13 bq -TAY
T GL4 ___47, ---?rSOtf ' -
TOTA1-- -I DrW B0220- -7 111,910 ,
12OM 3T:27 4;II3 1, --3G67IT TBT
2A , 3 A,4A
en Fa- -Ms !,I
1,5,14
Soul 1.bfi
--]T-,Dm-
439
6,7,!! A, I S I
ourrr: iry o n oe aaR ng`cIO rvr opmen rp ,
The most dramatic change in land use and density will be in the southern portion of the Denton urban-
izing area, Currently, the population density Is estimated at 238 persons per square mile, By the year
2020, if growth and its distribution occur as projected, the density in the south could reach 2,043
persons per square mile. Because there is currently little non-residentisl development In the south and
little is projected, the population density by the year 2020 in the south could be greater than in central
and northern portions ofthe urban area, where most of the non-res£denti al and institutional land uses are r
located. d
At a developed dcnsily of 1,895 persons per square mile projected for a City population of 191,910
within a city of 101.3 square miles in the year 2020, Denton will still be ene. r2less densely populated
than it was in 1960, when there were 2,910 persons per square mile. Many long-time residents look
back to 1960 as an ideal period for Denton with regard to population density and related issues such as
C AMY n )CYrwW`CareC Mk"Ne plsnU."V"J?UW 1ng p6s EXHIBIT A 22 .
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Draft Denton r l 9 ,
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f traffic volumes and congestion. In this range of densities, th,re is little or no correlation between
l population density and traffic-related issues. In fact, they may be inversely related. As population
increases, less density (housing units per acre) probably results in more traffic volumes and congestion,
rising taxes, increasing pollution and other social problems.
. i
B. RES] DENTIAL TARG ET DENSITIES By AREA
Residential land uses should be allowed in all zone districts within the city, even in the Industrial zoning
classifications where mixed use dwelling units, longterm care facilities and boarding and rooming houses
may be feasible in some cases. Residential density could be targeted according to the following sched-
ule:
Downtown High Density > 15 units/acre
University Core Area HighDensiry > 15 unitslacre
Urban Centers High Density > 15 unitslacre
Neighborhood Centers Moderate Density 6 - 10 units/acre
Neighborhoods, Inside the Loop Area Low Density 3 - 6 units/acre
Neighborhoods, Outside the Loop Area Lower Density 2.4 unitslacre
Rural Areas Lowest Density < 1 units/acre
i
Residential land use should not require minimum lot sizes, except In rural areas where 1.5 acres should
be required to support an Individual Septic Disposal System, Instead, the number of housing units
al lowed in a particular development could be controlled by the gross density requirements of the zone
district. For example, in a newly developing neighborhood, a neighborhood center with allowed resi-
dential density of6to i0 units per acre should be designated. In the area surrounding the neighborhood
center, residential density of 3 to 6 units per gross acre should be allowed inside the Loop Area and
residential density of 2 to 4 units per gross acre should be allowed outside the Loop Area.
C. RESIDENTIALISIPACTFEES&IIOUSINGINCENTIVES
Residential land use is primarily a response to market forces. Communities that create minimum lot
sizes or maximum housing densities that are contrary to market forces often simply deflect housing to
other communities or areas in the region. On the other hand, communities that allow greater densities
than can be supported by the housing market run the risk of alluwtng premature development or devel-
opmcnt that may stagnate. To manage urban form and achieve desired housing balance, the city should
consider implementing tools to help it achieve community housing-oriented goals and objectives.
1. Variable Rate Impact Fees
To discourage sprawl development the City could construct its impact fee regulations for wakr
distribution and wastewater collection lines to serve as a disincentive to sprawl and an incentive to
in•f l l development. One method to impose Impact fees in direct relation to the true cost of deliver- i'
ing water and collecting wastewater is to create an impact fee that is variable In nature, with a sliding
seal.- fee that Increases as the distance from the treatment plants increases. This type of impact fee
struclure would reflect the long-term capital and maintenance costs associated with the increasing
amount of distribution and collection plumbing required to serve development that Is farther away
from the center of the city and its existing infrastructure.
C.w1r[xreumrnu'Cumprtherolve PVIAM usel Imslns P63 EXHIBITA 2) .
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2. Waiver of Impact Fees
The most commonly used incentive to encourage the development of affordable housing in many
cities is to waive impact fees for qualified affordable housing that achieves community goals. In
exchange most programs require that qualified low- or moderate-income households arc the benert-
curies of the housing and that there are long-term assurances that the housing w€ll remain afford-
able. Many cities place an escalating capon the resale price of owner-occupied housing and a rent
ceiling on renter-occupied housing.
3. Density Bonuses
Communities can help to achieve housing goals and direct development to appropriate locations by
designing density bonuses to create incentives so that the privale-sector will help achieve commu-
nity goals. Affordable Housing programs can be designed so that developers who produce and
maintain affordable housing are provided density bonuses over and above the allowed density in a
zoningdistrict. Mixed use development that includes a residential component can be encouraged by
allowing housing that does not diminish the development rights of other components of the mixed
uses. Urban village development that allows a variety of housing types and styles and results In
somewhat greater densities than typical suburban development can be encouraged by providing
alternative zoning designations and processes.
3. Accessory Housing
A type of housing that has a long history of acceptance in mature communt~3es throughout the
country is accessory housing. An accessory housing unit Is one that is incidental to a primary
housing unit on a lot in a traditional single-family housing neighborhood, Often, these accessory
units are also called mother-in-law, cottage or attic apartments and are often found over detached
garages, as steal l detached cottages, or as attached additions to or conversions within larger single-
family houses. These units are often found:
• in college towns as student-oriented housing;
in communities with larger lots that desire on-site caretaker housing: or
• when aging empty-nester households find that their house is largerthat necessary and creat-
ing an apartm^nt within the home would reduce wasted space and produce additional in-
come from a rental apartment.
D. jtJ,1 AK,-1-U ED HOUSING
-~gure 1.6 Ahnurartured House
1. Issues
An important element in the vision statement of The Denton Plan is
the provision of housing Ina suitable environment for all those who
work and team in Denton. Housing affordability for low- and mod-
craft. income households is and will be an even greater issue as
Dcnton grows. Ina time when state and federal housing assistknee r
for the SO - 60 percent of Denton households who rind themselves A r
priced out of the housing market, manufactured housing can pro-
vide an acceptable form of owner-occupant housing and a %!able
alternative to more cosily site-built housing. To assure acceptance,
many communities institute site and design standards for all hous-
ing, manufactured as well as site•built,
c,wtrt un,n,b`C.orrrR6rn,IreptmuanduuVkminjp6s EXHIBIT A 24
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2. Crowing Treads is Housing
Since 1976, the U.S. Department of Housing and Urban Development (HUD) has regulated manu-
factured homes under the Manufactured Home Construction and Safety Standards ORM Code). in
1980, the term "mobile home" was changed to "manufactured home' In recognition of the more
durable and less mobile nature of these factory-built homes. Once sited, manufactured homes rarely
move.
Nationwide and in Texas, about one-third of all homes built in 1997 were manufactured, factory-
built homes, Nationwide surveys by the American Planning Association reveal that manufactured
homes have become safer, more durable and more attractive since enactment of the 1976 HUD
Code. Asa result, public acceptance has increased and many communities have revised their zoning
and subdivision standard that govern manufactured homes and now permit such home by right
throughout their communities.
When considering the role of manufactured housing in a community, it Is important to strike a
balance between housing needs and the desire for stability in existing neighborhoods. Manufactured
housing, if not property placed, sited and designed, can conflict with established neighborhood de-
vclopmentpattems. The Inherent resistance tomanufacturedhousing byestablishcdneighborhoods
will require more diligence in the design and administration of regulations. Many communities,
including Denton, continue to carry over outmoded stereotypes and exclude all types of manufac-
tured homes from residential neighborhoods, even though the designs maybe very similar in appear- `
ance and size to site-built homes. In Denton, any manufactured home placed in the city requires a
Specific Use Permit and is allowed only in the Agricultural, Commercial, Multi-Family Two, and
Light Industrial zoning districts.
3. Design Standards for All Housing
A growing number of communities allow manufactured homes on vacant in-fill lots in built-up neigh-
borhoods with design standards related to foundations, roof material and pitch, siding and other
design elements. Manufactured housing can be constructed to meet extensive design standards.
These are standards that can be applied equally to tilt built homes.
,M
Goals acrd Sfrafegles
A. RMDEVTIALLANDUSE
The overall goal of the residential component of the Land Use Plan must be to guide the development of
housing in a pattern that "limits sprawl" - while providing & balance of housing types, sizes and prices,
accommodating projected housingdemand, and allowing higher density development where it is close
to jobs, shopping, schools and transit. ~r
1. Balance
Accommodate balanced future residential development:
l e Balancebclween residential and non-roil dent[ at land uses, and,
Balance among the various types, styles and prices of housing,
. f
C.NirtNeum-n1sWon"houlveplknJArdUullmilnap6! EXHIBITA 23
c ,
Draft Denton Cosnnrehensive Plan MAY 21.1999 a
Maintain about 50% of the developed land area within the city as residential land uses. \
Increase the percentage of owner-occupled housing to 60% by the year 2020.
Revise the zoning regulations and consider requirements for a varlet}- of housing types in
new development.
b. Strategies
Revise the zoning and subdivision regulations to affect desired residential land use, includ-
ing:
For land that has been developed, maintain minimum residential lot sizes In the zoning code
to protect existing neighborhoods.
For undeveloped land, replace minimum residential lot size in the zoning code with density
ranges that are consistent with the principles and concepts orthe Growth Management Strategy
and Plan.
Establish design standards for all housing according to housing type.
Require variety of housing styles, types and prices within large, newly-developed neighbor- C
hoods.
2. Aleeting Projected Demand
Over the period front 1998 to 2020 nearly $0,000 additional housing units are needed to meet the
projected demand created by anticipated market forces.
a. ~
Add 30,000 single-family homes and 18,000 muld-family snits by the year to bring the ratio
orsingle- to multifamily housing from 5l : 49 In 1998 to 58: 42 in 2020.
b. Strategic
Establish In the Land Use Plan density criteria for all housing according to the Growth
Management Strategy.
Establish mixed-use development areas that allow housing in urban centers, neighborhood
centers, and the Downtown • Unlversity Core Area.
3. Location, Location, Location r+
Increase housing opportunities in the core of the city. a{ c
(Jr1
a. ~
Add 10,000 urban-style housing units i-'Ae university core area by 2020.
Add 1Q000 owner-occupied (condominiums, townhouses, duplexes and single-family de-
tached) housing units inside the loop (Loop 288,1.35 and 1.3313).
C44) nucupw, MgT mp r1olp sh a p sAW LWImIna p63 EXHIBIT A 26
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Revise the zoning regulations and consider allowing urban-style housing in mi xed-use dis-
l tricta.
b. Straletzles
Define a Downtown • University Core Area and develop a Small Ana Plan that identifies
specific housing opportunities and goals.
i
Create a density bonus for qualified affordable housing projects and participants in afford-
able housing programs.
Establish a variable-rate impact fee for water distribution and wastewater collection lines
that increases as the distance from the center of the city.
f
Establish criteria forevrluating residential zoning changes to assure: 1) consistcricy with the
Growth Management Strategy and Denton Plan policies, and 2) consistency with area plan
recommendations,
Encourage all new development to be contiguous to existing development.
Establish regulations that allow neighborhood-oriented, non-residential land uses in neigh-
borhood centers.
{ Allow highcr-density, single- and multi-family housing along major arterial reads and near
intersections of arterial and collector roads.
Explore mechanisms to transfer development rights from one area of a parcel to another, and
from one parcel to another.
4. Density Where It Makes Sense
Increase the number of people per square mile living within the city limits.
i
a.
S3sr1a
Increase the number of persons per square mile in the city of Denton from 1,340 in 1999 to
1,900 by the year 2020, an increase in density of 42%.
High densities should be concentrated where infrastructure can support them and nearjobs, 1
schools, shopping and cultural centers.
Increase the number of housing units and achieve higher housing densities (greater than 20
units per acre) in the university /downtown area and urban centers.
~ A '
Enable the creation of moderate housing densities between b and 12 units per acre) within
neighborhood centers in a mixed use setting.
b. Strategics
Allow high-density, urban-style housing within the University /Downtown Area, and other
urban centers.
CAM) DocummWCon"tit"lvtplamlAndVseJWWrSp6J EXHISITA 21
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Draft Denton May It. 1992
Co„sidcr adopting minimum density standards in activitycenters. f
Create a density bonus for qualified affordable housing projects apd participants in afford. \
able housing programs.
Require adequate levels of service prior to «atdential development.
f
Prohibit residential development in the floodplain, but allow developers to include ftoo.'
plain to determine allowed number of housing units in density calculations. f
B. )IOUSINGG
The overall goal of the housing compon-um of the Comprehensive Plan must be to encourage the devel-
opment and preservation of affordable housing opportunities for low- and moderate-income house-
holds.
L Where People Work & Live
Denton has been increasing the number of jobs in the city at three times the rate of population
growth. Housing must be made available and affordable for those who work In the city.
a. 4423
Add housing units at the some rate of growth of job growth. J i
Half the new housing units should be affordable (no more than 300/0 of household income
should be allocated toward housing costs) for households with less than the median house-
hold income in the city.
i
Sixty pcrccntof new housing should be owner-occupled, '
b. Strategics
Develop a Comprehensive Housing Attainability Strategy that clearly slates the housing E
policies, guals, objectives, programs, strategies and actions to assure that housing remains I
l attainable for low• and moderate-income households.
Evaluate local development standards and regulations for effects on housing costs. Elimi-
nate those requirements that unnecessarily add to housing costs.
Allow mixed-use,urbap -style housing downtown, in the Downtown - University Core Area
and in neighborhood end urban centers through the use of incentives.
s ~
Allow the use of manufactured housing with strict design standards.
2. Conserve Existing Housing Stock
One of the best ways to assure that some affordable housing remains available for low and moderate
income Is to maintain the existing housing stock In good condition. As new housing is created,
households "move up", leaving behind an vasting housing unit that is usually available at less cost
than new housing,
C'.V.tynaUft-h1 M"VMMu1V1P11MLndthe4wina065 EXHIBITA 28
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Draft Denton Comnrehenslve Plan May 21.1999 r,
{ a. (13h
Allocate more than SO% of CW 1 funds annually to housing assistance programs for low-
and moderate income hou chol,is.
Match CDBG funds with general funds on a doll ar.for-dollar basis.
b. Strateeies
Utilize code enforcement, appropriate zoning, and rehabilitation programs.
Discourage loss of affordable housing units by requiring "no net loss" as a result of any
redevelopment.
Utilize general fund dollars to provide matching funds for affordable housing programs and
projects.
3. EncourageAtlalnabiltty
Attainability is the confluence of availability, accessibility and affordability. The housing needs of the
existing and projected population must be met.
e. ~g
Structure an affordable housing program that encourages through Incentives, bonuses and
public-private partnerships the development of housing that is attainable by low and moder.
ate income households in areas that are accessible to jobs, education, and civic facilities.
Structure an impact fee for new development that discourages sprawl through the long ex- 1
tenslon ofuti lities and that encourages the development of affordable housing in areas ofthe
city where infrastructure capacity already exists, '
Revise the zoning regulations and consider allowingresidential and non-residential land uses
within the same zoning districts. E
I
Use incentives such as residential density bonuses and allow accessory dwelling units where
appropriate.
I
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b. $SCA(Cgig!
Develop a Comprehensive Housing Attainability Strategy that clearly states the housing
policies, goals, objectives, programs, strategies and actions to assure that housing remains
attainable for low- and moderate-income households.
r
Encourage the developmentofadditional private, non-profit Community Housing Develop- r tAjinunderwritngand menlOrganizations toimplement housing objectves,Including financ'
c
development of attainable housing.
Support the development of affordable and special needs housing through private and pub.
lic-private projects.
c:uryDumm ron"MkilnptolmduxwowlrypO EXHISITA 29
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Draft Denton Contiorehenalve Plan May 2-~ 1999,
Provide a mechanism to exempt qualified affordable housing projects and programs from ?
city &!8.
Create a density bonus for qualified affordable housing projects and participants in afford-
able housing programs.
Encourage joint public-private partnerships to develop housing for low- and moderate-in-
come households through a model "traditional neighborhood development" that provides it
variety of housing styles, types and prices with density necessary to achieve afforuability,
accessibilLy and availability.
Encourage proposals to develop specialized housing for the elderly, persons with disabilities,
and university students.
Create a mechanism that returns dormant, unpmluetive land to the tax roles through an
affordable booming program.
Encourage programs that facilitate homeownership by low- and moderate-income families.
Develop a stating relationship between the City of Denton Commmwity Development pro- h
grams and tha Denton Public Housing Authority, `
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c:vdroocm WCbnpnNnuwp1an\t.MLWJ4cw1gpW tXNtti17A 30
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Draft Denton Comprehensive Plan May 21.1999
Section, 5 Commercial Land Use
i
Summary
This chapter provides on organizational framework to provide for adequate, accessible and attractive
commercial activity in the City of Denton. It recognizes Denton's unique role as a regional service
center for a multi-county market area, Denton's community needs and the opportunity to reduce the
need for vehicle trips by properly orgi+tizing commercial activity and allowing appropriate neighbor- j
hood oriented commercial activity to occur In central places within neighborhoods.
Multi-use activity centers are introduced that are oriented toward markets and travel demands rather
than traditional, single-u v zoning districts. Regional activity centers am located with relationship to the
regional transpotiation systems, allowing for future transit connections within Denton and to the region.
Within regional activity centers am proposed activities that have market areas that extend beyond Denton.
Community activity centers are located on the City's arterial road system and designed to accommodate
the needs of the community as a whole. The predominant use within a community activity center would
be a grocery store. Neighborhood Centers are located on the system of collector streets and are pro-
posed to provide convenience goods and services that have a neighborhood market and strong design
standards to minimize conflicts with adjacent residential areas.
There will continue to be a demand for linear commercial development along major highway frontage.
This type ordevelopment can create substantial traffic problems, detract from surrounding neighbor-
hoods and contribute to a lack of sense of place, Measures to improve existing strip commercial devel-
opment and provide for new commercial activity centers that lend themselves to transit-oriented devel-
opment are proposed.
'rhe chapter proposes that design standards be developed for regional, community and neighborhood
activity centers, and that the Downtown University Core Area be allowed to develop as the ultimate
mixed-use district in the city.
i
11.
Introduction
A. ROLE OI'COMatERCIALACTIVITY
The role of commercial activity in a City is to provide convenient and available retail, service and office
opportunities to residonla of the Denton market area. In fulfilling this role, commercial activity provides i
return on investment for business and properly owners, employment opportunides for local residents, s (1~. and an economic base for local taxing entitles. Commercial activity
generally supports community
residential activity, but certain aspects of the retail, service and office uses such as big-box retail, and
service and office headquarters maybe more regionally oriented and act as basic elements of the economy.
C.V.fy[kcummh`Conpehrndre rlMV.~neuMCawhenrd.pN EXHIBITA i
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Draft Denton Comorehensive Plan MAV 21.1999
B. ECONOMIC DEVELOPMENT {
Over the past several decades the engine that has powered economic development at the national, state,
regional and local levels has been expansion of the retail, service, and office industries. As the economy
has become more and more technologically based, profits and payroll have become less dependent on
land and capital investment and more a function of computer power and data bases that are networked
and linked.
Nearly two of every three employed persons who lived in Denton in 1990 worked in the retail or ser-
vices industries. Retail and educational services sectors each accounted for more than 20% of the
employed work force, Local retail, service and public administration workers made up a significantly
greater share of all workers than corresponding county wide employment sectors, while county-wide
workers in the manufacturing, transportation and public utilities and wholesale trade sectors made up a
significantly bigger share of all workers than did city workers In the same categories.
C. PHYSICAL DEVELOP E
The physical development of commercial activity in the communily is Important for many reasons;
appearance, environmental quality, and convenience to local and regional patrons and compatibility with
nearby land uses. Commercial activity centers can be arranged to enhance convenience to the local and j
regional markets. Development standards can be enacted that. apply to all commercial activity that
assures quality appearance, environmental sensitivity tvtd compatibility with adjoining residential and { 1
civic land uses.
11l.
Existing Cardltons
A. DEVELOPMENT PATTEIL~I
Commercial development in Denton's first century resulted primarily from its role as:
a The center of Denton County govemment and related activity;
■ The location of the University of North Texas and Texas Woman's University; and,
■ Theeonvncreiai center fora multi-county agrarian economy.
Until the 1960s, this commercial activity was Iocntcd in the historic downtown Brea of Denton, and
along Highways 377 (Fort Worth Drive) and 77 (Dallas Drive),
From 1960 to the present, most commercial development has Wiled along the state and federal high-
ways and taken on strip-commercial characteristics that, in terms of aesthetics, circulation patterns, and
long-term public costs, have become liabilities. Highway 380 (University Drive) from Locust Street to
Bonnle Brae Is & prime example, In addition,1H.3SE from Loop 2881, Avenue D has become strip-like
in character.
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I4 CWy tktumenldCougrelienrive pfen'r. and UNTOMmercld.p61 EXHIBITA 2 .
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Draft Denton Co-murehenalvePlan May 21.1999
f;
{ These two areas have replaced the historic downtown as places to complete traditional community
shopping activities. In the southeast, the Golden Triangle Mall, located at 1H•35E and Loop 288, has
become the retail center of the community and has a regional market area. Recent new development has
begun to occur north of the Mall along Loop 288, with several new big-box retail entities that also draw
from a regional market. In the northwest, the University Drive strip also provides a full range of shop.
ping opportunities though the number and variety of opportunities are not as wide as in the southeast,
A recent land use inventory indicates an estimated 1.719 acres of developed commercial land within the
city. This represents approximately 23 acres of commercial land use per 1,000 population.
l
B. FXISTINGZONING
Within the City in 1998, there Table 5.1 City or Deetoe Cammerclaay Zoeed Lend -1991
were 4,288 acres of commer• within Planned
cial zoning (commercial, en• zone D:Vrt w:hinstrelytt Nvebpmetd Total comrthex4t
B ( , g en. Districts Zone D:tricl zone Districts
eral retail, office, central busi-
ness, neighborhood services commercial 1,543 so 11625
and planned development) oeneralRetaa 432 380 oil
('fable 5.1). Nearly half of o trice 214
comm erc I al ly zoned land is lo- BNMIPark 1,3st t,3el
cated w I th I n Ill anned d evelop-
centralBuaYxas s+ 34 E
mcnt zoning districts, requir•
ing site plan approval prior to Nelyhborhood Servi a I! +1
development, Existingdevcl- Total :20+ 2,084 +,211 {
oped commercial land repre- roaarruyyoeereePleeafedee4DevrlepaalDue. Itn
sents about 301/o of the com-
mercially zoned land in the City.
C. MARKET AREA DEMAND
M :,kct area Is the geographic area that provides the majority orcustomers necessary to support com-
mercial activity. Until the 1970s, Denton served as the commercial trae.a and service center of Denton
County and had a market area that also included Wise, Montague and Cooke counties. Since 1970, two
trends occurred. One, the commercial center of Denton County has shifted southeast along 1-35E to the
Lewisville - Carrollton area. Two, Denton has become more closely linked to the Dallas -Fort Worth
regional economy.
Cities often develop within a hierarchical system that is related to'the size of the city, a city's range of
market area and the threshold of demand required to profitably market goods and services within the
city. This is called "Central Place Theory". Larger cities offer a wider rang of goods and services than t C "
do smaller cities and small cities offer a wider range of goods and services than do smaller towns. Ass.
result, many small towns are often organized around and reiate to small cities, and many small cities are
organized around and relate to a larger city, Neighborhood, community and regional activity centers
relate to each other Just as small towns, small cities and large cities relate to each other.
C,WyDucunxnWCwr;nhcnslyeplan'r,andtreetCommercid.pi5 UHIBITA 3
Draft Denton Coninrehensiveflan May 21, IM
Traditionally, the level of commercial activity in acommu- Figure 5.1 Central Place Theory
r, fif 9i;
nityis afunciionofdie population and disposable Income in
the market area, Neighborhood- and community-oriented k?e, • i
commercial activity generally doesn't generate new buss-
ness or new income, it simply captures local spending, rather ~
than allowing those dollars to leak out of the community.
Regionally-oriented commercial activity, such as the Golden
Triangle Mall and some ofthebig box retail establishments
that have recently located in Denton, actually attract dollars
from outside of Denton. Denton captures soma of the dis-
posabic income that leaks away from other communities.
'these dollars are then multiplied as they work through the
community in the form of payroll and business expenditures. To maximize the economic impact of
commercial activity in Denton it is necessary to capture as many dollars of expenditures that originate in
other communities as possible and minimize the leakage of local expenditures to other markets. Unless
a new comm.Mial enterprise has a market area that extends beyond the local community, it will not
grocr:de an increase in the local economy. Rather, the local market will simply by divided among
additional, smaller pieces of the whole,
7 he commercial aspects of the educational entities in Denton result In a market area that has regional,
state and national scope, This unique aspect of educationally-induced commercial activity results in
retail and service economics that play a role as a basic economy and generate commercial demand,
purchasing power and disposable Income,
- - TAIN12DipwN Pc ~y1~u toTM-- The employment structure of the City of Denton
N a Percent of the raid compared to that of Denton County, as measured
(try`nr[kmtoe<Halunrtor[knwaWWR_ and kAratcauny by the 1990 percent ofemployedworkers living in
(of of gad un tb1cd Denton, Indicates that the retail, service, and pub-
hkrlLStfy 74un tVIOM y
hna Couty Iicadministrative workers in Denton make up larger
A~Tw1tu`o` -14% 1 VO-_ --T. shares of the total work force compared to the
6rrdn~ o,4'Ib__ -T um, o..'Si"" County. In all other segments of the work force,
Cimiln~xm-~ Art '"i:B'i: workers that live in the City are a smaller share
Ttt~r~aur~ tLA"~ 1B➢°l. Za%~ compared to the rest of workers who live in the
Coll minlcations & County(Table 5.2). These economic sectors, then,
lAdafcs can be called the basic economies of Denton,
m NY a Cmployment in Denton has grown since 1990 at it
a,.ui rate ah,)roximately tluee timrs the rate of popula-
s Lion growth, I his Is evidenced In the growing re- r
m ' rmwn gional emphasis of the local economy, particularly a ,
,Gdr:e'7R{lUn'nii;25 m`+egfrntr'--ur - '
its retail and service segments.
C':`~Ir twK~rc~rnu~('n!rprchenilve plm!Lend lhf.t'emmerdd.pSS EXHIBITA 4 ■
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Draft Cornorehensive Plan M By 21, 1999
D. RECENT' SALES ACT IV1TY
While commercial sales activity in Denton has been robust in recent years, growing at about three times
the rate of population growth, the City's share of Denton County commercial activity has been signi f,-
canily reducod. Retail sales in Denton increased by 72.5 % from $618.8 million in 1990 to $1.07 billion
in 1997. Sales in all Industries increased by 29.9% during the same time period, from $1,73 billion in
1990 to $2,24 billion in 1997. Retail sales as a share ofall industries Increased from 36%ofall sales in
1990 to 48% of all sales in 1997. During the same period, retail sales in Denton County increased by
147%, while sales in all Industries Increased by 124%. In 1990, retail sales in the City of Denton was
42% of retail sales in all of Denton County. By 1997, Denton's share of county-wide retail sales had
decreased to 29%. Denton's share of safes for all industries went from 47% in 1990 to 27% in 1997.
F. 6,VAII.ABLEHOUSEIIOLDINCOME
According to the 1990 census, there were 25,702 households in Denton and the median household
income was S23,156, while the average household income was $30,149 (30% greater than the median).
In 1998 there were about 31,000 households in Denton and the 1977 median household income was
estimated at 531,804. If the relationship between median and average household Income remained as In
1990, the 1997 average household income would have been $41,300. In Denton in 1998, the total
household income is estimated tohavebccn approximately $1.28 billion,
( F. 'FAX BASE
1. Residential Venus Non-residential Tax (lase
While Denton has a large amount of non-taxable property due to University, County, and City land J
holdings, it is one of only a few cities in the Dallas/Fort Worth metfopiex that has a relatively even 1
balance among single-family residential and other taxable assessed property valuation. In 1998,
Denton's single-family residential property made up 47%oftotal taxable valaewhile multi-family
and commercial property made up 53% of total taxable value, From 1995 to 1998, the City's
certified assessed value grew by about 16%. The value of multi-family and commercial permits in
1998 was greater than the value of all multi-family and commercial permits from 1990 through
1997. In 1998, for every dollar of pcrmitted single-family residential construction there was $1.65
of other permitted new construction,
2. Snles%'crsusl'ropertyTaxBase
The tax base that supports the City government is commonly perceived to be the property and
capital that isdtvclopedwithintheCity, However, since 1910there has been asignificantchange In
the source of tax revenues collected by the City, in the 1989.1990 fiscal year, 28% of the combined
local taxes collected by the City were from a 1% sales tax, while 72% of taxes were property taxes
from a O.618 mil rate. For the 1998.1999 fiscal year, it is estimated that 53% of combined taxes will
come froni a l ya% sales lax, while 47% of taxes collected will be from properly taxes with a 0308
mil rate. The City's tax base in the last ten years has shitted from the assessed value of property to /
the disposable income spent in local retail establishments More and more of the tax base Is actually
income that is earned outside the City, but spent in Denon and collected by Denton merchants,
C,Nrrnurummlr'{'omrnhenalveyhn'J.an~l~rrlCommrrclal.p6S EXHIBITA S
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Draft Denton Corngrehensilve Plan May 21, 1922
G. LAND USE$ATIOS
The challenge of guidingfuturegrowthinDentonistoallowanappropriatemixofresidential,commer• j
cial, industrial and civic uses to develop as needed. A policy adopted as part of the Growth Manage-
ment Strategy is to maintain the future ratio of land uses in Denton as closely as possible to the current
land use ratio,
The ratio of land uses in Denton today corresponds very closely with the typical or average land use
ratios ascertaired by the American Planning Association in recent surveys of many member communi-
ties (Table 5.3).
12W33 a o of eve ope .an y se
City of Denton and APA Survey Results
- " - ercen age o Vo,cloped Land
r y o -Cities Under tes
Land Use Denton 100,000 Over
100,000
mpcF.ramTy eat en to `"34 0 0
V-uTtt'Fami1yReet en to 10%
Uommcrcc=9 `9 u e
In us rta e
crivvic- o a
OTAr_ -I1 °T o
urrer ur en ru rrar ounr [Asirnmehli. MMeOn ann nl jima o
' f
Thcre is no ideal ratio of land use. Within the Dallas/Fort Worth area there are successful communities
with highly thought of quality of life at both ends of the land use spectrum, Some trends regarding
commercial land use from the APA surveys have emerged, Commercial land use In the 1930s and 19604
accounted for about 3 percent of developed land area compared to about 10 percent today. The differ-
ence Is attributable primarily to an iner:aseinland used for parking today compared to mid-century. M
addition, tower-density office developments, larger work Spaces, and rcWI overbuilding during the
1980s arc factors in the growth of commercial land use.
Denton has less residential and more civic land uses compared to the survey data shown in Table 5.3,
The LINT and T W U campuses comprise a large percentage of civic land use, as well as tho nearly 4,200
acres of transportation land use, In fact, transportation land use is second only to the 6,178 acres of
singlafamily residential land use in the City,
i
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It, VX I STING COMM E LI L.DEVELOPMENt
The land use map of the city establishes the relationship between residential and commercial develop-
ment in Denton:
f.V.}y tbcurt~enb'~'ompreFn+ulve plrn'J.ind Pu~('emmerdal,p~S EXHIBITA 6 .
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Draft Denton Comnrehe„sive Plan May 21 1999
{ ■ For every 1,000 population in
Denton in 1998 there were 23 Table 5.4 Veve]ope an by=se
acres of commercially developed City of Denton 1990
land. Data is not available to de- Land use Acres ercenf
scribe the composition of retail, WnTiK- 7,4155 la __4UV
oflice and service space. orrunercla 1.7 IT 9.4
■ For every 4.34 acres of residen "PIT
tially developed land there was o n n,r n sr even ory,
one acre of commercially devel.
oped land,
a For every 18,5 households In Denton In 1998 there was l acre ofcomnletclallydeveloped land.
L FUIt1RECONINIERC1ALDEVELOPNIENT
The goal of the Growth Management Strategy is to maintain the ratio of land uses as it exists in 1999.
Over the planning period an additional 127,000 population is projected within the Denton Planning
Area, At a rate of 23 commercial acres per thousand population, an additional 2,900 acres of oommer•
cial development can be expected by the year 2020, bringing 4,600 acres of total commercial develop-
ment. Within the current City boundaries, there are more than 4,200 acres orcommercially zoned land,
much of it undeveloped, In addition, the Growth Management Strategy identifies many areas currently
outside the City that will be ripe for commercial development as Denton's population grows.
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J. PROPOSED COMIMERCIALDEVELOPMENTCLASS] HCATIONS
1. AclMly Centers
This Comprehensive plan proposes that future commercial uses be concentrated Inactivity centers, i
rather than in isolated, scattered sites throughout theplanning area. An activity center Is defined as
a community focal point, which ideally combines general retail, service commercial, professional
office, higher density housing, and appropriate public and quasi-public uses. This incept is based
on the urban model concept of neighborhoods, communities, and regions. Neighborhoods, commu-
nitics and regions are each centered or organized around focus areas, which contai+t the shopping,
services, recreation, and office and institutional facilities needed to support the particular activity
center. There are three basic types of activity centers; neighborhood, community and regional
These three different types of centers vary in terms of their scale and intensity. kegional activity
ccntars are larger and more intense than community centers and community centuts are larger and
more intense than neighborhood centers.
Activity centers should be physically and aesthetically unified areas, where all eietrents and land uses
! are designed to function as an integrated whole rather than as a series of uneolulected, urvelated
developments. The diverse facilities of the focus area are located inclose proximity to one another,
so that all essential facilities for the service area are concentrated In one convenient location. It is
not anticipated orexpected that an entire activity center wiilbebuilt as a single development, under
it single owner or developer, or that all the components of en activity center will lye built at the same
time. The intent Is that the uses and characteristics that typify activity centers will be embodied by
each component of the activity center as it is built, so that ultimately all of the diverse components
will work and function as an integrated and complete activity center,
C.WY tkKu"ntjTanvmhemmit eglwl,1nA t'u1(lmmerclrl;lt EXHIBITA 7 .
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Development and utilization of the activity centers concept will involve a change from the develop-
ment of conventional shopping centers. The proposed pattern of activity centers stipulates that,
wherever possible, social and community activities should be provided in, and related to, the com.
mercial activities. Professional services, such as medical, dental, legal, accounting, englnaering,
architectural, and other professional and technical offices should be provided for In appropriate
public and quasi-public uses, which will create a center of community activity rather than just a
typical commercial shopping center. Certain kinds of public, quasi-public and commercial facilities
will be appropriate for each level of activity centers. Public space, such as branch libraries, visual
arts center, post office, parks and greenways. should be provided as part of the overall design of the
activity center,
Another important aspect of the activity center concept is the relationship of the development with
the growth of its market. Isolated commercial development, unrelated to the market area it is
designed to service, must be avoided Development of activity centers should be conditioned on the
relationship of the activity center to residential development. It is recognized that not every com-
mercial center can have all the characteristics of an activity center. Already existing or approved
commercial areas may not provide for public or quasi-public uses.
Existing development patterns or site constraints may preclude higher density residential units within
the nclivity center, Still, new centers should strive to conform to the activity center concept. Rede- I
vclopment of existing centers should, where appropriate, seek to provide the sought after compo-
nents and amenities. Furthermore, a more intense activity center can fulfill the functions of a less t
intense activity center as well, That Is, a community activity center, in addition to functioning as a
community acti, ter, may also function as the neighborhood activity center for the adjacent {
neighborhood. ; drIy,ateglon31wivityccntermayfunctionasacommunityactivitycenterfor
the surrounding wmmunity, and/or as a neighborhood activity center for the surrounding neighbor.
hood. And, a nelghborhood, community or regional activity center can also serve as the focus area
for an office/industrial park,
Ihe organization of activity Centers relates specificallyto the City's Mobility Plan. Regional centei s
are located along or at the intersection of major arterial roads and relate to the DFW regional
transportation system. Community centers are generally located along or near the intersections of
primary arterial and secondary arterial roads. Neighborhood centers are typically located along or
near the intersection of collector roads. The concept of concentrating a mix of uses, including
housing, shopping and employment opportunities in activity centers located In relation to the Mobil-
ity Plan will allow the Cityto more cost-effectively Implement itstransil system, Increase theoppor.
tunity for walkable development and reduce the need for travel by car to meet many travel demands,
The following hierarchy of activity centers is used as a basis for the Plan's commercial area recom-
mcndations:
The Activity Centers can be characterized by a uni fed design which seeks to group commercial uses
served by common parking areas, limit ingress and egress, provide uniform signage and landscaping,
and to develop the center according to a consistent theme. Spec! ftecharactedstieevary accord Ingto
the major tenant and overall size and are categorized as follows:
C,\Mytx,aomenn'C'omen%M1(V1P1044ndUstremmercld,pis EXII[BIT A tl . ~ Ili
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a. Regional ActivitvCentar
For a regional activity center, the focus area contains the shopping, services, recrcatioa,
employment and institutional facilities supported by and serving an entire region. A regional
activity center could include a regional shopping mall, a number of major employe", restau-
rant and entertainment facilities, a large high school or community college, and high-density
housing. A regional activity center is considerably larger and more diverse In its land uses
than any other activity center.
b. Community Activity COL, tz
The focus area of a community activity center contains the shopping, services, recreation,
employment and Institutional facilities that are required and supported by the surrounding
community. Thus, a community activity center could contain a supermarket, drug store,
specialty shops, service stations, one or more large places of worship, a community park,
mid-size offices and employers, high- to moderate-density housing and perhaps an elemen-
tary or middle school.
c. Neiehborhood Center
The focus area of a neighborhood center contains facilities vital to the day-to-day activity of
the neighborhood. A neighborhood center might contain a convenience store with gas set.
vice, personal service shops, church or synagogue, daycare, individual office space, or a
small park. These diverse facilities are ideally located inclose proximity to one another in
( the center, so that all the essential facilities for the neighborhood are located in one conve-
nient location, accessibleby pedestrians.
2. Downtown University Core District I
The Courthouse located on the Square and erected in 1896 originally determined the Central Busi-
ncss District (CBD) of Denton, In its initial form, Denton's Business District was s traditional
arangemcnt of retail and service structures facing the Courthouse Square. The development of the
business area and its surroundings was arranged to serve the growing City of Denton and the agri-
cultural activity of Denton County. As part of the evolution of the Denton Business District, the
highway system was arranged to provide access from all directions to the Square and the swsound-
ing business development.
The historic downtown area is the heart of the Downtown University Core District that extends to
include the University of North Texas and Texas Woman's University and the area around these
Institutions that supports a significant amount ofuniversity-oriented housing, retail and services.
Within the district are many sub-areas that deserve special attention,
The Downtown Core;
0 The Fry Street Area;
The Oak-Ilickory Historic District;
7 he area north of Congress Streit to University Drive between Carroll and 1 WU Is a special
mixed land-usedistrict; and
Another special sub-area consists of historic residences and is bounded by S. Carroll (west),
S. Elm (cast), W. Sycamore (north), and Eagle (south).
C'W1yUaunxn4K'emprtkm{veplm'Undlf~e'.CemmerelJ.pdS EXHIBITA 0
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The Downtown Un!N,crsity Core District can be a place of great vitality, with a mixed of educational,
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residential, retail, office, service, government, cultural and entetia£rmenldevelopment. The health
and vitality of the area contributes in a major way to fire City of Denton and the City's local and
regional image and quality of life. It is a place where residents of Denton can live, work, learn and
play.
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Table 5.5 Characteristics of Commercial Development
In Mixed-Use Actlvlty Centers
-Ne_r& -r oo Community Regional
Commercial Commercial Commcrclal
Activity Center Activity Cmier Activity Center
o Fm -de convenience To provide
To provide convenience and comparative shopping comparative shopping
for goods and service to
Purpose shopplns for goods and individual foe goods and
services to an individual ne services to the entire
ncishbahoad awell as s
neighborhood community as well as
number of nearby nearby communities
neighborhoods
Typical Land Ares Up to 10 lad Up to 70 acres Mae than 3D acres
yp ca crv Ce sea p o square mr e , o square mr es an Multi-County area an
Population people 40,006ptople up to 350,tr00 people
Specialty Stores a 0.
Typical Retail Tenant Convenience Store Grocery Drug, Hardware Su Bar R &
Super Starts a ` IDU
Typical Store Size Less than 4,000 square feet Less than 100,000 squat feet squorS ore ONE feet W6
onven an Comparative
Typical Purchase Type Convenience, Services Comparative
ve
yyp Cl Stiiorpmg Low Medium Jr High
Cxpenditure
TyprC7S opprng High Mediuni Cow
Prequency
Typical Servir'e Types Personal Services Automotive Services Automo a Dealers
Typical Ofrce Types lndivldua Office Spaces small Once Buildings CargeOlrct But dings
1tt en a nsr y, s an cra e n y, g ISenar ,
Small apartment build ings Medium size apartment Large sparimeolor
TypieslIlousing Type andluwnhomes. buildings condobuitdingx
Vestal housing above Vertical housing above Vertical housing above
Cal Amercial f office uses. commerclat l office uses, corr_nercial I times uses.
3 aC11 Example Bd1 Place Dcnton. Center I Golden Triangle Mall
K. DESIGN CRITE A& STANDARDS FOR ACTIVITY CENTERS -
It Is recognized that careful attention to attractive and citizen-friendly urban design is in the economic
Interests of a municipality, its citizens, and business owners. Attractive and integrated urban design
features tend to improve a town's imag,% raise overall property values, attract new businesses and
residents, and Improve the quality of life. There is a positive investment for design features, for both
.
Cwtyna~nxn4Y'orq~+cAenrireglan'd.andt!ulCammenial.p6S U111BITA 10
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T
S Figure S.2 Eiisting Commercial Land Vies
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COmmnN1I I R NUI 1
Cdlin d 'A ~
Roods „j 1 fl.
9 City Limb
Likes
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Figure 5.3 Proposed Regional and Commuolty Commercial Activity Centers
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Please See Land Use Plan
Spedfic Area Map to be
Prodded at Future Date
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C:NYDmwrmItI)0w"h"wVIFIMIANdVSO4,$mumld.p6S EXH[81TA 1~ .
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Draft Ay 21.1999
government, private industry, and property owners. There is also a growing realization that incompat.
ibilities between adjacent sites is very often a function of design and developmerd impacts rather than of
differences in their land uses.
The focus in current use-based development regulation is to require strict separation and substantial
buffers between different land uses, regardless of design or site impacts. With appropriate and compat-
ible urban design, it could be entirely reasonable for commercial, office and residential uses to be placed
literally side-by-side, with little need for strict separation and buffering. Communifiel are reevaluating
their standards for commercial development and demanding that national and regional chains integrate
local custom and character into their site and building designs. This trend has surfaced as the retail
industry has continued its shift towards generating national retail chains and as various regional chains
have expanded into new markets. Because these larger companies have standardized their designs to
mass-market products at a lower cost, there is little variation In building and site design from coast to
coast. This phenomenon has begun to concern citizens as they see their communities become "normal-
ized" and molded into patterns similar to every other town and city In America
This loss of a sense of uniqueness and place, in addition to the continued focus on designs which cater
solely to the automobile, has lod many communities to implement stronger local design requirements in
order to recapture individual town character and to reclaim the realm of the pedestrian. These design
guidelines seek to balance the mobility needs of residents with respect to a range of transportation
modes while encouraging the integration ofcommondesign themes which complement those existing in
the communityand to orient bui (dings onto streets and public spaces to achieve a more human-stale and
pedestrian fricndlycnvironment.
The land use plan provides a flexible alternative to conventional shopping center development, designed
to answer residents' wishea for commercial and residential development that gives greater consideration
to pedestrian access, is more accessible to neighborhoods and builds an even more attractive town
environment. Refer to Section 19, Urban Design for more information.
Guidelines should address Issues and criteria listed belc v;
a Building Design, Height and Mass;
■ Arrangement and Sitingof Buildings;
a Design Compatibility;
E a Public Spaces;
a Trcc4, Landscaping and Natural Environment;
a Buff%:ryerdcandScreening;
a Visual Impacts;
a Nolsc and Light Impacts;
a Roadway Design Criteria,
a Parking Criteria; fry
a Pedestrian and Bicycle Access and Connections; and, A C,
a Transit Access and Connections. !
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Cv.'vtJOCUt}"WC"ffW4tvtpl,MLane :uKtimTerefd.p{S EXHIDITA 13 0
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K. LAND USE ISSUES ;
The issues regarding commercial land use and zoning in the pluming areas identified in the gr)wth
management strategy are summarized as follows:
Highway strip commercial uses and many other inappropriately located commercial uses may ad-
versely affect adjacent residential areas. These uses generally do not contribute to improved ser-
vices and functions for the surrounding residential living areas. Further, this form ofcominercial
development has the potential to create a "domino effect"on adjoining, residentially zoned land.
Most of the commercially zoned areas tacks full complement of activity center uses (office, public
quasi-public, i.e., day care, elderly care, library, etc.) thereby diminishing the role of the center es a
meaningful focal point to support community Identity, To some extent this Is a result of some
activity center areas not being fully developed.
Many older commercial shopping centers and other establishments built when the City requirements
were less restrictive are unable to meet current standards regarding landscaping, parking, screening,
etc., without substantially altering the site layout of the property,
There is a national trend towards "big box" (i.e. Wal-Mart, Home Depot, etc) commercial develop-
ment which reflect consumer preferences of convenient shopping with discount prices. Stronger
local design requirements are needed to maintain individual town character and to restore f.ycus on
the pedeYtrian through designs there have more of a human-scale orientation.
Equitable application of new design standards that are recommended in this section to existing
development will be challenging, I
Goals and Slralegles
A. ORGANIZE COMMERCIAL LAND USES
1, Goals
To provide for reasonable amounts and distribution of various types of commercial land use In
attractive and well-located settings.
To provide for commercial activities In planned activity or neighborhood centers, rather than on
scattered sites or highway strips.
To develop activity centers where commercial uses, prof..-%Ional offices, and public facilities are
located near residential development, while providing safe and convenient pedestrian access,
To maintain, intenst fy, and/or expand existing commercial Areas, where appropriate, whi le removing
commercial uses from, and stopping Intrusions into, areas not.appropriste for commercial use.
To locate neighborhood-oriented, commercial activities conveniently to dwelling units in order to
minimize the need for frequent automobile trips for everyday household needs and provide pedes-
trian connectivity.
CNY buruircnbK"nnpreMtulvepluPLmdtiWC~mmyhl►1.pN EXHIBIIA 14 .
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Urafl Denton Cotnorehensive Plan May 21.1999
To encourage the location of day care centers, housing, churches, soclal clubs and other quasi-public
uses within or adjacent to activity centers in order to share public facilities and help establish these
areas as focal points.
2, Strategies
As commercial areas are developed, redeveloped and1or expanded, the provision of multiple-use
activity centers, as identified in the Plan, is encouraged in lieu of development as single-function
shopping areas.
In concert with the activity ccnterconcept, isolated commercial land use and zoning is discouraged.
Spots of developed commercial zoning may be generally retained in their zoning classification in
order to prevent the creation of nonconforming uses. Where the commercial zoning Is retained, it
should not be misconstrued as ajustitlcation forrezoning adjacent properties to commercial use.
Commercial activity or neighborhood centers are the preferred location for retail, commercial and
community services and encroachment of these uses into other areas Is discouraged.
New commercial activities, including drive-in establishments and service stations, are strongly en.
couraged to locate in exis!ingand planned activity centers, rather than haphazardly on scattered sires
along highways.
Commercial development shall occur only in octivity centers that are appropriate to its service and
( trade area and that are compatible with adjacent existing and proposed land uses and with existing
and programmed public cervices and facilities.
The location and size of ncighborhood centers arras should be related to the character and needs of
the specific residential developtncnt tbcse centers are intended to serve.
Chunhcs, service clubs, and other quasi-public uses are encouraged to locate within appropriate
activity centers, to help establish these areas as focal points and to provide for the sharing of parking
and other facilities in such structures.
Where existing commercial areas are proposed for expansion or for development of a different type
of commercial use, compliance with a development plan for the entire parcel will be encouraged in
order to prevent fragmented development.
Service-con imcrci al esteblishnunts will be encotraged to locale in appropriate activity cenlers, rasher
than at haphazardly chosen locations that contribute to the formation of strip or spot commercial
development.
All commercial activities should be so located as to benefit from access afforded by moor streets w'
without impairing the efficiency and operation ofthese streets. The use of frontage roads and as few
curbcutsasf ssibleart explicalyrecognized as aprimary means of scNevingdill guldeline,
Service stations should not be located on scattered sites outside of activity centers, but should be
planned as an integral part of the actlvitycen!cr.
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B. DEVELOIRDESIGN STANDARDS
1. Coats
To provide for convenient, aesthetically pleasing and environmentally sound commercial opportuni-
ties that are easily accessible to the existing transportation network.
To encourage and Provide for the upgrading and maintenance of commercial corridors.
To develop and maintain a healthy, vital downtown.
2. Strategies
Redeveloped and expanded commercial areas should be erbjected to high standards of site design 111
and should be designed in relation to surrounding areas so as to provide safe, visually pleasing
vehicle and pedestrian aca-,s without compromising the character and appearance of the Wit and
natural environments. Refer t(, Section 19, Urban Design for more information.
Commercial development shall be designed to protect the design volume of the roads and streets
that it impacts. Design requirements may include but not be limited to shared access; acceleration
and deceleration lanes; right in and right out limited access and, access via frontage and/or service
roads.
innovative site design and ample landscaping should be used around and within activity centers to
break up the monotony of similar structures and the otherwise barren, dull appearance of parking
lots.
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Proposals for activity centers and expansion of existing commercial areas should include analyses of
the projected traffic impacts on the local transportation system.
Activity centers shall be integrated with surrounding streets and uses, where appropriate, by means
(walls,
of landscaping, berms, fencing, and the siting of structures. Facades, architeclur.lscreening
fences, parapets, etc.) and a unified landscape treatment should be consistent and help create an
identifiable activity renter.
Neighborhood centers may include day care centers and moderate-density housing, when the design
plans demonstrate adequately that these uses and structures will be compatible with both the neigh-
borhood center and the surrounding neighborhood.
Pedestrian connections should be provided from activity centers to adjoining residential areas, in-
cluding de fined pedestrian ways, which provide safe passage (from auto traffic) across open parking
areas. A
1 r~~
Off-street parking facilities should be designed to allow on-site vehicular circulation in order to
prc~ ari l the blocking ofpublic rights-of-way.
Signs at activity centers should be designed and sited so as to minimize the visual impact on the
C:Ny Wcumente'Cw"heaeive pla'Land UmTeramerdd.pO EXHIBITA 16 . '
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WaftDenton reh M 21,1999
scrrounding area and access road. Further, signs at activity, centers should be of a consistent style to
enhance the appearance of the center.
Encourage appropriate, high-quality design in the maintenance, renovation rod re-use of down.
town buildings.
Buildings should be designed to be compatible with the established character and built form, or with
surrounding development.
Building setbacks, height, site coverage, design and scale of the proposed use and development
should be responsive to the environmental and built character of the center, streetscape characteris-
tics, and protect the amenity of the nearby residents.
Buildings and public works should aim to improve pedestrian and shopper amenity in activity cen-
ters wherever possible by providing pedestrian pants throughout the center, pedestrian links to park-
ing areas, sheltered rest areas, and pedestrian weather protection facilities,
A gas station or other freestanding svacture, locating in a renovated or expanding commercial area,
should be coordinated with an overm' site plan and should be of similar architectural design to other
buildings in the center. i
C. IA AINTAIN A DIti'EBSITI' OF L %ND USES IN THE COMINUNI7Y
1. Coals
To create job opportunities ar i enhance the economic base of the planning area and the County.
By focusing on retaining and attracting commercial uses, in particular retail and service oriented
business, in additionto focusingon industrial economic development activities.
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By developing an up-to-date inventory of all businesses and buildings within the planning area.
Information on size, average rents, property values and amenities, traffic counts and estimated sales
of existing businesses should be included. A breakdown of the categories for types of businesses
will also be useful.
2. Strategies
The amo.mt and tyl+e of proposed retail-commercial uses permitted in an activity center should be
based upon an analysis of the potential market generated by the size and type of population that will
live within the center's market area. The analysis should also take into consideration all other nearby
existing cr approved commercial uses and the possibility of overlappingserv'ce areas.
Develop a proactive approach to filling in gaps in the local physical, economical and business envi-
ronmentby improving the economic performance and physical appearance of activity centers. f r;-
Impicment a business recruitment and retention program as part of this comprehensive approach to
contmcrei l development.
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C,Wy Ducunent%WaVmhemfvt Platt Amd tWomwMat.p6S EXHIBITA 17
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Support higher education linkages to businesses and economic development by increasing business.
university reswch partnerships.
Sponsor events in the University 1 Downtown District for the entire community (sales, concerts,
festivals, etc.)
Advertise and promote a positive image of downtown.
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Section 6 Industrial Land Use
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hil'roduction
The role of industry in Denton is relatively new. Two historic industries date back to the pre-World War
It era: Morrison's Milling, a processor and manufacturer of food products located near downtown
Denton, and Acme Brick, a manufacturer of building products located south of 1.35E, east of Fort
Worth Drive. Denton's economy has been more dependent upon government, education and retail
activities for its base. In the past several decades, many additional manufacturing entities have made
their home In Denton, broadening the employment base in a time when most communities are becoming
less dependent uponindustrial jobs,
To some, the word "industry" may invoke an image of large rminufacturing plants with smokestacks,
severe looking structures and limited landscaping, when, in fact, many locale in campus-like complexes
with parks, water features and hike/bike trails. To others industry means an Increase in Jobs and tax base
and aesthetics are less important. Community goals should be incorporated into industrial recruitment
and expansion programs. Therefore, a primary goal of Economic Diversification is to attract and recruit
industries that use quality environmental practices, bring new capital into the economy and provide
higher-than-average wage jobs. Just as important as the make-up of industry within Denton is location
r compatibility. The Industrial Land Use section focuses on designated locations for certain types of
l industrial uses with large manufacturing facilities locating in Industrial Centers and light manufacturing
facilities in both Industrial Centers and Employment Centers. Current development standards and per-
mitted uses must be reviewed to ensure compatibility within the centers and surrounding land uses.
A. INDUSTRIAL CENTF,RS
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Industrial Centers are intended to provide locations for a variety of work processes and work places
such as manufacturing, warehousing and distributing, indoor and outdoor storage, and a wide range of
commercial and industrial operations. The Industrial Centers may also accommodate complementary
and supporting uses such as convenience shopping, childcare centers, and housing (in some instances).
There will most likely be instances where industrial and manufacturing processes used in Industrial
Centers may be characteristically incompatible with residential uses.
B. ENI PLOVNI ENT CENTERS
Employment Centers are intended to provide locations for a variety of workplaces, including light in-
dustrial uses, research and development activities, offices, and institutions. Employment Centers are
also intended to accommodate secondary uses that complemec! or support the primary workplace uses,
such as hotels, restaurants, convenience shopping, childcare and housing, !
Additionally, Employment Centers are intended to encourage the development of planned office and
business parks; to promote excellence in the design and construction of buildings, outdoor spaces,
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C,W) nocunxnnY'~rpeficroiveylvid.and UaNeduurlal.pd5 EXHIBIT A I- A
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transportation facilities and streetscapec; to direct the development of workplaces consistent with the rr
availability of public facilities and services; and to continue the vitality and quality of life in adjacent l
residential neighborhoods.
Add itianally, Employment Centers are intended to:
■ Encourage the development of office and business workplaces in close proximity to housing,
civic and recreational uses;
a Promote excellence in the design and construction of buildings, outdoor spaces, transportation
facilities and streetscapes;
■ Direct the development of workplaces consistent with the availabiRy of public facilities and
services; and
■ Continue the vitality and qualit) of I ife in adjacent neighborhoods.
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RvistMg Conditions
A. EXISTING INDUSTRIAL ZOM-G
Denton has approximately 5,093 actel (nearly 8 square miles) of industrially zones' land located throughout
the city. Depending upon site and infrastructure needs, pro pective businesses are presented with sev-
eral options as to location, price of hard and degree of infrastructure in place. Internal existing infra-
structure varies as well as directrndirect highway access. It is very important that opportunities for
publiclpriv%te development partrlerrhips be formed to identify and encourage addressing specific infra-
structure needs within the industrial and employment centers.
T2 e 6fTn us r a Iy Zo n e an
City of Denton 1998
ne District A'.ea I In Area Within otal Area
Straight Planned Within Industrial
Zone Districts Development Zone Districts
Zone Districts
Light n us na 4,952
eavy Industrial Ti T- 141
B. KI yC1NDU$TRIALIrEVELOPb1ENT
A recently completed land use inventory indicates approximately 1,215 acres of developed industrial
land use, less than 24% of the industrially zoned Lind •.vithin the city. The developed Industrial land
represents 16 acres pcr thousand population.
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The Industrial Land Use section identifies four Industrial centers and four employment centers and
provides a description of each, including existing and surrounding land uses and development expecta-
tions. This section focuses on industrial and light industrial uses within the centers.
C. INDUSTRIAL CENTER
1. Airport Industrial Center
a. Description
This large industrial area is lo- Fiaure6.1AlrportIndustrlalCenter
Gated in the western most part ,t AlF
orthecitylimitsofDenton.It _ t
is bordered by US Interstate 35
on the east, by the proposed
extension of Loop 288 on the
west, and by US Highway 380 I
on the north. The need for a
north/south road connecting J-
Airport Road to US Highway
380 has been identified. The , .
proposed road would open the
interior of this large area for "
further development. The in-
a
dustri l center s east aide rs
served by Kansas City South- 1
cm Railroad, providing rail service. In addition, the Denton Municipal Airport is located
within the Western Industrial Center, providing air cargo and corporate aircraft access to
nearby businesses.
b. i in Lg and Use
The Western Industrial Center is the home of several large industrial facilities; Peterbilt Motors,
Trim Systems, Tetra Pak, Victor Equipment, Anderson Merchandising, International Iso-
topes, and Ben E. Keith Distributing Company,
c. Su~undin~~~
The area is surrounded by a major highway system. Land to the west is undeveloped and
within Denton's ETI. There is no residential development immediately adjacent to the area,
however there are some scattered homes (mostly on large tracts or farms) nearby. The
nearest residential development is Ranch Instates, which is located on the north side of US i
Highway 380 and to the east US Interstate 35. r A,
I
d. Expectations
It is expected that the area will continue to develop with other large industrial users similar
to the existing businesses. The Western Industrial Center has excellent access to 1-33, the
"NAFTA Highway," an asset used to attract distribution centers as well as manufactupng,
c,Myr?OCUMnur«~hma,~epi~na.eeathntmdUFWALPCS EXHIBITA 3 ;
e i i
6
Dr t May 21,1999
n
US 380 is a major east1west highway and may also attract users, dependent on product t
market needs.
2. Acme Industrial Center
a. Description
This center is located in south central portion of Denton between US 377 and Teasley Lane.
Mission Road provides the southern boundary.
b. Existing Land Use
Acme :trick Company, a residential brick manufacturer is the only facility in this center.
c. Surrounding Land Use
Land to the north is undeveloped. To the northeast the land is developed as multifamily. A
public park runs along the east boundary of the center. The property to the south and west
is largely undeveloped with sparse single family residential and light industrial uses.
d. Expectations
The property is expected to remain basically unchanged.
Figure 6.2 Acme Industrial Center
am=
M WTI t JJ
. ice. '
3. Southeast Industrial Center
a. pcsc ' i U
This center is located in the southeast portion or the city with Loop 288 providing the nerth-
western boundary and the abandoned railroad providing the southwestern boundary.
CVdy Vmum u` aRM hmthep1"TAnd UMrndudrLi.pd! EXHIBITA 4 i.
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Draft Detittin iv r May 21,1999
z.
b. Existin¢LandUse
Existing land use within the center include retail (Wal-mart and LOwe's Home Center), City
of Denton Land rill, light industrial (Andrew Corporation), and residential.
c, Surroueding Land Use
To the northwest of the center is the North Texas Research Park Employment Center which
currently includes International Isotopes. To the north, there is some commercial and gov-
ernment use facilities. To the northeast and east the land is undeveloped. And to the south is
residential, and Denton Regional Hospital and planned associated uses (Hotel, medical of-
fices, retail).
d. Exocctations
More retail development is expected along Loop 288. The access to I-35 directly to the
south will be conducive to distribution and manufcturing facilities. Other possible uses for
this area may be medical/pharmaceutical companies due to the proximity to both the North
Texas Research Park and the Denton Regional Medical Center
Figure 63 Southeast Industrial Ceukr
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s'
I. ~ F
1 • e 7 • •,r ' , ~
4. Northeast Industrial Center
a. )3rF:rintion
This industrial center is locates on the north side of US 380, immediately east of Loop 288
in the northeast portion of the city. The Union Pacific Railroad runs along the northern
boundary of the area.
b. Existfiniz Land W,
Existing land use is primarily industrial with Safety K1ecn, Classic Corrugated, and United
Copper Industries located in this area. There is some residential land use In the northeast and
the eastern most portions of the area.
C:NryDocurrcnalCarpelr7ul~'epluiWetheV•QuRrL4peS LXMrrA S j.
c
1
c•
May 21,1999
llrnft De v
c. 1urcounding LanUs
There is sparse residential development to the east and north of the area. To the south of this
a-- ?s primarily small commercial/retail businesses with some residential development. j
d. Fxpectations
A large portion of this area is owned by Industrias Unidas, S.A. (IUS.A), a multinational
conglomerate of over 100 companies and owner of United Copper Industries. Potential
exists for future development by iUSA cn the remaining undeveloped acreage.
Figure 6.4 Northeost Industrial Center
~1//1 e b• ~ • `
tl ,
D. EMPLOYMENT CENTERS
,
1. Northwest Emplo~ment Center
Dcscdptio
The Northwest Employment Center is located to the west of US Interstate 35 and to the
south and east of the proposed Loop 288 extension. The Kansas City Southern Railroad
bisects the area running from the northwest to the southeast.
t. Exi,,;ting Land Us
This area is locawd in a portion of the city that is currently undeveloped rind is locatal i.
outside of the city limits in Denton's ET]. /
c, Surr undiu t,ar s
The surrounding area is agricultural to the north and west, wtd tight industrial/commercial at
the southern border. ;
C1fifr DocumenulConpthm~Evr plaiWod l4rUneustrLt.peS i N't11BITA 6 ~ ■
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DraftDentonCo • P
a
d. Expectations
Due to the proximity of I-35, F lure 6.5 Nortbwest Industrial Center
the proposed Loop 288 exten-
sion, US 380, and the resider,-
tial development, fAsareais ex-
pected to develop with smaller
distribution-typebusinessus and ® 4
other non-intrusive light indus-
trial uses. Full development of
the area may be dependent on ,
the completion of the Loop 288 "
extension. '
2. Southwest Employment Center
a. Description >r s i
The Southwest Employment N
Center is located south of the
Western Industrial Center on
the west side of 1-35W. The
proposed Loop 288 extension
defines the western boundary of
( the center.
b. Existing Land Use Flgure6.5 Southwest Todustrfat Center
This property is undevel-
oped.
i
c. Surroundine Land Use '
The surrounding area isag-
ricultural. A largeresiden-`~ .
ualdevelopmenltspianncd ,
to the southwest of the
area,
d. Expectation
The employment center
provides a "buffer" be-
tween the Western Indus
-
trial Center and future large f
residential developments A
anticipated to the south.
Excellent highway access 1
make this area appropriate
for employment center activity. Completion of the Loop 288 extension will provide access
to 1.35 West and connect with US 380 for east/west access. ,
C,Vdypoturrcnn'CorcgrcMrdvtyhn'LsndVWgAdVdT141.pdS EXHIMA 7
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Draft D iv Plan M 21 1999
m
3. East Loop 288 Employment Center
a. Description
This center runs along both sides of the easternmost portion of Loop 288 from McKinney
north beyond Mingo Road.
b. E i lip aqA_V
Existing land use includes mulifamilyresidential, single family residential, government of-
fices and facilities (county offices, FEMA, Texas Department of Motor Vehicles), manufac-
turing and distribution (Russell Newman), public storage facilities and other commercial,
retail, service and tight industrial uses.
c. 5urTounding Land Use
Property to the northeast is undeveloped and on the northwest, single family residential. On
the northern portion to the east, there is industrial and residential uses. The majority of the
land to the west of the center is residential. Land to the east Is primarily undeveloped with
sparse single family residential. To the south the land is sparsely developed with light indus-
trial uses.
d. ExpLy ation
Additional commercial and retail development is expected along Loop 288 and on the south-
east side of US 380. The northenimost portion of the center is expected to be developed
with light industrial uses due to the proximity to United Copper Industries and Safety Klcen.
The southern portion of the center is expected to develop with a mix of uses that are consis-
tent with existing development including multi-family, office, warehouse, government facili-
tics and retail.
Figure 6.5 East Loop 288 Employment Center
yM e' r
A po t e
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1 f
L~e{{ y
C,Ny Docum tsWon rc}kneh a plam'Tood UWJmdu rtrld.pe! EXHIBIT A
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Draft Denton Com r h v P May 21.1999
4, North Texas Research Park Employment Center
a. Descrlption
This center is located in the southeast portion of Denton. The centei extends past Woodrow
Lane on the west and past Mayhill on the east. Spencer Road provides the southern
boundary. The northem boundary is basically formed by the floodplain between Woodrew
and Loop 288.
b. Egging Law Us
T he area now contains light industrial and office uses including the Denton Municipal Power
Plant, International Isotopes, Sally Beauty Supply distribution and corporate headquarters.
The area also contains an established light Industrial area along Shady Oaks, including, whole-
sale, automotive, manufacturing and other light industrial and service uses.
c, Surroundina Land UR
To the southwest and west land use is residential. Land to the north and east is undeveloped.
To the south is the Golden Triangle Mall and associated retail.
d. Expectations
The majority of undeveloped land in the center of this area is being marketed to companies
associated with the medical/pharmaceutical industry. This marketing dea•ision is driven by
{ the location of International Isotopes. Additional retail is expected to develop along Loop
288. Property to the east of Loop 288 will likely develop with similar uses as currently exist
(distribution, corporate headquarters, various government offices, etc,).
Figure 6.5 East Loop 288 Employment Center
-~I,*• S ~ r ra
0
-Vol 3 -~r
C~ tls y A
C~uyRKunenti~Cumpaknsivep4n'LandUse ladudrI,kprd EXHIBITA 9 .
•
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Dr Mov 21,1999
r1 1.
issues
A. CHA_RACTERZsTIONOFINDUtTRIALANDLIGHT INDUSTRIAL USES
Industrial uses could be dese*ibcd as those engaged in the L Asio processing and manufacturing of mate-
rials or products predominately from extracted or raw materials, or a use engaged in storage of, or
manufacturing processes using flammable or explosive materials, or storage or manufacturing processes
that potentially L7volve hazardous conditions. Industrlul would also include those uses ena,aged In the
cleaning of equipment or work processes involving solvents, solid waste or sanitary waste transfer
stations, recycling establishments, transport terminals (truck terminals, public works yards, container
storage). Industrial uses would be allowed in industrial centers as designated on the Land Use Map.
Light Industrial uses could be described as those engaged in the manufacture, predominantly from pre- I
viously prepared materials, of finished products or parts, including processing, fabrication, assembly,
treatment, packaging, incidental storage, sales, and distribution of such products. Further, light indus-
trial would incude uses such as the manufacture of electronic instrumen% preparation of food products,
pharmaceutical manufacturing, research and scientifa; laboratories and the like. Light industrial would
not include uses such as mining and extracting industries, petrochemical industries, rubber refining,
primmy metal and related industries. Light Industrial uses would be allowed in industrial centers and
employment centers as designated on the Land Use Map. i
D. ROLEOFTRANSPQRT~TIONNET)1OIs~
Denton is strategically located at the junction of U.S. Interstate 35, 35E, and 35W, providing excellent
transportation of goods from Mexico to Canada In addition, Stale Highway 380 establishes access to
cast end west markets. All Industrial Zoning Districts are located along these major thoroughfazce or
are connected via Loop 288, Denton a'so has superb national and international business access through
its proximity to DFW International Airport.
Highway access Is a strong asset which supports d,. growth of business In Denton. Efforts should be
made to maintain the strong, positive relationships already established with the City of Denton and the j
Texas Department of Transportation to ensure appropriate improvements are Included in long-range
plans.
I
ll.
Coals and Strategles
A. ZONINQ
1. Coal t /r
Designate specific, appropriate areas within the city for industrial use.
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C-VyO umeftTw Amdvvp1w\L@rdUWnd■strLtpH EXtItBITA 10
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2. Strategies
Create performance standards for industrial and employment centers.
Ensure land uses within centers are compatible.
Ensure land uses surrounding industrial and employment centers are compatible.
Ensure environmental issues are appropriately addressed In performance standards
B. IN ]2ASTRUCTURE
1, Goal
Wherever possible, the city should form public1private partnerships te~ meet infrastructure needs
within the industrial districts. Development that compliments existing bus nesses in the district should
be encouraged.
2. Strategies
Establish partnerships with major landowners/developers.
Considerations should be given to businesses that are in line with economic diversification and
environmental policy statements.
C. RARKr
1. Goal
The economic development partnership fortned by the City of Denton and the Denton Ca: tuber of
Commerce should work closely with property owners within each industrial district to market land
to businesses identified as appropriate for each district.
2. Strategies
Provide assistance to property owners by maintaining a complete and current Inventory of avail J'. 1C
sites.
Create a "target" list of businesses suitable for each district to be included in the overall marketing
plan.
Erw.ourage public/private partnerships to stimulate location and expansion of businesses within the
district.
D. UNIVERSl1YROL
1. Goal
The University of North Texas, Texas Woman's University and North Central Texas College shd ild
be considered a vital part of the marketing program.
1
C.WyDxurnrn4T*m hmiveplmVsm1 t1WtodudrLt.p69 EXHIBITA II
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Draft Denton CornDrehensive Pla May 21, 19"
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2. Strategies
Continue to develop partnerships with the higher education institutions, focusing on the develop-
ment of research activities, training and entrepreneurial opportunities.
'
Assist the higher education institutions in creating links with private industry.
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C:ttrDaumm~,CaryKet~ahey{mlanlthFtaeukrtdp~+ IXMITA i7
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Draft Denton 21,
t Sction 7 ■ Civic Land Use
Summary
Civic land uses represent 43.2 pt-scent of the developed land in Denton, more than residential developed
area (40.8%) and three times the amount of commercial and industrial land in the city. Transportation
rights-or-way is second only to single-family residential land uses in terms of percent of all land used,
Institutional land uses are twice the amount of existing Industrial land uses and nearly 50% more than
commercial land uses.
In addition to the local municipal government, Denton is home to the University of North Texas, Texas
Woman's University, the Denton State School, Denton County, and the Federal Emergency Manage-
ment Administration, all orwhich have significant land holdings. In addition, within Denton there are
two major interstate highways, two major railroad rights-of-way and numerous other state highways.
lufrodurtrou
i
A. DEFINITION
Civic land uses are lands that are public or quasi-public in nature, including but not limited to:
r Lands owned and utilized by public agencies or governments for the public good;
a Lands dedicated as parks, drainage facilities or open space; and,
a Lands that are owned and operated in a quasi-publie manner such as churches or private schools.
In Denton, the amount of civic land is thought to be high. Because of the public, or exempt from
property tax, status of civic lands, this becomes an issue in land planning if the land plan is used to
preserve or prepare the "tax base".
I
I
B. LQLICIF,S
In planning for the future development of the city, civic land uses should be utilized to the maximum
extent possible to lead and guide development. 11 is Incumbent upon the community to invest in civic
development that serves as local landmarks. Civic land uses can be organized to provide focus for
regional, community and neighborhood activity centers. Civic land uses can be located to provide
shared facilities and most efficient use of land. Civic land uses can be utilized to prevent strip commer-
cial development along the regional and community highway system, i r
C. ROLE OE THE UNIVERSITI S AND SC[JQOL-S
Co'.lectively, the University of North Texas, Texas Woman's University, the Denton State School and the 1
facilities of the Denton Independent School District comprise a significant, but not large, portion of
Denton's developed land area. These institutions are major employers In the community and and the
C,wrrnucumrnlr` onVnheuhept.n4CIVIC EXHIBITA 1 i~
Draft De ton Cnm, lreheuslve plot, MBY 2I 1922
most significant economic engine in Denton. individually, each entity owns lar3 area that is less than
many recently platted subdivisions. Within these lands are recreational facilities, golf courses at the two
universities and open space and park lands at many schools, that have community-wide benefits.
D. E, IMI ON TAX BASF
The tail base of the community has historically been thought of as "taxable property", but since the
advent of the additional yr cent sales tax in Denton, the amount of sales taxes collected within the city is
now greater than the amount of r.operty taxes collected by the city. The most dominant tax base in
Dcrt,>,, is now "taxable expenditures".
I vcn though public institutions such as the universities, scboolsand local governments do not appearon
the property tax roles, their impact on the city's tax base Is significant. Institutional expenditures and
payroll tha! spent locally are an important component of local sales taxes collected. The more admin-
istrators, teat hers, and students that live and make expenditures in Denton, the grater their impact on
the local tax base.
Less significant is the role of these civic land uses on the tax base of the local school district and Denton
County. These entitic3 do not have the ability to collect sales taxes and therefore are limited to local
property taxes and inter-governmental transfers for revenues. The impact on County and School tax
bases is secondary in nature, depending upon the investment of employees in their housing and the
investment of community commercial entities to try and capture the expenditures of the institutions and
their employees.
L
i
Edving Condilars
A. QVE EW
I
Civic land uses include lands owned by public or private non-profit entities that are accessible to the
general public and contribute to the civic fabric of the community. This uses include the streets, parks
and public buildings maintained by the city, county, state and federal governments, as well as privately-
owned and maintained institutions such as churches and private schools. Civic land uses in DO-nlon
make up a significant share of the total developed land in the City. In addition to the local municipal
government, Denton is home to the University of North rexas, Tcxas Woman's University, the Denton
State School, Denton County, and the Federal Emergency Management Administration, all of which
have significant land holdings. In addition, within Denton there are two major Interstate highways, two
major railroad rights-of-way t nd numerous other state highways.
B. 13ICIITS-OF•WA1 ' i
a ,
Street, highway, and other transportation right-of-way is second only to single-family residential in the
amount of developed land use in Denton. These are an estimated 4,132 acres (nearly one of every four
acres of developed land) that are devoted to transportation rightsof-way. Interstates 3513, 3S W and 35
dominate the transportation system, but U.S. Highways 77, 377 and 380 also traverse the city, Two
majorrailroad corridors inlersectwithin the city. t
C'Wy Durum tKoIn emlve pled"'IC EXHIBITA 2 i.
Draft Denton Cmnnrehenaive Plan May 21,1499
C. MUNICIPAL
The City of Denton owns and maintains an estimated 2,390 acres of land within the city to provide the
products and services that are expected by its residents. Near downtown, the city's general government
facilities Include the library, civic center, senior center, swimming pool and city hall in Civic Center Park,
City Nall East, City Hall West and the Service Center. The city operates an electric generating plant,
animal control facility, sanitary landfill; water treatment plant, and wastewater treatment plant within the
city boundaries. The city government also owns many acres of drainage facilities, park land and dedi-
cated open space, including land around Lake Rey Roberts and along the Elm Fork of the Trinity River.
E. DENTON INDEPENDENT SCHOOL DISTRICT
The Denton Independent School District maintains an estimated 301 acres of lar.1 within the city to fulfill
its educational tole. It has 10 elementary, 3 middle and thigh schools, several other educational facili-
ties, an administrative center near downtown, and a new service center on Mayhill Road. It also owns
land for future schools and athletic facilities throughout the community,
F, UNIVERSITIES
The predominant landmarks of Denton are the campuses of She University of North Texas and Texas
Woman's University, No introductory driving tour of Denton is complete without including the univer-
sity campuses. Together, th-y account for 664 acres of land within the city of Denton. Many significant
architectural features are featured, as well as several significant athletic, entertainment and cultural
facilities. Both schools own and operate 18-hole golf courses that are open to the general public.
G. CQUNIA
Denton is the county seat of Denton County. The county owns 64 acres of land within the city. The
historic courthouse located at the heart of downtown on the historic courthouse square is the singular
icon of Dcnton, The county's recently completed courthouse at Mekinney and Woodrow is a signi fteant
landmark. The countyjail and law enforcement facility occupies nearly land.
E
The Slate of Texas owns numerous facilities on 12 acres of land within the city. The Denton State
School occupies about 196 acres in south Denton. TXDOT and DPS also maintain facilities within tle
city.
L MERAL
The 1'ederal government owns approximately 22 acres of land within the city, FEMA operates a te- A,
gional service center along Loop 288. In addition, the U.S. Corps of Engineers owns 92 acres of I+'
undevclopA land that is preserved within the flood plain areas of the city.
1.
C.\My DxWu L(CWtMmnuivepleXMIC EXHIBIT A 3- i.
e
Drnft Denton Contorehensive Plan _ M x21,19"
J. CHURCHES AND OTHF R NONPROFITS l ;
The;e are many churches and other non-profit entities that own many acres of land within the city.
These lands are not a part of the property tax base.
K. SUTIMARY
Table 7.1 Summary
Estimated Land Use
by Civic Category
a ,ma e
Category Land Area
(Acres)
sane m Right-ot-WAy 4.151
,om ~2.5
u an a pace
Civic land uses represent 43.2 percent orthe developed land in Denton, more than residential developed
area (40.6%) and three times the amount of commercial and industrial land in the city. Transportation }
rights-of-way is second only to single-family residential land uses in terms of percent of all land used.
Institutional land uses are twice the raount of existing industrial land uses and nearly 50% more than
commercial land uses.
I
I
Issues
I
Issues to be considered for the placement of Civic Uses
■ Ratio orLnnd Uses
■ Role of Property Value on Tax Base
to Impact on Tax Base
Goals and Strategies
Goals of the Land Use Plan with regard to civic land uses are;
1, To provide adequate public facilities for the future development of Denton; i
cV.trvwUMr WCvMmNutveytanu MC EXHIBITA 1
k
Draft b-
/ 2. To include civic land uses within the organization of appropriate regional, community and neigh-
borhood activity centers;
3. To develop civic landmarks; and,
4. To utilize civic land uses to lead and guide other development.
S. STRATEGIES
1. Identify thresholds of development that require civic support and Investment In civic facilities.
2. Combine civic uses for most efficient use of resources - for example, the location of city parks
adjacent to school facilities.
3. Locate major recreational activity centers within or adjacent to regional activity centers, Indus-
trial or employment districts.
4. Locate high school and school athletic facilities within or adjacent to regional activity centers.
S. Consolidate university land uses within the university/downtown core area.
6. Locate major local government facilities within the downtown area.
7. Locate middle school facilities within or adjacent to community activity centers.
8. Locate elementary school facilities within or adjacent to neighborhood centers.
9. Provide a budget for exemplary architectural MAI IS when constructing community facilities.
10. Lead by example.
11. Locate civic facilities along major corridors to prevent strip commercial development.
12. Implement the parks and recreation master plan to provide a system of parks and greenways.
Y
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CWytkcum Wro "SnifwpWXTV1C UMBITA S
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Denton Draft 'o iv M 21,1999
( Section 8 Speciri Districts
Introduction
Districts are larger than an individual neighborhood or a single development. They knit together the
componets of the community into places withn unique identity and character. They are important desti-
nations for living, working, shopping and playing, and thus become the focal point of the City. Districts
represent the potential to work toward the cohesiveness of the City rather than isolationism and indi-
vidual subdivisions.
IL
Special Districts
A. DOWNTOWN UNIVERSITY CORE AREA
The City will continue to view the Downtown
as a unique and dominant area that merits spe-
cial attention. A comprehensive downtown
revitalization program, based on the strategies
of the Texas Main Street program, will be fol-
lowed to maintain the momentum created by
recent improvements. It is important to encour-
age the broadest mix of activities and greatest
intensity of development within the entire
Downtown/University Core. To promote the
continued vitality of the downtown area, par- Figure 8.1 Downtown Denton
ticular attention should focus to the retail core, {
including encouragement of hospitality uses.
The City of Denton's image is strongly influenced by its universities, and efforts should be made to
enhance their appearance whenever possible. The city should strive to encourage more community
interaction with the universities by linking physical access between university and public property. In
support of a Vision for Denton 2001 proposal, the City of Denton allocated funds to begin the connec-
tivity process. Street and landscape improvements are being designed to Improve downtown scsthetica
and begin the creation of an "arts condor' linkingthe Visual Arts Center with Downtown.
The uniqueness of the Downtown/University district drives special needs for the area. Further study e
should investigate zoning, parking, specialinixeduses, density, the creation of lax increment financing i
or other special improvement districts to address needs. Consideration of a historic district for down-
town and conservation districts In the Congress and Elm/Locust areas should be investigated,
t
C. Wy omum AeCLnVnhrmlvep1&m'Spft1s1 DWrkn,p iA LXHI91TA 1-lip
k
Draft Denton MAX Comnrehensive Plan 21.E
B. RAX ROBERTS 1,,4KE
Perhaps the greatest environmental, economic,
and recreation asset for the City of Denton, as figure 8.2 Ray Roberts Lake
well as for North Central Texas, is Ray Rob-
erts Lake. The less obvious but nonetheless
primary purpose of the reservoir, however, is
its use as a crucial raw water supply for the
Cities of Denton and Dallas. Balancing these
competing interests - recreation/development
uses and environmental concerns, e,pecially l~
water quality issues- Ise primary concern for
the City of Denton. Because of the many er E 'a
unique aspects this reservoir uffers, the City
considers it aSpecial District within theCom-
prehensive Plan.
Located twelve miles north of the City of
Denton and 45 miles from the heart of the
Metroplex, Ray Roberts Lake the Lake) not only supplies the Cities of Denton and Dallas with a
significant raw water source, but else offers an outdoor recreation experience rarely found so close to a
large urban area. The 15,250-foot-long earthen dam, making up the southern border of the Lake, is on
the Elm Fork of the Trinity River and 34 miles upstream from the Lake Lewisville dam. The Elm Fork
watershed above the Lake has a total drainage area of 692 square miles. The conservation pool is
29,350 acres at an elevation of 632,5 feet, In addition to a large water surface area, ,`sere is a total of
19,216 acres of recreation and wildlife management areas associated with the lake, The authorized
purposes ofthe Lake are water supply for the Citics of Denton and Dallas, recreation (specifically parks, j
boat ramps, camping sites, and trails), and fish and wildlife habitat conservation and enhancement.
i
1. Management Responsibilities
Public Law 89-298, approved by Congrees Oc:tobcr 27,1965, authorized funding for the coiistrue-
tion of Ray Roberts Lake as part of the comprehensive plan to develop the Trinity River Basin. The
U.S. Army Corps of Engineers ("Corps) and the Cities of Denton and Dallas jointly funded the
project. Ai`cr construction was completed, the Corps leased the recreation areas, nt no cost, to the
Cities for operation and management. In turn, the Cities subleased the recreation areas to the Texas
Parks and Wildlife Department ("TPIND') to operate and maintain on adaily basis, also at no cost
to the TP1VD. The -Arctlands associated with the Lake are leased by the Corps directly to the City of
Denton for operation and maintenance.
The TP1'VD, as part of their sublease agreement w.th the Cities, collect entrance feet and camping
fees. Revenue is also collected through various concessionzires' contracts. The Cities do not share
in these revenues. The initial Master Plan for the Lake developed by the Corps anticipated $6,2
million gross revenues, annually, from recreation use.
w
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CWyLkcw"nWCmrchm,JveplmWaptelalDBlrkiipN EXHIBIT A
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4
Draft 21.1999
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Figure 8.3 Trinity River Basin
wti
w ~ ~y
s
44
f `1
- r
4 ~
~1 4b 1.
c:WycbcumentsTw twisiKptmWsp.dalb"hMs WamiTA 1 1. 1
i
t ,
Draft Denton o Plan may 21, t
2. Uses
To reach the optimal balance between the various interests and uses of the Lake, the Cities of
Denton and Dallas will conduct an environmental and carrying capacity study of the Lake. Because
the take's primary purpose is as a water supply for the Cities of Denton and Dallas, the Cities are
seriously concerned about any recreation or development activities that will negatively affect their
raw water source. For instance, too many boats! marinas can lead to an elevated hydrocarbon level.
Treating hydrocarbons at the water treatment plant is difficult and expensive. The study will provide
information about the Impacts of boats and marinas, as well as other development and recreation use
issues on the Lake. Used as a guideline, the study will help determine Liw much and what type of
development can be permitted without negatively Impacting the Lake's water quality.
A. Water Supply
Twenty-six percent of the water rights Figure 8.4 Water Supply i
available from the Lake belong to the
City of Denton. The remaining 74% r«a tissr n" no
belong to Dallas. These water rights IAft3^
aro released from the Lake, flow into
d,e Elm Fork of the Trinity River and man r
on into Lewisville Lake. The City re-
trieves its wafer rights from its intake 10
located on Lewisville Lake. Denton's ,`selwww.er
surface raw water supply comes solely
from these two lakes.
_ The Lake works in tandem with Lake Lewisville to
FigureB.S ComposftlonotWdrrSapply provide additional corlmationstorage. While!Al.c
Lewisville 's conservation storage increased, lay ~i
tw ua nuraso Roberts' r&,:ation opportunities increased. C ther c
W10 6WO reservoirs in the Trinity system, Impacted Indira dy i
lift
bAl V n% by the operation of Ray Roberts And Lewisville
"M Lakes, include Grapevine, Birdwell, Navarro Mills.
" Benbrook, Lavon, and Lakeview. Given the most
recent predictions by the Texas Water Development
'tell MO AMIW Board for water demand in Texas, the Lake pro-
vides critical water supplies for the Cities of Denton
w.d Dallas. Texas' population growth (and conse-
quent demand for water) Is quickly outstripping its
water supply (Figures 8.4 and 8.5).
I
b. R reatjon
The recreation areas associated with the Lake include 5,546 acres of recreational areas.
Located at the junction of the East Cross Timbers region and the Grand pi :'e region with
rolling hills of bluestem grams along with hardwood bottoms, the area around the Lake
provides & beautiful and &,whedcall'y pleasing environment. With an average of 141 clear,
sunny days, the Lake providca nearly year-round recreational use. The estimated total V141f a-
tion for 1998 was 1.4 n.illioa people, making the Lake one of the most visited in the State.
avdrR:umenLCapeAeruiveylmSpectaltM~W~bpH EXHIBIT A 4-
M ~ I
Draft Denton C May 21, 1999
I There arc two large parks, Isle du Bois and Johnson Branch, offering day use (swim-beach
area, pavilions, playgrounds, trails) and camping sites (backpacking, lent camping, and elec-
triclwatcr hook-ups), In addition to these sites, the Lake boasts six boat launches and one
marina. Bctw'een Ray Roberts Lake and Lewisville Lake, along the Elm Fork River, a 9.3
milt hike/bike/equestrian trail, complete with canoe launch areas, Is accessible from within
Isle du Bois Park. (See a complete description in the Environmental Chapter, Greenbelt
Trail.) At the time of this writing, a lodge and restaurant were under construction at the
Jordan Access Area on t,.c cast side of the Lake.
Figure 8.6 Ray Roberts Lake Recreation Areas
L 1 ~ : New e... Iun 'i
i
1 Z •
~b Mrb• tiY
..~9Yt ~I • • I y Ar Aw Mrw .M.
L I emu. ..w
_ 1 ' ~ INpii
S r+` _ 1,,~~ • Ni ~ro'i a .u
t ~ react. ~•ii
r~, y4 M epe IV.W
r (T M ~~u,u • FY•YC •W
i s. .
c. Fish and Wildlife
The Lake has sc%cral wildlife mavagement and hunting areas. Wildlife includes squirrel,
cottontail, Jackrabbit, raccoon, opossum, skunk, gray and red foxes, bobwhite, mourning
dove, bald eagles, and waterfowl.
Fishing is alsovcry popular at the Lake. The fisheries program, primarily the responsibility
of the TPW'D, focuses on increasing the quantity and quality of the desirable game fish
population. Principle fish include white bass, catfishes, blue gill, gar, and carp.
Figure 1.7 Ray Roberts Lake Illstorical Assets
i
INN
C.'Ary Uucurtcnm'Corrprctunrive p6n'tpecld DhIrkb,p65 EXHI9IT A S r~
' I
t
i
i
i
i
I,
i
Ili I' Denton _ May 21. IM
I
d. I istorical Assets
Domestic agricultural sites can be found in various places around the Lake. 'T'hese sites
include remnants of farmsteads such as homes, barns, root cellars, and wells. The Jones
Farm site, located within the Johnson Branch park on the north side of the lake, is open to
the public as an example of a turn-of-the-century homestead.
i
I
I
Figure 3.8 Jones Farm at Ray Roberts Lake
C. pENIONAIUNICIPALAIRPOR1
The economy plays a major role in the health and vitality of the aviation industry and is reflected in the I
amount of hangar and business development at municipal airports throughout the nation. Aviation r
development at the Denton Municipal Airport was nearly nonexistent dudni the 1980's - a low point in
aviation's economy. However, the Airport has witnessed a significant Increa;s In development In the
last three years. It is.important that expansion and capital improvements continue to be coordinated
with the Federal Aviation Administration and
Figure 8.8 Aircraft at Denton aiuntctpat Airport Texas Department of Transportation Aviation
Division, and the existing partnership must be
rrirtured in order ensure adequate facilities for
future growth.
r. It will be necessary to take a close look at
unique development opportunities for the
s Denton Municipal Airport in its relation to the
growth of the City and the industrial base
nearby. The small area plan process should
also be implemented at the Airpo.' in order to provide appropriate regulations where special circum-
stances warrant variation from or supplementation of standard zoning and building provisions (e.g.,
Izndscape ordinance, zero lot lines, fire and buildingeodes).
a, ,
C'MYtkXU"nb'C"Mh"1i" pluspectd 11tetr01 PH EXHIBIT A 6
C '
Section 9 ■ Economic Diversification
Introduction
In the broadest sense, economic development refers to the changes in an economy over time that occur
due to the formation of population centers, such as towns and cities. Econorrlc development usually has
a connotation of growth. Economies develop duet osimui'aneousinteractions among increasingpopu-
lation, increasing numbers of employers and workers, and increasing numbers of businesses which pro-
vide goods and services for local consumption as well as for export.
Economic diversification refers to a more directed type of economic development resulting in a more
stable and resilient economy, which provides quality Jobs In businesses acceptable to the local commu-
nity. Diverse and developed economies are characterized by many different types of Industries inter-
linked by mutual suppilers and consunrcl s. These economies often export goods and servic % to other
population centers. Such an economy will be more resilient, stable, and self-sufficient, thus i+eing less
vulnerable to the nat ,nal and regional economic fluctuations caused by federal and state poll ales over
which local govemments have little control.
A healthy economy Is important to all city functions. Major issues that must be addressed inctudejob
creation,busiressrecruitment,businessexpansion,andsmallbusinessfomation. A number of elements
merit consideration, includingjob quality, environmental impacts, public resource demands, and quality
of the location (inside or outside of the city), and quality of life prospects -ate important in determining
strengths and weaknesses in providing a healthy business climate.
II.
EWsting Conditions
A. TAXAf1LEVALUE
The recent tax base distribution (Table 9,1) trend has underscored growth in the residential percentage
of tax base by 1,S3% over the last five years, wtdle cornmercial/industrial has decreased in its share of
the overall tax base by -2.26%. Recent forecasts predict four to five percent annual Increases in popu-
lation through the year 2020, which will result in a tremendous increase In reddentiall development. A
strong business recruitment and retention program is needed In order to maintain the current balance in
the tax base.
The City of Denton has participated in an economic development partnership with the Denton Chamber
of Commerce since 19861n which the Chamber's primary role is the recruitment of new industry. The (1 C
focus has been on basic Industries (those businesses that sell the majority of their goods or services to
consumers outside of Denton). Typically, basic industries are capital intensive, providing a boost to the
tax base.
C,NfrUxUm WComqdamfvtPIWOmemledlrenlaa4eahanemleGlvenianaee.p6S EX111BITA t .
r ,
Draft Denton Corrinorthentilve Plan MAY 21, 19"
To11o 0.1 OhIrlbolloo atria Tom
O ~trb orlon
1994 1996 lots %Chang
199A•1991
h'n Too Vale %of Total Not To%Va L, %of Total Nat Taa VoLo %Of Tote
au{dmial 6116,011,611 060% $971,091,601 46.07% 11,106,696,134 47,11% 111% f
Mu1F7om0y 5 191.12 $1163 10,70% 6110.916,211 1.97% 61$7,179,6)4 1047% 0.77%
commortiol 1161,11),416 19.11% 1136,611,141 )9.10% 1177,119,$0) 111.3s% -1.16%
Vndevolopld 111,41t,411 4,04% 119,722,04! 7,77% 111,117,1s1 1.05% 4.01%
Other s10,109,9)1 P.SS% 114.009,116 0.71% 111,191,119 010% •0.03%
Total 11,941,041,117 f00.00% 11,11,,111,994 100,00% 11,1/1,111,19& 100.00%
7,!k trdob l"wry 1 /,n _
A "cluster analysis," a study of industry sectors which looked e1 such variables as Denton's existing
businesses, available workforce and location, was performed in 1995 in order to Identify basic industries
that would thrive in Denton's business climate. The study o uggests six industry sectors for target re-
cruitment; 1) electronics, 2) medical, 3) instruments (and related), 4) metalworking (selected), 5) air-
craft and pails, and b) partitions and fixtures. A more recent reevaluation Identified four targets; 1)
medical and pharmaceutical, 2) aircraft and parts, 3) suppliers for existing major manufacturers (e.g.,
Peterbilt, Hoeing, Victor Equipment, etc.), and 4) IUSA divisions (sister companies to United Copper).
Economic development efforts should focus on those industries that are a good match to the community
and which will strengthen the tax base. As the industry base changes, marketing efforts will be reviewed I
for its effectiveness and need for modification.
It should be noted that Table 9,1 does not reflect tax exempt properties. Denton has a higher-than-
average share of tax exempt organizations, which include the University of North Texas, texas Woman's
University, Denton State School, Federal Emergency Management Agency, Denton County, the City of I
Denton along with the schaol district and other exempt properties. It Is important to note that these
organizations and institutiovs contribute significantly to the economic viability of Denton through ;m-
ployment opportunities and increased sales tax revenuies. It is the existence and the attributes of the
universities and other tax-exempt organizations that define Denton as a strong, independent community.
Incrcas.ng the commercial and Industrial tax base will stregthen and diversify the economy and help
offset existing conditions.
In addition to business recruitment, the City of Donlon promotes business retention and small business
development. Monthly busincssretention visits arescheduled between local business ownersormanag-
ers and the Mayor and Council members as well as quarterly Mayor/Council breakfasts with local pleat
managers. The City's economic development department also provides technical assistance to esistinb
businesses during their expansion process.
The City and Chamber of Commerce also support the Small Husidess Development Center, which as- r
stsbusinesseswithvariousstart•upIssues,helpswithwritingsliminessplanaawellasofferingtrain- f A, ,
Ing opportunities. Through Community Development Block Brant funds, the City also supports the
Denton Community Development Corporation (DCDC). This non-profs corporation works with local
banks to provide gap financing and micro-loans to small business owners. City representatives sit on the
DCDC Board of Directors.
C:Vvtytfavmrnh'Conprel+era'replon~coeemle6lvuolan0onkeonOmirdlvenlanPen.pN EXHIBITA 2
t
Draft
Toble 9.1 Tax Bole Distribution by Toolna Entity
I
%of Total Total Too
Year Ckyof Denton %of Total Cc my %of Toto, ISDDonlon
7M 02753; -Tr.TM--TTYM 53.43%
TM 1,5607 67.62% 2.456
7564
TMI 419 U 14 l.ri; OV.1 r1M
631.
111.410-41 U4415121 V.24-41 -1.4 My
ourrc rye enron .raeom c err opmrer rparrmror
In 1993, the City of Denton passed a one-half cent sales tax to reduce property tax (effective In 1994).
Since the adoption of the sales tax, the City's tax rate has been reduced significantly, from $0,7490 per
$100 valuation to 50.50815 per S 100 valuation. Although the overall tax rate declined In 1994 and
1995, it is now nearly identical to the 1993 rate. The City's share of tie tax rate for city residents has
shifted frum 30.76% in 1990 to 19.49% in 1995, and the County's rate has dropped from 11.57% to
9.54%. 1 he school district's share of the tax base has increased from 57.66% to 70.97%. it is the goal
of the City to maintain a low tax rate, however, the City must not rely s;)lcly on sales tax revenues, as
sales tax can be driven by economy factors influenced by outside sources. A strong, diverse tax base
creates the most secure revenue source (Table 9.1). {
Table 9.3 and Figure 9.1 illustrate the history of sales and property tax revenues over a ten-year period.
From 1990 to 1999 city sales and property tax rew
cnues increased by 37.5%. In 1999, sales tax rev- nsera++brar>aca"dararra rn.i
enue acounted for 53% of combined total tax rev- aaessmeea -
enue. Property tax was 43%. Dispe3able income Is e111,e0100 _ 1
becoming the tax base for City revenues replacing
capital and pruperty. With a great deal of non-tax- urwoane
able property in Denton, and a larger "day" popula. neaaeaa
tion created by non-resident students and commut•
ing workers, the increased sales lax rate appropri-
ately shifts a portion of the tax burden for city set-
vices from property taxpayers to sales taxpayers, nr_rrrTre.rrrNrr,err
Table 9.4 indicates that over Moof Denton's sales
tax revenue has been gcn^ratcd through retail trade.
-`-~Toblr 7 a u u raper om Tom liar Hillary
liar e n as ropory Too om na
sue as art ae oa
7iT -117747
4rt 9S ~3lTT rt7 _
?IITt 47 `7,7I17 0 t I Coal 1.1119.063,104 Q.§ F1,
r ~
f _ --1
M U '41V 14ovii.941 19,946,046
"11.010.1
Tr
T""11- 19,147,P11 139% 1.91)1444.754 ___TTM Au r
_ r f l
13~
r s r e anso ous is ins a op a s miles n a ra usa prop y 1a ,
10 !ales ism is baaall an bu/ joie/ smoeat and property tae it actual levy insert is ofoetobe I, loos
learnt: Nrya/Centers rlnarer Orrure tar
C~J.ty Docurttate`Compebrnslrt Plan'aconomk/l°ua{aulfonLranemle honest",y Hen.pf! EXHINTA 3
c
Draft Dentan Camarehenutive Plan May 21, 1999
x,
a e xas Sales u 14"1111 or Indmetri es
Major Industries 1995 - 1996
cal ra e
on• s gnus
,
Services F9613 5.46%
Transportation an u ro sums
anu acturmj
I
Wholesale Trade
u ie tni uT-n e
matruct n
Sr,-.u ure, forestry, an u 1•ng
manee, nsunnee,sn a tats
Represents the amount o , es tnrevenue rcce ve orw we eannor `a y Main e u
e• There are now fewer than four buOiesses In the Tnmpollation and INbtie Utilities category In the
City of Denton. Therefore, that rcvtnue Is now inc'•tded in the Non•Dei4nsted category. i
Somme ~0tv OlDDaelox Fin nun bepaKffleKl
vA.F{i vrCsJi
A skilled, diverse and competitive workforce is essential to the City's ability to attract and retain the
sound mix of business and Industry necessary to ensure the City's overall growth and prosperity. Eco-
nomic development programs that support and give high priority to workforce InItiativas will strengthen f
the city's ability to competitively leverage its workforce resources.
The majority of employment sector growth from 1970.1990 occurred In the services and retail sectors,
driven by the consumer requirements of Denton's population increase during this period.
i
The estimated total employment In 2020 reflects
population ttstimates for the entire planning Brea
and the City's historical average workforce par. Table 9.3 Current Commuter Workforce
licipaiior o(52%. Forecasts of employment sec- Employers with More Than 1000 Employees
for growta for the aggregated north central Texas % of Total
region were utilized to determine the estimated em- CommuterMrles Tots!Petsolts Workforce
ployment di stribution for the year 2020. Thegreat-
est change in employment distribution from 1990 Denton City L@nha 7,910 479091
to 2020 is a 3.0% growth In the percent employed 0 - 15 Mks 31046 18.75%
In manufacturing, while the W.C.T.U. percent or is - 30 Miles 3,304 20.01%
total employment dropped by almost 4.0%.
30 • IS Miles 1,807 10.9495
The 1990 Census data Indicates that approximately 45 - 60 Miles 362 2.19%
one-third ofDenton'sworking resldentsworkout' 60.100 Mess 29 0,1895
x ,
side of Denton. A recent survey of Denton cm-
ployers vvith over 1,00 employees each Indicates > loom del 7 0.04% N
tha 152 % o f their employees comm ute Into Denton Total 16,$13 100.00%
-at least 13% from over 30 miles away (Table 9.5 eeaRer teaseMk Daelepaee) Deparimem, My of Dealoa
and figure 9 2),
CV.fyDoeumenu~Compretrmfireplan4eanemleelreralkattorneeeaemleelrenlaeatleaPiS EXHIBITA 4 .
t
Draft May 21, 1999
Figure 9.2 Commuter Travel Distances In A111es and Total Persons
L rl~~• ~1 11 Yf 1
1J
, ~ ,n I M1I r ~ J
IPA
Ari tr C1 U
1r 1
l1 xrr 1
R~nr I
a ' f 'r Yi
tf1li 1 N
1
ti
I A. L. [ t l M
,My \ _ r ill M
/1 1 .e l+ 1 II
.w
w .wow 1 4rj Ili
' I' ~b~ M • W
w. yr " 1
_ tl .I ~ er
~ .y♦yir..i 1
f ;
M♦ I 11M4
n 1 to +r
I
r hat , r.r W♦~ , • ry
~ J. ri wA . v
1 I.II ~
rr.w r I
It
t. 1 A~ Y two
1.w r ../..\i
i IYM / ~ 11..1 . ,.~~y. tl" 1 *
owN,
r.♦
.t .i. 1 Mr . f 1
f~ ~ I
e.r 1 -w71 M /
1tYMW ♦y~ dodo
'y'_1. ^ C4 a 117 t fr .fir ~~•I
r' \
C My P69 E?W[B1YA S .
I
1
I
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I
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II
it
I
Table 9.3 Denton Area 25 Largest Non-Retall Employers
Employer Description No, of
Employees
University of North Texas Education Facility 5,500
Boeing-Corinth Facility Ekelronic/Aircraft Components 2,200
Peterbi'h Motors Co. Diesel Trucks 1,994
Denton W. School District Education System 1,648
Texas Women's University Education Facility 1,348
Denton State School MHMR Fat9ity 1,384
Denton County (In Denton) County Government 1,268
City of Denton Munkil vi Govemment 11168
Denton Regional Medical Center Ilospital+Heahh Care 850
Victor Equipment Welding Equipment Mfg. 700
Denton Community Hospital HosphavHtahh Care S00
Andrew Corporation :.Iicfowlkve Antennae Mfg. 490
t
Sally Beauty Company, Inc. Corporate Office 385
MIAlRIC, Inc. Marketing Firm 364
GTE Telecommunkatinns 276
Jostens, Inc. lewelrylClass Rings 250
First State Bank Finanf-lal Institution 250
Russell-Newman Manufacturing Ladies Lingerie 2i0
Morrison MWN FlourlGraln MM 200
Anderson Merchandisers PaokaginglWsrehouse 200
Acme Brick Brick/Tile Manufacturer 190
Denton Publishing Newspaper 170
Tetra Pak Inc, Aseptic Patkaging 160
United Copper Industries Copper Wire 160
i
Safety-Kktn Corp. Recycled Solvents/Blended Fuel 134
TOTAL EMPLOYEES 22,019 i
Souxe: Denfon Caamaer 61Cemmerre Mdrca 10P0
C:WyDocunxntsTarpn1imisiplWmnomledlrerddeonooWeaemtedbm11k*doA;6 EXHIBITA 6 .
r
c.
Draft Denton Comi3rehenalve Plan May 21,1999
?lots 0.1 Chu/u In Lalbyarll 0111rt►11te1 of Lmployt1 pnuu
eutlml 16 7116104 ►y Laplefmtlt 114101
%Moll 4
IICTO11. 1170 % 1%m i110 % /lete 1110 % Ilea Impllymul
11/0.1110
c011t1Yt1t11 too IJ1% 1,01 6.111 1,410 4111% •1 J1%
AH,e IAJJ 1171% 4.411 11.711111, 1,114 11.50% 11.11%
Tleeiluvica 1,010 10.74% J,117 2431% 1,151 11.1411. _ 6.10%
coverem4e1 51) 1.15% 115 1.61% 0,217 5.60% 0.4!%
e6rt. Yet 4,711 )1,11% 0,617 11.11% 1,111 10,00% 4.44%
WS1U a 2.077 401% 16 0.1404 Id04 1.11% '1.16%
M 11Yf1clurlnl 11011 71 14,17% 4,110 11.17% '1.46%
O IStr I)J 41 145% 400 1.71% •0.11%
TO TAI. IM P LO Y M IW T 16,11) 41 100.00% 14,101 100,00%
7 IA 3. (r In 10, rl,e,u14. 11411 •Y W, 4 4,0Y u l
'W C 1 Y. IW Ielee4R cuo.bbn, Tnb, lmgrrWYe. Va1bl
IndlVI #.No. of Crllul
T1414 0.6 Llflmt10l K1r 11r 61 L611 00 111111ty t1
OroWU Tnp4f 101614 t1 ►t A994004Uhf 11 1011111 1111 • 1011
_ Zia e11tr 1141
Ater11t1 1110 me. eHfm 2.4 C10214 h
iLC lull He 1r1y W16n 0 f
Le p11 y11 He, of Imp1, 1,
M utl 11/0 pnteu LaI6Y 4a 0u/411
►er1411 solo • 1020
C 11111111iss 1,410 4,110?,1J0
I1t1{1 11.11 7,214 !1,411 11,11!1,..
F llt IIS err It1 11.1! 1,)21 12,440 31,111
01x1 to meai 111,11 2,211 4,10.1 3,111 -
I1141t111 112.41 7j.1 !1,120 14,112
w cIU ' 11 J1 1,001 4,/tl 1,117 J
M teYf4t lufll6 !10.45 4,110 07,015 12,172
01011 51.1T 500 2,141 1,141 r
TO fAL LM OLOYM IKT 14.10! 110,711 01,600
P i k Y L /IMUn, In ereu 1, IUI Igra, lu.fuq
IW 4•Y,IY. CI\0111 uY U. toll. irn 1HIelY1 YlOV4q
W C l u
Inn! tnu W nt 1,44 c. o, I,1, L M ur1 1 /11, 0111,11,11 bill
'4uue ulee Wlnn„t eee,eYlYe,"$A cnullhtu plows lyf)r4ul4ow eel.
TtA1t 9.9 Aver616 Aee111Ve4mpl6ymtltRlltl
1994 1901 1996 1991 1991
Texas 6.4% 5.9% 6.01,5 6.1% 4,12%
b/neon County 41% 1.1% 2.6% 1.1%
Chy of Dtnton 6.0% !.4% 4.1% 1.4% 110%
7~1f~
i
C.1) lyOoeumenMCompmAemefvep1,m'ecenemleAFvOnIMetV114e0e1eek41v1reMe1010.pN ELHIBITA 7 .
t
u
Draft MW
Ill. ~ ,
Policies
A. The City should encourage a strong, diversified, and self-sustaining economy, creating a wide range
of employment opportunities, enhancing loch'. ownership opportunities, and expanding the tax base of
the city.
B. Local business ownership and small business creation should be considered high economic diversi-
fication priorities.
C. Development Incentives such as infrastructure improvements andtor sssistance, tax abatement, grants,
or loans should be considered to encourage industries and businesses to expand or relocate within the
City. A cost/benefit analysis should be performed to define and measure short-and long-term benefits
prior to granting incentives. Incentives should tx considered only when proposed development is con-
sistent with community plans. Projects Involving 4etentionorexpansion ofexisting businesses should be
given the highest priority.
D. Development incentives may vary by site and type of establishment, and initial and potential capac-
ity as a generator of employment and other economic gains. Priority maybe given to basic industries
that are generally clean and that will make a significant contribution to Denton's employment or the I
City's tax base, {
E. Consideration of site planning, urban design or neigliborhood compatibility objectives will be In-
cluded in the eligibility requirements for business retention, expansion, or recruitment incentives.
Coals and Slralegles
A. ENJr.l OYA1ENT OPPORTVNT C
1. Coal
The City should encourage a strong, diversified, and self-sustaining economy, creating it wide range
of employment opportunities, enhancing local ownership opportunities, and expanding the tax base
of the City.
2. Strategies
a, Sustain and support business development activities to retain, expand and recruit businesses. ' -
b. Encourage investment In the development, redevelopment, rehabilitation and adaptive reuse
of land and buildings for employment opportunities.
MyI7aumenbSCmpeheruiv~pl,n'aanemle&@N1a,emVamemkllrndaalNbp6f EXHILBITA A .
t
Draft y 21.1999
i c. Support community-based economic development initiatives consistent with this Compre-
hensive Plan and compatible with neighborhood livability.
d. Promote and enhance the special character and Identify of designated conunercial areas.
e. Promote a business environment within designated industrial areas that is conducive to the
formation, retention and expansion of industrial businesses.
f Promote a variety of efficient, safe and attractive Industrial and mixed empinyment areas in
Denton.
B. LOCAL AND SMALL BUSINESSES
1. Coal
Local business ownership and small business creation should be considered high economic diversi•
fication priorities.
2. Strategies
a. Foster a positive entrepreneurial environment for business Incubation and small business
growth.
b. Encourage development of university-related efforts Into independent entrepreneurial bpin-
off businesses.
c, Seek ways to assist clusters of related businesses to collaborate more closely with one an-
other and to market themselves as magnets for capitol, research talent and high-skill manufactur-
ingjobs.
d. Support the retention of existing business and major institution base.
e. Support Denton'sartists, art organizations, and institutions because of their significantcon-
tributions to the city's healthy business climate, their role In creating a cultural envirorutlent that
attracts high wage employers to the region, and the substantial benefits they provide to residents.
f. Promote close working relationships between financial Institutions andthebusinesscommu-
nity. Where appropriate, promote the development of new Initiatives and Innovative progrrnts
(e,g. Denton Community Development Corporation, loan packaging for SBA, loan guaranties,
Industrial Development Bonds) to lower the coat of borrowing or to assist small business growth
through increased a~cessto capital. /
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g. Where appropriate, support efforts to assist small business through technical assistance for
1 business start-up and/or expansion.
h. Seek ways to improve the environment for small businesses to thrive In Denton where con-
sistent with the goals and policies of the Plan.
C,wty tTxumr tiTenrtkniSi plsm't nomit Nrtrdanetu4tonomk flrmiatsdmp! EXHIBITA 9 .
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C. WORKFORCE
1. Goal
In order to ensure a skilled, diversified workforce to existing and future employers, the City will
encourage employers, employee organizations, and education and training institutions and agencies
to provide training and retraining opportunities to the citizens of Denton.
2. Strategies
a. Facilitate the creation of coalitions of business with the University of North Texas, Texan
Woman's University, North Central Texas College and locel school districts to develop compe.
tency-based education and training programs for Denton community members that are targeted
to the needs of business. This may include vocational training programs, apprenticeship pro.
grams, entrepreneurial skills training, customized on-site training and technical and vocational
preparatory programs at the high school level , b. Encourage increased linkages between community job access and inronnation systems and
training programs.
c. S+ ;ve to increase access to literacy development and English-as-Second Language (ESL)
pn.; r is for those in need of assistance of overcoming literacy and language barriers to em-
ployabdity, t
d. Work closely with the local school districts to identify and achieve basic competencies re-
quired for success among young people choosing to enter the workforce upon graduation.
e. Offer apprenticeship and other workplace learning opportunities with the City of Denton 1
and Denton Industries.
D. DEVELOPM ENT INCENTIVES
1. Goal
Development incentives should be considered to encourage Industries and businesses to expand or
locate within the City.
2, Strategies
Consideration of site planning, urban design or neighborhood compatibility objectives will be In-
cluded in the eligibility requirements for business retention, expansion, or netuitment incentives.
Incentives should be considered only when propose development Is consistent with community
plants. Development incentives should focus on businesses thst: r,
P Provide higher-than-average wage levels;
■ Bring new capital Into the economy;
a Have good future growth prospects;
a involvcaclusterorbusinessesengagingin Imilaractivities;
a Use qual;ty environmental practices;
C~'J.SrbocurrenuK'ortFRAenelveplM~teer+mkQlrnAnadehe~nemledlan4eM~tee.pi! EXHI9ITA to .
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t ■ Diversify the economic base, and,
■ Keep workforce in Denton. I
Incentive agreements will require businesses to meet specific thresholds or performance standards in
order to receive benefits (e.g., capital investment, employment, and payroll).
E. INDUSTRY RECRUITMENT
In order to diversify the existing tax base, economic development programs will focus industry recruit.
ment and marketing efforts on businesses that are compatible with the community, workforce and eco-
nomic development goals.
1. Goal
Recruitment activities should be defined in a targeted marketing plan. Stratei~es should focus on
identified markets. As conditions within the community change, target markets should be rtes.
scssed.
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2. Strategies
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a. Identify existing and prospective industry workforce needs and enlist the resources of the
University of North Texas (UNT), Texas Woman's University (TWU), North Central Texas
College (NCTC) and the local sohool districts to develop customized training programs as part
of a marketing strategy,
b. Target Those Industries that require an educated workforce. Match existing degree pro-
grams at UNT, •TWU and NCTC to businesses that require a significant workforce in these
fields. i
c. foster a positive environment for international trade.
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d. Recognize and support environmental conservation and enhancement activities for their con-
tributions to the local economy and quality of life for residents, workers and ecosystems of the
city.
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c, Encourage new commercial businesses to locate in established commerelavmixed use areas.
Where suitable sites in those areas are not available, encourage those businesvs to locate in
other designated commercial areas.
f Encourage development that attracts a diversity of employment opportunities.
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g. Promote public/private partnerships for the development of infrastructure to foster eco- t,
nomic development. ' f l
h. Seek ways to assist related technologyodented businesses to locate Inclose proximity to
one another and near research institutions. Promote the development of technology by connect-
ing research Institutions, hospitals and manufacturing companies.
C:Ny Docom tKanpeheneive plWmnemle divenltndodWenemlt dlrenlaaden.pH EXIMITA 1t .
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Draft Plan May 21, 1999
Section 11 ■ Water Services
1.
Introduction
Across the State of Texas, establishing new water supplies to meet a growing demand for water is
becoming an increasingly difficult task. The City's first and foremost priority Is to ensure that its cid-
zees/customers have a sufficient source ofraw water. Through existing and future surface water rights, con-
tracts with other entities, and careful conservation, the City can provide sufficient water to meet Denton 'a
population projections through the year 2015. New
sources will have to be established, either through con' Figure 11.1 Speacer Water Treatment Plant
tracts or construction, to meet the projected long-term .
demand.
Senate Bill 1, passed by the Texas Legislature In 1991,
created a comprehensive approach to water plannigtby
establishing planning regions. Theplanningregionswill
address long range: surface supply options, such as
interbasin Umsfcm or construction of new sourm. Owe
surface water supplies are constructed, those sources
must be protected from environmental harm. Contami-
naEonofawater supplycausessiOflcant treatrnattprob-
lems, increasing the cost ofwater for the consumer.
The City of Denton rob es on two aqui fers for its ground water supplies! the Trinity Aquifer and the Woodbine
Aquifer. These supplies areused bythe City inemergertcysituations only. The TrWty Aquiferisbeing"mined"
(water is withdrawn from the aquifer at a faster rate than the aqu1 ter can be recharged) at an alarming rate. '
Some estimates Indi cate that the aquifer will be compl etely depleted in as tittle as eight years. The Woodbine
Aquifer, though being somewhat depleted in northern counties such as Grayson and Fannin and to the east in
Col tin County, is generally replenished In Denton County. Overdrafting of this aquifer, however, can lead to
water quality problems as saline waicr Is introduced Into the aquifer.
The boundaries of De"ton's Certificates of Convenience and Necessity (CCN) for Water distribution are
located do Figure 11.1. CC N's authorize utilities to provide water or sewer service to a specific area and
obligate the utility to provide continuous and adequate service to every customer who requests service in that
area. Denton'sCCNboundmyextends past thecity limits of Denton greatly expandi'.ng our service territory.
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Existing Conditions
A. NYAT.ERSUPPL'
( I. Lake Lewisville
Lake Lewisville, located directly south of the City of Denton, is a 29,109 acre man-made lake owned
and operated by the U.S. Army Corps of Engineers ("Corps'). Water rights in the lake's 90.2
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Draft Denton Comnrehensli Pin May, 21, 1499
Figure 11.2 Selected Denton County Water CCN Boundaries
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Figure11.3 Lako Lewisville and Ray Roberts
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Draft Denton Cornorthensive IN May 21, 1999
Million Gallons Per Day (MOD) f nn dependable yield are shared by Dallas and Denton. Denton owns the {
ri glds to 4.9165 percent, or 4.34 MOD.
2. Lake Ray Roberts
Lake stay Roberts is a 29,350 acreman-made lake constructed In 1997. Lice Lake Lewisville, rights to
the water are shared by the Cities of Denton and Dallas. Seventy-four percent (74%) of the reservoir
storage area is owned by the City of Dallas, 26% by Denton. Lake Ray Roberts has a firm dependable
yield of 76 MOD, which provides Denton with a 19.9-MGD water supply (Figure 11, 3).
13. JAKE LEWISVILLEWATER TREATMENT PLANT tVAP)
The City of fenlon's Lake Lewisville WTP, located adjacent to the Spencer Power Plant, has a total capacity
of 79.5 MOD. Denton will need additional capacity at this plant on lineby 2002 to maintain anticipated service
obligations. The expansion has been programmed into the Capital Improvements Program (CIP). The Lake
Lewisville WTP/High Service Pump Station will remain the same. C'irrent hydraulic analysis Indicates the
Spencer Road Pump Station can deliver 31 MOD by the year 2020.
A new water treatment plant at Lake Ray Roberts will also be needed to provide additional capacity to
support the anticipated growth needs of the city. A site has been acquired and the design completed. The
plant will be designed to accommodate incremental expansions of 10 MOD (Figure 11.4).
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C. GROU14DWAURSUPPLIES
1. MunlelpalWells
Three of the four City-owned wells are operational for a combined 2 MOD rate of production.
These wells are used to provide an emergency source of water. Due to declining ground water levels ,
and the age and condition o f the wells, the City has not included them in future pints for the water
system.
2. Groundivater5torageReservoirs
Groundwater storage reservoirs are designed to store treated water for standby reserves, fire protection,
and for pumping higher than average system demands into the distribution syslem. This provides a margin
ofsafcty for emergency conditions and allows the treatment plant to operate at a ste&ber flow rate.
D. ~4'ATERSTORAGE
1. Ground
Cvrrcrrtiy, the City has one 1.0 MG and duce 2.0 M10 ground storage reservoirs to,.ated at the Spencer
Road Water Production Plant. Three million ppilom of additions! ground storage are planned for the initial
phase of the I lattice Field ground storage and booster pump station facility. A total capacity of 12 MG is
ultimately planned at this location. The 2.0 MGMcKernaPark Standpiptcurrently provides theground w ,
storage facilities for the upper pressure plane, This facility also semesatole man elevated storage lankfor
the larger middle pressure plane.
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2. Elevated
The city has three elevated storage tanks with a combined capacity of 3.36 million gallons (MO). Re-
ccntly, however, the Texas Natural Resource Conservation Commission (TNRCC) changed the critg-
C.N1rR~eummblComtnehrndvtyl.nVnauwctun~rnkrk~t.p6s EXHIBITA 4 ■
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Draft D n n Coranrehensiv Plan MAY ZL M
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Figure 11,4 Present and Proposed Water Facilities
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C.Vy hacur tiToq"hm1w plln'lflfrotrurlwltwltn kxt pO EXHIBITA
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Draft MAY 21, 1999 y
Figure 11.5 Water Lines 12" and Larger
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Draft MAY 21. 1999
defining elevated storage credits. This change in definition hss caused Denton's elevated storage to fall
from 3.36 MO to 0.349 MO. The usable storage for expansion within the middle pressure plane wig also
be Gmitai. The City is currently studying ways to modify the boundary of the upper plane to regain credit
for the existing elevated storage.
L DISTRIBUTION SYSTEM
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TobleIt.3
Water Demand to ?restore Plaeei
Middle 11PPar Lower
Total Service Service Service
Level Level Level
I! leveled a M0 6 M0 2 M0 1 M0
Storage
Ground Provided In
Storage 15 M 0 13 MG 2 MID „laliddle
v level
M a>imum
Daily 47 MOD 41.2 MOD 2,5 MOD 33,MOD
Demand
M aaimum
Hour 74.2
MOD 65.0 MOD 4,0 MOD !.1 MOD
Demand i
The distribution system is divided into three hydraulic pressure planes called the upper, middle, and lower r
planes. Approximately ninety five (95%) of Denton's water use falls witftirt the middle pressure plane (Table
11.2). With the potential for significant V wth along the IH•35 corridor, the anticipated water demands ofthe
upper plane will increase, Denton maintains approximately 1.85 million linear feet ofwaterdiscibution mains
ranging in size f r o m I t o 42 inches in diameter (Figure 11.3).
Policies
A. The City will strive to oversee the development and operation ofwaterinfrastnucturethat Issafe, reliable,
cost effective, environmentally sensitive and su tticient to mcet future demands in woperstion with other end-
ties.
B. Developments will be constructed and property owners will maintain theirpropert es and private tnfrc
structure in such a m anner as to not compromd se public health, endanger the public drirt d g supplies, or pollute
the envirorunrnL
C. , rfacilities should be located in areas that meet ertginceftcriterlsAM are oompah'blewith adjacent
CYdyDoeunrnbVC6rrpr+haulveplNVn9atrucdxelwiMkxip6! EXHIBITA 7 .
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Draft Denton Comarehensive Plan May 21, 1999
properties to the greatest extent possible. r
D, Generally, Infastructure extensions to residential and commercial development will be the responsibility
and expense of the developer. The City will follow development as determined by the private sector or as
directed bythegovemingbody byoversizinglines andupgrading tmAsystem. The City mayalso "tend
infrastructure to certain areas targeted for growth in the Growth ManagementPtall. The City may participate
in the cost ofoversizing water lines to meet future development.
F. Promote infillinfrashvctureimprovements over newlim,"tensions thetexpandthegeographic coverage
of the City's ir&wtructure systems.
a In order to help finance improvements necessary to serve population increases; the legislature
enacted legislation enabling cities to charge a Capital Impact Recovery (IMPACT) fee to each
new commercial and residential development.
In 1998, Denton enacted water impact fees for supply and treatment infrastructure. The criteria
include:
■ No development will be connected to the City's water system within the service area without
the assessment of an Impact fee.
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■ The approval of any development within the Water Service Area will Include, Asa condition
of development, the assessment of the impact fee applicable to such development,
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F. Use Phase 11 Impact Fees to fund additional Infrastructure to accommodate "tern growth and help
nsanage utility rates. .
G. Use adequate public facilities criteria or other tools to Influence compact Ymm satellite growth policies.
Coals and Strategies
A. GO i~
Develop long-term water supply contracts to ensure an adequate water supply.
Expand water treatment capabilities and pro vide additional overhead storage to meet anticipated increase in
demand,
Design thowater distributionsystem toprovide fleaibiUty In the reh Hing of tanks, provift cuMent water to s ft'
meet average day, peak day, and peak hour demand conditions as well as emergency fire conditions.
Construct improvements to the transmission and distribution systema to handle the higher system demands
associated with the population growth.
C:Ny n)eumemWrongnhtmlveplwVnarew.wnlnxr lextp&J EXNtB17A 1 .
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Draft Denton m v Plan M 21, 1999
Develop programs to maximize raw water supplies, end increase wastewater reuse W extend existing water
{ supplies.
B. STRATEGIES
Renew the City's untreated water supply contract with the Ci•y of Dallas. Based upon recent population
projections, Denton may need to purchase additional water supplies from the City of Dallas beginning in 2012
through 201 S. The most significant issue to be renegotiatal is the renewal/ expiration terns. Denton has
historically been an untreated watersupplycustomcrof the Cityof Dallas and wants to reaffirm this relationship
and commitment for a long-term water supply.
In 1997, the Texas Legislature passed and the Governor signed into law SB 1, a comprehensive approach to
water planning. Among other issues, SB 1 provided a &amework for the state to develop a statewide drought
conUgcncyplan that incorporates water planning through the year 2050. By dividing the State into 16 regions,
responsibility for regional planning was delegated to the parties that would have the task of carryingout the
plan. Denton County falls into Region C, along with 14 other counties. The City's Assistant City Manager for
Uti litics. represents the City of Denton and other small municipal water suppliers on the Region C Cotturdnee.
The ACM for UtiIities also represents Region C for a jolnt committee between Region C and Region D. the
area immediate to the east of Region C. Because growth within Region C will demand more water supply than
the region can provide, negotiations for possible future interbasin tramlen from Region D are beginning to take
place.
Build an additional water treatment plant to improve the City's ability to manage nonessential water demands
( during periods ofsupplyshortagcs,equipment feuresorrelatudemergencies. Build the plant at flit Lake Ray
Roberts site, beginning with 10 MOD. Phase the plant in with 10 MOD incremenK beginning initial operation
in the spri ng of 2003. The plant will need to be expanded from 10 to 20 MOD by the year 2007 to keep pace
with the current population projections.
B u i Id additional elevated storage over the next 20 years ti. r acommodate future caster needs. The locations
should include an additional 1 M0 storage tank in the Upper Plane area for the northwest, a I M0 elevated
tank for the upper plane area for the southwest, an additional I MG elevated tank in the Lower Plane and two,
E
2MGtanksintheN,iddIePlane area, PhasetheexIstingPeachStreetTank outofservice becauseofage,
Iocation, and limited c apacity. Convert the McKenna Park Standpipe to serve a ground storage role for the
1 upper pressure plane, Regal ncrcditfortheexisting elevated storage bymodifyingthebomdariesoftiteupper
plane in a ntvuter that satisfies regulatory criteria for elevated storage.
Construct t% ,,o new booster pump stations (the Hartlee Field B ,aster Pump Station and the High School
Booster Pump Station) and increase ground storage capacity to 12 MO.
E
Build a new I lartlce field Road Booster Pump Station on the north side of Hartlee Field Road and east of FM
428 to serve both the Middle and Lower Planes. This facility will provide for needed expansion of ground
storage and high service pumping for the lower pressure plane on the East Side of Daman as well as for the
upper pressure plane on the nort!iwest side of town,
r/j ( Construction of a High School Booster Pump Station will help supply the Upper Plane area.
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C:Wy borumrnn Co p eAm~h~pLnVnlrutruch nVvn e l *~.p6! EXHIBIT A 9 .
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Draft Denton Comorehensive Plan May 21, 199
Build three million gallons of additional ground storage fortheInitial plisse oftheHartleeField ground storage
and boosterpump station facility. This will serve as a remote ground sUxage and high service pump station for
the new water treatmentpiant at Lake Ray Roberts. A total capacity of 12 MG ofground storage is ultimately
planned at this location.
As Denton grows, the infrastrncnue must be upgraded to provide for d tt following:
• Transportation of treated water front the plant and storage fat lities through the existing system into
newly developed areas; and
• Properly balance new elevated storage tanks to the existing elevated storage tanks and allow for
adequste refill rates.
Lvvelop a water conservation and drought contingency plan to help rtduce per capita water use during peak
summer months. The conservation plan should stmnglyatcourage tha: use ofdrought tclerant/nadve species
for landscaping, reduction in lawn grasses, low water-use plumbing 6xd aces, irteresse public awareness through
public education, and raMucl internal and external audits.
The City currently operates a wastewater reuse program for applying uated wastewater effluent fbc cooling
tower use at the Spencer Power PI ant. Thi- program should be expanded to serve other customers. The
expansion ofnhissystem would extend theexisting capacity ofthewater supply, treatment andtrensmiWon ~
"tans and lever operating costs for high volume water users. /
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Section 12 ■ Wastewater Services
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Introductlon
For wastewater services, the City'spurpose is to provide effective collection, transmission, and treatment of
wastewater geueralodbythecitizensofDentonwith rninhal~'mpacttotheenvironment. Though simplistic by
description, this mission 1s challenging in the face of a rapidly growing population and in the midst of an ever-
increasing body ofenvironm mtal regulations.
To meet these challenges, the Cily recognizes the need to modernize and expand the wastewater treatment
plant, increase the blosol ids management (composting) program, enhance the Industrial pretreatment and
stormwater program, expand the laboratory facilities and services, and intensify efforts to upgrade and main-
tain lines and lift stations. In an effort to maximize existing water attpplies for a growingpopulation, the curret.t
beneficial use of wastewater effluent must also be expanded.
All of these efforts combined address the City's exponet tial growth in an Increasingly rigorous regulatory
cnNironmcnt The City of Denton Wastewater Certificate of Convenience and Necessity Boundary (C(,N) is
showrt on Figure 121
Evistbrg Conditions
A. -F 1T AI,IZED I'ltEATM .NT FACILITY
The Pecan Creek Water Reclamation Plant ("Pecan Creek WRP'),located in the Pecan Creek water-
shed, receives the entire xastewater flow from the City of Denton and partial flows from Corinth and
Argyle. The Pecan Creek WPP curmntly ten treat up to 13 MOD (million gallons per day). Plans to
expand the Pecan Creek WRP are currently dndcrway. Besides increasing the treatment capacity to 21
MOD, a priority will be placed on automating many of the processes at the plant. This expansion
should be completed by the close of 2001. In 2010, another expansion or additional plant capacity will
be necessary to treat the projected increase in flow. By 2030, the City will need to treat approximately
75 MOD of wastewater.
B. PECAN CREEK BASIN
The Pecan Creek watershed, covering 24.6 square miles and extending through the central core of the
City of Denton, includes the majority of the wastewater system's infrastructure. Because this section
covers historical Denton, infrastructure in this area is significantly older when compared to the rest of A~
the system. Maintenance in this area is challenging (Figure 112). t'
C:Wy 6ocurntntsT"rckn.lve pLn'.wulewifer YKr p6,1 EXHIBITA I . i
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Draft Denton Contorehensive Plan May 21, 1999
Figure 171 City of Denton Wastewater CCN
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Figure 12.2 Major Denton County Wateraheda that impaet the City of Denton
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Figure 12.3 Wutewrler Llne 10" and Larger with Lift SWIM
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C. COOPER CREF,KBASIN
Cooper Creek watershed lies directly to the north of the Pecan Creek watershed and covers approxi-
mately 13 square miles. The collection system in this area, like the Pecan Creek watershed, also
includes older lines. Inflow/infiltration problems are extensive In this area. (Inflow is rainwater enter-
ing the system through manhole cover pick-holes, broken or cracked pipes and uncapped customer
clean-out pipes. Infiltration is flow entering cracks and joints due to the groundwater levels above
collection lines.) Areas in need of repair have been identified, and are being corrected as crews do
manhole rehabilitation projects and line repairs in this basin.
D. HICKORY CREEK BASIN
The Hickory Creek watershed, by for the largest watershed with 145.6 square miles, Is also the fastest
growing area in the City. Because of this extensive growth, the Hickory Creek Pasin is expected to
experience a significant increase in wastewater flows. To meet the projected demand, the existing
collection system will need to be expanded. The City of Denton anticipates that, by 2004, the Hickory
Creek lift station will need to be upgraded, and that by 2010 an additional treatment facility will be
required or the present plant will hive to be expanded,
E. CLEAR CREEK BASIN
The Clear Creek watershed, over 1 SS square miles, is located at the northern end of the City of Denton,
This watershed is not expected to see much development before 2030. Construction of it lift station and
some additional collection lines should be adequate to handle flows from this basin (Figure 12.3). JJ
Policies '
A. Developments will be constructed and property owners will ma!ntain their properties w,d private
infrastructure in such a manner that w111 not compromise public health, tndanger the public drinking
supplies, or pollute the environment.
B. Wastewater facilities will be located In areas that meet engineering criteria and are compatible with
adjacent pr,rpwies to the greatest extent possible,
C. The City will strive to oversee the development and operation of wastewater infrastructure so that
it is safe, reliable, cost effective, environmentally sensitive and sufficient to meet future demands in
coopcralion with other entities.
D. Generally, wastewater collection infrastructure extenslotu t i residential and commercial develop- ~ A
ment will be the responsibility and expense of the developer. The City will follow development as ( t'•
dctennined by the private sector or as directed by the governing body by oversiting lines and upgrad.
ing trunk system. The City may also extend Infrastructure to certain areas targeted for growth In the
Oromh Management Plan.
C wlr 1)XUrMMUTO""hVJ1V# F1Ag41st4*11fr teM W EXHIBIT A S .
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E. The City may participate in the cost ofoversizingwastewater lines tomeet iaturcdevelopment, subject to
fund availability and approval by City Council.
F. The City will promote Inilowlinfiltration Infrastructure Improvements over new line extensions
that expand the geographic coverage of the City's Infrastructure systems.
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G. The Environmental Protection Agency (EPA) recently issued an Administrative Order requiring
the elimination of SSOs, or Sari ary Sewer Overflows. These overflows commonly occur because of
excess inflow and Infiltration In the existing collection system. An estimated cost of rehabilitation of
the system Is approximately 6.2 million dollars and is budgeted in the five year CIP. III studies for
Hickory Creek basin will also be conducted, and funds have been Identified in the CIP to address
rehabilitation in this area also.
II. In order to help finance Improvements necessary to serve population Increases, the legislature en•
acted legislation enabling cities to charge a Capital Impact Recovery (IMPACT) fee to each new com-
mercial and residential development.
In 1998, Denton enacted wastewater impact fees for treatment capacity. The criteria include;
a No development will be connected to the City's wastewater system within the service area
without the assessment of an impact fee.
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■ The approval of any development within the Wastewater Service Area will Include, as a condi-
tion of development, the assessment of the Impact fee applicable to such development,
1. The city reserves the right to prohibit any connection to the city sewer system when it is determined
that a line or the system is overloaded, Overloaded Is defined as:
a The system or line operating at capacity during peak hours, more than twenty (20) percent of
the time two (2) out often (10) days; four and eight-tenths (4.8) hours out c° s twenty-four (24)
hour period,
J. The City requires citizens utilizing failing septic systems and located within two hundred (200) feet
of a City sewer main to connect with the sewer main.
d►,
Goals and Strategies
A. GOALS
1 ~ ti t:
Protect surface and groundwater supplies from contamination by on-site sewage systems.
Expand beneficial useofwastewatereffluent, reducing thedemand forrawwater supply andtreatment %,Hit {
at the same time decreasing the cost of water to certain targ%. customers.
c:WY DXYmenU`,CV""htm1ve plonkWaqu nuf uu p53 EXHIBIT A 6
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Expand on the current recycling and reme programs by increasingcompostproductioNincreasingthemarket-
ability of the products, reduce the cost of managing biosolids and wood waste, and prolong the life of the
htdfill.
{
B. STRATEGIES
Provide wholesale wastewater services to entities outside the Denton area In the Hickory Creek
watershed to protect the City's drinking water intake hom wastewater poll ularitze.
II is anticipated that the rural areas and a few small communities will continue to use septic tanks beyond the
year 2010. All communi ties In areas around Lakes Lewisville and Ray Roberts must establish effecti ve collet-
lion and treatment systems to alleviate potential water quality problems. Active permitting, monitoring, and
cr;~rcementwilibe required.
Because the City's intake for drinking water is located on the Hickory Creek arts of Lake Lewisville, it is
Imperative to prevent contamination ofthlswater supply. Byproviding%,Wewaterserviceatoen6desoutside
orthe Denton area but located in the Hickory Creek basin, the City can limit the number of wastewater
discharges to HickoryCreck,
Beneficial use of treated wastewater effluent Involves using effluent as it leaves the Pecan Creek WRP but
before it caters the Pecan Crcck tributary. 't'hough this effluent is not treated al the water treatment plant, the
efllucntwater is ofhighenough quality to be safelyused for anumber ofpurposes. Mexample,anellluent
reuse system is already in place providing cooling lower water for the Spencer Power Plant. Components of
this system can be utilized to further the capabilities of providing this water to the Industrial and commercial
sectors of the City, In particular parks and golf courses. By using wastewatcreffluent, costs for treating raw
wa to to drinking water standards can be avoided, This would make cheaper water available to large users, cut
down on the amount of water treated at the water production plant, and help meet water conservation stan-
dards currently being implemented,
As the population in North TeKas continues to grow, taw water is quickly becoming the most valuable com-
modilyintlrcarea. Because treaumenttechnology Is rapidly evolving and regulatory requirements arebccont-
Ingmnrestdogent, the quality ofefflucnllsimprovingdramatically. With thcrest oideveloptngttwrawwater
sources becoming astronomical, direct reuse of waslcwatcr effluent will se-m become the eeonontic altema-
Cve.
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Compost Is produced by mixing wood chips and biosolids. Wood construction deMs and yard waste provide
the source for the wood chips. The sludge used for the composting program comes from the Pecan Creek
WRI'secondarybiosolids. The secondary biosolids account for only one-half of the total blosolids ultimately
planned for the composting opcralion, (Primaryblosolids are presently land spphWir jetted.) The composting
program Penn 1ts citizens to PatticsPate in the City's largest teeY' tilin8 program - trees and wastewaterfram a
citizens to producecompost jorcilizen'constumers.
The Wastewater Department began compost-marketint activities in I M. In its Am year, 8,1155 cubic yards
of the compost material were produced, outstripped by demand for the product. Compost • marketed as
C:WY Dotumen9K'o1preheneive 01wWilusslei kxl p6! EXIMIT A 7 i`{k
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"Dyno rW Is sold as either wood mulch or finished compost in volumes of one-half or one cubic yard.
Customers currently pickup compost material In an unpackaged form at the compost site, but plans ire
underway for wholesale distribution
The City may establish a City ofDenton Treo Farm In conjunction with the Parks and Rocrcation Department.
The Tree Farm will utilize wastewatcr e Muent for imgation and Dyno Dirt for fertilizer,
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Section 13 ■ Stormwater Drainage
Introduction
The slormwater drainage system is responsible for conveying all runoff in the City of Denton from each
storm event through a network of street inlets, underground pipes, culverts, Improved channels and
natural channels. Therunoffiseventually channeled into Lake Lewisville. The drainage system uses a
100-year flood as the design storm. In the 1930s, Denton experienced a flood close to this magnitude.
One-herto two-thirds orthe town flooded.
Fortun-tely, the City of Denton has not faced a flood greater than a ten-year storm since the 1950
flooding, Flowever, the iackof a devastating storm in recent history and memoryhas given homeowners
and developers a false sense of security. Construction within the 100-year floodplain Is prevalent,
leaving little floodplain and floodplain fringe to absorb a significant storm, As the City of Denton has
grown and watersheds have become more developed, runof . a increased accordingly. Relatively small
ten-year floods are becoming a challenge to manage, as floodplain area becomes a scarce commodity.
Flooding during tl:eseevents is the direct result of inadequate designing, poor construction techniques,
and lack of undeveloped floodplain areas.
Figure 13.1 Floodplaln Crossectioos
Historically,"floodplain management" meant CROma rmaaV**
notonly protectingproperty duHngflooding NOOLMO"t"M
{ situations, but reelafming floodplain areas to
enhance property values. This was accom-
plishcd by filling floodplaln areas to create de. ti"anrnw vow
velopable sites, This approach failed to con- LiQ
' sidcr the r olving nature or floodplatns and the role floodplains play during floodingcon-
ditions, As development in a specific water-
shed increased, so did the stormwater runoff
and flooding area.
\ 001641000A 1Arw
Over time we have observed the value of the aVs air
floodplain nrca with respect to flood control,
Areas with the floodplain len in a natural slate
absorb flooding events and provide water
quality improvements far more successfully
than areas where the noodplaln has been fi 11ed Not andmodificd. The historical method, essen-
j tially,worked against itself. By fillinganddevelopingfloodplainareas, protecting property during flood situations became more diMCLIt and expensive (Figure 13.1).
The City recognizes the value oi'keeping the floodplain intact, maximizing the City's ability to manage
storm events, By promoting this basic approach to storrnwatcr management, the City will be able to
effectively address the challenges of managing storm events In the face of significant growth. Ordi-
j C, Vy tkcumenU'ComV"tandce plenUA MlurlurebtormM eterdrotnon pe.p6% MID ITA I ■
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Draft Denton Comarehensive Plan May 21.1999
nances for floodplai t dedication and ownershlp, conveyance design strategies, use of the drainage sys-
tem to improve water quality, and improvement of the existing erosion control strategies are tools
necessary to develop a safe and errective drainage system.
Three other entities, besides the City of Denton, also have jurisdiction and influence over different
aspects of the drainage program: the Corps of Engineers C'Corps'), the U.S. Environmental Protection
Agency ("EPA') and the Federal Emergency Management Agency C FEMA'). However, the City has
primary responsibility for the safe conveyance of stormwater runoff.
A
L:tistbrg Conditions
A. CHANNELS
There are approximately 50 miles of underground channels, 20 miles of concrete-lined channels and 50
rules of earthen channels throughout the City of Denton. Engineered channels are man-made and take
water from the major creek basins. The natural drainage channels are the major creek basins, conveying
stormwater run-off to lake Lewisville,
Some areas of the existing concrtte lined channels require extensive repair where the concrete has
deteriorated. Vegetation and sediment removal is a reoccurring requirement In the concrete channels.
Currently only, the major earthen channels are being maintained. Most of the earthen channels need
reshaping and/or grading. Additional earthen channel maintenance Is needed, Herbicleeappl!cation for
vegetative control is currently utilized on approximately $1.21 acres of ewthen channels. As resources
have permitted, vegetative control of this 81.21 acres has been converted from chemical control in
favor ofrnechanlcal ck ntrol (reshaping, grading, mowing),
U. STREET SAND CULVERTS
As Inmost communities, streets have historically served a dual purpose: to convey traffic and to convey t
any flood water in excess orthe floodwater carried by the underground piping system. However, streets
with scvcre flooding frequencies pose a s.rious threat to public sarety. (Drownings d-iring flood events
are often the result orpeople attempting to drive their vehicles across streets with rapidly moving and/
or rising water.)
Culverts are designed to accommodate water runoff under roadways and driveway entrances; barrow
ditches convey water along roadways. Because, in the past, the City did not dictate the design of
culverts and harrow ditches, developers and homeowners did not typically site these structure: prop-
erly. Consequently, many of the culverlsand barrow ditches existidgin the C"ytoday are undersized fo,
a 100-year flood. Given the recent increase in watershed development, the need to replace these cul• A
verts is a priority, Replacement culverts must meet a specific shape, size, and grade criterion to provide
proper operation and minlmizamainlenance,
C. Ugly tkxunenh'C'c,ryrshmtive plan'JnhWU<rurNlormwdefArdalnp.pN EXHIBttl A 2 .
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Draft Denton Corrinrehensive Plan May 21,1992
C. PIPE SYSTEMS
{
Underground pipe systems are required for discharges up to and including the equivalent now of a forty.
eight inch pipe. The City of Denton maintains approximately 220,000 feet of underground pipe. Similar
to the Infrastructure relating to water and sewer lines, pipes installed in the older parts of town are now
considered substandard with respect to size material and design. As a result, maintenance cost in these
areas is higher than in the newer areas of town. Also, there is it lack of general Information (such as
location) about the system in the older areas.
D. CREEK CROSSINGS E
Most creek crossings in the City of Denton consist of "box" culverts. These culverts permit debris to
collect around the middle and sides, slowing water flow. While this type of capital construction is less
expensive, box culverts may not bring the roadway out of the 100-year flood plain and require substan-
tial expense to maintain.
E. DETENTION PONDS
Figure 13.1 Detention Pond
Detention ponds serve a critical purpose in any
drainage system. By providing a pond to collect
runoff and detain peak runoff events, damage to
downstream property from tfooding can be
avoided. Detention ponds also offer water qual-
ity improvements by providing sediment removal.
When runoff is allowed to collect in a pond, given
enough time, sediments and pollutants are drop
out before the water Is returned to the stommwater
collection system.
The existing strategy has been to develop "onsite"
detention facilities for new developments. Eesentiallyeach newly developed site must build adetention
pond adequately sized to retain runoff fron •tst that site, These onsile facilities are more difficult to
\ analyze and control the net impact and is cL idered to be less effective than s regional detention pro-
gram approach,
F. FLOOD WARNINQ SYSTEM
An Early Storm Warning System was installed on Corbin and Mayhill Roads In 1998. The objective of
the system is to provide the earliest warning possible of an approaching high water situation via remote
rain gage data collection and stream height gage stations, The system automatically performs the appro.
priate gate closures prior to the water reaching unsafe levels, i
C'V.TyU~t~rcenlc!Cargrekrolrept.n!1nMMUelureWorm»~terdnle~n~e.p6! EXHIBITA ~ .
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Drift Denton Coninrehensive Plan May 21, 1999
Policies
A. Floodplains shall be preserved, protected and, where possible, dedicated to the City in accordance
with the City's watershed management plans and the Parks and Recreation Plana Flood plains should
perform multiple functions for flood conveyance, transportation (trails), recreation and open space,
habitat protection, and environmental preservation.
8. Drainage infrastructure for development shall conform to City Council approved watershed man•
ag^mcnt plans that address both water quality and quantity issues, including giving guidance on where
natural versus improved channels and rural versus urban drainage systems should be located,
C. Developments in the City shall minimize erosion occurring during the physical construction of in&a-
structure and private improvements using adopted best management practices. These practices should
reduce the potential of erosion during and after construction.
D, Regional detention ponds shall be implemented in favor ofonshe detention ponds according to the
approved Watershed Management Plans. 'i're City and private developers will partnership to satisfy
regioral detention plans.
E. The City will minimize the number of channel crossings to reduce potential restrictions raid safety
hazards and replace the existing box culvert crossings with clear spms that will bring the roadways our I
of the 100-year floodplaln.
F. As Infill and redevelopment occur inside the developed portions of the city, existing substandard
drainage systems must be reconstructed in a cost-effective manner to limit impacts on the adjacent
developed properties.
G. The City shall endeavor to protect the life and property of its citizens from the 100-year storm by r
requiring that all built structures be above the 100-year flood level end removing those structures in the
100-year flood level as opportunities develop.
11, Provide and oversee a safe, effective drainage system that respects both the natural and urban envi-
ronment within the city limns,
Coals an d Strategies
A. GOAAU
Prevent the addition of new structures In the floodplain to reduce flooding and Improve water quality. r f l,r'~ c
C:VAru+can+rnbtiCmrpchmdveptmVnhiqurturtLtormw~rerArile~ere.p6! EXHIBITA 4 .
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Correct the deficiencies assoclettd with street flooding, inadequate channel capacity, and the exist-
ence of an estimated 1000 structures currently located in the 100-year floodplain.
LlmiI the amount of reclamation offloodplain property to protect water quality.
Protect the water quality of streams and Iakes from storm water runoff through enhanced monitor-
ing, enforcement, and public education programs.
B. STRATEGIES
Revise the current ordinance to prevent Figure 13.3 100-Year Floodplaio Areas
any new structures from being con- WOOOV4 auuA"
oe arstr ,,,~„ny
strutted In the floodplain. The ordinance IA" wASxu nmu
would allow the floodplain property to
be dedicated to a homeowners' associa-
tion or directly to the City as a park or
open space area, The property would be
dedicated as one lot, preventing indi• s+...
vidual homeowners from constructing
structures at the back of their lots in what
has traditionally been fioodplain ease-
ment.
ruxw~ixa~ ~~DA3
l Promote open space and buffer zones to
enhance waterquality, toostan staoaru+n+
Focus on the development of an organized, systematic and documented approach to
operation and maintenance through:
• 1 focused operational objective.
• Aderrnableschedule ofOperation &Maintenance activities.
a A measure of continuous operational and productivity improvements.
a Provide documents that can educate the public in: duties and responsibilities ofthedralnage
operation; resources required to maintain the system; and problems prevtning efficient
progress.
Increase channel rapacity, enlarge creek crossing structures, and purchase some properties to ac-
commodate larger channel designs, Remove existing structures from or 4.djacent to the 100-year
floodplain as opportunities develop.
Adopt an aggressive Capital Improvements Program to fund the upgrades. &Vause funding for the r
Drainage Department is generated from transfers from the Water and Waslewatr Departments, an
increase of 10% in water and wastewater rates over the next five yeses will be necessary to meet
funding requirements.
Acquire and develop regional versus site-specific detention ponds,
C'.'rirl7ucumenbSConprehnulrepl~n'JnG„tuetuntnarmw~ferdnln~nat.p/! EXHIBITA S .
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Draft Denton Comnrehensiv May 21,1"9
e.
Upgrade the flood monitoring system to provide predictive flooding condition capabilities.
Develop new drainage regulations that require a new or existing development to make floodplain
improvements in or adjacent to a noodplain to meet the I Wyear floodplain restrictions. Develop-
ments shall provide drainage facilities by reserving a sufficient amount of land for landscaping, green
space or other permeable areas based on fully developed watershed conditions.
Design criteria will reflect a balance between the value of multiple uses, low maintenance life-cycle
costs and aesthetics.
To eliminate excess dirt, leaves and construction debris from entering the stormwater network,
restrictions concerning excess water runoff and removal of soil and leaves from construction sites
will be developed. Methods of erosion control will be explained through public education pro-
grams.
Develop an active role in monitoring and enforcement of all construction activities, establishing the
control agency for the program at the local level and requiring and enforcing pollution preveo :ion
plans for construction activity,
Develop an education program for citizens regarding potential problems that result from throwing
grass clippings, leaves, and tree limbs into drainage channels. The program will address the common
desire of citizens to have trees and other large vegetation remain In the channels as a "natural habl-
tat;"when such practice only increases flooding problems. `
Establish natural channels with appropriate vegetation to avoid excessive siltation from channels
during stomt events.
Address stormwater issues on a watershed-wide basis.
Propose pretreatment of water before disposal at each industrial site. Regulate surface runoff and
control pressure washing of industrial and commercial parking lots.
Increase street sweeping activities to pick up pollutants before they get into the storm system.
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C~Wlr axumrnUTvwVmtvwfve pimwaur~utunw.m».wonte~np.y~s EXHIBITA 6 .
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Draft Denton Consorehensiv Ality 21 1999
Section 14 ■ Solid Waste
Jntrodnrrion
The City of Denton recognizes the absolute necessity to protect public health by the responsible collec-
tion and disposal of the waste generated by the community. No modem community can remain healthy,
desirable, or economically attractive without adequate collection and iisposal of its waste stream.
The City of Denton approaches waste disposal with a priority towards reducing waste at its origin and
recovering recyclable materials. The City of Denton is minimizing the amount of waste which must be
landfilled by providing recycle material collection, separate collection of yard waste, composting of
biosolids waste, rceyclingdiscarded appliances and bulky items, collection and disposal of household
hazardous waste and providing waste education programs to the public. The landfill itself will soon
collect and use methane gas generated by decomposing waste as another example of resource recovery.
A well-operated solid waste management system ensures haste minimization, resource recovery, envi-
ronmental protection, and disposal capabilities to meet future demands.
Existing Conditions
A. TTIECIROFDENTONLANDF'IL-L
The City of Denton Landfill, opened in 1983 and initially only 36
acres, was expanded by an additional 207 acres in 1998. l3ascd
on 1996 population predictions, the current landfill will offer ca-
pacityuntilabout2033. Ilowo,cr, recent population projections
arc signi ficanilyhighcrthan the 1996 forecast and will reduce the ti
projected life of the site.
The Landfill accepts residential and commercial solid waste, in- I
eluding construction and demolition (C&D) debris, from the 3
Denton community aswcil as a small omountcf waste rrom out-
side the Denton city limits. In 1998, the City of Donlon disposed
of a total of 103,000 tons of waste. Of the total waste disposed,
approximately 69,760 tons of waste comes from commercial,
19,091 tons from residential, and 24,696 tons from construction
and demolition ("C&D"). Wastes from outside the city limits
amounts to approximately 0.14%ofthe total. Currently, includ•
ing C&D and green waste, approximately 24,789 tons are di- F'lgure14.1City ofDenton Landfill
veiled from the landfill and beneficially recycled.
C.Vy Dxurrcnu\Crrtprekmfve pt.nVnGutrvchrMolldw~Ae.p65 EXHIBITA I ■ i III,
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draft Dept n m r n iv Plan May 21,1999
B. 1N ASTE COLLECTION
I
Populrtion and ec< nomic conditions are the primary factors in the volume of Municipal Solid Waste
(M SW t generated
1. CommercL I
Commercial w a.. is the largest source of waste generated in Denton. The largest single component
of the commercial wz tm stream, by weight, is paper products at 56%, followed by plastics at 7%,
glass at 5%, and ferrous metal at 4%.
The Commercial Collections Division offers multiplechoices foreontainerized (dumpslers and large
containers) collections for solid waste from all commercial, multi-family, industrial, and institutional i
customers.
2. Residential
The Residential Collections Division provides manual removal of all solid waste and rubbish placed
at the curbside in plastic bags from the City's residential customers. Trash collections are currently
made twice per week. On average, the City of Denton collects approximately 19,091 tons of resi-
dentiaiwaste. Residential yard waste collection is provided once per week. The brush is diverted to
the City of Denton Composting Facility for grinding and inclusion with wastewater biosolids.
White goods (appliances) are separately collected on a demand-response basis within 48 working
hours orthc request. A subcontractor who refurbishes the appliances, uses the parts, or sells the
scrap metal collects these appliances. The subcontractor is also responsible for removal of CFCs
(chlorofluorocarbons) from the appliances.
Ilouscholdhaz..ardouswaste(paint,pesticides, cleaning solutions, ete.),although having signirtcant j
potential to adversely affect environmental quality, comprises less than 1% of the total. The City of
Denton offers special collection for these items twice a year.
C. RECYCLING CENTERS
The Recycling Division maintains seven multi-material re-
cycling drop-off sites throughout the City of Denton. Each
of these sites, in cooperation with Texas Ragtime, Inc. and
Donohue Recycling, rxcepts sicelJtin, alunl.wm, glass,
ncwslofGce paper, magazines, catalogs, and textiles, The
Division also provides numerous newspaper drop-off sites
at schools, fire stations,and other readily accessible public
locat; ins. The Division also operates five used oil and ail
filter recycling sites. The materials currently being recov.
ercd and recycled amounts to opproxi nately 13% by vol-
ume of the total waste stream, Flgore14.2 Compost Facility
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C~klyrakunxnv`Conprclxn>hr plm'Inhntru~Nr(,wndNMAe.p6S EXHIBITA 2 . f
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Policies
A. Protect public health by the consistent and efficient removal of trash and rubbish from each resi-
dence, business, and institution.
B. The solid waste department will support cost effective recycling programs through policies that
encourage public education, waste minimization, materials reuse, and environmental stewardship.
C. Site planning for all residential and commercial development will promote efficient, on-site access
for solid waste collection.
D. Planning for solid waste collection and recycling services will include consideration of community
aesthetics in the development process.
biz
Goals and Strategies
A. GOALS
Protect public health, reduce litter and fugitive trash, and enhancing community appearance by the
efficient, cost effective collection of solid waste.
Ensure that the environment is adequately protected through the proper disposal of solid waste.
Encourage waste minimization and maximize material recovery and reuse.
B. STRATEGIES
Site design for commercial, multi-family, industrial, and institutional land uses will require construction
of revetments to house containers (both dumpsters and/or compactors) for fully automated collections.
Specific specifications will be developed for revelments and for the paving of the surface on, and leading
to, The container sufficient to withstand the weight of the collection vehicles. The collection of bulky
items will be addressed to reduce the appearance of these items at the curb. The City will continue to
support community efforts to remove litter and fugitive trash.
Utilize groundwater protection and monitoring systems, methane collection and monitoring for off-site
methane migration prevention, collection andhcatment of leachate, and management ofstormwater to
ensure that the landfill is operated without harm to the environment.
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CNy VuCv enu'4rwWtr,enIh9 plarOnfrtd mddriandea dt.pH EXMBITA 3 ■
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Constnlct a Materials Recovery Facility (MRF) adjacent to the Landfill The facility could recover
recyclable materials and also bale the remaining solid waste bound for disposal. Development of a MRF
would accelerate the achievement of the Plan's waste diversion goals and recycling volumes as shown
above. Because the MRF anticipates baling solid waste intended for the landfill, landfill space would be
used up at a sign ficantly slower pace. This in turn would extend the life expectancy of the landfill and
offer other opportunities for the City of Denton to off-set some of its capital and operating costs by
taking in waste from oviaide the City.
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CVYDMommD'CW"touivtplaVnlrulnc~urNeadwMe.piS CXtttBtTA 4 .
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Dr C Dn May 21, 199
g
Section 15 ■ Electric j
Introduction
Denton Municipal Electric (DME), the City of Denton's power company, provides electricity to over
35,000 customers. By generating and purchasing power, providing transmission, and maintaining cus-
tomer service through an expanding distribution system, DME is able to meet the power demands of a
growing population in a cost-effective, service-oriented manner.
I
At the "street level," maintaining and developing an infrastructure that is safe, relidole, and environmcn-
tally sensitive is atop priority. Long term plans focus on securing future sources of wholesale power to
meet projected ee:nand w the City of Denton continues to grow.
Electric power is a vital component of the community, and DME will expand the electric services it
offers as the City of Denton grows.
( Existing Conditions
l A. $ERVIC£TERRilrogi
The current regulatory conditions provide Denton Municipal Electric exclusive retail service certification in a
portion of the City and surrounding territory. Outside this area, dual and triple certified service areas exist,
meaning that in Wition to DME, one or two otherelectric companies are authorized to serve customers within
thcscarcas. Cuslon.^rs in these dual and triple certified areas have the option to choose providers from those
authorised to provide electrical services.
B. GENERATION
The City of Denton owns Spencer Power Plant, a 176 MW peaking plant (including 2 hydro plants totaling 3
MW), and a 21.3% share of the 462 MW Gibbons Crcek Plant, owned by the Texas Municipal Power
Agcncy(TMPA), These two sources comprise the majority of power for the City of Denton.
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In 199 Texas deregulated, or opened the generation and transmission markets to competition Because of
this,DNIHcontinuailycvaluatespower supply options tobest serve ourcustomers. Bypurchasingpoweron
the open market, DME can access the cheapest power available at any particular time, realizing significant J
savings. Deregulation encourages large electric companies and wholesale providers to acquire generation, e
making small-scale generation companies (such as the Denton facilities) economically obsolete. l ;
C. TRANSMISSION, DISTRIBUTION A'VD FIBER
DME owns, operates, and maintains nine substations, 160 miles of underground line, and over 310 miles
CMy UocuncnnCmgxeAeulvlplm'JnGlNruAurleteelrkpha.piS EXHIBITA I ■
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Draft Denton Comnrehenslve Plan _May 119
oroverheal lines. As the City of Denton grows, so will its distribution system. To connect the distribution r
system to the electric "grid" for power, DME owns, operates, and maintains 16 miles ofOKV transn+ission
line.
Besides electricity, DME alao operates a fiber optics systemwhich supports wide area networking, telephony
services, and other communications needs throughout the organization. This system has been extended to the
Dmton Independent School District, Texas Woman's U7iversity, Univasity of Borth Texat and may be
extended to various county facilities in the near future.
Ill.
Policies
A Electric service to all new amunerciatandresidential developments will be Installed underground.
I
9. Electric service providers and the City will work together to achieve the goal of installing electric
utilities underground along and adjacent to major entranceways.
C. New electric feeder lines to major load centers maybe installed overhead excerpt in specially desig•
nated areas or where existing electric, communications and cable facilities have already been converted
to underground facilities. 1
D. Elec He service initiatives will continue to fund the conversion of existing overhead electric facilities
to underground on a fiscally responsibl basis.
E. All tree trimming or other removal of vegetatic n to clear electrical lines wilt be in compliance with
existing City policies andordinanca. ! +
F. The City will promote the use of municipal lighting fixtures that direct efficiently, reduce potential
nuisance lighting problems, and enhance views of the night time sky.
Coals and Strategies
A. G OA"
Provide safe and reliable electric r, MCS that will meet future demands.
Eik y= that electric utilityinstallationandoperationisenvvrnvncntallyandacstlieticallysensitive.
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Use cost-effective methods to develop and maintain the electric system.
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C,\My Documrn~'Coeprelxmlve plmVdrutmda rMftl cytm np{S EXHIBITA 2 .
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Draft May 21, 1999
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B. STRATEGIES
I
Denton Municipal Electric will attempt to provide cost-elective purchase power thmugh wholesale electric
providers, to achieve the beet customer rate for energy generation in a deregulated market place.
Electric service providerswill continue to expand the Installation ofundaVoutd distribution facilities to ensure
the reliable delivery of electric services to a growing population. Electric seni:e to all new commercial and
residential developments will be instal led underground. Electric service providers and the City will work
together to achieve the goal ofinstalling electric utilities underground along and adjacentto major entranceways.
The utility will pro Me efficient and effective customer services bymaintaiAg rapid response times (less than
IS minutes) to customer outages, enhancingeornmunication systems, developing automated meter reading {
capabilities and improve system automation and analysis capabilities.
Underground electric utility service to development is important to promote good urban design and enhance
the aesthetic quality of the developing neighborhoods, The City will continue to encourage service providers
(cable, telephone, eleuricity, data communications) in the City to cooperate with initiatives to convert existing
overhead facilities to underground. The City will adopt and promote the same service criterion (through
ordinance development, etc.) uti lized by DME for all providers related to overhead versus underground con-
version, tree trimming and planting requirements and new see vice installations.
All street I ight fixtures in new developments will be in compliance with City sped ficatiorss. The City will use
municipal lighting fixtures that direct illumim- ion efficiently, reduce potential nuisance lighting problems, arld
enhance vic%,s of the night time sky.
A cooperdtive effort between local government and the private sector is required to provide electric facilities in
a cost-effective manner. Policies related to el&ldc service will be baud on fair and equable participation in
th- costs by both public and private interests,
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C~Wy Dotm WCorVftkmlw p4nVeat~MCruM~ttykOl~~.pf! EXMBtTA 3 .
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Draft Denton Comnrehenslye Van May 21.1999 s.
Section 18 ■ Public Facilities '
I
I. '
Introduction
Denton's city government is obligated to provide better public facilities while, at the same time, limiting
the financial burden of these facilities as much as possible. The availability of an array of these public
facilities is a major determinant relating to quality of life, These facilities can be centralized or decentral-
ized and are managed based on performance standards in relation to growth, new development, service
standards and convenience. The development and i - nlemeniation of goals and policies helps the Of fm
ensure public facilities will be available to serve new development. It also supports the City's efforts
toward infill and redevelopment by ensuring that development ev ay from the City core does not deprive
infill and redevelopment activity because of inadequate facility capacity. These policies should be coor-
dinated with the City's overall program for scheduling and funding capital facilities. This section does
not apply to transportation or utilities facilities; please see those sections of the Plan for pertinent poli-
ties.
II.
{ Existing Conditions
A. GENERAL GOVEPINrtENT
Denton maintains three major facilities to house its many administrative, staff support, and customer-
oriented departments. These structures arc centralized near the City's core and provide visible accessi-
bility to the public for many of the City's departments. Recent renovations to City Hall and City Hall
East have increased the efficiency of space management and the expansion of Customer Service.
I.
Table 19.1 GeaeralCoreramentClty 8killdla4s
Facility Address CurrtntSq Ft
City Hell 21S E. McKinney 27,673
City Hatt west 221 N. Elm 20,000
City Hell East 601 E, Hickoty 73,467
Serrice Center 901 Texas 19,9))
B. PUBLIC: SAFETY k
A, till unit: ipa] government, the City of Denton is charged with the responsibility to protect the health,
t general welfare of its citizens and their property. To meet the ever increasing challenges of
c, the City maintains some of the most effective and efficient emergency services in the State.
Myt4xunxn4't'onpebene!veylen'puNir he04tferesblfe hdnttee.pH EXHIBITA 1 ■
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Draft Denton Co r b n Plan M 21,
1. Police Services
E F Police Services within Denton are centralized within the main police station
g p located as part of the City Hall East Complex, The City maintains several
community offices throughout Denton. Community offices are satellite of-
faces which are not staffed full-time, but provide the Police a s'-refront office
space in which to interact ivith the local community and report back to the
central police station. These offices are located at:
t TO% 18.2 Police F6elntlee
■ Westside Oirce • 2413 W
Facility Current sq Ft
Hickory
■ City Hall At the Mall - Golden Triangle Mall, City Hog Eut Office Space 41,119
2201 1H-35E Al spice 3,88D
■ Fry Street Office • 106 Fry Street. W setly-Port Area 3.471
■ Eastside Office - Phoenix Apartments, 312 S. Community olkee (4 aMCC$)
Ruddell#106 AoitndControlSWet 6,172
2. Fire Services
The city of Denton meets the challenge of pro: xting citizens and property by delivering services of
response, prevention, prepa-edness and recovery activities.
a. Fire Prevention
First, the best and rlost cost-effective way to protect life and property from fire is preven-
lion. Fire prevention strives to reduce the frequency, probability and Eeverity of fires along
with the resultant deaths, injuries and property damage, by educating, !raining and encourag-
ing uur customers to be safe. Fire prevention exists to lessen the physical, occupational, and
social hazards which contribute to the occurrence and spread of fire, Combining public edu-
cation, fire engineering, hazard mitigation and code enforcement, the City reaches out to the
community to attempt to stop fires before they start,
b. Fire Protection and Emer¢,ncy Medical Services
To serve the citizens of Denton in fire T" liu no 15oteetba hcatka
protection and emergency modical ser- Fociy ,ate so,
vices, the City maintains six L)e sta• FieA&4*vtnudllrcdw 212WSYY 7,000
tions located throughout the commu- Ca" Fkt Swlua0 1 217Wki:* y I59M
nity. (Table 18.3) The stations house rie smin 02 7309 E1kxirey 41WD
five (5) fullystali'ed front line engines, Fre Smtkv $3 12N htctnrtt 7,437
two(2)rescrveengines, one(1)fully- rt,sttt,e4 2110EQemairork 4264
staffed 75 foot "quint" (a fire engine F,,sw,41 22 24wNhla toAt40
l with a 75 foot ladder and specialized r" Seem 06 3213 Tooky
equip„ent), one (1) 73 foot reserve UMWWietyt a
snorkel, throe (3) fully-sta(Ped front line Titre` Fecity spy Pao ►ms PW ! `ambulances, two (2) reserve ambu-
lances, two (2) brush units, one (1) rehabilitation unit, one (1) emergency amateur radio
vehicle, two (2) water rescue vehicles, and one (1) rescue boat.
CwlyDocumm4Co peknenplanpabAtheatlelyv611etetaitinpH EXHIBITA Z .
Urall Denton Com rehensive 111311 May 21, 1999
Il CSponsc ratt'1 mid arcs Clx'crll;e rPn,e, 5,w~r.ry ¢y.eoq-.n *r n, o,, 1994IM
Il~r Ihc('it), we N%clI Nvithilt iIidus - - -
.w
try sl,uldurds, f fare~rr, a~, gnmih _ _ Ir r x~'
and dcrcloprncnt occurs through-
out I7r11171, the frcyucncy and dis
q 1
tancts intnlccd with protection
+,111 (IClcrluinc the need for (lilurre
I,lcis, According to Ucnlon I
LL
!'ire Protection Phil, front 1994
tluough1448,[lie City cspcriemtd
'
a 1S 7 pcrtetil annu.Ik urutcth in the - -
1k11111rerl+yl lr'urrlcnty responses 7
.+a vG Itb vv +Oi,
PARKS AN, 1)111:CREA'I ION,
P.1)l,sarcal,lirldautill I)rnionIhroukh Utlbccommmnity,IN ('irytakes pride in its safc,accessible and
rntimnmcntalltprotectitercereationfleitilies An in-depth listing, ol'parksand recreationfacilities may
he fuu d on I ahlc I6. L A scprole chapter addressinp. I';Irks, Recreation and Open Space can be found
in SrcUon If,
U. 11111 HIE.
f 1, tlt..n Raid[ III, hJv c acres to t%No public Ilbr,lrics. Pnlily PoMcr Main Library and a South ttranch
1 l!,I aI p 11 ,,i1 ,1 m .uIIillr.lsl I)cntotl Accordink to the Denton l ihrary %bstCr Plan eompletcd in 1994,
1 411 1:Iv,ItI.sIl,itrimadcyua1cI,ICihmc to atr+munodalrthe cspcr;rdkrmslhoftliccorttntunitythrough
I r ,,nlenl pl,nuririp 1,oriion. P1)+hlcins ttith the Ilhraric. inawlc inadequate parking, lack oflttceiing
Lit IlltltA1hk dc,ivn of [lit: spaces a11d Mile rt+Pnl tvr C\pd1151011. 1 OCnllillltlOn of flIlllre nCld5 for
I11I1If, ~A ~1Cnl 7~ bd,al orl Ille krlldcUllC Of" 1squarC ft Ct j%t Caplt.l, (urrcntly, 1011011 PIIbliC
! 1111 aI ~ S. ~Ik,oi 1,i, ides 0.41 square trot per capita
E. PEN 1Y N AIIiPOR f
table 18.4 Airport Avollattil, Ramp. 19 ® It:rllon%InnicipalAirportNthichoccupicsapproximately 700
® ;pres. Is opined wl'i oimmcd b} UIC City of I)cltlrn. Located
:IPPIOVnlMcly f;,ur nnlcs ,test of the Cer,u,Il business district.
® the aup:rtl I~ accesslble off 111.3511 or 111.351; %ia huni to
%1,u}xl 11 \II 1515, also retched to os Airport Road, the air-
„ p.'l l is S:wxol:lt an Cltt Illlon Of O42 feel lncall soa lci"el(MSt.).
® curreutk has one pated iuima~ (011)0 feet in lcnglh and 150
feet Ili ,t I,llh, ScAon 1+1 • 'I ur,por0lion, addresses tl.c con-
uerut [IN u~ues of the airport ern.l other trunsporlation s)stellts.
!.Lis., ......r,'.r,.d,."...rl'~ puLUcradlflir~p~hlicru,lllllnpli5 tkIIIFIIIA ?
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Draft Denton ComoreJ=sIve P1 Moy~21,1999
HI ~
Policies
A. Intergovernmental coordination should be facilitated to the maximum extent possible, regardless of
jurisdiction or service resporuzibili ties. Efforts should be made to share resources whenever possiblp,,
and redundancies or duplication of effort should be eliminated.
B. City government will comply with the same regulations that are imposed on private development
within the community. Every effort should be made to ensure compliance on the part of school district
and county projects as well.
M, _
Goals and Strategies
There are two d ifferent categories of service in which public facilities may be distributed. Many services,
such as City Administration, Customer Service, Code Enforecement, Building Inspections, Engineering
and Planning are developed in a centrs!'ied manner. Locations of these offices are collected together
towards the `center' of the city to provide equal access to the residents of the City. Other public facilities
arc located with relatively equal distribution througho A the community in a decentralized manner.
Parks, fire stations, schools are located in many different areas of the City to provide services through a
greater geographic area.
A. GENERAL VOVERNMENT
1. Goals
Maintain efficient and effective levels of customer service through accessible public facilities.
2, Strategies
Maintain centralized general government services to serve the residents of Denton.
Ensure adequate space to accommodate staffing and equipment needs as growth occurs in Denton.
Develop plans to increase square footage requirements as described in Table 185,
Table 18.5 Central Government Public Feellttlee Folort Needs
Facility Total Snace by 2010 Additional Needed
City man 37,518 scift 14,945 sgtt
e ~
City 11 all Well 34,408 sqa 14,824 earl / 'r
t icy Hall East 140,146 scift 36,3t6 scift
service Center 21,738 still 6,736 scift
C,V.ty lJocumen n~Cortpeberu;ve pLn'pubfk hcllafe~poblle Gcritks.p:S EXHIBITA / .
Dr May 21, 999
B. tBLtCSAFF.TY
1. Police Services
a. Goal
Continue to serve the population of
Denton in the most effective and ef- TAk III fr.. P** fkfts
ficicni manner. asesope.
rmb EVNEW lamb, uy<Wr
b. Strategic hl EpukX fke2 11MAO ck ME" 2000,2411
Police administration andjai I needs I&*? %r2 I moo we calkfr" MM
will remain inacentral izedmanner. k ~o I~q ea2Wer M2010
YKR)
by 3M
As population increases and neigh- f,Nm 2, 2oc4
borhood service plans are developed, "~`"bnnb0~" % ~M
the City will investigate options ovcaodW Op" which would allow increaseddecen• idE".I,.FWI 11WO cplk2f" 20062001
tralization of police services. Such "It"lfrlyr.aks cy 2rf r,. 20 imi
options may include the development K**Fak[.pnk.ftsI 2000gf Mon % a 0 z,o2.2010
ofcommunity officesitcs,orthede. I*
vetupmentofmore independently ad. c.mcfck~Fr ~v``"'y 4 rwa
kO "W ail a2.l.,hou 200b2a0,
ministrated mini•subsiat ions. W041 kbmll 2010,5012
2d tvv. FWea 2000W eq 2W EN 2W&W
w .avk
combining Consider ice facilities fa#n NMW IN No f
with ith other publiec facacilitica.This A"Co MAr 2000 no imA wad" 20oc2m2
other pub FukNrim"Paky 1W kMI 2o0kmlo
would consist of additional space be-
yond that of community offices, al-
lowing for a more full•scrvice mini-substation. This option would off-set the need for a
larger centralized facility thereby allowing for other uses of the space at City Hall East.
Consider funding optiuns ofjoini service facilities with proposed fire station facilities in
subareas 7a and 14.
Expand police facilities to accommodate population growth according to Table 18.9
i'
2. Fire Services and Emergency Medical Services
a. Owl
Maintain adequate personnel and facilities to accommodate population and development
growth to keep response times within acceptable industry standards.
b. Stiatcizics
Maintain a decentralized fors of service by continually reviewing population growth in-
crease, response times and frequency of calls to determine location and need for future fire
protection facilities.
Follow guidelines for fire prevention and protection as defined in the City of Denton Fire
Department Strategic Plan.
CAfy boc umen1jWoWmhnuive plc n'pubnf 1icllHixRpub11c raenaletpu EXHIBITA 3
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Draft 11 21 9
Develop possible future fire station facilities in the following areas by 2020.
■ Subarea 15 or 8a;
■ Subarea 14;
■ Subarea 3b or 11;
■ Fire Training Facility in City. f
C. PARKS AND RECREATION
1. Buildings
a. QU]
Investigate options for combining public facilities sites throughout the community.
Provide accessible and multi-functional parks and recreation buildings linked to population
needs based on facility types as described in the Parks, Recreation and Oper Space Section.
b. Strategies
Approximately 20,000 to 30,000 square feet per facility, multipurpose centers should be
developed to accommodate recreation, fitness, senior and community programs. They typi-
cally will serve 20,000.30,000 persons within a radius of 3
miles. Lbk 0J A0d8kad Ntgbbarbeed I
Par4t NUd, by 1020
Develop multipurpose centers in Subarea 3a by 2004, Sub- 0ebcme Appm%b ute Addfidml Acres
area 7a or 15 to serve both by 2009, and subarea 14 by t au
2014. 21 600
1b 551
Site a large city wide aquatics center within the northeast 1e 3104
area (Subarea 3a) to serve 50,000 seasonal attendance by 1b 2.22
2002. 0e n.1
1 21.61
Site a satcl lire service center to serve as an operating base 6 4000
for full park crew of8to10employees, maintaining parks 1 2200
within a 3-5 mile driving distance of the center. se 10,00
ob 1042
Ensure adequate space to accommodate the needs of a 16 100
growing senior population. it its
21 1s 63
Ensure adequate space to accommodate growing needs for Is 66,00
!ps
park system customer service and administriation. TOW
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2. Parks A, C
Provide the citizens of Denton with a variety of parks throughout the community.
C:M7y[kwrmnt.`Comprehnulreptcn'yubtlehdlVtlet,•~btkh6.tda•pN VXHIBITA 6 .
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Draft Denton Cotnorehensive Pi>za Mav 21.1999
b. Straleg!
Work with developers to place new park facilities in locations which are accessible and
easily maintained by the City.
In areas defined as neighborhood centers analyze the feasibility of developing a neighbor-
hood park or "common" as the central focus of the neighborhood.
Develop additional neighborhood park acreage in population subareas by 2020 according to
Table IS, 11.
Develop at least three community parks of 30 acres or more. These parks maybe developed
with athletic complexes, aquatic facilities, multipurpose centers and other elements which
serve 20,000 to 30,000 persons within a radius of 2 to 3 miles. Placement of these parks
should be developed in the following areas:
a Subarea 7a by 200 i;
■ Subarea 1 S by 2004;
Subarea 14 by 2009.
Develop strategies for land aquisition and rereational facilities that position the city 10 re-
spond to unforseen investment opportunities and recreational trends.
D. LIBRARIES
f
1. Coals
Examine options presented within the Library Master Plan to develop a decentralized form of library
system to serve a larger geogrpahic area of Denton. ,
The library system contim es to provide adequate library space io serve the community as the popu- '
lotion of the city continues to Increase
2. Strategies
To move the present library in the current main facility to a newly constructed downtown library of
approximately 50,000 square feet which (rlong with the 10,000 sgft of the South Branch) will
provide about 0.6 sqft of space pct capita for a population projected to be 108,000 in 2005,
Locate and acquire a site of a minimum of 3.5 -
tfhreq N-:& far Damao Manias Arse ,
acres for a new north branch. able lsA
Year popu6tcn $400 Feet sywn Feet
AddWred Wry sqh per Caph f
Construct a north branch library of apptoxi- loos los,ooo ts,ooa tbwnto«n 0.56
motel 30,000 square feet
Y wlo It 7,000 so,ooox. BnncA 066
Acquire a site to construct a libr 20IS 174,000 2°DOOF snm% 069 .
ary east of !r'
downtown as the population grows to pro- 2020 200,txlo IlpOO N m branch 0,71
jetted 174,000 by 201 S. I
Expand the existing South Branch by 20,000 square feel or acquire a site and build a 20,000 square
CVdytxw"nUW'ognbmdwplon'pubAehcnldertpuboeh.ia,9nW EXHISITA 7 i
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Dr f May 21.1999
feet branch farther south as the population increases by 2020. C
Acquire a site and build a library west of downtown of approximately 15,000 square feet as the
population increases by the year 2020.
E. DENTONAIRPORT
1. Coal
To provide adequate groundside and airside facilities to accommodate future projected based air.
craft and operations. j
2. Strategles
Construct, outfit and operate an air traffic control tower.
F,xlend existing runway through property acquisition,
realign roads and fencing to accommodate new run-
way length.
Develop groundside facilities to include & General Avia-
tion terminal Building.
v
Develop airside facilities to include a commercial grade
parallel runway, expansion of the General Aviation Apron, FtgurelA.2AlportTerminal Build Ing
and expansion of the Fuel Storage Facility,
Encourage public-private partnerships to develop additional hangar space.
G. GFNF RAl PUBLIC FACILITIES GOALS AND STRATA GIE~
1. Coals
Provide public facilities and services that will serve the most pressing needs of the gredtcst number
of Denton Residents,
Make capital investments consistent with the Comprehensive Plan.
Site and design public facilities so that they will be considered assets to the communities In which
they are located.
Encourage community inpulwhen sitingpublic facilities.
2, Strategies As r
Plan capital investments strategically. The City will use policy analysis to assist in making informed (f
capital investment choices to achieve the community's long-term goals. This process provides guid-
ance for capital budgeting and long-term capital facilities planning across ell City departments, for
identifying and balancing competing needs, and for developing short and long term capital finance
C WIy Dwu"nuT w rhendve ptsepwW Wild l We faraMe.pH EXHIBIT A 8 .
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plans for all of the City's capital investments. This process includea d.-fining desired outcomes of
capital investments, evaluating potential investments on a citywide basis, applying standard criteria
for assessing alternative investments, and making more efficient use of all potential resources.
Consider the development on a early land equisition strategy for shared public facil ties.
Emphasize the maintenance of existing facilities. Refer to the Maintenance and Enforcement Section
of this plan for further strategies.
Require fiscal impact analysis of all major capital projects considered for funding. Such analysis will
include, but not be limited to, one-time capital costs, life-cycle operating and maintenance costs,
revenues from the project, and costs of not doing the project.
Make major project specific capital decisions by the City Council through the adoption ofthe City's
operating and capital budgets and the Capital Improvement Program (CIP).
As neighborhood service plans are prepared, the City will consider neighborhood identified capital
facility improvements in light of other facility commitments and the availability of funding and will
consider other fimding sources such as a neighborhood capital facility bond.
Encourage the location of new community-baseu capital facilities, such as schools, libraries, little
city halls, parks and playgrounds, community centers, postal facilities, fire stations and police ate-
lions in neighborhood centers. Written justification will be provided for proposals to locate a major
public facility outside of a neighborhood center. The City will consider providing public facilities or
amenities in neighborhood centers as an incentive to attract both public and private investments to
an area.
Seek to locate public facilities where they are accessible to a majority of their expected users by
walking, bicycling, car-pooling, and/or public transit. Otherpodestrian or transit oriented neighbor-
hood center strategies are included In the Urban Design Section.
The City will work with uher jurisdictions in Denton County to explore regional funding strategies
for public facilities, particularly for those that serve or benefit citizens throughout the region.
Manage development towards infill and redevelopment at higher densities to limit the lmpat, urban
sprawl has on influencing poographic necessity to squire and develop future outlying public faciii.
ties.
i
C'.NYDmr mnaK•ampehaW Ve ptsn'#Wk Oclatlenpohk hdatkf.p6S 1E XIIIBI~'~ 9
1)rali Denton Coin rehensive Plan nta 21 1999
Figure 1$1 Existing and Future Publfe Facilities
f S ~l a i IY 11I _1J IMi1 7 (re o~.Ary [
t t ! ~ F ~vn~.m k~ 6_ui et+f~ cJ ~ wM~dn Nei
to e a f 1 [[[rw~i~uery Y I` i 0 i ~y )v 0 I Irie«.ra~ ew rfi
A• 10M Svnn,n '_f 3l' is al't~: S'N.4a Me1~~1Ie nt
1. 1. )P. Ar Ili ! t M'* r1
yyO~n~N I L t
1pBlA iNl iui1e5rhu~i ti 0115 _ n
F, 4 1 Mee mi ~J~3b a ai ~e 7, s
1- -4 1 "oh Mrd
eer ,r n6-nom j,.
a'' 1.
:ff or.,. Piy !o to
r li uA, et neal.e faro 1f
' ( Y1 ,t M A , A1q ra<ees 7010 SuErea L l1 i16uiu
E l e t! 1n] ] o tI P Fr 0 7[AA )r7 791 00
J Pnl 11,, aeE MM fm,t t [h+ 1
Pr,-0 11 1 0195 0 ...1 lj .^QnP A n ,im r-e }mA ~ A aT.
c 1 ehe 1a o-1 a ) + '
I P. 15 )'06 B', 0 1x,~
s #meeY lb 1
S'c, t0-0 w °~"yr;r ` j?. 04. n e u7n ~,,~onE, a
~r
t e ANi !a J'v ' n l" ri .a
f,
•~1 ` Lra 1f .
4i Yw )
•v : e Vii.
xx^^~ ~ YET
V~
t'
t.
J f e H
e Ary
8a _e.B, X110^ 7n77
A S; s
r firm i ..!r s 7C~
i EA '~R"'.o•~ l'i4fo~
1, ey.r♦
791
~.El tl e ru aCe^In lort
u y y ,
'dfl• w~.1.~+•I~i earn a II pl+'l p01"! C 14 r11111rA pUN fA(lIV'Be.ppi ~.xtntlit+~ 10
Draft Dentim Com trchensisr Plan \la~ 21, 1999
Section 19 ■ Urban Design
f.
lruruJurlinrr
Ins rra.in~l~. design isnucs a1c of ccutral ~
I'llin0II;1I1Ne ill derision tnl4•inp hs the
it
t its I hot aIe rtlomu soci;d an,t cco-
IL4171r IL 1,01IS till 1.11,111.' Ilie Lhllllt,, 1,t
it ~icntnthehuiltemi:onulrnl lhcgtln!- i,~w
us of the surunuuiin s sshcle people
NWA, Inc wl,l reele.ne alrecln hogs Ihev
foci u1„n01 DC111WIAIC-11 pclccised OCI. .
and I on arccsihlc d,IIcrellt tllelli ics arc
.
,A pool urban c1n VlonlncIII is idso a self-
I-
0 (IS IMIIICI to ill sLSIIII Olt and CC 0:10111 iC
d0 rlor IWtIt A hiU~h guullh CII%110WIlcnt
is a fiind,uilcrlal teguitcnunt if slwt liu-
al4e anJ i.Iuh gu,QIIl in~cstnlcnt is to IT Figure 19.1 Old D',tsntmsn [Denton
attracted I: c 1. nc, ! urb;lnyualits What
hr IluuouSls addressed it' Ih•uton Is to achicse real social
ilnplM vilivnl anct "suslalnal,le' &%di,,11mcnt In the tliture
Planning reguhiiiiiieI mew he revised it) place greater rietphu-
Z 1 he l'Ihall I h-sign St latCgl mots to sill lstantiallc rli%e (lie gual-
Wis (NO (he iml ance 1)1 urban
iK nt Ih'nton s Illball Cllr ltoltlne nl Atlet Qn' noniII1eivt'11-
tionlsi philosophc ptcra+ling in the pant, it is nosy reah/cd at
all IV%l'Fs ofUle t'it% ~otnnntcnl and d,c ronnnuniq that the
"The relifitionship'lietween malkct alone a ill not create Safi', sustainable, autactice, aell-
f limloalnl! ;Ind. in the longer trlln. plo4mou,c places fill the
11V~IiUI It\ Uh the Conl111aail)
the S
ateria,21jr.%. and other %pace%
As the rtsent~ •tlrsl cewois approaches, c\pectalions kill be
which make up the public utised awl the issue of urban qualiq scrioush addressed
domain; the nature and quAlits
Ik'mon \\ill take a lading tole ssithln Ile nietroples coolest
of the public domain ilielf: the t in Ihr Held ol'tllball dcsien ribs Hill rc luitc a determined
chanL!r ofuiptoarll by adaplhtg a sualitp-based philosophs
It is possihlc to cac;de pronpclig, shire also enhancing the
parts; and the pattern% of cm ii omnvot, social welfare imd loin term economic pe•tbt-
movement and activils which manre. ssithout complonii0ig the rlasp:cts of future gcn-
milimis It is slmph not ;los,ible to achlc\c long Ierin suii-
relationship'% between jill the economic [;mull without considcnag social and cn-
. J simlunrnhd faiturs
rictnenti.; of Olie built and
itl1l" „q~J, 1<0 1MURIIA I
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Draft Denton Co rehensive Plan May 21, 1999
r,
Denton already provides the means for a fulfilling :,nd satisfying life for many people. The area has a !
reasonable range of facilities and there is a strong aense of commun?ty in many parts of the City. How-
`
ever, there are sonic people wholackbasicfacilitieiforlivingsuchas&home,satisfactory employment,
and an adequate income.Others feel that there is an inaccessible or limited range of cultural, open space
and recreational facilities. There is a definite viev that the quality of the urban environment could be
substantially improved. Such shortcomings could cre:,te concern for some employers and prospective
busincsxs in the area who wish to attract and retain staff. Significant improvements ate continually
being made, particularly through forward-thinking policies, strategies and regulations 8.e City hat en-
acted. But, this issue of urban quality at all levels needs to be seriously addressed. It is the most
important element and consideration expressed and con.
firmed by the community and is reiterated in the Growth
Management Strategy. 4
Urban Design is a tern, and concept, that has gained
increasing prominence in the past few decades. Essen-
tially, it is about the form of the built environment, in-
cluding the relationship of buildings, spaces, landscapes
and circulation systems (Figure 19.1). It is not merely
about aesthetics, but about the functioning of the built
environment and social and economic well being of those
use it. Figure 19.2 Aerial of Denton
who l
!I.
Urban Design Character Analysis
The purpose of this part of the Urban Design Strategy is to develop an understanding of the City's urban
structure and character in order to achieve a clearer view of the opportunities and constraints to the
quality ofthe built environment. This provides the basis from which the policies, goats and strategies are
formulated.
A. THE. IMAGE OF THE CITY: LEGIBILITY
Legibility is a term used to describe the ease with which peopl : can understand the layout ofa place. The
City of Denton is sometimes confusing to outsiders due to it:, structure, which differs somewhat from
more conventionally structured cities.
An Image Analysis Plan indicating the main strategic physical elements that contribute to the way in
which the City Is sxn and understood is seeded. Legibility of the, City is based on five elements:
1. Paths A,.
The main strategic paths in the City are the major City road networks together with the main inter-
state highways, state, county and city roads (Figure 19.3).
This is the primary network of paths that link the different parts of the City together, and link the City
to the surrounding areas, Ofprimaryimportance is IH-35 East and West and their convergence. The i
C.WCBETFrCor"hoiNt plaAhbo Daipi 54 1.0 p63 EXHIBITA 2 ~ ~
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Draft Denton Comprehensive Plan May 21 1999
City may be seen as a linear organization
with the 111.35's as the spines, linking the
Dallas-Fort Worth Metroplex to Denton.
One of Denton's commercial centers (at the
junction of 131.35E and Loop 288) and at
The University of North Texas (LINT) lie
adjacent to this spine (Figure 19.4), The
advent of the highway system has had the
affect of de-emphasizing the downtown as
it's center ofcommerce,
Generally, the network of paths in the City
began as a planned atypical Texas town cen-
ter and developed beyond into an unplanned Figure 19.4 UNT at Itt 35 East
and informal nature. Older parts of die City,
especially the downtown are especially of a
grid nature, whereas the surrounding growth
has arisen from n process of incremental
growth and change from post World War I I
and beyond (Figure 19. S).
Y
Much of the urban fabric of the nineteenth
century and early twentieth century is gen-
cral iy ofa dense nature, usually abutting the
rear of adjacent pathways or main streets.
Many main roads through the City are char-
acterized by buildings that front the streets
and create astrong sense of enclosure. This Flgure19.5 Blydseyel9ewofDevton
is a strong characteristic %vithin town cen-
ters. In these environmen!s there are clear
and hard boundaries between the public
realm the frontages) and private space (to the rear), This tendency changed through the twentieth
century, where increasingly the accommodation of vehicles influenced urban form, the tendency
being more towards buildings in open space. More recently, the tendency Las been to set buildings
well back from the road and place the parking to the C nntage. This has caused erosion of the
character of many roads which now lack definition. These roads present a much more hostile
environment to pedestrians. There are also examples of developments which place rear elevations
and servicing areas adjacent to road frontages. These developments ignore the public realm alto-
gether, rind make no positive contribution to the street-scene (Figure 19.6-along UelverstryDrive).
The erosion of the City's urban character is also apparent tiom comparing the layout of housing
developmentsof the last few decades with traditional development. The City's characteristic hous-
ing dates largely from the first half of the nineteenth century and its urban form is characteristic or
county scats and Texas towns during this perind, Such housing is usually found in large numbers
surrounding downtown's or town cmtcm. The fruntages of the housing create very strong definition
and enclosure to the roads. Private space, usually in the form of back yards, Is located away from the
cwuatr>rconohn~n:i.eorve,thwnneranlat•9sps! FXF11BITA e
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Draft Denton Com rehe a Plan. May 241999
public roadways to the rear. The layout of such housing includes
'perimeter blocks', with frontages to the roads (the public face of 1A ,
the developments and servicing space to the rear (the private as-
peel, hidden from view by the perimeter buildings) (Figure 191).
1-
Much of the City's mid-twentieth century housing stock contains
semidetached and detached properties. These are still arranged to
face the public roadway, with private yards to the rear. However,
the housing is usually set back even more to provide semiprivate
spaces to the frontages. There is a clear di ffcrence in the nature of '
the front and back yards, the former having a primarily aesthetic 1 j
function, while the latter fulfills functional requirements. This hous- /
ing still relates well to road frontages, but has a less dense, less i-,.ak #
urban character, It could be described as a suburban-type devel-
opment or an attempt to mcreate estate-style housing, generally Figure 19,7
on a much smaller state. Private and Semi-
private Space
More recent housing, especially that of large lot residential, is of a
quite different nature. Housing is planned around a hierarchy of
roads. The distribution of vehicular traffic is the generator of urban form and the public realm. The
most extreme examples of this are the central distributor roads of larger residential developments.
Housing does not front onto these roads, but is orientated to have side elevations or rear yards next
to the highway, ConsNuently, the housing
lots are often fenced off. Private spaces (rear
yards) are no longer in the most private lo-
cations, but adjacent to the public realm. IN
Such development relates poorly to the road M
network and to the wider urban character of
the City. It creates a public realm of low
qualily and very poor legibility (Figure 19,8-
Suldivision with rear yards along a corri-
dor). Large areas of land within She residen-
IPaI dcvelopmcnts have little townscape
value or purpose other than the distribution
of traffic,
]"he problem of character erosion along main
roads needs to be addressed. Nc>n develop-
mcnt should reinforce the urban ►haracter
of paths, and also provide memorable and
distinctive images. Memorable features A
cotdd be placed at key points along paths !
(Figure 19.9). These could Include landmark
buildings, contrasts in visual character, and
strategic breaks in frontages, The letter Can
be used to maintain views to wider land- Figure 19.9 Urban Character
CWCAETRConVn?*ns"pl&KUewDuipJd1A9p6s EXHIBITA S
Draft Denton Com r b naive Plan Ma as, 21, 1999
marks. It must be reccgnized that new development adjacent to paths contributes to the character 1
and definition of the pd realm.
2, Edges
Ed;cs can be natural topographical features, or en-
gineered features. Good examples of the latter are
the sides of 111-35E through the City where the in- f
terstate highway is constructed st a much lower level
than the adjacent land, enclosed between two high
embankments (Figure I A 10). This creates a strong
feature when viewed from between the edges (from
1105) or from the surrounding land where the edges
create a break in the continuity of the townscape. '
The two environments, although adjacent, are of
completely di tTerentcharacter. Flgure 19.10 IH 35 East l3ok-
ing from the Radisson Hotel
The most Important edges defining the way in which
the City is perceived are the 100-year tioodplain
boundaries and the edges of Lake Lewisville (Figure
)9.11-Afap). The boundaries between the main green
spaces and the odjacent built areas are also signifi-
cant edges, Together, these define the overall form
and extent of the urban area. Loop 288 is also an
important edge, which partially delineates the extent
of th- City's current urbanized area (Figure 19.11-
plan view map with indicated edges).
Edges provide an Important contextual feature for
development to react to. Edges area strong physical
and visual feature which development can reinforce
and emphasize. Allere changes of levels are involved, Figure 19.13 Edge Develop-
a dramatic setting for new development is men( at the Radisson Calf
provided.Areas within the predominately prairie land-
%capc zone of the City illustrates how built form can
be used to emphasize and reinforce an edge, (Figure
14.13)
3, Districts
The concept of districts 14 fundamental to understanding the structure of the City of Denton, which
is a combination of different distinct districts that have grown and merged, The main districts at a t
strategic level are the main town centers. Each of the main town centers can be perceived as a self-
` contained and distinctive place of individual character, although this is less the case for the 1H-33E
✓1J and Loop 288 area where the retail element is split Into separate areas and only safely accessible by
vehicle. (Figure 19,14 -Aerial view of this dishier), Each of the universities also form distinct dis-
tricts,
C.V.tCatTHfiomprshes~ivep1m0bmtksip321."p6! EXHIBITA b .
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Draft Denton Corn reh nsl Plan may 21,1999
Civic Center Park could also be described as a
district. There is a clear sense ofentering and leav-
ing the park as a distinctive area of sr:rate char-
acter to the surrounding townscape. Retail malls
and strip centers illustrate how the development
of large sites can create new districts, although
not necessarily ones of good urban quality.
At the next level down, smaller centers such as
Fry Street have retained an individual character
and could be perceived as districts, at least around
their centers (Figure 19.15).tic wever,the bound Figure19.15 FryStreelArea
aries of these districts are rather less clearly de-
fined than the main town centers. The major hos-
pital sites could also be seen wt districts j
Large housing devclopnunts can be described as districts. This isbecause they have a separate urban j
pattern to older surrounding areas, such as many of the confemporary residential developments in
the City (Figure 19.16- Aerial ojlsolared Subdivision). Some could be seen to have turned their
back on the established character of the Pity, as indicated in the discussion of paths. The fact that
housing developments have created new districts could be seen to have Improved legibility at a City-
wide level. However, within such developments, the lack of attention paid to the design and d-finl-
tion of the public realm together with the lack of distinctiveness of the buildings has often created
very illegible environments with few memorable characteristics, ss wel l us distinct lack of connec-
tivity and cohesion within the urban context One home looks much tike ail of the others in the City,
and indeed elsewhere around the country.
The various districts in the City have distinctive, individual character and this is good from a legibil-
ity point of view, The individual character of the City's various districts need to be emphasized. This
indicates a need for distinctive architectural design, reinforcement of the dominant urban design
charaO-r, and variety in the range of uses and activities offered by the various districts, This Is
especially important for the main town cernters/mixed use centers. In addition, development on large
sites, which have the pot:ntial to create new districts, noels to be of a distinctive character, while
complementing the more general characteristics of the existing townscape,
4. Nodes, Gateways & Corridors
The design of nodes, gateways and corridors can significantly affect legibility. In any area with as
complex structure and layout as Denton, there Is a particular need for there areas to be distinctive
and memorable. The roadway connections througliout the City are important strategic nodes. These
are the access and departure points to and from 111-35 E & W t'unning from the north to the south of
the City and US 360 east and west. fhe physical design of the various nodes Is fairly similar. It Is A
therefore down to the quality of townscape in and around each node to set them apart and lend / N
individual character. This is especially important for people who are rot especlally familiarwith the
area and rely on directions. More Is required to create contrast in the character of the various nodes
if a more legible environment is to be created.
C".uaalPConv">xn,iveai,nObeDes?sns•:i."pss EXHIHITA 7
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Draft Denton omarehensive Plan May 21,1999
The junctions between major paths in the City t
are also important node % for similar reasons, The `
comer sites that define a junction are especially
sensitive, requiring memorable features to pro-
vide strong definition and image (Figure 19,17),
Thej unction between North Elm and ilickoryil-
lustrates this. Loop 289 and George Road (Fig-
ure 19.18.288 of Geroge) itluiteates that the scale
of the junction creates a need for strong visual
reference points. The corner developments
around the junction are rot strongly defined
enough to adequately react to this. Figure 19.17 Elm/Hickory Streets
These nodes also have the role of gateways for
people arriving to and departing from the City, It Is especially important that gateways be distinctive. 3
The quality of the built environment around such nodes creates an early impression to visitors. This
Is problematical In that the quality of the built environment may be poor despite the close proximity
of the City center and cultural quarter.
2x,, I
i
Figure 19.19
Denton County
Courthouse Figure19.20 BirdseyeofTexas Woman's University
3
Key urban and civic spaces are also nodes, for example the historic Denton County Courthouse i
(Figure 19.19) and Square, the Civic Center Park and City Hall, and the campuses of the University
of North Texas and Texas Wornin's University (Figurer 19.20). These nodes can provide a focus or 1 lie
social interaction. The historic courthouse and square Is a good example, being a place where events
can take place or where people can sit down or meet other people. There are currently relatively few
good quality urban spaces or squares in the City and none that could be described as outstanding
brcause of architectural degradation in the surrounding structures and eroded urban fabric. A com-
C'AMICnElH °rryrehemW,p1murbanDesign !-21A9.p69 tXHIBITA e
Draft Deaton m ensly Plan May 21, 1999
mon problem that de- ! I
tracts from tho quality of
spaces is traffic Intrusion
and associated features '
such as wide paths, nar-
row walkways, air pollu-
ton, and other pedestrian r
hazards. Poor layoub, in-
appropriate ground treat.
ments, and poor seating Figure 19.21 The Liitle
facilities and strut fumi- Chapel at TWU
ture are also common
problems. Nodes should
be designed with good
functioning in mind, as a
social space as well as a Figure 19.23 UNT
physical feature. Administration
Building
Designing nodes to be
more distinctive and
memorable could poten- Figure 19.22
tiallymaketheCitymuch Old Main
easier to navigate, visual- 1
ize and understand. In
particular this applies to
the nodes occurring where primary paths meet, or at
gateways Into the City. Nodes can be emphasized and
made more memorable by various means lnctudingt en-
closing and defining them with buildings; providing new
19.24 The Campus
landmarks; public art; emphasizing views fromthe node, TFigure heatre
and, creating s sense of arrival along the corridor ap-
proaching the node.
5. Landmarks
The greatest cluster or landmark buildings in the City is
within the town square, the universities or within the
historic Oak Hickory Historic District. These Include,
the Little Chapel at TWU (Figure 19.21), Old Main at
TWIT (Figure 19.21), UNT Administration Building
(Figure 19,23), The Campus Theatre (Figure 19,14)
and Denton County Courthouse (Figure 19.19) . These A
factors provide an appropriate emphasis to the City een-
ters (Figure 19.25). The location of the city on a higher
elevation further emphasizes the scale of its built envi- Figure 19.25 Aerial of Down-
ronment and landmarks, which can be seen over a num- town Denton
ber of locations in and around the City. This Is very
CWCHETRCommhenllvoplW1.0pDolan 5-11-"p6.! EXHIBITA 9 .
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Draft Denton Com-orebensive PI n may 21 1999
important for legibility.
Much of the general
townscape around the City
is of modest scale, with
buildings predominantly of
two or three stories. This
provides a backdrop for
landmark buildings. Often,
a modest Increase in scale Figure 19.26 Unilcd Figure 19,29
can create a landmark, Methodist Church UNT Environmental
Churches in particular Science's Building
provide useful landmarks,
providing a focus and
identity to various locali-
ties, The Trinity United
Methodist Church is a par•
titularly good example
(Figure 15+.16). However,
recent church buildings
have often not had the re-
quired presence to lend Figure 19,27
distinctive character or Civic Center Figure 19.30 City Hall
provide focus to the area,
This is partly due to lim•
ited scale, but also a lack I
of architectural distinctive-
ness. Some other types of
development have pro-
vided landmarks in terms
of their scale, examples
being she Civic Center
(Figure 19.17), the his.
toric Denton County Na• Figure 19.26 Denton Figure 19.31 The
tionai Bank (Figure County National Bank Sherman Building
19,18), UNT's new Eml-
ronmental Sciences Build.
ing (Figure 19,19), City
Hall as designed by O'Neil Ford (Figure 19.30), and the Sherman Building (Figure 19.31).
More creative, innovative and distinctive architecture would help to create memorable landmarks
and strengthen the image and diversity of experience of different areas around the City, The sites for ! t
landmark buildings should be determined on a strategic basis. The City's main town centers require
landmarks to provide focal points, Main roundabouts, nodes, large sites, strategic points along ma-
jor paths, majorjunctions and gateway sites all provide a natural focus for landmark development,
For example, the Texas Woman's University high-rise student housing site on the edge of Hwy, 380
rwtcaerkco~.temiwplWOWDenan3-21-99pbs EXHIBITA to
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has status a a gateway to the City and stands
{ adjacent to a node at the conjunction of Hwy.
380 and Locust (Figure 19,31); the one-way
street system of northern trafficked Locust and
southern trafficked Elm; and, The University of
North Tem,a's(UNT) entry off of IH 35 E and
Avenue D where the newly constructed landmark
Murchison Center is located (Figure 19.33).
These sites are clearly appropri ate for "land nark'
developments. Amore detailed analysis may be
made at a more intimate level, for example a town
center, orevenaroad orsquare. Wscould iden- Figure 19.32 TWUGateway at
tify elements at a small scale. Locust US 380
There is a clear need to improve legibility in
Denton. The structure of the City makes this
more of a priority than la more conventionally
structured cities. Recent developments have
sometimes improved matters, but often have era
ated areas ofhighty iii:gible townscape, Legibility
should be given a priority and opportunities for
improvement, through new development and en-
hancement schemes, to be exploited,
i
B. H01 ,=T TIIROUG(1 TIIE URBAN Figure 19.33 Lucille Murchison
ENVIRONMENTt PERMEABIL111 Performing Arts Center
Permeability is the number of alternative ways I
through an envi.onment. A permeable environment
4 allows people to move around with greater ease and
with more choice of routes. Grid pattern layouts are
very permeable and these form the basis or at least
the beginnings of many cities in Texas and around
the world, including Denton.
The area around the downtown square and historic
County Courthouse illustrates good permeability
(Figure 19.34), Access around all sides of the County
Courthouse bui lding is possible. 7 he access b^tween r
the courthouse and surrounding structures has ere. r A
atcd good movement, This is a very permeable area f J c
of the City. Figure 19.34 (Clockwise from Left)
Oak Street, Locust Street, Hickory
Residential layouts containing a large proportion of Street and Elm Street
cul-de-sacs tend to be Impermeable. The tendency
C!VCBETWwr9m WvepWUrbmDedan!•91A9p69 EXHIBITA II
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Draft Uen n imprellionstye Plan May 21,1999
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for sites to be seen In Isolation from the context of Tnwa,
the City has also crested areas in the City of poor dtr+twwW
permeability, since the layout andcirculatkcaIave t M
failed to react to existing circulation routes. Re- `
cent housing developments In the City, planned
aroindAhierarchyofdistributorroadsandcul-de-
sacs offers poor permeability (Figure 19,35). There ;
is little choice in the way traffle passes throughthese coUsltr
a; u. This contrasts with older areas of housing in r,r ; ,r!• ~,-ter.. , .
which the layout is often of a more grid-like na-
ture, with greater choice of routes (Figure 19.36.
Congresr5treetArea).However, road closures and Figure 19.33 Poor Permeability
traffic calming measures have reduced the choice
of routes in some existing housing areas. This Is a
trade-off involving a reduction in permeability (for
vehicles), but also a reduction in traffic intrusion,
The aim of achieving good vehicular permeability
has to be balanced against soelo-economic, safely
and environmental issues.'1he challenge is in inte-
grating some of these movement systems.
Edges can form a barrier to permeability. For ex-
ample, the 111.35 corridor through Denton, while
allowing greater speed for traffic passing through
the City, has significantly reduced permeability in
Denton for traffic and pedestrians. The construe- Figure 19.36 Good Permeability
tion of the road has entailed turning a number of Congress Street Area
previously connecting roads into dead-ends. A
physical barrier has been created. A similar situa-
tion has been created by Carroll boulevard at Pearl
(Figure 19,37). A number of previously connect-
Ingroadshavebecomedead-endsSuch roads tend
to attract less activity. This is illustrated by the lack
of attractiveness to retailers of these roads.
Convenience and choice for pedestrians has cer-
tainly received a tow priority In much recent devel-
opmcni, Examination of retail development of the
past few decades highlight an unfortunate trend,
There Is a tendency for developers to consider each
site in Isolation rather than reacting to the wider Figure 0.37 Carroll Boulevard at e
context, Most developments on University Boule- Pearl Street (1; 1
vard (US 390) illustrate this. Adjacent retail devel-
opments have secure boundaries with no means of
access between them. It is therefore necessary to exit to the road frontage In order to gain access to an
adjacent site. This can involve considerable inconvenience, especially for pedestrians and an imperme-
CVCaE1KCc"hmdvep1r1,LhbmDtilp3-21-"p6! EXHIBIT A
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Draft Denton n May 21, 1999
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able environment has been created. Retail centers along Loop 288 South provide a tLrther illustration of
pedestrians receiving a low priority In design. The layout is essentially a result of traR-ic management.
The entrance is less attractive for pedestrians, It Is virtually impossible to travel to these situ safely in
any way other than by vehicle. Generally, permeability, especially for pedestrians, was given a low
priority in much exert development, g that of sg rniCicant sites. The existing circulation net-
works Including .
works in the City need to be complemented and expanded by new development to Increase choice of
movement and reduction of vehicle use,
C. BtlII,GINGS & CHARACTER
Denton has great diversity in the character of its urban
environment. This results from different types of build- "L 01 pp.
ings and spaces assoclatedwithdifferent functions, pe-
riods of constriction, scales, changes In style, fashion,
materials, constructional techniques and culture. This
diversity is an important characteristic of the City's ur-
ban environment (Figure 19.38).
The emphasis of planning policy and zoning has been
on the physical separation ofdifrerentuses and accom- rigure 19.38 Arcblteetural
modation of the automobile. Although some new de- Diversity
velopment has done some to Improve the negative
( legacy of the recent past, it has also created a new set i
of problems as car usage has been assumed in the design and location of new development. The quality
orthe built cnvironmcnt has suffered as open spaces have become dominated by car parking, The most
obvious examples of this are sonic retail centers, where standard, undistinguished buildings, set behind
extensive car-parking, in general create a poor quality urban environment, generate traffic, and are
unsafe for pedestrians. These developments have created some short-term employment and prosperity
and attracted some people to shop in Denton, who may otherwise have gone out of the area, Recent
changes in City policy regarding design have recognized the damage that uncontrolled development of
this type can cause, environmentally, socially, Find
economically.
The built environment of Denton tends to be of a -
smaller scale then in many Cities. Although there
are a few tall landmark buildings that punctuate
the townscapc, much development, even in town
or mixed use centers, Is usually two or three sto-
ries, and in downtown as much as five or more
(Figure 19.39). The most prominent buildings tend
to be In and around the downtown square and it's ' A
immediate vicinity, emphasizing Its status as the
Central Business District. Additionally, the struc-
( tures on both university campuses have landmark
buildingsthat dustinguish each campus with it's own Figure 19.39 Building Scale
Identity,
CrarCnET"4)mpnhenwipl,e'UerinDesIVSa1•99pe5 EMBITA 11
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Draft Denton om r h i Plan May 21.19 9
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TEe dominant building materials ofthe nineteenth cen-
tury were brick, limestone, marble, plaster and wood, i.
in the twentieth century, there has been it greater diver-
sity ofbuilding materials, including concrete, vicials and
plastics. These have allowed greater diversity of con-
struction, form and finish In buildings.
Many older parts of the City, especially traditional neigh-
borhood areas and the central business district, have
suffered from decline in the later twentieth century as a Figure 19.40 Reuse of Older
result of restructuring, rationalization and relocation. Structures (1'exican Grill)
This has created a degraded environment, with
buildings and spaces suffering from negl.•ct, va.
cancy and poor maintenance. Although a serious
problem rt 1hu moment, these areas have the po-
tential to become places of considerable charac-
ter and quality. Many of thew structures have
been reused (Figure 19.40) and refurbished in a
way that builds on the area rather than depleting
it's character.
The 1990% and '90s have produced little signifi• t
cant architecture in the City. Little has been built Figure 19.41 TN'U's Pioneer Hall
of a quality to be featured in the national archi•
icctural and detilga journals. 'Design Build'
schemes, which have increasingly been used for t
new development, have generally produced poor quality results. However, the universities have built
recent structures that enhance the context of their individual campuses and add significantly to the {
character and urban form of the community (Figure 19.41). ii
D. OPPORTUNITIES & CONSTRAINTS
From the analysis end consideration of other relevant
factors, a number of opportunities and constraints re-
garding the quality of the City's urban environment may
be identified,
1. Urban EnvlronmentOpportunitles Figure 19.42 Open Space Vista
6. Green Snoc
TheCityhasalong history of providing landscaped public open space, ftoin the public parks
( 1
of the 19th and 20th centuries to the Iatge-scale land reclamation and redoratlon scheme10 f
the 19909. These, together with the greenbelts, tloodplains and other open spaces (Figure
19,41), provide a high quantity of green space, although there is much scope for Improve-
ment in terms of quality, In addition, the City has extremely attractive rural areas with high
landscape value, providing avaluable amenity for the local population, as well as providing
C \MC8tTrrcamp.6mdvep1xAhtu DesIS -211 p6s EXHIBIT A 14
I
I
I
i
I
Draf Den n reh gg t,
{ ranching and farming activities,
b. Location and Commurd Ation
The City has a central geographic location, north of and between Dallas and Fort Worth, but
is sufficlently distant from them to form the natural focus for the Denton County reglou,
There are good transportation links to the City by road, rail and water,
c. New Development and Redevelopment
The City has developed and changed over the last one and a half centuries and this process
continues. This has the potential to bring great improvements to the quality of the urban
cn vironment, although this cannot be taken for granted and new development can also cause
harm if accepted indiscriminately,
d. Changes in City policy
Far greater emphasis has been placed on "quality" urban design and sustainability by recently
revised planning policy and the Growth Management Strategy, This encourages the City to
give greater priority to matters such as design, town center regeneration and a balanced
approach to transportation, growth and sustaincbility at all levels.
e. W&hst Education
The City remains -rater for Higher Eduua'on. The univrrsitles provide a stable employ-
meat base.
f dCommunirv
Denton has a stable local community who are loyal to the area and a significant core of
people strongly motivated to achieve real improvements In their City,
g. h1U_W Centered St=ructure
The structure of the City, based around different town centers/mixed use centers, leads natu-
rally to a strong sense of local identity and approximates urban village structuring in some
COSCS.
h. Safety
The City is perceived to have a safe living environment compared to many cities in the
Metroplex.
i. Tourism andHeritaae
The City has a growi,ig tourism industry based on its music, an culture, museums, historic
structures, and factory shops. 'This provides employment and has the potential to signifi•
candy change pet ceptions of the City. Tourism projects sometimes provide opportunities to
reuse historic buildings and trade in the downtown receives its share of tourism dollars.
Inner-City Development Caoaclrv 1.
Restructuring has leA some vacant inner-city sites and a number of under-used or vacant
{ buildings. This provides the City with the capacity for Inner-city development, assisting in
economic regeneration and absorbing development pressures that might otherwise be di-
rected at the surrounding rural environment, as well as increasing the sanctity and presence
CAKSETHCO""Wds pt.nttkW Nitan 54149.p6s EXHIBIT A is
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Draft D n v an May 21,1999 ,
of the downtown. This also assures it's Identity and ability to continue to attract commerce {
and tourism.
k. Access to Funding
Large scale investment has recently been a'tracted to the City. Funding is tgvlred especially
in older areas to trigger economic regeneration,
2. Urban Environmen IConstraints
~l
a. Negalivelmaee
There Is still a lack of awareness of the relationship between urban quality and perceptions of
the City by the public, employers, developers and potential investors.
b. Low Awareness of Urban and Architectural Desl is s
Compared to many metroplex cities, little emphasis has been placed on the quality of urban
and architectural design In Denton. The standard ofdesign in new development is generally
mediocre both in terms of urban and architectural quality. The City needs to achieve the kind
of high-quality landmark schemes that other prosperous cities have achieved.
c. Low Quantity of Good ArchiteNure
The City currently has only one nationally listed building (Denton County Courthouse), no
state listed buildings and 46 city listed buildings, and the new architecture of the last few
decades has been generally mediocre to poor with a few exceptional examples.
d. Low Ouantity of Good Quality Urban Spaces
Few spaces are hospitable to pedestrians and invite people to linger and interact. The spaces
that are potentially of good quality are significantly harmed by traffic intrusion and poor
infrastructure
c. Poor Standard of Desien In New Residential Deyclopments
New residential areas especially suffer from poor design, few amenities, poor pedestrian
l access, a lack of public facilities and a failure to Integrate with the City's urban character.
Hierarchical road layouts and'offthe peg' design have characterized much recent housing
development, resulting in lworpermeability and legibility. The large house building develop-
ers have tended to aim for short-term cash turnover and have catered for a middle market,
failing to provide for more specialized needs.
f Ntd to Improve Legibility
The structure of the City and layout of the path network Is confusing And lackh g In memo-
table
g. Need for Grealer Peeneabitky I f r
The City's network of paths does not offer satisfactory choice and convenience for users. E
New development often fails to improve permeability.
C:NICBESMfiortpn:Mulveplanlthbsn Deilanld1MV65 EXHIBff A 16 .
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Draft Denton C'om rehe sir Plan May 21, 1999
d
h. ProblematlcsIGround Conditions
These include subsidence, erosion, poorly filled land, poor soils, geological faults, a high
quantity of floodplain, and past dereliction. Poor ground conditions can encumber redevel-
opment.
1. Inadequate Maintenance and Poor AlterationI
Much older building fabric is badly maintained, neglected, under-used or redundant. Inap-
propriate alterations'..sve harmed their Integrity and character, In some cases, buildings that
would otherwise have been of listable quality have been damaged to the point where they can
no longer be considered listable.
j. Pressure for Development
There is pressure to accept development at any price and of any quality. This is a legacy of
the past when it was more difficult to attract investment to the City.
k. Distribution cf tlsE3
The trend has been for housing, employment, leisure and other facilities to be more widely
distributed with less mixture of uses, especially in new developments.
I, Vehicular Growth
The continuing accommodation of vehicular growth Is inflicting considerable damage on the
City, socially, economically and environmentally. This harms the quality of life, health and
long-term prosperity,
I
2Qrtation in frastruCture
m. Negative Impact of Trans
The quality of spaces in and around development is greatly limited by car-parking and other I
infrastructure. Transportation infrastructure also uses large areas of the City's viable land
resources (roads, car-parking, servicing).
The City's fabric is not a complete and finished entity, but is In constant transition. Some current
trends of change result in the enhancement of the urban environment, while others potentially threaten
urban quality and local distinctiveness. Factors that are desirable to reinforce through development
and cliange include; the multi-center structure of the City; the extensive distribution of greenery; a
diverse and finely distributed mixture of useu; architectural diversity; strong physical definition of
roads, nodes, corridors, squares and spaces.
Rccent trends that threaten local distinctiveness and urban quality Includes the trend to a distinct
separation in the distribution of uses; the accommodation of die continuing growth in vehicular
trarfic; the d:centralizati in of retail activities, and, the acceptance of low quality architectural and j
urban design The Design Strategy alms to innuence the procehs of change and development, pro-
rootingurban quality and local distinctiveness, while improving the Identified threats. ' A.
C:acaettrrongnt,mww ymn,rhbu,fln~sn s-r I." P65 EXH18iTA II
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Draft Denton Co elve t may 21,1999
L(L_~ ~
Urban Design Policies
The city, buildings, roadways, and landscape is the physical mani feitation of its people, their values, and
the community's character, What Is built and how it Is bui It it Is on display for everyone to see. Residents
and visitors form their own impressions ofDenton's Image and identity based upon individual expederlces. i
Asa community, all stakeholders influence the city's urban design qualities. Urban character Is influenced
by thousands of individual investment decisions made on a daily basis by homeowners, developers,
business firms, institutions, and public agencies. Many other cities have experienced significant economic
benefits when urban design issues are properly addressed.
"Urban Design" is a tern used to define how a community manages its physical and visual character.
Properly developed urban design policies need to acknowledge economic realities and functional
necessities. Di fferentareas in the City serve different purposes, so disbict-orienledurbattdesign strat:gles
areappropriate. Practical and reasonable expectations require that urban design efforts beconcentreted
on the "public environment", a term that refers to areas that are either physically accessible or visually j
prominent to members of the general public, We seek to maximize both public andpiivate benefits by
improving visual quality and perceptions of our image.
A. Visual quality objectives and alichithybusiness climate shouldnotbeconsidered mutually exclusive.
Urban design concepts should be incorporated Into private development plans early Into the review
process. Attention should be paid to design principle; that in many cases do not increase pr)ject cost.
B. The impact of public features such as signage, electric lines, valve boxes, solid waste receptacles,
streets, curbs and gutters, sidewalks, buildings, parking lots, and parks should be recognized as Impor-
tant factors in affecting community appearance. City government will exert & leadership role In follow-
ing the principles of good urban design.
C. The city's urban design strategics will be guided by the principle that the spaces between buildings
arejust as important as the buildings themselves. The forth of public spaces should support their In-
tended functions, and their visual qualities should communicate the valueswe feel are Important.
D. Concern for community appearance should be addressed in a comprehensive manner. Such an
approach provides the opportunity to integrate urban design objectives with other planning mecha-
nisms, such as land use, zoning, subdivision regulations, historic preservation, economic deve'opment,
and environmental protection.
F. Architectural diversity and creativity should be encouraged to avoldhomogeneity sndsterility. Con- 1
bast and variety contribute strongly to visual Interest and viewer perceptions of quality. Implementation
of design standardsby the City will pay strong attentionto avoid regulations that promote samenessand / , C
stifle individuality.
F. Urban design principles should be emphasized in neighborhood revitalization plans, and residents
should help to determine social attd cultural values that ere reflected visually. Infill development should
1
C:1AChE71?.ComVmhendve plnnAlrbo Design!-21."p6S EXHMITA to
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Draft Denton Cont rehensive Plan May 2l 1999
be evaluated carefully to promote compatibility with existing structures. New development can provide
contrast yet complement older structures.
C. Opportunities for the display of public art and practice of the performing "should be provided in
a variety of public property venues, including parks, street rights-of-way and public buildings.
11. The unique and dist?nctive cultural and architectural features of Denton should be identified, re-
stored, preserved and maintained through a partnership between the City and private interests, in keep-
ing with the Historic Preservation Plan.
1. Development along major entranceways influences first impressions and the image of Denton. Good j
urban design should be encouraged and promoted to enhance the appearance and perception of quality 11
along thoroughfare corridors.
J. The City of Denton's image is strongly influenced by its universities, and efforts should be made to
enhance their appearance whenever possible. The City should strive to encourage more community
interaction with the universities by linking physical access between university and public property.
K. The value of trees and landscaping should be recognized as important features that strongly Lil1u-
cnce the aesthetics and environmental quality of the City. This recognition of value will be reflected in
all development standards.
L. The City will continue to view the Downtown as a unique and dominant area that merits special
attention. A comprehensive downtown revitalization program, based on the strategies of the Texas
Urban Main Street program, will be pursued to maintain the momentum created by recent improve-
ments.
Design Goals and Strategies k
The citywide Strategy for the built environment will give desltn Issues a status so they are considered as
a matter of practice by decision makers involved with the City's urban environment. The strategy Is as
much about promoting awareness of design Issues to those involved with the development of the urban
environment as it is of pro viding a policy framework for development. So, in Adition to being a tool for
city staff and elected officials involved in development control, it is aimed at architects, developers,
neighborhood groups and members of the community with an interest in the built environment.
Denton is a young city in historical terms. The existing built environment is primarily the product of one
and a half centuries of growth and change, The Strategy is forward looking and depends on continuing , r A
growth and change for its Implementation, its purpose Is to shape and Influence that process, not to atop t r
or reverse it. Future development should be informed by the past, but not held backby it.
The Strategy is a framework where quaNative assessment of development schemes can be made, Uood
design control requires this approach, avoiding arbitrary judgements based on personal preference, but
intcrvenu;d where Inadequate care lies been taken in the formulation ofachemes. The Strategy places
cvacncrrrca~nm,i~.pr~u~~~or~tsn!•itss,pa! EXHIBITA 19
i
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Draft Denton Com reh nsi Plan May 21,1999
certain explicit requirements on developers such as the {
need to submit design standards with significant planning
applications.
The presumption should be in favor of creating good
urban design, as perceived by people "using" the built
environment (Figures 19.43 di 44), especially those on
foot. It is recognized that this will often require a flexible
approach to quantifiable stanJards. In considering
planning applications, new development that fails to raise
or maintain the quality of the urban environment,
considered against the context of guidance in this Figure 19.43 Courthouse Square
Strategy, will be interpreted as being poor design.
In time, the Strategy will contribute to the City's plan
review process. The document as based on the Strategy
and included in the development regulations, will form
supplementary guidance to the Comprehensive Plan.
Through this mechanism, the strategy will have the status
of statutory planning guidance to developers and a tool
in development control.
Planning law and policy concentrate on the Issue of the
relationship between uewdevelopment and the existing
urban environment. It also cm hasizes the desirability
of reinforcing Denton's distinctiveness. The issue of F •.ur'e 19.44 Outdoor Scoring
context underlines much of the Strategy in order to ,
ensure its relev nice and chances of successful
implementation within the context of the City's planning
system,
The Strategy includes goals, together with interpretive
paragraphs defining the terms of the goals. More detailed ;
Interpretations, explanations and illustrations for each
goal are followed with the strategies.
A. URBAN S PRUCTURF_'
1. Goals
Development schemes should complement or rein-
force the urban structure and urban sustalnability of r ,f- t
the City. New development will be expected to re-
inforcetheCdy'sstructure by,
Figure 19.45 Urban Village `
a) Contributing to the special roles of the Development(Anspolts Village)
City's downtown, universities and mdxed use
CWCBETMCoTWmhenslvw prWIAU DWSn 3.1Wp65 tX111B11A 20
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7he concept of new urbanism or traditional neighborhood distrit-tvstresses
the Importance of Increasing the divervilly of uses in town centers:
Town centers I
sustainable I '
Contribution I
1 ,1„11,11 F\11114111 :I
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.~.~.w~.... ...a......M.-....tr:.rr•.,..t,.r.. ..~a~4.SR•w^.. •.T►~.tt , ..T Y~
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Draft Denton Com rehensive Plan May 21, 1999
transit. These areas rarely r
have the service facilities YI
necessary to red u cc car trips
and promote walkability,
muchlesslegibilityandpet-~•-+-'~°
meability within the commu-
s+..
v
nityeontexl,
The Congress for New Ur-
banism in particular has ad- !4ty£ ;
vocated a return to a greater sg
mixture of uses. Such criti• 1111III]
11
cisms, together with a 1,lTIA
greater general awareness of
green issues and the concept
of sustain ability have led to Figure 19.47 Mixed Use Development Pattern
a rejection of rigid zoning
and sprawl. Changes in
policy have recognized the desirability of a COW"
greater mixture of uses in different areas. This lrrrrtr
scctionhighlightsthe benefitsofmixed use(Fig- It*
tire 19.47) and urban village(Figure19.48)de-
vclopment as being moresustainable and help- t 'p•
ingcreatevitalityanddiversityandreducingthe Carreler i1
need to travel.
The introduction of residential uses into town
centers in particular is encouraged, as it places thurelurnn
people nearer to concentrations of facilities, im-
proving activity andsurveiilanceintheevenings, Figure 19.48 Urban Village
reducing the need for vehicular journeys, and Development Pattern
increasing the market area population for local
shops and faciiittes. Livingover the shop initia- `a X€
tivesisanexampleofhowtoincreasethedivcr•~ a
si ty of uses in town centers by making more ef• .
ficient use ofexisting properties. Allowingver• w
tical changes in use facilitates this (Figure 19.49).
The accessibilityoffacoitiesi'sakeyissue in con• 4 a
sidering lend use trends. An ideal urban struc•
turewouldtend more towardsagreater mixture of uses in any district of the City. This has ad-
vantages for accessibility, reducing journeys,
enhancing vitality, safety and security, and com-
munity identity or distinctiveness, 'this will be Figure 19.49 Vertical Mixed Use
emphasized in design guidance forinfill and de.
C:UtCOtrNt'nmgeAendve plen'Urbm De~i~n l.1199.pG! EXHIBIT A 12
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it
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III
Urallt Denton Com rchensice flan May 21, 1999
velof.nent sites or significant sites in town centers V, I q11~
which will specify a mixture of uses and preclude
single use developments. (Figures 19.30) ~~r3 Sy o
0
1he developmentof significant sitcs,ircludingkey
employment center sites, should include mixed-use
schemes, and schemes that broaden the range and
clualilyofthe facilities and services available in the
City. There will be a preference for mixed-use, ur-
ban village and transit oriented dcvcloptncntsonsig-
nificant sites (Figure 19.31, 32, & 53).1 is ties di•
rectly into specific
aspects of the _
Growth Alanagc- Figure 19.50 Mixed Use Centers
mcnt Strategy and
the Land Use Plan,
ti Sacowhry Axis
Rcsidcntial devcl- l I
21&r W+
opments will be ex-
peeled to include r~ 00°~~
variety in the type
and sire of accom-
modations (1'igrrre ,5 = o , Lk's iv ~ )
31.34). It is a fact - -
that "sustainable" 1 s«mdrrlva.
city dcvclopment in-
cludcshighcrdcnsi• Figure 19.52
tics and varieties of F ruploymcnt Figure 19.51 Transit Oriented &
residential doctor. ('enter (Reston) Urban Pillage Developtnenl
meld, and that they
w
l~ A Q
,f.. aA_ ,-e, iy~IF
Figure 14.53 14glonal & Venployment Figure 19.51 Mixed (tse Center
NIlxc(1 Use C'enicrs SlreclSeene
+ M1!~.1011111nrq•rrhn,.,,r1j,I~,han0k.ip'+p2197v" EXHIBITA 23
t-
DraftDentDenton ComDrehenslve Plan 21,1999
h
are more cost effective for the City to serve and main-
tun than the conventional suburban or estate style Inc lot development. In central areas, higher densities of
development are desirable in the interests of making lo-
cal facilitica more viable, including vertical changes in
use (Figure 19.55).11 is of course recognized that some
uses and employers require large single use sites for
their efficient operation, but this does not preclude these
sites from meeting the urban standard. This also ties
directly into the Growth Management Strategy and sus-
tainabilityefforts oftheCity. j _ r•
~C
If the various mixed use centers in the City are 4o be
successfully planned or regenerated, their different roles Figure 19.54 Residential Uses
need lobe identi fied and reinforced. In brief, the roles (Brentwood)
of the existing and planned lown1mixed use centers,
are as follows;
a Downtown Universities Core
Historic town center containing the best
concentration of historic buildings, the town
square and historic County Courthouse and
Museum, and reuse of older homes into
service use businesses, connection into the
Oak Hickory Historic District and
connecting peripherally to UNT and up
Locust through T1V IJ. District shopping and
restaurant related tourism. Center for Figure 19.5S Higher Density
culture, entertainment, higher education and ResldenIla]&MIicdUse
the visual arts. Development (Jackson Taylor
Square)
Golden Triangle Mali and Adjacenl
Retail/Commercial
Demon Mall combined with Loop 288 and 1H3S forms the major central retail district of
the City.
Single and Multi-Buslness and Retail
i District shopping centers and grocers, restaurants, strip commercial, fast food restaurants
and various service oriented businesses predominantly located along US 381)/University
Boulevard. Intermittent service and retail occur along portions of East McKinney. ,
■ Fxpositlon M111i Outlet Mall and Future Mixed Use Ceater 1 1'"
Tourism based outlet shopping center located along north Loop 288 of the City, and at
the junction of IH33N and Hwy, 77, This area is planned for large scale future mixed use i
and office.
C~V.It'9ETFr[omgebmdueplm'lhbN ^+.pi!-01.99 pa! EXHIBITA 24 .
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Draft Denton Corn rehensive Plan Me 21 1999
■ Denton Municipal Airport and Industrial Ceoter
To the west of 11135 and south of US 380 the municipal airport and existing industrial
development coexist as Denton's commerce, transportation, manufacturing and industrial
development center. Additional existing industrial occurs along north Hwy. 317, Hwy.
380 on the east side, and along Loop 288 on the east side of the City. Another pocket of
industrial resides within the southeastern sector of the City.
The aim of this goal is to ensure that development
reinforces the multi-centered structure of the City
and contributes to a more sustainable distribution
of uses. New development in town centers will be
encouraged to provide a greater diversity of uses
and to reinforce the different roles of the various
centers. The accommodation of different uses should
help to create diversity of form in new developments.
The reinforcement of their distinctive characters
maximizes their chances of successful regeneration
and helps to ensure that they complement and rein-
force each other rather than competing (Figure
19.56). This is essential to retain Denton's funda-
mental urban structure and to retain the character figure 19.56 Character of Mixed
of distinctive communities in different parts of the Use Development
City.
B. URBAN DESIGN
i
1. Goals
The basic elements of good urban design should be incorporated into new development schemes, the
design ofpubtic spaces and transportation infrastructure. The City will consider the quality of urban
spaces within the development site, as well as the contribution made to the public realm outside of
the site. New development will be expected to:
a. Reinforce, enhance or improve the established urban char-
acter of streets, squares and other urban spaces;
b. Functionally complement existing pedestrian sidewalk,
trail and circulation networks;
c. Respond to contextual features including existing devel-
opment, topography, site boundaries, paths, edges, nodes, i,
views, natural environments and other features;
.r1.\
d. Contribute to a safe and secure urban environment;
e. Enhance the City's character in terms of variety and di-
versity of experience;
CvncncrtrconVnm1vtpau,wreu,oesip,s•tt•o9rss EXHIBITA 2s r
Draft Denton Com rchensive Plan May 21.1999
f. Be accessible a.td useable to people of a range of mobility
and physical ability;
g. Create attractive, well functioning spaces within the site;
M i
'
and,{. 4,4
h. Create useable spaces for trash, mechanical equipment,
and signage within a site in a creative and consistent manner. =c+
The design of spaces and contribution made by development to the t
public realm should be a result of informed and thoughtful design
decisions and should not be heft to a late stage of the design process, a
Development should enh, cc the established spatial character of roads Figure 19.57
and spaces. Itis essential that the design of development be based on Functional Space
a thorough analysis of the site and its surroundings. Factors
to be taken into account in the design of development schemes
include accessibility, variety, safety and health, permeability,.,
durability and sustainability, legibility, the natural environ- "
ment and urban context.
2. Strategies
Creating better streets and public spaces.
The design of spaces Is as important as the design of indi• Figure 19.56 Creating e
vidual buildings (Figure 19.57). The spaces, squares and "Sense el Place,
streets that make up the public realm are where circulation
and social interaction take place. Spaces also help to create . ' y!
a "sense of place" end arealdistrict identity (Figure 19.58) ` y' It
Formal planning can produce spaces of high quality (Figure
19.59). Demon's downtown is an excellent example of a for.
nlal ly planner square in the City, although the space is some-
whatdegracedbytrafficintrusionandparking,andinappro-
priate refac ing of structures or removal of original ornamen-
tation and glazing (Figure 19.60). However, in many in- Figure 19.59 Formal
stances, the Incremental nature of the development process Design
throughout the City means that the design of spaces is unco-
ordinated. This is sometimes not a bad thing. Some attrac-
y
live spaces have been produced in this way in the past. But, ~
the public realm is often neglected by developers. 1
I I
In recent large-scale developments In the City, there has been (f' r
a tendency for the design of spaces to be determined prima-
rily by car-parking and servicing requirements. Ever, In more
densely developed areas, there is a natural tendency for de. Figure Is►.60 Refaced
velopers to look at their own sites in isolation rather than as Structures
CdWCBEI'HCominthtmivt plm'tlhn NOV5-t IM p65 EXHIBIT A 26
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Draft Denton Com r bensiv Plan May 21 1999
part of a larger scheme. Taus the design of rpaces
and streets must no longer be left to chance, Coordi-
nation is necessary, even for informal spaces. The
role ofplanning control overdesign is to ensure that
the external effects of any development on the urban
emironment are considered so that new development
reinforces area and district urban character and en-
hances the quality of the public realin (Figure 19.61).
The impact on the public realm will be taken into
account when considering development proposals Figure 19.61 Quality of the
and pianningpublic spaces. The goals andstrategies public Realm
require good urban design practice, and this includes
consideration of the following:
a, Accessibility
This is the case with which people can ac.
cess a full range of facilities such as shops,
leisure, employment and all areas of the pub-
lic realm. Accessibility is affected by: the lo•
cation anddistributionof uses; choice in the
means of transportation, including facilities
for less mobile people such as non-car users;
the physical design of spaces and pedestrian
circulation systems, such as facilities for a full
range of physical abilities. New development
will be accessible to the widest range of
people both in terns of its location and the Figure 19.62. Pedestrian
physical design of spaces and buildings (Fig- Priority
ure 19.62).
b. Variety
Varietyof uses Is related to accessibility (Fig.
ure 19.63). The greater the variety of uses In
each district of the City, the more accessible
they are to the widest range of people of vary.
ing degrees of mobility. Variety of facilities
is desirable at different scales: Citywide; in
each mixed use/town center and district; and
within Individual sites or blocks. Variety is
desirable because it caters to a greater range A,
of people and can reduce the need for car 2/ 1
joumeys, The need to maintain variety points
( the way towards mixed-use developments, Figure 19.63 Variety &
especially for larger sites. Variety also refers Accessibility of Uses
to the quality of the built environment.
CV.1cBEtH`CoitpreAerulreplmtithMn[kiian!•rl•99,pG! EXHIBITA 27
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Draft Denton Corn rehensive Plan May 21 1999
Changing fashions over time hav: created a
diverse range of styles and building types I'
around the City. Different spaces and streets
have their own distinctive character. Older
buildings can also be useful in promoting
variety of use, by providing low-cost floor
space. New, contemporary design also in- ,
creases variety. Variety is also about the
range in types of accommodation available
with any building type. Taking housing as
an example, this refers to the range of size,
tenure, building-type, affordability, location,
etc. Figure 19.64 Well Designed
Built Environment
c. Safety and Health ti
A well designed built environment can help
to engender feelings of safety and security
(Figure 19.64). An unsafe environmet,t can + r.
literally imprison people intheirownhomes, t{ i
especially during the hours of darkness. '
Mixed uses, including residential aceommo- '
dation and evening activities can obviously
increase th► level of activity and surveil lance
in a place, Good lighting and good layout
are further important factors. The Clean Air
Act has done much to improve air quality Figure 19.65 Network of Streets
since it was enacted. However, an additional
thieat to health has arisen from increasing
exhaust emissions. An integrated transpor- j
ration strategyat the national, stateand local levels
is necessary for this problem to be seriously ad-
dressed, Designers will be expected to demonstrate
that safety has been a factor in producing new
schemes.
d. ?Srmeability
The number of alternative ways through an envi-
ronment is a measure of an area's permeability (Fig-
ure 19.65). People can move around with greater
case and with more choice through a permeable en-
vironment than through an impermeable one (Fi - A
ure 19.66). Nev development should maximize ! 1'
permeability both within the site and in the wider
context. This will require site planning to be based Figure 19.66 Pedestrian
on an analysis of existing path structures and pat. Block Connections
tcros of movement and for new development to be
C.WCarrrrro,patntivep1v1AAmtks1rJ-2I."psf EXHIBITA 28
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Draft Denton Comprehensive Plan May 21,1999
designed to complement that network as
t well as maximizing the choice of movement
within the development site itself. Paths into
a site will join rather than forting a series
of dead-ends in most cases. New develop-
ment will be expected to exploit opportuni-
ties to improve choice and convenience of
movement
e. Durability and Endurance
These are very important in achieving a sus-
tainable and adaptable built environment.
The use of high quality materials for sur-
faces should be a priority (Figure 19.67), Figure 19.67 City Hall West
The resistance of materials to wear is im-
portant if they are to last and not require
excessive maintenance. Short tern economies are often expensive in the end result Flexibil-
ity and adaptability in the design and layout of space are also important factors i f they are to
accommodate changing demands and accommodate a variety of activities in coming de-
cades.
f. J i il't ~t thowinp by calthorp~ Modsin
The legibility of a place is the
ease with which people can Y/
understand its layout (Figure
19.68).,Good legibility is lm-
port ant quite simply because
it allows people to find their
way around the City. New do.
velopment provides the op-
portunity to improve legibil•
ity. Development schemes will `
be expected to: complement
end reinforce the urban char-
actor of paths by reinforcing o .
definition and enclosure and
providing landmark featuics
at strategic locations; empha- Figure 19.66 Components of Legibility
size edges in the iownscape;
contribute to diversity and dis.
tinctiveness in the character of the City's various districts; emphasize the urban do finition of r A', ,
nodes and corridors aid make them n.ore memorable through distinctive landscape, features ' v
and landmarks; and, emphasis and protect the natural and riparian environments and features
within the site and provide connectivity through these systems,
CWCOURCominhenlve pliflAdn Datan la 1 .";41 EXHIBITA 29 .
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The development of any site contributes to defining and shaping the public realm. Recent new devel-
opment has often failed to reinforce the City's more dense urban character. The operational require-
ments of the development only have been considered and the environment outside of the develop-
ment site disregarded. The placing of ca., parking in front of buildings, adjacent to the road frontage
is the most obvious example of this.
In considering planning applications, or in formulating 0, esigns for new or existing spaces, consider.
anon will be made of the above factors. Developers will be expected to demonstrate in their plans
and developments that consideration has occurred requiring the contribution made by new develop-
ment to the public realm. Sites must not be considered in isolation, but must be considered as part
of the surrounding townscape, and opportunities and constraints must be considered. While new
development may and should have lts own unique character, it should integrate with its surroundings
in matters such as circulation and the definition of the public realm. It should have its own unique E
function, character and appearance, but contribute to the overall fabric or context of the City.
In order to achieve these aims, the design process must be based on a thorough analysis of the site
and its environs. It is impossible to comprehensively specify what such an analysis should in-.tude;
each site is unique and must be considered individually. However, the type of matters to be consid-
ered would include;
w;^
Jr
• Paths in and around the site
• Changes in levels
• Behavior patterns in and around the site s
• Urban form
• Views into and out of the site
• Relationship to existing structures
• Vistas t
■ Enclosure of streets and spaces TTT '
■ Topography in and around the site
■ Sunlight
■ Landmarks a
■ Orientation y,
■ Strategic qualities of the. site
• Native and existing habitats Figure 19.69 Enclosure of Spaces
• The nature of boundaries
• Proximity to others
• Public transportation routes
• Climate
• Diversityofuse
+ Riparian and tloodptain protection M a a
Following site analysis, a creative design input is required bo AIL r'
to achieve the needs of the potential use of the site, while sp0`- t
reacting to the site's unique set of characteristics.
The characteristics of existing public spaces and road front.
age$(Figures 19.69&70)should bereinforced orcomple• Figure 19.70 Definition of
mented by new development, in terms of enclosure, deli. Frontage
i
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Draft Denton Comprehensive Plan may 21, 1999
nition of road frontages, height, and F
mass. Many main roads and urban 14
spaces are characicrized by strong
enclosure created by building front-
ages. Where the establishedcharac- ~cha I
t is based on enclosure, new de-
velopment will complement this.
D,vefopmentshould relate directly londJacent paths, internal paths, fu- ` VAR1ATlUNS FROM THE
y BUILD Tt7 LINE
turc railways,lransit oJcnted dc- 'ate
signs (1 OD's), nodes, or bodies of Figure 19.71 Build-to Line
water,
i
Where there is a consistent, estab
lished building line or height, new
dcvclopmentvvill normally continue and reinforeeit, except 1
N~ here there is an urban design reason for not doing so, for l
eKample the creation of spaces or architectural landmarks r
at strategically determined locations. W icre an existing frr.,nt•
age building is redeveloped, the replacement development
should normally preserve the degree of definition and en-
closure created by the original, in terms ofheight, mass, and
( the relationship to road or lake frontages. i lowever, if the
arcs is in transition, new build-to lines will be established
and these directives will be adhered to otherwise (Figure Figure 19.72 Landmark
19.71 (F 73), Buildings
Corners,junctions and gateway sites will be reinforced by
Imiduurrk buildings ofsimllar or larger scale to the adjoining
properties (Figure 19.11 if. 73). It is not appropriate to use
corner sites for car-parking or sen'icing space.
Car parking areas will rormally be located away from street
or water frontlges and screened by build irigs or other means
(h'igure 19 74), l argcr car parks will incorporate imagina•
live landscape design to em Figure 19,73 Corners,
Nance their appearance, Car Bulld-to Line, & Parking
parking in new housing devel-
opmcnts will be located to the
side of the properticsor, in the case ofpe- • "M"a
rimcterblocks, to the rear (Figure 19,73).
Where parking to house frontages is un-
avoidable, a depth of one car only should , h•
be provided and the garaging structure
Figure 19 should be setback well beyond the front
Garage P lit rking fagade, Use of shared drives and pcrmc- Figure 19.74
off of Alleys Parking
c',A1C111'I1 CorrgrrclKnfVre pla^ LR6an1b1gn b.21.99 ph! FAMBITA yt .
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ICI ~ ~ ~
able paving is appropriate to reduce the impact of multiple front -'i~%r ys,.a f
entry loading of drives and car parking, Provisions for parking
within the block is required where tha narrowest of path widths Figure 19.76
are utilized. Residential Urban
Design
The achievement of good urban design requires gmat care and
talent at the design stage. This will be taken into accowa by de-
velopers when choosing their designers and planning theft devel-
opment. Good urban design i's net necessarily more expensive in material teens. The same elements
can produce schemes of infinitely variable quality.
Cost is often used as to excuse for poor design. The real reason Is more often to do with a lack of
awareness or consideration of urban design issues. However, if the budget for a project is so limiied
that a reasonable standard of design is impossible, then it is unrealistic and the developer cannot
expect to gain development or planning permission.
C. L DESIGN
1. Goals
Proposals for nca buildings in prominent or sensitive locations should clearly show that there has
been creative archi ectural design Input. The following should be apparent In new buildings
■ A creative design solution specific to the site in question;
■ An understanding of the fundamental theoretical principlesofanychosen style;
■ Attention to the quality of materials, finishes and details; and,
■ Consideration ofeMcientfunctioning andsustainability.
The intention of these goals and strategies is to encourage creative, principtedarchitecture, Factors
considered to contribute to architectural quality include: creativity, innovation, fitness for purpose,
ecological and urban sustainability, knowledge of design theory and principles, and attention to
detail. The Urban Design Diagram will be applied to indicate sensitive locations. Prominent loca-
tions would Include those on main road frontages, adjacent to nodes, And in elevated or highly visible
positions.
C:V.IC9ETNrangrckmlvep1sn1dhb+nDrilln5•11."p6! EXHIBITA 32
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Draft Denton Corn rchensive Plan A1av 21.1999
{ 2. Strategies
Encouraging high-quality, creative, well-functioning ar-
chitecture,
There has been a pronounced reactionary tendency in
the architectural design of the last two decades. De-
spite an unprecedented advance in building technology,
the fashion has been for'herilage' Imagery, usually of a Figure 19,77 University Drive
debased and superficial nature and taking the form of
an applied external skin. This provides an inaccurate
image of the past, devoid of any real understanding of I
the principles of the buildings parodied. Some prominent architectural writers have criticized this in
strong temts.This tendency to designing low-quality parodies of nearby older buildings is especially
a problem in conservation areas.
A tendency to use off-the-peg design has been a further charm gristle of recent architecture, This
may be illustrated by looking at various recent developments of small offices, fast food restaurants,
clinics, comm;:nity centers, religious buildings, discount superstores, etc. Many such buildings are
essentially tilt wall, concrete block, metal-faced, brick-faced, plaster panel and tile structures with
little to indicate their use and little creative design input, other than the sometimes flamboyant or
market-based color schemes of that business (Figure 19.77-Universrty). These trends towards for.
mularized design hat a reduced the distinctiveness of different dis-
tricts and of the City as a whole.
It is highly desirable for new buildings to be informed by thorough
historical architectural knowledge and context, but not to Imilate
older buildings. The most important theoretical work on architee-
lure of the twentieth century, Le Corbusier's Vets Une Architec-
ture, highlights the desirability of understanding and drawing on
timeless principles of design used in great buildings of the past,
such as rules ofcomposition, geometric forms, regulating lines and
proport!oning systems. Many of the most innovative and creative
buildings of the twentieth century have been informed by such an
understanding, but expressed in a contemporary language.
The aim of these strategies is to encourage high-quality architec-
tural design, innovation, creativity and originality are considered to
be primary ingredients of high-quality architecture. Much depends on the abilities ofthe designer.
Radical or challenging design solutions will be positively welcomed. The mot admired buildings of
past ages were often very challenging at the time oftheir construction, It Is now difficult to appreci-
ate how radical buildings created by Frank Lloyd Wright or Le Corbusier looked In their day, Such ! 1
buildings are ind ividual istic, provide contrast, and in these ways create local Identity and contribute
to local distinctiveness. The clear lesson of the past Is that new buildings should be designed in an
unm ist*ably contemporary style.
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Draft Denton Com rehenslve Plan MAY 21, 1999
Not all buildings can be landmarks. The
City has a few landmark buildings set AwfDac#
against low-key background buildings. %MINIM,
But background buildings can still con-
tribute much to the quality of the ~eolea,y
townsc ape by providing variety and help
ingto define space. Careful consideration rorcher
sus
of masters such as proportioning, detail-
ing and context is still important.
t'
Architectural design is not about facades,
but about three-dimensional form, struc-
ture, culture, human activity, theoretical .
and abstract principles, and artistic and
technical achievement. To consider the
urban environment purely In abstract Figure 19.78 Functions of Buildings that
spatial terms is to miss the most impor- Relate to the Public Realm
tant factor in achieving quality. Archi-
tectural and urban design are inextrica-
bly linked. An urban space may be a text-book exmnple of good urban design, but still fail if the
architectural design of the buildings around the space are two-dimensional and of poor quality, i
Architectural design car, sometimes be used to Integrate the functions of buildings with the public
realm, adding to interest and vitality (Figure 19.78). The impact of architecture on the public realr t
must be considered. Forexample, main froptages and corners would include main entrances, glazing
or other features to create activity at the ground floor level. +
It is difficult to determine what Is meant by quality when referring to architecture and it cannot be
comprehensively defined. However, it includes the following;
a. ~rfdtiyilY
Creativity Is about originality, individualism and imagi-
native problem solving in design (Flgure19.79). Cre-
ative architecture is often memorable and adds to local
distinctiveness, Creativity Is indicated in the work of
architects who have a recognizable personal style, set-
ling them apart from their eontemporarles, This Strat-
egy aims to encourage creativity as one of the primary
ingredients of pTehitvtural quality. The moist creative
buildings of any time represent the leading edge of that.
lime'aculture.
Ao
b, Innovatip
Innovation is relatively rare, but relates to significant
advancesor unprecedented changes in architecture, for
example in constructional technique, products or stye. Pig ure 19.79
Some periods of the past may generally be associated Design & Creativity
C~tMI'0E?IrComprekntlgplaKIINPDrOp5.21.99.p6S EXHIBI'rA 74
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Draft Denton Corn rehen ve Plan May 21,1999
with innovation, for example Victorian engineering and 1920s International bfodemism. An
emerging trend in building products, particularly of a sustainable nature, "Green"products,
and reuse products are positive efforts being realized now and into the new millenium.
c. Fitness fbr Pulse
This is Oe efficiency with which a building serves the function for which it was designed,
This covers a very wide range of issues. Good access, temperature control, natural lighting,
and efficiency of layout arcjusl it few examples. Where buildings are for public use, panick
pation by the public In specifying the functional requirements of the design is highly desir-
able. It may sound obvious that buildings should be fit for their intended purpose, but a
surprisingly high proportion of buildings are unsatisfactory In this respect and it should not
be taken for granted.
d. Sustainabrlity
Sustalnabitily is about the responsible use of scarce re-
sources, taking Into account the legacy left to future Seri,
crations. It Is widely recognized that current generations
are living beyond their means. Primary concerns to archi-
tecture include energy efficiency, a healthy Internal envi-
ronment, durability of building materials, and flexibility to
change thereby avoiding the wastage of resources associ•
ated with demolition and redevelopment. Adaptability to
change and low energy usage are themes of some high-
tech architecture, utilizing new and "green"materials and
technologies. These factors are desirable In the longer term
on environmental and also financial grounds. Short term
thi Lking and shurt term profit motives lead to unsustain•
e ' ~ :icsign solutions. Use of "green", reuse and energy
efi,cient products and technologies is necessary foreontin-
ued sustainability.
I I he City will particularly encourage the use of ecological
principles In the design of architecture (Figure 19.80-
green ronsrrurNon), This could be seen as one of
the most legitimate generators of a style for the new
millennium. I he location of buildings Is a further Im-
portant consideration to sustainability. A building
may be energy efficient, but still be unsustainable if
its location involves significant vehicle traffic gen-
eration.
r
e, Qcsk principles and c&l Knowledge
Different architectural styles are based on identifr-
( able Icsign principles. An understanding of the un• Figure 19,80
derlying principles ofdesign, rather than the super, l;reen Architecture
ficial appearanct ofdi fferent styles, is required if high
Arrutnrc n n~n,.,Ptmtrhbwbar s•~t•90p6! tiX11I111rA 35
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Dial't Denton Com rehensive Plan May 2 L 1999
quality architecture is to be created. It is t
through slack ofundttstanding of design prin-
ciples that duTerent architectural movements
have degenerated, resulting in poor quality
buildings.
For example, classical architecture is Figure 19.81 & 82 Classical
Amdamentally about order, proportioning and Architectural Principles
the application of geometrical principles to the
planning wtd design of form and space. It is
not about adding a few columns and pediments as
decoration. Figures 19.81 & 82 illustrate how the underlying
principles ofclassicai architecture canbe successfully applied
to more contemporary styles. Where superficial appearance
is used to generate design, without an understanding of
underlying principles, quality is absent (Figure 19.83). A
further example of the erosion of urchitecturaiprinciples Is Figure 19.83
the gulf between the leading works associated with the Arts Superficial Design
and Crafts Movement, and much housing currently being
built, with its applied Tuderbethan styling (Figure 19.84
I
The theoretical principles of any style provide a context /
against which to assess the quality of works within that
style. It Is through an understanding of fundamental design
principles that great and timeless works are created. Many
of the most Innovative architects of the twentieth century j
have had exceptional knowledge of buildings of the past. Figure 19.84
Such knowledge can highlight the continuities in Tuderbethan Style
architecturr over time.
t A _ ration to Detail f
Care in the way the component parts of a building are
designed and fitted together Is an important element of
quality, especially when a building is viewed at close
range (xlgure 19.83 -Architectural Details). Attentiun
to detail can include the design of door handles, the
joins between structure and walling, surface finishes,
relative proportions, the layout of covets, the relation-
ship and materials, and permeability of a fence to the
structure and outside :avironment, etc. Careful aitcn
tion to detail is open apparent in the works of leading
architects. The quality of detail isnrtasuperfieialcon-
sideration; it determines how convenient and useful Figure 19.85
buildings are for their occupants and how successfully Architectural Details
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paper plans are transformed into well-finished con-
struction (Figure 19.86). Attention to detail is one
of the first qualities to be sacrificed in design-build
development packages.
g. Social Purnost
Many leading designer's of the twentieth century
have considered architecture to be a means of im-
proving social welfare. Ills was a fundamental prin-
ciple of Modernism in which the benefits of light, oil i
fresh-air and greenery were emphasized, together
with the provision of welfare facilities fora'!
Figure 19.86
ncseprinciples have underpinned many architectural move. Architectural Detail
merits. Much of the most Influential and valuabIt architee-
Lure has given more importance to structure than to deco-
ration. A further common attitude is to see the plan as the
generator of form.
This list is not comprehensive, but does highlight some of
the defining characteristics of high-quality architecture. Few
buildings Incorporate all of these and it is not sugge•led
that new development should be expected to, However,
there is no reason why all new buildings should not incor.
porate as many as feasible.
These are common practices and a concerted effort is re-
quired if standards are to be raised. Good architectural de.
sign, like good urban design, is not necessarily more ex.
pensive, but does require a highly competent design Input.
Raising the quality of architectural design does not neces.
,461y mean adding more features, Indeed simplification
and purification has contributed to many great works in
Lhe P351. More important is the way in which the essential
elements of construction are put together. Some of the most
important buildings of the last few decades havt used stan-
dard parts and industrial materials In their constru.tion.
Authenticity and appropriateness in the way any material
is used and expressed is usually as important as the choice
of material itself. Matters such as good proportioning, clear ,
architectural grammar and good planning often have rela.
lively low material cost implications, but are about design
competerce. The choice of designer Is often the most im-
portant factor in achieving quality in design, li
The process o f procuring a new building or letting a
main-p63 EXHIBIT A I?
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tenance contract is also a crucial stage In the Implementation of development, Without earerul atten-
tion at this stage of the development process, it will not be possible to produce a quality outcome,
simply because contractors rarely provide more than the client asks.
The City will encourage the use of architectural competitions in respect ofmore significant develop.
ment sites as a means to encouraging more distinctive design, and will actively explore the use of
competitions In the development of appropriate sites in its owmership. Calls for design and pro-
grams for development related to projects with urban village or new urbanism focus may be ex-
plored by the City In partnership with potential developers and design professionals,
D. CONTEXT & DISTINCTIVENESS
1. Coats
Dcvclopmcnt proposals should contain site-specific design solutions, based on an understanding of
the urban context. In this way, development will reinforce Denton's distinctiveness.
These goals and strategies seek to ensure that new developments Include site specific design solu-
tions. Complementing context and reinforcing local distinctiveness are about reacting to the urb ut
character of the area, not copying the style and detailing of nearby buildings.
New development will complement existing physical, spatial and functional characteristics of the i
built environment In terms of architectural design it should be Interpreted to r.mcourage individual-
istic, creative and distinctive design.
2. Strategies
Enriching focal character by continuing the process
ofcrcative development.
The most fundamental, but also most misinterpreted,
design concept to the planning system is c%itext.
Figure 19.87 Uniformity of Style
The appearance of proposed development and its
relationship to its surroundings are material consid-
erations. 'the City will reject poor designs. Poor
designs include those inappropriate to their context, for example, those clearly out of scale or In-
compatible with their surroundings. The desirability of reinforcing local distinctiveness is related in
Denton policies, goals and strategies and will be emphasized In future developments.
In aconservation area there is a historical duty to pay special attention tothedesirabilityofpreserv-
ing or enhancing the character or appearance of that area. Unfortunately, In many instances the
concepts of context and local distinctiveness are misinterpreted to mean that new development
should copy the style or mi mic some of the surface detailing of nearby older buildings. This is often
done in a rather superficial manner, with no real understanding of the principles that created the r
original building. This Is a two dimensional view of context that ignores the historicst process of
dynamic change that has created the existing urban environment, fails to analyze the three dimen-
sional form of the urban environment, and which assumes that historic and other areas will be im-
proved by 3n posing a bland unibrn 8y of style. (Figure 19.81).
CMCDLTRCam"cheulyepfinvUrbaebulp 5.21 p53 EXHIBITA 38
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Dynamic contrasts exist, especial ly between major build-
ings. For example, the historic Denton County Court.
house contrasts strongly with surrounding buildings, as
does the United 1,fethodist Church with its striking or-
namentation ar,d detailing. These buildings contrast in
their relationship to the surrounding townscape, the
courthouse dominates its surroundings as a landmark,
while the United Methodist Church (Figure-UAW) fits
more closely Into the urban grain of the surroundings Figure 19.88 Urban Crain
(although stylistically it is in stark contrast).
To copy older styles In new development within areas such as the Oak Hickory Historic District
breaks the process of changing fashions and development that created its character and thus repre-
sents abreak with continuity. Respecting the established urban grain and creating modern, sitespe•
cific design solutions genuinely reacts to context and represents continuity with the best practice
from the past.
Continuity Is about allowing the processes that have created the City to continue. The form of the
City and its constituent parts have changed out of all recognition over the past century. Tids process
will continue over the next few centuries. New materials, uses and styles will fu+damental ly change
the character of the City. The past should be used to inform this process, but not to restrict it. The
process of change and development, of styles, materials and constructional techniques, should not
be impeded through planning design control, but should be encouraged. Planning Intervention Is
about raising design standards and should welcome and encourage progress. Continuity Is a process
of progress and development, not an exercise in Imitation. M approeMon of the concept ofconti-
nuity leads to a better and more meaningful understanding of context.
Context is nothing to do with style, only sometimes to do with materials (depending on the area), but ,
alwdys to do with malyzing the urban characteristics of the area, understanding the process of the
area's historical development, and designing new development for the specific site In question, Stan-
dard, off-the-peg design by definition fails to react to the specific urban context and therefore fails to
reinforce local distinctiveness (Figure 19.89-photo o1,,,_M context with the TOM.
s ~1
Flgr 19.89 Off-tbe Peg Design Figure 19,90 Historic Building
r V rceErrMw gnnnulre yte ltM an no p s 2I A9,pas EXHI d1T A 3'/ .
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Draft Denton Com rehensive Plan Mo • 11, 1999
In cases where new buildings are being designed for sites
adjacent to architecturally outstanding buildings or in con-
servation areas, it is especially important to avoid Imita-
tion.Imitation results In ablurringof Wstoric buildings with
their setting, resulting in a loss of distinctiveness and au-
thenticity (Figure 19,90). Similarly, imitating landmark
buildings harms their setting. The whole point behind the
design of distinctive landmark buildings is that they make
an individualistic statement, setting them apart from their
surroundings. The character of most areas in the City is
based on a range of contrasts Contrast is in many cases Figure 19.91 The Sherman k
the most sensitive and contextual thing to do (Figure Building f
19.91
In prominent or sensitive locations, the choice and
quality ofbuiUng materials is especially important.
In particularly homogeneous areas, it will often be
appropriate to draw on the established palette of
materials, at least to some extent.
E. AEVELOPMENTINENVIRONME:NTAI,
SENSITIVE LOCATIONS
1. Goals
In environmentally sensitive locations, new devel-
opment will be expected to demonstrate high Stan- Figure 19.92
dards ofarchitectural and urban design in a manner Historic Neighborhood
that complements or enhances the urban context,
Environmentally sensitive locations include conser-
vation areas, historic parks and gardens, and sites
affecting the setting of listed buildings (Figures
19.91 & 93), and buildings of special interest In
these locations it is especially important that a suit-
ably qualified and experienced designer be commis-
sioned, Parodies of historical styles should be
avoided in environmentally sensitive locations.
Where a building of special local interest has been
demolished, or is intended to be demolished, the
replacement development should equal or exceed
r~
the architectural interest of the original buildtng. Just
because the building will be "new" does not mean it
Is better. `rYhere alterations or extensions are pro-
posed to listed buildings, buildingsineonservation
areas, or buildings of special local Interest, consid- Figure 19.93 Old Main at TWU
eration will be made of the impact.
c xtcaertrc chencinptrnthbmDe+ens•n.as~s EYMMITA 40
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Draft Denton Com rehensive Plan May 21, 1999
2. Strategies
Responding to special architectural or historical character.
When considering new development in a conservation area, the City will pay special attention to the
desirability of preserving or enhancing the character or appearance of that area.
Historic District, Conservation Area or Listed
Building status does not freeze the built envi-
ronment or prevent change, but seeks to man-
i
age change, as s qualitalive filter. What Historic
District, Conservation Area or Listed Building
status does indicate is that some or all of the
existing fabric is of value, that alterations should
be carefully designed to preserve the important
existing fabric, and that new additions should
be of an appropriate quality. The some prin-
ciples apply to internal alterations. The City sup-
ports the broad principles formulated by the
historic Landmark Commission; that historic
fabric should be conservatively repaired white
new work expresses modem needs in a modem
language. (Figure 19.94 . new cafeteria at Figure 19.94 Calhoun Middle School
Calhoun)
Development proposals for sites in environmentally sensitive locations will be carefully considered
against the historical and urban design context of the area. Schemes containing superficial or de-
based versions of historical styles will be resisted in environmentally sensitive locations, Ifconserva-
tion is perceived as a barrier to creativity, then the concept has been misinterpreted. It Is especially
important that creative and principled design be used in environmentally sensitive locations. The
'safe' design solution is rarely the best. The most interesting historic buildings were often the most
challenging in their day,
Conservation area, historic district or listed building status does not necessarily Imply any limitations
on materials or means of construction as being appropriate. The use of modem materials, traditional
materials, or a combination of both can all be acceptable. However, authenticity Is especially Impor-
tant in historic areas and materials that pretend lobe traditional such u uPVC mock sash windows
or applied halrtimbering would not be appropriate. Equally, ifmodem matedali and constructional
tcchni clues are used, they should not be disguised under & false traditional skin, but should be clearly
expressed, The painting, rendering or cladding of naturally expressed material surfaces, such as
brick, stone or concrete, will always be avoided. ,
Conservation does not apply only to very old buildings, The best works of all periods are worthy of
protection. The decision on what it Is desirable to conserve should be based on an informed quality-
live assessment, not current fashionable taste. Recent buildings of architectural orhlstode Interest,
especially post-war buildings, are perhaps most at risk from destruction or unsympathetic alteration.
Listing reviews of recent architecture are very selective, leaving many good quality buildings unpro• 4
t'.W BEWomprehemlvep1W1WenDcOr341"p66 ]EXHIBITA 41
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Draft Denton Comprehensive Plan May 21,1999
lected. The development control process will be used, as far as possible, to protect recent buildings
of architectural or historic interest.
In conservation areas, there will be a strong presumption in favor of the retention of buildings and
features that make a significant contribution to the special interest of the area. Buildings and features
that make little or no contribution maybe allowed to be demolished where the replacement develop-
ment would raise the quality of the urban environment, having regard to the guidance contained in
this Strategy, any relevant conservation area document and any other supplementary guidance.
i Where the case for redevelopment is established in respect of listed buildings and buildings in con-
sen ation areas, replacement development will be expected to preserve or enhance the spoclal inter-
est of the site as far as possible. This implies a raising in the standard of design compared to the
original building, to compensate for the loss of scarce historic fabric. Priwipled contemporary archl•
tecture will be expected in these circumstance;,, Similar criteria will be applied when considering
proposals for replacement development on sites occupied, or formerly occupied, by buildings of
special local interest.
Extensions to existing buildings should be designed and positioned to complement the original build-
ings. Where the original building is a complete and coherent composition, the extension should
normally be designed to clearly contrast with the original building. Large scale extensions should
also contrast so as not to overwhelm the original building. Smaller extensions may draw more from
the original building's charac led sties, but should still be of& contemporary nature. Thetmitationof r
older styles is sometimes appropriate for r, taller scale alterations, for example the placing of addi-
tional windows in an elevation that has a uniform window style. The primary consideration in ex-
tending historic buildings is the effect on that building's special architect" or historic interest. C he
of the most important decisions when planning alterations or repairs to historic buildings Is the
selection of suitably qualified and experienced designers and builders.
V. EVOLICART
1. Coals
The provision of public art will normally be expected as part of any large development scheme.
Large schemes will be interpreted to Include development that; incorporates spaces and landscape
accessible to the public, involves a site ormore than one acre; and has a floor area of more than
.1,000 square feet, publican should be considered as an integral part of the design of spaces in and
around development, Encouragement is given to the Involvement of commissioning experu, so that
opportunities are available to a wide range of artistic talent,
2. Strategies ~r
Using Art to enrich the urban environment. A,
Public an provides a number of benefits to the City. It can create Interest, create local distinctive-
ness, provide a memorable image associated with the City or certain districts within the City, tend
character to urban spaces, make the urban environment more attractive, and provide an Indication
that an area is being invested in. For individual development sites, public art can provide Identity, use
C IrdCBETMd'om{++elientlnplan~Akb~n MOVS-21.99,p63 EXHIBITA 42
I
OlAI 0,111unf ulnirchcmM. Illan Mai 21 199
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' n •,l rfl', II t I Cnillall 1 II`I I'.' t i41!, ( is I~ t't'- ~ \`JT i.'
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I, 1 ~~t 1111't lrll II II '.(~Itli r Ifhl\Irl.' I I'; llats ra ~
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CoxhVmef
Farecdoniol Feavor the relationship to circulation, movement and activity.
public orprovide aforal point to urban spaces;
sometimes r r
r environment Mature OfPUNIA.ert.
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Draft 1lenton Com rehenslve Plan May 21,1999
G. URBAN DESIGN DIAGRAM
1. Goals
Development proposals for sites identified on the Urban Design Diagram, or affecting{ features in-
cluded on the diagram, should explicitly reflect that status in the quality of> ban and architectural
design. The Diagram will be used to identify significant and sensitive sales, as referred to in other
policies.
i
i
The inclusion of any site on the Urban Design Diagram, or proximity of any site to features or, the
diagram, shall be a material consideration in determinlag planning applications for development.
The Diagram will be applied by the Ci4y Council as an ;ndication of the sensitivity of different
development sites. The Image Analysis Plan will also be used as an indicator of sensitivity. Design j
Policies will be rigorously applied in respect of significant and sensitive sites. j
2. Strategies j
Identifying sensitive and significant sites and locations.
The Urban Design Diagram will be prepared as a plan of the City with features that are particularly
significant from an urban design point of view. Such features include main roads, waterways, town/
mixed use centers, large open spaces, major development sites, listed buildings, conservation areas,
riparian and floodplain areas, and tree preservation orders,
The diagram will be used as an indicator of the sensitivity of different sites. Sites identified on the E,
diagram, or sites adjacent to or affecting features identified on the diagram will be considered to be
sensitive from a design point of view. This indicates that a particularly good standard of architectural
design, urban design, site planning and landscape design is appropriate.
The Image Analysis Plan will be prepared and will also be used as an indicator of sensitivity. Sites
affecting features identified on this plan should be considered to be sensitive at a City-wide level.
The effect of proposed development on features and sites included on the Urban Design Diagram
and the Image Analysis Plan will be a material consideration in the determination of planning appli-
c ations. Where the di agram indicates that a site is enviro nmen tally sensitive, particular attention will
be pa;d to the standard of architectural slid irban design.
Specific Design Giddaucc
r
The City will produce detailed design guidance forsignificant sites and areas in the City, and in respect
of specific subject areas. l ! ti
This Strategy outlines the City's approach to design on a city-wide level. Inevitably, this teals with
general principles only. More specific guidance has been, is being, or is intended to be produced or
revised. In di ffercm defined parts of the City, it is possible to identify strong urban characteristic, which
are desirable to preserve or enhance. For important individual sites, it is also necessary to produce
CNC9ETMConvmtxmlve pliWkAw Delon 6.21M p63 EXHIBITA 44 .
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Draft Denton Comprehensive Plan 51 ay 21, 1999
design guidance, specific to the site in question. Guidance for areas and specific development sites will
aim to achieve high standards of architectural and urban design and to reinforce essential urban
charactcristice of the area. The most important development sites and areas will be designated on the
Urban Design Diagram.
Thematic guidance normally applies at a City-wide level, dealing with specific issues or types of
development. Area and site-specific guidance will be based on an analysis of urban form, taking account
of the historical process that has cteated the existing urban environment as well as the existing fabric
itself. The example of Denton's Downtown Square points out that the present townscape Is the result of
more than one and a half centuries of development and change, but also highlights the well established
urban design char acteristics based on dense, back-of-the-pavement development. Design guidance will
only specify building materials where an area has a strong and uniform character, which it is desirable to
preserve. Guidance will not normally prescribe style or deta+ling.
A review of design guidance is considered supplementary to the Comprehensive Plan and this Strategy
and will be undertaken to determir.e what further guidance is required,
A. Cnl\$MAT10,N OFTHC 1STORICENVIRONMENT
The City will encourage and give support to the continuing use or reuse of buildings of architectural or
historic interest and ensure high standards in their repair and maintenance. The City will facilitate high
quality conservative repair and maintenance v f buildings of special architectural, historic or local inter-
est through the provision of advice, education and guidance regarding financial support mechanisms.
j
In Denton, historic environments of significant importance are limited in quantity and sometimes un-
usual in character, being based to some extent on Texas heritage. The listed building stock is comprised
of Victorian, Classical, lndustriaI-cra, and early-twentieth century and inter-war buildings.
Understand;ng why it is desirable to conserve the historic environ-
meat is useful in guiding decisions on conservation matters. There
are a winiber of objectives for conservation and reasons why it is
important, socially, economically, enviromnentally and education-
ally. These include the following:
1. Goals
a, M.gralRcsoonsibjlily
The City believes that there is a moral duty to preserve
Itistoric buildings, districts and areas for future genera-
tions (Figure l9.91), This belief is at the root of conser-
vation philosophy. There is also a belief that to destroy +
leading works of architecture w ould be wrong in the same r r
way as destroying great works of kit or literature. They
are part of the City's, State's, and Nation's cultural legacy.
The physical survivals of our past are to be protected Figure 19.97
and valued for their own sake, as a central part of our Historic Plaque
cultural heritage and our sense of identity.
C' WCBETIMompmtnui eprwVrbm Dedr. 5-21.99 p63 EXHiBITA 43
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Draft Denton Comprehensive Plan May 21,1999
b. Continuity and local Identity y
The character and identity of the City is
based on the historic environment (Fig-
ure 19.98& 99). Physical fabric remains
to chart the development of the County
seat and universities and these are dis-
tioctive characteristics of the loc ality. A
number of distinctive views, landmarks
and town centers comprise historic fab-
ric. The presence of historic buildings
adds to the quality of our lives, by en-
hancing the familiar and cherished local
scene and sustaining the sense of local Figure 19.98 Old Downtown Denton
distinctiveness which is so important an
aspect of the character and appearance
of the City of Denton and the region.
Conservation is a tool for managing
change. Amidst the process of change
and redevelopment that is an essential
part of the City's social and economic
development, the pretemation of the t
best ofthe historic environment provides
constant points of reference.
c. Sustainability; Figure 19.99 Old Downtown Denton
The F,occss of demolition and redcvel-
opmeut uses energy and materials, In
many instances, the reuse of older buitdings's a viable and more sust linable option. Conser-
vation of the historic environment can therefore avoid consumption of energy and materials
and contribute to sustainablity and identity of the area,
d. Economic Development and Tourism
The historic environment makes a key con-
tribution to economic development in the City.
It may be seen as a tourist attraction in its
own right. At it more general level, historic
fabric provides interest for visitors to the area
(Figure 19.100). historic buildings also pro-
vide accommodation at affordable casts and
rents. This allows uses that would not be vi-
able h. new, more expensive accommodatiorm
Grant funding for historic buildings can fur-
ther enhance their economic development
potential.
Figure 19.100 Event on the Square
C.'3.1caETFr[emprzhen,1vepL:n'Urtu Duip J-21gg.p65 EXHIBITA 46
Draft Denton Comprehensive Plan May 21,1999
-R
e. Urban Variety`
Conservation ensures the survival of the best ,
works of different periods, demonstrating chang-
ing trends of style, construction and building types.
This helps to maintain tariety in the built envi-
ronment.
f. Desian
Histor r, areas often demonstrate good pri nciples
of urban design and sustainability, containing a Figure 19.101 Elm at Oak
greater div,KSity of uses and being designed for
pedestrian rather than vehicular convenience.
Good definition of street frontages and spaces,
and distinctive i-,OA-narks, small block sizes, high
densities and pedestrian circulation routes create
good legibility and permeability (Figures 19.101
Gc 102).
g. Education and Historical Evidence
The built fabric of the past makes an invaluable
contribution to our understanding of the City. Ac-
tual built fabric provides first hand experience of
Fdstory, which cannot be conveyed in writing, pho-
tographs, or fdm. The historic environment makes
a fundamental educational contribution. The value
of this in informing decisions about the future is
under-appreciated.
2. Constraints
In Denton, where there is a limited number of hi, tone
buildings, the case for conservation is particularly strong.
However, there are n number of threats to th3 local heri• Figure 19.102 Pedestrian
tsgc; Circulation along the Square
a. Poor Condition of Fabric
Much of the City's heritage is government, education, industrial, residential and service based
and, in some areas, suffering from decline, neglect, and poor maintenance. The lack of in-
vestment in such areas has allowed much historic fabric to survive, but in a deteriorated
stale. Inner-city manufacturing shops and warehousing stuck in particular may be expensive
to retrofit and tend to be negiecled. A
b, b ppropriate Desigq
New development in historically sensitive locations is often of low quality. This is often due
to a failure to appreciate the processes that created the historic environment, or the design
principles behind the buildings.
C.WCUMCwp0M 1n pig WOW Dnipt S-21.99,p6S EXHIBIT A 47
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Draft Denton Cosa rehensive Plan May 21.1999
Intrusion by traffic harms the character and appear- k
ante of many conservati on areas, by reason of noise, I
visual intrusion and air-pollution. Traffic infrastruc-
ture, such as road signs, lighting, and surface treat-
ments are often visually inappropriate. The accom-
modation of the car in the design of new develop-
ment is often incompatible with preserving the char-
acter and appearance of the area. (Figure 19.103).
d. Repairs and Alterations
Repairs and alterations are not always tamed out in
an appropriate or knowledgeable way. This can harm
the character of buildings and threaten their long-
term survival (Figure 19.104-Opera House-black
and whirephoto xdtl. jootno(e that the eera house
wa: originally a brick structure and was clad with
plaster).
Figure 19.103
3. Strategies Sigoage, Poles, & Objects
The City will p-0mote the preservation and enhancementof along the Street
the historic environment through various means:
a. Technical Guidance
The City will make available written guidance to the
ownersof historic structures.
b. Buildings at Risk Smc
A buildings at risk survey will be carried out in re-
spect to the City'a listed buildings and kept current.
i
c. Managementof Historic Building
The City will adopt good practice In the management
and maintenance of its own listed and other historic
buildings.
d. Conservation Area Guidance
The City will produce guidance for conservation ar-
eas defining the special architectural and historic in-
terest of the areas, putting forward a strategy for their Figure 19.104 '
preservation and enhancement, and providing guide- Opera House h
lines for new development
e. ui di g Protection
The City will actively promote the statutory listing of buildings considered to be of special
architectural or historic interest against a state and national context.
C,%MCaETMCat mhrrd.e pl"Ah6m tk.ian b11.";63 EMIDITA 48
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Draft Denton Con rehensive flan May 21, 1999
f. Conservation and Historic Areas III
The City will declare areas of special architectural or
historic interest as historic and conservation areas. The
Clrban Design Diagram will identify additional potential
conservation areas or districts
g. llisloric Sinlucture Inventory
'I he City will prepare and keep up to date an inventory
of historic structures and sites.
H. 71L~NSPORTATION INF'RASTRUC'CURF;
l w % ill take steps to hc
heCity t
ne ative1mpact _
of motor vehicles on the quality of the urban ensi-FT
,
ronnicnt ["A
E 5 ,
I{nllauccnrent programs
Sna . rnop. ji
will be forntuhncd la pro- ~,i,,,,,,~.
vielc and renew surfaces
and transportation infra- j shoo, J ~s oo,
r.~
gruclurc in areas of spc- w Z;t~+F~ ~C~;Ct6r'1
ciA6 isIIWapcsaIItc, >oP
2. Strategies _<cceCCtC^,Q
transportation patterns
and tMICIS fundamentally
int)ucnce the form of the Figure 19.105Commer-
builr em irr ucnl and the cial Center Pattern
quality of life of its users. 7'he location and nature of development
rffects the amount and method of travel; and the pattern ofdevelop-
nlent is itself influenced by Transportation infrastructure and p.licies.
By planning land use and aansportation together (Figure )9,105) in
sways which enable people to carry out their everyday actis'ities with
f less need to travel, the City can reduce rcli,nce on private car use and
make a significant contribution to the environmental goals set out in
the City's Growth Alanagculent Strategy and Comprehensive Plan.
In the 1980s, the emphasis of transportation policy %as on accorrtmo-
dating the car {Figure )9.106). But, the accommodation of the car has
Figure 19.106 encouraged furthering the spread of development in a non-cohesive
Walnut Street and sprawling manner. U is now realize., that the policy of accommo-
'.N.'Ill 1RCnrp,r6cnsi.ap1aii.l4hwrkeipn!-7199p67 EXHIBITA 49 .
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Draft Denton Comprehensive Plan May 21, 1999 w
dating traffic growth is unsustain-
able and cannot continue. The ` J J: i t
dominant influence of the car on r
the design of development is now
widely seen as being unsustain-
able, Continuing growth inroad
1
transportation and consequent'
environmental impacts present a
major challenge to theob~ecte l 'Lf I
rv
09
of susWnable development. The
car has become a serious barrier ,t f, , • ! ~
to creating high quality, people
friendly places and a significant
cause of inequality,
It is of fundamental importance Nei§ht Orhood C811t9r•11
that the reliance on the car be L _ Employment CP.ntef
reduced, that a far greater choice
of modes of transportation be or Workshop A►ea '
provided, and that the negative l . ' • 'fie J • . ' •
impact of transportation infra-
structure on the built environ-
ment be improved. There are L ;.1
various means towards these ob-
jectives: Figure 19.107 Transit Oriented Design +
a. location
Mixed use and urban village developments will be required and uses in locations remote
from their potential population catchment will be resisted, particularly if they comprise a
single use or are not well served by public transportation. Use of Transit Oriented Design
(TOD) will be necessary (Figure 19.107).
b. Transportation Priority
AndSWU
The emphasis in new development will be switched from accommodating the car to giving
pedestrians and public transportation priority. This includes consideration of the approaches
and access to development, and the arrangement of spaces within the site. In the case of sites
on routes well served by public transportation, it may be appropriate for developers to make
a financial contribution towards further public transportation provision accompanied by a
reduction in normal parking levels in at le, st part of the 'evelopment.
c. Parking Standards
A balanced approach needs to be taken between providing parking within developments,
while giving full consideration toenvi.onmentalquality. Car-parking provision can seriously
compromise the quality if spaces in and around development unless a balanced approach is
taken. In particular in areas well served by public transportation, lower levels of parking
C.WC9ET1rCorVmsxo1ve p1wAAm Dedpi S•f1"p67 E%HtBITA so .
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Draft Denton Conlrehenslve Plan May 21, 1999
provision will be encouraged. Regulations
will emphasize the desirability of reducing
the need to travel and reduction in parking
t i
requirements. In conjunction, thaimprove.
ment of facilities for public transportation,
walking and cycling will be required.
d. Car-Free Development
Encouragement will be given to experimen-
tal residential developments on inner-city/ ±
university center sites, in which no car-park.
ing provision is made. Where innovative
vehicles (it. electric cars, dc.) are used, this
parking restriction is lifted and parking is
allowed on the street for these vehicles. Such
developments will cater to non-car owners,
or as otherwise stated and will be in loca• Figure 19.108 Courtyards at
tions with good access to public transporta- Experimental Residential
tion and to a range of facilities such as shops.
It will be n.cessary for the occupancy 1i be
limited to non-car owners or innovative ve-
hicle owners (Flgare 19,108).
e, Czar Park and Surface Design 3
Multi-use spaces will be encouraged, rather than single-use,
dedicated parking. Dispersed parking arrangements will be
favored and encouraged over mass provision. In residential
areas, on-street parking may be taken into account as part of
the overall provision where an appropriate layout is proposed.
he use of alternative and varied surfacing materials will be
encouraged (Figure-). however, over-elaboration should be
avoided. T?%simple use of high quality materials is often the
most effective solution. Parking to the rear and side of struc- w'
lures is required,
f. Design of Bri dges and Transportation Structures
It is desirable that there should be a qualified and creative
design input as well as an engineering input in the design of Figure 19.109
transportation infrastructure, interesting structural solutions, Signagealongibe
rather than the addition of decorative detailing to a standard Street +
a
structure, ! -
g. SignaRe and Street Furniture
A coordinated approach to traffic signage and street furniture will be encouraged. Signage
and street fumiture will be rationalized as far as postib± Care nil consideration will be made
of the location and designofsignageand Ok, fur nscr Ni'Ications(Figure 19.109). Ilit
C.N7CaETIfCortprcMnlve pLnl{1,bm bt~ip, l-2l-Sq.p6! PAHIBITA 51
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Draft Dent n com rehensive Plan May 21, 1999
It
Traffic Mana ement C
Traffic management measures will be formulated for sensitive locations such as residential
areas, town/mixed use centers and conservation areas. Re-routing options will be investi-
gated. Options will also be considered for reducing the impact of transportation infrastruc-
ture, for example by minimizing its ground coverage through the narrowing of roads and
widening of footways.
1
I. Solid Wast
Provision will be made for all solid waste contain-
ers off of the street and alley right-of-ways and into
private areas designed specifically for those pur-
poses. The use of innovative technolgies when deal-
ing with solid waste pick up, use of compactors,
and vehicle types will be explored. In existing areas
of the City where solid waste and recycling recep-
tacles are located at street frontages or Wually on
the street pavement or within the right-of-way (Fig-
ure 19. 110), new design and provision for these con-
tainerswillbemade oralternative facitides utiUed. Figure 19.110 Dumpsterr
wltbin the Paved Street
j. 100-year Floodplain
The City will promote the use of roadways parallel
to and outside of the 100-year fioodplain?imitsto provide a natural riparian environmentby
establishing green space between between the road and the tloodplain. Green space is re-
quired even if the channels are improved so that the limits of the parallel roadways may be
dedicated to the City to serve as open space, limit flood exposure, and facilitate channel
maintenance. ,
Residential Retail/Mixed Use Omee/Mixed Use Ctv1C
Figurei9.llt Street Tree Couditloui
k, tree Trees andLand scaving
Trces and landscaping will be designed a a crucial component of all roadway networks
(Figure 19.111). The City departments will address any conflicting tree-related issues on
City-owned properties and right-of-ways. The City will fully consider the significant value
of trees and the urban forest when resolving infrastrucurt conflicts; select and plant appro-
C.w1CaE WonrOmslveplolhW Drdan 5-21.99 pis EX1"E1fA 52 .
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Draft Denton Corn rehensive Plan May 21.1999
priate tree species on public rights-of-way that maxim,ze planting potential while protecting
{ the safety of the public. The City will encourage and should require the preservation and
maintenance of existing healthy native tree cover in areas undergoing development. Main-
tain and enhance the City's urban forest as a healthy and dynamic natural resource, a system
of trees and understory that thrives and grows within the context of a changing urban envi-
ronmcnt.
These measures will help to integrate the design of transportation infrastructure with that of the wider
public realm. A better balance between the accommodation of transport and the creation of a high
quality public realm is the aim.
C. j1EIrHBORIlOOD DISTRICTS & 1111XCD USE DESlCN
1
In trd. r to meet the Urban Design Strategies and the intent of ft
the Growth Management Strategy and Plan, a new set of re-
quirements to replace the City's current development regula-
tions will need to be enacted. To create a new model for Denton's 1
environment, the following guidance will move the City in the t
direction needed to achieve the goals and strategies within the
urban design section.
In general, the principles apply to villages, towns and cities
equally. Most of them apply to areas of very high to moderate
densities and even some tower density de-mlopment. The pat- f
tern ofdevelopmenthas been called variously the urban village,
new urbanism, n~ro traditional planning, traditional neighbor-
hood development, and transit-oriented development, The prim- Figure 19.112
ciples stem from towns and city development prior to World Planning Units
War It.
I
The following principles ofdesign and use are components Dec•
essary to develop in the urban village form. These design prin-
ciples will be followed in all forms and uses ofdeveiopment. erw
1. The Planning Unit w L_
The basic unit of planning is the neighborhood, A single
neighborhood is a village. A cluster of villages is a town. µw_
Clusters of many villages become a City. The population;
within a village varies based on the neighborhood compo-
nents. (Figure 19.111)
l ,
Figure 19.113
2. The Neighborhood Size Neighborhood Size
A neighborhood is limited in physical size, with well de-
fined edges and a focused center (Figure 19.113). The size
of a neighborhood is defined as a five minute walk or one-quarter mile from the neighborhood edge
to its' center and a tun minute walk edge to edge. Iluman scale is the proportional standard for,:11
C-NICBETHCw r0nshe p4ilLm Neap $4149 p65 EXHIBITA 53 .
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Draft Corn ve Pl Alai' l1$ 1Sri19
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structures and accett+aory compttitptis. Automobiles I' 7
al c allowed within the neighbotklood but do not take J
precedence over the pedestrian or hum-in n:cds, pk- r ~j I
a• 1 _ h
air ulariy the ut;clic functions that include a "serge t
a?
ofplace jheseneighborhoodswill typically contain
transit stopsand will utilize transit oriented design. ~u 't Rlf i • }
C Corridors shad Distracts Corn +,)rs form the boundaries txCrvan neighborhoods, I t_ -1
both connecting and defining lhcm. Corridors can in. iNeipra>ortre~d Ceripf
corporate natural features like streams and hillsides - Emr,m~^~Mr
They can lake the form of parka, naturepreserves, travel
corridors,railroadIines,orsemecombination arthese,
i 1= t
A neighborhood or part of a nei0borfwod can eom- t__ J
pose a district, Districts are made up of streets or en-
sembles of streets when: special activities get prefer- Figure 19.114 CorrjIdors w p
ential treatment. A corridor can also be a district such a Neighborbood b1stricr
as a major shopping ravenu : that connects neigh-
borhoods (Figure 19 114).
4. Mixed Use and Compatibility i;
The neighborhoo.] is mixed use and provides a va-
ricly of housing for people with various incomes.
Buildings may have a variety of functions but must
be compatible with one another In size and their
relation to tl,c street. Uses may change vertically
and horizontally within structures, The needs of
daily life areaccessiblewiNnthe frveminutcwalk. '
Retail is integrated with residential, comnlcnrial and
even some types of manufacturing use, though not
typically on the same street in a given neighbor-
hood. Apartments are permitted over stores and
offices. Forms of housing are mixed, including
apartments, duplex, townhomes, and single family
houses, accessory apartments, and outbuildings.
Even the best streets in the world's best towns can
accommodate people of various incomes (Figure
19.11 JJ.
5. Definition of Public Space ~s
l3u ildings are disciplined on their lots on order to
define public space successfully. In othrr words, i
j build-to lines are utilized which determine how Room
close buildings will stand to the street and pro-
motes regular alignment. Th., street is understood Figure 19.115 Mixed Uses within a
to be the preeminent form of public space, and the Neighborhood
C NMCB£TH'Cagnhm1ve phn%Ym D"Ign 3-21.99 p67 EXH1BITA 54
Draft Denton Com r ensive Plan May 21,1999 'k
buildings that define it are expected to honor and embet- ;
l ish it (Figure 19.116& 17).
6. Street Pattera
The street pattern is conceived as a network in order to
create the greatest number of alternative routes from one i r^ }
part of a neighborhood to another, This has the benefi•
cialeffectofrelievingtraffiiccongestion. Thenetworkis
gridiike. Networks based on a grid must be modified by
parks, squares, diagonals,T-intersections, rotaries, land-
marks, and other devices that tclicve the grid's tendency j
to monotonous regularity (Figure 19.118). The streets Figure 19.116 Defining
exist in a hierarchy from mixed use neighborhood collect- Public Space
tors to narrow lanes and alleys. Limited access highways
may only exist within a corridor. Cul-de-sacs are strongly
discouraged except under extraordinary circumstances,
such as cases where rugged topography requires them. r
E li I' OR
.a
~ y., 1?~4tJ" ~:=Yfj, ~ v :~~r'1+•1r'.{r•!'~4+arw
Figure 19,11 S Figure 19.117
Street Patterns w9th it Neighborhood Residential Public Space
7. Civic Buildings and Open Space
Civic buildings, such as town halls, churches, schools, li-
braries, fire and police, post offices, and museums, are
placed on preferential building sites (Figure 19.118). These
sites include the frontage of squares, in neighborhood cen-
ters, and where street vistas terminate in order to serve as 9 6 Q
landmarks and reinforce their importance, Buildings de- r,
fine parks and squares, which are distributed throughout
the neighborhood end appropriately designed for recre-
ation, repose, periodic commercial uses, and special events,
tech as political meetings, concerts, theatricals, special
events exhibitions, and fairs. Because streets differ in im. Figure 19.118 Civic or
ponance, scale and a uality, what is appropriate for a part Landmark Buildings
CJ.(U1HConprcneml.e p1mAhbm tkiip$41•99 p6r EXHIBITA 31
Draft Denton Conrs•e' enslve Plan may 21.1999 ,
of town with small houses may not be appropriate as the town's main shopping street. These t
distinctions are properly addressed by physical design. Open space throughout the urban village is
required as a component of the neighborhood. Use of natural preserved features to formal squares,
neighborhood parks and block open space all promote connectivity and a sense of neighborhood
within the development. Private and public facilities reinforce the walkway and biking linkages as
well as the connections to the neighborhood center or commercial core of the development, Be-
caust densities are increased within these developments with smaller private yard areas, public open
space is a necessity that links the neighborhood together m well as providing activity and op n space
foratl to enjoy,
8. Architceture
In the absence of a consensus
about the appropriate decora-
tion of buildings, architectural
guidelines or a code maybe re-
quired for neighborhoods to es-
tablish sonic fundamental unities
of massing, fenestration, mate-
rials, and roof pitch, within 1 1
which many variations may
function harmoniously (Figure
19.119). The architectural code
establishes a standard of qual-
ity for Denton's design frame- Figure 19.119 Architecturt, Desfgu, & Strtet Walls
work and is supplementary to
the urban standards.
9. Street Walls and Basle Design Component I
In order fora street to achieve the intimate and welcoming quality of an outdoor room, the buildings
along it must compose a suitably street wall, Although they may vary in style and expression, some
fundamental agreement, some unity, must pull buildings into alignment. Buildings must be sized in
proportion to the width of the street (Figure 19.119), Low buildings do a poor job in defining the
street, especiallyoverlywide streets. Build-to lines determine bow close buildings will stand to the
street. If parking lots are necessary, they are behind or to the side of the building, Additional rules
govern building height, recess lines for upper stories, transition lines, which denote a distinction
between ground floors used for retail and the upper story floors for offices and apartments. Zones
of transition may occur between the public realm and the semiprivate realm of the shop or the private
realm of the house. Successful transitions are achieved by regulating devices such as arcades, the
storefront, the dooryard, the ensemble of porch and fence, even the front lawn. Mansions and Civic
Buildings merit setbacks with lawns sometimes deeply separated from the street. Thescaleoftbese
structures makes this necessary so the full architecture of the structure can be comprehended at a
human scale. A mixture of uses is a necessity if these developments are to work harmoniously and
financially. Vertical mixes of use such as, residences over shops, work-live units, granny flats or
garage apartmcut, more intense densities that include retail/service uses, office and multi-family on
the upper floors.
C Jr1ClE11rfnuprchtroive ptui~lkl,on Dcoip$•21.99 p65 EXHIBITA 56
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! Draft Denton Com rehensive Plan May 21,1999
D. SIGN-AGE e.
This section focuses primarily on signage within private
properties, primarily those areas between the street and
the adjacent development's building edges. Research
has found that the visual clutter of business areas pre-
sents more information than the human mind can use or
remember. The result is information overload that actu-
ally interferes with effective communication.
3
1. Goal To Chance the City's urban form and quality of vi. Figure 19.120 Confusing
Conglomeration of Stgoage
sual communication.
2. Strategies
If fewer and smaller signs were used, businesses
could actually improve their ability to help custom-
ers find them and, in a general way, learn what they
have to offer (Figure 19.110). However, success
rests on two other tenets. One is that signs should
be used primarily for indexing or identifying the busi-
ness rather than subjecting viewers to myriad ad-
vcrtisements over which they have no control. The
other is that businesses agree to honor a given sign im. ~
h
space.
Figure 19.121 f
Simple signs are more attrac- Signage along a Street
tive and communicate more
effectively (Figure 19,122, f -
Ground level signs are rela-
tivclyincxtxnsivc,casilysccn, t
and helpcreate a friendly, hu-
manscalecavironmcnt. Well
located signs are easily viewed
near eye level and are less
likely to conflict with street
trees. Such signs also help
-soot
create a sense of human scale,
warmth and pedestri an appeal Figure 19.122 Signs with Human State
regardless of the monumental ,
height of buildings or the A
length of ablock. By placing
signs where people walk past shops and other businesses or drive slowly through a center, commu-
nication effectiveness will be improved and signs will be beneath the canopy of street trees. Wall
mounted signs do this best when they are placed at the human level,
C~ACaEIRCommbculvepttn':Urbr,ntxslp$-7t."p66 EXHIBITA 31 .
Draft Denton Com rehenslYe Plan May 21 1999 k
To prevent sign and tree conflicts, smaller signage sizes and proper placement is necessary. Rather
than following a rigid spacing plan, planting incoordination with signs, storefronts, and other exist-
ing facilities can help to reduce potential conflicts. Variable spacing of street trees as well as a
mixture of species and tree sizes can add interest and appeal to the streets.
Along limited access corridors signs area merchant or businesses link to customers and they must be
seen to do theirjob. However, excessive and overly large signage will be limited to meet criteria
established within particular corridors, nodes, and districts, Signage will provide identification while
not detracting from the desired character of the streetscape and the character of the neighborhood,
district, node or corridor.
E. COININIVNICA 17 IONS
1. Goals
Positive steps will be taken to achieve a better understanding and interpretation of community needs
and aspirations by establishing processes of public participation in formulating development specifi-
cations for significant sites In the City.
The City will establish and promote an ongoing dialogue with design professionals, the development
industry, academic institutions, amenity groups and other organizations to promote the cause of
good architectural and urban design In the City.
2. Strategies
Public participation is difficult to do meaningfully, but of great importance. Properly done, public
participation can extend the scope of local democracy. However, often it is not well thought throagh
and concentrates on detail, about which there Is rarely a consensus, while neglecting fundamentals.
This can lead to compromised design which is not necessarily relevant to the public's real aspira-
tions, Polarized discussions on detailed matters such As the color of railings have little relevance to
quality of life. To be genuinely meaningful, public participation should be used from the beginning of
the design process, as a means of specifying preferred uses, facilities and the functional and opera-
tional requirements ofdevelopnient In this way, public participation allows urban design to take on
a social role. The designer's role is then to transform the public's aspirations, as far as possible, into
physical form. Public participation can not be used as a substitute for a competent and creative
design input. The best and most relevant schemes are a result of u balance between public paeicipa-
lion and an experienced design input.
It is recognized that the aspirations of developers, funders and landowners most fundamentally
influence the form and nature of new development. However, good public participation can influ-
ence the development process by informing the developer of public prefeienees and providing infor-
mation on local demand. It is in the do,cloper's own economic interest to fit the development as
,
closely as possible to the demands of the widest number of people, A.
Design workshops have previously been held In the City. The Growth Management Strategy was the
subject of a workshop, arranged by the City in conjunction with representatives of the City and all
parts of the community, as part of the City's Comprehensive Planning Process (Figure-). The work-
shops and community meetings i-tvoIved local people, landowners, developers, business leaden and
r,wfcaetfrco~nnme.eP+~~uhw~D~+rsrt•99,vss Eft IRITA 38
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cDraft Denton Cotn,nrehenslve Plan May 21, l"9
elected and appointed officials. The process resulted in an indicative Plan and Strategy for the City,
Its benefits were in raising awareness of these issues and allowing local people to actively participate
in design issues, as discussed and resolved. I
Further partnerships wit't academic institutions, amenity groups, developers, professional bodies
and other into.-sted groups will be sought. The advantages of better commuaicahans between the
Council and such bodies include the exchange of ideas, promotion of education and understanding,
and extending the knowledge base available in the City.
F. MONITORING AND EVALUATION
A procedure will be established to monitor the quality of new development in terms of its contribution to
the urban environment, against the context of this Strategy.
This Strategy puts forward a new approach to Design in the City's built envir"arnent. It reties on a
change of ethos or character and beliefs in the community, with design issues and particularly the con-
cept of sustainability underlying a %6de range of decision making. This will not be easy, but it will be
very beneficial, socially, economically sad environmentally. In the past, pressure for investment has led
to an acceptance of mediocre design. Expectations must now be raised. The production of the Strategy
alone will not achieve anything. It will rely on everyday decisions for its implementation.
Monitoring of decision-making Is required to assess the impact of the Strategy, This will be carried out
on a regular basis by a pro fessional with the necessary expertise In both architectural and urban design.
The monitori ng will take the form of an appraiset of new development either approved or built during '
the period, considering whether it complies with the principles put forward in the Strategy. The ap-
praisal shall be submitted in the form of a written document in part of the Comprehensive Plan perfor-
mance reviews produced on a yearly basis.
f
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c:WCasTFMonVmnmiFwpiu,uhMnoeiisnstt-ovpss EXHIBITA 39
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Memorandum
To6 City Councll Members
From Nancy McBeth, ComprehmsNe Planning Manager
CC: David Hill, Director of Planning S Deve.~pntent
Date: May 21, 1999
Re., "Schools" Section of the ComprehsnsWve Plan
We recently received thls Information from Denton Independent Schod DieWa
Although this information Is not in the fort the remainder of the Camprehel Ae Plan,
we felt the Information should nevertheless be Included In your retreat packet. This
section of the comprehensive plan will be formatted at a later date.
lit.
t.
Denton TndWendeint School District
Dr. Ray B. Bms"11, Superintaadant
13D7 N. Denton. TX 48201
P. o. Boz~2087 t Denton, TX 76202.2987
940.8874191 Fes 640-981.1099
May 13,1999
Mr. Mike lez
City Manager
City of Denton
215 B. McKinney St.
Denton, TX 76201
I
Dear Mika
1 have attached a copy of Todd Parton's report, Long Range Plan. Development Assessment.
This report was reviewed with the Board of Trustees on May 11, 1999.
Please feel free to share this report with the City Council, your planning department staff and
with any others for which you see the need. If you have questions, please call Todd Parton or me.
Sincerely, l
Re FIB3r well
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Ex.A 1,
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{
Denton Independent School District
1307 North Locust
Denton, Teas 76201 I
i
MEMORANDUM
I
Date: May 12.1999
'
To: Dr. Ray i lraswel 1, Superintendent
From: Todd Parton, Director of Planning j
Subject: Long Range Plan - Development Assessment
Please find attached a revised copy of the report submitted to the Board of Tmstees at its meeting
of May 11, Modifications have been made pursuant to Board comments.
The report outlines cwrent capacity issues, the financial Impact cf residential development,
student impact of residential growth, anticipated facility needs, and other long-range planning
projections. Enrollment growth and facWty needs are projected through 2020.
C
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Long Range Plan,
Development Asaemment
(:a aci
District capacities are measured on the basis of "functional capacity." Functional capacity is
defined as the total number of students that may be accommodated by the permanent educational i
facilities at a campus. Classroom space is only one factor used to determine functional capacity.
Other factors include libraries, kitchens, ivstrooms, computer late, and cafeterias. The use of
portables or other temporary structures is not considered in the calculation.
Enrollment has reached functional capacity at the elementary and middle school levels. 1
Additional high school capacity Is available.
At an enrollment of 6,112 for 1998.1999, the District is at 106 percent of its total elementary
school functional capacity. The District's 10 eletnenta,y campuses have it total functional
capacity of 5,789. Seventy-three portable buildings serve excess enrollment. The bond program
approved in 1996 will replace many of the pot tables with permanent classrooms. Major
renovations completed for the 1999.2000 school )car at the Rayzor and Wilson elementary
school campuses will add 222 students to the District's elementary school capacity and reduce
the number of portables used, With the Increased capacity, the projected elementary enrollment
for 1999.2000 will be 108 percent of total functional capacity.
I
With the construction of the McMath Middle School, middle school fu ictionnl capacity was
increwed to 3,000. With a current enrollment of 3,02?. DISD is at 100 percent capacity. A 1
fourth middle school is planned to open for the 2002-2003 school year. It will be built in the
southern portion of the District and should meet immediate needs. Enrollment projections show
that the District will be required to open a fifth middle school by the 2005.2006 school year,
Official high school enrollment for the 1998.1999 school year is 3,392, placing the District at 85
percent of its functional capacity, Another 608 students may be served at the two regular
campuses. Out-of-district transfers are projected to dect.-ase by 150 to 200 students over the next
three years, providing additional capacity for in-district enrollment. DISD estimates indicate that
a third high school will be required by the 2005.2006 school year.
Projected residential development is one of several factors creating capacity Issues for the
' District. Local decisions regarding curriculum and educational programs have reduced the total
number of regular classrooms. State mandates have also required the conversion of regular
classrooms to other uses. As a result, the District's c cisting educational facilities are unable to
serve the same munber of students
I
Several recent changes In curriculum have been made in an effort to enhance the quality of
education in the District. This school year, the District has implemented full-day kindergarten. 1 '
Moving from a half-day program to a full-day program requires twice the space to serve the same {
number of students. Technology has also been enhanced at each grtde level. A classroom has
been converted to an additional computer lab at each campus, foreign language enhance =Its
3.
i
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have also resulted in a net toss of classroom space. Classrooms have been converted to
additional foreign language laboratories.
Several state mandates have severely Impacted campus capacities. State mandates to
accommodate special education students In the least restrictive environment possible have had '
the greatest impact. Special education programs must now be provided on-site. Regular
classrooms have been converted to house special education programs. Again, the net result is the
loss of classroom space and overall student capacity.
Financlo
Based on District analysis of funding fx the 1998.1999 school year, $4,321 of local funds must
be generated to educate one child. This calculation includes debt service. As additional debt is
acquired for major renovation and construction projects, educational cost per student may rise in
order to maintain the current level of service.
I
A home valued at $248,568 would be required to generate the local funds to educate one child.
This value assumes that a rew single-family unit would generate one student and that it would be
required to generate 100 percent of the local revenue.
DISD studies show that each new single-family unit generates.75 students. Adjusting the
necessary rate to fund .75 students reduces the vrlue to $186,426. Again, this value assumes that
a residence is required to generate 100 percent of the local funds. The necessary value drops
further when non-residential development is factored.
According to the 1998 Property Value Study generated by the Comptroller of public Accounts,
45 percent of the District's taxable value is generated from single-family residences. Multi-
family accounts for 10 percent. Commercial value, iccluding real and personal property, makes
up 25 percent of the tax roil value (SOURCE: 1998 Property Value Study, Comptroller of Public '
Accounts - Property Tax Division, January 23, 1998).
Based on the assumption that single-family residential to commet0sl ratios remain constant for
new development, the value required per new single-family residential unit drops. The current
ratio of residential property to commercial property per $1 of taxable value is 1 to 0.30. Por each
additional $ l of single-family value the District would enjoy a $0.30 increase in commercial
value. The Increase in commercial value offsets the value required to educate students generated
by new single-family residential units. Applying the 110.30 ratio has the net effect of reducing
the necessary value of a single-family residence to $130,498. Industrial property is excluded
from this calculation.
Factoring industrial growth according to the same assumption further reduces the necessary value
of a single-family unit. The ratio increases to 1/0.36 and the necessary value for a single. family 4
unit decreases to $l 19,313.
The values outlined here are based on District-wide data. DISD assumes that these ratios
Increase for cities like Denton, which has a diversified tax base, while they decrease for cities
4.
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like Corinth, which maybe characterized as more of a bedroom community. The net result being
that the necessary value of a home in Denton would be less than the necessary value of a home in
Corinth. Eronomic development is vital so that necessary residential values remain constant.
Pr9lected Student Growth
Student Impact is stratified by housing type. Pockets of residential development throughott the
District have been studied. Demographic trends have alsr been analyzed for selected bides and
selected geographic areas. Multipliers by type of residential development have been established
to measure the impact of new residential development.
Single Family Residential Multiplier
A total of 5,624 single-family lots were surveyed throughout the District. Developments of all
ages and price ranges were included to develop data showing a true cross-section of existing
development. In till, 2,711 students, or.52 students per household, are enrolled in the surveyed
areas, Analyzing the data by grade level reveal the following densities: elementary .23
students per household, middle ...13 students per kousehold, and high --,16 students per
household (SOURCE: Single-Family Student Surv ey, DISD, January 1999).
Density by grade level varied from area to area. The predominant variants appear to be housing
value and density, with the low to medium range properties in higher density areas generating a
greater amount of students. The low and high ranges by grade ltwel varied as follows:
Elementary- Lo;,-. .09 High:.37 t
Middle - Low:.04 High:.25
High- Low:.09 High:.21
Ehrdent impact was also analyzed in the elementary attendance areas that contain the majority of
the District's single family development Enrollment in the Borman, Houston, McNair, and
',Filson attendance zones totals 4,333, Student density for these zones is .67 students per j
dwelling unit, stratified as follows:
i
Elementary - .32 students per household
Middle - .17 students per household
11 igh 19 students per household
(SOURCE: Single-Family Strident Survey, DISO, January 1999)
As with the survey areas, student impact varied. Again, the primary determinants of student
impact appear to be property value and density. Student densities varied as follows:
Elementary - Low:.19 111& .34 J
Middle - Low:.10 High. .II
J
High- Low:.10 High.-.21
Although useful in terms of predicting enrollment is established portions of the District, it is
important to profile student in.pact of new single-family development. New single-family
5.
{ residential development has many characteristics that may be considered atypical to much of tae
District's established residential areas. Demographic data have been analyzed from immediately
adjacent cities that have recently experienced singla-family construction similar to new
development within D1SD.
Residential growth from 1990 to 1998 in the cities of Corinth, Flower Mound, and Lewsiville
has been studied. School-age characteristics for each of the cities is outlined below-
School-Age Population Density per New Dwelling Unit
Flower
~.ae Group _ Corinth Denton Mound Lewisville
<5 .22 .07 .23 .18
5 to 9 .20 .10 .22 .20
10 to 14 .21 .13 .20 .19
to .11 ,,Q¢_ 13 .10
TOTAL .73 .36 .77 .66
(SOURCrr STFIA, U.S. Bureau of the Census, 1990, and Report of Market Trend,
Ciaritas, Inc„ April 1, 1999)
New development within ibe cities of Corinth and Flower Mound has very similar age
chanicteristics. Residential development within each city is exclusively single-family detached.
Lewisville shows a smaller student impact. Lewisville experienced a significant amount of
{ multi- family and manufactured home development that lowers school-age Impact per residential
unit.
School-age Impagt.in the City of Denton is approximately half that of the other cities. An
extremely active grouch spurt in university-oriented housing greatly reduces school-age
population per dwelling unit in Denton. However, growth characteristics similar to those shown
in Corinth and Flower Mound are expected for Denton'u new single-f"' ly detacbed E
development,
i
Based on the analysis as outlined above, estimated student impact for new single-family
residential development will be characteristic of that seen In Corinth and Flower Mound. Actual I
student impact per new single-family dwelling enit is estimated to be:
Elementary. .30 students
Middle: .17 students
High: I g students
TOTAL: .65 students
Th, District's greatest challenge is its ability to provide adequate elementary mhool facilities to i ' A
keep pace with demand. Elementary school enrollment comprises tha largest portion of the J 1'.- t
student body and is the portion of enrollment growth that is felt most dramatically. Its
consideration of growth impact and severe capacity issues at the txisting elementary campuses,
an elementary school multiplier that helps the District stay ahead of the elementary curve Is j
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~s
utilized. An additional consideration that must be made In planning f-r elementary facilities is the aging of the early childhood population. New population moving Into the District
contains
an Increasing number of children below the age of rive. These children will Impact elementary
enrollment within the rear future, 'these factors, In addition to high-end ranges of elementary
student impact In the surveyed areas, are the basis used to establish the final single-family
multipliers. For planning purposes, DISD estimates that the impact of future single-family
development is: i
i
Elementary: ,40 students
Middle: 17 students
High: A 8 students
TOTAL: 75 students
Multi-Family Residential Multiplier
DISD has studied student impacts of medium to large-scale multi-family developments. As with
single-family development, the District's primary concern is the Impact of new multi-family
construction, Apartment complexes containing 73 and more units were surveyed. The stddy
revealed the following student impact per new multi-family unit:
Elementary: .04 students
Middle: ,02 students
Iligh: .03 students
TOTAL: .09 students
(SOURCE: MuId-Femily Survey, DI SD, January 1999)
As with the single-,family multiplier, an adjustment to the elementary factor has teen made to I
help the District stay abreast of the elementary enrollment curve. The data reveal that the most
recent multi-family developments have student impacts higher than older complexes do. For
planning purposes, the estimated student impact per new multi-family unit Is:
Elementary: .05 sodents
Middle: .02 students
Iligh: .03 students
TOTAL: 10 students
Manufactured Home Fork Multiplier
Mobile home parks within the District were analyzed. The study indicated the following student
Impact per existing manufactured home:
Elementary: .23 students
Middle: 10 students t r
High: 10 students r t'!
TOTAL: .43 students
(SOURCE: Manufactured Nome Park Survey, DISD, January 1999)
7.
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Iwo raa..rt..rue....an
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i According to North Central Texas Council of Oovemments K, ma estimates for 1998, the
number of manufactured homes throughout the District has dech...1 since 1990 (SOURCE: 1999
Curicnt Housing Estimates, North Central Texas Council of Oovermnents, May 1998).
Slgnlfictan manufactured home park development is not anticipated. In addition, planning
projections and future land use plans for the cities of Denton and Corinth do not account for
i uiufnctured hu: rk developments. Accordingly, the .onslty factors reported here are used
to assess manifacd .~d home park student impact,
.ApIisioated Facility Needs
Historical Impact
•;ince 1961, DISD enrollment has grown it an average annual rate of approximately 3 percent.
Total enrollment grew from 5,008 In 1961 to 12,992 In 1998. Since 1990, the largest Increase in
enrol lu+ent has been at the secondary level. From 1990 to 1998, secondary enrollment grew from
4,957 to 5,538 while elementary enrollment grew from 5,733 to 6,334. The additional 1,681
secondary students represent a 33 percent annual rate of growth while the additional 621
elementary students represent a 1.3- percent annual rate of growth. The proportion of secondary
enrollment has grown from 46 percent of total enrollment to S 1 percent of total enrollment.
DISD has built facilities to keep pace with enrollment growth. Ryan High School was opened in
1991, Rivera Elementary School was opened in 1994, and McMath Middle School %vas opened
in 1998. These three facilities were built to serve enrollment Increases experienced in the late 90s
and early 90s. Major additions at many of the elementary campuses will meet enrollment
{ increases experienced since the mild-90s. However, these additions will only serve existing
enrollment and will not provide the necessary classroom space to serve new residential
development.
I
Enrollment data by mailing address show that enrollment outside the City of Denton has grown
faster than enrollment within the City. In 1991, 93 percent of all students had a Denton mailing
address. In 1998, the percentage dropped to 88 percent. Students with mailing addresses in the
cities south of Demon have shown a marked increase in enrollment. Students with Argyle,
Ilartonville, Corinth, and Shady Shores addresses account for 26 percent of the total enrollment
increase from 1991 to 1998. Enrollment with a Corinth address accounts for 15 percent of the
total increase, Denton accounts for 64 percent of the Increase (SOURCE-, Enrollment Data,
DISD, March 1999).
)Janu n r c 1
DI5D enrollment projections through 2020 show that an additional 15 elementary, four middle,
and two high schools will be required to serve new residential development, Facility needs are
based on DISD design standards. Schools will be designed to serve the following functional
capacities: elementary - 681 students, middle -1,000 students, aed hie.. - 2,000 students.
i
New facility needs have been projected through the 2020-2021 school year, Facility needs are: , f ! r t
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Elementary Middle High
1999.2003 4 1 0
2004-2008 S 1 1
2009.2013 3 1 0
2014.2018 2 1 1 "
2019.2020 1 0 0
(SOURCE: Facility Construction Timetable, D1SD, January 28, 1999)
The initial impacts of significant residential growth are being felt. Residential development has
begun in the southern portion of the district first, primarily in Gninth and southern Denton. It Is
expanding north from the cities of Lewisville and Flower Motu.d. DISD has estimated that the
current rate of development will be sustained over the next five years. As a result, enrollment is
projected to grow at a seven-percent annual rate during this period. The historical rate of growth
In enrollment is three percent. Overall, enrollment is projected to grow at a four-percent annual
rate from 1999 to 2020.
Final plat activity illustrates the residential growth pattern within the District. From July 1997 to
March 1999, 3,621 single-family lots were final platted within DISD. In addition, three multi-
family developments to contain 1,167 units were approved. The McNair and Houston
elementary attendance zones, the two southern-most attendance zones, contain 74 percent of the
single-family residential development and 82 percent of the multi-family residential
development, l lowever, significant developments are In various platting and/or zoning stages in
the Rivera, Evers, Hodge, Oinnings, and Wilson attendance areas. All told, substantial
residential activity is occurring In seven of 10 elementary attendance areas. A growth corridor
has developed that occupies the southern, eastern, and northern portions of the District.
Of the 3,621 single-family lots, 1,836 are located within the McNair Elementary School
attendance zone. This represents $ I percent of all single family residential platting activity
within the district. Estimated enrollment Impact for this area is 734 elementary, 312 middle, and
330 high school students.
The Houston Elementary School attendance zone contains 848 of the platted single family lots,
23 percent of all lots platted. The zone also contains 939 of the approved multi-family units, 82
percent of all units. Estimated enrollment impact for all residential development is 387
elementary, 163 middle, and 181 high school students,
n u I S
Enrollment trends from 1990 to 1999 have shown a shift In the student body toward secondary
level students. Active residential activity is projected to reverse this recent trend, having the
greatest impact at the elementary level. The major Impact from new residential development is
anticipated for the 2000.2001 school year. A seven-percent annual growth In student enrollment
Is projected from 1999 to 2004. This Is more than double the three-percent annual growth rate x I'~
experienced from 1961 to 1998.
I r
9.
Si
Elementary school capacity is the most immediate Issue facing the Distrim. Current enrollment
l is hIgh•.r than existing capacity and planned classroom additions will not edequatety serve future
demand. Tha capacity Issue is further exacerbated by the recent changes In curriculum and
underfunded state mandates.
Middle school enrollment is also at capacity. The construction of the fourth middle school In
Corinth Is projected to provide adequate service until the 2005.2006 cchool year. However, the
new facility will not open until 2002. Temporary classrooms maybe required until the fourth
school Is opened.
The District Is projected to have adequate high scbool space through the'2004.2005 school year.
Assuming that Denton High is expanded to a 2,000 student capacity, an additional 608 students
may be served. In addition, the reduction of out-of-district transfers over the next three years
will provide additional capacity. Enrollment projections Indicate a third high school will be
necessary for the 2005.2006 school year.
The initial impact on enrollment will be generated prtmariiy from new residential development
along the F.M. 2181 corridor. However, iesidential growth is expanding to the east and north.
The short-term phase of new construction will Include elementary and middle schools in the
F. M. 2181 growth corridor. Medium-phases ofv astruction will Include elementary and middle
school facilities In the east and the north. In the long-term additional etementary, middle, and
r high schnA campuses will be needed to serve development south of F.M. 2181.
` At(achment~
1. Projected Student Impact; 2020
2. Future Facility-Need: 2020 ;
3. New Facilities Construction Timetable
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cAttachntenl i
Projected Student Impact 2020
PROJECTED MDENT IMPACT
C of Denton Po latlon and Housln P scttons: 2020: { E
snn np opu a on ue IncroaN toe m ac as act
Area increase H.S. TOTAL • 1, -4T 131 5.1% 1 533 ,
20 1,908 , 1,110 66 22 33 111 5.6% 0.06 0,02 0.02
3a 12,727 2,388 3,387 1,117 .470 628 2,116 18.6% 1.84 0.47 0.28
3b (66%) 083 351 140 60 63 263 28,6% 0,21 0.08 0.03
4s 1,879 I,b16 1,006 702 200 330 1,328 17.3% 1.03 0,30 0.17
4b 498 178 71 30 32 134 28.8% OA0 0.03 0,02
6 0,458 1,960 2,207 894 377 410 1,600 17.9% 1.31 0.38 0.21
8 20,120 4,168 4,894 1,002 802 801 3,605 17.0% 2.70 0.80 0.45 E
7(83%) 7,370 2,832 - 1,063 447 474 1,074 28.8% 1,68 0.45 0.24
11(73%) 2,131 761 304 120 137 571 28.8% 0.46 0.13 0.07
14 10,266 2,124 2,303 069 409 454 1,632 17,9% 1.42 0.41 0.23
18 10,380 3,000 1,100 1,266 632 613 Q450 22.79 1.64 0.63 0.29
17 1,714 812 245 104 110 26.8% 0.36 0.10 0.06
18 9,747 3,461 1,302 692 627 26.8% 2.0410-601 0.31
TOTAL 97,7671 ZS,159 1 18, 04 1 8uodonDJ,a.D,"Umd4dehodsnldonelywr*W Ostunlf,toot,
SOURCE, Clb of CoAMA end Cey of Donlon Populeeon poreem% 1Ne, O.I.S.D. Owetopmont knpeca ",1491.
3 1
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Study Areas
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P tachment 3
New Facll;tles Ccnetu.lon Timetable >1
/ NEW FACILITIES CONSTRUCTION TIMETABLE
l Elements Middle High
Year Frc II N Demand Need Facilities Demand Need Fec I ea emend Need
I
8 0 .3 ~Zr
2001 1 0.8 12 0 02 0.6 0 0.1 4.1
2002 0 01 2.1 1 0.3 -0.2 0 J.1 0.0
2003 2 OA 1.0 0 03 0.1 0 0.1 0.1
2004 1 OA OA 0 0.3 0.4 0 0.1 0.2
2008 1 1.0 0.8 0 0,3 0.0 0 02 -0.6
2007 1 1.0 0.8 0 03 0.3 0 01 -0.3
2008 1 0.8 0,8 1 0,2 •0.5 0 0.1 -0.2
2004 1 0.8 0.4 0 0.2 -0.3 0 0.1 -0.1
2011 1 0.1 0.1 0 0.2 0.1 0 0.1 0.1
2012 0 0.7 0.8 0 0.2 0.3 0 0.1 0.2
2013 1 08 0.2 1 02 -0.6 1 0.1
2014 0 0.5 0.8 0 0.2 -0.3 0 0.1 -0.8
2015 0 0.6 0.8 0 0.1 -0.1 O 0.1 -0.4
2017 1 0.4 0.2 0 0.1 0.0 0 0.1 -0.3
2018 0 0.4 0.8 0 0,1 0.1 0 0,1 42
0" 1%
C 2010 1 0.4 0.0 0 0.1 0.2 0 O.r -011
OT a, 0.2
FACILITIES:
New Campus to be opened for the Identified school year,
DEMAND:
Needed facilities generated from development occuring In the previous
calendar year,
NEED:
Unmet student capacity within the Identified school year,
w
NOTE., Demand and nosds shown bore are bit od on functional co#o:itfes.
,A
14,
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Draft Denton Cornigehonsive Pion May 21, 1999
Section 25 ■ Maintenance and Enforcement
Inlrodualon
The image of a community-its viability as a place to live, work and prosper-is to a great extent
determined by the condition and appearance of both public and private properties and structures. The
degree of care applied to public and private buildings, roads, sidewalks, parks, utilities, trees, landscap•
Ing, signage and other urban features reflect directly the vision and values Denton's residents hold for
their city. This chapter addresses the need to adequately mointaln theau assets and sets forth polities,
goals and strategies for that purpose.
Il,
Existing Condidorts
A. PUBLICASSETS
Billions of dollars, aoth public and private, have been invested In Denton's streets, including paved
surfaces, utilities, trees and other features. As the pace of growth accelerates, millions more will be
invested each year. Land developers arc requi red to build and dedicate these public improvements to the
City, which then must find cost-effective ways to protect and manage these assets. This task grows more
challenging as Denton tries to reconcile the increasing costs of operations with the desire to minimize
the taxpayer'sburdcn.
Effective asset management depends on a number of factors: design objectivci, operations and mainte- '
naneegoals,materialsspecifications,constructionstandardsandqualityassurance,programmedmain• {
tenance and adequate budgets. A failure to satisfactorily address anyof these elements maycontribute
to the deterioration of public improvements and an accelerated need loreplace these facilities at public
expenses. It Is the City's responsibility to protect the tremendous value ofthepublie infrastructure, j
There are several indications that the City's maintenance efforts are presently inadequate. A backlog of
street repair and repaving needs totals in the millions of dollars. Public fund; fall short of keeping pace
with mpairlrcplacemeni needs forcurbs, parking areas, sidewalks and signage. While tha current land.
scape ordinance requires the plantingof new trees on all public improvement projects, there is little City
budget support for the ongoing care of this signific6m investment. Landscaping on public rights-of-way,
in front of civic buildings, and at the city's entranceways is modest, but severely stretches grounds
maintenance resources. The roads under TXDOT's purview are often in disrepair, and the adjacent ,t
right-or-way is mowed by the state no more than 3 times each year. N
The compilation of the Denton Plan presents an impodant opportunity for us to reassess the tremendous
value represented by these public assets and allocate resources sufficient to elevate maintenance effotts
to more appropriate levels.
t'AMyDxUft*h1 CongrehtNktplanlxfdnlenOneaandUrDmnrnl'maIntenonceandrnWrtemin,tdS EX11tBITA I .
I
111;111 ilc11lun ('0111 )1•chc11sllc flan flay 21, 1999
11, I\51'1'('I IONS NI) VNI,OW I.Nil N I I'Igme 25,1 Coddc Ennforec~me~nt E4occdures
1 l ~_J
\1,1in1,Iinw}' pl„prll} ~ 4111. Iv a pliurih ofll''Ir
iInIH1111 nII( I h~lr ciISI, In the ('11
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4110/1111 C. Milt It ;IrC UT I1L15' 111 C,1111C Irl IhC I11III1l.
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Inc III. ; IU,t I It I 1 IIIIlI'll III I. I IIIIIi C, ; It I, I III I I I IrI' 11 , 11
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(,Iul'~., ,I i. urt.,11111cn1 4 1 1 in(r,,lnlcill .111,1 (11 It
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l'.'I I J II II .q't 11111 1 I~II1 Il,' l`I ,11111111111IA I k I I N II II~ I If ""D,
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I nn 11'111,11 L.. r'1 1, 1'111., 11111n~;alllhlyd hl I
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IL' l ll(, tillill H? Mll,,l1A Vblllil d1 [,1 /11111111' OI'dII1;lIICCN, IIC,lIf1
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c1,'! , I III: rnlnlnunilc auras Ill,d Codc I'n(orcrnlrnl is
Abandoned lwffdtxgs and
flotardamrSormawrew II ,I IIIr (Ills IIIOICc11011 01 the Iwblic's he,11Ih. sdlcty :old
q I1;11(IIIIt Ir I ILIu '31IIIIV`4ItIIICathepr,KCdUrcIll tt11X11
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-t VAscriIIened outside rJoragir A Vellillefes parted $a
IM1,' nicd('J 11,1 1'I ,,I,i (+l ills clnI111111nUv' 111vl~l1ti hC31lh :11111
ant. lkvnt yards)
7, Ifleyal dumpling Is slarmi Fdl;lhatlc%. 111 111' ILdcd IcSll t'y. ;I I It I1111111C n111smICCs.
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A. Grqffld ll r,I1rl,: 1 lol,lil nlla Ll1C IIIi CIl IIri0r&/C(I Ili II1C OI'dCr of cl•
II„,I lhal should hchrosided (li~r.urc 25.21
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Draft May 21, 1992
Policies
A. All paved surfaces, including streets, alleys, ParklnS spaces, ramps, and sidewalks within the ,
public right-of-way in accordance with adopted standards.
i
B. All signage, lighting, site furniture and transit-related improvements within the public rigid-of•
way in accordance with adopted standards.
C. The City will adopt maintenance standards for public and private facilities that enhance and
support Denton's Image and appearance.
D. Provide a level of enforcement that ensures the standards are applied uniformly to all areas and
structures in the City of Denton r,td that ensures the standards are not used as an Instrument for harass-
ment of any person.
!l.
Goals and Strategies
A. PUBLICASSES
1. Goals
Maximize the service life and performance of paved surfaces by maintaining them in accordance
with adopted standards and practices.
Maximize the life and protect the investment value of trees and other landscape placed In the public '
right-of-way.
i
2. Strategies
Develop and implement alternative funding strategies in order to defray maintenance costs.
1
Adopt and implement pavement design and materials specifications that meet cost and performance
objectives.
w
Ensure that paved surfaces are constructed to meet City standards by implementing strict quality
control measures.
Adopt maintenance schedules and budgets to achleve performance specifications and desired design r
lifecycles. / a
Adopt and implement landscape design and materials speci fications, including tree species and Irri-
gation systcros, that meet urban design, performance and Ii fe cycle objectives.
Implement landscape system Installation and maintenance requirements to ensure that City elan-
Bards are achieved.
C,V.1~Wnmenb`Garpnrrciulv~rtonV~L6lemne~ada~bnem~eNn~tel~n~oN~Rimbreemle.prf 1XHIBITA 3
.
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Draft Denton Comnrehensive Plan May 21, 1999
s
Adopt maintenance schedules and budgets to achieve performance aid life cycle objectives in the
most cost-effective way possible.
B. INSPECTION AND ENFORCEMEII"i
1. Goals
Promote community pride and economic values while curtailing the expansion of urban blight.
Establish measurable goals based on identified community needs. {
Pursue violations from a proactive approach versus reactive.
Remember that compliance is the primary objective while penalties and/or punishment are seco td-
ary.
Routinely assess results ror effectiveness by delerminlog whether regulations are understandable wA
readily enforceable.
i
Educate: the community of ordinances to prevent future violations.
2, Slrategles
Ensure that all properly fences are maintained in sound condition and good repair at all times.
Sidewalks and driveways on private property should be maintained to be safe, free of holes, and
significant breaks cracks or changes in grade.
Investigate all off etreet parking areas in order that they are maintained in good rept:ir to be free of
holes, significant breaks or changes in grads.
On private structures, the City should ensures that every foundation, exterior wall, roof, window
and all exterior surfaces are maintained in good repair and maintain the structural integrity as
exhibited at the time of orginai construction or comply with current standards, whichever is least
restrictive. Repairs on private structures she. A be made with materials of like kind as the original
construction or better.
Initiate a program to inspect all apartment complexes on a yearly basis.
Evaluate enforcement issues during the drafting of ordinances.
Evaluate all available enforcement options and to resolve enforcement cases effectivoli.
In an effort to remove visual blight and public nuisances throughout the City of Denton, specific
areas will be targeted. The targeting of these areas will be limited to an Increase lu officers seslgned
to the area due to the wimber of violations. Additional target area may be added, as determined by
the City and based on the needs of the community (Figure 25.3).
C:~Alybucumcnb`Cmipnixrulw,:.~N1i1~krt~nermdEeraraemeaftmdalm~neegod Isila emM.p6! EXHIBI?A 4 r
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Draft Denton v May 21 IM
In order to educate the community of code violations, each year officers will provide property
owners and tenants with a brochure of the most common violations. This will provide the commu-
nity with proactive enforcement versus reactive.
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Draft Denton Com rchens ve Plan May 21.1999
Figure 25.3 Code Enforcement Priority Zoues
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Draft Implementation May 21, 1999
Section 27 Flan Recommendations
1. I Housing & a Housing Develop New Zoning & Development Planning & 1902000 0tiieral Fund
Residential a Encourage Affordable Housing Codes Development CDBG
a Make Housing Attainable Develop Comprehensive Housing
a Conserve Housing Stock Attainability Strategy
b Residential Adopt Land Use Plan Planting & 1999/2000 General Fund
Develop New Zoning & Development Development
a Limit Sprawl
Covet
a Accommodate Balanced Housing
Develop Design Standards
a Meet Projected Demand
I More Housing In the Core
I Increase Density
2. Commercial a Organize Commercial Activity Adopt Land Use Plan Planning & 1999/2000 General Fund
b Require Standards Develop New Zoning & Development Development
e Maintain Diversity Codes
Develop Design Standards
3. Industrial a Form public•privale partnerships to Identify specific Infrastructure needs of City Economic 199912000
address Infrastructure needs of each center and recommend possible Development
industrial & employment centers. pubiiclprivate parmershlps.
b Ensure compatibility within Develop perrormance standards for Planning & 1999/2000 General Fund
Industrial & employment centers & industrial uses through the development Development
with surrounding land uses, codes preparation.
c Assist higher education institutions Perform a study of education, Industry City Economic 2000/2001 General Fund
in creating links with private needs, & resources. Development
ind atry,
4, Civic a rrovide Adequate Public Facilities Develop New Zoning & Development Planning & 199912000 Oet oral Fend,
Codes Development, CIP,!iranla,
b Organize Dared Uses Develop Design Standards General TXD-'
Adopt Land Use Plan Oovenam"t
c Develop Landmarks Provide Adequate Budgets for Civic
Projects
d Utilize Civic Uses to Lead &
Guide Development
Exhibit A Psgt • I
i
C•
0
Draft Implementation \ May 21, IM
Section 27 Plan Recommendations
D
1. Downtown Recognize the physical sad culoud Create a Downtown Uzi Nersity Cote Plannin Ae 200d'2005 peaenl Puan d
University Core uniqueness and connectivity of the District and create standards anti Development P lY Grant
downt.wro and univeta&L incentives for development inn
tedeveloproent in nut district Prepare
sawn area Plana where needed within the
diatricR
lips 10 1
2. Denton promote the unique development ( Review A updale the IM Airport Airport 2000/2001 General Fund
Municipal opportunities at the Denton Miuddpd Muter Piss. Advisory Hoard
Airport Airport
b Implement a Sniatl Area Plan of the 1'Lnning Jc 2002001 General Fund
Industrial Centers District, Devefopnient
C Include airport improvements in the 1999/2000 CIP Funds I
20002006 CIF,
1i Wateruttlity
3. Ray Roberts Proruote the muld•use functions of Ray a Annex the shotel ae and appropriato plamd" A 1999f2001
Lake Roberts Lake & protect the areas of Ray Rob xts Lake. eveloptn W
environmeotai aspects of the area.
b prepare an envtrorutteoul aauument Compiia 0J
with a carrying enpeetty for the take Utilities
area. AdmWatratlou
« e Create a DhW Pla
I
1
' Psge • 2
Exhibit A
t ,
t
•
Draft itnplementation may 21,1999
Sectlon 27 Flan Recommendellons
1. Expand the tax base by supporting Review industry needs & update The Clamber IM/20M Private SeMM
business development activities to targeted marketing plan amuilly. Economic Contrt'budoos,
retain expand & recruit business. Development Oeneral Fund
Utility Fund
Promote a business envlmnmem within Develop rnarketing strategies and City & 19 Private Sec1M
designated industrial areas that is utociated materials to encourage Chamber Contribution%
coodudve to the formation, retention & development of specific businesses, Economic Omen) Fund &
expamlott of industrial businesses. industrial centers & emptoyment centers. Development Un11ty Fund
p~
r
3. Promote close working relationships create small I:ae packaging opportunities Denton 1999n00o CDI3d Funds &
between fmancial institutions & the for small business through the Denton Community Local Bank Funds
small business communty. Community Development Corporadod & Development
other sources. Corp. & Ciry
Economic
Development pull,
Work closely with local school distracts Create eoatidon of Industry DISD & City 200N300I
to idendry & achieve basic representatives & educators to Identify Economic
competencies required for succea competencies. Ensure turrieuhun Development
among young people choosing to enter addresses needs.
the `workforce upon ggrrady~uaadom _S g { ~
' S. Otyet incentives to businesses based on Develop a comprehensive Incentive City Economic 1999/2000 general Fund &
community priorities. package and gtddelimi. Development Utility Fund
I
t I
f Exhibit A Page • 3
1
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C•
I
May 21,199,'
Draft Implementation
Sectlon 27 Plan Recommendaliona
Fall
nee ds$t6~+1e i~'ilt8r~' I
le~,~ s a tl~t
1, improve transportation eRlciencIts:
■ Loop 288 between US 380 East & Eliminate st•11"de crossings at Stuart & City of Denton 199912003 CMAQ, TXD OT,
West to be contrcl accessed Kings Row, convert old TI stubout to & TXDOT City
highway public safety weigh station, & move Area Engineers
trucks bnto Loop 288. Office
■ Loop 288 Bypass Build new Loop 298section between iH TXDOT 200312010 TXDOT, FEDS, &
35 & 380 West without at•gnde City
Intersections.
■ Western Loop 298 Use the CIP funds to construct City City of Denton 2000 CIP
roadway between Spencer Road & iH 3S 2Design/
East at Stale School
Construct
■ Develop new street sections Feasibility study is funded by Denton TXDOT, City, 1999 CIP
street ROW partners, County for M0,000. Denton County Feasibility/
2000/2002
Schematics
■ Develop schematics At obtain ROW from TXDOT, ...y, 2900 TXDOT, MW,
FM 2181 to IH 351 3. County Schematics City
I'M 2499
2£001 ROW
4"N V
2, Expand Traffic Calming Policy Include comprehensive package of Engineering & 1999 City f(smded for
soludoms. Transportation documented
exlating probleme
Developer funded
in new designs.
. o~'~,f~..~~~-1.~8!`t»c~'kev+c°.i'hZ~i.4'rei i7aWy~.'~!H.4,9",FUE~~.~5i 4ti s•~f~'~~`i~itYA~"~FiM~:.' 7.
3. Develop Trails Plan, including new Comprehendve system of trails to Parka & 1999 1995 Bond Futds
street & trails sccuon. connect major destinations. aEnrgi~nfeering y gT pa ~1g
!;,+a'i ?~h".A'`; f`,~1t`~•`'w~l?:s., W, ' & /'.7RU ~a =~rty^~R.
4. Develop transit oriented design (TOD). Purchase land for stations where Comprehensive 1999120M Cl?
i donations are not available. Locate near Planning &
y U .Y J rail corridors. •Y~~{Rp Engineering
F^rf~. M MM, I . k
r • Page•4•
Exhibit A
c~
c
t l May 210 1"9
Draft Implementation
Section 27 Plan Recommendation:
31 Implem et t intedisent trs uponation 11133 NUS-Add compomil such, u, E & T, TXDOT 2000/2010 `IXDOT A
systems technology. incident mueigemebt, etc, Message City1C1P
bonds on major rods. Closed loop
system, so city.
M6. Develop public awareness cam,nlgn Transition population atom Sinile Trampettedon 200012003 City, CMAQ, &
lot TDM At transit. Occupant Vehicle's to other mobility & Public odsers to be
modes ~dEo
Relations
1. Link new dwelopmeeta A use density Od u "Woal trips by eilawink other UltinkrIni & 200040~10 Priwte, CtP,
& urban village concepts. modes Ot L-snaportation to address non- Translattsdon, Federal Transit
work trip, Planning Or Program, Smart
Development Ormwth Program
Initiatives
i. Use Street, Urban Deslr, Dolin of new street section & etch , City, Private, 200012010 Private, CIP
Landscap rag, & other comprehensive component to eliminate randomness that Public &
plan sections to coordinate ROW , causes destruction of competing uses. Private Utility
pafunctionality. Companies
y, Reduce headway, to lain more regular Complete Transit Study City, Span, 2000/2010sJ MS. TXDOT,
_ Aden & service new customer. I TCOG City
M~M~11111111111WWMM-W-W -W
to, F w Use roadways to complement & Parallel roadways outside of & Along City, Private 2000120:0 Private, City
support greenbelts. gretnbelts.
t
' WibitA Page S
c
c
1 { May 21,1999
Draft Implementation
Section 27 Plea Recommendations
a f
1. Insuie flu" Witter supply by P.enew the City's untreated water supply Witter 199912000 ltates determined
developing long-term water supply contract with the City of Dallas. Department in lbhse yet" by
coutrocu. Continue regional planing 1nla'iatives the City of Dallis
with Region C. at drmo of
purAw.
2. Expand water treatment capabilities. a Pund a 10 MOD water treatment Water 2002n003 . Witter h Id
plant at We Ray Roberts. (Expand Department (f l$.7 M)
by 10 MOD in 2007.)
b Add live storage tanks for a total of 7 Water 2000+2020 Water Fund
MO over the next 20 years. Departrnmt ($0M)
I
3. Increase water storage eapobilidet. Construct two new booatef pump stations Water 200012005 Water fund
with gmad storage fieilides. Department (Sit M) ,
&I
4. Insure that trmsmistion tit diatnbution Design water dutributioe system to Water Continuous Water Fund
systems can handle the inereued Increase flexibility in the tttllling or Department Approximately
demand from population growth. tanks. (S2($2 rIiAA~O
S. Maximize raw water s.pplies. Develop a water conservation progium to Water 1994 Cost to be
redtee per capita water use. Dep u ntent determined
ptafiumpm
datge
c'
Ji
t I
Exhibit A page d
I
t
r,
x
Draft Implementation May 21s 1999
Section 27 Plan Recommendations
t~'d p !i
NMI t, _ i•
1. Provide adequate wastewater services Continue to update wastewatet wastewater 1999 Wastewater
in compliance with developing infrastructure pile. Department Revenue
environmental regulations for
anticipated growth in the commmity.
FOUNUMM
2. Expand beneficial use of wastewater Otter wastewater effluent for commercial Wastewater Beginning Revenue
effluent & industrial uses, such as parks, golf Department 1999 producing
~•~-~~,ee~~'~ courses, & the City of Denton Tree Farm
.W
3. Expand recycling & reuse biosoiid Increase compost production through Wastewater Beginning lhVcnee
programs, aggressive marketing. Department 1999 producing
IiStrs EMMOMMONOM W i
4 Protect surface and groundwater a Provide wholesale water service, to Wastewater Beginning Wastewater
supplies from contamination by septic entities In the Hickory Creek Department 1999 Revenue
systems. watershed.
•
b Uhl ieeaggrtsgive pemutting, Wastewater Beginning
monitoring, and enforcement of oil. Deputment in 1999
site sewage fociHtks. conjunction
with Denton
County
I~
:l"
p of the wastewater Develop an accurate environmental Washwater 1999/2000 Wastewater
beterminethe im act
treatment plant's ernuenl on the impact evaluation model with the Dep&l memt Revenue
environment assistance of the University of North r
Texas.
5+
w~
Exhibit A Page • 7
William
t
Draft Implementation May 219 1999
Section 27 Plan Recommendations
Vt4mma An
MI° °
1, Imptove drainage capabilities during a Address street flooding, Increase Drainage Beginning WaterAVastewater
flooding situations. channel capacity, tit remove existing Department 1999 Revenue
structures from the 100•yesr (S/0 M)
floodplain areas,
b Adopt to aggressive Capital
improvements Program to Amd
upgrades.
e Develop reglonal detention ponds.
_ d Upgrade flood monitoring system
2. Improve water quality by limiting Develop new drainage regulations Drainage 1999/2000 Oe"I Fund
reclamation cr noodplen property. requiring floodplaln Improvements "I Department ,
will meet the 100-year floodplafa
restriction.
3. Protect water quality from stormwater a Address stormweter;ssues on a Compthenslve 1999/2000 Genenl Fund
runoff, wuershed basis. Planning (SSOK)
Division with
b Develop restrictions related to runoff citywide
from construction sites. departmental
Input.
" c Monitor tit enforce all cuttstructiom
sctivitles.
d Develop an education Program for
ciwns,
e Develop restrictions related to runoff
from Construction ahes. n'
f Establish natural chaaneb wbete
possible, j
t g Pi opwe pretreatment of water Wm
disposal at each industrial site.
Exhibit A p,ge. g.
C'
tDraft Implementation
May 21,1999
Section 27 Plan Recommendaticias
1. * Protect public beaw reduce litter & Emclem & tact emedve collection of ' Solid waste 19991000 Operating Budget
fugitive trash & enhance community solid waste. Department
appesrante.
r ~v~,. «,+i,,F rs litifi~Pl~a'k'wvi ~ Killttll1
2 Ensure environment b adequately Ensure proper disposal of solid waste Solid Waste 1999/2000 Operating budget
protected, Utilize monitoring and protection Department
1rp xHI systems,
IN 14, It , ~a~, rc. "..,T.a7*7~7A :a9ctie a
6 rA~ . 1',t~'i ":RtF>Yt`~':If
3 Encourage waste minimaation and Construct a Material, Recovery Facility Solid Waste 199912000 Revenue
maximize material recovery and reuse, W). Departioent Producing
W Od'RBi'i
~`fc~itric, ~ s
1. Provide safe and reliable electric a Purchase cost effective power, Denton 1999l2t)OD Open'uV Budget
utilities that will meet future demands. Municipal
b Continua to expand the installation of Electric
underground distribution facllities. '
e Mainwri rapid response times to
p4 tt customer
.~ougtadgeel..7~y.y~ y d .gWYlAq, yyy~ 1 ,~j _
r }i " -$ifs' . ~ 7 + `4s f ~ ♦ f Q`y' ~`~.,'pT "t~, > f ii 1+7r?'ad13n"~i.P1Z1W A.t a~ Fa*M t.Tr e,'4! t , ~i ~
2. Ensure that electric utility and a Prorrete the use of underground Denton Oagoing Operethq Budget
operation is environmental?y and WideA In new developments. Municipal
aesthetically sensitive, Electric
b Cortinueoverhead to undnground
congvrn~io~ngsn ye, ~g~ yy r }may
P..`t:'J~.Y.FiJNe%/CI~lW.W~M'*lAJi>Ii.47k~h'.'~dl'N~k>mF.I~Wiil-'!F?9fla'Laa
S, Use cost effective methods to develop Cooperate with public and private utility Denton 1999/2000 Operating Budget
and maintain the electric system. providnI to expand the use of Municipal
underground utilities. Electric
r.:
w
i
Wibit A Page • 0
i
t
Draft Implementation May 21,1999
Section 27 Plan Recommendations
e fiEgtdi I'+ it Dovlop a 'an RFP for contract Parka & 194912 t 1~
~~r~~~. ~ ~rke , s• WIN 1. Complete the Parka, Recreation & 000
Open Space Mister Plan, including services, Recreation 3
Trails, ttttt
b select & biro a consultant firm & t
draft plan with public Input.
C City Council Adoption of the Muter
Plan.
r l R "o a s +,a ='kT .4< ~4' +k " ~I IfI x' 1999/2000 12000,6 General Obligation
«n
2. Implement acquigition & developrrknt a Work with Council-appolated CIP Parka & Obligation
projecto proposed by the mister plan. committee to develop projects for the Recreation Bondi, Revenue
year 2000 bond program. Bonds, Certificates J
of Obligation & 1
other
b Acquire communir parks in south & 2000/2004 Bonds & Park
east Denton. Dedication Funds
c Develop projecla as required for 20451020 General Obligation
future bond programs. Bonds, Revenue
Bonds, Certificates
of Obligation &
q;
other sJvaf a~~4pY: TRiC
a R`t';Ha xu4~."ha.~k.~ r+teaFt4'M '7~t°Y:.
Rl f. , 71'-,1 3e . MJ St •P, 9,-03711rr.a'-`.:' I
7, Coordinate park acquisition & a Identify land an&or easements Parka & 2000/2001 General Obligation
development with urban design, required to establish segmenti of the Rt ;restion, Bonds, Revenue '
transportation, drainage & conservation trail & greenbelt system, as outlined Plannlag & Bonds, Certincates
objectives. in the Parka Muter Alan & other City Development, of Obhgation &
plans & draft Strategies for Engineering & other
implementation. Drainage
V
b Acquire easements and land as Parka & 2000/2001 Bonds & Park
requited to establish targeted Rtcreaton, Dedication funds
r, tisiVgreenbelt segments, englnetrins & I
Dralnege 1
i
c Identify significant scenic, historieel, Parks & 200012001 Oenersl Obhgition
cultural & environmentally sensitive Recreation, goads, Revenue i
Exhibit A Page • io •
t
i t
Draft Implementation May 21,1999
Section 21 Plan Recommendations
tesour<es to be protected. Draft Planning & Bonds, Certificates
strittgks to acquire and/or limit Devr1opmer t of Obligstion
development. Drainage other i
4, Coordinate the acquisition A a Acqulre parks per Parks Muter Plan Parks & 1999/2004 goods & Park
development of parks with the siting & & othtt service plans duritig 2000 to Recreation, Dedication Funds
development of other public funedons, 2004 CIP. Engineering &
in accordance with Neighborhood Drainage
Service Centers,
to identify & acquire multi-purpose ' Parks Ac 2005!2020 Bonds & Pak
sites in future CIPa. Recreation, Dedication Funds
Planning &
Devtlopn en4
DISD,
Engineering,
Drainage, Fire,
a~ Police, Library
1 T 1':r • a5:, - S 4~ 1.! P t; I JS `•~~'lt ~ ~ 1~16A1A{.I~ visww'i1,TN3
rwI ,.•Y~r,` 1~,, .1~+~,M1. . `s,ciiant• ~;-')x~~~._ r.''13,1+"R-a°~aai'~~ ,
Establish recreation facilities that a Complete the Revenue Enhancemcat Parks & 19991000 Annual Budget
generate surplus revenue to subsidize stud;. Identifying potential new Recreation
other park operations, profit centers.
i
b Drat1 pro forma & business plan for Parks & 199912000 Bonds & Annual
the iquatlc center, tobe}olndy Recreation & Budget
funded & operated wilt DISD. DISD
e secure fording & Implement Parka & 2002020 Bonds & Annual
projects Recreatlon budget
,a.~.; r S ;C- ee f. ,~y,~ ?rc4S ,+i'•.-'~',,t',$'i'ry'~ 1 µ~,,~a{.,..~~1{~,,a ,t} 4
. i!1}•• ~ ...r'/'.mW:nF,. u~fl +nl#V7r~s7,9ti, ~'.,FY ~b °.~•rt~?.
Regutarly solicit public parttapatlon In a Conduct periodic surveys of Denton Parks & 1999/2020 Annual Budget
decisions related to the provision of citizens regarding parks & recreation Recreation
parks & recreation services. services,
b Update the Parks, Recreation & Open 200412010 Bonds & Annual
Space Master Plan every S years. Budgtt r,
Page- A 1 1
~I
Draft Implementation May 21,1994
Section 21 Plan Recommendatlons
n r fn4al ieFb:it Et,diGbF~ P entadd`n'Actlon rag
b
f ,,.!,ate ~'r.+ t E~~1 rstu leto~t' lrrl k°Cf'°°
1. Provide City Planners and decision Use assigned ecological values to UulideVlJN'f 1999/2000 Utilides
makers with it method to systematically deterinine what" of gtowth Is
identify, evaluate, and synthesize compatible with each bob list area.
various environmental attributes
~ 9 1 do a use x A;~'P ~ .r r~ y.( t i
^~t~". }.s', aL~~~~.~k~ ~,.w;P~,Hra~:3?,5,w.e31 u"k ...~,3]"~,~'~ ":{~~r".k~~~;'I~.~:~`~r..~>~•'7t~1~"' + , _
2, Presen t open spaces considered to be Acquire property 00, Utilities 2000+ General Fund.
of high value by the City of Denton, y~ y p Utilities
r~T
r k..' y j:,,. cbf, tj :'a. Gtr ,wiP ~i Nl 5',~: rS~'..'~ t"i: f{+'. I. f•,'rhK ~"~7 ~~*~'~`~G!':iM2 MUM p@ R79,fO
J. Requite proposed developments to Develop OrdinancmDRC Process Udlities 1999 NA
protect the natural resources associated
with the development site, + t p g y e'}~ r~+ _~y y
6. Encourage "Oxen builder" standards, Partner with UNT to offer programs tot Planning A 1999!2000 General Fund R
construction crews, contractors & Development, Utdides
developer t. incentives for use of Unlities,UNT
these standards
` ~'rk•^ ' . ..1rFl". :..'.1 n' :~7tr J.;.r {an s.) l,trwwl;.''t7
3. Educate public about value and Expand Public Education Programs Utilities 1999!2001 General Fund
cotservation of natural resources. Utilities jt'
\'A~ ~hr "4' Jf,~rka#
6 Encourage public transportation Provide alternative transportation, man Streets, Parks, 1999+ General Fund
syalems transit, bike and walking paths. Utilities 1(( g
~?:i•r.~..1:fW~~1 er ' ;.',w k".tLy..'t~(rJl '1 ° SiratE 2!r,
Encourage public transportation Adopt density and development standards Planning ,4 1999+ General Fond
efttelenclcs, that increase population density. Development _
q c }~9, r ~r any a ti•"t
.vNC~kdvx~"FS Fai 7~..r, ~~x~ylitilllrY~'~11f rCff.'~'~"A~riCw~
g, Preserve floodplain areas to Improve Implement and enforce floodplain zoning Utilities
water quality and maintain floodplain restrictions. Planning & 2000+ General Fund,
habitat. Development Utilities
Acquire and preserve !00 year Roodplaln ,
and conservation easements. ♦ 1a yy
A, 4
tit °at1 Ha".
• g, Minimize impacts and restore the Develop policies to manage existing dr Watct & Waste 19994000 C{dities
i riparlon ecology to minimize hazardous proposed development od}scent to Water,
conditions associated with flooding flondplains or bodies of water, Drainage Utility
Exhibit A Past • 12 •
M t ,
(
May 11 f999
I
Draft Implementation
Section 27 Plan Recommendations
gap
1. General Ensure adequate stafMg space & Develop plans to increase squue footage General 199912010 Various
Government equipment needs. of the City's male government Facilities. Oovemnurot
Assess servicing & ataffmg need, that
accommodate City population growth and
service needs. Prepare a bture facilities
plan that accolmnodates early acquisition
planning.
2. Public Safety lnveatigata & ptaA' "tralized & Combine facilities with other public Pollee, Fire & 1999/2010 Oeaenl Fund
decentrdized fac facihdes. Plan tot increased servicing A EMS
,rafting needs that accommodate
popuaton growth.
3~Parks Provide co ry•wide hic 11 idea. Plan for muld•purpose facilities, Parks & 1999/2020 Development Feet,
Recreation community parks, aquatics center, service Recreation Bonds, Ocnenl
centers, varlom other facilities and MOM Fund
adequate space & staffing for the
growing populaton demand. Explore
joint school/park facilides.
s + a 5."-sera rlsti3 tt asmr
P r o E^ 4 r. a..~r.a4 1'w <n
j 1994/2020 Oeneral Fund
e, Libraries Provide expanded Library services to Adopt the Library Muter Plan with a Library the community. decentralized option serving the Bonds
community geographically. Expand these
services & acquire rites to bulled new
libraries.
M.haf ie iM i,dlP,'•,r M2d':.s~d ,~.5T`. `W i'.'#'.r I~T% +R ,"d•dLy.46Fr ,
f. Denton Provide adequate facilities to Prepare so Airport Muter Plan Denttro 200011001 General Fund
Municipal aceonunodate future growth, Municipal
Airport
u
r
t
Exhibit A Page • 13
t
Draft Implementation May 2i,1999
Section 27 Plan Recommendations
a d
~rbfin eHBiuo ° c''
ral
1. Conduct an nalysls of the City's urban Develop an Image Analysts Plan & Planning & 1999/2000 General Fund or
form & diagrammatic reflection of the develop a Urban Design Diagram. Development Grant Funds
quality level in the urban &
srchstectural environment
2. Through the Zoning k Subdivision a Prepare design guidelines & Planning & 1999/2000 Funded through
Ordinance revision process & other standards for urban villages, Development the Development
means, provide design guidance, neighborhood & mixed use centers, Department, Code & associated
criteria, & performance standards. regional activity centers, community Economic regulations.
activity centers, the downtown Development
university cote district, other special Department,
districts, infill development & Main Street,
general design. Engineering
b Prepare visual preference surveys & 1999/2003 General Fund &
design guidelines for Special Grants
Districts, Including Special Nodes,
Corridors, & Gateways, & other
special areas
♦:ii is 1e?' v 6;0
5. Develop special design criteria for Prepare design guldetmes for special uses Planning & 1999/2005 General Fund
certain uses. such as: The Street Transit Public Art, Development
Gndmarks, Environmental, other special
Issues yy yy, p7gg~~~pp ~~yy ppaaw~
d. Monitor & Evaluate new development Develop a procedure to monitor & Planning & 1999/2020 General Fund
evaluate the quality of new development Development
& decision making compliance against
rrppthnsee+ context of th-earUrban Design Strategy,
a~i 7e'.'~T~ iL
5. Education of the public regarding Develop a program to educate & Inform Planning & 1 9 9 9120 2 0 General Fund
quality design the public about quality design, its impact Development
on the economy, the City tnvironment &
Its sustainabiiity.
,
6. Design Review Develop a Design Review Program Planning & 19991000 G;neral Fund
Development
Exhibit A Page • 14 -
r
I
I
I
I
•I
i
i
I
i
I
Draft Implementation May it, 1999
Section 27 Plan Recommendations Yrt~ e
a '
MaEn Street 3999/2004 Private Sector
. ~ nctive Encourage 1 - on '
preserve the unique & disB voluntary landmark Main Street
cultural, historical & architectural designation, program & the Ongoing Funding
features of the City. Denton Historic
Landmuk
Com n!"I m
(HLC)
2. Identify & create additbna3 historic & Use recommendations from the Historic Main Street & 200012002 General Fund
conservation districts, Resources Survey & from Historic HLC
a p ~.!1~ f ,,~7 y+ ,gyp Landmnrk C~oyr~mmissionq~}~,
al . 'f ~t rtK~~, 77" •SCI eNn[:~C~EY#V9,9RlYM
D, Enhance the historic tourism potential Marketing of downtown & other historic the On~4 Hole' General
of Denton. ISM. he & convention gning Funds, & Private
~c r B.,u~reau. qr~ f~~, yr Sectot ~~~y~~Qg~
9ws s ~,£4'<<'-~IIh.P1 a4M N'S YM~i~.'ATif7itl4W
4, Protect individual sites or areas Encourage the use of Property Mein Street & 194912005 General Fund
identified as historic. Appearance Guidelines & use tax HLC Ongoing
exemptlon for historically significant sit"
{k98 116)
• h °r' ° ..`a . e '~t . t ~ f: "w yt A. v~ ~Al s..a'1
4. Pro „ tect temalning ucheologlcal Create a registration of sites & catalog HLC & Main 200012001 Private Sector &
resources, system for the City. i p `s
liaison treet s~tvaaff~ Certified ied o tyrant ~
` t .i r 1::..• ~ - , . k ~ r~ F , ` ! ~ ` `,k :~.i`~t,ISrita.,"5i•-7/`.~~ R 4*'S''.r~ ~~~a~l f~Kf3~5 S+i^.F R°~:'~~ ~M.''~;; W~'~-~ YtiR1lW~:~$
t Explore opportunities to encourage Study inctntives for development Main Street & 1999 2001 General Fund
redevelopment of sit" & restoration of redevelopment, & restoration of Mauling &
historic structures In the Downtown properties and structures, such u; Deveopmtnt
Universities Core, relaxed development standards, review
processes, fees, & other means.
Exhibit A Page • IS •
Draft implententatioa Slay 21, i99 k
Section 27 Plan Recommendations
Tl. -4 , 'a`fn f i£fbnlltQb'AKti3a`, f~ Crh1 u ~d~ . Mal "5"Clafd~rtef~ lYs+ (FnlE "da17oS ~
PQ i
"l h"St?b'wk Mt ~k ia,aw y w.... a n7
1. Develop standards from concepts Prepare subdivision regulations & Right•of-Way 199912000 Various
within "The Street", 9 y y~1 standard details of the street. Conunittee Department
Budgets
Set up design specifications to streets, utilities, street landscaping & Right-of-Way 2000 Vulous
maximize tire cycle of various deslgn trees, ruminate, etc., all to be included in COntttIInee Department a
compaaonents. / design perametersCW ~R ` ice lp Y~QByu~dygse~ts). y
y Ot, i 'i.Y'3 'C~, t.i~''Ib~Y'~'WM~ ".'Fs`a'Lk9!Y{ Wr"6~3«SZ~:M'J4;
3. Require installation c f all utilities prior Require within the subdivision ordinance Rlght•of-Way 1999 Various t
to placement of pavement & franchise agreements. Committee Deparintent
y}~},, ~~yy Budgets
• f'. r fp a }~y 7-1'kt> dA; fa W 0 ,S.i;4' ~ ~ " r. ~~~'-'pry?;.~k'~41P1~"~''~".~~~„~Tt'~4
a, Establish landscape area as specifically Plant street trees & place other Right-or•Wayl 1999 Vadotu
reserved for that purpose. landscaping In up front Committee Department
Budget
..a t., k»` •A:~~L , e~i LE ~:~'lk. i~~~R"::,~ ~f--~'.9~.Y'Y ~Q ~..`ri~~t ~.ifA~!%~~t'a!
Coordinate right-of-ways for the street Prepare utility service plan. Major Right of-Way 199912000 Various
with utilities to determine ultimate tranamisslon lines & other cross town Committee De arrtnxnt
right-cf•ways lines idcnufied. Puegets
6. Use new tramil service plan to Use Transit Oriented Development, Right-of-Way 2000 Various
inugrate transit into design concepts NI-Ar modal interaction & get reserves of Committee Department
from local to arterial all roads needed Budgets n it
Special,Toplct Recod+inendation' lmplementallonAilfon " i Prlrt~Cry ~,5uy~aijed tr¢9udjbtsa w# #
H'Clr!E ga" a • , rN; fie` rarti1 ICtsAiilib61t~ a 9ihldut(.E i iii e.+5x I
I. Revlew areas withln the ptanning area prepare an annexation ptan. Planning& 199911000 General Fund
for expansion for control withln the city Development
limits
Solike
4 "nom
5peclaC7oplc efomtriendstlon ]mpSctnenlalladAttlon sa+fy,'y~`' ry16 r
"YhlQahbldS'•'i Jr ~ ii Y M ,y ,rly."TI~ i,S~R-dYl~l f{eM a Qlji 7I Audi 3iPl~
To BE
ISCLUDFD Al A
LA1 FR DACE
Exhibit A Page • 16
i
l t
t,
l ~ 1
Draft Implementation t May 21,199
Section 27 Plan Recommendations
~c bp~0 of°"ead"Ifot , 0~fe nTa d~Et"E.
TO BE
INCLUDED AT A
LATER DATE
Traaa`{ flinjsGi41lefii?lo$'A1~i"1t1k?
lte~dtdfdeiitfritran , u,t ;
Ensure maintenance of fences, pd". 'e Develop a program for periodic Buildins 1999/2000 General Fund
property paving, private atructvnes inspection R enforcement, inspections
Apartment atructurei,
2. Evaiuatr enforcement Issuer during the Become involved In the dmtMg process Inspections 1999/2020 N/A
drifting or otdinances, for all ptopowd ordinances affecting Division
. ~'.;~4'tG +v5t~ ry,t~r`~ yti^:!~i9E~`kt~
Code 199912000 OenemlFund
1R~ Remove visual blight public tm° Target specific problem atess AInerease
nuisances, code enforcement officer presence In Enforcement
gg 9~~ yy ~r t~,~99 these areas Jppp,/ry x ♦ r.7a gq
q, Educate the community on code Provide property owners & tenants with a Code 19991000 tkneal Fuod
violations through proselivc brochure of the most common We Enforcement
7 trg~ajppryroaches vloiatlons
'i , ~ x T. Y.3 ~r.,'•'ya 1,+k~ek.~~ a, r4 ~ ~ ~ _ .~t ~ :~~.~+;~`~+~'}~'~J73a4i.?I~iilRi'►~' iieriAti[i '~t Pf~IfwW ~111C~AX~j1aYrifIR~R!
t, improve public assets appearance dt Adopt standards for design and City Wide 199912001 Various Fubdins
defray public asset mslnienance costs. maintenance of public assets, with Mechanisms by
responslbility guidance pfogrems, Deparbnent
Form publiclprivste partnerships for
maintenance of facilities. Create A
promote community programs for
maintenance of the City's assets.
I ;
Adopt schedules dt budgets that achieve
performance standards.
i
Exhibit A Fags • 11
C~
i
1
I
DrImptemeotttiou 1 g May 21,1
5eetton 27 Plan Recommendations
f ~ I
1. Develop public participation For tech process, *spare procedurn for Planaing do 199917001 Omenl Fund
procedures, public participation, notification & Development
involvenxnt,
SIR=
2• Develop public education pro;rum Provide prop ww' & Use melee for public PlawInI do 1p9 awl 17eneral Fund
eduesdon to the coeununity. Dev"elopmeut
c
t
,r
r
1
Fahibit A Psof . 11
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I
END OF
FILE
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