HomeMy WebLinkAbout06-22-1999
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Sune'~22,1999
Agenda packet
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AGENDA Ago do N0, ~-Qo j_ -
CITY OF DENTON CITY COUNCIL Amu
June 22, 1999 natlw ;~~#7 t
Aitcr determining that a quorum is present and convening in an open meeting, the City Council
will convene in a closed mating of the City of Denton City Council on Tuesday, June 22, 1999
at 5;15 p m. in the Council Work Session Room at City Hall, 215 E. McKinney, Denton, Texas
at which the following items will be considered:
I. Clos.d Mating.
A. Consultation with Attorney - Under TEX. GOVT. CODE Sec. $51.071.
1. Discuss and consult with the City's attorney, including outside legal
counsel, litigation styled City of Denton v. Denton County Fresh Wafer
Supply District No. IA and Denton County Fresh Wafer Supply Dislrlrf
No. 5, Cause No. 99-40158-362, filed in the 362nd District Court of
Denton County, Texas, including strategy and possible s. dement
negotiations.
B, Conference with Employes - Under TEX. GOVT. CODE Sec. $51.075. The
Council may receive Information from employees during a staff conference or
briefing, but may not deliberate during the conference,
C. Deliberations regarding real property Under TEX, GOV'T CODE Sec. 551.072;
and consultation with Pttomcy - under TEX, GOVT CODE Sec. 551.071.
I. Consider and discuss the valuation and related strategies pedalning to the
possible sale, transfer, assignment, or other divestiture of real property pertaining
to the City of Dcnion's electric utility system, including, without limitation: its
interests In the 'texas Municipal Power Agency, including the Gibbons Creek
electric generation facility located in Grimes County, Texas; the Spencer electric
generation facility located on Spencer Road in Denton, Denton County, Texw,
the two hydroelectric facilities located in Denton County, Texas; and other
components of the City's electric generation awls. Conduct a consultation with
the City's attorneys in order to consider and discuss various options and
strategics, and to obtain the advice and recommendations of the City's attorneys
respecting the Issues pertaining to the City's electric generation assets referenced
in this paragraph.
ANY FINAL ACTION, DECISION, OR VOTE ON A MATTER DELIBERATED IN A
CLOSED MEETING OR UN INFORMATION RECEIVED IN A CONFERENCE WITH
EMPI.UYEES WILL ONLY BE TAKEN IN AN OPEN MEETING THAT IS HELD IN
COMPLIANCE WITH TEX, GOV'T. CODE CH. 551, THE CITY COUNCIL RESERVES
THE RIGHT TO ADJOURN INTO A CLOSED MEETING OR EXECUTIVE SESSION AS
AUTHORIZED BY TEX. GOV'T, CODE SEC. $51.001, ET SEQ. (TEXAS OnN
MEETINGS ACT) ON ANY ITEM ON ITS OPEN MEETING AGENDA OR TO (r-~
RECONVENE IN A CONTINUATION OF THE CLOSED MEETING ON THE CLOSED
MEETING ITEMS NOTED ABOVE, IN ACCORDANCE WITH THE TEXAS OPEN
MEETINGS ACT, INCLUDING, WITHOUT LIMITATION SECTIONS 551.071.551.085 OF
THE OPEN MEETINGS ACT.
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City of Denton City Cc+uncil Agenda
June 22, 1999
Page 2
Work Session the City of Oenton City Council on Tuesday. June 15, 1999 at 6:00 p.m. In the
Work Session Room at City Hall, 215 E. McKinney Street, Denton, Texas at which the
following iums will be considered:
1, Receive a report, hold a discussion, and give staff direction regarding the Denton Public
Libnuy System and Master Plan.
2. Receive it report, hold a discussion, and give staff direction regarding entering into a tax
abatement agreement with Peterbilt Motors Company and establishing a reinvestment
Zone,
3. Receive a preliminary assessment, hold it discussion, and give direction to staff with
regard to the proposed annexation of & 167.5-acre tract of land located south of Robinson
Road and east of Teasley Lane.
4. Receive a report, hold a discussion, and give staff direction regarding the public
Involvement schedule and tl a public review edition of the Draft Comprehensive Plan,
3. Recede it report, hold a discussion and give Staff direction regarding a proposed revenue
philosophy for parks and recreation services.
6. Receive it report, hold a discussion, and give direction on sidewalk projects in southeast
Denton
7. Consid( r and give staff direction concerning an ordinance amending Article IV "Planned
Develol ment D13trict" of Chapter 35 "Zoning" of the Code of Ordinances to provide for
time limits on all steps and procedures in the planned development districts; providing for
certain action by the Planning and Zoning Commission and the City Council In the event
that steps in the process are not timely completed; providing for consideration of the
conformance of a particular planned development district to the comprehensive plan and
other Denton and use policies and regulations; providing for a penalty not to exceed
$1,000 for violations of this ordinance; providing a severability clause; and providing a
savings clause,
1 Following the completion of the Work Session the Council will convene into a Special Called
Session to con:dder the following:
1. Consider approval or drainage improvements on Pecan Creek from Ruddell Street to
Woodrow Lane.
2. Receive a report, hold a discussion and give staff direction regarding the use of HOME +
funds for Toledo Court. + . A~' t~
3. Consider and take action on directing the Building Inspector to Issue it "Stop Work
Order" to the Denton Affordable Housing Corporation to stop repair and construction on
houses located on Mockingbird known as the Toledo Court project.
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City of Denton City Council Agenda
June 22, 1999
Page 3
4. Consider approval of a resolution authorizing the Mayor to execute a r• A version of
an Intcrlocal apportionment agreement between the City of Denton, Texas and the Town
of Northlake, Texas attesting and consenting to the adjustment of extraterritorial
jurisdiction boundary lines between the cities and providing for the provision of
municipal services; ratifying past actions; and providing an effective data
5. Consider adopting an ordinance to annex a 2,745.51 acre tract generally located at the
southwestern extraterritorial Jurisdiction boundaries of the City of Denton, Texas and
northeastern extraterritorial jurisdiction of the Town of Northlake,'rexas, between 1.33W
and Florence Road, and between Crawford and Lively, to approve a service plan for the
annexed property, to provide a sevcrability clause and to provide for an effective date.
First reading of ordinance, (A-87)
6. Consider adoption of two ordinances to Involuntaril) annex two tracts of land located in
the southwestem section of the City of Denton extraterritorial jurisdiction, amounting to
approximately 2,077 acres of land. Second reading,
a. Tract Ri (A-80): approximately 1,952 acres of land located at the southwestern
edge of the City of Denton's extraterritorial jurisdiction, between Crawford and
Lively Roads, approximately .4,800 feet west from 1.35W, and east from Florence
Road, (Robson property)
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b. Tract 02 (A-Sl): approximately 125 acres of land, 1,000 feet In width extending
north from Crawford Road, and extending to the west approximately 5,800 feet
from 1.35W. (Hillwrood property)
7. Hold a public hearing and consider adoption of two ordinances to temporarily designate
three tracts of annexed land, amounting to approximately 2,077 acres, as Agricultural (A)
zoning district classification and use designation; providing for a penalty in the maximum
amount of s2,000.00 for violations thereof; and providing for an effective date.
Descriptions of the tracts affected include:
a. Tract NI (A-80): approximately 1,952 acres of land located at the southwestern
1 edge of the City of Denton's extraterritorial jurisdiction, between Crawford and
Lively Roads, approximately 5,800 feel west from 1-35W, and east from Florence
Road. (Robson property)
h. Tract N2 (A-Sl): approximately 123 acres of land, 1,000 feet in width extending
north from Crawford Road, and extending to the west approximately 5,800 feet
from 1.35W, (Hillwood property)
8. Consider and take action on appeal of Hou Dal Affordable Housing, the developer of
Serenity village of Denton, a proposed (seniors) multi-family development at Loop 288
and Spcnccr Road In the City of Denton, Texas, for an exception to be relieved from the ! i
provisions of Resolution No. 899.022, as amended, which places a moratorium on multi-
family housing, under Section VII (now Section Vill) of the resolution.
9. Consider and take actiun on the appeal of Internaclonal Realty, Inc., developer of a multi.
family housing development being 19.33 acres of property located on the east side of
Meadow Street, the south side of Inman Street, and just north of 1.35 East In Denton,
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City of Denton City Council Agenda
June 22, 1999
Page 4
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Texas, to be relieved of the provisions of Resolution No. R99.022, as amended, which
places a morstorium on multifamily houses, under Section VI (now Section VII) of the
*esolutlon.
10. Consider Approval of a Project Cooperation Agreement (PCA) between the Department
of the Army (Corps) and City of Denton, Texas (Denton) for modification of the
Lewisville Lake Wildlife Management Area, Lewisville Lake, 7 exas.
1L Consider adoption of an oidinance of the City of Denton, Texas approving and
au0,orizing the Mayor to execute an Interlocal Cooperation Agreement by and between
the City of Denton and the City of Corinth, Texas providing for the Installation of water
and sewer lines within the city limits of both cities in order to provide servi;es to the
Bryden Addition and the Wynnstone at Oakmont - Phase I Developments; and providing
an effective date.
12. Consider nominations and appointments to the City's Boards and Commissions.
13. Consider appointments to City Council committees.
14. Official Action on Closed Meeting items held under Section 331.071.531.085 of the
Texas Open Meetings Act.
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 , 1999 at o'clock (a.m.)
(p,m,)
CITY SECRETARY
NOTE; THE CITY OF DENTON WORK SESSION ROOM IS ACCESSIBLE IN
ACCORDANCE WITH THE AMERICANS WITH DISABILITIES ACT. THE CITY WILL
PROVIDE SIGN LANGUAGE INTERPRETERS FOR THE HEARING IMPAIRED IF
REQUESTED AT LEAST 48 HOURS IN ADVANCE OF THE SCHEDULED MEETING.
PLEASE CALL THE CITY SECRETARY'S OFFICE AT 349.8309 OR USE
TELECOMMUNICATIONS DEVICES FOR THE DEAF (TDD) BY CALLING 1.800-
RELAY-TX SO THAT A SIGN LANGUAGE INTERPRETER CAN BE SCHEDULED
THROUGH THE CITY SECRETARY'S OFFICE.
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AP*f #
AGENDA INFORMATION SHEET ~
AGF.ND 4 DATR: June 22,1999
DEPARTMENT: Library System
ACM: Kathy Dullose
SUBJF.r"1171
Receive a report, hold discussion, and give staff direction regarding the Donlon Public Library System Master
pl'n.
BACKGROUND:
In )uric, 1998, the City Council authorized a contract with Carol Brown Associates to develop a new master plan
for the library system. no plan should guide the direction of Dcntrm's public library system for the next 10
years. Carol Browm Associales are highly regarded experts In the field of library master plan development. The
development team also Included two architectural firms with specific expertise in the area of library structural
assessment and design.
The planting process Involved extensive Information gathering throughout the community. 'the consultants
collecteu input from local residents by formally conducting numerous interviews, meetings, focus groups and
surveys and by talking Informally with long-time residents of Denton who provided is historical perspective. All
of the information gathered through Scpt6mber,1999 was used by the consultants to assess the cur:cnt library
sysocm and to dk;vclop recommendations for the future.
From July 1998 through September 1998, the consultants interviewed all of the library staff, met with the Libcry
Board to discuss their expectations for the library, relevant City officials, including City Council members and the
Mayor, City Manager, Ikputy City Manager, Assistant City Manager of Fiscal an' Municipal Services, Director
of Planning, Director of Economic Development, and Director of Parka and Recreation. They also met with the
President of the Chamber of Commerce and officials at Iknton Independent School DiOct.
Denton residents participated in five focus groups facilitated by the consultants. Four groups of adults and one
group of young people discussed the Denton Public Library System. At the sessions, over 100 Individuals
discussed their preset t use and evaluation of the library system and offered their opinions about their expectations
and hopes for the future. The majority of the survey respondents felt strongly that a new main library should be
built downtown.
Additional community input was gathered through 437 written surveys that were collected from users completing
in-house surveys al the Main and South Branch libraries. An additional 193 surveys were gathered outside the
library at the local mall, at meetings of local organizations, and by the return of the survey printed in the local
newspaper, The results of the surveys were tabulated and analysed by National Service Research, a market
research firm. 4, t
The current main library was then assessed by two engineering consultants as part of the planning process, Their
findings were based on site observations and review of the drawings for the 1980 expansion. 71te consultants also
completed an evaluation of the mechanical, electrical, and plumbinp systems in the current main facility, In
conclusion, the architects found that the current main library cannot be expanded by building up because the
existing structure will not support additional doors. Based on the information gathered during the planning
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process, Including input from community residents, the consultants recommended that the main library be moved
to a new larger structure designed to louse an up-to-date library.
The consultants then performed a site analysis to Identify prospective downtown sites. '[bey found that it would
be a difficult and expensive process to acquire a site for a large main library in the downtown area. Sites that
were not in the designated historic district most often had multiple owners andror held establish businesses
Other deterrents for acquiring it downtown site Included the coal of land acqufsWnn ind the large number of
historical buildings.
During one of the community focus groups, the suggestion was made to save taxpayer dollars by utilizing &
downtown site already owned by the City such as the steam plant site at the comer of Bell and Hickory, As
community reaction to the placement of the library on this site way positive, the architects studied the steam plant
site and building and developed a site plan that included building renovation and parking options.
PRIORACTION/RFVIFW (Countl! ardi Commisalonlt
The Denton Library Boutd has met several times in April. May, and June, 1999, to review the proposed Plan and
did not reach const-isus on a rocoinmendation.
FISCAL INFORMATION:
The funding impact of the implementation of the master plan is listed In the report.
1EXI IBIT
a Kxecutive Summary of the Proposed Library Mader Plan `
a Proposed Library System Master Plan (available st both public librm ies)
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Respectfully submitted:
sill
Eva Poole
Director of Library Services
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CREATING A VISION FOR THE FUTURE::
THE DENTON PUBLIC LIBRARY SYSTEM
1999 - 2010
EXECUTIVE SUMMARY
April, 1999
Prepared by
Carol Brown Associates
With
HH Architects and Meyer, Scherer, and Rockeastle
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EXECDrIIVE SUb1MARV
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Introduction
Following a scl-coon process that invohed soliciting proposals from library consultants and
imenicwing prospective firms, the city of Denton engaged the services or & planning team to
prepare a master plan for Denton Public Library, in June, 1999. The team selected for the project
consists of Carol Brown Associates (Houston), principal, working with two architectural fimts,
gill Architects (Dallas) and Meyer, Scheter, and Rockc&stle (Minneapolis). Lee and Baidsuf
Consulting Engineers and BL & P Engineers, working as sub-consultants to HH Architects,
completed a limited structural assessment and MEP system review of the current main library.
The planning process iavoh,ed extensh,e information gathering on-site. The consultants collected
Input from local residents by formally conducting numerous interviews, meetings, focus groups,
and surveys and by talking infornully, with long-time residents of Denton who provided a
historical perspective. The development of the city's Growth Management Strategy and the
Denton Plan provided a useful context for library planning, All of the information gathered on-
site was used by the consultants to assess the library and to develop recommendstions for the
future.
Community Indicators in Denton Relevant to IJbrary Planning
The library assessment completed as part ofthe planning process provides evidence that Denton
Public Library System is in necd of upgrading, Tae Librarybas become lncrasin* deficient over
a number of years as the *ooul&tion of the city has increased and as collections and services in ,
public libraries, generall . ve changed. in dnvelopIng recomrnondationa io Improve the library
system, several character.-tcs of the city of Denton were considered. These characteristics are as '
follows..
Populauargrowrh will ca+ldnue in rite city mad the cowdy. Planning for future library resources
must include consideration of the increased population sbe expected In the Chy of Denton and In
Denton County. Comparisons of the Denton Public Dabrary System with state and national
averages for libraries sening sittu't&rly-sized communities suggest that as the city and county
populations grow, more library space and resources will be required. Forecasts for growth In
particular areas of the city, provided by the Growth Management Study and the Denton Plan,
were used In developing library plans,
tyre pap 4larlas oJDeurar has a relaltvety high edacallo wl level. Beesuse libraryuse by s
population is closely correlated with educational levels, the City of Denton should expect high
library use as compared to library use In counties or cities with tower educational levels.
Expected high library use suggests that the Denton should have more library resources per capita
than chits with lower educational levels,
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The city !s biterested fn plaruied ecouHmie development and grmr th mat agemene, Quality of to
issues are emphasked in all areas of ally platwhig. Public librmies are one of the quality of fife
services considered q Individuals and businesses relocating to an area. Highly educated families
moving into, or living in, Denton expect to find an excellent Nablic library that supports lifelong
learning. An emphasis on economic development and business In the community suggests that the
library should have special business collections, support materials fat local economic
development, and a wide variety of books and electronic resources foi individuals seeking new
Jobs or trying to Improve in their current jobs.
Dawnro++tt Derrrat Is the historical raid cultural center of rice ce.; . . eservition of the dowilown
historic district, development of in ails corridor fi )m tht Compus Theater to the Visual An$
Center, maintenance of a vital UNT•downtown•TWU core, and development of the Civic Center
Park are important to many residents of Denton. Library plans developed for the downtown area j
should include careful consideratlon of these vhot city chatacteristics. Denton's interest in
cultural and civic activities is an indication of expected high library use In the community.
DeMois is hone to No major mtlversitles, both of %hich hme large research-leirl libraries. The
availability of technical and research materials at the nearby university libraries helps the public
library to define its role in the community In regard to colleaions, The presence ofthe two
universities offers an opportunity for a wide variety of portoerships with the City and, therefore,
the public library, University programs and acthides contribute to the cultural offerings of the
city.
Nelghborlwals are an important element of DentoWs grcnvrh maaaagemene stralegy. Public
libraries are traditionally neighborhood and community centers. la'braryplanning fn Denton
should take Into consideration one of the policies of the Denton Pion that states,'"" location,
placement, and design of public facilities such as parks, fire stations, libraries, and human services
facilities should be used to create neighborhood activity centers."
Community Input
prior to developing recommendations for the future of the Denton Public Ubrary System,
1 extensive community Input was gathered as part oftbe planning process. In July,1999, the
consultants Interviewed all oftbe library staff individually or in groups, met with the Library
Board to discuss their e%Tectations for the library, and met with the President of the Chamber of
Commerce and officials at Denton Independent School District. In September, the consultants
interviewed relevant city officials, Including City Council members and the Mayor, City Mamsger,
Deputy C'hy Manager, Assistant City Manager, Director of Planning, Director of Economic
Development, And Director of Parks and Recreation.
Denton residents participated be five focus groups facilitated by the consultants In September,
1999, Four groups of adults and one group of young people discussed the Denton Public Library
System at meetings held In the South Branch meeting room. At each of the one-hour seWons l
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individuals discussed their present ux and evaluation of the library system And oficrod their
opinions about their expectations and hopes for the future. I
Additional community input was gathered through surveys, In October, 1498, 437 surveys were
collected from users completing In-house surveys at the main and south branch hbraries. An
additional 193 surveys were gathered outside the library at the local mall, it meetings of iota
organtzations, and by the return of the survey printed in the local newspaper. The results of the
surveys were tabulated and analyzed by National Service Research, it market research firm located
to Fort Worth.
A majority of the residents who participated in the focus groups and surveys believed that the
Denton Publte Library System is either above average or higher; however, overall lack of space at
the main library was noted as a deficiency. The need for multi-purpose ateettng spaces, a larger
children's area, and more parking at the main library were mentioacd frequently. While Is is
acceptable to residents to use the current main facility for another civic purpose, it was the
consensus of opinion that the main hbriry should remain in the downtown area.
Assessment of the Present Library
While library space guldelines vary from state to state, the most commonly used standard for
many years his been .6 square feet per capita. Computer use bas, however, increased the amount
of space needed In public b'brades; libraries have continued to maintain their book and sudiov sua
collections at current dies while adding computer workelatioot. A committee of the Texan
Library Association, the ad hoc Committee on Public library 5tsadardg (chaired by Denton
Library Director, Eva Poole), is currently developing new standards for Texas Public Libraries
The committee his studied dozens of standards from other states In developing the Texas j i
standards. The standards used In the assessment And in developing reconuneadations for the f
Denton Public Library System are based on the initial findings of the ad hoe committee's work
which recommends a space guideline of .7S Square feet per capita. Denton Public Library System
currently provides,41 square feet per capita.
The City of Denton has outgrown the downtown building. The main h'brary is Inadequate-• not
enough room for seAting, not enough room for adult And youth book stacks, not enough room for
genealogy and local history, and not enough room for staff The library has a number of more
speciAc deficien0es outlined here%
0 6llexrble spaces created by multiple interior walls, two floor levels, and the
garden area that limit the logical arraogemant of collections And services,
0 lack of public meeting spaces, Including a multi-purpose room for library
programs and classes for people of all ages, small group study areas,
conference room, tutoring rooms, and quiet study areas;
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• limited space to make the best use of $82,000 received as a TIF grant
(Telecommunications Lifrastructure Fund) (bbrary can only upgrade its
current computers, but does not have room to add more workstations);
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• lack of built-in distribution system for power and data throughout the
building as computers are added; Inadequate lighting in ail stack and
reading areas;
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• no loading dock and no receiving area for System delivery, mud, and
shipments of library materials and supplies;
IS lack of private work space for staff, no offices for supervisors, and
deficient staff rest rooms;
• no storage space for supplies, books and materials in process In technical
services, programing materials, and used books for the book sale;
• inconsistent heating, air conditioning, and ventilation througlic ut the
building;
• public rest roo;ns poorly located at the back of the adwh book stacks; and
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• difficult visual control because of the shape and configuration ofthe public
spaces.
The current main library wys assessed by two engineering consuhantS as pant of the planning
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process. The results oftheir evalwtions are sumsnarired below.
Lee and Baidauf. Conmahing Engireers, Inc, (sub-consultants for H14 Architects, Dallas), r
completed a limited structural assessment of the current main library in Hy, 1998. Their findings
were based on site observations &W review of the drawings for the 1980 expansion. The
consultants report states, "Based on our limped observation and review of the drawing, It is our
opinion that the building structure tsgeneralilypeiforrning adequately under current loads.
Condnions normally associated with foundation movements, excessive floor deflections, or
excessive roof deflections were not observed. No structural members were noted as needing
repair."
AL & P Engineers, Inc. (sub-comarhants for Hil Archhects) completed an evaluation of the
mechanical, electrical, and plumbng systems In the current main library. Problems and comments
noted In the report include the fo'lowing:
• Electrical and plumbing systems need to be upgraded to meet code and ADA t 1 x
requirements.
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• 'Ylghting system appears to be in good operating order at this time, could be If
upgraded to provide more uniform lighting In various areas and to be more energy i
efficient."
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• "New buildings of this type are eqi4ped with central fire alarm system The
building should be upgraded and equipped with a new ADA compliant fire alarm
system complete with smoke detectors, strobe/borns and pull stations for adequate
fire protection and alarm system"
• "There appears to be a humidity problem over the lowered garden area. Evidence
of condensation on the sky fight above is evident. This is due to the temperature
differential of the single pane glass in the sky light and the moisture from the water
fall in the garden area, wNch causes condensation.... It also appears that fallen
leaves from plants in the garden area are being pulled into the return air openings
of the IIVAC units This will eventually lead to reduction of or stopping of to
flow through IIVAC unit coil, causing compressor damage to the unbs. This
appears to be an on-going maintenaace problem. The IIVAC system seems to be
in good operating order and appears adequate for the existing building load with
the exception oftbe hems noted above."
• 'The budding Is not presently equipped with a central true Sprinkler System. New
buildings of this type are equipped with a central rite Sprinkler System The
building should be upgraded and equipped with central Fire Sprinkler System
complete with ail necessary piping, valves. controls, etc."
In conclusion, although the current main facility Is basically a sound structure, the library system
his outgrow.i the building, The library cannot be expanded by building up because the existing
structure will not support additional floors. The building no longer functions well as library
space, A lack of parking for normal library activities will continue to be a problem when events
are taking place In the park. Based on the information gathered during the planning process,
including input from community residents, the main library should be moved to a am, larger
structure deigned specifically to house an up-to-date library.
Recommendations for Sites and Facilities
Many public library systems co.tsist ofa main hbrary that serves as the administrative
headquarters for the system and oae or more smaller branch libraries. The large central hbmdcs in
these systents typically house ail administrative and support l'unctlons(technlcal processing,
system delh ery, public information offices, central supplies, etc,) for the system, is well as
general collections; specialized technical and research materials; special collections; and speofal
services, such is distance lesming facilities, The book and magazine collections at the central
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library in this kind of system struct•ire are much target than the collections In branches and at" /
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as a back-up to the smaller collections in the branches. Main libraries are often built as major
edifices in a downtown area on a she with room :or future building and parking expansion.
The future structure of D ~ ,on Public labrary as a 'Library system" is dictated to a great extent,
however, by vdsting co.,dhioms la the city. Denton has an oK historic downtown which has
been built-out for several years. It would be a difficult and time-consuming process to acquire a
site for a large train library in the downtown area. Sites that are not in the designated historic
district often have multiple owners and hold established businesses. Because of the nature of the
downtown area and the emphasis in the city on neighborhoods, it is recommendod that Demon
establish a library system of branches, with the downtowt branch housed In the largest building.
This type of decentralized system is similar to the Plano Public library System
In the recommended systems, support services (such as c.talo&g, processing, and system
deli,vry) would be housed in a branch, rather than In the downtown library. likewise, some
special services, such as distance education and other lifelong learning activities, may be
headquartered and administered at a branch away from downtown, but would be offered to the
public in allof the branches. Recommendations presented in the master plan for collections,
,+er%ice% Arid staff are based ott building a main library downtown and four or more full-seMce
regional branches in neighborhoods throughout the city over the next 20 years.
The population projections used in recommending buldmg sizes and shes are those included In
the Denton Plan and the Growth Management Study. The library assessment completed as part of j
the planning process provides evidence that the Denton rublic lAbrary System is in need of
upgrading and Improvement. Because of the extent of library deficiencies, a phased plan of hbrmy
improvements is recommended for hicressing the amount of library apace and related collections,
services, and staff. The recommendations are based generally on providing approximately 2.3
items per capita in the Library collections and a minimum of, 73 square feet of building space per
capita by 2020.
The recommendations for the first phases of building construction are more specific than those to
be accomplished after 2010. Plans for ; Ieprlu to be bunt after 2010 would aced to be reviewed
in relation to actual And projected population growth closer to that time. The overall plat for
library buildings for the next 20 years Is shown in Table 11, page 01. The first phase of library
improvements (2000.2010) Includes the construction of a library in the downtown area and a
branch library north of downtowm. (These two loastioas received the most favorable response
Rom both faisgroup participants and from people who completed the surveys.)
After 2010, it is projected that additional Lbradeswouid be constructed in aresswbere
large population increases are expected, according to the Growth Management Strategy. (See
map and population projections from the Denton Plan, pages ix and x) Tbese areas include the
following:
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• east of downtown In the Dentot -planning arms designated as S and 14 (south of IN'mgo
Road, north of 1-33E and land on both sides of Lwp 286, including some od0borhoods
In the urbanizing area of the city's ETJ)
• the presort neighborhoods saved by the South Brack as well as urbanizing ETJ area!,
designated as Denton planning areas 6, 7, and 13. (This building phase may be either
construction of a new library or expansion of the present South Branch.)
• west of downtnvn and weal of I.35W In Denton planning areas designated as 1, 2, and g j
(Presently much of the land to undeveloped and Is in the area r,fthe city's ETJ.)
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Table II
Twenty-Year Plan for Ubn" Building
bguare red bgaaro feet 0 nears In 0 nest per
Year Pep ld"m u6my 8pkm Par Capaa CoNedle" c4ph
1997 86,373 25,000 Downtown 0.41 165,111 110
10,000 S. Branch
38,000 Total
2005 108,000 50,000 Downtown 0.56 250,700 2.32 f
10,000 S. Branch 1
60,000 Total
2010 137,000 50,000 Downtown 0.68 333,500 2.43
10,000 S. Branch
30,000 N, Brr%h
90,000 Total
2015 174,000 50,000 Downtown 019 410,750 2.41
10,000 S. Branch
30,000 N. Wanch
30,000 E. Branch
120,000 110121
2020 200,000 50,000 Downtown 018 648,250 2,73
10,000 S, Branch
30,000 N. Branch
30,000 E, Branch
20,000 NeMla.p S. Brooch
16,000 W. Branch
185,000 Total
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Denton Population Forecasts 1998 - 2020
P a
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Subarea
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0 33 Mile ETJ
e.rwr sr. of
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n Denton Count
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tiI-'f-i t x
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4141 411411411'd •114 I~ft 1ASM VSO Developed • Jainuarl 1090
Cny 01 Donlon •enlrOw1114111p 1N 1N 11114141 N I
11.911" 11- Na1M11 0411111 1' 11 amen 0
planning endDevelopment Departmenl Ill~ewlra isnCa/lrnel 0s
C' Hell West 221 N Eirn SI Denton, Texas 76201 4' AFO 1pr1 1111111 ee 4116 "Ware vi k11 4441
pet /1NIH1 ppNJ41N 1Mbr ~1%111111! 11171
e/we1..r aNrn.1M ~1H i %
For more Information please bomad (940) 310.8350 04 C11 p 00.0 POO" me
41 MN Idiom W.IW 1011111 1 NI/ TTITT((
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Denton Plunning Area
13rowth ManIlament strategy
Forecasts c tolai Population
look-2020 The , ,
Year Popula lion Annual Annual
Foraca at Per;antage Numeric j
GmZh Growth Population Pmjections
1996 65,350
1999 57,200 2.2%_ 1,050
- 1998-2020
2000 89,380 2.5%- 2,150 _
2001 _92,060 3.0 ve_ 2,660 _
2002 94,820 3.014 v 2,760
2003 97,660 3.0% 2,840
2004 102,540 5.0% 4,eeo city of Denton
]005_ 101 107,870 5.0% _ 5,130- Planning and Development Department
7006 113 Oso 5.0% 5.380
2007 118,700 5.0% 5,650 221 N+ Elm r~
2006 124,640, - 5.0% s 940 Denton, ry 1 exas 76201
7-009 130.670 _ 5.0% 6230
2010 137,4`20 5.0% 5,550 (940) 349.8350
2011 144.300 5,0% 6,880
2012 151 500 0% 7,200
2013 150,000 5.0% 7,500
_ 2014 166,700 4,6% 7.700
2015 174 400 4,6% 7,700
2016 182,100 4,4% 7100
2017 160 600 4.2% 7 700
2016 197,500 4.1% 1a0o_
2019 205,200 3.9% 1.7D0
2020 212,900 3.6% 1,700
04n,e0 Fllnnln, Ant
Ore,l11 Menglmonl tin nlF
Feeeelolt of ,90d:t1enal Fgylellee and Dwollln, UAIII {
By tua A,el 1rr111, edjuslet YrNnllln, Inca)
1111 • 1179
Inveep 119/7020 Incnl/I 10104070 Aed'oenli 4lna,e Nu9od
lueuol 1191 1020 chen0em Regis. 14u111. Melia. 4ullb lOw~ lmq.d IMWa• lOrFCnWP.ien Fn0ualgn Foo Welmn I", Femua Fwd, Flmr, Oonw7
gmdy Am1'1 Oenery
►CFUU1mn ►a/uiMCn Orln,n, oelmne 0w4lm9 cane uu tael Vu U+e use
Vnd1 Vnill uro11 IAenq A 'tl IACiO)
1 e, i2 tlo- _ 2711 i.iil. ~_~I I,601 101
2~ !9/ _2161 , ►CI 7.191 _~11110
- 2e - .`__r2 a V__e~24r ar 9srs
~A - 91 as tar ,_r: r2i , ! o9r 2 au _ r IL ,t
-A!_ 1 _ foz 1?$ / Pep _ s - 9 re
/A 1294e -LotU F11 4244 u! 1sit 1.101 a 13F
- - a oil e3L aZ
/A!t of SeO 1l_t.e 1111 Llir _111 220r 161
e 127e1. _ 31, a - ;alie _1-1 -4 011 Alpo Ina d.414 1 s 33rW t, 20 Io,aaO aua ,~~ilo kL 7~a _
lIA^ 111 10W - f~la 1423 Ilya 1 20 -
a/ . ! - l I 4,113 411 , -
~ 0 S. 74t 7a
.40•,:, got Aj 3,419
/4 1 • V 1 ,+F• a :4
..a to :r r r. ..1 e,
17. Y, f0 .e. / 0 < •'s: r11 r r. s~ n t
_,1 ~7~ -.l4 0 10214 ! I , I r 1 1 u 11 ! t _171461 - 41,500 go all p~9ar 0111
- r,
7 AL 111 1 tau! 917111 1,2je, 7_],, fO ltq 1/It0 ! 1 I I1 2 j r'•,
74% 2"% 1 3i 10
UaejN_ / /f /1 4
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UrDanlzing Areas: 1, 2At, 3A, 4A, 5, 8, 7, 8A, 14, 15 Rural Areas: 29, 38, 49. $a. 9, to, 11, 12
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Dmoomw Library: The recommended location for the new downtown library is the site
occupied by the former municipal utilities plant ('the steam plant") on the comer of East Hickory
and South Bell. The budding opening in 1430 attracted extensive local attention. According to 1
newspaper accounts, many city officials inspected the building and were guests at a celebratory
banquet at the Godwin Hotel on the evening of the dedication. In 1980, the steam plant btu'ldng
and the city warehouse across the street were leased to the Grater Denton Arts Council for $2 a
year for the next 25 years. The initiAl plans of the Arts Council were to turn the steam plant
building into a theater; instead, the warehouse was renovated to become the V'wul Arts Center
and the shell of the steam plant has remained undeveloped.
The greatest drawback to building a library at Hickory and Beii is the small siu of the lot that
would limit the overall size of the downtown library and restrict the number of parking places
available. The city-owned she is t.33 acres, The advamUges ofusing the site fora library ate
numerous, however. Community raction to the placement of the Library on this she was positive
in focus groups and on the surveys with local residents. Use of the she for a civic purpose has
been discussed by the city for more than 20 yam-residents are eager to have the building used.
A library on the site would serve as another key element in the artecuhural corridor in downtown
Denton and would tie into the tutlvershy/arts corridor of the city. The location on Bell would
allow the library to be it "welcome center" into the downtown area. Use of the edatiog building `
structure, as the front Ares of the hibrary, would provide the city with a unique library design and
preserve an historic structure in downtown Denim. Because the city owns the property, funds
would not be required for site acquisition. No businesses or residences would be displaced And
use ofthe site would have no negative Impact nn city taxes. The main Library Is currently so
inadequate that a new hbrary Is needed Immediately. Use of the city-owned scam plant would
reduce the amount of time until A larger hbrsry could be constructed.'
A concrete parking lot containing as many spaces as fea:a'ble should be constructed initiatly.
Denton's ogi erect parking and loading ordinance requires that A Library have 10 spaces, plus one
(1) space for each three hundred (300) square feet of floor area, Fora building of 40,000 net
square feet, therefore, the Library should have 143 spaces. Overflow parking may be necessary at
the Visual Arts Center across the street wbett events are not occurring there. h sbould be
understood, however, that the new library would attract many new users and would allow for
additional library activities not offered In the library presently. Increased use of the hbnry may
eventually result in a deficiency of parking. At that point in time, the city may need to consider
building A multi-story parking structure on the Initial parking site.
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11he Architects hired to design a lbrary In the steam plant should study the Impact of noise
from the nearby rail system and Include appropriate acoustical treatment of the butdng In their
plans.
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North branch: The second phase of library improvements should be the construction of a branch
north of downtown. Because of the size limitations imposed on the downtown library by the site,
the construction of & north branch is needed to provide adequate library space by the year 2010.
The north branch would house some of the library solem work space. The technical services
department, the automation department, system delivery, and several admWstratne offices should
be located In the north branch. The north branch should have a general library collection smaller
than the collection in the downtown library. Users of the h'brary should have access to a wide
variety of electronic resources includin,t the Internet on computers. The branch should have a
meeting room for library and community sponsored events, space for children's story tin*&, and a
classroom for distance learning and teleconferencing.
It is recommended that a site for the north branch be selected and acquired as soon as funding is
available. A number of sites In north Denton are satisfactory for library space. A she a minimum
of 3.3 acres In size should be acquired. (City zoning regulations apply to libraries. Libraries are
currently allowed In most areas, except for single-family districts.) The library should provide a
minimum of 30,000 gross square feet of space with a minimum of 110 parking spaces. Some of
the possible sites are discussed below.
The School District/City Park C_o la, A new north branch could be built as part of the complex
planned for a she directly north of State Highway Loop 288 between Stuart Lane and FM
Highway 428. Preliminary plans for the complex currently include an elementary school, anew
high school stadium, a middle school, a natatorium, a chy aquatic park, and other city park land.
The total site contains it total of 120 acres, 66.3 acres planned for the school district and 46.3
acres planned for the city. It Is likely that both the school district and the city parks department
would be amenable to adding a library on it 3.5• to 4• +cre site within this complex This site
would be an advantage to the library because of its adjacency to w eras other We structures and
the traffic that would be coming to the site for other activit ft (People tend to visit libraries %.Me
they are out accomplishing other tasks.) The site also has the advantage of being part of planned
city/school district development, The city would not bave to negotiate separately to purchase
land specifically for a library. Good access to the she Is provided by the location of the land on
Loop 288. Parking for other structures and activities on the she would provide overflow parkiog
during special library events.
South of L.ooo W; Large tracts of undeveloped land on North Locust, south of Loop 288, might
also be considered for a she for the north branch, Fifty-four acres on the east Aide of North
Locust has four owners and an appraised value of $682,3"r,3. Two tracts of land on the west side
of North Locust contain 40 acres and 39 acresoftand, why an appraised value of $630,344 and
$382,310 respectively. Bah of the properties west of Locust ire owned by joint venture
partners. A library at this location would have the advantage of being close to eventual
development of the school district/park complex on the other Aide of Loop 288.
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Former Food lion Building, on North Locust: One possible satisfactory location for the north
branch is the former Food Lion building located at the comer of North Locust Street and Windsor
Drive. The property has an assessed value of $1,125,267. The 4.2-acre site (currently for sale)
Includes s 32,211-square-foot building and a concrete parking lot with about 170 parking spaces.
The site is close to a school and a residential area and on a major north-south route through the
city. One of the advantages of the Food Lion property is that the parking lot and basic budding
structure are already tbere. The building could be renovated to be a satisfactory library, The
concrete foundation, constructed with the floor-loading capability for grocery sbelves, would be
adequate to bold library book stacks, The square shape of the budding and the large open space
of the former grocery sto: s are both advantages in designing a library. (Carrollton and Garland
are currently budding libraries in former Food Lion buildings. The Colony has already designed
new library space and city offices in a Food Lion in their community. Food Lion bindings have
also been rr"ovated successfully is school)
If the city were able to purchase the Food Lion budding soon, the budding space could be leased
out for other uses until the city is able to allocate funding to renovate the building for library
space. The revenue received from leasing the space could be used to help pay for the cots of the
facility.
Near North Lakes Park: Several large tracts of undeveloped land adjacent to North Lakes Park
on Bonnie Brae might also be considered for a library site. This location Is, bowever, less
desirable than the any oftbe other possible north branch sites because it is not is close to the
geographical center of Denton, from east to west, as the sites around Loop 288 or the Food Lion
property. If an appropriate site in this area is donated to the city, careful consideration should be
given to placement or @ library there.
Estimated Construction Cost of First and Second Phaata (Downtown Library and North
Branch)
The cost of building libraries Is sometimes a subject of debate in the early planning stages of a
project, because library construction often cods more than construction for other types of
facilities, for example, office buildings. Some of the reasons for the higher cost of library
construction is compared to office construction are as Wow%:
a Library buildings must be built with a floor-loading capacity of 150 lbs. per square
foot in order to hold sbehing filled with books. The cost of constructing the
required foundation and structure In libraries Is higher than the cost of constructing
office buildings and other types of facales requiring less floor-loading capacity.
a Often in office construction, the facility 6 built speculatively (occupants are
unknown), with only minimal Interior construction (stairs, elevators, toilet rooms) r~
completed,
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• Because of heavy use and high traffic in public libraries, interiors are usually
finished with relatively high quality, durable materials that are more expensive than
rrutCdAIS used in other types of construction. Lack of fmishmg out interiors in
other kinds of construction (office space) can account for a reductlen In
construction costs or 25% or more.
i
• Mechanical systems in hbraries are often variable volume systems with small zones
of control that add to the initial cost of the building, but that are necessary to
address the needs of hbrary users.
• Electrical costs in libraries see often greater because of the need for exten"-and
often redundant••wir(ng to provide flexibility and to accommodate the increasing
levels of electronic capability required In library facilities.
• The exterior shell of a library Is often built to a hoot standard than the shell for
office buildings because of the longer expected life span of a library building.
The cost of library buildings also varies from one to another. See Table 12, page xvi, for
the cost of construction per square foot for new buildings and renovations for it selected list of
Texas libraries, In the last five years, the cost of new library construction in the Dallas area has
ranged from $90 per square foot in Piano for the Harrington Library I* S 116 per square foot for
the new Rowlett Library. (Not all libraries include the same items in a per square foot
construction cost which accounts rot some of the variations from project to project,)
The cost of libraries may vary because of some orthe following reasons:
• Local demand for services in the construction market can ralse or lower the cost of
building a library.
• Construction costs can vary based on the quality of construction that is desired, the
impact that initial cost savings have on long-term maintenance and repair costs of a
facility, level of comfort desired for building users, and the systems Included In a
building,
• The cost of the exterior of a building depends on the materials used. Costs range
from the low end for EIF'S (synthetic stucco) and an Inexpensive glaring system to
the high end for masonry, natural metal, and a high quality glaring system. For
c ample, EIFS exterior walls cost less that $10 per square foot while brick walls
usually cost $20 - $25 per square foot. Over the life of a building, however, less
t%pensh•e materials would require costly maintenance and refinisbing (perhaps in
as short a time as 10 years), while the more expenshe materials would require f~
limited maintenance. the cost of s building shell is usually about 20% oftbe
total cost of construction, therefore, differences in the cost of the shell can greatly
affect the total cost of construction.
x1v
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e Interior finishes can also vary greatly from building to building depending on the
quality rf,he carpet and other Boor coverings, type of interior walla, tailing
materials, etc. Higher quality interior finishes improve the look of s building and
also decrease maintenance and rep"" mot costa over time.
• Mechankal systems can range from w4ems with very little climate oootrol In large
areas of a building to system with dozens of zones of control to allow very
specific control of the air in a building. The quality of the equipment can also have
an effect on the initial coal of a buWio3, however, higher prked efficient
equipment easy pay for itself In decreased utility costs.
• Electrical systems con vary greatly from building to building. 14ting can range
from Inexpensive, low efficiency toy-in fixtures to mare expensive, indirect, high
efficiency fixtures that cost more initially, but that result in superior lighting sod
decreased energy costa. Power and wiring systems also vary from minimal
instaWtions Intended to meet only immediate needs to redundant systems that
allow for tiem'b ity In reorganizing a facility. Redundant systems eliminate the
need for cowly renovation at the library evohn3ea► fiom print to digital formats
continues and as the layout of h'brary space changes
The cost estimates for Denton's downtown library and north branch are based on a
construction cost of $110 per square few, an amount between. the high and low costs In rK4mt
DaBas•area prokcts. It is interesting to note that Carrolltoo's 1949 bond issue included
$9,800,000 for a 50,000-square-foot main library and $6,400,000 for a 36,000-agwrbfoot branch
library to be constructed in a Food lion. By coincidence these Carrollton estimates are close to
the Denton estimates included here for a 53,000-squarNfoot downtown library estimated at
59,331,70 and a 30,000-square-foot north branch eMimated at 56,488,630. Detsiled coq
estimates for the downtown and north libraries are ahcnvn on pages xvii and will.
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Table 12
Selected Texas Librarle6
Cost Per Square Foot of New Buildings and Renovations
YEAR NIR' LOCATION MAIN LIBRARY TYPE" SQ. FT. VSQ. FT.
1992 N MISSOURI CITY RICHMOND B 18,642 $7606
1992 N ROBINSON-WC HOUSTON 8 18,600 $109.34
1993 N FIRST COLONY RICHMOND 8 15,400 $80.45
1993 N HARLINGEN M 45,000 $80.69
1993 R DESOTO M 30,000 _ $57.60
1994 N CONROE M 50,000 564.08
1994 N THE WVOOLANDS CONROE B 30,000 $71.87
1994 N SAN MARCOS M 27,000 $77.59
199A R MIDLAND M 53,218 $40.93
1994 N MOUNTAIN CREEK DALLAS B 12,729 $106.00
1994 R FRIENDSWOOD M 18,554 $34.47
1994 R FRANKFORT VILLAGE CARROLLTON B 24,792 $26.31
1995 N ALVIN ANGLETON B 18,000 $64.64
1995 N SAN ANTONIO M 238,000 511111
1995 N LAS PALMAS SAN ANTONIO B 20,000 $83.34
1995 N HARRINGTON PLANO B 30,000 $9019 i
1995 R RICHARDSON M 81,600 $32.49
1995 N COPPELL M 28,000 $89,28
1996 N EULESS M 40,510 0819
1908 N ROWLETT M 15,600 $116.95
1996 N SOUTH DENTON 8 10,000 $77.71 {
1996 N CLARDY FOX EL PASO 8 10,000 $89.64
1996 N ARMIJO EL PASO 8 12,000 $84.83
1996 N PARK PLACE HOUSTON B 1 o,O:Q $112.50
1997 N NORTHEAST ARLINGTON B 10,000 $112.32
1997 N MILLWOOD AUSTIN B 8,580 $128,65
1997 N CEPEDA AUSTIN B 8,286 $131.41
1997 R SCHIMELPHENIG PLANO B 30,000 $8223
l 1997 N EAST REGIONAL FOR' ?TH S 24,000 $100,14
1997 N GROVES LUBBu B 10,426 $68.75
1998 N HAMPTON AT OAK HILL AU3T"d B 8,110 139.66
1998 N TERRAZAS AUSTIN B 8,320 513199
1998 N ELMO R. WILLARD BEAUMONT B 11,500 $122,731998 N FULSHEARI^IMONTON RICHMOND 8 10,5+00 $93.78
1998 N LAREDO M 60,000 $99.12
1999 N SUGAR LAND RICHMOND B 21,400 $100.00
1999 N DAVIS PLANO 8 30,000 7100,00
A
'N=NEW "B=BRANCH
'R=RENOVATION OR ADDITION "MzMAIN
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DENTON PUBLIC LIBRARY • PROJECT BUDGET
Downtown Branch Library at Steam Plant
NI S & R
bieycr, Scherer h Roukcestle. Ltd.
119 North Second Street
Minneapolis, Slinncsota 51401.1420
t 612 315.0336
1 612 342.2216
I
Suildinj' $3.481 GSF
Cost S Subtotal S
1 Land AcquBidon s4 ' SO
2 Bul1d "131ta Dtrrtondon so
Constructlon Costs
4 Structured Parking $0
S Building Construction ($1101square foot) 35,882,910
6 SUBTOTAL CONSTRUCTION $3.062,910
7 Contingency (Design and Construction) 10.0% SS88,191
8 Escalation to mid-point Construction 4042001: 11% $936,967
9 BUILDING CONSTRUCTION COST $7,08,116
10 Other Building Costs
II Furniture $2S+SF $1,3)1,025
12 Other Miscellaneous Costs
1) Referendum and Bond Cosu $0
14 TOTAL OTHER COSTS X1,137,018
IS ,
16 Professlonal and Other Pees
I I Stu Se rrv end Topography $6000
IB So 1lnveItgatlon $8,000
19 Construction Testing $60,100
20 Professional Services: Arth, and Eng. 9.00% $581,408
21 Proress oval Services Interior Design Services 9,00% $60,166
22 Travel and Other Reimbursable Expenses $30,000
21 Printing a,d M,tc AtImb, Cotu (Ind Mylarq S30.000
24 Network and Electronic Design $10,000
21 TOTAL PROFESSIONAL ItEES $718,514
26
27 fOTAL PROJECT e jr
I l `~I
r o t'praiec t,'de nt on'exce 1198b 3C BOd xis xV S S
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cDLNTON PUBLIC LIBRARY • PROJECT BUDGET a
North Branch Library
MS&R
Meyer, Scherer & Rockcastle, Ltd.
119 North Sec,3nd Street
Minneapolis, Minnesota $1401.1420
t 611 371.0336
f 611 342,2216
9u0dinQ: 10,000 GSf
Cost $ subtotals
I Land AcquIsItlon '
7 Buitdinsl5ite O•me tfon =0 #0
3 Construction Costs
4 Building Construalon $1,100,000
S SUBTOTAL CONSTRUCTION $1,100,000
6 Contingency (Design and Constructlon) $247,500
7 Escalation to midpoint Construction 104007: 3S% $1,399,113
6 BUILUINO CONi1hU6T16N COST $4,14f,g1$
9 Other Building Cost
10 Furniture $1SISF $450,00
II Equipment $100,000
11 Other MIscOlaneous Cost
11 Opening Day Collection $600,000
14 TOTAL OTHER COSTS $I,I$O,bO
IS
16 Professional and Other Fees
1 17 Site Survey and Topography $10,000
1 18 SoillnvesNgation $5,000
19 Construction Testing $15,000
- 20 Professional Services: Arch, and Eng 9.00% $319,215
21 Prohssional Services, Interior Design Services 9.00% $20,15o
22 Tr,vel and Other Relmburmbfe Expenses $8,000
23 printing and Him Reimb. Costs $10,000
24 Networir and Electronic Design $4,500
25 TOTAL PROFESSIONAL t 13E5 $197,015 '
26
17 TOTAL PRO)ECT COSTS $6,488.6SO
a
ncu'project/dentonleKcev9863PB03 K1s xv111
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Possible Schedule for First and Second Pbasa of Construction
Construction projecis for the downtowu and north libraries might occur as follows.
('ibis schedule assumes that the north branch would be a completely new building on a site to be
acquired by the city. Purchase of the Food Lion building for future b'brary space could change the
scheduling for the north branch. )
1999 Bond program for library Is developed.
Building program for downtown h'brary is prepared.
2000 Bonds for library construction are approved by voters.
Design of downtown library.
Library technical services and automation staff move Into leased space.
Reference and youth services staff move into space In main library vacated by
staff moving to lease space,
Coast ruction of downtown library begins,
2002 Downtown library completed.
2003 Library moves from current male facility.
New library opens for budnesa.
2004 Bond program for library is developed.
Site for north branch selected. ,
2005 Bonds for library construction are approved by voters.
Site for north branch acquired.
Building program for north branch Is prepared.
2006 Design of north branch occur.
2007 Construction of north branch begins.
' 2008 North branch completed.
Stafworicing In leased space move to north branch. Lease ends.
New north branch opens for business
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t1brary Long•Rangt Goals and Objectives
mratirms
1. Goal: Following construction of a new facility in the existing "atom plant," the
downtown librarywill be located In a building of adequate size and design that win provide
hlgb quality service to the community and serve as a vital link in the arts and UNT-
downtown-11111 corridors.
Objectives:
I) To move from the present library In the current main facility to a newly constructed downtown
bbnry of approdmately 50,000 square feet which (along with the 10,000 square feet of the south
Branch) will provide about.6 square fed of space per capha for a population projected to be
108,000 in the year 2005.
2) To add new kinds public service spaces to the library that will support the b6,&Ws role in the
community, including larger and morn comfortable book slack and reading areas for people of all
ages, additional computer workstations, multi-purpose sheeting spaces for library and community
activities, and larger genealogy and local bistory areas.
II. Goal: The library system continues to provide adequate library space to serve the
community as the population of the city continues to increase.
1) 1'o locate and acquire a site of a minimum of 3.3 acres for a new north branch,
2) To construct a nonh branch library of approximately 30,000 square fed with a minimum of
110 parking spaces to provide more than .66 feet per square feet of space per capita for a
projected popular; an of 137,000 In 2010.
3) To provide adequate space for book and audiovisual collections, computer workstations,
comfortable seating areas, and mull-purpose meeting spaces for the community of the new north
branch.
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4) To provide space in the north branch to house the library system headquarters for lifelong
lemming. including a computer lab and a classroom for distance lemming.
3) To pros Ida well-designed work space and offices for the north branch staff and for library
syslem staff housed there, including daily delivery, central supplies, technical senices (materisls
acquisition, cataloging, and processing), automation and technology, coordination of materials
and programing, and public information.
6) To acquire a site and to construct a library cast ofdowntown as the population grows to (1
projected 174,000 by 2015.
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7) To expend the existing South Drench by 20,000 square feet or to acquire a she and build a
new 20,000-square-foot branch farther south as the population Increases to 200,000 by the year
2020,
8) To acquire a site and build a library west of downtown of approximately 13,000 square feet as
the area population increases to 200,000 by the year 2020.
COLLEMONS
1. Cool; The Ubrary serves to tnhante the quality of life of Denton arts residents by
providing an up-lo4ste, wetl-balanced coiltedon of boolu, audio-visual materials, and
electro,ilc resources in quantities that are adequate to MI tht educational, informational,
cultural, and recreational library needs of the community.
Objectives:
l) Prior to the move to new buiidmgs, the Youth Services Coordinator and the Adidt Services
Coordinator will continue to evaluate the current methods used for selecting mst"Is for the
h'brsry and to evaluate the existing collealons community information, library use date, and
information collected during the planning process
2) To prepare a long-range coUeaton development plan that will provide general guidelines for
nuterial selection, define the scope of collections, establish the relationship of the collections In
the downtown hibrary to the collections in the other libraries, define the relationship of electronic
infortntion to the other collections, and eetabUsh weeding criteria and schedules.
3) To develop a five-year plan for evaluating and updating an subject ams on a continuing basis.
a) To develop annual nutedils budgets and spending plans for each library.
3) To develop guidelines for purchasing opening-day collections for new buildings, including
}>udgets, selection criteria, and agreements with vendor.
1 To maintain the hibrary collections at about 2.3 hems per capha by providing an soul
iteriats budget that is reflective of the national library average for spending per caphs for
materials.
7) To add s line hem to the city's annual library budget that is designated exclusively for Ubrary
materials in electronic formats.
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SERVICES AND ACTIVITIES
i, Coal: The library supports lifelong learning by providing appropriate spaces and a full
program of learning opportunities administered by an experienced and knowledgeable
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staff.
Objectives:
1) To provide lifelong learning activities for library users of all ages, Including school-readiness
activities, homework centers, youth classes, aduh education classes and tutoring, computer
training for people of all ages, and distance learning opportunkies.
2) To provide appropriate meeting space In new buOd'mgs to support lifelong learning, Including
multi-purpose meeting space, small study and tutoring rooms, conference rooms, story time
spaces, computer labs, and classroom spaces,
11. Coals The library serves young people of all ages by providing a balanced collection of
print and eon-print materials and a full program of activities that encourage reading and
lifelong learning In a safe and inviting environment. Services for youth are provided by
professional and support staff who have the specialized knowledge and training needed for
directing effective library services for youth.
Objectives:
1) To evahtate the types ofprograms presented to preschoolers ; rlor to 1999 And to develop it
new program of activities that provides more emphasis on lttrracy and uses all types of resources
to extend the literacy experience,
2) 'To consider the need to serve all family members who visit the library together by using a i
muhi-age concept in developing programs that will engage young people of all ages.
3) To develop more programs for school-age children and to reinstitute the teen advisory
committee,
4) To develop plans for the organization, use of space, and activities in the new downtown
library, a, d later, for the new north branch and other buildings as they are constructed.
3) To develop plans for further cooperative efforts with the Deacon Independent School District
and other educational orgenintlons, such as, establishing access from school libraries to the r
public library catalog, morning regularly with the echool librarians to Identify library needs of C
school-age children, establishing a formalized exchange of inform itlon regarding school ;
curriculums, and developing cooperative material selection and borrowing programs.
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6) To wrrk cooperatively with the staifofthe Parks and Recreation Department to share
resources and to develop coordinated programs of youth activities that will enhance the quality of
life of young people In the community and will support the work of both city departments.
7) To participate in local events as an integral part of the youth community and to interact
cooperatnely with local buslnesses, and other non-profit organizations, such as Girt Scouts and
PTA organizations.
8) To identify the age group that well be served as "young aduh" or'teenager," to pin an area in
each new library for these users, and to develop a regular program of activities and classes of
special interest to teenagers (for example, author visita and language or computer classes) that
will encourage middle and high school students to increase their use of the public library.
111. God: The library provides high quality multi-media collections, information and
reader's advisory services, interlibrary loans, and a full program of activities for adults of
all ages in the community.
Objectives;
1) To present a regular schedule of adult "tivitles, such as author visits, investment seminars,
and presentations of special interest to senior citizens, in the new downtown and other libraries,
2) To develop new programs for adults in cooperation with the universities, the arts
organizations, the Main Street program, the historical societies, slid other city departments.
3) To seek new opportunities for developing partnerships with local busiaew&
COMMUNITY REL! TIONS AND OUTREACH
L Goal: Asa community center, the library system maintains a program of outreach
activities that Involves delivering services outside the library buildings and cooperating
1 with other senice-providers to improve the quality of life of all Denton residents.
I Objecth ess
1) To develop a community relations and outreach Vise to be implemented In new buildings that
{ could Include, a books-by-mail program; delivery of books to the home-bound; a newcomer's
program; computerized local information and refefml database; deposit collections; and mobile
service to apartments, day care centers, and nurshjg homes. r
2) To cooperate and work with other organizations offering adult education classes and literacy
tutoring by providing library nuteriais; administrative support, and space for tulorhtg, classes, and
training programs.
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3) To develop so expanded program of public relations, to be Implemented by a library relations
officer, that win Increase the visibility of the library system In the community.
TECHNOLOGY
I, Cods The library has state-of-the-art technology that provides users with the widest
range of library resources available and supports the work of the staff.
Objectives:
1) To upgrade the automation system to provide it web-based catalog sad graphical-user.
interface,
2) To make additional Information databases tunable to the public.
3) To upgrade and provide more computers for public use.
4) To upgrade hardware and add local area networks to all buildings: 1
S) To increase public access to the library networks from home computers.
6) To provide public access to the city's Government Information System.
7) To provide self-check-out computers for the public.
8) To provide luny-equipped meeting spaces that will dlow for distance teaming,
teleconferencing. and audiovisuallmuhi-tredia presentations.
9) To design new libraries with highly flemble power and data distribution systems that will
allow for changing locations and adding computer workstations in tle future.
ADMINISTRA'i ION
1. Goal: The library Is organized as a system to provide a high quality of library service to
all of the residents of the community.
Objectives:
1) To reevaluate the staffing patterns and organization of the library as buildings are added to the
library system
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I[. Coalt The library has a well-trained, friendly, and knowledgeable stall that is adequate
to allow the library to successfully fuilill its mission.
Objectives,
I) To develop staffing patterns for new librartes based on providing at adequate number of WX
on duty .luring hours that s library Is opal for business.
Ill. Gosh The library continues to seek the assistance and support of the Ubrary Board
and the Friends of the Ubrary, both organizations that serve as advocates for the library,
salts Mth public relations efforts and library sedvides, and carry ow fnndraisiug efforts
on behalf of the library.
IV. Goals The library lnsdgates an ongoing strategic process of evalusdoe and
improvement that includes reviewing and updadog its short-term goals anu objutives
annually and Its long amp plant evsry five years.
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AGENDA INFORMATION SHEET
AGENDA DATE: June 22, 1999
DEPARTMENT-. Economic Development
ACM: Kathy Du$osc, ACM, Fiscal do Municipal Services
SUBJEC,f
Receive a report, hold a discussion and give staff direction regarding entering into a tax
abatement agreement with Petcrbilt Motors Company and establishing a reinvestment
zone.
BACKGROUa
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Peterbilt Motors Company originally submitted an application for tax abatement in 1997.
At that time, the Joint T&K Abatement Committee was reviewing three tax abatement
applications. Due to the fact that there were several bills in the State legislature that
woul,' affect tar abatement agreements, consideration of the applications was postponed.
rh: Committee met again to consider the Peterbilt application in December 1997, and in
January 1998, the Committee voted unanimously to recommend approval. However, in
February 1999, the scope of the project expanded and Peterbilt submitted a revised
application. After additional review of the project and investments and a staff change at
Peterbilt, the final tar abatement application w u submitted to the City in February 1999
(Attachment A).
T'he project requires Peterbilt to renovate the Interior of their manufacturing facility to
accommodate additional equipment, which will allow Peterbilt to produce an additional
truck model. The company has already hired 600 employees to handle the Increase in
prediction. The numbers provided on Attachment B reflect the estimated increase in tar
valuation resulting from this project. Petcrbilt has included a Net Investment Calculation
(page 7) in their application detailing how they arrived at their estimates.
Peterbilt informed us that both the Nashville and Denton facilities were being considered
for the new truck model. Quality of workforce and consideration for tax abatement were
two deciding factors in selecting the Denton plant The Joint Tax Abatement Committee
voted 5.0 to recommend approval for the tax abatement,
ESTIMATED SCHEDULE OF PROJEC f~
T1te Peterbilt project is scheduled for completion by December 1999, Resulting tar
increases will appear on the January 1, 2000 tax roll,
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If the City Council directs satTto proceed with the tax abatement agreement, a
reinvestment zone must be -stablished. 'i'bis will require a public notification in the
newspaper and a public hearing prior to City Council approval. Attachment C of your
backup contains the proposed boundary lines of the reinvestment zone and its legal
description.
PRIOR ACTIONaFVIF.W
The Joint Tax Abatement Committee voted approval at their May 13,1944 meeting. The
Committee recommends live-year abatements by the City of Denton at 25%, the Denton
Independent School District at 13%, and Denton County at 25
FISCAL INFORMATION
It is estimated the project will provide an additional $16,682,000 In tax valuation, the first
year, with subsequent annual increases that bring the total estimated increase to $17.6
million in 2004. New tax valuation for the City is estimated at $438,303 over the five-
year period. If approved, the City would abate a total of $109,576 during the five years.
The tax abatement policy provides a 1.25 multiplier to projects for existing businesses to
determine the number of years eligible, The Peterbilt policy qualifies for a five-year
abatement.
EXHIBITS
Attachment A - Peterbilt Tax Abatement Application
Attachmerd 13 - Tax Abatement Calculations
Attachment C - Reinvestment 7one Map and Description
Respectfully submitted:
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Linda Ratliff, Director 7
+ Economic Development bepartment
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February 23, 1999
Ms. Linda Ratliff
Director of Economic 0evetopment
215 E. McKinney Ave.
Denton, TX. 76201
Dear Linda,
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AlOached is a revised copy of the tax abatement application. This includes the changes
•ae discussed today, The investment was reduced significantly to recognize changes to
our assessed value caused by retirements, disposals and depreciation to existing
equipment. Please take this revised application to the Tax abatement committee.
It Is Important that we get the tax abatement for this project This project gives us the
equipment capacity for further expansion opportuNlies, which Includes the Introduction
of a new truck model. The successful Implementation of this project is Important to
Peterbilt employees at the Denton plant, This project Is essen5si In that we will be
positioned favorably In the event of a market downturn, as compared to the Nashville
plant,
Unda please let me know if you have any questions and thank you for your lime and
help in filing this application.
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Frank Burke
Plant Controller, Denton Plant
cc: Jim Aston, Peterbilt
Frank Mommano, Paocar Inc.
Dave Rudkin, Paterbilt
Robert Woodall, Peterbilt
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PETEAWLT MOTORS COMPANY °'RC4D DEr TON,1ExAS
app,i..+r~pa Mppq ~'il 9 J!. 550 DENTON 'ExaS '8.02
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PETERSILT MOTORS COMPANY
3190 AIRPORT ROAD
DEvTON, TEXAS 76307
TAX ABATEMENT APPLICATION
REVISED
FEBRUARY 13, 1999
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E. HISTORYAND PHILOSOPHY OF THE FIM
a. Nature of products and geograpbic penetration.
Heavy duty Class 8 trucks and light duty Class N? trucks.
Market penetration in North America I I - 12%proJuci shipped throughout the
U.S. and internationally.
b. Financial statements for the past five yeah of life of the Cum whichever is shorter.
PACCAR does not report sales and profit on an unconsolidated basis for
operating divisions, A copy of PACCAR's 199 . Annual Report is attached.
C, Chrono:ogy of plant openings, closings and relocations over the past 15 years, j
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Facility opened in 1980 has g, wn steadily in term of both production and
employment levels. No plant c.osnngs or reloe+tions since production begin in
1980.
d. Record of mergers and financial restructuring during the last five years.
None.
e. R ecord of employment and training provi led tot handicapped and chronically
unemployed
The plant employs a number of physically challenged individuals.
Approximately 3% of uut current workforce is particips-Ing in some
form of modified duty work. We have an extensive ongoing program to
provide opportunity for current erployee+ that are pbysically challenged.
We have maintained steady employment growth since production began in
1980. Our employment practices provide equal opportunity to all without any ,
particular preference to the chronically unemployed.
2. PROJECT SPECIFICATIONS:
a. Provide a plat of project Including all roadways, land use and zoning within 500 feet
of site. Legal description of site is required.
Project will be within existing plant facility located at 3200 Airport Coad
except for the expansion of an employee parking lot located adjacent to the
plant
b. Is the project a relocation or new facility to expand operations?
This project expands our curcent operation by providing the assembly
equipment necessary to produce a new truck model. It also gives us the `
production flexibility to further increase our build rate as market conditions r
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C. Estimated incremental changes to our assessed tax value is indicated below;
Project Total
2000 16,700,000
2001 17,150,000
2002 17,275,000
2003 17,500,000
2004 17,650,000
This does not Include the 115% multiplier for an existing business.
d. Project permanent employment for next five years resulting from the new investment.
Include estimated average annual salary on new jobs.
Current prods ,lion would be sustained at the 1,600 employee Level depending
on market conditions.
The estimated average annual salary is $40,000 cc the current employment level
excluding fringes.
e. What is the total curtent payroll and the proiccted payroll when project is completed?
The current payroll is adequate to support the ctrmtit build rate,
f Describe employment training requirements if applicable.
New Uci receive 40 bouts ofclassroom training and extensive on-
the-job training. Peurbilt provides all training In•bouse.
S. Project utility (gas, electricity, water, etc.) usage for cash of next five years.
Ekcb*i Gas Water total
1999 5 1,650,000 5 350,000 S 140,000 S 2,140,000
2000 1,675,000 375,000 150,000 2,200,000
2001 1,675,000 375,000 150,000 2,200,000
2002 1,700,000 400,000 160,000 2,260,000
2003 1,700,000 400,000 160,000 2,260,000
2004 1,700,000 400,000 160,000 2,260,000
1 h. Estimate the infrastructure (strcru, sewer, water, etc.) requirementz necessary to operate
the new facility.
No new additional infrastructure required, however, increased traffic ta'from
facility could be minimized by widening Airport Road.
3. (1) Provide details of any benefit to an area of the community, tsrgeled for
nevi lalin tloNredevelop men 1.
Due to project location impact to areas of community targeted for revitalization r A
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is limited. ~ Jt' \
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PatwWlt Motors Company
Tax Abatement Application
Not 1❑vntment Calculation
Total Total
BW OV Real Personal Assessed
4104 1 P YM
Wan-29 2,200,000 11,600,000 13,700A0O 18,100,000 21,000,000
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Capacity Expansion Investments: (Additions)
Chassis booth! tab washer 9,600,000
Paint booth 9,100,000 t
1i40ay 0 Painted parts storage 4,000.000
Other Capacity expansion
Model 367 Robot 0,000,000
99 Other additional 2,000,000 ;
• 22,700,000
Oepre obw of Additw (10%) (2270,000)
Disposals of exlsdng epulpmerrt
Chassis booth J cob washer (700,000)
Paint booth (100,000)
FD-0ey 6 Painted park storage (900,000)
Oder Capacity exparwi0n
Model 367 Robot
g8 8 Prior depredsllon ad)u-tmants (8% reduction estimate) (1,440,000)
90 Other addifts (600,000)
(3,740,000)
Estirnsted Aaeeaaed Value III= 48,482,000
IncramenW Charge In 11712000 16,682,000
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Additions 2,000,000
Dept (200,000)
Prior prvnrtyed Ornents (1,392,180)
167,840
Incremental Change In 111/2001 17,147,040
Additions, 1,600,000
Depr (150,000)
Prior Properly agwtments 11,220,687)
124,419
incremental Change in 111x4002 17,271,203
Additions 1,000,000
Osp• 5190,000)
Prior aroperty s4usenents (1,127,010)
222,400
Incremental Charge in 11112003 17,490,713 r y r
Additions 1,325,000 1= J' \
Oepr ;192,600)
Prior property sd)ualments (1,097,537)
166,163 {
InaamenW Change In 111r2W4 17,661,678
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PETERBILT MOTORS
TAX ABATEMENT
May 1999
SUMMARY OF SCOPE OF PROJET
Peterbilt Motors Company, a division of PACCAR, Inc , produces heavy duty Class 6 trucks and light duty Class 6/7 bucks.
Market penetration In North America Is 10% to 12%. Peterbilt's product is shipped throughout the United States arA intcmationally.
The company is expanding their current production operation within their existing plant facility at 3200 Airport Ro: i in Denton.
The project provides for new equipment and rearranging the plant floor to acco.,vradate the production of a new truck model
In 2000, the expect to see their incremental assessed tax value Increased b $161 million.
AI
Year Amount Total DISO C Ity Cou
2000 51602,000 $16,682,000 $308,617 x64,770 $41,496
2001 467,840 17,149,840 317,272 87,147 42,660
2002 124,413 11,274,253 319,574 87,779 42,970
m 2003 222,460 17,496,713 323,689 88,910 43,523
2004 155,1°3 17,651,8 6 328,560 89,898 43,909
1,595,712 14, ;
Amount of new value $16,682,000
Adjustment for existing business DISC) City County
at 1 25 multiplier $20,852,500 15% 25% 25%
Qualifies for five-year abatement 5239,358.74 $109,576 $53,64D
180,919
1,3%,3&51 37.8,7271
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REINVESTMENT ZONE
ALL THAT CERTAIN LOT, TRACT OR PA QCEL OF LAND LYING AND BEING
SITUATED IN THE T. DAUGHERTY SURVcY, ABSTRACT No. 3570 THE E.
PUCHALSKI SURVEY, ABSTRACT No. 996, THE O. S. BREWSTER SURVEY,
ABSTRACT No. 56, THE R. CROWNING SURVEY, ABSTRACT No. 266, AND THE J.
DAVIS SURVEY, ABSTRACT No. 326, DENTON COUNTY, TEXAS, BEING THE
SAME (CALLED) 149.233 ACRE TRACT AS DESCRIBED IN A DEED TO EVELYN
RAYZOR NIENHIUS, JUNE RAYZOR ELLIOTT, AND INTRACOASTAL TOWING 3
TRANSPORTATION CORP, DATED 1214185, AS RECORDED IN VOLUME 1796,
PAGE 601, OF THE REAL PROPERTY RECORDS OF DENTON COUNTY, TEXAS;
BEING THE SAME TRACT OF LAND DESCRIBED IN A DEED TO NANCY FOSTER
FORD at al, DATED 214190, AS RECORDED IN VOLUME 2773, PAGE 289, OF THE
REAL PROPERTY RECORDS OF DENTON COUNTY, TEXAS; AND BEING ALL OF
LOT 1, BLOCK A, PETERBILT ADDITION, AN ADDITION TO THE CITYAND
COUNTY OF DENTON, TEXAS, ACCORDING TO THE PLAT THEREOF RECORDED
IN CABINET H, PAGE 195, OF THE PLAT RECORDS OF DENTON COUNTY,
TEXAS; ALSO BEING THE SAME TRACT OF LAND DESCRIBED IN A DEED AS
RECORDED IN VOLUME 875, PAGE 998, OF THE DEED RECORDS OF DENTON
COUNTY, TEXAS, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
BEGINNING AT THE SOUTHWEST CORNER OF SAID FORD at al TRACT, IN THE
MIDDLE OF CORBIN ROAD, SAME BEING ON THE WEST LINE OF SAID T.
DAUGHERTY SURVEY, AND THE J. HARDIN SURVEY, ABSTRACT No. 1656,
DENTON COUNTY, TEXAS;
THENCE NORTH 009 30'16" EAST IN CORBIN ROAD, WITH THE WEST LINE OF
SAID T. DAUGHERTY SURVEY, AND THE EAST LINE OF SAID J. HARDIN
SURVEY, PASSING AT 1078.20 FEET THE NQRTHWEST CORNER OF SAID FORD
at al TRACT, AND THE NORTHWEST CORNER OF SAID T. DAUGHERTY SURVEY,
SAME BEING THE SOUTHWEST CORNER OF SAID J. DAVIS SURVEY, AND THE
SOUTHWEST CORNER OF SAID NIENHIUS at al TRACT, CONTINUING A TOTAL
DISTANCE OF 3163.10 FEET TO A POINT FOR CORNER AT THE INTERSECTION
OF THE SOUTH FUGHT•OF•WAY OF F.M.1615 (A 90' RI0HT4F•WAY) AND THE
NORTH RIOHT-OF•WAY OF CORBIN ROAD, SAME BEIN.: THE NORTHWEST
CORNER OF SAID NIENHIUS at al TRACT;
THENCE SOUTH 880 56 00" EAST WITH THE SOUTH RIGHT-OF-WAY OF SAID
F.M.1515:k%ID THE NORTH LINE OF SAID NIENHIUS at al TRACT, A DISTANCE
OF 683.12 FEET TO A POINT FOR CORNER;
THENCE NORTH 010 29140" EAST, CROSSING SAID F.M.1 S1S, PASSING AT
90.00 FEET THE SOUTHWEST CORNER OF SAID PETERBILT ADDITION,
CONTINUING A TOTAL DISTANCE OF 2165.21 FEET TO A POINT FOR CORNER
AT THE NORTHWEST CORNER OF SAID PEI ERBILT ADDITION;
crs+omv TAxnuo DrSMcrkFrNV ZONEAm 641999 • 1
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REINVESTMENT ZONE
THENCE SOUTH 880 30'20" EAST WITH THE NORTH LINE OF SAID PETERBILT
ADDITION, PASSING AT 1718.50 FEET THE NORTHEAST CORNER OF SAID LOT
1, BLOCK A, PETERBILT ADDITION, CONTINUING A TOTAL DISTANCE OF
1153.50 FEET TO A POINT FOR CORNER IN PRECISION DRIVE;
THENCE SOUTH 010 29'04" WEST WITH THE MIDDLE OF PRECISION DRIVE, A
DISTANCE OF 952.12 FEET TO A POINT FOR CORNER AT THE BEGINNING OF A
CURVE TO THE LEFT;
THENCE WITH SAID CURVE TO THE LEFT, WITH THE MIDDLE OF PRECISION
DRIVE, HAVING A CENTRAL ANGLE OF 416 40' 03", A RADIUS OF 362.621 AN
ARC LENGTH OF 263.86, A CHORD WHICH BEARS SOUTH 190 20'18" EAST A
DISTANCE OF 258.08 FEET TO A POINT FOR CORNER;
THENCE SOUTH 400 10'20" EAST WITH THE MIDDLE OF PRECISION DRIVE, A
DISTANCE Of 40.66 FEET TO A POINT FOR CORNER AT THE INTERSECTION OF
THE SOUTH RIGHT-OF-WAY OF PRECISION DRIVE AND THE NORTH RIGHT-OF-
WAY OF F.M. 1515;
THENCE SOUTH 370 00'13N EAST, CROSSING SAID F.M. 1515, WITH A NORTH
LINE OF SAID NIENHIUS at al TRACT, A DISTANCE OF 807.40 FEET TO A POINT
FOR CORNER AT THE BEGINNING OF A CURVE TO THE RIGHT;
THENCE WITH SAID CURVE TO THE RIGHT, AND A NORTH LINE OF NIENHIUS at
al TRACT, HAVING A CENTRAL ANGLE OF 250 20' IS", A RADIUS OF 1031.26
FEET, AN ARC LENGTH OF 456.05 FEET, A CHORD WHICH BEARS NORTH 780
53'30" EAST A DISTANCE OF 452.34 FEET TO A POINT FOR CORNER;
THENCE SOUTH 880 26'22" EAST WITH A NORTH LINE OF SAID NIENHIUS at al
TRACT, A DISTANCE OF 112.73 FEET TO A POINT FOR CORNER AT THE
NORTHEAST CORNER OF SAID NIENHIUS at at TRACT;
THENCE SOUTH 010 33'3$w WEST WITH THE EAST LINE OF SAID NIENHIUS at al
TRACT, A DISTANCE OF 536.98 FEET TO A POINT FOR CORNER ON THE SOUTH
LINE OF SAID E. PUCHALSKI SURVEY, SAME BEING THE NORTH LINE OF SAIO
0. S. BREWSTER SURVEY;
THENCE NORTH 830 47' 22" WEST WITH A SOUTH LINE OF SAID NIENHIUS at al
TRACT AND THE SOUTH LINE OF SAID E. PUCHALSKI SURVEY, SAME BEING
THE NORTH LINE OF SAID 0. S. BREWSTER SURVEY, A DISTANCE OF 756.52
FEET TO A POINT FOR CORNER;
THENCE SOUTH 016 07'34" WEST "THAN EAST UNE OF SAID NIEOHIUS at al !
TRACT, A DISTANCE Of 1831.96 FEET TO A POINT FOR CORNER AT THE
EASTERNMOST SOUTHEAST CORNER OF SAID NIENHIUS at al TRACT;
CilhojecWTA7V'0 DUTIUCNIEM ZOHEAoo 6+4/1499 •2
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THENCE NORTH 69.52; 08" WEST WITH A SOUTH LINE OF SAID NIENHIUS at al
TRACT, A DISTANCE OF T21.20 FEET TO A POINT FOR CORNER;
THENCE SOUTH 04.54' 06" WEST WITH AN EAST LINE OF SAID NIENHIUS at al
TRACT, AND THE EAST LINE OF "0 R. CROWNING SURVEY, A DISTANCE OF
73.62 FEET TO A POINT FOR CORNER AT THE 3011THEAST CORNER OF SAID
NIENHIUS at al TRACT AND THE SOUTHEAST CORNER OF SAID R. CHOWNINO
SURVEY, SAME BEING THE NORTHEAST CORNER OF SAID FORD at N TRACT
AND THE NORTHEAST CORNER OF SAID T. DAUGHERTY SURVEY;
THENCE SOUTH 01.21' 24" WEST, WITH THE EAST LINE OF SAID T.
DAUGHERTY SURVEY AND THE EAST LINE OF SAID FORD at al TRACT, SAME
BEING THE WEST LINE OF SAID 0. S. BREWISTER SURVEY, A DISTANCE OF
1090,69 FEET TO A POINT FOR CORNER AT THE SOUTHEAST COMM OF SAID
FORD at al TRACT, ON THE EAST LINE OF SAID R. CROWNING SURVEY AND
THE WEST LINE OF SAID O. S. BREWISTER SURVEY;
THENCE NORTH $90 26'W WEST WITH THE SOUTH LINE OF SAID FORD at al
TRACT, A DISTANCE OF 2089.66 FEET TO THE PONY 0 •EGINt*G ANA
CONTAINING IN ALL 260.90 ACRES OF LAND.
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Oft*IVAXWODt$TRICiAMXVWNEAN Ny1999
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AGENDA INFORMATION SHEET ApandaNo. Rq-025
Agenda Itam U97~ -F_
Dale _z -
AGENDA DATE: June 22, 1999
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DEPARTMENT: Planning Department
ACM: David Hill, 349.7233 _
SU F. - Annexation Request (A - 89))
Receive a preliminary assessment, hold a discussion, and give direction to staff with regard to the
proposed uMexation of a 167.5 acre tract of land located south of Robinson Road and east of Teasley
Lane.
BACKGROUND
Wheeler Rancb LTD., proposes to develop its site at the southeast corner of the intersection of
Robinson Road and Teasley Lane (FM2181) in south Denton. The applicant proposes 151.5 acres of
single-family residential development and 16 acres of commercial development. The property is
contiguous to the current city boundary along its northern, western and a small portion of its eastern
boundaries. Residential density of 4 units per acre has been requested; no commercial parameters
have been indicated.
In accordance with the City's annexation policy plan, approved June, 1993, the City will "assess on a
case by case basis the annexation of areas in the extraterritorial jurisdiction (ETJ) when significant
developments are proposed." Stall' has conducted a preliminary annexation assessment of the
proposed annexation in accordance with policy guidelines. The preliminary assessment is included as
attachment 3.
A proposed schedule for public hearings consistent with the requirements of State taw is included as
attachment 4.
An Annexation Study and Service Plan will be prepared for Council and public review during the
annexation process. The capacity of infrastructure such as water, wastewater, streets and electric
service and such service capacities as police, fire, recreation, and general government will be
evaluated with respect to the proposed annexation.
PRIOR ACTION / REVIEW (Council. Boards, Commissions
No prior review of the annexatin petition has been completed. i
FISCAL INFORNIATION A
The developer will be required to make public improvements on this site at the time of final plat
approval, including water and wastewater line extensions, drainage system Improvements, the
dedication of road right-of-way, access and public street improvements, including sidewalks, and
public utility easements. Development Hill result in increased public revenues and public costs. Most
public service entities are directly or indirectly affected by development.
1.
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ATTACHMENTS
1. Petition for Annexation
2. Location Map.
3. Preliminary Annexation Asaewwnt. i
4. Proposed Annexation Schedule.
Respectfully` bmi
iTa-l V \~1d Hill
Assistant City Manage,
Director of Planning and Development
Pr by:
3`t~ '/~v
Mark Donaldson
Assistant Director, Planning and Development
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PttitlON ATTAC11MENT 1
(y!WATIM
TO THg PLANAINO AND ZONING CO(4SI551011 1
AND
CITY COUNCIL
or
THL CITY Of DIMM, TeXAS
The undo rvlgnel does hereby petition ttrr a tion of__ 167.477 •Oree loc ted
atSE corner of Teasley i,n 6 RobinrXr
tV the 'I extrat~rri~tori l ftop
UPSAi'04
of 4 ► Ctty of D♦atoa, Te Yi, the property s more paetlotItha attached survey descri Fiom ,and shown on the attached #J. The alto certifies that
the following required tnformattoa coeaerainj t!, t- "
its k1l"bitante is vi46ionably accurate and assumes resp4slsibi$I 0Jr
completion of said inforsutioo p,eior to scheduled action ou tie tequypf 0r mo
City of Denton.
1. Is petition being initiated by owner(s) or majority of registered voters in
area of request? Yes . Y _ No It no, wMt is tie status
of the applicant)
2. Now many dwelling unite are located within the area requested for
annexation? . One
1. How many businesses or nonresidential land uses are located within the area
of the request? None Please provide a general description of these
land uses including the name(s) of businesses, it known
4. Does area of request include any territory within the city limits or extra-
territorial jurisdiction of another city? Yes No
S. titimated population of the arcs of request. None Adults None
Children , None Number of registered voters? , None
6. At the time of this petition, have any other snnexatioa procedures been
initiated for ill or any part of the area requested in this petlttoa?
Yes No x it Its, pleats explaio the procedures begun
and their statue.
7. Does a water supply district its within the boundaries of the aret Proposed
for annexa.lon? Yes No X
S. Vhat zoning, it any, other than sgticultural (A), is being requested under
separate petition?. Planned Development Da.atrict
How much of territory proposed for annexation is included in zoning
Petition? All
3.
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F
tatitioa for Fnae%LtLea
Page Two
TQ eltnv for the future development
9. Uhat is the purpose of annexatLoft?
of the property
10. Planned land use (it toning is being requested)s
Proposed Us,!
Category 6 Total Per Acre W/:r
Proposed Acreato Square Pacts
a. Single family detached ± 151.48 4 U/Ac.~
It. Single family attached (townhouses,
cluster, etc.)
C. Attached patio/garden/tern lot line _
d. Duplex
e. Multi-temily
f. office
g. Heigbborhood service
h. General Retail
I. Commercial
J. light industrial-
Y. Heavy Industrial
proposed use(s) it specific use permit or planned development (PD) being
requested. Singin r__.. onjApnUal and Commercial 11man
11. Have petitioner(s) familiarized themselves wLSh the official annexatiot
policy, land use policies, and the standard tunleipal service plaz o: tae
City of Denton? Tel X No r '
Hams of Owners _ Te1ep`aone (0l2 ) 267,AAAA
Signature(a) Date 5416499-_
Addreu(es) 5225 vstta9s Grp ~r nr
Sgt r men
Plano Texas _~anoa
It petitioner is ot the owner of the propertyi Status
w Petitioner
yaw($) Telephone f .
Signsture(a) Date
Address(es)
/
T ./A, r r
Field Notes and Location Map for area proposed for annexation must bs
submitted along vith completed petition before process begins. r
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FIELD NOTES {
BEING a 167.477 acre tract of land situated in the B. Merchant Survey, Abstract No. 800, Denton
County, Texas and being all of the following four tracts of land described in decd to Mel & Vinny
Wheckr recorded in Volume 1548, Page 17, Me( & Vinny R. Wheeler recorded in Volume 904, Page,
844, Mel & Vinny R• Wheeler recorded in Volume 973, Page 270 and Mel Wheeler, et ax recorded in
Volume 1054, Page 17, of the Deed Records of Denton County, Texas (D.R•D.C.T.) aald 167.477 acre
tract being more particularly described by metes and bounds as follows:
BEGINNING at a Y:" iron rod found for the southwest corner of the said Mel & Vinny R• Wheeler tract
recorded in Volume 973, Page 270 (D.R.D.C,T.) and being on the east right-of-way line of F.M. 2181 -
Teasley Lane (90 ROW) recorded in Volume 400, Page 274 (D.R.D,C,T.);
THENCE N. 02°07'00" W., along the said east right-of-way line, passing a'G" iron pipe found for the
northwest comer of the said Mel & Vinny R. Wheeler tract recorded F. Volume 973, Page 270
(D.R,D.C,T,) at a distance of 1420.88 feet, continuing a total distance of 296^.67 feet to a PK nail set for
the northwest corner of the said Mel & Vinny Wheeler tract recorded in Volume 1548, Page 17
(D.R.D.C.T.) and being in Robinson Road a variable widd. right-of-way as recorded In Cabinet C, Page
1 S'3;
THENCE S. 89008'42" E•, generally along the centerline of the said Robinson Road, a distance of
1217.27 feet to a PK nail set for the northwest corner of the said Mel Wheeler, et uc tract;
TIIENCF, S. 89OW54" E., continuing generally al^,ig sold centerline and along the north line of the said
Mel Wheeler, et ux tract, a distance of 1278.68 feet to a PK nail set for the northeast comer of the said
Mel Wheeler, et ux tract;
THENCE; along the cast line of the said Mel Wheeler, et ux tract the following two (2) calls:
S.01035'15" E., a distance of 2222.17 feet to a Iron rod found for the northwest comer of that ,
certain tract of land described in decd to Pulte Homes of Texas L.P. as recorded in Volume 4134,
Page 00094 (D.R.D.C.T.) and being the southwest comer of that certain tract of land described in
deed to T.T. & Ava Joyce Kirby described in deed according to Volume 382, Page 539
(D.R.D.C.T.);
S. 01°52'30" E., a divince of 700.91 feet to a 5/8" Iron rod capped "Carter & Burgess" set for the
southeast corner of the said Mel Wheeler, et ux tract from which a 14" pipe found bears N.
56°55'22" E., a distance of 107 feet and being in Nowlin Road;
THENCE generally along the centerline of the said Nowlin Road the following two (2) calls:
N. 89°59' 14" W., a distance of 1240.01 feet to a iron rod found;
S. 89°29' 18" W,, a distance of 1230.65 feet to the point of beginning, with a computed area of
167.477 acres of land more or less with 4.037 ecres being in the road.
ru~ve•coarnda ~wm~
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ATTACHMENT 2
Location Map
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ATTACHMENT 3
PRELIMINARY ANNEXATION ASSESMENT
ti
A-89
WHEELER RIDGE
Owner Information: Wheeler Ranch, LTD.
6225 Village Creek Drive, Suite 400
Piano, TX 75093
Developer Information: Same
Location and Size: 167.477 acres located southeast of the intersection of Robinson
Road and Teasley Lane (FM 2181) In Denton's southeast
extraterritorial jurisdiction (ETJ).
Existing Land Use: Open agricultural land used for cattle grazing.
Surrounding Land Use: East: large lot residential development in the City's ETJ and
single-family residential development within PD-111 aWg
the southeast
West: Undeveloped land In the City zoned Agricultural (A) and
One-Family Dwelling (SF-10)
North: Lakeview Mobile Home Park, zoned Agricultural (A)
South: Undeveloped land In the City's ETJ, currently subject to
voluntary annexation
Proposed Development: Planned development with 151.6 acres of single-family residential
development at 4 units per acre and 16 acres of commercial
development
Analysis:
o The subject property is within an area identified in the Denton Development Plan as a
Low Intensity Area. Annexation and proposed development of the subject property Is
consistent with the Denton Development Plan.
u The subject property is within an area Identified as future residentiat neighborhood
centers on the 1998 Growth Management Strategy. Proposed development of the
subject property Is consistent with the Growth Management Strategy.
u The subject property is adjacent to the City boundary on three sides. Annexation of the
subject property will "fill In" a current hole in the City's jurisdiction.
I
o Development In the area Is Imminent. As development occurs it should be within the r
City's growth management and zoning jurisdiction. a
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ATTACHMENT 4
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PROPOSED ANNEXATION SCHEDULE
A-89
WHEELER RIDGE
lane 22, 1991 City Council receives a preliminary assessment, gives direction to staff and
considers approval of a schedule for public hearings regarding the proposed
annexation.
o Preliminary Annexation Assessment prepared.
July 10, 1999 Notice published in Denton Rccord-Chronick for fast public hearing.
u Anmxaflon Study prepared and available for public review.
o Service P1a,r prepared and available for public review.
July 20, 1999 City Council conducts first public hearing.
e Public notice must be no less than 10 t ys and no more than 20 days before
public hearing.
July 17, 1999 Notice published in Denton Record-Chronicle for second public hearing.
July 18, 1999 Notice published in Denton Record-Chronicle for P & Z public hearing.
July 27, 1999 City Council conducts second public hearing. SPECIAL CALL MEETING
Public notice must be no I .v than 10 days and no more than 20 days before
public hearing.
July 28, 1919 Planning and Zoning Con :nission holds a public hearing and considers making
a recommendation to the City Council regarding the proposed annexation and
the proposed zoning.
a Public notice must be no less than 10 days before public hearing. ,
August 17, 1999 City Council by a four-fifths vote institutes annexation proceedings. First
reading of annexation ordinance.
e Action must be more than 20 days after the second public hearing but less
than 40 days from the first public hearing.
August 21, 1999 Publication of annexation ordinance in Denton Record-Chronicle.
Sept. 21, 1999 City Council by a foot-fifths vote takes final action. Second reading and
adoption of th, annexation ordinance. City Council considers approval of
zoning request.
s Council action must be more than 30 days after publication of ordinance and
less than 90 days after cow ocil institutes annexation proceedings.
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AWAN: -ozs
AGENDA INFORMATION SHEET
AGENDA DATE: dune 22n',1999
DEPARTMENT: Planning & Develop I
CMIDCM/ACM: Dave Hill, 349.723:~J '
BE
Receive a report, hold a discussion, and give staff di •ection regarding the public involvement
schedule and the public review edition of the Draft Comprehensive Plan.
BACKGROUND
The June 22nd, 1999 review session for the draft comprehensive plan is the last Council work
session to be held before public review and comment occurs.
Council members will in askci to:
1. Release the Draft Comprehensive Plan for public review and comment
(Exhibit A), and ;
2. Approve the draft plan public involvement schedule (Exhibit B)
11so, as discussed during It;m May 21", 1999 City Council reticat, Council members will have
the opportunity to dctemtine if recommended residential densities should be changed. All seven ,
Council members agreed that written comments could be pro ided to staff regarding residential
densities for review on June 22"d. Council members Cochran, Durranee, and Cochran submitted
comments (Exhibit C). Since 4 out of the 7 Council members did not submit comments, staffdid
not revise draft plan density recommendations.
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 1999, and adoption of the
Growth Management Strategy in Jan Lary 1999.
OPTION
The Lune 12"a work session has been scheduled to allow final plan adjustments prior to public
ri.vicw of the draft comprehensive plan. Slaff will make revisions as directed by the Council. r~
Continued plan revisions are anticipated in response to public comments throughout the months
of July, August, and September 1999.
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RECOMMENDATION
Staff recommends that the draft plan should be released for public review as per the attched
schedule. The intent of Council review of the draft plan is to prepare the plan for public review.
Council is not being asked to deliberate on the plan unlit public comments are available. The
public involvement schedule is consistent with efforts undertaken to solicit citizen comments for
the Planning Policies, the Alternative Development Scenarios, and the Growth Management
Str.tegy. Public meetings, organizational meetings, television announcements, city web-site
pu'ilication, and a final workshop, are proposed in advance of P&Z and City Council public
hearings. Staff will schedule additional meetings upon request.
ESTIMATED SCHEDULF, OF PROJECT
Pfli4 Drpft Comprehensive P14n Review AcIlyll
February 23'd, 1999 CC Review, Introduction, Population Forecasts, & Growth Management
Strategy
March 30'", 1999 CC Review: Infrastructure Chapters (Transportation, Water,
Wastewater, Stormwatcr Drainage, Solid Waste, Electric Utilities)
April 13'" , 1999 CC Review: Parks & Open Space, Urban Design, "The Street", & "The
Edge"
April 27" , 1999 CC Review: Historic Preservation, Public Facilities, & Economic
Diversification
May l 1'% 1999 CC Review: Environmental Management & Public Involvement
May 2l", 1999 CC Review: Land Use Chapters (Residential, Commercial/Retail.
Civic/institutional, Industrial, Special Districts), Recommended Land Use
Plan. Implementation Strategy, "Maintenance I Enforcement", & School '
Districts (CC Retreat)
June 22"d, 1999 CC Review: Release of draft Comprehensive Plan for public review
(lent.) Approval of Public Involvement Schedule
July - Sept. 1999 Public Review Process
Planning & Zoning Commission Bricrings
August 1999 Planning & Zoning Commission Public Hearing(s) and Recommendation
September 1999 City Council Public Hearing(s), Revisions, and Adoption
PRIOR ACTION/REV] FN' r
Major milestones in the development of the Denton Plan include: t f . `
July 1997 Denton Plan Process approved by City Council and P&Z
April 7'", 1998 Planning Policies adopted by City Council
Jaa~xtary 19'", 1999 Growth Management Strategy adopted by City Council r
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FISCAL INMEMATION
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 orthe plan.
EXHIBITS
Exhibit A: Draft Comprehensive Plan
Exhibit B: Public Involvement Schedule
Exhibit C: Council Member Cochran, Durrance, & Krisloferson density cor anents
Respectfully Submitted:
v
D M. Hill
6irector of Planning and Development
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RAFT Denton Comprehensive Plan June 22, 1999
Pu lk Vl" fen
Draft Denton Comprehens'm Plan - 5chedute of public Review
Monday Jab 26th 7vm U 830pm Nertwnt Dmten Denton toh Scholl 1007 FwLtm ,
Thwsday July 29th. 7pm to 830pm Cent ~l/Seutheast • Cate kr Visual Arts 400 4 ihc>,.ry
Monday August 2nd 7pm to 830pm Northeast Dontoo • Vbmi "l Ury 1501 Lrvrsen
Thursday. August 3th, 7pm to 830pm Jm%vint Dentm • 6wman Ltemmt,ry 1201 PaMn
Monday August 9th. 7pm to 830pm -'y4% Dorton • Sam douston LUe tars 5WO Teasley
baturdoy. August tk 830em to m Calhoun MWdle Sdod eafetorla 709 Cenyress
Vodnssday August 25th, 530pm CIb CoumA C144sm 26 L Mc nney
\Vednesday. bpterrber 8th. 530pnh City Ceundl as4ors 215 L. MclCmnoy
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Tuosday bptanbn 21st 6pm Cfly Coundt C14nino tj 28 C MctGnney
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1Vednesda, : Ay 2ist 12om Jalnt C~unc'/ 4,? MAP, 215 G McKinney
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'D{2AFT' Denton Comprehen3ive Plan June 2Z 1999
Publk Review ditton
TA6LL Of CONTLNTS
I btatement of Purpose 4 I. Pol des 55
II Vision Statement 4 11. foals and btrategies 56
I City N&Oround 6 l Policies 66
11 A'arket Position 6 It (seals and strategies 67
III dolding Capacity 7
IV Population Cstimates 7
Pdkies 69
II ~ Csei~ and Strategln 70 I
Introduction 10 A
II 4o Vision a rowth s I$
Alanagemelt Strate# 1 s °r 1, Polk4es 72
III Urban Pagn Clema6te ~4 II Czoks and Strategies 75
IV Key Planning Pr~ s
V (oaLs E btrateots,
I PAL11" 75
II. (wads end mrateg4es 71;
~ I Introduction ~~6
11 Polkles 58
III. Ltistirp btuation 59
IV Issues 45 1. Powts 77
V Residential Impact ran 8 46 II. (soak And "Nrewes 77
dousing Incentives
Vw Manufactvredl.1ausing 47
VII <oaLs E btrategtes 168
VIII, Implementatm 49 I. PeLlctes 79
11. ImplkatWo of N Cz'r" r,i t
Iv &Wemrrtt strategy 79 f l '
III, (soak and btrotegla 82
4, pokes. Si
II <#&Ls and btrateoes 52
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'DIZAF-rDenton Comprehen3ive plan June 22,999
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II. 4os6 and btrateo4s 87 Il C{als and `ahsWes !3g I
l Pdic(es 89 l Pollcks 140
It Dr~gn Gals and t-Arategw 91 Il. OAS SQ N-cwts 14
fll• bpecifk Desfgm i;uldance 106
~ l Putlc4s ~
G Pd1Aes If8 ; (;eals and 61rategles 143
II. <Oats and Nrategles 118
I. G6reek Oevelapmerrt 122 dk
ft Campro;:-milm Plan 6A +m
II. Ubb to In the t6eet 6 ALLey 131 4?r 2~eemmrnd ~tfon~ .147
lII, b 7eet Aestl.eNas 132 II. &!Aster Plan Impfementatien 162 j
,,N bp+..i L)btrlcb 162 1
1V 6mLL Area Plan Development 162
V Development eeo tbna,
1. Ci.r eral Polkies Pura 6 isms 162
It bpec& Patlcin 7 %A Annum m .Strategy 6 Plan 169
III. Reeommendatioia 1 ~I. Capital Imgovemenb Progrem 16,3
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R Vlli. 8u4eta 6,m6 6 Impact Fees 163
y I. Orb 6 Federal Fwwlno
Programs 163
It f+erwal (7*1 "rnt PURL,
NOWAs MMAN Plan 163
Xl Plsn Perf4"&w 169
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DRAFT Denton Comprehensive plan
June 22,1999
:~~etron ! ■ Introduetloli " k .rleW Ion
L _
.5tafemenf of PUW.+e
The City of Denton Comprehensive Plan Is Intended to gulde community growth and development for the next
twenty years The plan I, the start of an enduring process to matt life betbr for ALL citizerps During the next
two decades, regional market ferees may cause Denton's population to double or even triple. The current City
limits may expand from 55 to ae much as 100 square Milos. Thousands upon thousands of Investment decisions
will affect the character of the City for many years to come. Areas known for decades ti be wooded tracts or
pasture fields WILL becxne part of Denton's urban environment with luting Impacts that our ran4childrte WILL
inherit The City faces many challenges to ensure that growth is positive.
The purpose of the comyr:henslve plan is to transtate a vision 31t and planning poLielos into meaningful
and purposeful actions for the entire Denton community.
to protect pubLk h" h and safety, to provide servkes r~fl e tly frill f{'s the steps City nment WILL fectlvoly, and tog meet qual ty of Life
expectations of the citizenry. The plan Is an expression of eopMmylyty stntimerlts and values fop A to see and
implementation success is dependent upon support and com"s PetomW investors, developers, buslnass
persons, and residents should use this doeument to Learn more aba6 the community they may decide to Join.
The comprehersPre plan Will need to be updated within f e to {von
impLernMtation. 'N plan Is not state and may be changed as lnorll~feritienn b
which 13 the pOrW Of ecomes vi Labe The pVnl Is by
me means the end of a process it b only a starting point T(~a r}n°L test of the plan Is }he extent to whkh the
implemen}a}Inn strategy le effectwt.4 044e extent b 2,41
today's vLs en is ratized twenty yeah from new,
VsJen .'SfslimenE ran...ia,re,r sie f
Denton Is a unique eemmunity whose divers as it stremyth. Thll uniqueness Is a t of communi
it Is the goal of the Denton PLan to Insure prowth, tr ~ and
encourage and promote the preservatL.n of this vIIta ettpment and the use of Community resources foster,
quaUty. ~
The proper stewardship of our community assets while managing the pressures of growth Is a balancing a -t that
will require foresight Long range planning and a great amount of community InvoLvement The Denton Plan sheuLd
reiresent the brit of our eotlective community asplratiens an i wfide prparinp Denton for the 21" century, should
never tole sight of the fundamental qualities on whkh this town was built
duality. diverse y, ai rJopportunity are the keys to future success. PeopLe with ALL kinds r
art wetcome to Denton, where they will continue to find a community {h } offers ~'f Afferent backgrounds v t
C
priced housing, and good schools and parrs. 4Jmnes of all sizes types And 'pie ks, reaa,rnabr- (f ~ ~
hood centers WALL contain small shops and sties that aree "madto harmen/ze w choke lth su rfeund ormes ad
provide dally noeessitlas for the neighborhood. Residents wall be able to choose to walls ride a 'ke, use the
transit system, or drive to many daNnations throughout the City. L oaL KWnesses and employes w4L pros~per,
eatedw to customers' needs and promoting DentWs Image at the same time Thars most 6 a plate In the city
elexww.~,wevt.+~naux paxrw eok,h ■ f
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'V"fT` Denton Comprehensive Plan June 22, 1999
Public Review Ldition
for all types of development necessary for a halthy, vibrant market 1Ve want to preserve the distinctive
qualities of our City while growth occurs, a goal that we know requires foresight and preparation
The Downtown is and always shall be the heart of Denton: the Square and surrounding streets wiLL be used every
day and night as a gathering place for commerce. eivic events, and entertainment <row ir; numbers of downtown
residents will Increase the energy level of the downtown, and the renovated CMe Center Park will draw new
visitors from throughout the region. Yet the scale of the downtown will remain the sane, human and comfortable,
and rumples of the City's history will continue to remind our citizens of their heritage l istork preservation wlLL
be a major theme in all development and redevetopment efforts. The downtown vALL become even more pedess
trlan-friendly, with new streetscapes and improved sidewalks connecting the Square to both Eagle and Unlver.
sity, encouraging sidewalk cofr- and other outdoor business".
To grow properly, Pent*-p mus, wurish its university partnerships The University of North Toes will flourish,
and the UNT campus will increase its visibility as a Denton land rk prominently displayed to travelers passing
through the City. The Fry Street Area and OakJllckory lllst~r btr will continue to serve as important
physical and social lints between the Downtown and UNT,Teus i is University will also eontribuke to I
Denton- jlstinctlon as a City, and will be even more stro conn to the Downtown as a result of CivSe
Center PrA renovations The UNT - Downtown -11VU ear l u A! full potential as a Mamie and
Lively area, essrnhd to the well being of the city, \Vorking with' povtrn and the business community, the
two universities wit! rahu their {uU. potentielas magnets for ch and research-oriented development The
City, county, and school districts will Increasingly eoordinatOotir 1 to improve public faceted" and SA e",
with careful planning for schools, roads and utilities tai Ada growth. Residents musk always have
reason to bit confident that their taus are being spent vRsely arr~~f}icitntty.
The Denton community w+LL always be d 1a.rKhin¢t ves of its citizens - regardless of age Income,
or ethnic background - through td n cu re, ration, and entertainment Through the efforts of Our +
schools and unlverslti". our geverg "nk our a and ni groups, and our businesses. Denton will build on its
distinctive reputation as its art-- and most pods a music city. Through its outstanding public ark Its
galleries and studios. its museums' Nate and dubs. Its renowned university mus;e'ans and artists, its
festivals and coneerts and shows. De ALL' ovlde to citizens a wide range of cultural and entertainment
actioles that will also attract num ou' i to our community.
Me need nature as much in the City a in the countryside. Our built environment cannot remain healthy without
property managed land. air and water rtsourctsas we grow thou resources will become even more precious VA,
u.t avoid the costs of thoughtlessness while we cap!taUze on our natural assets. As khe benefts of Lske Ray
Rrberts and the Elm Fork Natvre Conservatory become fully reallted, they will prove to be resources of Ingrid.
$LA value, well worth our Initial Investment. Fioodplalns and creeks w4l emerge u greenway corridors that serve
many needs, such as flood protection, recreation, tree preservation, and habitat support Erivironmental planning
most take its rightful place "an essential part of Penton's strategy to grow wisely
The entire vo rid is within easy reach of Denton, sitting at the convergence of two interstate highways and located r
a short distance i rom two Internationst airports. Denton u regional partners w4thln a mater nrtropol tan area and A
will sore regional rignif tone with Dallas and Fort \Vortk with each of the Woo, cities burg recognlud" a
county seat with a unique Identity. The aNUty to krteract within Denton Itself with the metropt^ or with the
world is an asset that will continue to be useful in marketing Denton as a progressive, forwarddooking city with 1
a)some town' atmosphere.
eK.+r.r..,w.vlwr~v,ale oiw tow. exijiDi7 A 5 .
I
G
U
'DP-AFT Denton Comprehensive Plan
June 22,1999 4
Dentin can achlsve w1+a4 we wank • growth that enhanees rather khan destroys the qualities that male Denton
ettrackWt Denton well bequeath to future goneratiens a
Prepare for growth and prosperity bi new eensiderfng all communliy Interests rOur~luAnd heatlt/ e andlheri age Denare will
pottant
to us, 1Vi file Denton now, but we k we un make It even better. Srewth will awe change, but the emssenHat
Ingredlents that male Denton unique today MU be preserved and eultWatod In the future.
bection 2 ■ PG,oULation Forecasts: 1998 tv 2020
C7r e.I
ckorowz
The City of Denton. Texas is located approdmatety 55 miles n0/
of Interstate 1Jlghway 55C and Interstate di w N dc~f' DWtort and f ort Werth at the eenftu region
know a the lv(etropleti has experlencad substantial growth Airtno the $eV rjt dde region a 1t seamy ron on
the period Foltowing the seonomk dovmturn that peel rred t xT decades, with the y hisle of
dlversifad conslderaky ainee the 805 and sustained r s : regional economy has been
0 owkh i #fded in the soon
The City of Denton Is the seat of Denton County over
center of the County. The city has seeess to excelimt tr k and Ueated apiH'awmaLily in the jw vxAphk
~+~M1
Is etose to two maJar alrpar}s, Df1V Internatlenal Sego nl/r,ld }fort rrlden Fir hlgfrwa» and pal transit and
and Alllanee AJrpork the Nation's first all-cargo alrp Clrka¢Y'i II Airport In passenger traf fk,
\V'thin the Study Area four land areas are ofI Dorthee to }hi d
I The area within the current i ty 1 tY for planning purposes
limits, :4
'
21
a The area that is expected tiko- r" Table J
von Af ary of Ls" J Area
come urbanized, "J Ufea or b1ulr
a Theareawithintheeity'scurrenIt Lanedrai
erns 5fwra
j 44 mrto Mrsterri orial Jung City of Danbrl Qaa
Jk-bon (QTJjL U46MI1 r Aria 5S. 3 - 5583
s The area Within the city's future 5 4 ria [TJ 2 388 5
5mIleGTJoncea 5 i!a[1J 2050 5 21
00,000is&+lived~laHon _T07ALSTUDYAR[4 322
SQ 23275
The Study Arer accounts for 26% of the 957 squue miles vvlthln Denton County.
i
'Vi4ef oisifisn l v
C4 nomie development and corresponding populatlen gr" vdthin Denton County is stimulated
to at? service, the t'a r;.
the
n+portat+en corridors urwrio the clty vA6 Dallas and rent Worth em proximity
the presence of mslor publk Insti}AWLS Wf%fn the C$, of Den{on The l1nW m"e"t to FW T OAS
eraitY of North Teas and row
C1G~nnrµwroV,~prur R.,a+Uwn '
MINT A 6
•
I
l
1
'DRAFT Denton Comprehensive Plan June 2z 1999
u k IN bn
Vomans University provide a alynifleatlon teonomk bsse for the city. and they provide a skilled labor poet for lent
employers Additional publk enHHes such as Denton County, the Cky of Penton, Denton independent behoot
Pistrkt. Penton btato bct,ool and the f rederal Cmtrgeney Manlpement Agency prevlde+ddl}lanai to+nemk Was.
The City is positioned geogesphiealty to talk adantage of Current drNtlopment Activities occwrtng in the Metroplim
Regional development patterns are such that real estate in the vicinity of Penton has became vM desir+lrio,
land in and around Denton is rotatively Inexpensive when compared to AHar rapidly developino areas of the
Metroptax such As soAharn Penton County and southern ColUn County Major tand dNelopors are beginning to
be attracted to the city, vapidly growing Communities such as Carrolton, Flower Mound LdwlsALU. Cor<nth, and
Frisco in southeast Denton County and southwest Capin County have been o*wienClno annual growth rates
throughout the 1990s rarolno from 1096 to W%.
/A
' L/eldiny Gapuify
Demon's current population density Is approximAtety W e A uare mils. The average density
observed for Metropla titles, ranging In density from Unly ark + pe+pla within a square mica to
Rockwall at 826 people within a sown mite. Is 2A& pe fn + 94 miles, Using the 101 square mile
urbanizing area as the build-ovt (And Area, the faUMty to of Mg cap+eitin Is de&OJ.
Over time it is Likely that Penton will bocome more darn t I,t present less than 4096 of the land
area within the Current City Limits Is davdoptd T'her a NO sets of lend within toes Core area of the city
And at its ceAphery Hut are not dN es0 a 9 or holy to bt developed within the HMO frame of
'u
a-re...
••F In Addition arcs sutsido t limits Annexed Into the City and da'eloptd primarily
for The6esfpvpu ' n' a A~ldryaA..-tyofHturbsniiiryenvlsepprxhnaErfy 1
2296100 based on an average,' ity of per square mllt,Loss than the average for other
metroplex Cities,
folio 27
Uol Nees tt for the pdstoe U414111oo Ards
Der uloee F00410404 fdseltlos
Otorrrloo drtt popobbooPAPRAlr(potplo/tpsovviAldo)
Inc Woo)
l.9OO VJ0 22.90 2640
UrA044Mo a11% 1x2000 77000 224.000 x61000
Jiareoroo c,tr or Otnw pion eon/ tog Otrtjt Ttnr yowit oot Jttoo
N.
PrpulLFlrn LsFrmtEie r A
The poputatlon forecast estimate A 'most Likely' poputAbon for the 252 square mitt Penton btk* Area of J
215,000, The City of Penton 19 exp0eted to grew to 0 90800 mile with A PopuUHae of 187,400, M 6896 of 1
the %Jy Area population In 1998 it is est►rt+ak0d that Cup roAmeW 8696 of the bh* Am populatk • lived
within the City of Penton.
clarw.ht .wtourgvrl. RO&W u sun Udl WT A 7
c~
u
TI AFT' Denton Comprehensive Plan June 22, 1999
u k Perview bn
The holding capacity analysts confirms the cliVs capacity with respec4 to Und use to accsmmodote the preJected
Increase In populatlan witheut slgnilles4 change to hlstork reaiden{IA density, current develepmeat kend& and
land use relaNonshlps
TaKs R.5
Denton Plannlne Area Ono CRY of Deafen
Forecasts srAmesoat 7opulAtion and LcA Area
998-202
0
5-MAN GTJ Stray city or Dentsa
Are
Asnuel~ Aenwl btwiy _f
year Pocentaae Numuie Aree + peputellen Area Denstr
rowth •ewlh Pe UA , (94mUS) Ipeo/mltel
1998 8S 0 .030 360 1,504
199 2200 1830 8Y.200 14 25 560 t.554
2000 25% 2,180 8 380 76.600 370 Lb
2001 504 2680 2,0 8 560. 550 1554 I
2002 5 0% 2 0 4820 so.4901 590 t564
2005 5 00 2.8 0 9 All, 0 2450 03 t5 5
2064- _ soa 4.880" W~aco -€20 i3e
2003 s0% 5150 107, 0 2150 53 [Z-,l
2006 S0% $.580 115,050 200 30 (480
007 S 0
9
0% 00. 0 665 l5M
2008 so% a6 115 04. 20 a LS D
124
2009 a 509b 2 0 150.870 102,560 5
_200 5.0% 350 1157A20 117300 l0 ITS 3
2011 --50%' _ 31.8 - Soo 123.00 740 Z6_4
'
2012 30% 2 151300 129000 77 0 1675
2015 30% 0 3 .000 155.000 80.0 t 86
20 484 0 I 00 tj00 8'!.0 V02
2015 IF 7700 ~00 15000 86.0 1759
2ol 06 00 182,00 137700 8,~0 2
202 _ 2% 7,700 IaQBOO _ ,ooo 920 t765
2018 oo g soo 0,200 so 1702
20 590 00 205.200 .500 bo tbol
2020 5.80 7,7 212. Os 18 00 IOLS tolo
096. 41494 ,137% 480% 4424
2020 _
beuree, The Cltr r{ Dsntsn Glannin0 snd ONelopment Department, January. l999
C1C.mr•.uenweple~pix. Rwtiw Urm exll*TA 8 .
a
6ffl
PuMlc Radl
Figure 21 Population Forcasb by bub-Area Map
LEGEND r
Cdy UnI.
LAOS
IAawerp ka IN ETJ c
~1%11M ETJ `d
GrdonCardT _ ,
-L
I ~ ~a I I
Coy d Mrhn ew..e..~ n w n.~w 1:1afN map 04r.lopM - JWA" 1 i99
n! r .wpja wM ti N lw4M. Irw rM ~l'~~
PWMN and NVOOmM ~
to l•+r 11 n
CdT r00 W„I V1 N On V don, Taa FM 0~
MW
rama.i+krmrFa+ea~MeMMIPa1UW~60 inr~i.n~mwi ~r`ao~ ~rarw"r~ilrir~M• ini
NCa
bnNMwwn r►
LX NT A 9
4t'DRAFT' Denton Comprehensive Plan June 22, 1999
u k WV1" i Ion
.section 3 ■ I~rowth I'anagement and Land Use
MEridaetbn
The City of Denton land Use Pfau has been developed to Imptement the growth management strategy and Urg-
range vision of the community in the Cty's Comprehensive Plan Re Land Use Plan focuses en the use of land
and future development within the Denton Planning Arid and the nton Urbanizing Area. All parts of the land
Use Plan should work together to ach love the Vision Statepiert jJOfJ by City Council in 1998.
A. PLANN&Aizub
The Land Use Plan describes two distinct but Inter-related, +releSThe Doman Planning Area and the Denton
Urbanitimg Area
1
L The Denton Planning Arid
This area !ncludes the current city boundary and murrounding unincorporated portion of Denton County that
lies within the City's sphere of InfLlnce. It eorrespondgy~v!th an arms that daeribes the Clty'a extra-
territorlal Jurisdiction, a 5-mile radius front city Omits, is I f the city had a population of 100,000 within its '
currant city boundary. It is constrained om eash by I Ako RAY Roberts, Mon Creek Like Lewlsville and
the cities of bhAdy bhores and :imth; and the s4th by the clNa of Corinth, Copper Canyon Bartonville,
Argyle and North Lakes. To &rth and w~k the City of Denton is generally without eonstrAints regarding
expansion opportunities This Arid appro atety 252 square miles.
2. The Denton Urbanlting Area
This arms Includes the existimg Incorw d City boundary. As wdL as OiLior;& areas outsWc the City
determined to be feasible for urban levels of development through the year 2020. This Are+ strongly
correlates to the arms within whkh the City can effklentty deliver urban levels of ser&es to all rnldents
This area is approximately 101 square miles. or roughly twice the area of the current city Limits
D, PLA,NNikflozwN
The planning horizon for the Comprehensive and lard Use Plans extends to the year 2020, a planning period of
22 years. Over that time, the projected population of the Denton Planning Ara is expected to Ineresse from its r
current estimated population of 85.000 to a population of 213,000. \Vithlo the Denton Urbanizing Arid a y f a,
population of about 187.0006 ostimeted by the year 2020, compared to A poputatlan of 75.000 within the
current city boundary In 1999. i
l
CKaf,f%f" ,MAAP "RnAwCeiwi U11161T A 0 .
i
1
i
'PPAf7 Denton Comprehimilve Plan June 22.1999
Public evlew i Ion
C. p~,gy,~iNG PURPObG
The purpose of the Land Use Plan is to provide a guide to land use declslon mAing by public offkuls, resldenb.
and existing and potential property owners, in a manner that helps the City achieve Ib Vslon. meats its gals, and
provide efficient and fxaU.y prudent urban services The Plan Ineorporates the foltorAng purposes
■ The Plan is a statement of polio, addressing the :ommunliy'g vision and goals, to be imptemented by
adopting zoning and land development regulations:
■ The Plan is meant to be looVange, an expression of current strategies that will shape the future ever
a period of twenty years and bt; and
s The Plan covers a compreh"lve area that describes the City's sphere of Influence and where it has
been Mai mined that the future use of land will Impact the community.
s The Plan may be used as the basis for a variety of lonva decisions that affect tta citizens of Denton
on a daily basis
Uuation of property owners and petenbai developers In the mu Alut the communltys desired future and
ahout community expeetations regarding future JeveLopmeril
fi
a Gvaluabon of toning and annexation proposals
■ 0udget setting and capital improvement priorities.
D. PuHNIN(aPPINCiPt_Cb
Throughout the public partlelpstlon process that <t th ado lon of The Denton Plan Policies and Growth
Yinigement btrategy, many planning sllia is discus f nd encouraged by citizens
P
1. Preserve Lnlsting Nelg Mods ~
The citizens of Penton wank reserve t r exis4g neighborhoods from encroachments by outside Influ•
ences borne of this desire is ro in the c 's current Inability to control the quality of dev, opment rather
than actual land use. The Plan di enkia between existino nelghborhood development and future neigh-
X4
borhood development, Cn3sting neigh o nd patterns that are traditional single-use single-size residen-
bal zone distrleb w4l be preserved, re neighborhoods will be allowed to develop with a variety of
housing types, dons*es and s+zos Around elghborhood centers that may feature a min of land uses
2. Assure Quality Development
OuaUty of development was the teprated priority of citizens responding to the punk partkipatlon process A
consensus of op;nlon stated the quality of future development was more Important than the quantity, location
or timing of development although ALL were felt to be somewhat Important The Plan proposes the devetop•
ment of design and performance standards for all types of land uses so that am of LIU narseteristles man
he mixed together with same assurance that compatibility with nelghbering development can be achieved. !
Performance standards for development art essential to protect Important natural and community resourees, i '
A
j. Gnuurage Alternative TranspertaNen Modes
Many citizens expressed their displeavw-e wf+h the current WAS of braffle eengestion in the City end emour•
(I, `
age the plan to orga,4ze in an effective way to minimize traff1w congestion and eneoursoe alternative mode of
transportation such as pedestrian, bl-yell, and publk transit The Plan creates reglonal and community
c~c.~r„r..,,w,owy,au<rr..w tarvn LkIliD1T A 1
c,
-Pj2Af7 Denton Comprehensive PEan June 22. t999
u Ic view I len t
actfvlty centers and encourages neighborhood centers that eould result in A v464e walkable eommunlty And in
more effective delivery of publle transit services
4. Curb btrlp and sprawl Devetoprrent
One patterm of current development that was commonly decried by the c9Huns during public meetings was
strip commercial' development, bind In hand with strip commereial development Ls sprawling residential
&welopmont. Both discourage public transit and the connectfvib between land uses that Is required to
create walk+bte relghborhoods and both require the use of the AutomAlo for the completion of daily house-
hold and work tasks. The Ptah
■ encourages the organlzatlon of commercial activities into concentrated activity centers with a mb of
retail #Me and higher density housing, rather than strips of single-use tones along our hyhwryt and,
■ encourages the development of ruighborhoeds that allow a mix of neighborhood oriented uses within
walking distance of new reidentul development.
5, Minimize l Lind Use Conflicts
Cities are places of diverse Act Ay. There are yLces LMn es for working, plsees for shopping and
places for learning. There are piece that are very actl n e` n of t-+mqull ty. Any land use
plan will create boundaries between proposed land use A that proposes multiple toning
categories of residential, commercial and Industrl+l toning u cre+tn many d strict bound+r e, These
edges must be dealt witit such as the boundaries b each of residential use with ach othee type
of residential use as well as each type of commerclaL nd trl %e The Plan propose to orgmize the
{ city by funetlonat classification: IN i
■ Reglonally-orlemted use thn5t~ZLow Jirir'sq t tend beyond the Denton area
■ Community-orlented uses t a from loci market dermands:
■ Neighborhood oriented u "varAw h ams and servlees that have common characteristics
and.
■ Industrlal and employment X ted land' ses are considered separately.
1L- _
4dy ✓o4a 6 <r'riwth lysna~ement S rstoo Clements
A IOLVISIONCABINGI
A vlsioming effort, recently conducted over several years, sponsored by the City of Denton. Denton Chamber of
Commerce, Denton Wopendent.5choot DNtrL-t Denton 9jeord-nroniele, T*A" VomAn's University, United
Way of Denton County, and the University of North Teras resulted In *A "ii% n For Denton - the 20 Century,
r
B. TUG DCNION PLAN POL CICb A ,
In 1998 the City Council adopted The Denton Plan PAlkies and 4rowth Management btrotogy that AlrUned
( many elomenb that are directly AppUc.bte to the proposed LAnd Use Plan The Wq'W yfilemrnf included
C~GmnA.nr+.~OInfICUrUe ■r^n+COfu~ W151TA l2 .
z.
TRAFT Denton Comprehensive Plan June 22, 1999
Public evkw lei
l Denton b a unlque community whose diversity gives it strength.. It Is the gaol of The Denton Plan to
( insure than growth development and the use of community resources foster, encourage and promote the
preservation of this vltd strength'
2 'Quality, diversity and opportunity are the keys to future success. People with ALL kinds of different
backgrounds -!louses of alt types and sites . Neighbvrheod eentem will contain smell shops and stores that
are designed to harmonize with surrounding hones and provide dally ntce i4les for th r neighborhood. Resi-
dents At be able to walk . bike . use transit - or drive to many destinations threughout the city. 'there must
br a place in the city for ALL types of development
i
The Downtown is and AwAys will be the heart of Denton . Crrewkng numbers of downtown residents will
increase the energy levA of the downtown . The UNT - Downtown - T\W eorrider will achieve its fuLL
potential as a dynamic and UvAy Aw essential to the weLL being of the City'
I
A Ada need nature as much in the city as In the countrys' ur It environment cannot remain heAthy
without properly managed land, Air and water resoure V Reberb And the Um Fork Nature
Conservatory. will prove to be resources of inerediloU v e. Ins and creeks w ILL emerge as greanwsy
corridors that serve many needs.'
C. GRoVrd MANACCMGNT bTRATCCY F!
Potkies In The Denton Plan related to the growth hie a .5 Indudt i
t Development patterns that make the most ant Rk servlees and infrastructure should be
promoted 11
2 The community should Aso ish develo' t s that are clearly stAted, administered efflcientty, And
enforces eonsistently.
5. Lend uses should be balanced *In a diverse oeonomy And A well-proportioned to base. The city
will prevlde opportunities for - a fuLL y land uses within the city.
A Zoning should be used to Idanti fv perfo ante standards that allow land uses In def nod diste-ris based on
their AbiUty to mitigate potential negative Impacts on neighboring property.
5. Devetopment guidelines should be esta"6J to atlew s esker range of land uses to coexist within dose
prexlmity U each ether. bib design principles - should be investigated As possible teole to promote land use
compabbi* and encourage develepmentd diversity.
6, The leutlon, plaetment and design of publk faclUtlas - should be used to create nelghborheed Act,vlty /
canters
7. Residential development ttet establishes a variety of let slid, &AWrig types and housing pries should t I J}^ \ ` 4
W encouraged.
8 The City should be designed to accommodate people rather the! autowbites. Transit, bky:G, And
C%Cmp,A Y eRw AW RAW eat, W OT A ~ . r
j
I
• I
I
• I
II
DRAFT' Denton Comprehensive Plan June 22, 1999
u k evlew I Ion N
/ pedestrian linkagn should M planned and imptemtnted to sure dally transportation needs safely and com'e-
` niently.
9. Denton's ab!Lty to grow and expand shtuld be identified In the ntyb annexation stratogy.
Urbar Dis/on Clerrronts
The meshed form of the City's built environment Is outLlned in Urban Design chapter of The Denton Plan The
form Ll the city relates not merely about aesthetics, but to the functlonlno of the built tnvironment and to the E
soclai and economic well-being on the resktnts of Denton. Those eonerpts are reflected through the Land Use
I
Pion 1
The Legibility. or understanding, of the City is based on No 49
A. PATIfy
The main strsteote paths of the City art the rujor federeL s county ity
roads This network of Paths link the different parts of the I or. and link
the City to the region In recent development the tendency ka on to set i
buildings well back from the reads and pUee parking In fr This eaused
erosion of the character of many reads which new U ni a resent a more
host+le environment to pedestrians. The oblem sr ton Aono main
roads needs to be addressed It must tern t new pmot Ascent
to the City's primary pathways m ontribu to character and deflrribon of
the City.
D. GDcCb
Uges an be natural topographic festur intered feature The
most Important edges defnino the way In the City L.~ ureetved
are the 100-year ftoodpUin and the edges of Lake LewisvlLU, Ldges
provide an Important contextual feature for development to react to.
Mere changes In areas are involved a drsmatk setting for new devel-
opment Is premed.
C. DISTRICTb
r
The coneept of districts is fundam"t to understanding v r A~ c
the structure of Denton. which Is a combination of differ-
rot distinct districts that have grown and merged. The
vistorie downto^ the umYorsitift community shopping
areas, the Ci atAen Trianoto Mall area and Urge residential.
SwWI talons are Teat oump.n of districts, The Lart
cK~x..hmw~GIM7„Mk Qnw Caluw WAIT A fd .
a
'Df2AFT Denton Comprehenilve Plan June 22. 1999
Politic V rjition
Use Plan proposed a functionat Classification of dletrkt arranged according to market areas reolonal community
and neighborhood FYture development m Urge *tdm wfileh gave the potentiat to ,late new districts, needs to
be of a distinctive character, white eomplemembmo the moo general characteristics of the AAlsbno townseApe
D. NODCb AND ( TL\VAYb
11a design of node and gateways can sionificantLy affect their
legibility and the Identity of the city. The roadway connections I
throughout the City are important strategic nodes, Junctions be-
tween major paths In the City are Important nodes Increased ac-
tivity a4 nodes assists in designing and opera Elmo a transit system
Doslgning node to more distinctive and memorable could peter-
bally make the City must easier to navlgate. visusbze and under-
stand
L LANDMARV-6
The historic Danton County Courthouse is the most oa Idienti
Landmark In the City and the oreatest etuster of Landmark bull In the
City is in the University / Downtown area Landmarks eon a Clal
plicos, such as civic Center Park" the UM Fork of inity vier.
The oeneroL to.wnsape around the City provides a backd f nd
Mo a cro4ve, innovative and distinctive architecture a Lp erea
memorable Lamdmuks and strengthen the Imaoe snd rDi of rience
in Denton The City's maim Acthob "'R 4 . hamdm provide
foest points better unJmarks in city La rsvt ib LegtbiGty or
umderstanding
Key Glennrny PrFnciple~
During the process b develop The Denton Pion PoLkles and Growth Management btrategy, several planning
principles that captafAd the essence of citizens'eemments were klenbfied and JAW An understanding of each
princlpLa and their Interrelationships is a key to YnderstandImj the vision of Penton's cititens and the direction i
that most be taken to Achleve that vision
A. PRiNCIP OF C U ION
The Denton Plan Vsien ism statement by the eitizens of Denton that Penton ism city for aLL types of propel and v f
sit types of uses. This principLd was reiterated by participants throughout the pun process. Denton Ls a city and
a city creates opportunities for dl types of peopu and businesses, To accommodate ALL types of people. A City r'
must allow ail typo of housing, And to accommodate a complete ranee of business opportun*^ the city must
organize those uses to minb,dte conflict Land uses And mast define perfermAnce re4ulrements that re4uire
property owner, to perform to Community standArds.
eK.~u•.ArruwrOt.~i'J1+eOW"LAen LXMbITA 6
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'GRAFT' Denton Comprehensive Plan June 22. 1999
u k Itw ton
6. PRINCIPLE OF 6ubTANNAwLITY
Community sustalnability can be defined as the abiLity of a community to utilize its resources to ensure that
present and future members of the community, es well as those In nearby communities, tan attain a high degree of
health and wAL-being, economic security. and a gay In shaping Nile future white maintaining the integrity of the
ecologieaL systems on which ail Life and production depends. This definition ImpLles a strong equity focus within
the community, across generations, and across communities. The citizens of Denton stated that they wish to two
in a community that is sustainablo.
C. PRINCIPLL OF DALANCG
Eaters is the condition of stabltlty and cohesion within the systems of governments, residents, organizations and
the environment A community In baLanet Is revillent and sustainable. The practical aspect of Land use balance
Is reflected in the ratio between rr 1 Lr kal and non-resldentlat LW* and the relationships among residential and
nnrrre~identiat land uses. The C iy n..-t atse be cognizant ;of xi mifleations of its land use ptan The
citizens of Denton aslod that the City organize Its Land tomm' balance of land uses.
D. P?'INCIPLG. Or MAINTLNANCL
A city most ALew development to occur that provides the r tI nulntaln its infrastructure and puN.k
faellities. In a community that has a high percentage of put nds, ay be advantageous to crate a tae' base
with multiple revenue sources The citizens of Dmto . t the city maintain and enhance the
opportunltes to expand the tax base of the community,{nda ad to r rtes are made avaltable to maintain
and enhance pokle Lands end facilities
. Gti t l f
CriaCg 6 blrileprea
Within the Land Use Plan framework of nei rheed, community and reglorul class fiatWns are found the mere
\I traditional residential csmmerciat, and civic land uses. In add tion the plan else estabtlshes several districts that
are of speelaL Interest to the community.
■ The DowntewrlUniversi+V Core Dlstrki
a 9ayi2ober6 Lake
■ The Denton Munietpat Airport
■ Industrial districts:
■ Cmp!. ymentdistrkts and, y/,
■ The city's undeveloped ftoodptain area.
lax-~
A. RL61MIRTLAL LAND L616
Jousing Is the predominant Land use In Denton, seetunttng for about half the Joeteped land In the City. The
City's 1998 housing stock of single-family residenees eomprlsoJ ~,~4 of Al housing units M Dentin and used
ClC.nr.dun,ueplrl WWC RAW Canwi L:K1I I DI? A 16
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'DRAM' Denton Comprehensive Plan June 22, 1999
u k view di ton w
8496 of all resldenttally developed Lind, with an average density of 28 units per acre, ranging from multiple acre
( properties to 6 to 8 units per sere. 4ut4-family residences Comprised 46% of alt housing units in Denton in
1998 and used 1696 of AL residentially developed lend wi:h an average density of 122 units per mere and a range
of 8 to 50 units per acre
L Primary ResldentiaL Lend Use Principles
• Promote A Diverse dousing Stock
M overalt goal of the residential Component of the Land Use Plan should be to allow All Lypes of people to
Uve in Denton by allowing A varlety of housing typex sizes and prices In Denton. The housing stock should
reflect the demographics and economic structure of the community.
a Limit bprawL
Mother goal of the residential Component of the Land Use U PIAn should be t. guide the development of
housing in a pattern that Umib sprawl accommodates prd ho 'no demAnd and milows higher density
development where it is etose to Jobs, shopping. school {r
e Demand Oualit±
The preservation of eKlSting neighborhoods can be Achieved JOMIAndlr .4 ty development by establlshIng
design and consiruction standards that are fair and even ap J.
2. dousing Target Densities by Ares 'rM ~y,
dowsing should be allowed in aLL tore districts 'thin t i evenIn the IndustrlmL zoning cl.As5 ficaWns
l where mind use dwelling units, fang term care ti"ind arding and rooming houses maybe ressitU In
some cases Residentiat density Arid W&Ita' d seeer ' to the folfowilmo schedule
Downtown q l~ig Density > 15 units,/scre L
University Core Area di h DYnsity > 15 units/acre
Urban Centers dlgh Density > 15 uniWaere
Neighborhood Centers "'yyy Moderate Density 6 - 10 uniW&cre
Neighborhoods, Inside the Loop Low Density 5.6 umits/Aere
Neighborhoods, Outside the L1op Lower Density 2.4 unitahcre
Rural Areas Lowest Density < I uniWilere
Residential lend use shouLd not reolre minimum Lot sizes, ereept In rural areas where 15 acres should be
required to support An IndWuAL mptk Disposal &ystem. Instead the number of "mg units allowed in a
pArticular deeeLopment could be a ntroLled by the grass density requirements of the tone dlstrkt For
example, In A newly deveLoping neighborhood a nelghborhood Center with allowed residential density of 6 to 10
units per acre should be designated. In the area surrounding the neighborhood Center, residential density of 5
to 6 units per gross acre should W dlowed inside the L Aop Area and residential density of 2 to 4 units per /
gross mere should be allowed oublde the loop Area. A
../r Residentiat Neighborhood DLstriets r l ' ,
a. Glistine Resi tiAl Nelehborheeds {CommbbLe f ii-riLL
future development within estAblished residential areas should be developed In a manner that re-
c1am, .ot.npav<areweaavn WWIA 17
"DRAFT- Denton Comprehensive Plan June 22, 1999
Pubic evlow ' bn
spools to the "sting residential development with compatible land uses, patterns and designs
standards The plan recommends that Busting neighborhoods within the City be protected and pre-
served. Dousing that matches the existing density and neighborhood service and cemmerdal land
uses should be aLLowad
b. Future Residential Nelahberhoeds {Compatible Mlred-Ums Allowed in Centers]
\Vithin the undeveloped urban and urbanizing areas of the City, mlvd-use and mLwd housing types
should be allowed to dovelop In a pattern of 'neighborhood centers that are developed In an inwardLy
oriented manner with a focus upon the center of the neighborhood, These developments should be
established in a manner that locates the center of the neighborhood within a 5 to 10 minute walking
distance from the edge of the neighborhood The center could contain user, necessary to support the
surrounding neighborhood lncluding retail uses such as convenience grocery, barbers, or snalL profes-
sionaL offices, higher dens ty reslctentiaL uses such as townhomes, park uses Inducting eentral meigh-
borhaod'greens and Institutional uses such is f ire s tiom schools. Ubrar es and transit nodes. The
mix of uses identified to support each neighborhood bed loped ins vertical manner wl+h retail
shops on the gretmd Floor and offices or resider OM'Ld per floors
e LardtlotRural
bingle famlLy Lirge-lot residentMl uses will be A d to dNe~elliki^ areas outside to the urbanizing
areas. The size of the lots In tl rw areas will bd upon khi area required to support a septic
system, and AL vary based upon each lacatio ' °q$s. remaining Lind within these areas would
remain as agrkulturd uses ;
J Coals E btratedias
' nHd develapnemt between residenk4l and ronresWent4l
Land usft a 4Us s, styles and prkes of housing
Aecomm+odate QP40
a) Coals
Maintain ao developod Land area within the elly as residential land uses.
Increase tf ownerwaupW housing to 6046 by the
year 2020.
(LJlsed thens and eonslder requlrements far a variety of housing types In
new developenb) btrategtes.
■ R.evise the zomimg and suWMAIon reguUf - s to affect desired residentaL land i
use, Including
a fror land that has been develope& maintain minimum residential Lot sizes In tlw
Taming Code to protect existing neighborhoods
s For undeveloped Land replace minimum residential lot site In the toning cede with
density ranges that are consistent with the principles and concept$ of the Crrowkh y
Management b stogy and PLin 6 • !
r LstabUsh design standards for ALL hewing according to housing type. \
s Requlre variety of housing styles, types and prices with large, mMy-JwoLoped
neighborhoods.
C\C+mr.~r~wrDlan~O~N.rQJ.+eaCal4n lultEITA is
a
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'D{Z.AfT- Denton Comprehensive Plan June 22, 1999
Pu lk view Itbn
M~ iNler>!ad demorrd
Over the period from 1998 to 2020 nearly 50,000 additional housing units are needed to
meet the projected demand created by anticipated market forces.
a} Goal
Add 30000 singto-family homes and 18.000 multi-family units by the year to brlny
the ratio of single- to multi-family housing from 51,49 In 1998 to 5&42 In 2020.
b) Nrategces
■ C-stabtish in the land Use Plan density crit" for all housing according to the
Growth Management btrategy.
■ Cstabllsh mlud-use derrlapment areas that attow housing in regiomaL community
and nelghberhood centers and the Downtown - UMWMRy Core Distrkt
3) L oei 6bn L OMAOn Lsref+on
Increase housing opportunities in the of
a) Goals
Add 10.000 urbon•styto housing units the univ core area by 2020. Add
10.000 comer-oceupW (eendeminiu houses, uplous and single-family
detached) housing units Inside th (t a 86, 1-33 and 1-55r.1 PrAse the
toning regulations and consider urba W housing In mind-use distrk+A
1 b) btrategles
■ De'ne a s` wersi a Oistrkt and develop bmall Arita Plans
that ident'r {Ie us pporFunities and goats.
■ Cre density us uatifted affordable housing projects and participants in
afferda sing pr ms.
■ Cstobl a varla ate Impact fee for water distribution and wastewater
eollecbon Lin at a ourages development In the center of the city.
■ C.stjRUsh c rl evaluating residential arcing changes to assure: l)
consistency with rowth Management btratogy and Denton Plan policies, and 2)
consistency with are plan recommendations.
■ Cneourage all new development to bo contiguous to existing development
a Cst&blish regulations that allow neyhbarheod or4nted. non residential Land uses
in neighborhood centers
■ Allow, higher-density. single- and multFfamky housing along major arterial reads
and near intersections of arterial and collector roads.
■ Cqlore mechanisms to transfer development rights from one area of a pared to
another, and from one parcel b another.
r~
G) Oensll;, When, it Mfikos 4vow O "
To achieve envlronmentat goats dAN*r urbjn m0ces efficiently and allow lower dmsiHes
elsewhere h pher resldentlat density SSW be encouraged in regional. community and
neighborhood aeNty centers.
CK.Ww.4+w4rnwft\P.AW OpW Caen LWI61TA 19 .
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'DRAFT Denton Comprehensive Plan June 22, 1999
u k evtew i Ion
a) Coals
increase the number of parsons per square mite in the city of Denton from 1340 in
1999 to 1900 by the year 2020, an increase in density of 4296, dish densities
should be concentrated where infrastructure can support them and near Jobs, schools.
shopping and cultural center, Increase the number of housing units and schlove
higher housing densities (greater than 20 units per acre) in the unIver" ! downtown
area and urban cantors. Lrabte the creation of moderate housing densities between 6
and 12 units per acre) within neighborhood centers in a mlad use setting.
b) Strategles
a Allow high-density. urban~Ayte housing within the Unfverity/ Downtown Area,
and other urban centers
■ Consider adopting minimum densily standards In activity center,
s Create a density bonus for quaU}lelof fordable housing projects and participants in
affordable housing programs.
e Require adequate levels of s t p residential development
e Prohibit residential divelepm in th plain, but allow developers to include
flood pLin or" to determine kow ~ su er usi{fp units In density calculations.
B, COMMI IZOAL LAND USLS
The role of eemmerc;al activity in a city Is to provide eonvrle av blo retail. service and office opportunl-
r ties to residents of the Denton market area. Commer t 1 ty return on Investment for business end
property owners, employment opportunities for lee A an economic base for lout toxing entities,
Commercial activity generally suppo ' nitli iderlf vlty, but certain aspects of the retalk serde
and office uses such as blg-box relal nd se an a het quarters may be more rtgionally oriented and act 1J
as basic elements of the econom
I
\'/,'thin the City In 1998 there were 88 ac of eommerclal toning, of whkh 1719 acres (40%) are devet-
o;ad The rel.tionship between reside and merclal development In Denton has boom MALLOW over the
150 years of its history,
For every 1,000 population in Denton in 098 ere were 23 acres of eommere4lly developed land, Data Is mot
available to describe the compositkn of retail office and service space.
For every 434 acres of resldentidty developed land there was one acre of commarelally developed land
For every 185 households In Dorton In 1998 there was I ure of commercially developed land.
I
l Primary Commercal Land Use Prlmelptes
I
w Malntaining balance
It Is the desire of the residents of Denton to maintain and enhance the balance betwan residential and fv r
eommereial tend uses and assessed vatuas in Denton f~ r c
• Limiting Jtrip Development
One of the overact goals of the ILA Use Ptan Is I* Umit the amount of strip cornowdst is!A rprnent at"
Demons highways,
04A" CAN" LIWINTA 20
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'DRAFT Denton Comprehensive Plan June 22, 1999
pug eve
■ Demanding Oualiky
The quaUty of development parba arty commercial development along the City's corridirs, is A significant
factor In the quaUty of neighborhoods, the urban environn+ent an dthe sustalnabiUty of A-uctures
2. Commerclat Land Use Classifications
a. R"Ional Activity Center
For a regional activity center. the focus area contains the shopping, services, recreation employment
and Institutional facilities supported by and serving an entire region A regional 4..wty center could
Include a regional shopping mall a number of major employers, restaurant and entertainment faclL -
ties, a Large high school or community eoltege, and high-density housing, A reglonut activity center is
eonsiderably targer and more diverse in its Und uses than any other activity eenter.
b. Community Activity Centec
TIII
he focus area of a community activity center canto' s ping services, recreation, omploymat
and Institutional {adLitles that are required arj ppo the surrsunding community. Thua a
community activity center could eentoln a w rket, tore, specialty shops, ser&o stations,
one or mart large places of worship. a commu a effKes and employers, high- to
moderate-density housing and perhaps an elomen l ~r middle it 04
A
c. hleiahborhoed Center
The focus area of a nelghberhood center c IInW vital to t1r day-Wsy activity of ti*
t nelghborhood. A neighborhood center ml t on inenvo are a store with gas service, personal
seMce shops, church or synagogue. say ind u~fflee space. or a small park These diverse
fadUties are Ideally lrcat~~1 mity another In the center. se that all the essential
faelUHes for the ntlghb ood are a In one convenient loeation aecosslble In a single stop.
d. Dewntewn / Uniyersi '
The Downtovvm Unlven~Cor# ict should be a place of groat vltoUty. with a mb of eduationaL
residentuL reboil effKe. r ee, g ' rnment eultueal and entertainment development The health
and vitality of the area can e I e In a major way to the City of Denton end the OV9 foal and
regional Image and quallty of b b a place where residents an We. work learn and play In tho
same neighborhood
'a. 4oals A'Jtratepies
a. Qjggnlu Cemmorelal lend Uses.
!J 4.0o is
To prevtde for raasemable amounts and distribution of various typo of commercial land use In
attractive and wetl-leeated settings. To provide Far eommorclrt activities M plannod activity
or neighborhood centers, rather then en seattored sites or highway strips To dovolop activity y ' A
centers where eommerelat uses, professional effleas, and publk fadUtles are hated near
residential development whilo providry safe and convenient pedestrian seeess To malntaln
kterol fy, and/or nand a b4lrg commercial arras wwheerne appropriate white rn+uving commercial
uses from and stopping intrusions Into. Are" not appropriate for eommordst use, Ti teeste
nelghborhoo"rianted commercial sebvities ceovenlr* to dwelling units in order to minimize
L\GmwewNeOlwgP~al4 RAY" LAW CMINTA 21 .
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'DRAFT Denton Comprehensive Plan June 22, 1999
PALL Miew lion
r Table 31 Charecto6tka of Commercial DNetopmen.
\ In Mm-Use ActN* Center
140106or *4 Community Regional
Cormwdd Cemmerdat Camwdat
Acwty center Activity Center &+Oty Cato
To proodle ewwomlence and
To provide convenknu sho*v eomwatlvo choir irg fn 3Tl prodder rerroraMW
Crrpou for a ! servkos to an goods and servka to an oDO~g for parch and
goods . ind"AL nolobvhood a servlus to the ertve
1 IndAhdua! Mvhberheod wAl a m nunber of nearby wrmunitr as weu is
n baheada nearby ewm wties
TypkmL Lard Area Up to ID mass up is SO acres '.lore than S0 acres
Typical Service Area t Up to I seure mu L 5000 Up to 8 souere rrRes and k4M.Ceunty area and up 4
C ulatw P"Pth d0400peopG 1W0oo Peopu
e,
MiLu
ajtjti- ~ta Isq
Typical Retalt Truant Convanknu Store JpedQp~~ Ey Der Rota l E
4rary dwra Npdr Stores
TY0CALStore sloe Lo" U an 4000 spears fact LA& than A Jet ar rdet Mae thin 100000 sauan
bet
Typical Durcluse Typo Convenk ice Services Gonv ' u and C ` Comper rNVe
Typical Shopping Gperdturo Lew A{oAum Zli
TypkaL5hoppingrreouency J0 Lew
TrI kA Serves T"os Darsenat Nrocas Se " AutemrM'le Drat"
Ty*dl Me Tomes Ind" t om" Spaas ra?. S u buddings Doom OfPea DwUw
Moderate Doarlty, l6~ . Moderate Density, hA Densty.
SnvLLapnlirtid f 1
l cope aprbrynt er sonde
atl
Typical lousing Type faun A MedAim slu aparbrent b Adl mo
41 ai; Vehot Aa+aine above b jjkV
AT L L, a - commndd f orfke uses Vartlul haste atew
e r
_ earmyrdal efiuuses
Leal Carole Bell R"llo Denton center
Cddar Tmanple M.LL
the need for freque -Itu ite trips for Nerydmy household needs. Ts encourage the
Location of day care c , housing, ehurches, social clubs And ether qumsl-publk uses
within or adjuent to actrvlty centers im order to share public fu;Uties and help eatmblieh
these areas as fecal poinb,
' 2J Jtrile9ies
■ As emmercial areas are developed redeveloped amiWor expanded the prat on of mulbpto-
use activity center, as Identified In the PUm. is encouraged in Ueu of devolspmmnt as singly
riw.non shopping area.
s Commercial activity Of neyhborheed canters are the preferred location for retalL v
commerelal and eommunity services and encrouhment of these uses Into other areas is
■ Commeretol dNelopment should oeeur only M aeth*centm that are appropriate to Ib
service and Mode area and that are cempmtible w th adjseemt o4ting and proposed land us"
and with existing and programmed publk services and fs4tln,
■ SerAc"ommerclmL establishments will bm encouraged to locate in appropriate scwty
C C"rd~wrvlaa vWA Roaar Lour fiJf IN T A 22 .
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'DRAFT Denton Comprehensive Plan June 22. 1999
u k R". iI~ °t
center, rather than at haphazardly chosen lecationa that contribute to the formation of
strip or spot commercial development.
4 The Location and size of neighborhood centers areas should be related to the character
and needs of the specific residential development these centers zee intended to serve.
b. Deyeleo Deslan 6tandards
U ~aL+
To provide for convenient, aesthetically pleasing and envlronmentaLLy sound eommer,[A
opportunities that are easily +ecessible to the existing transportation retwA To encourage
and pre+Ade, for the upgrading and maintenance of commercial corridors. To dovetop and
maintain a healthy, vital downtown. (fee Urban Oesign oction)
2) 56jWres
■ Qedeveloped And expanded commercial Vas should be subjected to high standard_~ of
site design and should be designed in r b rounding areas so as to provide safe.
visually pleasing vehicle and pedes kee iyithoA comprombing the character and
appearance of the built and natural eml nmen!~
a Activity centers should be Integrated rrou ets and lifts. Where appropriate,
by means of landsun'r4 berms, fencin . a s ting ~ ruetures. Faesdes, archheturAL
g
screening rwalLs, ft Kes parapets. rte) and ur~led (andseapa treatment should ba consistent
and help create on identifabLA activity ter.
e Neighborhood centers may inelud~eus ci}hilly supportive of the neighborhood, uses
( in scale with residential structur s,1nd oriented uses such as day lire centers, dry
cleaners, corner stores, evic to agl modera"nsity housing wfien the design
u structures AL be eompat;ble with both the
demonstrates that kr~N
neighborhood c r and s ng neighborhood,
■ Appropr4 y-mALed. hdesign in the m
aintenance, renovation, and reuse of
downtown bu s should god r
Buildings ld be nod to be compatible with the established character and bullt
form, or with Burr ing rlopmen!
'A.
c Maintain q !rMC!
To create job opportunities and enhance the economic base of the planning area and the
County. By focusing on retaining and Attracting commercial uses, in pArtkuLAr retail and
service oriented business, in addition to focusing m Industrial oconomk deeelopment k+Atia.
By doveteping an up-!swats inventory of ALL "ousts and buildings within Nee planning
area, information on sze, average rents, property values And ammitles, traffe counts end
estimated sales of existing businesses should be included A breabdewn of the eategerles
for types of businesses Al also be useful
i
2) ,SFrofegy l.A~ t;
a The amount and type of proposed rrtalleimmorelal uus permitted In An &AMty center
should be based upon an analysis of N prtantiat market generated by %a size and type of
"Lation that vAU Not within the eenter'a market area The analysis Ahndd dso tab Into
anslderaten ALL other nearby existing or approved commerckal WWI and the passib * of
overlapping sarviu Area
CYORW AewVoPLwfPJAk R&A rSINn LWIDIT A 23
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'DRAFT Denton Comprehensive Plan June 22, 1959 I
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I C. Industrial Land Uses ,
` The role of Industry in Denton Is relatively new Two historic industries date back to the pre-Vorld \Var II
era M(or,ison's MiLLing, A processor and manufacturer of food products located near downtown Denton and
Acme Brick a manufacturer of building products located south of 1-350 east of Fort \Vorth Drive Penton 's
«onoery has been more dependent upon government edueation and retail. ActMtes for its base. In thr past
several. decades, many additlonai manufacturing entit4s have made their home in Denton broadenin;l the'
employment base in a time when most communities are becoming less dependent upon Industrial Jabs.
Denton currently has approalmately 5.093 acres (nearly 8 square miles) of Industrially zoned Land located
throughout the city. Depending upon site and infrastructure needs prospective businesses are presented with
several options As to Location price of Land and degree of Infrastructure in place. Internal edsting Infrastrue-
kurevaries as well as dire -direct hlgh,;ay aeeas It Is vary important that opportunities for publk/private
dnelepment partnerships be formed t., Identify and eneourage~ddressing specific infrastructure needs within
the industrial and employment centers. !
Table 3.2 industly Zo Land
City of Dent.
Zone District Area \Vithl,i Ar ithln etal Area
Otratght Pin Within Indus Mat
Zone Districts Dyvele nt Lone Districts
Pis is I
Light Industrial 4444 908 - 4~ 52
eavy Industrial 7 24 141
TOTAL 4511 532 5093
ArecentLy completed land use ~entory In atess trodmately 1215 acres of &'Aoped Industrial land use,
Less than 24A4 of the Indust Ly zoned wlthtn the city. The dNetoped Industrial land represents 16
acres per thousand p. iulatlon
To some, the word'Indust-j may Inv , a mage of large manufacturing plants with smolestacts, severe
Looking structures a,nd Umhd Landsea Adm. In fact many locate in campus.LIU completes with parks,
water features and hik4/bike trails Te o4t ors Industry means an increase in Jobs And tsa base And Aesthetics
are less Important Community gooLs should be Incorporated Into industrlaL recruitment and expansion pro-
grams Therefore, a primary god of Cconomk Plversifkatlen is to Attract and recruit Industries that use
quality environmental practiees, bring new capitat Into the economy And proMt higher-tharwveuge wage Jobs.
Just as Important as the makeup of Industry within Denton is its location. The Land Use Plan focuses en
designated locations for certain types of Industrial, uses with large manufacturing faeiUtks Locating In InJus-
trial Centers and Light manufacturing faelLities In both InAdMil Centers and Gmpiox wnl CenArrs Current
development standards and permitted uses should be reviewed to ensure compatibility within the centers and I
surrounding Land uses A r
L Primary Industrial Land Use Principles
A Oranlzina to Minimize It b the desire of the residenIlfikt3
nts of Denton to organize industrtl and emplsyment land use istrkts so
. I
cu.r,ro~,.rrrvigp.w.vv..wc4wh W11D11' A 2d
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'P12AFT Denton Comprehensive Plan June 22, 1999
PURL- ew di ion
r as to minimize conflicts w'th adjoiring land uses and to most eff clently utlliza the existino transpor-
tation systems.
b. Developing Performance Sty ward
Just as the quaUty of commercial development is Important to Denton resfdenb, the performance of
ndustrlal and employment development is critical to the health, safety and welfare of the community,
its environment and its seeurfty.
2. Proposed Land Use Ctasslfications
a. En .6&4l Centers
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 We range of
commercial and Industrial operabo u, the Industr al~enters may also accommodate complementary
and supporting uses such as canvenknce shopping, are calnters, and housing (In some Instanees)
There wfli most Ukely be Instar ees where Indust I an ~ufacturing processes used in Industrial
Centers may'ce characteristically IneempAbb4v th r iial uses.
b. Gmolorment Centers ~ 't..~~
Cmployment Centers a^e intended to provide LocmlioAr for a variety of workplaces. Including light
manufacturing uses, research and development ,'vibes',?, Kas . and institutions Gmployment'Cen-
ters are also Intended to accommodate x dory acs t comptement or support the primary
( workplaee uses, such as hotels. restauran~b, coq en e sh pping childcare and housing
Addibonaily. C:mptoyment~art it tended ~
■ encourage the dement fKd n siness workplaces in close prodmity to housing, cWic
AM reereatiorul use
■ -a P
promote exeellen win the des and a tructlon of buildngs, outdoor spaces, transportabon
facilities and streetsea
■ direct the developme ~f wo ices consistent with the availa4ty of publlg fiebties and
serviees and
■ continue the AMY and q of Life in adjacent nelohborhoods
c Industrial Use
Industrial uses could be dexribed as those engaged in the bask processing and manufacturing of
materlaLs or producb 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 potenbatty involve hazardous conditiera. Industrial would also Include these uses
engaged In the cleanlno of equipment or work pre-esses imvolvlmg setvrA& sow waste or sanitary
waste transfer statiors rocycling establishments, transport terminals (truck terminals. public works +
cards, container stersoel 1403W uses would be allowed in industrial renters as designated on the r 4
Lend Use Map, V c
d, Llaht Industrial Uses
l Light Industrial uses could be dexnbed as these engaged In the manufacture, predominantly from
previously prepared materials, of finishod product or parts Including processing, fabrkatiom assem-
c1[.,r.~ra. rpingvawRoAV [gives LWI TA 25
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-DRAT Denton Comprehensive Plan June 22, 1999
PAW view i Ion
bor. treatment Packaging, incidental storage, sates. and distribution of such products f •urther. tot
indwtriet weutd !nude uses such as the manuf"re of electronic Instruments. preparation of food
products, pharmaceubeal manufacturing, research and sclentlfk tabontories and the tike. Light
G+dustriot would not Include uses such as mining and extracting Industries, petrochemicat Industries,
rubber refining, primary metal and related industries L*hf IndusWt uses would be atlowed in
Industrial centers and employment centers as designated on the land Use Map.
3. Industrial Centers
The Land Use Plan Identifies four Industriat centers and four employment centers. Denton is strategleatty
located at the }unction of U'. Interstate 55.55L. and 55\V, providing excellent transportation of goods
from Mexico to Canada. In addition, 'tats highway 380 es`.ablishes access to east and west markets All
Industrlat Zoning Distrkb are located along these "Jor thoroughfares or are connected via loop 288.
A. Western Industrial Center
is large Industrial area is located In the westexn
Th t A of the city limits of Denton. It is
bordered by U' Interstate 35 on the east by tiy~ropotension of loop 288 on the west; and
by U.) highway N80 on the north.
b, Acme Industrial. Center
This center is located in south central portion ar uon between US 577 and Teasley Lane
Mission Read provides the southern boundary,,,.~,
l e. Southast Industrial Center ;
This center is located in N southeast i+ Lion th vAth loop 288 providing the northwest-
ern boundary and the abaril,i7iGNd~rovidiry,tl `southwestern boundary. IndustrrIAL
This industrial center ated on it nor ide of US W. immediately east of loop 288 in the
nortFheask portion of tw' 'tv. The ion Pacific Railroad runs along the northern boundary of the
area.
e. Northwest CnPloynym
The Northwest Lmpl ryment Cen is tocated to the west of US Interstate 35 and to the south
and east of the proposed loop 288 extenslon The Kansas City Southern Railroad Kwcts the
area running from the northwest to the southeast
f Southwest Lmotsrment Center
The Southwest Lmptoyment Center is located south of the Western Industrial Center M the west
side of I-55\V The proposed Loop 288 enterwi •n deRnes the western boundary of the center.
g. Last L&P 288 Lmvlamen! Center
This center runs along both silo of the easternmost portion of Loop 288 from Mel(inney north
beyond Hinge Reed,
h, North Taus Resew Park Lmvlorment Conker
This center is located in the southeast portion of Denton The eenter extends past Woodrow lane
CK.,w~e,wrCiwA~~Ur 2.anuwn G1u116it A 26
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'RAFT Denton Comprehensive Plan June 22, 1999
u Ic eW i Ion
on the west and pat I &AILL on the east bp~ncer Read provides the southern boundary. The
northern boundary Ls baslejUy formed by the floodpiuin between Woodrow and Loop 288.
4. Cols and btrategles
a Infrastructure Partnerships
Q Cr:ol
Whenever possible, the city should form public private, partnership, to meet infrutructure
needs within the IndustriaL districts. Development that compLlments exJsting businesses In
the district shove be encouraged.
2) .5frafew
■ Considerations should be given to businesses that are in Une with C Onomle divers&A hen
and envlronmentaL poLky statements,
b, Marketing Partnerships. v i±
The ecaromle development partnership fot4hed theC+{y 4Penton and the Penton Chamber
of Commerce should work ciosely with p~k ti ownA Githin each Industrial district to
market land to businesses Identified as appro~►jate for each district
2) 5trtW4.s
■ Provde asbtante b proprrly oVns ~gnaintelning a complete and current inventory
of available site
s Crate a 'tar fi►tof.b sinessai►„liiitable for each district to be included In the
overall marlutly plan.
r Cnuurw blkJpriv par rships to stimulate location and expansion of business"
within the die
c University Partnerships
Oral
The University of N a Taw \Veman's University and North Central Taus CAL-ge
should be eonsidered a vi t part of the marketing program.
2) .*,f eyles
" ■ Continue ti develop partnnships with the higher education lnstitutlons. focaing on the
development of research activities, training and entrepreneurial opportunities,r Assist the higher eduutlon IrutituHons In creating Unks with private Indw!ry.
5, Civic Land Uses r
r,
Ovie land uses are lands that are public er quss4ukie in nature, including but net Umited to + j As
■ lands owned and utillaed by pub[k agencies Or governments for the publk geed
( ■ lands dedicated as parks, drainage fadUties or pen spas: and.
r Lands that are owned and Operated In a quid-pukk manner such as churches or private schools
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DRAFT Denton Comprehensive Plan June 22. 1999
u k .evtew itlan
Ovk land uses represent 452 percent of the developed land in Penton, more than residential developed area
(4080b) 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 'And used institutional
Land uses are twice the amount of existing Industrial Land uses and nearly 504 more than commercial Lind
uses
In Addition to the local municipal government Denton is home to the Unlversity of North Texas, TexAS \VAmAR s
University, the Penton state school Denton COL'I,ty, and the Federal Gmergeney Management Nrin nistra-
tion, all of whkh have significant Land holdings, In additlon, within Denton there are two major interstate
highways, two major roltroad r(ghts-of•Way and numerous other state highways.
In planning for the future development of the city, civic land uses should be utilized to the maximum erterrt
possible to Lead and guide dtvtiopment It is incumbent upon the community to Invest In tick development
that serves as INA landmark Qvie land uses can be organi{ed to provide focus for reglonal Community and
neighborhood activity centers. CMC land uses can be located r prerr~}de shared facilities and most efficient
use of land Civic land uses can be utilized to prevent "co l development along the regional and
community highway system.
i
a. Rolf Of the Unlyersitles And'yhe
Collectively, the University of North Texas TAW \Vet~ans Unh-ersity, the Denton Nate behool
and the facititie+of the Denton Independent A%Aool PW*ki eomprlse a slgnifeant but not large,
pcrtlon of Der ton's developed land or". ThAle 4ltjtutio ere major employers In the community
and are the most signi fkanl economic engine fn Diem Individually, each entity owrts land area that j
is less than many reeently platted sub wit n these lands are recreabenal facilities, golf
courses at the two univer.,iii indrapln Apace 8A1rlc lands at marry schools, that have community-
wide benefits
z
b. Impact On TAx base
he tax base of the coy C pity has ?+Istorkally been thought of As "go property', but since the
advent of the additional 4, k so tax In Denton, the Amount of sales taus collected within the
city Is new greater than the u of property tsus eolltcked by the city. The most dominant tax
base In Penton is mow'taxaKs ndltures.
l
Gven though public lretltubons such as the universities. NhooLs and local governments do not
appear on the property tax roles. their Impact an the citrb tax best Is significant Institutional
expenditures and payroll that is spent LOCALLY are an Important component of local sales Was
collected. Tho more administrators, teachers, end students that live And male expenditures In Penton,
the greater their Impact en the LOCAL tax bast.
Less slgnirwant Is the role of these Civic land uses en the tax bast of the Local school distrk# and
Denton County. Huse enbbes do wt have the abiUty to Collect sales tun And therefore ire y '
Limited to LOCAL property taus and Intergovernmental transfers for revenues. The lmpki an County
and bchoot tax bests is secondary in nature, depending upon the Investment of employtrs in their
housing and the Investment of Community eemm cl&t tnbties to try And Capture the expenditures of
the insbtutums And their employees
i
clcrTn.nnr.~PV OduaQjvw 0111161TA 28 .
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'DI2AfT Denton Comprehensive Plan June 22. 1999
u k Review
Table 33
Summary of CAmated Land Use
by Civic Cate ory
Utlmeod
eatryory Land Area
{A.tiHI
Trim.-v sex on k' t+f- /r 52
Ins MIOns 2503
Pub r J Open bpi" 1264
TOTAL 7 19
CK4c land uses Include lands owned by publk or private non-profit entities that are acca"Re to the
general pubUe and contribute to the cl& f6cle of the community. This uses Include the streets.
parks and publk buildings maintained by the city, county, state and federal governments, as well as
privately-owned and maintained institutions such as urches and private schools CMc land uses in
Denton make up a significant share of the totel d A d in the Cllr. In addition to the foul
munkipal government Denton is home to the > orth Texas, Term Woman's University.
the Denton State School Denton County, and rid ergency Management Administration,
At of wH6 have s<gnkflcant land holdings In a thin ento there an two major Interstate
highways, two major railroad rights-of-way and ou s us ethorr o highways
Civk land uses represent 4M percent of, ev land In Denton. more than resl6mbil
devttoped area (40.696) and three times thd, t mtrelal and industrial land In the city
All l
Transportation rights,4-way Is second et t)si i r sidgmM lend uses in terms of percent
of At land used Imtitutional land u ire le e # amount of existing industrial land uses and
olMifa7~ll~l ses.h
nearly 5096 more than eI;
e. Grim AryO a
■ providing Adegwte Dno of the primary fum duses is to support existing and proposed devotopment with
adequate publk faciLltles
, ~ ■ tjuitding Landmarks
A measure of the identity of a commune;, Lilts Landmark buildings and places. Most of these are dvk
io nature, public or quid-publk pWas lnat enhance the quoUty of life fee Al. residents,
■ Cnhancing Corridors
0& land wen. Including the city's corridors themselves can tea enhametd so as to dlstingulsh and
encourage the btautifkation of the nom-chic land uses along these corridors.
6, Publk f'acitkles v '
Penton's city government is obligated to provide quoUty pubtk faclU}its wh!to, at }ho Simi time, Umking be
Financial burdtn of theca fociUties to tht extent possible. The availability of an array of these publk facilitios
Is strongly relates te the qualky of life for residents of Dontom. These fiedities can tea eentrkud or
decontrotlud and are managed bead on pdrformamee standards related to growth, now devetepment service
stmdards and convenience The 4velapmont and imptemontation of goats and polkles helps :ha City to
i
CNCMJ.,k„N.vuA Ak RJAuw Cantu UWIDIT A 29 ■
'DRAFT Penton Comprehensive Plan June 22,1999
u is evlew ion
ensure public faciUtios will be jymURe to serve new development It also supports the Cityb efforts toward
{ in-FU development and redevelopment by ensuring that development away from the City core does not deprive
in-FLL and redevAopment activity because of Inadequate facility capacity, These poLkies shouLd be coordi-
nated with the City's overall program for scheduLlno and funding up<taL facilities
Pubik facilities include a vast number of local government buildings, facilities and places, Including
~ btreets
• Utilities
• Police facilities
• Fie Dopartment facllitlts
a Parks and Recreation facIWd*,,
• LjbrArlts
• Airport and,
a GenerA GNernrtent fseilties such as the 5erAco Ctnra.a,ity L City jaLL Cast and City WAL Visit
'TA
In addition, ether Levels of government maintain temp pas ltltles. Denton County maintains its
Generi. Government Courts and Jail faefliNas The To me ins many general government
vern also maintains many fieiUtles In
go
offices as well as TXDOT malntenanee foe liliesThe Fi$(
and around Denton,
r•
a Categories of bervke
There are two different eategorles of a pub faClUtia may be distributed MARY
services, such as Adminbtration Gusto N e. a Cnforeement. NU!mg Inspections, CPO-
mooring and Planning are in; trali armor, locations of these offices are cAUcted
together towards the' ' ~ of _ c tt pr equal meet" to all the residents of the City.
Other public faellitiop ` e located Ith r SWAY equal distribution throughout the community in a
deeentraLited manner" arks, fire flora heels, and even semi police facilities are Located in
many different areas of City to ovlde Urvkrs through a greater geographic Arta.
b. Coals b Strategies
p Adequafi Dul+ik f'en'
a) Geal
To provide adequate punk faelUtles for the future development of Denton
b) Strattoles
Idenbfy thresWs of development that require eMe support and liwostment in
civic faclities.
Cemblra, civic u949 for most efficient use of resources • for example, the Loest4m
of city parks Ad*ent to schoot fulllties, f
2) Reylenel Center Ac*oNirs r t'
a) Goal
To oroanlze eMe UM uses Into regional Activ* Comem
ey"miltMA'PLAPAUEUW Utve WINT A BO
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'DRAFT Penton Comprehensive Plan June 22.1999
u k view i ion
b) :Jtrategies
■ Locate major recreational activity centers within or adjacent to regional activity
centers, industrial or employment distrkb,
a Locate high school and school athletic foAbes within or adjacent to regional
acthAly centers
a Consowate university [and uses within the unWtr:aity/do vntown core area.
m Lscate major local government faclutles OiNn the downtown area.
3) CommumtyCenter A+44ts
a) 4oal
To organize clvk land uses Into community acthrty enters.
b) btrategies
■ Locate middla school fadLitia MV or adjacent b community activity centers,
■ Churches servke dubs and othe C uses are encouraged to locate
within appropriate activity centers ~iietp ish }hest areas u focal poinb and
to provide for lht sharing of POW nd IHos In such structures
Q/ NelyJrbafi Center Ach'oboj
a) 40x1
To organizt eme land uses into arho enters.
r b} bkraltgy .
a Loeatt etementary x fad lea in or adjacent to neighborhood enters
01 'k
51 LondrrurL.s
a) 4eal
To deve Ivk landm
b) Strotegles
a Provldt a exemplary architectural details when constructing community
facilities
a Devetop civic rks that load by example.
6) LAWovDevei/o wnt
a) 4ea1
To utilize cl& land uses to lead and guWd other development
b) Nratogles
s Locate :I& WUties along major carrI&M to prevent strip Commercial
development
a Implemtnt the parks and recreation motor plan to provide a system of parks and J y'
greenwtys A~~'~ c
t
CK~rOvN~e~Snbli a.~~ctw~ Cxi11DIFb SI
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'PV-AFT Penton Comprehensive Plan June 22, 1999
pas kk Review CAEOW
7. apeclal Ntrkts
Vthin the Planning Area there are several special districts that warrant special Attention because of their
unique character, special role in the LAM use patterns of the community, or unique opportunities that are
available to the community They include.
■ The Powntown / University Core Area:
■ The Rix Roberts Lake Area
■ The Denton Municipal Airport Area And.
■ The Undeveloped floodplains of the Area.
These special distrk s help knit together the components of the community Into A plied that has unique
identity and speclat character. They are Important destinatims for living. working, shopping, And playing, and
become focal points of the City. These districts repress the opportunity and potential to Achieve the
cohesiveress of a city rather than A collection of Individual n bords and subd4vLions.
A. The Downtown / Unyers ity Core Aru tl
located at the heart cf the community, the rest E s t %A4 eontinua to view the Downtown
/ University Core Area as a unique and domin+et{4104 thAt special planning attention A
comprehensive downtown revitalization program es n the s atz of the Texas Main Nreet
program, should be Implemented to malntAln the ant created by reeent successes and improve-
ments. It Is Important to tncourage the broast• of a , ties and greatest intensity of develop.
Mont within the entire Downtown / University a rr pro
the continued vitAUty of the down.
town area, particular attention should ( r coro. Including encouragement of hospitality
em
uses
The City of Dentonslmdge is strol*ly lnenced by its unlver Na and efforts should be made to
enhance their appear ~a And connl~r}Ivlty the community wheneer possible. The city should
strive to encourage m' commun' Interaction with the universtles by linking physical access
between university and pu prop . In support of A Vision for Denton 2001 proposal the City of
Denton atloeatod funds to b conntctly ty process, berth and landscape improvements Art
being designed to Improve down Aesthetics and begin Olt croAbm of am 'arts corridor' Unking the
\47ual Arts Center with the C house 'Square.
The uniqueness of the Powntewn / University district drives special moods for the area Further
study should invesboate toning. park{ng, special meGe"ses, density. the craattan of tAA InereMent
firanelog or other special Improvement districts to Address needs. Considtratiem of a hlstorle district
for downtown And eonservatlon districts In such Areas es Congress and Urm/lseust should ba
investigated.
b. Tho v Robe l.Ak, bas i
Perhaps the greatest envlronmentol eeonomk, and rweattan asset of the City of Denton as well as
North Central Teas, Ls Wag Roberts laka. The toss hAm but nonetheless primary purpose of
the reservoir, however, is its use as a erueal raw water supply for the Cities of PaUAS and Denton
BALncing these compatimg Interests . recreatleryydcvelopmtnt uses And envronmental eomeerns,
espeeiaUy water quality Louts - b a primary cmeem for the City of Penton NCAUS4 of the many
c'DRAFT' Denton Comprehensive Plan June 22, 1999
u ieivn
unique aspects and opportunities this reservoir offers, the City considers it a 5pec41. District within
the Comprehensive Pun.
Located twelve miles north of the City of Denton and forty-five milts from the heart of the Metreputi
Ray Roberts L.Ako not only supplles the Cities of Denton and Daltas with a significant raw water
source, but also offers an outdoor reeratien erperienee rarely found so close to a large urban area
The dam that crates the Lake is on the Lim Fork of the Trinity River, thirty mild upstream from
the Like Lewisville dam. The Lm Fork watershed above the lake has a total6alnage are of 692
squalre miles The eonservation pool Is 29350 acres Atom elevation of 6525 feet In addition to
a large water surface area, there Is a "L of 19216 acres of recreation and wildlife management
area as_wciated with the Laic. The authorized purpos.rs of the Lake are water suppty for the Cities
of Dollar and Denton recreation (spoeif ically parks, beat ramps, camping sits, and trolls)and fish and
wildlife csnservation and enhancement
c. The Denton Munkipat Airoort~
The economy plays a major rote In the health W $tsLi4 a aviation Industry and is reflected In
the amount of hangar and business developmenf} t munI irports throughout the nation. Aviation
development at the Denton Municipal Airport Warr n to during the 1980s • a low point
In the nation's aviation eeenemy. ljewNer, the C s wltn a significant increase in Airport
development In the last three years. It is Importarnt t expansten and Capital improvements Con-
tinue to be coordinated with the Federal Av1at' mini ation and TtUs Department of Tra6M.
tatioh Aviation DlAsion, and the d4sting pa it muse nurtured In order to ensure adequate
faculties for future growth. F
f'`P § I
It w4l be necessary to tal a s'a* t unlq)*,J ielopmmt opportunities for the Denton MunicH
pal Airport in its rMon (a the h the City and the Industrial base nearby. The small area
plan process should be imptee 4ed the Airport in order to prrAde appropriated regutations
where special elreum ees warm variatah from or suppumentatim of standard zoning and bulLd-
ino provisions (eg. Lord ordlna A. tore Lot lines, fke and building coded
d,
Among the mint dominant phy' features of the Planning Area are the fteodpuin Ardis of Cuar
Creek Cooper Creek Pecan Crag And Jc6ry Creek Wlthln the 255 square mILo Planning Area.
these fuodpuins en, ompass 65 square mites, or nearly Va of the entire Lord area. Only about 5%
of the fLoaplaln area vdthin the Punning Area have been reeLolmed by dNeupnant spprnJmatety
95% of the fuodruin area within the Denton Punning Area remain in undeveloped, natural condition.
Tha undeveuped fuodpUln areas represent a unique opportunity to preserve an Important natural
feature of the community whlu meetlno significant community pals. Preservation of fuodpuin area:
i
a Prevents development in the fuodpuin subject to fueling
A Protects adjelnino and downstream property from Impaeb of flooding
A Cmserves natural habitat for wlldti fe,
a Maintains the quality of the City's water supptr
a Provides vital open space for reeratkn opportunities
a Provides Important corridors for pedestrian And Heyete trails Unklno neighborhoods tooethen
.
"rmr.O~§PUft~P. k Row U w L) bIT A 55
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'DRAFT Denton Comprehen3lve Plan June 22.1999
Public e dl len -
~ Cnhanees values e{ adjelntng property; and
( ■ Creates a'green Identity for Denton.
Regulations that preserve to the mjwmum extent possloto these floodpVln areas In their natural
condition should W devetoped end Implemented through the aninp and Iend devetopnunt eoda of the
Oty.
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IF S ,
I EGEND
I .a
Railroads •
j L r lake Ray Roberts
Roads f
F 1.
Lakes
100 Year Flood a{n } a
Developed Aron of Flood sin
E Neighborhood Compatibility Zone
Future Land Uses
Neighborhood Centers
Downtown University Cori Ditnd Fai 'r ;+l , r' t x
3
induslriet Centers
Commuryy Mxod Use Centers ~r I r t al 4
Regional Mired Use Centers
EmrAoyment Centers
Runs! Districts + - + I ° , n t 4 ~ `
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DRAFT • CITY OF DENTON FUTURE LAND USE PLAN N JUNE • 1999
City of Denton
,.J Planning rrand Development Department
DentonffTexas 76201
(940) N O-8360
1:7280
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'012AFT Denton Comprehensive Plan June 22, 1999
u k rvlew i Ion r'
Section 4 ■ Dousing
c~__
Introdactisn
dousing is the predominant Land use In Denton. dousing and resldenbal Land use Is one of the most important
factors considered in the Comprehensive Plan. dousing b Important not only 1n its own right but 84, because it
strongly Influences the size of the population and its balance of demographic fatten, such as household size, age
and income
!lousing has different meaning to different people. Some people envision a farm vAth acreage, whreothers think
of an apartment on the Square. Llomo ownership eonbnues to be an important element of the Amerlun Dream
dousing construction and Land costs have made this goal of many'114ouseholds much more difficult to achieve, and
growth Intensifies the eempebtion and demand for existing homes. L6rrwd that are simile to each other tend to I
be concentrated in one area a phenomenon that creates neighborhoods limd on income, Development and Lending
practices are marL 4-Driven and construction that Is affordahtl for low and moderate Income households is becom
ing more and more rare Because of their potentlalty greater im on infrastructure higher density apartments
and manufactured housing should be located with great care
Neighborhoods can be defined In many ways, but for the purxosei Ff Th% Dentin Plat they are viewed as dusters
of residential development that share a variety of functioi &L and bola! tSas. Neowrhoods form the background
of Penton's citizenry, them areas are where people Uvai., Nelg6or ads are expected to be safe and secure, plan
of quality where families thrlwe and chi Lalw to to 944P A and pLq
l
Neighborhoods face challenges as well Low Imc"" wd minority neighborhoods need revitArzation Assistance
Other neighborhoods feel overwhetzfied by traff4eonQe;&m and development that outstrips the city's ability to r
produde schools and other services Am increasimiII y of Lnowtedge Indicates that large lot s ng~e use neighbor-
hood subdivis ons eontribute to urban i~rpwt ca rag city infrastructure systems to be stressed and Ineffident
Men services are Ineff clentLy provided, ltir~d are not spent vAsety. A recent series of national debates has
also focused on the relationship between ndoolorhood dostgn and quality of Life Current zoning trends tend to
separate Land uses frov each other, I. creas the need to travel and promoting meld Lsolation for the Less
mobile members of the c,mmunity, primarily the young Elie elderly, and the disabled. These subdMslon practices
have been found to rant ibub to Increased vrhtdt usr. vehicle speeds and thorough fare traffic angntten These
issues must be understood as Denton's future Ls planned,
A .IOBS t UOUSINCyfto\VrU ImoL
In recent years, the growth of employment has dramatleAy outpaced the growth of populatlon In the City of
Denton This has boon a major fatter in increasing apertmmt rents and housing prices. There have been more new f v,
jobs than new housing units Many people who work In Denton eannot afford to Kw A home In Denton, and are thus A q
s'.
forced to Live elsewhere Thu imbatanee between the Loestlon of jets and housing foreas many into Long tem• t I
mutes and resuLts in Increased traffw eengot4n on the City's roads.
C~
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'Mff- Denton Comprehensive Plan June 22. 1999
ev ew ion
Nw- u ic
5. FORLCAST OF INCRGASG IN POPULATION
l
Population of 26.000 Cs projected to live in the 250 square mile Denton Area by the year 2020, an additional
127.600 people. About 90%. or 192000, are opected to Uvo within the City of Denton, an incrus& of '9.000
over the estimated 1998 population of about 73000.
household size. Penton 's current mu of families and households results in very urban demographics The average
household size m Denton In 1990 was 23 persona per household, compared to 27 pt^ household for Denton
County and the Metroplex 4anerally. household sizes are becoming smaller ever time. In Denton in 1960, the
average household size was 50.
C. Cl1AN(aCb IN POPULATION DLNSITY
The 4rowth Management Strategy estimates a demand for aimatAy 49.000 alditional housing unit to
accommodate 119,000 more people within the Denton urbanizia a bi year 2020. It U projected that the
City in 2020 could encompass 101 square mile and have V 192000. eompared to an area of 56
square miles and an estimated peputatiort of 73, 050 In N It the project Ad densty of the city will E
Increase from 1304 people per square mite In 1998 to an I, pe per square mite in 2020. In
1998, the average density of sampled Dallas • Fort \Vorth M eiti s 246, people per gross square
milt and 3.678 people per developed square mite
D. ANNUAL FORGCASTCIZO\ JIJ RAILS
Recent resedenM devolopment has boon more Inte#n to year than for the prMius ten years. In 1998,
the city Issued building permits for iti
ho~~n' a 53% Increase In tae housing stoat The
population ferecut for tht Plannl ''Area u f a 4rowth Management SMatep used an seeelerating
A&tj
annual population Increase from* mately 4b in to 5046 by the year 2004% Ith the annual number
of new resident increasing until year 201 and tk holding steady at an annual in-rem of 7700, or
appro4mately 3300 additional ho units ♦ . year, The average annual growth rate is appronlmatety, 4046
over the 22•yur pertod from %8 020 the average annual increase in poput.tkm within the city is
5.400.
C hOublk ISSUL5
housing and residential. tend use issues Include the fellowing,
■ Sprawt and IneUent prevision of urban serv ce&.
■ Neighborhood protection;
• Manufactured housing sting;
■ Walkable neighborhoods and eonvenGnt ne";nborhood sere cesr
• housing density;
• housing afforda6lUty; and, '
• !lousing aeem;blUty.
I
c~c.ry .rr w.ou.rFrtr sew uwe CX I DIT A $7 .
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'012AfT Denton Comprehensive Plan June 22. 1999
u k view itien '
I Policies
The City adopted the following housfnVeLated polkles In 1998.
A OLIS&POLICI11S
I. Alternative types of housing that respond to the differing economle and Individual. Ufe•styles of Demons
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
2 flames that vary in Lot size, buildino size, and test may be permitted in new development The abibty to
establish a reasonoble housing price range should be ooverned by markat forces
3, Lulsting housing stock partlcutarty for affordable how3 Ak s i protected and preserved to avcid the
Loss of dwelling units that are unLikely to be replaced
A Incentives should be investigated to encourage InfiU, h cans n espa IALLy in conjunction with
neighborhood revitalization ptarm
5. Dnlgn and construction quality dgectatlans should 1~{ be r d In order to meet affordable housing h
obJectNes. } a ~
i
6, City review and Inspection feesr~ ld ~1 `determine if chamoes Could be made to ease
affordable home construction <eo,~V, "51*,p p a m shobe undertaken only if benefits are passed on to
Low and moderate Income hom n.
7• The need to prsrlde a suffmount nil taeeemmodata housing demand should be balanced by the
desire to maintain compact urrill
8 The range of hcusino types oval or the specialized needs of the elderly, dimbted. low Income,
students, slnole-persan, or femde-heads euxhalds should be acknowtadgoi+ as part of a strategy to diver-
sify the eityb ndghborhoods
9 Areas where higher housing deruities are allowed should be supported by the avallabiU'ty of employment
commerelaL mr&as, public utiLities and faCiLitlas• and transit pedestruan and bleyete systems.
1~1160R11ODD GOLICIC.S
I. ALL nelghborhoods shill be saved by adequate Infrastructure and shall have odegwte access to publk and v,
communityfaellitles AA
2 Lend use policies that encourage a mLw of uses should be lnvestlpated to offer a range of benefits to
residents and the entire city. btandards should be developed to ensure wlLldesynad mbuod projects for
undeaeleped property. Including the mitioation of any potontiat adverse impacts of existing ne4hborhood-
e~e.nrov,w.O1rACJW RAM" UK" W INT A 58 .
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'DRAF' Denton Comprehensive Plan June 22, 1999
Public Review G.di ion
3 LAsting neighborhoods should be protected and preserved
t 4 3iocte and pedestrian traffie within and between neighborhoods should be encouraged to promote pubbe
safety and reduce vehicle use
5. Discussioro should be initiated to determine hod neighborhoods can be designed to promote social contact and
clvk responsibility. The mobiUty impaired ci}iteru of the city. Including the elderly, young and disabled, should be
provided affordable and timely access to stores, llbrarles, part, amusements, and other faeilitiss that promote
social well-being
6. A forum should be developed to address nelghborhood 4uaUty of life Issues. avoid competition for resources j
among neighborhoods and ensure that the larger community Interests are not sacrificed for the interests of a ,
singte neighborhood. The City of Denton will designate a'simgte point of contact' staff liaison to provide Inform- !
tion and support to neighborhood groups.
~'ISfiR9Jert`usfinn "n~~
I
Dentons single-family homes come in many styles. sizes ag: In the much admired, historic core of the
community, older stone bungalows and clipboard sided m , axis -by-side. Many dwellings in the older I
part of Denton would today be class f ed as accessory dvylli ` rill such as an apartment above a garage
er at the rear of a home that Is secondary to the pria(I~y r en yn the property.
I
The trend in newer resident al devel}en~ tawardr bdivislons and meghborhoods that have similar
characterist cs. Zoning that has be in place ce and lending practices that minimize lenders K A have
led to conformity of the newer h stock a re the diverse housing built in the c ty prior to 1969, the
year the eity's first zoning ordinance as en
The University of North Taus and Tere Vam b University play a sign feant rote in the demand for housing in
the elty. Because of a relatively young. L and very mobile university-related popullatiort Denton has a
greater percentage of multi-family dwelling that any other community in N Dallasr/f ort Vorth metroplex
There is a wide variety of rental multi-family housing types, ranging from duplexes to large apartment complexes
that offer many amenities, such as clubhouses, pooh, and security,
The nearly equal mix of single- and multi-family housing currently in Denton produ,, h+.aehold characteristics
that are very unusual. Denton has an unusually large number of households that have only one or two people,
resulting In an average household site of 23 persons per household that b about 2096 less than the average
household site elsewhere in the region.
v
A, jouslNrt .SUPPLY AND DCAtAND
as
(;rewth in the local and regional economies depends in large part on the community's aWUty to house its popuU-
ton. In 1990, there were nearly 29,000 housing unib in the city. with an almost equal distribution between 1
single-family and multi-family units, and an overall vacancy ra to of 161*
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-DRAFT Denton Comprehensive plan June 22, 1999
PuRk Review 'ton
L Suppty
( Since 1990 the housing supply in Denton has Increased at a slow rate, although multi (amity hausing has
increased rapidly since 096 and singLe-family housing increased dramatiical y in 1998. During the period, the
housing stock in Denton increased by 11%, or about 12916 annually, to a 1998 housing stack of nearly 32000
dwelling units.
building permit activity since 1990 indicates the changing demands for housing, parbeula Ly since 1995, In
1998. the number of new housing units permitted was more than tvAce the annual average since 1990. In the
U-- t three years, permitted mult~farrlLy units have been gren ~er than single-family, permitted units, but since
1990 more single family units have'xen permitted than multi-family units.
2. Demand
The best indicators of housing demand are Local and regional job creation and economic activity.
s Since 1990. Denton non-construction job growth ha• eased at an Annu at growth rate of 36% per
year on average: a
• S nee 1990. retail sales in Denton have increA# at AR' ual growth rate of 8.89b:
• Nree 1990, sales in Denton for ALL iMLMHA ' ctors' sed at an annual growth rate of 44%.
Overall it appears that since 1990, the supply of housing been draaUy outpaced by the demand for
housing, The supply of housing has Increased at a rate of 1216 year whi the creation of non-construction
jobs has Increased at an annual rate of 3.6% per year ross s for ALL industries have increased'at an
annual rate of 4496
i
The cityb populi`ion forecast and required hour' sfy hI demand Is displayed In the WoVng We
The forecast pry ales an average rro * ate of i awE 496 and ontlclpAtn that the Cityb population
WLL double by the year 2014 e hou m4 etn single-family and muttrfamily housing wiLL shift
toward a dominance by singLq, I, S,-.1,M
4
Table 4.1
Denton Grb~i•I~ing Ar and Denton PLnnlag Area Gstlmates
o Finn and Jousine Units
8.2020
Denton Denton
Planning Urbanlzae
Area Area
1998 Pepulat'on Gtimate 85.350 80,220
1998 Area (.Square iLts) 252
1998 Population per Square MiLe 539 1.130
2020 Population Cstlmate 212905 L 10
2020 Area Square ilas 252 101
2020 Population per Square Mlle 845 1,900 ~
Change in Population 127,555 IIL6 0
Percent Change !998.2020 149% 139% f r'
Chartee in Sinpla-FamIy Population 9 3 0 83525
Change In Mulb-FamilY Population 33.185 33185 v
fLequired bingle•Family llniks - 85.890 (66%) b .22o (6246)
Required ult~- amily Units 18,430 (34%) 18,430 (3840
ClGmo.rhevwiot~n~p~bLr Row Catw GJWi DiTA 40 .
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'DRAFT Denton CompreSiii iVe Plan June 22, t999
cab Ie evlew diklon "
4 dousing prk-es
t dousing price is the reflection of supply of and demand for housing. The recent trend of rapidly rising hawing
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 bervIce (Iv)L,5) area increased by 609i6. from 580,00
in 1993 to 5127,800 in 1998 In 1993. half of alt houses sold in Denton sold for Less than 580900. In
1998, only I of every sbl houses sold for Less than 580000,
B. TOC COST OF BUY )~y' A d0i
The cost of buying a house is dependent to a great degree on the prevailing interest rate. For eumpLe, the
household Income required to support a $125,000 house with a 1096 mortgage is 3496 greater than the income
required if the mortgage was for the same amount but the rate is 6916.
In 1997, the annual median household Income in the city was esttated at 531.804 The median price of houses
sold In the Denton Mi area was 5118500, or 37 11 the,~{+ n h hold income. Depending on Interest
rates, a household can usually afford a house valued at V.,,X ti 'their annual household income.
In 1998. the average permitted value of newly c. nstructed sire f Lemiy es 1111a3 about 5133,000. This value
is calculated using an average value per square foot of 549. I _i~ality, th ket rate per square foot for new
construction is more 1 465 to 570 per square fact If thev " e permi ed value Is inflated to reflect the
mar4et vatue per square foot the average value of + new skSi home in Denton in 1998 was more fits
5183.000 if the ret+tionship between median and avera~e 9 hold omen remains the same In 1997 as in
n w
1 the 1990 census, the average household income in De tlnl as about 42.780. The average housing
price in 1998 was then 4 to dlh times the averag fhco
C. d0u61N TQNuRG
flowing tenure is a Leading indica ' In eommim es that iesire to create or maintain a 'sense of plate : dome
ownership can Indicate the level of c fitment t resVents have for their community. Denton. at 3996, his one
of the Lowest percentage of owner-oce d he g u63 within the Dallas,/Fort \Vorth metropl uc In 1960, the
city's percentage of owner-occupied hous w rd~atively close to the state-wide rate, but by 1990 the city's
ovner-occupancy rate was Less than 2/3 t ~ Tern,
\Vlth respect to housing tenure. Denton is a much different place than it was in 1960. In 1)60, the City of
Denton's population of 26,844 represented more than 5696 of all the population In Denton County. bince then.
Denton has become a much smaller percentage of the Denton County population (less than 2096 in 1998) and
housing tenure has shifted dramatically toward rental housing More than twice as many renter-occupied units
have been added to the housing supply than owner-occupied units. Between 1960 and 1990,12636 additional
renter occupied housing units were added to the city, aceounting for 70 percent of all new housing units added to
the city's hewing stock
r
Rental housing in the city is net only prevalent In typical multi-famity structures, but emends to single family A l'
residence and mobile home u well in 1990, more than I of every four (2896) single family residence In Denton 1 `
was renter veupied In addition. more than 30916 of alt mobile homes were renter naupu!d.
The period from 1990 through 1998 has somewhat reversed the rental housing boom In Denton from 1960
L\fnwehns:~Ptn/~VUrI:e R~tw+Calk,, UW01TA 4 .
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'DRAFT" Denton Comprehensive Plan June 22,1999
u k v ition
through 1990. 51ned 1990. 59% of all housing units permitted SAve been single-family residences. either
detached or attached compared to just 30% of the housing units added from 1960 to 1990.
D UOUbLJOLD CUARACIG-916TI
Understanding household size, Income and composition Is critical to understanding the city's housing needs. Denton
has household demographics that are clearly Afferent from the rest of Denton County. The city's households are
very urban in character.. houxhoLd size is smaller. households are younger. the percentage of traditional families
is 7maLler• and people and families are poorer than characteristics of the balance of the County.
L Uousehold bize
Since 1960, the (ask census when owner-oeeupaney In Denton resembled state-wide data the average house-
hold size in Denton has decreased from 3.0 to 2.3 persons per heusefioU. The median household size Is
significantly less than 20 persons per household, 66% of aL, households in the City have only one or two
persons, according to the 1990 Census
6
2. Uousehftd Income rt
UousehoLd income b another Important element in the dins on. enton b be historic center of
Denton County. As late as 1970, the population of the City Dentonted for more ban half the total
population of Denton County. BY 1990. the city's share my tion h.d decreased to less than
25% of total county population. 1998 population a 0 to Denton with Less than 20% of total
county population. Denton st ll has a concentration " sun or persona households and {amities.
19% of ALL persona 22% of all households, and in Denton in 1990 laved in poverty. The
percentage of {amilks L ving In poverty in the ba a of a my b 396. Person anal household measures
may reflect student{elated popu con families LMng in poverty in Denton has UWe to
do with the universities. The ci ad th atf of a I. persons and househol.6 In Denton County that
Lured in poverty and Hearty hal all famly
L N
Denton alas Lags coruiderably A the t of Denton County in terms of household (64% of County},
family (7696 of County) and per c ( of County) income.
3. douseholdComposition
Uousehold composition is Imporbnk In un erstanding the demand for each type of housing In the community.
Denton has a significant majority of small households. Two of every three households have only one or two
people: only I of every five houaeholde has more than three people.
Denton has an unusually small percentage of residents that lice In family households (6496), compare! to
other cities in the area (8596 -'sW
C PUBLICLY Abblbw_ AND bPCCLAL NCGDb VOUSINC v
y,
The 1995 Consolidated Plan for dousing and Community Development prepared by the Community Development e
Division of the Denton Planning and Development Department documents the extent of publkly assisted and
special needy housing In Denton. The City of Denton ani three other entitWrs are the primaryproviders of assisted
housing in the City.
cle.mr.!r,rn.71~+~nJlrc Reew Udm W &T A 42 .
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'DRAFT Denton Comprehensive Plan June 22.1999
u te evlew Ian
l The City of Denton
The Community Development 121vislon of the Planning and Development Department provides housing assts
tance to low- and moderaL-4necme households through an array of programs funded with federal Coe<and
dOML funds, Including: dome ewers Assistance Program Rsntal Rehablitabon Program homeowner
Rehabilitation Program Emergency Repair program and dousing Reconstruction Program The city re-
cently emstructed 4 new single-family housing units.
2. The Denton Publle dousing Authority,
The PdA maintains and operates 116 dwelling units for low-income families at the Phoenix Apartments, Id0
units for tow-l,come elderly et deritage Oaks, and 24 units for low-fncome elderly at Near. Place. In j
addition, it nun.yes 445 : ectlon 8 vouchers and 652 bection 8 certifeates that provide rental aass-
tames to Lo--Income househ aids.
3. Fairhaven
The Fairhaven Retirement dome, constructed with federa 1 ' 202 funds, provides 48 units of low
cost housing fnr persons 62 end older. Nine units are b~the vctiom 8 program. An additional
40 Section 202 units are under construction at Fairioi d to be avalloble In 1999.
4
4 Uenton Affordable dousing Corporation ~
The Denton Affordable housing Corporation Is the only cer~VFI} ommuni dousing Development Organita-
tian that operates In the cit It has provided home ip ortunities for tow- and moderate iritome i
households through the renovation and constrwPon o[f6 fa dwelUn9 units and owns and operates
12 rental unib for low-Income households tt # }
jr
5. lJw (neoma dousing There are currently two apuntr
y Part and Vaterford at bpencer Oat with com
tined 276 rental unib. tdousing Tax Credit b asst dNetapmenk A third
proect Pebblebrook with completion In 6Other bpeclal Needs A total of 5W unib of ssing rare faeUties are a4l.ble.
/V
Issue
A. ROLL OF MANUFACT URLD dOUS1NC
The role of manufactured housing In the community must be resolved For some tme city Leaders have struggted
with this Issue The character of manufactured housing has been perceived as having a negative Impact on the t
property value of nearby single-family homes Current Leming in Denton aUaws manufactured housing in part en
Less land per unit than kradit onalsingle-family housing with an approved bpecifle Use Permit wlthln the Agrieut- r'' \
turaL Commercial. Light Industrial and Multi-Family Two lining districts. Manufactured housing offers to low
and moderate Income households an option to rental Apartment Living. It is often the most affordabte housing
Availabte,
c~c mr .a.~, ,o .~v av< e A" cor~ r. I NT A 45 .
c'DRAM' Denton Comprehensive Plan June 22- 1999
_ u k i ion
The most recently approved manufactured housing in Denton was derAoped more than twelve years ago in the
manufactured housing industry this time perlod represents a millenium Manufactured housing today is not what
it was Just twelve years ago, Manufactured housing b available that meets the Uniform 6ullding Code, and has
such traditional design features as twastory construction, wood siding or stucco-ready, high pitched roofs, and up-
graded windows and door
As the cast of traditional housing lncreoses. the income of a larger segment of the population loses purchasing
power, and the market for housing changes due to changing household characteristics, 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 second c{ass status within the city through its toning ordinance, a Proliferation of very-law
density manufactured housing b more likely to occur els"re within the L.TJ.
B. DQ\VNTO\VUNNCRSft1r con ARGA JoubiNG
The historic downtown area of Denton offers many unique op unib to play i rote In housing a growing
segment of the commu4e. small non-family households thek in d in Living near where they work play or
go to xhool The area generally bounded by Carroll t'Sou d, Gs, ive, 8Al Avenue and Congress bkreet
his the potential to add many housing units within walJdng e e iversity of North Teas, Teas
\Voman's University, parks, jobs and entertainment venues. The a b currF' dominated (with the exception of
the courthouse square) by single-story, under-utiUred remnan 60 Den : auto- and construcHon-orlented
servlee establishmenb.
Throughout the United 54ate3, downtown hour ng Is rreittlo ies are rNers ng a long steady decline '
In the number of housing units in their core areas. I nao his enomenon Is occurring at a very smAl state,
ljousing units ere being created above at a The Pecan Place senior housing protect is the
largest recent downtown housing W ct
. i
l igWensity. urbanatyle housing o td be one aged I e downtown area through mtred-use types of ; roJects r
The city can facititate this developm by pr convenient transit service that connects to the uni'ersrHes,
job centers and shopping areas wa str that allow safe and pleasant pedestrian connectk ns from
dowtrtown to both universities, and keepin a city institutions such as the library. city hAl and pAicr r &part-
ments in the downtown area
Collectively, the University of North Terri and Terns Woman's university had a 1998 enrollment of about
94000 students It is estimated that less than half the enrolled students We in the city. If greater number
of students Lived In close proximity to khe two campuses marry positive impacts on the community would be
created.
a The opportunities for transi! bicycle and pedestrian trivet between home. work play and school would be
greotty enhanced
a The pressure on parking in and around the campuses would be greatly, reduced.
• The pressure on the roads of the city and the surrounding area would be greatly reduced, f".
s More dbposaRe income would be captured in the city. f
I University students live in unique households with unique transportation demands The demographics of univer-
sity orknted households tend to be either smAl households or larger households made up of 5verA unretated
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-DRAW Denton Comprehensive Plan June 22,1999
u k vtew ion t.
individuals. Transportation demands created by them households tend to be multi-modal with a central node on
campus. As a result many of thew house Ws eouU W accommodated with relatively high density in close
proximity to the trio campuses, The area along the 1-35L corridor between Dallas Drive and Avenue[). northward
to Oak and University, between Dallas Drive and E541. Avenue on the east and 1-35 on the west is an ideal
Location for univers ty oriented higWensity housing
C. VARItd OF U',~lN{ jN L\V NCICCOI>O;ZUOOP5
One of the adopted policles related to housing is to encourage a verfely of housing types, styles, sizes and prices
within the same neighborhood. Neighborhood stability eouU be enhanced by &U.-wing houses Ws to stay within
the same neighborhood as househoWs and housing needs change. A newly-wed eouple does not need iho same size
house as a two-parent two-chiU family, or on empty-nester househoW or a widowed grandparent The current
zoning ordinance and prevaiUng development patterns require that famiUes move from one neighborhood to another
as their housing needs change, because recently created subdivis• s are so homogenous, with houses that are At
relatively the same, lira, +oa and Grandma are now unlikely to n came neighborhood as their grandchil-
dren beaux their housing needs can not be met in ty A w
Traditional neighborhood mGed-use development is often requ assu m'` a variety of housing within any
new development Types of housing that may be considered in tunat neOrhood or m wd-use neighborhood
development Include
• standard let single-family detached dwellings 7
■ small lot single-family detached dwelingsi
■ accessory dwelling units e
■ Two-family dweUngs j
@ Single-famiLy attached dwell n 0;0+
• Mixed-use dwel.Ung units r r
r .Small multi-family dwel and ?J
■ tvjanufactured housing
D. ATTAINA5LC140U61k
tJousing in Den tan must be attainable to t who work or matrkuUtt In Denton and want to Live in Denton
1 Attainable housing Is housing that b avails accessible and affordable.
1, Avsitability
The demand for housing in Proton is currently very high relative to Its supply. The supply of university
student-oriented housing has lagged behind its demaa changing household characteristics have crested
demand for new types of housing, and the strong Local regional state and national economies have resulted in
a lag in the local supply of traditional single-family housing relative 6 demand.
2. Accessibility
!lousing in Denton is beeoming more and mare InaccessiNe to a majority of the city's residents. New subdivi-
sions offers common lot size, developed with houses that are Me all the other, accessible only too narrow
range of residents. In addition. new single-famiLy housing development Is often isolated from jobx shopping.
schools and other places that people need to visit on a daily basis Llous ng is not accessible to ether land
uses.
C~C"Vrh w* LSONP li iL✓w Cabe LWIDITA 45 .
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'DRAFT' Denton Comprehensive Plan June 22, 1999
Public GA-" Ljitlon
3. Affordability
llousing demand that is greater than supply has Led to rapldLy increasing housing prices. This pressure tends
to produce new housing that is only at the upper end of the housing marketing spectrum For most members
of the community. new housing is less and fns likely. A full range of housing should be available In Denton
so that all members of the community that want to can Uve here. This housing should be accessible to work
play, education and shopping.
IL ATTAINABLE k30Ub[N(:ASSISTANCE FOR LTV AND MODERATE INCOM E 110U.5LUOLDS
New housing that is attainable for low- and moderate-Income households Is beeomirig more and more rare, while
the number of low- and moderate-Ineome households Is Increasing. As mere traditional suburban development
occurs throughout the balance of Denton County. the city of Denton is home to more and more households that
require affordable, mare urbam-style housing These households Include the poor. the disabled the transportation-
disadvantaged the young, the old, and single-parent families.
The demand for housing assistance programs In the city Is r supply of housing or assistance. The
cityb housing programs for home ownership assistance, r' bikes Vd reconstruction programs have long
waiting Usti ')ubstandard housing units and long waiting U a~l eurreiliy twlenced by the Denton Publi
ljousing Authority.
I
Over the past two decades state and f dlerALLY funded h a nee has been greatly reduced while the
need for assistance has dramatiully increased. In additio a in its that were ass seed twenty or more
years ago and have been available for lowanrome hou' s e ` at t e end of their commitments to maintain
the units In affordable housing programs. These ur ore 'ng nverted to mar4et-rate unib and many Long-
term elderly and low-Income residents ~3 isle, toy in homes.
y
The median price of houses sold i :Denton ase 6096 from 1993 to 1998, while the area's median
household income increased by on 096 duri he sa period.
~ u
2ealJent;al Impact fees analleuer enf;ves
Housing development is primarily a response to market forces. Communities that create minimum Lot sits or
maximum housing densities that are eontrary to market forces often simply deflect housing to other communities
or areas In the region. On the other hand, communities that &LLow greater densities than can be supported by the
housing market run the risk of allowing premature development or development that may stagnate. To manage
urban form and achieve des red housing balance, the city should consider implementing teats to help it achieve
4 community housing-oriented goals and objective.
A. VARIABLE RATE IMPACT FEES 6
(for water distribution Unes and wastewater eA ection Unes)
To discourage sprawl development the Crly could construct its impact fee regulatlons for water distribution and
wastewater collection Unes to serve as a disineurtlve to sprawl and an IncenWit to tn-flll development. One
method to impose Impact fees in direct relation to the true cost of deUvering water and eollecting wastewater is
C~uJibl A d6
a.vw u~nM T
'DRAFT Denton Comprehensive Ran June 22 K/99
u k itlorn
to create an impact fee that is Variable in noturr, %eth a slidlrq state fee that increases as the distance from the
treatment plants Increases. This type of impa.t'ee stricture Would reflect the long-term rapital and mainte-
narKe costs associated With the increasing amrunt of d'otribution and collection plumbing reojired to serve
development that is farther away from the center of the :ity and its existing in f rutr'ucture.
6. VANLR of Imna FLL5 Fop. OUAuFILP AFFoRPADLL do=NC PMizAMS
The most commonly used incentive to encourage the development of affordablo housing In many cities U to waive
impact fe!a for qualifed affordable housing that achieves community goals. In exchange most programs r quirt
that qu&b ied low- o, moderate4neome households are the benef+ciaries of tha housing and that there are long-
term assurances that the housing w ALL remain affordable. Many cities place an escalat4y cap on the resale price
of owner-0ccupied housing and a rent ceiling on renter-occupied haua'ng.
C. PE.N-!'1TY BONUSLS
Communities can help to achieve housing goals and direct to appropriate locations by designing
density bonuses to create incentives so that the private r achieve community goals. Affordable
dousing programs can be designed so that developers who p and tai affordable housing are prealded
density bonuses ever and above the attowed density in a unin ' trkt se development that Includes a
residential eompo,mt can be encouraged by altewing howi as not iminlsh the development rtghts of
other components the mked uses. Traditional Neighb P that allows a variety of hA+sing
types and styles and results in somewhat greater dens N th a turban development cam be encouraged
by prealding alternative toning designations and proc
P. ACCL„oRY LfWINC ,l
A type of housing that has a long r of ac In mature communities throughout the country is acres
gory housing. An accessory housing nit is one t U in dsrrtal to a primary housing unit on a lot in a traditional
smote-family hoeing neighborhood, n t eeewry units are also called mother-in-law, eokaoe or attic
apartments and are often found over d ed es, as small detached cottages, or as attached additions to or
conversions within larger single-family h units are often found
s in coltege to ma as student-odes sing.
\ ■ In communities with larger lots that esire on site caretaker housing or
s when aging empty-nester households find that their house is larger that necessary and creating an
apartment within tw- home would reduce wasted sW* and produce additional Income from a rental apartment.
Manufactured Lousing yi r
A ISSUES ~ Ir'
An imprrtane element in the vlslon statement of The Penton Plan is the provblon of housing In a suitable
environment for ALL those who wort; and learn in Penton. dousing affordability for low- and moderate- ineame
households is and will be an even greater Issue as Penton grows In a time when state and federal housing
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/ assistance for the 50 - 60 percent of Denton households who find themselves priced out of the housing ms: ket,
1. manufactured housing can provide an acceptable form of owner acuprnt housing and a viable Atemobve to more
cosily, site-bullt housing, To assure acceptance, many communities Institute site and design standards for all
housing manufactured as well as site-built
B. CRO>,V& TRENP IN LJoub&*
Since 1976 the U.S. Department of 1.1"ng and Urban Development (17UP) has regulated manufactured homes
under the Manufactured d me Construction and %fety 'AjMards (1JU0 Codej In 1980, the term 'mobitar home*
was changed to'manuf"red homE in recognition of the more durable and less mobile nature of these factory.
built homes Once sited manufactured homes rarely move.
Nation-wide and In Taw about one-third of all homes built In 1997 were manufactured, factory-built homes.
Nationwide sure" by the Amerlemn Planning Associaton reveal Out manufactured homes have become safer.
more durable and more attractNe since enactment of the 1976 UD Code. As a result, public acceptance has
increased and many communities have revised their zoning a standard that govern manufactured
homes and now permit such home by right throughout their men _
IOAen considering the role of manufactured hawing in a eom it is A to strike a Maned between
housing needs and the desire for stability in existing neighborho Manuf d he-ising, if not properly placed
sited and designed, can conflict with established neighborhood t pa ns. The Inherent resistance to
manufactured housing by established neighborhoods wllL r mar ' igenee to the design and administration of
regulations. Many communities, including Denton, eonNn outmoded stereotype and eKtude all
type of manufactured homes from resldentul nelg gh the designs may be very s m lar in
appearance and size to s ta4utt homes. In Denton man home placed in the city requires a Speeifk
Use Permit and Ls Allowed only In th tul om Mulb-FamiLy Two. and Light Indusblal caning
disbicts ,
C. PL-519N bTANPARDA)
A growing number of communities a anuf ' red homes on vacant In-fill lots In buftt-up neighborhoods with
desyi standards related to foundations, trial and etch siding and offer design elements. Manufactured
housing an be constructed to meek extend standards. These are standards thak ca n be applied equally
to site built homes
4'eaL+ ~ bfrefeyiee '
A ENCOURACE AFFORDABLE UOUbI C
tr -
L Creel r Aa ,
The overaLL goal of the housing component of the ComprehensNe Plan Is to encourage the development and /
preservation of affordable hawing oppertunities for Low- and moderotaineome households. A place where
people can work and live Denton has born. Inere"mg the number of jobs In the city at three bmes the rate {
of population growth. dousing must be made Available and affordable for these who Work In the city.
etay.netiw.vun\v v..wLma WI&ITA As
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2. Strategles
■ Add housing unit at the same rate of growth of job growth
■ llatf the new housing units should be affordable (no more than 309b of househoW income should be
allocated toward housing costs) for houxhotls with toss than the median household Income in the city.
■ %ty per cent of new housing should 6e owMw-oceupled
D. CONSLRVL- LXISTINC IIOUSINC STOCI~
L Croat
One of the best weys to aswre 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 existing housing unit that is usually avalUM4 at less cost than new housing.
Z Strategies
■ Altecate more than 50% of Me< funds annualy% no wistance programs for low` and
moderate income households.
■ Latch CP funds with general funds on a dsr-for bass.
C, L.NCOURA4GATTAINADIL0Y
I. 4'sal ,
Attalnab lily s b ,e eenfluenee of availability, ueess b ty offo iuty. The hewing needs of the existing
and projected population must be meL
2. Strategies
■ Structure an affords no that en ages through ineentives. bonuses and publk-
private partnerships the ant housii g that's attainable by low and moderate income house,
Ws in areas that are me ble to edweAom, and civk facilities.
■ Structure an Impact fee new d pment that diseeurages sprowt through the Lang extension of
Abbas and that eneourages eve rat of m f ferdsbld housing In areas of the d y Aere Infrastrua
tuft eaps6ty already exists
a Revue the zoning regulations onsider aUoMmg residential and non-residential land uses within
the same zoning disbrkb.
■ Use Incentives such as r"demtlat density bonuses and allow aceessm dweLUng units where apps
priate.
Vill
lmplemsafatlen
Possible actions to implement comprehensive planning goats andatrategles related to housing Include the fellewing A
A ASSUm DLNTONLSAPLACG1Vt1L{LL.ALLPupa WLIYL\VORIC.LLARNANDPLAY L Develop a Comprehensive 11wing Atta;nabibty Strategy that clearly states the hewing eolicies. goaLs, object
tives, programs, strategl.•s and actons to assure that housing remains attslnAte for law- and modersteanume
households
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2 Cvalwti local devetspmont standards and reputations for effects on housing costs. Urninate those reQuire-
menu that unnecessarily add to housing costs.
3. Allow mbed•ux, urban-ityte lousing downtnvn in the University Core Area and in neighborhood and urban
centers through the use of incentives
4 Allow the use of manufactured housing with strict design standards
S. CONSERVE M16TIN doubik STOCK
I Utilize cede enforcement, appropriate zoning and rehabilitation programs
2 Discourage less of affordable housing units by requiring *no net loss' as a result of any rcd velopment
3 Utilize general fund doUars t, provide rritching funds for affordable housing programs end projects.
C A15URCATTAINADLG11ouslNC:
I Develop a Comprehensive dousing Attainab l ty Strategy tf~ A early!(a khe hawing polietes, Beals obje~-
tives, programs, strategies and actions to assure t'ut housir mai s at bte for low- and moderate-Income
households.
2 Gncourage the development of additional private, n om ity dewing DnelepmenF Organizations
to implement housing objectives, including financingLun a ti nd d rlapment of attainable housing
3 Support the development of affo~fit~ttnd il 4 nee6,u sing through private and pubueyrivate projects
`r
4 Provide a mechanism to axe 04fied ergs housing projects and programs from city fees.
4
5, Create a density bonus for 4a fed affo bU houslno projects and partMpanta in affordable housln/ pro-
grans.
6 Gncouraoe joint public-private part ps to develop In"no for low- and moderate44o ne households
through a model'tradl OMA neighborfieed elopment'that provides a variety of hewing styles, types and prices
with dtnalty necessary to achieve affordability, aaessiwty and avoitebiub
7 Gncoursoe proposals to develop specialized housing for the elderly persons with dWNUtfes, and university
students
8. Create a mechanism that returns dormant unpr. Juctive land to the tan roles thrwgh an offordeble houslny
program.
9 Gncourage programs that fadutate home ownership by W. and moderatNncome (Indies a
;O. Develop a strong relatknship between the City of Denton Community Devatepment programs and the
Denton Public dousing Authority.
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t .5ection 5 ■ Economic Diversification
In the broadest sense , economic development refers to the changes in an economy over time that ocar Jut to the
formation of population centers, such as towns and cities L-conomic development usually has a eornotatlon of
growth. Ceonomles deveL p due ~o simultaneous Interactions among increasing population, increasing numbers of
emptyers and workers, and Inereo,,ing numbers of businesses which provide goods and servlees for Lecat consump-
tion as well as for twport
Cconomic diversification refers to a more directed type of a-oromic development resulting in a more stable and
resilient economy, which provlJes qualty jobs in businosius aceorubLe to the local community. Dwerx and
developed economies are characterized by man, different types of industries inter-Linked by mutual suppUers and
consumers 't'hese tconomies often export goods and somees }o ether populaton Centers, Guch an economy WALL
be more resiLlert stable, and seLf-sufficient, thus being Less AArierabLar to the national And rigoraL economic
fluctuations caused by federal and state policies ever which Locat yoverrunents have Little control
A hatthy economy is important to At. city functions Major issues that must be addressed Include Job cwclon
business recruitment business expansion, and smatt business formation A number of etements merit consider-
aiion, including job quality, environmental Impacts pubic resoures demon l% and quality of the location {Inside or
outside of the citrl and qualty of life prospects - are Important In determining strengths and weaknesses In
prevldir,g a healthy business climate.
Policies
A The City should or. -ourage a streng, diversi flied, and self-sustaining eco wmy, creating a wide range of employ-
ment opprrtunities, enhancing Lo:al avmeaship op ortu litles, and aPunding the tax be" of the city.
5. Local bus+ress ownership and smAl buswi creation should be considered high economk diversification
priorities
1 C. DeveLopment incentives such as infrastructure I nprovements and/or asslstarce, tax abatement grants, or
Loans shouLJ be cons4ortd to encourage industres and businesses to expand or relocate within the City. A cost/
benefit anaLysis should be performed to Jeflns and mos,%re short-and Long-term benefits prior to granting Ineer-
tivts. Incentives should be considered only when proposeJ development Is consistent with community plans.
Projects invAvtng retention or expanslen of existing businesses should be given the J Jjhest priority,
P. PeveLopment Incentives may vary by size and type of estaWshment and IritiaL and potential Capacity as a
generator of employment and other eeonaml: lain Priority may be given to bask Industries that are generally
clean and that WAIL make a significant eontributbn to Demon's employment or the ii tax bast.
C Consideration of site planning, urban design or neighborhood compAbiL ty objectlvos OLL be Included in the
eligibility requirements for business rotentixt expansion, or recruitment Inetntives.
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A. LMPLOYMLNT OPPORTUNITY
L 4eal
The City should encourage a strong. diversirW. and setf-sustaining economy, creating a wide range of employ-
ment opportunities, enhancing locat ownership opportunities, and expanding the tax base of the Aty.
2 Strategies
a. bustaln and support business development activities to retain, expand and recruit businesses
K encourage investment in the development redeve ent rehaKtatloo and adaptive reuse of Land
and bulldings for employment opportunities
dv '
e .Support community-based ecoiumk deve P"A felon istent with this Comprehensive Plan
and compatible vkh neighborhood UvALity.
d, Promote and enhance the special character and entI , designated commerciaL areas.
r Promote a business envronment w thin desiJlna ' user Jr eas that Is conducive to the forma-
tion, retention and expansW of Industrial bus~e
f Promote a variety of eff~ ~i~ifal a;FtractlJ dustrial and mixed employment areas in Denton. {
D
locot business ownership and sm is,
L Croat
creation should be considered high economk dlrersifkatlon
priorities.
2 Strategies
r a. Foster a positive entrepreneurial environment for business incubation and small business growt&t
b. Cncourage devetopment of universityfelsted efforts into Independent entrepreneurial spin-of{ bus;
noses
c. beek wars to assist clusters of related businessn to cdLaborate more closely with one another y v
and to market t6M gAves as magnets for aotaL researeh talent and hlgh sI ILL manufac Hng Jobs f Ar..` r~
d. buppert the rota Nn of exlsting business and nuJor kutltutton bus.
' i
e %ppM Penton 's artists, art organizations, and I"Mutiens because of their slgnifkank contributions
to the city's healthy business eUmate, their role in creating a cultural rnvlranment that attracts high
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wage employers to the re&t and the substantiat benefib they provide to residents
.
f. Promote close working retatfonships between financial irbthtioru and the business community.
\Vhere approprato, promote the development of new Initiatives and innovative programs leg. Denton
Community Dovolopment Corporation, loan packaging for 55A town guaranties, Industrial Development
bonds) to lower the eost of borrowing or to assist small business growth through Increased access to
capital
g. \Vhere appropriate, support efforts to assist small business through technicA assistance for busl•
mess start-up and/or expansion.
h. :uek ways to improve the environment for small businesses to thrive in Denton where consistent
with the gals and potkGs of the Ptan
C. \VokaaRCG
4a,;
l dal uF
In order to mure a sk4W diversified workforce to a fu. a foyers, the City wll encourage
tuti d agtnctn to prsvtda training and
employers, employee orgenitatians, and education and trxXt.
retraining opportunities to the citizens of Denton.
2. btrategles Of 7 i
a. Facilitate the creation of coaUtions of ass t University of North Taus. Taus \Voman s
Unlversity. North Central Te 'itAd a total "trkb to develop eompeteney-based educ-
"
ton and training programs f ento~ m ,ty members that are targe'od b the n:eds of business.
This may Include voeatio ;raing A PAM ~~ppprentktshlp programs, enheprfnourlal slap! booming,
customized on site train) nd ttchnk and vddltienal preparatory programs at the high wood Level.
b. Cneouragf increased Unlu on community Job access and Information systems and training
Programs
y
c. btrtve to Increase aaess to U racy dovftapment and LrgUsh as Stcend lingwge (GSL) pro
grams for those in need of assistance of overcoming literacy and language barrlem U amptoyabiUty.
d. \Vork cL*94 with the loco' school distrkb to Identify and whWe bask competencies required for
sueeess among young people choosing to onto, the workforce upon graduation,
it Offer apprenticeship and other workplace learr!ng opportunities with the Clty ff Denton and Denton
industries.
y
D. PLVLLOPMrNT INCGNTIVGb , j 1`
1. Seat
Development Incentives should be considered to emowagf Industries and businesses te, expand or W&te }
within the Cty.
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2. Strategies
a Consideration of site planning, urban design or neighborhood compat;bility objectives wlLL be included
In the AlgiKty requirements for business retention expansion. or recruitment incentives. Incentives
should be considered only when proposed drveLpmen4 is consistent vAth community pLru, Development
incentives should foe" on businesses that
Provlda higher-tha n-Average wage t"As
, bring new capital Into the economy:
R dive good future growth prosvecks
Involve a duster of businesses engaging in similar actlvlie5,
Use quaLlty environmental pf&ctkes
Dlveryi fy the eeo wmk box and.
Keep workforce In Denton
w
b. Incentive agreements wILL require businesses to o tet c thresholds or performance standards
In order to reeelve benefits (eg, cpitA invrtmentivploy and payroll)
L INDUSTRY RGCRUITMCNT
In order to diversify the existing tan base, oeonomie devel rn4 pr +ms will focus industry recruitment and
marketing efforts en businesses that are compatible witkJ'kh~ mmun . workforce and tcenomk development f
goofs. +c' t is
i Goal
Re iruitment activities should ~ ned td d me ing plan Strategies should focus on Identi f ed
mari,ets. As conditions withlr{ a commun cha target markets should be reassessed.
2. Otrotegies
a Identify &J.5ting and prospe I try workforce needs and enUst the resources of the University
of North Texas (UNTI Texas Vom nNersity (jmV North Central Texas College (NCTO and the
Loci school distrk s to develop cus Ized training programs as part of A marketing strategy.
b. Target these Industries that require +n educated workforce. Match existing degree programs at
UNT. TWU and NCTC to businesses that requb e a signi f leant workforce in these f L6
e foster a positive environment for InternatWal trade.
J, Recognize and support environmental conservation and enhancement ac tvitks for their contributions
to the local economy and quAW of life for resldeffb~ workers and ecosystems of VW city. r
e. Encourage new eemmeretat businosxs to Locate in estabUshed commercial/mind use Areas. More suitable sites in these areas are not available, encourage those businesses
to hate in other designated
eommercld areas.
f Encourage development that Attracts a diversity of employment eppertunities
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g. Promote pubWprlvate partnerships for the development of irnfrasteocture to foster economic deveL•
opment
h. :leek ways to assist related technology-oriented businesses to Locate in close proximity to one
another and near research k stitutlom3 Promote the development of technology by connecting research
Instkutions, hospitals and manufacturing companies,
Section 6 ■ Transportation
4 - r'mding force of the City. Denton provides and maintains transportation, water, wastewater. solid waste.
s!r;arir* drainage and eleetrket infrastructuro system services. Thb section details the polkles and the
aire6vn in which these vitally important ser&es Al grow thNuyh 2020. Frenchbe services such as gas.
teteph one a,ILI cable televislon wiLL be addressed vithin the ':Scree '-s~~erction of this document 4'MUtkModal'
approach tha` oordinates a variety of transportation otter~tWa, sYRI as transit. bleyele and pedestrian sys-
tems has bar flown to result in economic, functional, and aoithetk benefits. Denton must handle interstate and
regionat traffic w,th innovative sduVons that meet or exceed loiylMeads usMg a preprints ~.tate•of the-art multi-
modal systems y
Policies
A. The City of Denton shatL use Awss M,ilagerf*yt Practices to make the investment in the roadway Infra-
structure as cost efficient as poss~(e These actkfa Include placement of curb cute, median opening spacinit
and parallel. access roads (publk !nd private).
i
8. Ldesidembal streets shall be desl ' + to I e traffic catming pradkes that promote the use of collectors
and arterials for trips that are not locally, rig d
C. The transportation network shall be d d to optim lie the emergency routes necessary for potke and fire
operations and to promrle efficient delivery services such as mall and solid waste.
D. The City of Denton should plant design, and bultd a network of freeways, aritriaia' (major and secendaryl and j
' collectors that provide seeeptabLe Levets of service white complementing the Land use deeisions in the Denton
Plan. The Denton Transportation System must be compatible with reglonal plans Mudino the MoRRy 2020
Ptan, the Reglonai Thoroughfare Plan (INCTCOQ and the Denton County Thoroughfare Plan
L. The City of Denton shall use the Thoroughfare Plan to plan and design transportation Improvements, pro-
gram Capital improvement Plan projeck& and guide development review deebiens Mary of the arterials in Denton v y
are state roadways, so cooperatirn and partnerships with the Texas Department of Transportation (T xDOT) will h '
be consldergd essentlaL to the congtructlom and operation of the City s transportation system f r A n
r. All freeways shall be designed wAth Limited access that Includes frontage er WoUA aecen roads. Loop
288 between US 380 and Uj 55L. shall be uporaded to Ws type of WLlty to the extent peselble as St wed
through redevetopment ■
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/ 4 Major arterials are intended to carry trafk Across town and between major Intensity centers. These fwLL
l ties shall be divided by landscaped medians to blend capacity with antfirtic ce+utdent ons )minor arterals should
be at Least four lanes, with left turn Lanes provided for all major Intersections. Collectors shad have at least one
full lane in each direction to carry trafre to the arterlat system
u. A transportation lobbying campaign should be conducted Ee erasure participa}ion In federal states, and regional
infrastructure funding decisions, L ocat funding partkfpstion In priority projects should be eonsidereJ for incluslon
in the Cityb Capital Improvement Program
L The public transportation system shall provide services to all citizens at a reasonable cos! using routes that
mAalmize service deLlI and that meet the needs of the mobility Impaired The system shall be developed to be
compatible with the eventual connection to regional systems such as Dart, the T. Df1V Airport, and rther future
systems.
J. The Denton TrAIL% PLAn should be adopted and the netwa sld alks, bike trails, and greenbelt paths
should be IncLuded Into the Capital Improvement Pro; ram { in . elopment shall address this network by
dedicating rlghtsof-way and constructing portions of the ork their properties. Unkages to dating-
tions that serve daily needs should be emphasited to reduce r ation.
V- The Denton Airport shall be a key component In the mut l trareportatlon system Denton (municipal
Airport Is effectlveLy located to optimize the movement of am ~nAeas throughout the imetroplex '
t L The Cty will promote the use of roadweys parr l sir o it a limits o f the 1OO•year fleedptains to
provide A natural riparian environment by establish) em A eon the road and the floodptaln Crreen
space is required even if the channels e~ that its of the parallel roadways may be dedicated
to the City to serve As open space. ' it fie and fAciutate channel malntenAnce
Cyoils and Strefeglee
A
Increased trips M motor vehicles, increasad trAvel time, congestion, and Longer trips ALL contribute to d*terlerating
environmentaL quality Polkks In other parts of the plan (Cnviranmental (management and Growth Management
Strategy) +nd elsewhere in the transportabon element that reduce Single OeeUpAnt Vehlele (5011) use, support
transit, and encourage walking and bkycllng Jiro key to reducing transportatlon-retated environmental Impact In
addition, tha strategies below, address specific air, water, And noise tnvironmental impact,
1. 4oAI ;
Reduce And/or mitigate Air, water, and rase "tion from motor vehirLs. Promote energy+fflclen4 trAnsper• y
tation
2, btrategles
A identify, evaluate. and fully consider envlrenmmtaL Impacts of transportrtbm irxntments and optrA}-
Ing decisions.
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'DRAFT Denton Comprehensive Plan June 22. 1999
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b. Pursue transportation projects, programs, and investment strategies consistent with noise reduction,
t air quality, and water quality objectives
c Cneourage Travel Demand Management (TONI) Initiatives inducting but not Limited to. park and ride
sites, adjustments to work schedules, ride-sharing initiatives and improved bicycle/pedestrian fadliiie3
d, Continued participation In airquauty mitigation procedures as recommended by the NCTCVG
b. Ci IANCINC AND MANACINC TRAVLL PLMAND AND TRAVC.L IDLUAVIDR
To slew the trend of increasing bW use, the City must provide alternatives and must change the way people
think about and act upon travel chokes, Transportation Alternatives to the bOVshouLd respond t. people s needs
for mobilty, privacy, comfort safety, and convenienee. The City recognizes that transportation needs and travel
choices vALL change over time as alternatives to 59/ travel be me more viable
1. Foals
Meet the current and future mobility needs of ros'dent In$ nd vb tors with a balanced transporta-
I i system. Pr Mde a range of viable transportation at n ves, ud transit bleycUng and walking
keduce use of the -Ws over time or m"mize occupants vehkLe In Transit Planning and Transit
Systems
Strategles 1
I
a. CAuoto the pukLc, especially youth. A th ind' uai and soeietaL benefits of alternatives to
WVs Cseourage incentives ' orb is ee future generations to become regular users
Of transit and non-motorized odes
i
b. Initiate and support puawarene camps s that focus attention on the societal and ervironmen-
tai impacts and costs of t l thole and that make people aware of the range of travel chelees
available. Inform those who n omm a by single-oecupant vehcle about the ecorwok, societal and
environmental costs of their cho pport federal state, and other efforts that increase the single-
oeeupant vehicle driver's share .+f t we cost of W0 use
c bupport and promote commuter trip reduction (CSR) programs teLocemmuting, electronlecommuni-
cations, variable work weeks, flea-time, and a variety of navel demand management MeM) strateoies
aimed At redueing the number and Length of -SW trips and Increasing the efficiency of the transportation
system Develop and Implemant A coordinated program of Incentives, atternat .'a, trivet options, Land use
measures Innovative desion, regulations, servlees, and marketing strategies. Ailow developers to choose
among TOM strategies. Mere approprWo. pursue TDM strategies at the regional level Support Imple-
mentation of advanced transportation And communluHors technologies, such as intelligent vehkte. Mos. !
way, arteriaL and transit systems. '
d. LVAluate, against the fotlewtng mode choke waLs, the sueeess of N Otis and the region's land use
strategies and trAnsportatlon systems and prwAms. In raduclno single-occupant vehicle use.
C\c~mr~+',M+~arP,Pubk R Am CJ',hM CJWIbITA 57 ■
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'DRAFT Denton Comprehensive Ran June 22, lggg
ublk eview URIon
C. LANy u ttL s TRAANJPORTATION
Land use and transportation are fundamentally interrelated, The growth management strategy recognizes this
retatio"hip by focusing development in concentrated rather than Linear patterns, directing transit investments to
Unk pedestriameriented activity centers, and providing more epportunitiea for walking and bicycling. Low- ensity
development spreads the A/ over a greater area, causing the need to construct more mites of reads. Increased
amounts of pavement Lead to higher Initial capital Improvement costs and maintenance costs in the Long-run
Ulgher density development patterns in conjunction with grWde"treet networks can atLow for transit-ortented
design As diffusion of traffic along many different routes 4l owever, the City recognizes that auto secs,, wLL
continue to bo a key element in aceemnvdating growth in urb+n centers and netghborhaeds.
L Foal
Gmure that land use and transportation decisions, strategics, and Investments are coordinated, are compte-
mentary, and support the growth awigement strategy. r
Strategleee"+
a. Provlde adequate transpAstion faciUteg and to and accommodate growth and
change In urban centers ntighborheeda and mamu{act Indus TtAntes, Seek to provide transit
services and walking and btcy&rg opportunities to silo urban centers and nelghboAMs to reach
growth management strategies in a way that mini sin cups rt vehicle travA
b. The Growth Management btratea..• aronytssf the roughfare Master Plan and Capitat
Improvement Program as tests to achieve td d pattor"
s'
c Deslgrr and buitd tra tion 16 ! to rrftsct the character of the surrounding rwt+borhood. i
and be accessible, comf and M the scale of transportation fac+Utles consistent with
surrounding Land uses as bed w' 'The reek' section of this Compreherow Ptan.
J. Involve the public in Idenb g tie for planning and designing transportation fscllit es, programs.
and service., Gcourage and/or p tensive pJWc Involvement oppor Aties, both for City declaims
and for thou of ether agend As of this process, address the specLl needs of towancome people.
children and youth, the elderly, peo with disabilities, businesses, and rodents
e. Minlmlze direct vehicular access from developments facing arterial street
f Avoid through-tref le vAthin industrial and commercial developments to reduce cenfjcts between
automobfte7 and commercial vehictes except within the dowmtN,m and mlx J-uu area,
g. Limit new traffic demands en Loeat streets through eesldrntiat nelghber As. Large Ad multi v
family uses oenerally should not take primary sects, through a Lower density reslden+isl neighborhood r '
unless it is by way of a eotloctor or arterial street Traffle to and from a commercial Land use should net + c
be routed through a residentiatLy zoned area untoss k b by way of an art. -WIL street
h. Require new suWlAslons to be designed se that the Internal Local street system provides sere,, to 1
cotloclar strtets Wihamever passlblo, aceess to arterial,herb shall be UmiW to collector and aria rlai
street inteructlons.
e1Gmr.rvnsw.OluAViLUe ROAM Caanlil L) INTA 58
i
DRAFT Denton Comprehensive Plan June 2?- 1999
u k vow Id' 4a.
P.
The City has a limited amount of street space, and is unukety be expand thiS Space significantly. Thus this space
must be carefully ALocated among competing uses to further the Cib;s 00ALS
L 4 oats
Makes the best use of the Civs limited street capacity, and seek to balance competing uses. L"Ure adequate
capacity on the street system for transit and other important uses. buppert a shift towards transit, carpools
and vanpoob, Wyci ing, and walking bupport effleient freight and goods movemenkDif ferentiate among the
various funrtiens of City streets Protect neighborhood streeb from through traflk. Design residentul
streets that w"1 promote safe &Mng Speeds and turning movements
2. .5trategks
a. Designate principal arterials, a transit prlorlty and ajar truck routes to Identify the Fry
functions of these streeb. Pate operating deslo a3 or wMed changes to enhanee tha key
functions of these streets when eon0aHon 31010 ntly the key functions. Changes to these
streets should take Into consideration the expected a vo a affk, safety, aece13ibi6t!K and
aesthetics for pedestrfams walking along and crossing let
b, Dalgnate roadway Clusiflcatfors as shown. , e way Component of the Denton Mobility
Plan as shown In figure 51
l
I
c. Coordinate with the Texas Departmen Tra po on and adjacent jurisdictions to dixourage
diversion of trs$e from regio ayl~ princl ruts onto lesur artoruls and local street&
d, Use neighborhood tr control d as strategies to protect locat streets from through traffe,
high volumes high speeds, pedestrla ehl emflkb. Use these devices and strategies on collector
arterials where they are co time ' the basic function of collector arterials Cxpand the Traffic
Calming Poky to aecommoda ore v ety In street designs and traffle calming techniques. Use traffle
` calming teehniques in both existi n ew, neighborhoods and mired-use eenters.
C LOLL OF bLRVICL
I. 4'eats
else level-0f-seMu standards to judge the performance of the arterial eatlactor, and transit system To
develop and maintain a transpertaton model for the City of Denton
2. '.strategies
a The 4rowth Management btrategy suggests an Adequate Publk Fadlitlas Ordinance as a tad that y y
would allow for transportation needs (1-06) to b. addressed at the time that land uses are considered t
for development x
f
b. Transportation Modding is the key component for measuring level of servW developmntt impacts,
daf0nin0 futures arterials, and to preMe *mmttaWor measurements of awe and effect to alerted and
appointed officia s, citizens. and re0lonal entities
LcC#" kh A,q«gn,au<w.wcAMM W115ITA 99
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'DRAFT' Denton Comprehen3lve Plan June 22, 1999
111111111111111111111111w- P u IOU view kn
e. Arterial Lev*l-OF--')erAee Dine arterial level-of-servke (L.DS) to be the volurre-tosapacity ratio
(v/c) At daigr W locations, h1easurements w4LL be proMed using the highway capacity manuaL Traffic
Simulation Programs (TrAn-bIM61 and the TRANPW programs Measure pm peak hour directional
traffic volumes on the arterials crossing at each toeation to calculate the LDS. To judge the perfor-
mance of the arterial system, compare the calculated LDS for each location with the LDS standard for
that location. Develop a LDS map to for tocations to be cakulated
J Transit Level-ofver&e.. Define transit level-of-seMce (lOS) to be the votume-to-capacity,ratio
(t//) at designated locations. Measure pm. peak hour directonal traffic volumes on the arterials crossing
each location to eal.7date the LOS. To fudge the performance of the transit system compare the
cateuLated LDS vAth tht LDS standard for that location.
e. Complying vAth Livel-of-borke Standards \Vhen too calculated LOS approaches the LDS stan-
dzrd (LCVLL OF SIjRVICL 01 pursue strategies to educe vehkvler travel demand and/or Increase
the operating espied,.
F. PARKINIC
Long or short-term parking Is part of ever/ WV trip, and Is 1 f it chotee of mode for a hip. The
aviiiablUty , nd price e f parking Infwences peopVs choices aboL re to Live, work shop, and conduct permit
business Parking pontes can influence 60V use, the chi is ode enough parking to meet moNUty and
economic needs, while Uniting supply to encourage peopl no modes.
10
I. C~eals '~"as
Reduee use of cars over time, par} y or muter Njake the bast use of the Cty3 limited street i
space, seek bits nee among com 1mg uses,~an muter
neighborhoods from overflow parking 3
v,
2, Strategies ~ ,~i •
a. Consider establishing m m pa s ng limits for long- and short-term off-street parking to be pro-
vlded by new non-rnldential dev tied to the changing awiLAR y of non-auto modes in a part eu-
lar area. Review minimum parking` rernenb and maximum limits perlodkally» candlttons change,
such is land use mix land use densi and the availaWtb of transit and other non-auto modes.
III. Consdtr the development and use of off-site and shared parking for high density areas such as the
Downtown Core Unlversity Centro, Fry Street Area and the developing Mud-Use Centers. Coordinate
parking areas with seeess to the publle transportation system
e Ditanee the removal of long- and short-term on-street parking over time with the avalUbitily of nor
auto modes and vAth W alallability of off-street parking. In part to preserve the AMY of commeretal
areas r v
d. Allow longterm parking on most collectors and local streets. Umled only by safety, ,beet design,
AM properly access needs. Use strategies such as parking duritlon and/or tlme+fdey UmU or re-
strkted parking tones (RPZst w+wd approprte w to doeourage parking from commeclal areas or ether
activity renters from splLUng ever onto residential streets.
e'\C"r.hd~,P Aa ReNrv colon tJWWT A 60 .
PuRk P.etew Cdition
Nure QJ Denton Readwery Component - DwmW14are PUn
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C'~C•nv..h.nf~vAlm\V.k:~c Gldrr Clint; LYI)16ITA 61 .
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'D2Af' Denton Comprehensive Plan June 22, R
cob ic Review MI-on
e Allow tlenibility In meeting Long-term parking needs in commercial areas, mtxe" centers, and
neighborhood centers, such as discouraging longterm accereoy parking for tilrgLaweupant vehicles.
while allowing principal use parking
f Cmphasize short-term parLJng over longterm parking In commerclal areas, both on-street and off-
street
g. "taRsh or maintain mim;mum LonC'erm ana'or short-term off-street parking requirements for new
development for special vehicles and purposes, where appropriate such as carpools, vanpooLs. bicycles,
zero-emission vehkles. and vehleies for persons with disablutus.
C, IRAWNT
As streets become more congested. transit in its own lines or with other priority treatment can help people move
around the city and the region. The transit system will. need to clr n e so A can respond to people's behavior and
travel needs A major In+es!merrt -,rill be needed to provide maps lnnos+at6itt transit service. along with related Land
use changes and capital faeitities, These poLkles will guidl City dodsLns to enhance transit and are cox in-
tended to guide decislons of other agencies that operate tram tI. {ronl er within Denton.
l 1oa'.
Provide nobil ty and access with publle transportation ~W the ~Yatest number of people to the greatest
number of servkes, jcbs, educational opportunities, an{ ot4 dest4tions.
2, S4rategles
a Designate the transit prWity network Ljonitor bus speeds and operations along the transit priority
network and, where needed. Pi+rsue measures Ukvrease bus speeds and reliabiLity and to ptan future raiL
corridor
b. btrlvr to malnbin at Lent lose m!^ um goats for bus speeds and nuking chmgas as warrants' to
City street design arrd/or operaocus on designated segments of the transit priority network,
1 monitoring average pm. peak period oval bus speed, eutuding dwell time (t;me stopped for Loading/
unloading passengers),
e Work with bmAL Area Planning to develop speciPo area transt solutions for high deroity areas
such as the University Center through the Downtown Core. "re connection of the smaller system
is integrated with the citywUe transit system. These art planning goats only, and are net lNelrof sa Wce
stmdards
d, Work octlvety toward a ciL wide transit system - the l.urcat Inibatlve for Neighborhood Qreutatien r ,
(LING) - that includes both Limited-stop, frequent service connecting ml ed-use centers, neighborhood A
center. and manufacturingi4indusMA centers and Introcommunity feeder service eonnecting homes and r 1 4
businesses with neighborhood transit fAAMes, The Intra•community, serrtee my Inel • snuLL vehleLes.
flexible routes, demand-respon3W or JIA-a-rWe xrvka subsidized ta;ls. night shuttle, or other types of
ser&r
:\Gmr'O" w.vUO'NNrc R'.uv CiN.n W l WIT A 62 .
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'DRAFT Denton Comprehenslve Plan June 22. 1999
u k view i 4n
a \Veri with the transit provleler(s) to preAde transit service that
a Is within I/4 mile of at least 90 percent of the citis rosidenen and "asses
a Connects mix*"$# centers and neighborhood centers
a Is competitive with auto travel
■ Operates rellAblr.
■ Is convenient safe, secure, and comfortaRt and
a dAs affordable fares and an integrated fare system.
f. Integrate transit steps, stations. and hubs Into g4aiting communities and business dstrict to male
it easy for people to ride transit and to reach local businessn, Provide adequate lighting, security.
pedestrian amenities. and weather protection Minimize the negative Impacts of transit service And faeill.
ties on surrounding areas.
g \Vork actively to ob taln convenient eonnecbons to (;ogional transportation services such as com-
muter rail services to Dallas and Ft \Verth a
U. PGDUTRIANb AND 6ICYC~G~
\Vith )upporW* lend use Anil transportation polleies, walkinganAl ~eycling cAR(re procticd alternatives to driving
(especially for short trips contribute oreatly to the quAUty and v ality of the street scene, and help Achieve
environmental goals Pedestrian and bike improvements to ' rsect s, sidawaUo And other facilities can Im-
prove access And safety, And Are p+rtkuVrly Important fort chin, sen~rl citizens, people with disabilities, low/
moderate Ineome residents and people who choose to use th W m~6 of trinsportation
t 4eals '
increase walking And bicyeling, Create des"ble. Ufa eonvenlent envleonment,+ that Are COMUCIV1 to wAtking
and bkycung,
,d
2. btrategles
a Create an Urban Trans a s&w tf faciUtate watkino and bleycung as v4ble transportaton choiees,
provide recreational opportunities, A1/fink mater parks And open spaen with Denton neighborhoodl
b. Integrate pedestAan and bike f+ciUt;As, seroka, and proorams Into both ckyWlde and reglonal trans-
portation systems where approprla►e to provlda
e Pedestrian Amenities and weather protection
a bale and convenient pedestrian and bike access to transit stops, centers. and stations
■ Adequate lighting, security, And other Inipraanunts for persons with disab lib g and special
needs
a 5iki capacity on buses. raft. And other mode} and r
a Covered, secure bike parking at transit centers and abbess. i (A$
h'
{ d. Recognize the Importance of walkino In the city and the comM6bien wauJng make to Achieve
persond momuty and envlronmentet objectives finhanee the pedestrian envkonment throughout the city.
C\Crmp.rMV++~Ia'A~~M% rLvr.w Cohan i:1W&T A 61 .
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'D17.AFT Denton Comprehensive Ptan June 22,1999
u lie Review i ion
e, Through Implementation of the comprehensive plan and/or neighborhood planning, designate 4sy Pe-
des}riAn btreets within the highest-density portions of urban centers and neighborhood centers, Design
and operate these s!reeb to be safe and attractive for pedestrians, improve access to transit encourAge
streetAevel Activity, and faclLbte social interaction Integrate pedestrian facilities Into street Improve-
ments on these streets.
f Aceelerate the Improvement of misting pedestrian faclLities and develop and maintain new ones
throughout the city Increase pedestrian activity, enhanee pedestrian safety, and promote a pLeaant
walking environment. with special consideration to pedestrian faclt'rtes Induding recommended school
walking routes, access to transit access for people with disaWties, and Aece" to and within urban
rater and neighborhood center environments,
i
g Provide and maintain direct continuous Weycte routes, and make all appropriate streets bkyele-
frlendly. Aeeelerate development of k ~U f+c;Utlas in, around, and between mir4d-use centers. neighborhood
centers, and other key Ioutlons FaciUtate bicycling, wapprpr ate, by technique such a providing
separate traits or K-yele Imes, r5
I. moVik cooDb AND 6GRVICC3 : .
Commercial transportation moWUty and access are eritiul to &n6.9 aeonomk devrl/pment
I. <noal
Preserve and Improve commereial transportation mobllit A .4Jwee
2. btrategles i+
a Designate major truck routes. Meiittor't7lane streets and make operating design, access. and/or
seNlee changes, as well a{upitat Inv*:%"tment§, to aeeommod+te truM and to pro"Ne and Improve
commereial transportation and aeees! en these major truck routes
b. Support eff}etent movement corr4ercl+L goods by rill where Appropriate. Promote continued opera-
tion of exbting rail tines. + I I
c. Promote + mutt)-modal commereial transportation stratwiricLudiog raiL trucks. And air goods move.
ment \Vork toward Improved multi-modal connections,
d. Consider the needs for delivery and eollection of goods at fecal businesses by truck when malting
street operating deeislon, and when developing and Imptementing pro}ects and programs for highways,
streets, and bridges. Consider at Least: Access to freew". street Wth, turning radiL and overhead
cle6rAnee, raiLraad crossings, and trAffk congestion And cenflkb with cars, bkyeles, and/or pedestrians. i
J. MLINICIPALAIRPORT
( The Denton Munkipal Airport is an important Unk in Donlans multl-medal transportation A number of owes
must be Addressed to enure the Airport Will continue to most Current and future Haden growth trends. This
proactive approach wiLt allow the Airport to remain An Asset to the community and those eonducting business in
the region
QOA v ClN.n LX016IT A 64
u
i
-DRAT T Denton Comprehensive Plan June 22. 11999
u le evieW i Pen
L Ci oal
{ ProAde avlatlon faclUties that WILL Integrate with the multl-modal. system.
2, birategies
A Recognite the importance of maintaining and enhancing Airport Infrastructure so as to promote
additional development through quaUty Derv ice and reduce costly reconstruction costs
b Coordinate with rA4 and Nate Aviation Didsron to determ'.na Lliety funding of proposed airpprt
improvement proJecb 4et in queue for runway extension, air traffic control tower, and terminal upon,
slorvreconstructlon
C. Consider a proactive apprpach to prof arty acquisition consistent with Airport expansion plans to avoid
InNted real estate eosb, Investigate joint use of low impact Land usage (open spied, nature areas.
maintenaned depot etc}.
e. ProAde for a development pattern consistent Jonh fA60 /evelopment and Increased traffic (noise
pollution) at the Airport as proposed by the 1994 Avp*t Maslen Plan, Noel: with neighboring and
affected propery owners to ensure Airport ConsoLldal~iil Us* Olstrieks (ACLUD) are effective.
Maintain Integrity of Adrport height dAtA District and ACL.UR
f Investigate publle-private partnership agreemt'nb,4 jssi~! With Infrastructure and faedity develop-
mar t' S,
9
g Cetablish a formal west enl wrbW+sei into t4 AiP'7ort: wfien Loop 228 is eompleted to the west
side of the Airport Design tre~sportA*ri riii ices to miximite truck auto and aircraft mowuty.
K Since the Airport is ted in Chet dustrfil District within populatlon bubarea L efforts will be
made to support a iWitia in e move t of goods and servt-es of the City's corporate c$uos,
s
v
Ali i~&VFL A& Alra.i
1, <tieal
fo develop Intelligent transportation systems for freeway Management lrieJamt Management Traffic big.
nal Control. Clectror le Toll and Transit rare Payment Transit Management dowsy-PAIL Intersections,
Cmerili Management and Regional Mulb-!u(adal Traveler Information
2, btrstdgy
To Initiate Investments that int. grate Intelligent Transportatie bystems into the Transportation Infra-
structure These systems art effective tooLs to reduce future capacity Investment by maximizing the exist- i
log infrastructure.
L TRAQ ORTATION FINANCING
t Foal
The utiliution of avallable f nan.IA resources for the Implementation of transportation peals.
e~CvWO, ^ua.vW.kirPAIe Cesi.n UulibiY A 65
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'D12AFT' 91rton Comprehensive Plan June 22, 1999
u Ie Review i Ian I
2, btrategles
A. Gmphalize investments for. preserving and maintaining existing travportation fac;LltieA safety;
Transit priority improvement* multi-meld faeiLitlas and programs, to I-alp stlmuLate a shift towards
trA"it, earpeots and vanposts, bleycling and watUrg, freight and goods movemanE supporting the growth
management strategy, and comptring with level-ef-servlu standards
b beek funding from various sources and through various strategles, includ;rg
e Contributions from other entities that benefit from an Investment such as property owners
nearby an investment
s Pursue grants from locaL reglonal state, and federaL funding sources;
s Contributions from the region for Investments that serve reglonal !ntlnationA seek contribu-
tims from the region for investments in reg4ratty-Jnlgnated urban centers:
s Conr,ider pursuing growt}i~tlated revenues where consistent with economic development paU-
cies,
■ Conslder new lecally-generated revenues far expanded local trarml services,
c Maintaln suf5clent fLexibit ty to enable the City to take advantage of new funding opportunities and to
maximize competitiveness for funding
d. Require new developments to provide ar share cost of prWAna roe,dd transportation improvements
netuding pavement, traffic eontroL parking publk transit blciefe and pedestrian faciRies.
e. Conslder future operating and maintenance Costs assoclat. A ~dth Imprevements when making trans-
portation capitaL Investment dtelelans.
f Coordinate deWfinancing strategies with other Jurisdicbom In the region
g. UbLize any funds or grants for transportation improvements as they beeame avoltable.
Section 7 /i Water Services
Across the State of TOUS, estaRlshing new water suppUes to meet a gro„dng demand for water is blooming an
Increasingly difficult task The Cilys fist and foremost priority is to ensure that its cittttnp~customers heve a
suffiCient source of raw water Through exlsting and future surface water rights. contracts with other entitles,
and artful conservation, the City e.n provide suf flclent water to meet Denton's pepulat;.m prod Ems through
the year 2015. New sources will have to be estabUshei either through contracts or constructlon, to meet the
protected lorg-term demand
Pefieiea
F 1
A. The City wlLL strive to oversee the development and operation of water inNstructure that is safe. retl6u,
cost effective, environmentally sensitive and suf fident to meet future demands In Cooperation with other entit4s.
e'4-rAM h#PU4RWWue a.,w LAN" CXUI bIT A 66
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T12-41- Denton Comprehensive Plan June 22. 999
Public evlew ion
l3. Dovelopments will be constructed and property owners wll l maintain Owir properties and private In frastruw.
ture In such A manner as to not compromise public health rndmger the public drinking supplla, or pollute the
environment
C, Water fac btks should be Located in areas that meet engineering criteria and are eompatible with Adjacent
properties to the greatest extent possible.
D, Generally, infrastructure extensions to residential and commercial development well be the resporoiblU}y and
expense of the devetoper The City will follow devdepment a determined by the private sector or as directed by
the governing body by eversitIng }inn and upgrading trunk systan. The City may also extend Infrastructure to
certain Areas targeted for growth In the (Zr" Management Plan. The City may participate In the cost of
eversiting water Lines to meet future development
L Promote InfiLl Infrastructure improvements over new line exttnsiens that expand the geogra~hk coverage of
the Otis infastructure systems.
e In order to help finance Improvements nreassAr tOttrYa p tioo increase, the leglslatvre enacted
lepbla}ion enabling cities to she qe a Capital Impact 04P4
fee to each new commercial
And rosldential development t.4
in'998, Denton enacted water Impact fees for sdpptp*dytrea at infrastructure The critorls Include i
Y t
s No development WILL be connected to thg Cry's W84 system within the service area without the
assessment of an impact fee a a
a 1)0 approval of any dewtrpment Withbl the \gAter bervke Area WILL Include, as a condition of
devetopment the assent of }hi, impAet foe AppUcabta to such development
F. Use MAN II Impact fee to fur4odditi"L rastnxture to seeommodate system growth and help manage
utility rates..
4. Use ade4uste publk faclUtin criteria o)"fer tools to Influence compact vemus sotAhe growth polleles.
G'iaLs oars bfrata~les ,
A, COALb
Devrtop lend-torm water supply contracts to ensure an &*Uste water su il!
pply. Cxvand water heatmerrk eapab
tin and provide additional overhead storage to meet antklpated increase In demand. Design the water d Arlbvtton
System to provide flaxibiUty In the refilUng of tanks, providing suffklent water to meet average day, peak day, and
peek hour demand conditions as well as emergency fire conditions. Construct improvements to 8W transmisslen and and distribution systems to handy the hyper systom demands associated
with Hu population growth. Devetap
programs to maximize raw water supplies, and Increase wastowatx reuse to extend existing water suntlito
clc mr.r~w.vuN'au~ RNA [air LUI SIT A 67 .
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DRAFT Denton Comprehensive Plan June 22, 19'39 ,
u k Review ion
( D brRaLG1G~
I, Renew the City's untreated water supply contract with the City of Dallis 0es4 upon recent population
projections. Denton may need to purchase additional water suppUes from the Cty of Dale.:- btglnning In 2012
through 2015. The most significant issue to be renegotiated Is the renewal / expiration to, me Denton has
historically been an untreated water supA;e customer of the City of Dales and wanks to reaffirm this
reUtionshlp and commitment for a long-term water supply.
2. In 1997, the Texas Leglsuture passxd and the Governor signed Into law 55t a comprehensive appreaeh
to water planning. Among other issues. .SDI prodded a framework for the state to devetop a state-wide
drought contingency plan that Incorporates water planning through the year 2050 Dorton County foils Into
Region C along with 14 other counties. Dttause growth within Region C will demand more water supply
than the region can predde, negotiations for possible future Interbasln transfers from Region D are beginning
to take puce 1 4
3. 8u11d an AUVonal water treatment plant to Imp*# the (*s ablUty to manage nonessential water
demands du+ing periods of supply shortages, e4uipment f`eilureq it rr(atad emergencies NIU the plant at
the Lake R.y Roberts s le, beginning with 10 M4D. Phasei the punks 4 10 MAD Increments, beginning
Initial operation in the spring of 2003, The plant will need 6to expanJA from 10 to 20 M4D by the year
2007 to keep pce with the eurrmt popuation projec*ps.
4. Dulld addltien L elevated storage over the 1100t 2k' ytws to`iecommodate future water needs. '
Locations should include an additional I M< stars* tmk lm the Upper Pone area fer the northwest a I M
elevated tank for the upper pone mw (of W louthwist on additiond I M4 elevated tank In the Lower
Pume and 1-wo, 2 M4' tanks In'F.O Miil p^f~i-'rV froa. Ph 444 the 4obting Poch btreet Tank out of service
because of ay*, loutlon, and `lted upaelty eAvert the McKenna Park )tandp;po to serve a ground
storage rate for the upper pro' *re plme Oegain dredit for the edsting elevated storage by modihleg the '
boundaries of the upper pone irta manner t satis~" reptatory criteria for elevated storage.
1
5. Construct two raw booster pu'nl st ons (the klartlee Field Doester Pump 6tatlon and the high
.School booster Pump btatlon) and lien ground storage eapcity to 12 M4,
6. Dulld A new llartlee Field Read Dooster Pump btation on the north side of llortlee field Read and east
of FM 428 to serve 1,* the Middle and Lower Purses, This fsci* wILL provide for needed c.;; 4nsion of
ground storage and high service pumping for the tower pressure plant on the Cast bide of Denton as wail as
for the upper pressure pone on the northwest sid• of town.
7, Construction of A high behoA Dooster Pump btabon will help supply the Upper Plane area.
8. NU three miLLlom gallons of additional ground storage for the Initial phase of the Uartlee f IAd ground i v
storage and booster pump station fadUty. This will serve as a remote ground storage and high service pump
station for the mew water treatment punt at Lela Ray Roberts. A totat opacity of 12 M4 of ground
storage is ultimately ptamned at this toeatio,+
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'DRAFT' Denton Comprehensive Flan June 22, 1999
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9, As Denton prowls, the Infrastructure must be upgraded to prrvldo for the {ollowino
l • Trarurpnrtabon of Naiad water from the plant and storage WLItirs through the *JSting system
into newly developed areas, and
r Properly baLmce new elevated storage tanks to the txLtlng elevated storaot tanlrs and allow for
adequate refill rates
10. Develop a water conservation and drought eontingeney, plea 4 help ro!uee per capita water use during
peak summer months The eonserymbon plan should strongly encourage the use of drought telera .'/natNe
spoets for landscaping, reduction In lawn grasses, low water-~ue ptumbing f xtures Increase publk aware.
mess through puWk edueatkn, and conduct Internal and <<lernal Audits.
II The City currently operate a wastewater rouse program fey suppLyino treated wastewater effluent for
eoollno tower use at the bpeneor Power Plant This program should tot expanded to serve other customers.
The expansion of this system would extend the existing cavity of +water supply. treatment and teansmis-
slom systems and lower operabno costs for high volume water us"
Section 8 ■ \Vastewater bervieoft i
I ,4
For wastewater servkes the City's purpose is to provido effectl% eoLlectlon, transmisslon, and treatment of
wastewater generated by the citizens of Denton with minimai impact to the enwlromment Thou jh slmpUstle by
decripbon, this mission is rhaLUgrp, Ir the fue of a rapidly drowRng population and in the midst of an Nor•
increasing body, of environmental regulations '
To meet these chaLlenges the City reeoonlus N need to modermiu and expand the wastewater treatment
plant increase the b mAos management (cam ) program enhance the
Industrial prebeatmunrt and stormwatn
program, hand the leberatory {aellities end u es and Inlen. fy e{forb to upgrade and maintain Una and Uft
stations. In an effort to maxlmite e,Istlno We supplies for a orowlmo population, the current benefetal use of
wastewater effluent must also tot expanded.
I_
` Pohein
A. CeveLopmmb will be constructed and property owners Al malmtalm thole proporbos and private Infrastrue-
tuet In such a manner that well not eemprointu publk health endanger tht puRk driflumo suppllts, or pollute the
environment
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6. \Vastewater facilities wAt be located In arse that meet ongineerlog e4oria and are eompt%u with adjutnt
properties to the greatest extort possible.
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C, The City will strly* to oversee tht devolopment and operation of wastewater infrastructure M that It Is safe,
rouAu, cost effectlve, erivemmentally sensfdve and su{fiemt to meet future demands In eooperstlon with oche
entitles
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'DRAFT Denton Comprehensive Plan June 22, 1999 Public Review Ldition
/ 0. 4an:, ally. wastewater collection Infrastructure extenslons to residential and commercial dsvelopment will
l be the responsibility and expense of the dNelipen The City will feUew develepnwt as determined by the private
sector or as directed by the govrrning body by oveniring lines and upgrading trunk system. The City may also
exten t Infrastructure to certain areas tugrttd for growth in the Ctirowth Management Glenn
C. The City may participate In the cost of ovenlcing wastewater lines to meet future development, subject to
fund availability and approval by City Council
F• The City will promote InflowAnf l.tntion Infrastructure improvements ever new line eMtensions that expand
the geographic coverage of the Otis Infrastructure systems.
<r The Cnvlronmental Protection Agency (CPA) recontly iswed m Administratlva Ordtr requiring the Almins
Lion of b6os, or Nmitary bower Overflows 7 hose overflows eemmen(y oeeur because of erctss Inflew and
Infiltration in tht existing cAlectlon system An estbnated cost O ehabilitatlon of the aystom Is apprexEmatAy
62 million dAlan and b budgeted In the five year CI P, (/I studies 1J ry Creek beset will Ax bt eonducted.
And fumb have been Identifled In tho CIP to address rehabiti61C1on fn meta Asa
li. In order to help finance improvements necessary to serve n t it the legislature enacted legit
lation enabling cities to charge a Capita( Impact Reeovery (IMP fee to mew commercial and residential
dovelopmant. 'fir,,
In 1998. Denton enacted wastewater Impact fees for re nt eiprcity. The eriterls include
s No development will be emmected to the Co was}evraFe`r system within the service area without the
assessment of an Impact fee.
• The approdA of any dNelelment withli(the 1Yostowatrr bee&* Area will include, as a eonditlon of
development, the assessment of the Im ct fet)pplkablt to such dNelopment
I. The city reserves the right to proh amy nnectlon to the city sewer system when it is determined that a
lint or the system Is overloaded. OverlorIty efined as
rr The system or line operating At a Bu rl
p ng peak hours, more than twenty (20) percent of the Hms
two (2) out of ten (10) days four and eight-tenths (48) hours out of a twenty-four (24) hour period
i
J. The City requires citizens utilizing failing septk systems and looted within two hundred (200) feet of a
City sewer main to connect with the sewer main
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t;2A1.~ t.
Protect surfaee and groundwater supplies from contamination by on-site sewage systems. Cxpand beneflcial use
of wastewater efflumt reducing the demand for raw water supply and treatment while at the same time dtereas-
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'Dt2Af7 Denton Comprehen5lve PLdn June 22, 1999
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Ing the cest of water to certain Large customers. Citand on the current re cling and reuse programs in
p a by aeas
ing compost production. Increasing emarketabi l i
ty of the products, reduce the eat of managing blosotids and
wood waste, and prolong the Life of the LandfLL
6. 5TRATCCIGS
I Prov'Ja wholesale wastewater services to entitles "Wdd the Denton area In the hickory Creek
watershed to protect the Clty's drinking water Intake from wastewater pollutants
2. It Is antkipated that the rural areas and a few small cemmunkies will continue to use septk tanks
beyP nd the year 2010, 411 communities in areas around LAkes L owlsvilto and Rey Roberts must establish
effective collection and treo`-neni systems to ALL Mato petentiaL water quality problems. Active permitting,
rronitoring, and dnforedment will i e required.
3, because the City's Intake for drinking water is Loested oA the lliairery Creek arm of Lake lrwisvitLa, it
Is Imperative to prevent:ontam;mation of this rater supply. N providing wastewater services to entities
outside of the Denton area but located in the lfkkory Cr'efk base} t~+e City can Limit the number of wastewa-
ter discharges to Lllckoy Creek
4, benefl tal use of treated wastewater effluent Involdes Iis1ng effluent as it Leaves the Pecan Creek
\VRP but before it enters the Pecan Creek tributary. :T~ougi effluent is not treated at the water `
treatment plant the effluent wa4er is of high enough quaL, to be bifely used for a number of purposes For
( emmple, an effluent reuse system is already in pU4proodinjeeolirig tower water for the Jpencer Power
Plank Components of this system can be utiltud to further Ae apabit;bes of providing this water to the
Industrial and commeretaL sectors, AW Cloy, lil particular parks and golf courses. Lay using wastewater
effluent costs for treating raw witer to ar{nkiry` water standards an be avowed. This would make cheaper
water available to Urge wars, trot dAvn on the amount of water treated at the water production punt, and ,
help meet water vrservation s andards roi enttr mr1i; imPUmented
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5. As the popuLabon In North T } eon*ues to grew/, raw water Is quALy becoming the most vatuabLe
commodity in the area Beeausd to a technology Is rapWLy evotong and reguUtory requirements are
becoming more stringent, the quality oft Rifuerit Is improving drnmatkatLy, \Vith the cost of deveLopino raw
raw water sources becoming astromomica direct reuse of wastewater effluent well seen become the tea
nomk Aterrativo.
6. Compost is produced by mWng wood chips and WsoLids \doad construction debris and yard wasto provide
the soured for the wood chips The sludge used for the compostlno program comes from the Pecan Creek
\VRP sea dory bloso(Ids The seeendory koseti account for onLy oWalf o the "L blosolids U4-
matety punned for the competing operation (Primary biosetlds are presentty Land appLled/lnjected) The
composting program permits citizens to participate In the Otis Largest reeyeling program -trees and waste- v r,
waterfhrmcitizenstoproducecompostfoecitizon/eonsumdrs.
7. The City began comport-markAmo acWties In 1997, Customers currently pick up compost mat"[ in
an unpackaged form at the compost site, but plans are underway fer wh rw1j distribut'on
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DRAFT' Denton Comprehensive Plan June 22, 1999
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9. The City may establish a City of Denton Tree Farm in conjunction *4th the Parks and Recreation
Department The Tree Farm will ut4iu wastewater effluent for irrigation and Drno Dirt for fertilizer.
Section 9 ■ 5tormwater Drainage
The stormwater drainage system Is responsRe-'or conveying old runoff in the city of Denton from each storm
event through a network of street Inlets, undr-y rund pipes, eulverb, Improvrd channels and natural channels.
The runoff is eventuaUy channeled Into lake llwlssv(U. The drainage system uses a 100-year flood as the
design storm In the 1950s, Denton experienced a flood close to this magnitude. One-half to two-thirds of the
town fLoded.
The lack of a devastating storm In recent history and memory has given homeowners and developers a false r mee
of security. Construction within the 100-year f loodplain is prevatent leaving little floodpl.in and f loodpl min fringe
to absorb a significant storm As the City of Denton has ore. 14 watenhods have become more developed
runoff has Increased accordingly Relatively small ten-year tuvds are becoming a challenge to manage, as
flerdplain area becomes a scarce eommodity Flooding during these events Is the direct result of Inadequate
designinr, poor construction techniques, and lack of
. Nutt 9.1 r:eodplaln Crossectlons
undevel prd floodplain area
8000 MM
Over time we have observed the value of the flood- No am~ ~'A --a-
plain area with respect to Rood control Areas with " "
the floodplain left in a natural state absorb fled-
ing events and provldo water quality Improvements pe"N"" VIEW
far more successfully than areas wfwe the flood Ash
pLaln has been filled and modirjd,By RLImg and de J'41q~r s4"°
veloping floodplein areas, protecting property dur-
ing flood situations became more difRoult and a-
pensive (Figure 9]).
The City recognizes the value of keeping the flood- eaoaaaw"au► "Cot
r----~ R000 MW
plain in tack ma,;mizing the city's ability to man- oaL"moff
age storm events 8y promoting this basic approach
to stermwater management the City will be obG
to effeetlvely address the challenges of manage p M0
storm events in the face or sign if~urit growth
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A, Floodplains shall be preserved protected and where pos:gRa, dedicated to the City M aeeordamce with the r y
City's watershed management plans and the Parks and Recreation Plan, FLW plalns should perform mul$ple h;
f functions for flood eonveyamee. transportation (WIL91 recreabon cod open space, habitat protection, and envirem-
menbt preservation.
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'DRAFT-' Denton Comprehensive Plan June 22. 1999
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6. Dralmige Infrast ucturo fee development shell conform to City Council Approved watershed management
plaru that Address both water quality and quantity Issues, inriuding gluing guidance en where natural versus
improved channets and rural versus urban drainage systems should be located.
C. DovelopnI in the City shall minimize erosion occurring during the physical co"truction of Infrastructure
And Private Improvements using adopted best management practices Thee prActices should reducd the potential
of erosion during And after construction,
D. {2eglonol detention ponds shall be Implemented In favor of or*te detention ponds according to the approved
Watershed tactamage nerl Plans. The City and private developers will partnership to satisfy regional detention
plrIs
L. The City will minimize the number of channel cro»ings to reduce potmtid restrictions and safety hazards
unc IIII the exsting box culvert crossings with clear spans that will bring the roadways our of the 100yose
floodplAln. I ~N
F. As Infll and redevelopment occur Inside the devetopol portionl~,the City, existing substandard drainage
systems must be reconstructed in a cost-effective manner 4Urnit Mpae~, on the adjacent developed properties
r` ` r
4 The City shall endeavor to protect the life and property of £ibz" frofn the 100-year sterm by requiring
that all built structures be above the 100-year flood levet end renidving these structures In the 100-yerr flood
level as opportunities develop r' 1
Provide And oversee A safe, effective dralmAgo system t* rn*cts botf. act natural and urban environment
within the city limits,
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!o'eeLs end btnfrptis ~ ~ ;
A FOALS' f
Provent the addition of new stNetures in the Iedplaln to reduce flooding and improve water qukt ,CorrgA the
li deficiencies associated with sheet flooding, Inadequate channel opacity, snd the existence of An estimated 1000
structures eurrently located in the 100-roar floedptaln Urn t the amount of reclamation of floodplaln property to
protect water qual ty. Protect the water quality of streams And lakes from storm water runoff through enhanced
monitoring. enforcement, And publk education programs
6. nZAT"ILb
I. V a-I the current ordinance to prevent any new structures from being constructed in the floodplain. The r, v 4~
ordinance would allow the floodplaln property to be dedl:atod to A homeowne+ti 4swilatien or directl:- to the ' A !
City as A parr or open space area The property would be dedicated as one lot, preventing Individual hernoewr"
from eonstructing structures at the back of their lob in what hes trAdi4IAI been ftOOdplain easement
2. Promote open space And buffer tones to enhance water quality.
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'DRAFT' Denton Comprehensive Plan June 22,1999
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i 3. focus on the development of an organized systematie and documented approach t *operation and mainte-
nance through,
a A focused operational objective
a A WIM& le schedule of Operation a figure 92 wo-year floodplain
Maintenence &ctiYIbes NUJUIU V KYM+ MRLWN% YIILF IBM dJ %rI
a A measure of continuous operational sea * ur cr 1 rl nrL,
and productivity Improvements
■ Provide documents that can educate
the Nblk In duties and responsibill-
ties of the drainage operation: rt-
sources required to maintain the sys-
temAndproburnsprtvtrb geffelent ,
progress.
,d Increase channel capacity, enlarge creek
YI.l4tl Yxl'1l;1 ru+5~wALWtlrLNG{
crossing structures and purchase some prop-
erties to accommodate larger channel designs.
Remove existing structures from or adjacent t00YEAP FLOOOPWN
to the 100-year ftoodplain as opportunities
dovelop
3 Adopt an aggressive Capital Improvements Program to fund the upgrades. Neause funding for the
Drainage Department b generated from transfers from the Water and Wastewater Departments, am Increase
of 10% In water and wastewater rates over the next five Wars will be necessary to meet funding require-
men is
a
6, Acquire and develop regional versus site-speeifle Jotenbon ponds
7. Upgrade the P -A memteiog system to provide predlctlve Heeding eonditlon capabilities.
8. DNelop new drainage regulations that ttqulre a newer existing dovelopment to make floodplsin improve-
ments In or adjacent to a Hoodplain to meet the 00-year Hoodplaln restrictions Developments shall pr.-Mi
drainage faciUtied by reserving a sufficient amount of land for landscaping, preen space or other permeablt
areas baud on fully developed watershed conditions
9 Design eriteria wll reflect a balance between the value of multiple uses low maintenance Ufe<ydt
costs and aelthetiee,
10. To eliminate excess dirt, leaves and construction debris from totering the stormwator network restrie- v
Lion; eoneer.,.r:; mess water runoff and removal of sell and leaves from eonstrueklon sites will be developed,
Methods of erosion eontrol will be explalned through public education programs
11, Dev:lop an active role in monitoring and enforcement of all eorutruebon actlvlbes, estaWshinp the
control ageney for the program at the level tNet end requiring anJ enforcing pallutwm proventlen pVms for
eo"truetion activity.
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'DRAFT Denton Comprehensive Plan June 22, 1999 y
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12. Devel>p 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 desirz of
citizens to have trees and other large vegetation remain in the channels as a 'natural habitat,' when such
practice only Increases flooding problems.
13. Establish natural channels with appropriate vegetation to avoid ax ce"vt siltation from channels during
storm events.
14. Address stormwater issues on a watershed-wlde basis
6 Propose pretreatment of water before disposal at each Industrial site. Regulate surface rurv f and
control pressure washing of Industrial and commer-:1A parking lots.
16. kcrtase street sweeping activities to pick up pollutants before they get into the storm system.
Section 10 ■ Solid Vaste
The City of Denton recognizes the absolute necessity to protect pullle health by the responsible eel4ctian and
disposal of the waste generated by the community. No modern community can remain healthy. desirable, or oev-
f nomlully attractive without adequate collection and disprsA of Its waste stream,
The City of Denton approaches waste disposal with a pr'uority towards reducing waste at its origin and recovering
recyclable materials. The City of Denton is minimizing the amount of waste which must be landflled by providing
recycle material eollectioi. separate collection of yard waste, composting of biosolids waste. recycling discarded
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 meNene gas generated by deeompesing
waste as another example of resource recovery.
A well-operated sAIJ waste management system ensures waste minimization, rosource recovery. environmental
1 protection. and disposal capabilities to meet future demands.
Pel~clea
A Protect pudic health by the consistent and effeent removal of trash and rubbish from each residence.
busire954 l0d institution,
y
6. The solid waste department wilt support cost effective recycting programs through policies that eneourage d C
publk education waste minlmizatiank materlaL+ rouse. and en*onmental stewardship.
C. Site planning for all residential and remmerctal dovelepmen4 will promote efkAent oo-site access for SAW
waste collectiom.
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PURL- P-evlow
r P. PLinning for wLid waste eoLLection and recycUn9 sorvkes will Include consideration of community aesthetics
in the development process,
u
4101 and 6tategles
A. 66ALb
Protect public health, reduce Utter and fugitive trek and enhancing community appearanee by the efficient cost
effective collection of solid waste C.nsure that the environment is adequately protected through the proper
disposal of xlid waste. Lrneourage waste minimization and maximize materiaL recovery and reuse.
9. ;~TRATG~,IGb
1. bite design for commercial multi-family. Industrial, and institutional lond uses vii require construction
of revetments to house containers (both dumpsters and/or compactors) for fully automated collections,
bpeci fie specifications will be developed for revetments and for the paving of the surface on, and leading to.
the container suff clent to withstand the weight of the coLLeetion vehicles. The eol.Lect'an of bulky items will
be addressed to reduce the appearance of these items at the curb. Tho City will continue to support
community efforts to remove litter and fugitive trash,
{ 2. UtiLlze groundwater protection and monitoring systems, methane eoLLection and monitoring for off-site
methane migration prevention collection and treatment of leachste, and management of stormwater to ensure
that the londfLL is operated without harm to the environment
5, Construct a Materials Gi',ai Fee,* (MRF) adjacent to the L.andfiLL The Nei* coutd recover
reuycUble materials and also balo the remaining slid waste bound fe disposal Development of a MRF
would me, Aerate the achievement of the PLO s waste diversion geoL$ and reeycUng volumes a s shown above,
Dees use the MRF antifipatas bdin j voiste intended for the UROLL Landf ll "act would be used up at
a slgnlfKantly slewer pace This in turn Wind extend the life expectancy of the LandflL and offer other
opportunities for the CVY of Porten to off-iet some of" eaptal and operating costs by taking In waste from
outside the City.
bection 11 ■ Electric
Denton Munkipal Llectrk (DMr.1 the City of Donlonq pewor company, providas tLechkity to over 55.000
customers, P~v generating and purchasing power, proVlding trensrnission and maintaining ewtemer sarvlce threugh r
an expanding distrlbutlon system, DMC Is ably to meet the power demands of a growing population in a cost. r f ` e>
effective, servke~rknted manner.
At the `street Lori maintaining and developing an infrastructure that is safe, roUable, and environewts*
sensitive is a top priority L rv term plans focus on securing future sources of wholesate power to meet
projected demand as the City of Denton continues b grow.
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'DRAFT" Denton Comprehensive Plan June 22, 1999
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Licari, power is a vital component of the eemmunity, And OMC. will expand the electric ser*As it offers u the
City of Denton grows
I
Policies
A Cjectrk service to all new commereial and residential developments will be Installed underground.
B. Clectrk service providers and the City will work together to achieve the goal of IrotalUng electric utiLlba
underground along and adjacent to major entranceways
C. New etectrk feeder Unc'J to major lead centers may be InstaUed overhead except in specially designated
areas or where extsting elechk communications and able fac lii6R have already been converted to underground
fadlities.
D. Clectric service initiatives wIU continue to fund the ewiverslin of existing overhead electric fadUbes to
underground on a fiscally responsible Wa4s,
1. All tree trimming or ether removal of Vegetation en to eiear electriui Lines will be In compliance with txb}ing
city policies and ordinanea, ~
F. The City will promote %a use of munielpal Ughtby WWI" }irk direct eftlden}ly. reduce potential nuisance
llgh}ing problems, and enhance views of thenlght sky. '
410a Is and .5tewto9ias p
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Prevlde safe and reUable eteetrk utilltia tk WILL meek Noire demand!. Chsurl that elactrie utility Irnstal.1.6on
and operation is environmentally and aesthetically sensitive. Use cn}-effective methods to devetop and maintain
the electric system.
8. STRATC~GI S !
I Denton h1umkipal CLctrk wiU attempt to provide eatt{ftetive purchase power through whttesale
electric providers to achieve the bat eustomer rate for energy generation In a der guUted market place y ,
2• Cjectrk service providers will continue to expand the instaUatim of underground dbtributlsn fa4bes to 4 l
eroure the reltable detivory of etactrie serviea to a growing population CLctAe service to all ruw eemmor-
{ real and raldentlal developments v& bt Installad underground. C}tctrk seriilee prevlden and the City wlU
WA together to achieve the goal of InstalUng elecrie Octies underground along and adjacent b major
entranceway3,
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'DRAFT Denton Comprehensive Plan June 22,1999
Public Review di Ion
5. The utility vALL provide of Iclent and effective customer services by maintaining rapid response times
(less than 15 minutes} to customer outages. enhancing communication systems, developing automated meter
reading capabilities and improve system automation and analysts capabilities.
4, Underground electric utility service to development is important to promote good urban design and en-
hance the aesthetic quality of the developing neighborhoods. The City will continus to encourage service
providers (cable, telephone, electricity, drta communkatioas) In the City to cooperate with lnitiabves to
convert eJsting overhead factites to underground, The City wit! adopt and promote the same see&$ crite-
rion (through Ordinance devetopm,mt ete) utilized by DML, for ALL providers related to overhead versus
underground conversion, tree trimming and planting requirements and new service irutA ations.
5. All street Light futures in new developments will be in compWriee with City specifications. The City will
use municipal fighting futures that direct illumination efteiertty. reduce potential nuisance lighting problems,
and enhance views of the night time sky
6 A cooperative effort between local government and the private sector is required to provide eLectrk
facilities in a Cost-effective manner. Polkies related b electric service will be baud on fair and equable
?artirpation in the costs by both public and private interests,
I
Section 12 ■ Parks. Recreation and Open Space
tkban open space Includes lands that may be publicty er privately owned, developed with recreation faeibtles Pei
preserved natural landscape, as small as a house lot or thousands of acres in size. \Vhile private open space and
recreation facilities are Important elements of urban design and aesthetics, this chapter addresses only the public
system of parks, recreation faciLiho and open space
Attractive safe and weLL-maintained public parks open spaces and recreation facilities are essential elements of
Penton's image and quality of Life If stroWcaLLy plated and equitably distributed, they can provide a wide array of
opportunities for both Indivlduat and commueily anrkhment In addition parks and open spaces may serve to protect
environmentally sensitive Lands from the poterrtlally i armful effects of urban development white preserving the
recreation and transportation benefits three lands may offer
Paris and open spaces are plaees to play, to rela& to enjoy the natural environment to Connect socially with
others in the eemmunity They Can define a neighborhood and provide a cultural and HAMM focot point as does
Fred Moore Park If property designed and maintained, pub Can enhance the economic value of early properties.
Urueu open spaces can be used to knit together neighborhoods with ether important elements of the urban fabrk.
Inducting schooLs. government service centers and eommerelal developments both lands can also serve as an
y
effective buffer between incompatible Land uses.
In short public parks and open spaces help to protect the social. economk and aesthetic qualities that Denton
values In order to preserve these quktles. W City w4L continue to expand Its award-winning parks system is
the Community grows
.
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-DRAT Denton Comprehensive Plan June 22.1999 4
u lit evlew Ilion
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A A wide array of parks and recreation opportunities should be equitably distributed and accessible ball
Denton residents. Park and facility locations will be determimed In accordance with the Parks and Peereation
Strategic Plan and the Parks. 2ecreation and Open Space Master Plan
D, Parks and open spaces shouU! be Lo,-:'A In or adjacent to ftoodplalnn where possible. to aid In floodplain
conservation efforts and to enhanee recreation opportunities both area may be developed with recreation faeiU-
ties or set aside as open spau to preserve sensitive area,
C, The City should acqulre and develop parks in combination With ether public facilities to achieve cost-effective
delivery of puble services. Park property could be developed Jointly with facilities such as new schools, storm
water Mention basins, drainage channels,fire and pollee ltationA or Ubrarles. This potley should not contradict
the spatial distribution objectives determined by the Parks anl1124reatlln Strategic Plan and the Parks, Rec-
reation and Open Space Master Plan Z k
D. In order to ensure the reasonable distribution of publk parlp n acco danclwith plan objectives, residential
devetopers A:, ld provide in their projects land for Neigh borImPA lsrks suffic h to meet the moods generated by
their level4ment or provlde an alternative strategy to sea 4i this {emamd,
C The City shouU! be responsible for the acqulsitlon and de0lipment 4 Community and Citywide parks.
lrap11e0 t4ns Of the lr nwth h/arle9i f .*ityY "r
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Demon's population is projected td heath 1920 by n^D20. most of whkh will reside In planning subareas 5A.
ea. 6 7a 8a Iii and 15, Approdmat 2400 res of Neighborhood. Community and Citywlde pArk4nd will be
needed to serve the projected populatllK an in " ease of 1588 acres. 4rowth in these areas will require public
investment In the aequlsitian and planmAof mmumh parks, multipurpose eenters, and athletk fac{litla
primary In the south and far east parts of t~ Park dedication requirements should help the City keep pace
with the need for Neighborhood parks as new wivwons are platted and homes are bultt Other Imptieatlons of
the 4'rowth Management Strategy and plamning polkles are
a Park do6eation may be used to aequlre owmdrship lands along drainage corridors in order to preserve
envlronmentatly sensitive lands and recreation opportunltles 1.1owever, substantial public Investment will
be required to unite these lands Into the contimum greenbelt and troll system envlroned in the 4rewth
Management Storm 1Vater. Parks and TramsportAon elements of the Comprehensive Plan,
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a In order to effielemly provide for publk services, the City should work with the Denton Independent
School Ntrkt and other school districts to eons"te Vnds for parks, other city fadUtles such as
Ubrarles and fire stations, and school sites, To achieve the AJectlve$ of the Transportation System,
these WI.ity cluster eould be Unk by the granbelt system to resldentiat Aran major commercial
centers and the universities.
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TIZAff Denton Comprehensive Plan June 22. 1999
CIJ Pubtlc Review Gdiion
Figure 12 ; Park Classifications and Standards
Nei h rhos Par
25 acres per 1.000 residents p J
n `
T,P'MLr from 5 to 20 acres although may be lager
depending on topography and natural features f r 4,,~~i~
,7snicr aw
'f3 mile,
TraKel A« v<Lff?wrt
Playground, picr<area , cart games tra Ls minimal parking
s At least 500o of the site b set aside for passive recreation
actw ties and/or conservatiom area Often located nr4 to
elementary schools
CommunltyPar~ - r -r ..-,_tl,C
rowaitV Olt
e«n
0 acres per 1000 residents
ti;< y1..4 t
Trpicallr 50 to 50 acres but may be Larger depending 1an_ 1
on conservation area
` Plows
Oro
2 miles PsN
P..nlon
it I
1 APNIK dlc&LIPmrxt
Jerving several neighborhoods these parts Include 'drive
to' recreation facilities, as welt as tke facilities found in
Neighborhood parks Recreabor/multi-purpose centers
competitive sports felds and swimming peoLs are brocaL
May serve a3 the'trallhead' forcommunitywide groenwae
y' systems
s tiY
-'c'rmr•Pe-enrrrw\Pu6l,i Pw'MUM~ W 4)T A w ■
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'DRAT Denton Comprehensive Plan June 22,1999
Puevew Wr,
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` fiqunt 12.1 Park CUssiflesCons and baandards (Contlnued)
( Cltvwlda Park
wl i
,'erv4reetbndt d „ C4
r
7 acre per 1,000 reaideats
4
13rt
50 Beres plus (typically several hundred acres)
I&ACO
Cntirs jurlsdlction and beyond 1 r
T"kel ArV n~
UM14ue,'one of a kind' facilities, ouch as garden center, water puke, outdoor theater. civic center, fltnas center.
model sirplant fell, multi field athletic complex nature center. Likely to include eignllUsnt conservation area.
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r Llnk+tes/~reenw+y~
Ps"Is No standard
ww 1
No Standard
aarr ~
M"h am Now Typically several neiphberhoods.
pww Ideally i ervts tht tntire jurisdiction
aurwr I II
Yard and $oft surface trails for hlkinq. I
a w++r biking skating "back rldinq, Connects
residential area to schools, par's!, civic
buildings, VOW communitlds
r1
Open bocce Preaerya
No standards apply. Led sequired and manaotd In accordance with prtservatWn and urban design ebjectlvts. 1
eu.+w.eww~pw paw pas Cerin CM11111IT A al .
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'DRAFT' Denton Comprehenslve Plan June 22,1999
u k view ' Ion
e A new Parks and Rt,xeatian Master Plan is needed to guide the acquisition and improvement of new
i, parlIAA greenbelts and other slgnifkant naturat and Nstorlc resources The Master Plan should'x completed
A adopted in g", and should be updated at least once every NO years.
• The rapid grown, of Corinth and other surrounding commum.les may present opportunities for cooperative
ventures with Denton and Should W mutually explored
try _
4'sab and btrateyee I
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A 1215TRMUTION OF PAR.45
I 4oal
Cnsure the adequate and equitable distribution of parks open fpaee and recres'Son facibiles.
2 btrategles.
a Complete a new Parks. Recreation and Open bpaos piaster PLa i that addresses punk needs in all 1
park and open space Mogorles and moeks the CtVs obfect ys for urban design, multknodd transporta-
tion, drainage and envlronmenbl, conservation obJeeti~es~
b. In accordance with adopted servke standrrd~ fof tacr~park utegery. Aequlre and malntain sufflceent
Land to keep pace with Denton 's population ordiwth
e. Develop, fund and implt"nt future s+pitil,Improvements programs consbt rnt with the Parks. RJc- {
ration and Open bpaee FAbter PLan 4.
el. PARK AND OPr.N SpACL i~ Uibl Qj{
a
I. Feat
Achieve urban design, transportation dge and environmental conservation vNecth'n through park and
open space acquisition
2. btratogies
ldentify land and/or easements me,+esary to establish a uni{led greenbelt and traU system that
Achieves retraction and transportation syslam objectives,
b. Identify slgnifK+nt xenk, htsbrkal and envlrenmen6Uy sensitNe lands, and determine strattgi.`s b y
preserve them l t
C. FINANCIAL GFFCC ANGS.6
l Foal
Gnsure the cost-effective prevWon of parks, open space and recrestlnt feet sties
C\Cro,e4~u+„C1nI~C~Nrt 20,4" Lad/n WIDITA 82 ■
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'DRAFT" Denton Comprehensive Plan June 22, 1999
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2. Stralegtes
A 1Vorking with other City departments, area schoot districts and developers, Identify opportunities for
clustering multiple NR;c functions with parks and recreation facilities into nelghborhood service centers,
Develop appropriate planning policies, development regulations and Implementation strategies,
b. Research the need for and feasibility of developing specialized parks and recreation facilities that
can function as profit center, w lch reduce the dependency on property tax revenue and generate profits
to underwrite other recreaton (Acillties mind strAcirs.
D. p.LbPONbNLNcbb
t Feat
C .,sure that future parks and recreation improvemenb are responsive to the changing needs of Dentoris
citizens
2, btrotegles
a Periodically survey the wants and needs of Pentons Citizens for V4!r part and recreation system
Incorporate this Information Into Wisions of the Strategie Plan, Annual Action Plans and updates of the
Parb and Recreation Master Plan
( b. Update the Parb, Recreation and Open 5pau Plan at least once each 5 years.
Section 13 ■ Environmental Management
LmAronmentat protection Is one of the most 34nifiunt
ongoing concerns expressed by our community. During the
pubtle review process for development of the rwvth Man-
agement Strategy and Plan citizens reputedlrquestioned
the existing quality of their envlronnunt and the means
the City could use to protoct and manage it
because environmental protection encompasses a host of
issues (wake, quality, air quality, soli erosion habitat pres-
ervation, publk health, eonmrvation compatible ervetop-
ment wetlands protection, retention and anhanee nent of
urban forests, floodplain protection, open space les<gna- Figure ijl The ram Farb of the y+
tions, etc),'management' of them issues is extra,xdinarity Trinity River A, c
challenging To sueeesafullr address all of them issues,
a holistle approach aimed at balancing a myriad of values
and interests, must be utillud.
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'DRAFT' Denton Comprehenslve Plan June 22. 1999 x
u k eview d' ion
The City of Denton recognize the need to value its environmental resources appropriately. Dy Identifying, pro
totting, and preserving those areas with significant eceto&A Value, further loss of our natural heritage tan be
avoided, Minimizing environmental degradation and pollution Is an associated priority. With environmental con-
cerns reaching out far beyond ourCrty limits any successful program addressing these Issues must determine the
value these resources hold for our local community, our regional community, and our global community, Our
responsibiL'ty Wks f naWWy to this n, t-s#-infinite planet on which nothing less than our very survival depends.
PaUcles
A Development policies will emphasize environmental awareness, promote the tthlcat use of natural resources
and encourage the preservation of native habitat
8. Gnvlronmental protection will be an Integral consideration in the development of polkks concerning economic
grrwth and community development
C. The City will tvalwte the value and function of the natural erwtronment and identify areas with unique
ecological slgnifxance.
D. Appropriate protection measures and management techniques will be used to minimize harmful discharges I
directly to the environment.
G bite-spoc fie pollution eontrol techniques will be based on the environmental signifleance of the area and the
pollution potential of the development.
F. Gnviranmental mitigation will be considered for development In areas of ecological signlflance.
4. Development pkeies wltl establish the equltablo distribution and use of natural resources
d The City of Denton will take a lead nyhip roe in shaping and Implementing federal reputations and programs
for Waite quality issues Ineluding stormwo6p djscharge and erosion control.
4'esla 6 ~treft~ite
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A. CCobYbmm mANACGh1CNT
Denton Witt be a responsibte steward of the natural r
environment such as lmprovingalrquat4y,waterquaLAy, r Ar r,
conserving resources (land, water, tteI and rtdudng r h'
salW wastes The :sty vlll work with regional state
and federal agemits and neyhboring jurisdictions to
strive for improvements In the qualty of So City's
and reglon's natural tnvironment. The City will Flgura 152 Um Fork Rail CressIng
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'DRAFT Denton Comprehensive Plan June 22, 1999
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consider environmental Impacts of plans, programs and regulations In regard to protecting the regions natural
r environrunt
Denton will have strong resource conservation programs including energy, water, native and restored wildlife
habitat areas sensitive Lands and urban forests Gnergy cm-4r 3tlom will be an important eompoment in our
management programs,Including electrkity.naturalgas oa~ a nd other forms of fossil. fuels,AsweilasAlternative
sources of energy such as solar and wind \Voter conservation will be promoted through education programs,
ineentives, design standards and regulations. use of native, drought tolerant ptant species, and the fee structure.
Preservation and r.storation of our sensitive lands and habitats requires strong govermanee and programs to
enable development and administrators data relevant to sites
l Goals
Develop conservation and development priorities by:
■ Providing the City planners and decision makers valor, a method to systematl:ally Identify, evaluate,
and synthes;ze various environmental attributes: fi
■ Using assigned eeotagleaL values to determine whs.! bv+.f growth is compatible with each habitat
area
■ Acquiring and preserving open spaeev considered to be of high value by the City of Denton:
■ Requiring proposed developments to protect the nabarA resour&* associated with the development
site to the greatest entent possible;
■ Gncourage'<reen NILder' standards and,
■ ; xp+nding the punk education program.
2. Strategies
The city of Denton contracted with tM UnW41ty of North 'rreas (AT) to develop deseriptio". rating
criteria, functions, and values for (Icai and ltgtoMl, h+bit+b The objective of the Geological Values Project
is to provide the City with a method for systemattaully Identifying Nattuting. and synthesizing the various
environmental attributes assoefr* with a partkull► piece of land, The Project considers tcosystam ser-
vices (air quality, water quality, s6lfmwater t~utment/ftood control, recr*jWtral(a wlldli fe habitat fisher.
les municipal teonomk benefits. Ad rehaWtsbom need) and ecological goods {aesthetic values, heritage
attributes, native species, core habit `ctivity habitat and restoration need). Ones criteria and values t
are assigned, the City can identify what s are appropriaFi for what types of dNAepmenk conserving the
most critical environmental resowces white permitting more Intensive developmtmt of lower prioribud re-
sources
A. The first task of the project has been eompleted DY utilizing the scientific and technical evartiss
rf UNT, Uterature related to ecological valuation (particutarty on the city and county government levet}
has been reviewed and used to develop a framework for Identifying and prioritizing various habitats.
b. The second task is nearly completed. A draft list of ecdagkal functions and value of the Immedlab y
area is being reviewed and refired Once this task is completed as. oc4ted geographic Information system y 4
(Qb) layers eam be dNeleped bj adding thou different criterls layers together, habitat value can be e l /r e'
Immediately Identified for any piece of property within Penton County.
{
e, N utilizing WS approach devetepnent MLI be Integrated into the natural Landscape by directing it
away from sensitive ruturst areas and by applying Innovative pUmring. design and management practices,
.
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'DRAFT Denton Comprehensive Plan June 22. 1999
PURL- view d Ian 4
such is protection K-ffering and mitigation when such development occurs In close pror mlty to sensitive
natural areas. The City will develop effective partnerships with the County, ether governmental agen-
cies, and the private sector for the prstection and preservation of important natural areas
d. Gstabtish values and rating criteria for various ecological functions associated with a apecif1w area,
Develop associated geographic information system layers indicating different eeotogicat values to dtadr-
mine the most suitably area for development Identify and describe ecological values is eithcr'eeosystem
services' (flnanciat benefits) or aa'ecotogKa, goods (U,33 tangible but still his berefkial value) QaFe
each habitat area based on site characteristics and value of that eharactrrlstle.
e. Broader use of mitigation barb will facilitate mirket-based compensation to landowners that choose
Lo help protect environmentally sensitive (ands
f CspeclaLty In difficult economic times, reaL estate developers and lender know that certainty of
approval and availability of infrastructure, rather than spKutatiw Leapfrogging. will rtdict tests and
processing time Therefore, new real estate deveLapnienb ewi be brought to marhdt more qulckLy and
nexpenslveLy within areas where effective comers u plans fir" inservition and development have been
created
g Rotate eeolo&A values to the C, rewth Management plan to determine what areas art appropriate
for what type of growth.
h. Implement adequate facilities requirements.
I. Rdqulre an l nvlronmentaL W*AirIi ESnal 3 for tlw site. For developments in areas with high yeologl•
caL values and services (en*o rrentalfy sor itivt areas) reeuirt appropriate management practices in.
chiding any necessary n,it*VM actianfi
P
j Gnhanet clearing and grading requirements to minimize erosion, eliminate clear-cutting, reduce sedi-
mentation, and reduce fugitive 16!pt (airltno partictas)
Y a`
S
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Denton wiLL continually Improve its air qusUty u the City grows, through comprehensive programs, policies and
impldmentition Strong Strategic will be apOd to address the fetldw:.ng Issues motor vthktd emissions.
commercial and industrial pollution, wood smoky emissions, street dust indoor air quaUty Arid voibibty.
L 4joaLs
Livourage pukle transporbhon systems and effeitneWs Develop peLkies to reduce oune concentrations
from mobile and staHonary sources
2. Sbatoglos '
a Adopt density and Javoupment standards that Increase population density. (See L/rburr De-40 L
( Una uV a~rr ~
f\c:rmr0wr aGl P.Wk QMwr LMM+ UODITA 66
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'DRAFT Denton Con prehenslVe Plan June 22. 1999
Public "W tin
b. Develop pedestrian transportation routes such as a'veLo web' to encourage bicycle commuting and
crnnected traits to encourage watking (See Urhrn Gwyn and N -6treet-knetrn)
a r.nhance pubLk transportation alternatives (See 7ron3portatbrr ArcfW)
C. \VAIM
The value of tributaries and watersheds, until recently, has regrettably been overlooked. lfowever, the Texas
\Vater Development Board recently published I✓atar for Tow A eem mrtsus - 6a3ed Update to, the .State
I✓ater PUP This pubLkatlen acknowtadges the Importance of the rivers and their related watersheds
I
A watershed approach to water 4us6ty WILL be taken at e str m corridors and other water bodles as
natural and managed ecological. systems and as cr l wi Ufa bita! \Vater quaLity mlL be protected and
monitored to ensure high standant% sdd AUW ALL of resources such a drinl3ng water, streams and
water bodes, stormwater runoff, graW1I waterlnd itewater treatment.
Preserve fleo:plain areas to Imp*e water dual ty and maintalr ' +dplain habitat.
2. Strategles
a Implement and enforce floodpUln caning restrktions. IncLuding development restrktlons and use of
greenbelts and other Low-Intensity land uses.
b, Comprehensive guldetines and poLicies will be appLled to manage e,:sting and proposed dvelopmant
adjaeent to floodplalns or bodies of water. to minimize Impacts on and restore the riparian seolov and to
minimize hazardous eonditlers aswiotad with flooding.
c Gopand city Limits to Include entire Greenbelt corridor and 1135 project area. y r ,
V
d, Aequlre and preserve 164-year fLoAplain and conyervatlen easements t Nr
e Coordinate with the Parks and 94ereaban Department to develop greenwsys and trails along tha
fLoodplaln of tributaries
C~Cr*r.Frov*RS'NPAk RdW ulun WJIDITA 67
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-The relationship botwean different buildings: the retatior4ip between W"ings And the
street, sAuares parks waterways and other spaces VAiA rnaLe up the public dormin thd
nature am quality of the public donain itself the relationship A one part of a vittage town or
city Ah other part--,. and the pattern3 of tnovitrrent am activity whichara theretri
established: in short the corripteit relationships between all the eternents of the built and
u4ulf space
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'DRAFT Denton Comprehensive Plan June 22,1999 y
Public Review Ui Ion
t ncifasingly. design rues are of central Importance in deck
sion malting by the City. There are strong social and economic
reasons for raising the gwlity of design in the built environ-
ment The quality of the Burr ; undirgs where peoplo work We , -
and recreate affects how they feel about Denton, their per-
ceived safety. and how accessible different fadlities are. A
poor urban environment is also a serious barrier to investment
and economic development. A high quality environment is +
fundamental. requirement if sustalnabLe and high quality in• w
vestment is to be attracted. The issue of urban gwlity must f {cure 141 Aerial of Denian
be rigorously addressed if Denton is to achieve real social
improvement and'sustalnablf development in the future.
The Urban Design Strategy Jima to substantially raise the quality of Denton's urban environment. After the
noninterventionist philosophy prevailing in the past it is new realicei at ALL levels of the City government And the
community that the market alone w ll not create safe. susteinakLe, attractive, well-functioning and, in the longer
term, prosperous pleees for the majority of the community (figure 141).'
As the twenty-first century approaches, expectatlons vALL be raised And the issue of urban qusUty serlously
addressed, Denton will take a loading role within the metreplex context in the field of urban design. This will
requlre a determined change of approach by adopting A quality-based phkowphe It is possible to create prosperity, I
while also enhancing the environment soeaL welfare and long term economic performance, without compeorr ing
the prospects of future generations It is simply not possible to achieve Long term sustainable economic growth
without eonsldering social and environmental factors.
Polldse
The city, buildings, roadways and landseapa is the physical manifetatlon of its people their values, and the
community's character Mat Is built and hww it Is built It is on d -play for everyone to see. Rnidents and vis tor!
form their own Imprer.sions of Penton's Image ind Identity based upon Individual eVerlenees
As a community, all 94kohoLders Influent the city's urban design quaUtles Urban character is inRaimeed by
thousands of IndividuAL investment decisions made on A dally basis by homeowners, developers, business firms,
Institutions and public agendas. Many other cities have e*erlenced signifieant eunomk benefits when urban
design Issues are properly addressed
'Urban Design' Is a term used to define how a eommunity manages Its physleol and vtsuaL character. Property
developed urban design polities need to +eknewtedoe economic reAutles and funetienaL necessities Different yr'
areas in the City serve different purposes, so district-orSented urban &$Ion stratooW are appropriJte. Prwtkal / l `e r
And raasenable expectatlons P04, 111"d that urban deslon efforts W eonearttrated an +he'pukk environment', a term
that refers to areas that are either physicaLLy accessible or visually prominent to membe + of the general publk.
\Ve seek to maximize both public and private benefits by irrprovlno visual gwtb and pereeptions of our Image
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'DRAFT Renter. Comprehen3lve Plan June 22. t999
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A V'uuol quality objectives And a healthy business climate should nak be considered mutually exclusive. Urban
design concepts should be incorporated into private development plans early Into the review process. Attention
should be paid to design principles that In many cases is not increase project cost
D. The Impact of publk features such As signaye, electric Una, valve bores. sand waste receptacles, streeb.
curbs and gutters, sidewaU buildings, parking lets, and parks should be recognized as important factors In
affecting co "munity appearance. City government will exert a leadership role in folWro the principles of good
urban design.
C. The city's urban design strategies wilt be guided by the principle that the spaces between buildings are just
as important as the build nos themselves. The form of publk spaces should support their intended functions, and
their visual quaUkles should communicate the values we feel are important
D. Concern for community appearance should be addressed In a comprehenelve manntr..Sueh an apprach provides
the opportunity to integrate urban design objectives with other plqning mochanlsms. such as land use, toning,
subdivision regulations, histone preservation economic develo' tnt. Mt~ endronmentst protection. E
L Architectural diversity and creativity should be encourage' to Mold f irogarleity and sterility. Contrast and
variety contribute strongly to visual Interest and viewer perce c of quaili;lr Implementation of design stan•
lords by the City will pay strong Attention to avoid reguUbomb, promote sAmenese and stifle individum ' lity.
F. Urban design principles should be emphasized in ntiohbarhoA~teVikal>iiakion plane, and residents should help to
determine social and cultural values that are refttcted visually. frill development should be evaluated carefully
to promote compatibility with existino structures, t v/deve,("mt can prevlde contrast yet complement older
t'
structures
Opportunities for the display of~p1ok~le art +nl racllpe of the performing arts should be prnlded In a variety of
public property venues. Including pNU, street rl f tsaf + ry and pubUe WILdings
1j. The unique and distinctive culturat'ind Archfteetural features of Denton should be Identified, restor1ed pre,
served and maintained through a partner dp be~veen the City and private Interests, in Uoplno vAth the d1stork
Preservation Plan..
I PoveUpment atong major entranceways Influences first imprnsiens and Nu imAgt of Denton Cneod urban
design should be enco.raged and promoted to enhance the appearance And perception of quality aleng thoroughfare
corridors
J The City of Demon's Imago ks strongly Influenced by its unlversitin and efforts should 6 made to enhance
their appearance whenever posslbla. The City should strive to eneourso more community Inttraction with the
universltles by linbino physical Access between university And publk property.
Y- The value of tests And Undmaping should be rteognizad as important features that strongly influence the
aesthetics and environmental quality of the City This rocognltlon of valw will be re{lacted In ALL daAo"t
standards. ~
L The City will continue b vit,v the DowntoWo as A unique And dominant area Nut merits apec!AL attention, A
gtr~r.nmw.vr. nv~wa rww cawr LX INT A g .
TIZA7 Denton Comprehensive Ran June 22,1999 ~
M- M GubUc 9tvlew ditli n
compreheulve downtown rer<t+tlution program, based on the strategies of the Texas Urban (vain Street pr r
gram, Witt be pursued to rrulntain the momentum created by recent improvements.
~i..w a, J 3Erafeglea
The citywide Strategy for the built environment will give design Issues a status so they are considered as a
matter of practice by decision makers involved with the city-$ 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
providing a pollcy framework for development bo, in addition to being a tool for city staff and elecked officials
involved in development control it b aimed at architects, developers, neyhborhood groups and mempers .•f the
community with an interest In the bul(t environment
The Strategy is a framework wl ere qualitatlve assessment of deMopplent schemes can be made ~ood design
control requires this approach, avoiding arbitrary judgements based on p*wmd preference, but Intervening where
inadequate care has been taken in the formulation of schemed M1,
The presumption should be in favor of creating good urban deslok i6 Perceived by people using the built envlron-
rrent especiatly those on foot It Is reeogmited that this AL oftenrequire a flexible approach to quanbfiab(e
standards. In considering planning applications, new devet#mAi that falls to raise or maintain the gwllty of the
urban environment eonsidertd against the context of 11 095 tells bthtegy, will be Interpreted as being poor
design
A, URDAN STRUCTURE ) i
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I. Croats i
Development schemes should e' , meet R reinforce
the urban structure and urban sus +btutm the City.
New devetopment will be expected to foo tht Crtyb ,
structure bn t ''l / C %'l ■ Contributing to the special role of the Crty s dowm• `
tewm univtrslties+md mi+ed use centers and subsidiary
developments so that each become the focus for a
distinctive range of facilities and uses,
• Providing urban village development (Figure 142) fi
Within the city to effectuate change in urban patterns
that ad d to the or4,,nal structure and permeability of
the Cdn and
■ Providing mirad•usetenter schemafor significant Nun 14.2 UrbanVlllage
and key sites (Figure 143), Development
2. Strategies
Reinforcing existing town centers and giving priority to mlxt" developments and urban AUon
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The practice of zoning (the geographic separation rf 'mow "
different uses) has been widely criticized on environ- 4
mental. weiL and economic grounds Criticisms have J
nAuded less mobile people have become lsolated,
car-usage at current Wets Is unsustainable and the {
demar J for journeys needs to be reduceh town car,
ter$ have become depopulated and consequently less
secure of night One of the City's largest sustain-
ability Issues Is sprawl end It e4uates heavlLy to poor
urban design In addition, development on the fringes
of the City, re4ulre extension of services. \A;Le the Figure 03 Affixed Use Town Center
cost of the and may be more attractive for the de- Devetopmtnt
veleper, development in them locations increases In-
stattation and malntenance costs of the public Infra-
structure to the taxpayer, Transit servke to low
density fringe Is less feAq4Isle as well restricting
the mobiUty of people who prefer not to travel by car `i •r Al
or wish to use transit. T'hex sreas rarely have the t v eA o-,• , .
service facilit es necessary to reduce car trips and e
promote watkab Gty. much Less Legibility and perme- ; . _ a• -I "``z44" t'
ability within the community context
.5uch criticisms, together with a greater general
awuenns of green issues and the concept of sufy f a"'~I t
tamability, have Led to a rejection of elgid toniry And *P f''
sprawl Change In policy have rotoonized lice dole
abiLityofagrea'o?mixtureofus"Im4ifferenlareM figure 144MWJUseDevelopment
This section hghllghts the txrlVfits of MWA usepattern
(Figure 04) and urban village JmLopment being
more sustainabte and hetpmg creAd vitalitjand di-
versity and reducing the need to travel
;t
T
The Introductlon of residential uses into town centers in partkuur is encouraged, as it ptaces people nearer
to eoncantrations of facilities ImprrAno se Nlty and surveillance In the evenings, redmc: q the need for vehleu-
Iwr journeys, and Incroasimo the market area population for Local shop and fulllNn, Uving ever the shop
initiatives is an example of how to Ineroase the diversity of uses in town craters by making more of f cie-it use
of existing properties. Allowing vertical changes in use facilitates this.
The accessibility of hA ties is a kv issue In considering land use trends 4m Ideal urban structure would
tend more towards a greater mixture of uses in any district of the City. This has advantages for mcmilblLlty.
reducing journeys, enhaoeing vitality, safety and security, and community identity or distinctIveness ThIs WILL
be emphasized its design guidance for InfILL and devetepnurnt sites or significant aces lo town centers wfikh
will specify a mixture of uses and preclude single use developments.
Ni development of sionifkont sites, including key employmoil center ales will Include mbed•use a:homes
and schemes that broaden the range and quill, of the facitit:0 And services Avolub;o In the City There VAL
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a wr. be aceeferencefoe m,-ed-use ur-
r ban v~tlage and traru,t or,ented -
Rf de✓rbGmenb IFg.rres 'a5 E
and 8) Thi7 tes direal, mto
spec fc aspects of the C.rcntln
Ir I Management !)trate4r and the
li land U7a Pla•,
i
2e5idental deieLopments Will be
I` T! e-pected to include varlet, in the '-igure 1,16 Traroit
t,pe and size of acce,nnicdat:ns Oriented & Urban Village
l~ (F,gure 149) !t a d fact that
susta naFli cit, development n-
Figure 145 ctudrs higher derstes and var-
Lrriployment Center ekes of re-3~dental deveL^pment •y. r
and that the, are more cost ef-
fecbve for the Gtr to sere and
mamtam than the canventicnal
suburb m or estate sh,te Urge L t
Je.eicprrr,t In central arras h,gher den-),ties of development are
1es.rAKe m the interests of malJnq local facdities mart viable in-
rfigure 147 Ver4lcal
i lA~nq of rtCai Chdnye7 in use f-4-,re It 15 ,f course re-og.
Alined Uses
n :nJ that xme usEp and emcl o,[r7 rtauue large s ngle use sto
F,-r than efrc ent jerAom but this does not preclude ttese sltn
rr,~m meet nq Ire urtvn standard This also ties directly Into the AU yr
hthb4a,J)e'1 ent.Jtrateq-andsusfamabttveffcrtsoftheGt,
r
f tire +aeious nr.ad use center s m the Gtr are to be successful`.. t
pLanrrd or regenerated thar d,'terent roles need to be Idenbfled and
,e nf,,r ed C i ~ .
aJ~ r e
7
1 ! Figure 143
Regionat L Gmplpment
Mixed Usc Centers
r
rr.
(1111'.t 'S SV
Figure A 10 11ig4her Density Resldentlit G Miaed Figure 149
Use Development Residential Uses
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The aim of this strategy is to ensure that dovetopm ent
reinforces the mutt!<entered structure of the City and
centr$utes to a more sustainable distribution of uses
New development in town centers will be eneouraoed to
provide a greater diversity of uses and to reinforce the
different roles of the variot s centers. The accommoda-
tion of different uses should help to create diversity of
form in aew developments. The reinforcement of their
distinctive characters maximizes their chances of suc-
cessful regeneratior and helps to ensure that they
complement and reinforce each other rather than com-
peting (Figure 14.111 This is essential to retain Per ton's
fundamental urban structuro and to retain the character Figure 14JI Character of'lxrd Use
of distinctive eommunities in different parts of the City. Development
B. lJR6AN D~bICN
1. C,eals
The basie elements of good urban desion should be incorporated into new development schemes, the design of
publie spaces and transportation infrastructure. The C'rbwlll consider the quality of urban spaces within the
development site as welt +s the contribution made to the publk realm outside of the site. New development
will be expected to
e Reinforce, enhance or Improve the established urban character of streets squues and other
urban spaces
e Functlon+lly complement existing pedestrian sidewalk trail and eireulation network; r
■ Respond to contextu+t futures Iretuding existing development topography, site boundaries, paths.
edges, nodeu, views naturet environments and other features.
e Contribute to a safe and secure urban environment:
e Lnhaner the City's 4awter in terms of variety and diversity of experlenee,
■ N accessible and useable to jeople of a range of mobility and physical ability;
e Create attractive well funettening spaces wbIn the site: and.
■ Create useable spaces for trash, mechanical equipment, and signage within a site in a creative and
consistent manner.
The design of spaces and contribution made by development to the publk realm should be a result of in formed
and thoughtful desi In decisions and should not be left to a late stage of the design process. Development
should enhance the sebbUshed spatial character of •oads and spaces. It is essential that the design of
development be based on a thorough analysis of the site and its surroundings. Factors to be taken Into r
account In the d..+sion of development schemes ImAude wessUito, variety, safety and health, permeability, 4,
durability and sustainabiUty, legtblU+y, the natural errvronment and urban context. l 1 ~ C
2. 5trategles
Creating better streets and publle species The design rf spun b as important as the design of Individual
bulldings (Flours 1412) The apaees, squre$ and streets that make up the publk realm are where circulation
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L•
11 r, ~
Pros
Nr r
Figure 14,13
Creating a'berse of rlaee
Figure 14.12
Functional bpace • • ' r ' 4
/ 1 t 1 0 i~ rlrt
and social Interaction tole place )paces
ALSO help to create A 'xnse of plue' and
Area/d4trlct identity
(Figure 14.15 And W), Fermai planning con
produce spaces of high quoGty,
s r f • r t.A
in recent large-scale developments, in the
city, there has been a tendency for the Figure 1,414 Format Design
design of spaces to be determined prima-
rity by eir•parking and seMe;ng requlra
Monts, Gven In more densely developed areas, there is a
natural tendency for developers to look at their own sites
In isolation rather than as part of a larger scheme. Thus
the design of spaces and streets must no longer be left
to chance Coordination b reeessary. even for informal
spates. The role of planning control over design is to
ensure that the eternal effects of any development on
the urban environment are considered se that new devel•
opment reinforces area and dlstrkt urban character and 1
enhances the quatity of the publk realm (Figure 1415). Flgure14.15 Oudlky of the Gublk r , r c
! \
The impact on the puRie restm wiLL be taken Into Account ROAM
whin considering development proposals And planning pub-
Lie spaces The goALs and strategies require geed urban design practke, and this IMAU401 e*"Weratiom of the
flllawing.
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Public G.e4tew ~M n
f r + Tess ~.it ,.F i'i~:'~~ • !~ofeb a,~ litaltyi.`R '-4
+ L.egbLLt, 1F IA'e
Figure 1,116 Pr<'esfrian Prior;ty
f Igure 1419 Hetworl of 5treels
171 `~ySf.r+~S; ~ ~ if ~ •~~i ~
4, 3lo i w d 1 d S I
f,'~,j• " I'f,,.E ,3.47 ~ ~ i
64. go.
Figure 1,117 Variety 6
Access bil'ty of uses
rOW } t
r' Ll
4W
f figure 1418 ouatity of the built
t-nyironmert Fgure 1420 pedestrian block
11'e ~l e. rll';-'riert •f Jn, !,te cortnbute!s to defmng d,!J shap~ng I- public realm Zecent new JeleL-prnent
1117 .ffen {kiwi t,, re rifp~C• the C+,5 Mere dense Il,bv chardcter The Cpera~tli /oyn a ♦ f re4u•reir-ertb of the
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development only hive been considered and uh Dr.wnnas by c.hhngw xerocurr%
t! a em Aronmant outs dr of the develop rnt - - _ - - - _ . _
site disregarded. The placing of car parking
in front of buildings, adjacent to the road f. , f
frontage is the most obvious example of thb. r = ♦ / r
In considering planning applications, or in fa-
mutating designs for new or existing spaces,1
consideration w 11 be wide of the above foe- 7 + 3 s j %i
tars Developers will be expected to deco-
ornstrate In their plans and development yl ^ s s.
Jam acs. f ^ ) f 2
that con siderationhasoccurred requiringthe
5 7
contribution made by now development to
the public realm. St" must not be car-
sidered in L"Utlon, but must be considered Figure 1421 Components of laglbllity
as part of the surrounding towmscape. and
opportunities and conetrents must be con-
sidered Mile new development may and should have it! ICJ um4ue character. it should integrate with It
surroundings In matters such as circulation and the dtf niHot the public realm. it should have its ewes unique
function, character and appearance, but contribute to the P,/& fl fsbfk or context of the City.
in order to achine these aims. the design process must $0 k wd 04 a thorough analyst of the site and its
environs It is Impossible to comprehensively specify what Suc pt) anatysb should Inctudr. each site Is unique
and must be considered individually. I.)owever. the type of matters to be considered would Include
■ Paths In and around the ■itil ■ landmarks
■ Changes In lovaLq ■ Orlentatkn
■ Behavior patterns in and arAW the soli, ■ btrategk qukttes of the site
■ Urban form ■ Native and existing habitat
■ V1ew5into and .ut of the site ''s., ~ ■ The nature of boundaries
■ R4tAbonship to existing structures'. ■ Proximity to others
■ V1stu ■ Publk transportation routes
■ Gnclosure of streets and spun ■ Riparian and fieodplain protectlon
■ Topography in and around the site ■ Diversity of use l
■ buntlght ■ Climate T~,~ , t; ~.r ~ • + ~
Following site analysis, a creative design Input b required to uhieve
the needs of the potential use of thr site, while reacting to the site's
unlqur --wt of charaderistics
The characteristics of exist'ng publk spaces and road frontages (fig-
ure 14.22 b 29) should be reinforced or crmptementrd by new de r }p;
velopmrnt In terms of enclosure, definitlon road frontages, height "rF11100 1422 r0clasure
of bpaees
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r~ and mass Many main roads and
whar• spaces are character.ed L,
v'ht • eft, strong enci. sure created by hudd- L_.
1. 4 J
irg frontdgH 4h ere the Htdb-
t Shed characte• s based on en•
nt r~ r ,'I~r S c l~j y closure new development will
' complement this Development raw'
a should relate directly to adjacent ti412 L1I IntiS 1 ROM iNF'
~ r Hl'll 1~ icy I IVf
paths -nternal paths future
Figure 023 0efinitionof radwa,stransitomenteddI igns
Frontages (1005) nodes or bodies of wa-
ter
v'here there i5 a consistent e5taRNshed building line or height, new develop-
ment wilt normatty continue and reinforce it, except where there is an urban ~J
design reason for not doing so, for e•arnple the creation of spaces or architec- /
tural iandmarksat strategically determined locations Nhere an existing front-
age budding is redevetrped, the replacement development should normatlr pre- Figures 14 2,1
serve the degree of definition and enclosure created by the original in terms of guild-to Line
height mass and the relationship to road or late frontages however if tfie area
is in transition, new build-to lines will be establohed and these directives will
be adhered to otherwise (Figure 1424)
orrery junctions and gateway saes wil'. he reinforced br landmark buildings of similar or Larger scale to the
adjoin ng properties (Figure 1125) it is not appropriate to use corner sites for car.parlmg or 511 space
,:jr earl ing areas wi'". normally be located awar from street or water frontages and Screened N, budd,ngs or
other mean, (Figure 1426) Larger if parks w ll Incorporate maginatlve tand5cape design to enhanee their
appearance Car pining in new housing development will be located to the side of the properties or in the
case of perirneter bloAs to the rear (Figure 1420 Mere parking at house frontage, is unavoidable, a depth
of one car only 5heuld be provided and the garaging structure Should be Setback weft beyond the front fapade
llse of shared drives and permeabte pavlr4 b appropriate to reduce the impact of mul.k pie front entry leading
y of drives and car Darling Provision, for parking within the
bloA is required where the narrcvrest of path AQI:H5 are uti-
Lied
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1 >E ■ ~,t,M ■
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Figure 1425 Landmark Figure 1426 Figure 1427
Buildings Parking Garage Parking
off of Attos
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The achievement of good urban design requires great care and talent at
the design stage. This will be taken Into aceourt by developers when
choosing their designers and planning their development Goad urban de-
sign is not necessarily mare expensive In material terms The same efe-
ments can produce schemes of inf initeLy variable Aity
Cost is often u-ed as an excuse for poor design The real reason is more
often to do with a lack of awarenrss or consideration of urban design
issues. dowever. if the budget for a project Is so United that a reasonable
standard of design is impossible, then it is unrealistic and the developer
cannot expect to gain development or planning permission
C. AR- TLCTURA KNO
l 4'eals
Proposals for new buildings In prominent or sensitive t/HtionseJrnuld clearly show that there has been
creative architectural design input The following shouU. be appaa;i~t In new buildings
s A creative design solution specific to the site in qulZtion
s An understanding of the fundamental theoretkat p'inc*ln of any chosen style.
■ Attention to the quality of materials, finishes 04 detail.; and,
■ Consideration of efficient functioning and sustaina6ty. ''a
'A
The intention of these goals and strategies is to ehcourape akative, principled architecture. f Actors consid-
ered to contribute to architectural qu@* inetpje creatlvr r° Innovation, fitness for purpose, ecological and
urban sustainabiLlty. Unowtedge of design iheo*and principles, and attention to detail The Urban Design ii
C;agram will be applied to indicate sons tivefocatiA
0. Prominent Locations would include those on main road I
frontages, adjacent to nodes V4 in elevated or highly visible positions.
2. btrategies
L.ncouraging high-gvjbty, creative, well-fu4ioning architecture.
it
There has been a pronounced reactionary tendency in the architectural design of the last two decades.
Despite an unprecederted advance in building technology, the fashion has been for 'heritage imagery, usually
of a 3ebased and superf elaL nature and taUing the form of an appUed external stain. This provides an Inaccurate
image of the past devoid of any real underotanding of the principles of the buildings parod'kd, home prominent
architectural writers have criticized this in strong termsTks tendency to design Low-quality parodies of
nearby older buildings is especiaUv a problem In conservation areas
A tendency to use off-the-peg design has been a further chsracterlstk of recent architecture. This may be
llustrated by Looking at varicus recent developments of small offices fast food restaurants, clinks, religious
buildings discount superstores. etc. Many such buildings are ewwnt4Uy tilt wall, concrete block metal-
faced. Wi&-faced plaster panel and tde sbucivres with little to Indkate their use and Little creature design
input other than the sometimes flzmboyant or market-based color schemes of that business. These trends
towards formularized design have reduced the distinctfveness of different districts and of the Cl ty as a whole.
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It is highly desirable for new buildings to be Informed by thorough historl-
,al srch'tecturat knowtedge and context, but not to Imitate otoer build-
ings, The most Important theoretkd work on architecture of the twenty-
eth century. Lr Corbusiers Vers Une Architecture, highlights the desir-
abitity of understanding And drawing on timeless principles of design used
in great buildings of the past such as rules of composition. geometric
forms, regulating tines and proportioning systems Mary of the most Inno-
votive 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 ArchltecturAL
design Innovation, creativity and originality are consldered to be primary
ingredients of high-duality architecture. Much depends on the Amities of
the designer. RadicaL or chattenging design solutions will be postively
~aL -med. The most admired buildings of past ages were often very chatLenging at the time of their construe-
Lion. Such bu!Ld',nys Are individualistic, provide contrast, and In these ways create L+eat Identity and contribute
to local distinctiveness The clear lesson of the past is that new buildings should be designed In an unmistak-
ably contemporary style.
Not all buildings can be Landmarks. The City has a few tsndnwk buildings set agate ! t Low-key background
buildings But background buildings can still contribute much to the quality of tha townseape by providing 1
variety and hetping to define space. CarefuL consideration of matters such as proportioning. debiting and
context is still Important.
Architectural design is not about facad.s, but about three-dimensional form, structure, culture, human activity,
theoretieat and abstract principle, and artistic and technical achievement To consider the urban environment
pureLy in abstract spatial terms is to miss the most important factor In scnleving quality. Architectural and ,
urban design are inextricably linked, An urban see may be a textbook e, ample of good urban design, bet %,At
fail if the architectural design of the buitdirlgs around the space are two-dimensionaL and of poor qualty.
Architecturat design can sometime be usel to Integrate the functions of buildings with the public realm
adding to interest and OtAUty (Figure V28j T I ° impact of architecture on the public realm must be consid-
ered, For example, main frontws and corners world Include main entrances glazing or other feature to
I
create activity at the ground floor level
It is Jiff icutt to determine what is meant by qualty whn re- p^r
ferring to architecture And it cannot be compreherulvel, de-
. Uowever. it Includes the following away
fired i i
ru
a Creativity. • Innovation
•
Fitness for Purpose 4, • 'austainabitity 6 Careen Material Use. e.. I t' 1
■ (lesion PrineipLes and UistoricaL 6owtai
• Attention to MAIL And
• Social Purpose Figure 1428 functions of
Buildings that Retate to the
Public palm
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These are common practices and
a concerted effort is required if
standards are to be •Aised. Good
architectural design, like good ur-
ban design b not necessarily more
expensive, but does require a highly
competent design input Raising
the quality or architectural design
does not necessanily mean adding
more features. Indeed, simplifica-
tion and purification his contrib-
uted to many great works in the
past More important is the way
in whleh the essential eteinents
of construction are put er k
'come of the most import bi.
1
rhgs of the List few d des ha E
T~ us,! Standard parts and nl
mater., l.s in their eo"t 'on.
f ^ Authenticity and aPPr
~ opr
i In the way any mate b us s~
f . ' ► and expressed is usually im
{ portantasthe oldl+ma At
figure 14,29 itself. M&"' h as0pro-
Architecturat Detail OFW* , Blear are Ural
,jramma~ d ` Planning often
mpUeAtio
have relatively low materfal A,.
but about design competence The choke of b the mt important
factor in achieving quality in The City -PALL encourage the use of Jiic i raL competitions in
1 respect of more slgniFKant developme as a mearu to en-
couraging more d stinctive des gr. and will activeLy a pLore the use
of competitions In the development of appropriate sites in Its ownership. Calls for design and programs for
development related to prokcts with urban village or new urbanism focus may be explored by the City in
partnership with potential developers and design professionals
D. CONTEXT A DISTINCTNIA55
I. Gals v,
r•
Development proposals sheutd contain site-specific design solutions, based en an understanding of the urban At
context In this way, development will reinforce Denton's distinctiveness.
These goats and strategies seek to ensure that new devetopments Inelude site specific design selubins. '
l Comptementiog context and reinforcing lout distinctiveness are about reacting to the urban character of the
area, not eowrig the 3W and detailing of nearby buildings.
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New develrpwrit wiLL complement existing physical spatial and functional characteristics of the built envh
ronment In tern" of architectural design it should be Interpreted b encourage indiMualistic, creative and
distinctive design.
2. Strategies
Lnriching local character by continuing the process of creative devet went
The most fundamental but also most misinterpreted design concept to the planning system is context The
appearance of proposed development and its relationship to its surroundings are materiat considerations. The
City aril reject poor designs Poor designs include those inappropriate to their context for crumple, those
ctearty out of scale or ineompatible with their surroundings. The desirability of reinforcing local distinctive
mess is related in Denton pAkies, goals and strategies and will be emphasized in future developments
In a conservation area there is a historical duty to pay speciat attention to the desirability of preserving 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 mimic l
some of the surface detailing of nearby older buildings
To copy older styles In new development within areas such as the Dak llic4ory l1storic District breaks the
process of changing fashions and development that created its character and thus represents a break, with
c+ntinulty. Respecting the established urban grain and creating modern, site specific design sotutions genu-
ine;y reacts to context and represents continuity with the best practice from the past
Conlin ity is about allowing the processes that have created the City to continue New materials, uses and
styles will fundamentally change the character of the City, The past should be used is inform this process
but not to restrict it The process of change and development of styles. materials and eanstruetional tech-
niques, should not be impeded through planning deign control but shautd be encouraged. Continuity is a
process of progress and development, not an turo_e In Imitation An appreciation of the concept of continuity
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 always
to do with analyzing the urban characterla*3 of the area, understanding the process of the areas historical
devetopment and designing new development for the specific site in quesborL 6tandard. off-the-peg design by
definition fails to react to the specific urban context and therefore fails to reinforce local distinctiveness.
In cases where new buildings are being designed for sites
adjacent to architecturally MAirding buildings or in a I`
conservation areas, it is especially important to avoid
imitation. Imitation results in a blurring of historic build- ;
ings with their setting, resutting in a loss of distinctive- a
Mess and authenticity (Figure Id30 5imi(arly, imitat- 1 t e
ing landmark buildings harms their setting. The whole ! r
point behind the design of distinctive landmark buildings i'
is that they make an individualistic statement setting i 1
them apart from their surroundings The character of
most areas in the City is based on a range of contrasts. Figure 030 lllstsrle budding
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Con r»t is in many cases the most sensitive and contextual
thing to do (Figure 1431)
In prominent or sensitive toeat'ons, the choice and quality of
building materials ?s especially Important In partieularlr homo-
geneous areas, it will often be appropriate to draw on the estab-
' Lihed palette of meterlaLs, at least to some extent.
L PLVLLOPMLNT IN LWIZOOLINTAL 11
l_Y
t,CN,XTIVL LOCATIONS
Figure 1431
I. Goals The bherman 6ulldiry
In errArommentaiiy senstive locationm new development will W
expected to demonstrate high standards of architectural and
urban do.ign In a manner that eomptemeri or enhances the
urban context
Gnvironmentatty sensitive locations include eonservation areas,
historic parb and gardens, amid sites affecting the selling of
listed buildings (Figure 143-), and buildings of special. interest
Im these tocations it is especialty important that a suitably quab-
f led and experleneed designer be commissioned. Parodies of his-
torical. styles should be avoided in envronmentally sensitive to-
cations Where a building of special local interest has been de-
mAishes, or is intended to be demellshed, the replaeement de-
velopment should equat or exceed the architeclural Interest of
the original building Just because the building will WrarW does ,
not mean it is l +ter. N~`here alterations or extenslons are pro- o'
posed to listel tuitdings buldings in canservafion areas, or bulld-
Ings of special local interest, eorslderation wil' be made of the figure 1432
impact Otd Hain AtTWU
2 bIrAtegies
Respondlmg to special architectural or historical character
When considering new development ins conservation area, the City wltl pay special attention to the desirabil-
ity of preserying or enhancing the character or appearance of that area.
`,Vhat jjis fork t isltrkt Conservation Area or Listed l3uUmo status does ind'Kata Is that some or ALL of the
J
existing fabric is of vetUO. that altenAttoro should be carefully designed t/ preserve the Important exist 6m;
fabric. and that new additions should be of an appropriate quality.
Pevetopment proposaLs for sites In environmentally sensitlm localisms WILL be ea all. considered against
the liistorkal and urban desAgn eonW of the area. behemd containing superf iclal or debased versions of
k5korical styles wilt be resisted in envlrornmentky sensitive locations. If conservation is perceived as a
barrier to creativity, then the concept has been misinterpreted It is especially Important that er" We and
~k'rmmwre~xkrPr~Giblc rtMn, [oum ell. &T b 005 . 1
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'DRAFT Denton Comprehensive Plan June 22,1999
Public view i en
principled design be used in orOlrenmentaILLy sensitive Loeations The'safa design solution is rarely the best
The most interesting historlie buildings were often thi most chaLlenging in their day.
The use of modern materials, traditional materials or a combination of both can ALL be acceptable however.
Authenticity b especially important in historic areas and materials that pretend to be traditional such as
uPVC mock sash windows or applied half timbering would not be appropriate. tquaLLy, if modern materials and
constructional techniques are used, they should not be disguised under a false traditional stirs but should W
clearly ewer sec The painting rendering or cladding of ruturalty expressed material surfaces. such as brick
Stone or concrete. AL always be avoided.
Recent buildings of architectural or 66ric interest especially post-war buildings, are perhaps most at risk
from destruction or unsympathetic alteration 115ting reviews of recent architecture are very selective. Leav-
ing many good quality buUngs unprotected The deveLpment control process will be used, as far as possible,
to protect recent buildings of architectural or historic intersp
In conservation areas, there will be a strong presumptiMs f+ve he retention of build rags and features
that male a significant contribution to the special Inter sF of res NWings and features that make
little or no cortribution may be allowed to be demolished r it e r efient development would raise the
qualty of the urban environment having regard to the g race con in this btrategy, any relevant
conservation area document and any other supplementary yuldiAwe
Where the case for redevelopment is estibLished in r sp of N5en~ buildings and buildings in conservation
arras, replacement development will be expected to Ore rv nee the speelat interest . i the site as
far as possible This Implies a raising in the starlyd of e~ eompared to the original building, to eompen-
sate for the loss of rr ^ re historic ~ plyd wary architecture will be expected In these
circu"tances Similar trite a 41 be ap J 'v n considering proposals for replacement development on
sites occupied, or formerly ed, by bul , as 4f ociaL Local Interest
Lxte"ions to misting bu;dings ould bedeslgned and positioned to complement the original buildings
Where the original buiLf rag is a corns ttee a oherent composition, the extension should normally be designed
to clearly contrast with the origin I g. Urge scale extensions should also contrast so as not to
overwhelm the or inaL building. bma ions may draw more from the original bu+ldir4s characteris-
tics but should still It of a contempora nture. The imitation of rider styles b sometimes appropriate for
smaller scale dterat,ons, for example the pladng of additional windows in an elevation that has a uniform
wimiow style. The primary consideration in extending histork buildings is the effect on that building's spedaL
architectural or historic Interest
F. 120LIC ART
I. 4eals ~ -
The provision of pubLie art wilt normally be expected as part of any Lrce development schemes A, r7
Urge schemes will be Interpreted to include development that Incorporates "sees and Landscape acces-
sible to the public: Involves a site of mere than one acre. and has a floor area of more than 5.000 sgwre feet
Public art should be considered as an integral part of the design of spaces in and around development
c~c,r,ewr#Pul \r..w ee&w unwn WIbiTA IM
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W-AFT Per Ion Carrm{>rehensive Plan June 22 1999
t~ubtW pe0WIi l d,t,on
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n'dr r,'nve rf 1~4~:'I - {~i fr,l
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'DRAFT Denton Comprehensive Plan June 22,1999
Public RA-Aewf kfen
q. UR6AN PLbKN VI IMAM
L Weals
Development proposals for sites identified on the Urban Design Diagram, or affecting features Included on the
diagram should exPWRy reflect that stItus In the quality of urban and architecturat design. The Diagram vILL
be used to Identify significant and sensitive sites, as referred to in other pAkles
The inclusion of any site m the Urban Design Dlsgram, or proylmity of any site to features on the diagram
shall be a materiaL comsiderotion in determining planning applications for development. The Pagram AL be
applied by tf.e City Council as an Indication of the sensitvity of different development sites. The Image
Analysis Plan wtll also be used as an indicator of srns tivfb. Design Polkles "I be rigorously appUed In
respect of significant and sensitve sites.
2. 6trategies
Identifying sensitive and ±ignificant sites and Lecations
The Urban Design Dlagram will be pfeivred as s plan of khe Cit) kh features that are particularly slgnif1
cant from an urban design point of view'. Duch featurei MG ds r`nun rids. waterways. to4ntlxed use j
centers Large open spates, major development sites. Lis 4e !Udings cow'Nabon ar; o, riparian and flood-
plain areas, and tree preservation orders
I
The diagram wILL be used as an indicator of the smitkity of d ffer"atgt sites Jites Identified on the diagram
1 or sites adjacent to or arfecting features Identif ed on thi d4am will be considered to be sensitive from a
design point of view This indicates that a parbeuLarty goil shard of architectural design, urban design site
planning and Landscape design is apprbpriale.
5 y,
The Image Analysis Clan wilL 4M prepared an4 will Lso be used as an indicator of sensitivity. Sins affecting
r
features Identified on this pleri houLd be c 14ere16 be sensitive at a City4de LeveL
i
The effect of proposed developme^i4n fe res and sites included rn the Urb:.n Design Diagram and the
Image Analysis Plan wiU be a materlal o ration in the determination of planning applications \Aere the
diagram indicates that a site is emlron LLy sensitive, particulr attention WU be paid to the standard of
architectural and urban design
~ Y
p<ci/lc D<.slgn lr'uiJint<
The City wiLL produce detailed design guidance far significant sites and areas in the City. and in respect of specific v
r
subject areas.
i ~ 1,_ c
In different defined parts efthe Ch. It is pessibte to identify strong urban characterlstles, which are daUable to
( preserve or enhance. For Important lndlaldual site& it is aLso necessary to produce design guidance. speeifle to the j
site in question. Cnuldance for areas and specific development sites AL aim to aehleve hlgh standards of architee-
tural and urban design and to reinforce essentfat urban characteristics of the area. Tau most Important develop-
ment sites and areas AL be desigrited on the Urban Design Dlagram,
c~C. Ohe s+upu' pAk R04ew uy„ i WI NT A 106
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'DRAFT Denton Comprehensive Plan June 22, 1999
Public Review Edition a
{ Thematic guidance normally applies at a City-We level. Aekng with specific issues or types of development
Area and rte-specif is q.Mance w1a be based on an analysis of urban form taking account of the hbto&at process
that has created the existing urban environment as well as the existing fabric itself. The example of Penton's
Downtown Square points out that the present townseape is the result of more than one and a half centurks of
development and change. Wt also hightOb the well e3tAR14ed urban design characteristics based on dense.
book of the pavement development Design guidance will only specify building materials vfiere an area has a
strong and uniform character. which it is desirable to preserve 4'uidance will not normally prescribe O-vte or
detailing.
A rOew of design guidance U considered supplementary to the Comprehensive Plan and tna Strategy and will
be undertaken to determine what further guidance is required.
A coNSERVAT1oN of TOO 11w,- IC [_NViPoNmF.NT
1. kook
The City wiLl encourage and give support to the continu-
ing use or reu!w of buiLdings of architectural or historic
interest and a vure high standards In their repair and main-
tenance. The City w4L facilitate high qukty conservative
repair and ms'ntenanee of buildings of special architec-
tural. historic or total interest through the provision of
advice education and guidance regarding f naneial support
mechsnismsUnderstanding why it is desirable to conserve the historie
environment is useful in guiding decisions on conservation
matters, In Denton. where there is a Urnitod number of ,
historic buildings, the case for conservation is particularly Figure 1494 Cvent on the bauore
strong l.lowever, there are is number of threats to the
local heritage.
a Poor Condition of Fabric
■ Inappropriate Design
■ Traffic
■ Repairs and ALtenHons
There are a number of objectives for conservation and reasons why it U Important, socialty, economically,
environmentAy and eduatlonALY, These include the following
■ 1AarA Responsibility y
• Continuity and Local Ve-itity y
• SustalnabiUb 1
■ Ceonomie Pevelopment and Tourism
■ Urban Variety
■ Urban Design
• Education and LlistorteaL Evidence
cK~ro•.~.roN.R.nWialx4.w4Wn CX1JI61TA idj .
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'DRAFT Denton Cornprehen-5ive (fan June 22,1999 m
Public lees
t 2. Strateglea
The City wdl promote the preseNatkn and enhancement of the historic envronment through various means
a, TechnkaL Cuidance
The City wAl make sva!UK a written guidance to the ewnen of historle structurm
b. 1% Win-as at Risk Sarver
A buildings at r.sk survey wiiLL be carried Out in respect to the City's Listed buiLdings and kept
current
c, Management of OIA06k 6ulldinas
The City WILL adopt good practice in the management and maintenance of its own Listed and ether
historic buildings
d. Conservation Area Cuidance
g the special architectural and h stork
The City will produce guidance for conservation AS
interest of the areas, putting forward a strategy for their Nation and enhancement and pro ..,mg
guidelines for new development. r
e (3uildina Protection
The City WILL actively promote the statutory of
UPEW
Ings considered to be of speeiat architectural h' k In
eat against a state and natlonaL context
f orleryltion and i rl ~ it
The City wiLl declarQkf +d~chite~:rat or his-
tort interest as hisat' Peas The Urban
Design Diagram wftl p:3 A conservation
areas or district.
g IisE~rk Structure InThe City will prepao date an Inventory of s'
histork structures and sites
e,. TRANSPORTATION INrizAbTaucrun
l C~sals
The City will tike steps to reduce the negative Imp.ut of motor ve-
hicles on the quality of the urban environment
Enhancement programs VU be formulated to provide and renew sur• r A$ r•
faces and tranwrtatoo infrastructure in areas of special townscape 6,1\
value.
r
2. Strategles
Transportation patterns and trends fundamentaLly Influence the form
w.+w celtm WIDITA Do ■
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'DRAFT Denfai Comprehensive Plan June 22,1999
u le bn
of the built envronment and the quality of Life of its
users The Location and nature of development affects
the amount and method of travel and the pattern of de- ArterW
velopment Is itself influenced by transportation Infra-
P'
structure +nd polkies. By planning land use and trans- r' It
portation together (Figure 1435) In ways whkh enable r
people to earn out their everyday activities with Less
Staff
need to trivet the City can reduce reliance on private
cat use and mate a significant contribution to the en A-
ronmentaL goals set out in the City's Growth Manage- Soo sn r
ment Nritegy and Comp•ehem3lve Plan radHVian. I
firki"Main Sw
In the 19803, the emphasis of transportation polcy was Sr'"a r a I
an accommodating the car. But the accommodation of
the car has encouraged furthering the spread of develop- \aTStop
mint in a nor-eohesive and sprawling manner. It is n
v,nap croon ~ I
realized that the policy of accommodating traffic growth
is unsustainable and cannot continue. The dominant In-
fluence of the car on the design of development is now a
widely seen as being unsustainable, Continuing growth in r Figure J435
road traroportation and consequent environmental Imp ommerciaL Center Pattern
present a major challenge to the objective of sus
able development The car has become a
serious barrier to creating high qualty.
-'i
people friendly places and a si r J, I
cause of inequality a
ry
It is of fundaraentaL Importan that the I
1 reLlance on the car be reduced. t a far
greater choice of modes of tramp t rn I ~1 ! i
be provided, and that the negative I L jJ { of transportation infrastructure on thebu A kopl
environment be improved There +re varl \4 I - f' .1
ous means towards them objectives.
a Location t -jl . v-a
Mired use and urban Alage devel-
opments will be required and uses INeVbOI?t Od Center I
in Locations remote from their po I- - ER1GIOyLiLEnt Center L'
teatiaL population catchment WILL r or CwAnur ty Corth
be resisted, partkul:rly if they C
comprise a single use or are not I r "
well served by publk tran3porta•
lion. Use of Transit Oriented Dr
sign (TOP) vALL be required (Fig-
ure 1436), Figure 1436 Transit Orlented Deslgn
e1r. r rh.n.w.ow~aavr ue w Cetur I:XU1 DIT A log
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'PIZAff" Penton Comprehensive Ran June 22.1999
Public Rerkew di len
b. T.paruoortakian Priaritr And Choke
t, The emphasis in new development wll be swtche from accommoda4 erg the car to giving pedntrlans
and public transportation priority This Includes consideration of the approaches and access to devel-
. In the cox o< s tap on routes well served by
opment and the arrangement of spaces Within the --44
public transportation, it may be appropriate for developer to mAkt a financal contnbution toward
further publk transportation pr"Won accompanied by a reduction in Formal parking Leveks In at least
part of the development,
c. PArking btendatds
A balanced approach needs to be taken between providing parking within devauopnunts. while giving
fulL consideration to environmental quality, Car-parking provision can seriousty eompromise the quit-
by if spaces in and around devetopment unless a balanced approach is taken. In particular in areas
well served by publk tranwrtation. Lower levels of parking pro "on will W encouraged, Rtgula-
bons will emphasize the desirability of reducing the eed to travel end reduction in parking require-
ment, In conjunction, the Improvement of fxilitks f~~Nbli~r3ransportation walking and cycling will
be required,
d Car-free Development
Encouragement will be given to experimentaE
residential devetopmenb on inner-city/unlversity
center sites. In which no car-parking provision .4
made. \V1,ere innovative vehicles (1e etectrlc C4, etc) are used, this parking restrktion Is Lifted j }
and parking is allowed on the street fo '`"0"
vehicles 'ouch developme "irk caEil, ran •
car owners, or as oche stat and 'LL be
in locations with go cess to Lie s i + r 1 r +rV L
portation and to a ra of faciLi ' such as 4, y y l `
shops. It will be neces or the panty to t W L
be Limited to non-car own or i atlve ve-
hicleowners tfi9ure1437)
e Car Park and burfaee Design figure 037 Courtyards At
Multiuse spaces will be encouraged rather than Car-free Development
singtause. dedicated parking. Dispersed parking
arrangemenb Al be favored and encouraged over mass provision In resldentbaL areas, on-street
parking may be taken into aeeount u part of the overall pror'isian where an appropriate Layout is
proposed The use of alternative and varied surfaefng materials will be encouraged. dowever, over
elaboration should be avoided The simple use of high quality materials Is often the most effective
solution. Parking to the rear and side of structures Is required.
f Deslan of and Transoortatim %aK4urts f ! r
it Is desirabte that there shouU be a qualified and creathre design input as well u an engineering
input in the design of transportation Infrastructure. Interesting structural solutions, rather than the
addition of decorative detailing to a standard structure.
.
eK.T I`OWdi.d(/ ,6Lk R,Aw Lasers G PINT A 10
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'DRAFT Denton Comprehenslve Plan June 22. 1999
1 Public evkw ition
g 'Nvaae and 'street rurniture
Acoordinated approach to traffic signageand street furniture
will be eneouraged, Signage and street furniture will be ratio-
nalized as far as possible. Careful consideration will be made
of the location and design of signage and street furniture in
sensitive Locations moure 1438).
h, Troffu anaaemrnt
Traffic management measures will be formulated for sensi-
tive Locations such as residential areas, town/mi,ed use car-
w
ters and conservation areas Qd-routing options will be inve5-
boated. Options will also be coruideeed for reducing the Im-
pact of transportation infrastructure, for example by minimiz-
ing its ground coverage through the narrowing of ra~ds and
w Bening of footways,
Y~r
i 5olldWaste ; * Figure 1458 Nonage
Provision will be made for all solid waste contain4 of Along the Street
street and allay right-of-ways and into private areal esigned
specif ieaLLY for those purposes. The use of innovakt~e noLgles when dealing with solid waste plc6
up, use of compactors, and vehicle types will tai^_ r In a casting arras of the City where solid I
waste and recycling receptacles are Located aL s t froir As or actually on the street pavement
( or within the right-of-wax new design andxprdvlfeifAhese containers will be made or alternative
facilities utilized 3t 7
J ~re~r Floodotain t ty
The C'ty will promote e use of r/ydw&4 parallel to and outside of the 100-year floodplain Limits
to prevlde a natural ripo-~an ervbonwwwnt by setiblishing green space between between the road and
the floodplain <reen s b req ed even if the channels are improved so that the Limits of the
parallel roadways may be icat to the 0t1 to serve as open space. Limit flood exposure, and
facilitate channel maintenan
k 'Ar•et Trees and Lndscam
Trees and Landscaping will be designed as a crucial component of all roadway networks The City
lepartments will address any conflicting tree-related issue on City-ewred properties and right.of-
wage. Ths City will fully eonsider the significant value of trees and the urban forest when resolving
infrastrucure eon", select and plant appropriate tree species on public rlghts-irf-way that marl
mire planting potentlaL white protecting the safety of the public. The City will eneourage and should
requlre the preservation and maintenanee of edsting healthy native tree cover in areas undergoing
development, Maintain and enhance the City's urban forest as a healthy and dynamic nahwAL re- r
y r,
source, a system of tree and underetory that t1hrNe5 and grows wkhln the eor+text of a changirp
urban environment
I,
These measures w4L help to Integrate tie design of transporlakien Infrastructure with that of the wider pukk
realm, A better balance bets, een the accommodation of transport and the creation of a high quality publk realm is
the aim.
.
u~amv Mnw.R~7uY r4evi"Will, SJLLIIDIT A All
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•PRAfT' Denton Comprehensive Plan Jane 22. 1999
Public eview 114itlom
C. NGIC,L160R110~~ DISTRICTS Q,14f U(G.D USG DG.SICN ~ ~a
screw
In order to meet the Urban Desig i Strategies and the intent of the
Growth Management Skrategy ar d PL-m. anew set of requlremenhs to
replace the City's current deveLrpme,t regulations wiLL need to be .•.rr
enacted. To create a new modeL for Denton's environment the foUew-
ing guidance will move the City in the d'rectiom needed to achieve the
goals and strategies within the urban design section.
In generaL the principtes apply to villages and the city equally. Most
of them apply to areas of very high to moderate densities and even
tome Lower density development. The pattern of development be-,
been utLed +ariously the urban village, new urbanisrm neo-traditioreL Figure 14.39
ptanning, traditional neighborhood development and transit-oriented de- planning Units
vetopmert, The princlvLes stem from towns and city devetopment prior
to \%/orld \dar 11.
The fottowing principLes of design and use are Component necessary to Melop in the urban village form. These
design prineiptes will be followed if? ALL forms and uses of r w development peter Catthorpes The Alex!
Amer-ken hfetropolls ! rol qy Commum,6, and the AmerieanV i earlrwlLL be adopted on primeipte, as a guldlnq text
and authority on urban vltleges and transit oriented design. '
( I. The Planning Unit
The basic unik of planning is the neighborhood, A slmgle neighborhood is a village A cluster of vintages b a
town Clusters of many ALages became a City. The population within a village varies based on the neighbor-
hood components (Figure 14.391
2, The Neighborhood Size Se orrdry Ara
A neighborhood is Limited In phri)caL size. With
wets defined edgfs and a focused center (ore ldonrit,
1440), The size of a neighborhood i~'~rfi he
a five minute walk or oncquarter mite fir the ~J! wrpn ooe
neighborhood edge to ib' conker and a ten minute
walk edge to edge. i uman state Is the propor•
}innal standard for ALL structures and accessory
components AutomobiLes are allowed within the r a l we
neighborhood but is not take precedence aver the
pedestrian or human needs, partieularly the aes,- Socon&fy Am.
thetic functions that imclude a 'sense of ptaed.
These ndghborhoods wiLL typically contain tram Figure 14.40 Nelghborheod Size v v
A
r 4.
sit stopsand wltL utiUze transit oriented design.
3. Corridors and Districts
Corridor form the bouxdarks brtween neigfiborfwods, both Connecting and de}1ning them Corridors Can
incorporate natural feakwes LIU streams and hlLUWas. 'They can take the form of parks, nature prrservas,
trivet corridors railrood Unes or some Combination of these A neighborhood or part of o neighborhood Can
C~Cnxr•.Mn+uxoix.W~aa.:ce w„Utw, QW115IT A
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-PP-AFT' Denton Comprehensive Plan June 22. 1999
Public Reti'iew Edition
q 1
caolpose a district D'.5trict5 are made up r!
~f streets ar ensembles of street. Nhere
spec,ll dcbv t e5 get Preferental treatment i `i. ;b fi
(Fgure 1,1.11) A ci°rridar can also be a d,r
tr Cl '-JC}, d5 a and 1,r 5hCp'p':nti dYenue thdt
lr
-Onrf't5 rey ll!'Crh JC•}5 1) '~l~ 'L rR
I
A tillr.ed Use and Compai ~ •g ~ e .I n.
1
the neyhtorhJCd 15 rnl•ed ,ue and prcvlde5
a ;jIe of hcu5ing fJr people Ndh Va,icu5 S~ !r
nfJ•^d5 (''Wldng5 nrd! hd:e a vdrletr Of tJnCt JrS but nrti5t be CCrn(fd tbte Nith one
1
r 1 ~ F''•
aret~er in size dnd the,r relat:cn to the
street UstS ma. than a ver ~ n. h n- ~ -
-ontall. ~ithm structures Tl•r needs of 1a L life ere acce55,ble within the fve p~ rj
r•r,Jte wa'Ll Petal l5 integrated with rer o f r
'ent al. a.,m(rer0al and even some t, es of f rr, .r •r ° a
,anufacfuring use. t6wuyh not trPlca lr on r
;,a A~~ .
the same street n a given nn4hbarhood figure 1441 Neighborhood Districts
Apur4rr/ct5 Ire permitted o:er Storer, and
Afice5 forms of hcu5ing are mi,ed ~nclud-
n i avartmenb d,lple., townhomes and s ngle famli. heuses aeceeser, 3pa•trrent5 and outbu ld nqs Even
ti,e hest 5 reet5 m the werld-3 best torrn5 can accommodate Pecple cf various ~ncer (Fgure 14:12)
I
1
Ilk
't Q z! -V ie r( Figure 1442 MIed Uses within a
to Neighborhood
F
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'DRAFT Penton Comprehensive Plan June 22,1999
Pm k eviaw ditbn R
f 7 c:r'~
Figure 14.43 Figure 14.44 Figure 14,46
Resldentiat Pubtk bpace Defining Public bpsee Clvk or Landmark Buildinss
5. Definition of Pubtle Space
buitdings are disciplined on their lots on order to define public space successfully. In other words, build-to
tires are utilized which determine how close buildings Al stand to the street and promotes regular atign•
ment The street is understood to be the preeminent form of publk space, and the buildings that define it are
expected to honor and embellish it (Figure f443 E 44)
6 )treet Pattern
The street pattern b conceived as a
> v " y " ao ri network in order to create the great.
r S b b' 1 est number of alternative routes from
f = a } one part of a neighborhood to another.
W 9a This has the benefIcial effect of re-
1' .ti rG t{~ [laving trafFK congestion. Ire net.
Q $ pj work is g•Idlike Networks based on
{g{ t t a grid must be mo4fled by parks.
" squares, diagonals, T•intersections,
retinas Undmarks. and other derkes
that rfueve the grids tendency to ma
notorious regularity (Figure 045)
The streets exist in a hierarchy from
3qh t. ~ mixed use neighborhood cotlectoro to
f' r+ r narrow land and attera Limited so-
' Coss highways may only exist within
a corridor. Culde-sad are strongty
414.45 btreet Patterns with a Nel hborhoed xo'raged except under extraordinary
figure g eireumstanees, such as eases where
rugged topography requlres them.
7. CIVIC 6ulldings and Open beau ti,
Clvk 6ulldings, such as town halls, churchm schools, tlbrarla, (ire and polka. post offle^ and museums, are l 1
ptaeed on preferential. building sites (Figure 14461 Thew site include the frontage of sgwra, In neighbor.
hood centers, and where street vbtas terminate in order to serve as landmarks and reinforce their Importance.
buildings define parks and sgwres. whkh are di3tributed throughout the neighborhood and appropriately
designed for recreation. repose, periodic commerclal use* and speelal everts, such as political ffwA gs,
c\crp.rh"N, PI&AP.Ra RiW Lakrn C1WIDITA IA .
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'DRAFT Denton Comprehensive Plan June 22, 1999
Public Review d' ion
concerts, theatrlealA special. evens exhibitions, and fairs. Because streets differ In Importance, scale and
quality. what b appropriate for a part of town with small houses may not be appropriate as the town's main
shopping street. These distinctioa.% are properly a, dressed by plnysieal design Open space throughout the
urban village is requlred as a component of the neighborhood Use of natural preserved features to formal
squares. neighborhood part and block open space aU promote eonnectivity and a sense of neighborhood within
the development Prfvate and public facilities reinforce the walkway and King Unkages as well as the
connections to the neighborhood center or commercial core of the development Beaux densities are
increased within these developments With smaller private yard areas public open space b a necessity that
Links the neighborhood together as WeLI as prrvlding Activity and open space for ALL to enjoy
8. Architecture
In the absence of a consensus about the appropriate decoration of buildings, architecturat guldelines or a code
may be required for neighborhoods to establish some fundamental unitles of massing, fenestration, materials,
And roof pitch, within which many variations may funcb'on harmonlousty (Figure 1441 jr The architectural code
establishes a sbndard of quality for Denton s design framework and is suppLementary to the urban standards.
9 Street IVoils and bask Design Components
In order for a street to sehl,We the intimate and wetcoming
quality of an outdoor room, the buildings along it must corn-
pose a suitabLe street wall Although they may vary in
style and expression, some fundamental. agreement soma
unity, must pull buildings Into alignment t3uildings must be
sized In proportion to the width of the street L, buildings
dr a poor job in defining the street, especially overly We r r
streets, buitd-to [Ines determine how close buitdimgs whl
stand to the street If parking lots are necusary, they are
behnd or to the side of the building Additional ruLes govern
building heightreeese [roes for upperstorles, transition lines, Figure 14.0 Architecture,
which denote a distinction between ground ftoors used for Design, 6 ireet iVadta
retail and the upper story floors For fMcvs ad Apartments
Tones of transition may occur between the public realm and the semiprivate realm elf the shop ar the prvate
realm of the house Successful transi io" are achieved by reguGting dNkes such a Arpdrs, the store-
front the dooryard the ensemble of porch And fence. Nen the front Lawn. Mansions and Civic Buildings merit
setbac6 wit'i Lawns sometimes deeply separated from the strert The xaLe of these structures nukes this
necessary so the full architecture of the structure can be comprehended at A human scale A mixture of uses
is a necessa y, 4 these developments are to work harmoniously and f nancuLLy Vertical mixes of use such As.
residences over shops, work- ive units, granny flats or garage apartment, more intense densities that Include
retaiVurvlce uses, office and multhfamnLy on the upper floors.
R tSK''1CC
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a
This section focuses primarily on slgmage within private -operties, primarily those areas between the sheet and
the adjacent developments buildir,l tdges. Zesearch hAs found that the vlswl dutter of business WAS i
/ sent more informatlen than the human mind can use or remember. The result Is information evertoad that
actually interferes with effective communp~atun.
C'\Cr„pMnwrRn\n„M~ RAW CUlux UUlii iT A 15
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TRAfr,AW.ton Comprehensive Plsn June 22, 1999
Gu k di4ion ~ I
l 4 ral
t To enhance the City's urban form and quality of v!sual
communication
2 Strategies
if fewer and ol<er signs were used. businesses eou<d
actualty Improve their ability to help customers f nd them
and. in a general way. Jam what they have to offer (FIQ-
ure 14.48) lfowever. success rests on two other e--nets One is that signs should be used primarily for in-
dexing or identifying the business rather than subjecting Flgi re, 14.48 Con fusing
viewers to myriad advertisements oar which they have Conglamaration of Signage
me control The other Is that buslr,sses agree to honor
a gi;:n sign space.
5mp<e signs are more attractive and eommunkate more
effectively (Figure 1449) Ground level signs are rela-
Lively inexpensive, easily seen and help create a friendly,
human scale environment Welt located signs are easily
viewed near eye level and are less likely to eonf.A with
street trees Such sips also help create a sense 4
human scale warmth and pedestrian appeal regard<eslof
the monumental height of buildings or the length of a
block. 15y pLremg signs where people walls past shops'
and other businesses or drive slowlyttrough !center,
commuriicatlon effectiveness wiLL be ImproNgd and signs figure 14.49
AL be beneath the earopy of street trees MU mounted Nonage along a Street
s~ors do this best when they Are placed at,the bon,
Level.
To prevent sign and tree conflicts smatLr
slgnage sizes and proper placement Is neei;..,;
e•sary Rather khan following a rigid spx- • 0 ,
ing plan planting in coordination with signs.
storefronts, and other existing facilltles
can hetp to reduce potential conflicts. -401
Variable spacing of street trees as well
as a mixture of species and tree sizes un
Ad interest and appeal to tho street figure 1450 blgns with Uuman Seale
a
Along limited access cor, Aors signs are A r ,
a merchant or businesses link tI eu:teeters and they must be seen to do thdr job, lfewever, ertesslye and
overly large slgnage vALL be limited to meet criteria estabUshed wlthin partkv{ir eorridors. nodes, and districts bignage will preVide Identification Ails not detract ng from the
desired character of the streetseapar
and the character of the nelghborhaod dlstrkt nede or corridor.
f
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'D12AFT' Denton Comprehensive Plan June 22. 1999
Public Rwiew dition
` E COMMUNICATIONS
I ('owls
'
Positive steps will be taken to achieve a better understanding And Interpretation of community needs and
aspirations by establishing processes of public par{ti potion in formulating dn'etopment spectifieations for
significant sites in the City.
The City will establish and promote an ongoing dialogue with design professionals, the development Industry.
ac sdemlc institutions, amenity groups and other organizations to promote the cause of good architectural and
urban design In the City,
2. Strategies j
Public participation Is di f {kink to do meaningfully. but of grest Importance, Properly done, public participation
can extend :he scope of local democracy. Llowever, often it is not well thought through and concentrates on
MAIL about which there is rarely a consensus, whale neg4 : ~ fundamentals. This can lad tr comprom ed
design which is not necessarily, retevant to the publkb rev, as"ions. Polarized discussions on detalied
matters such as the color of raiUngs have L'ttte retevanu to quality of life. To be genuinely meaningful public
participation shoutd be used from the beginning of the design process, as a mans of specifying preferred uses.
facilities and the functional and operational. requirements of developnent In this way. pubic participation
allows urban design to take on a social rote The designers rote is then to transform the publies asp rations,
as far as possible, into physk+l form. Public participation ion not w used as a substitute for a competent and
creative design input The best and most relevant schemes are a resutt of a balance between publle partiel-
pation and an txperleneed design input
It is recognized that the aspirations of develop". funders and landowners most fundamentally Influence the
form and nature of nev development 1.Iowaver, good public participation can Influence the dev.'rpment pro-
tees by informing the devetoper of public pnaferenaes and providing information on local demand. It is In the
devetoper's own economic interest to fit the development a closely as possibte to the demands of the widest
number of people
Design woruhops have prevlousty been held in the City The Crrowth hf anagement Strategy was the subject
` of a worLshop, arranged by the City in ethjunctien with representatives of the City and ALL parts of the
community. as part of the Citis Comprehensive Planning Process. The worbhops and community meetings
Involved teal people, landowners, developer, business leaders and elected and appointed off ciaLs The
process resulted in an iMicablo Plan and Strategy for the City. Its benefits vitro In raising awareness of
these issues and allowing soul people to actively participate In design Issues, as discussed and resolved.
Further partnerships with academic InstitAons. amenity groups, developers, professlonal bodies and other
interested groups Al. be sought The advantages of better eommunieations between the Council and wch
bodies inetude the exchange of ideas, promotion of education and understanding and extending the knowledge I r
base awilable n the City. A
F. MONITORINC &NPJ 'IALUAIION
A procedure will be establsshtd to monitor the quatity of new development in terms of its contribution to the
urban anvironment a:Iainst the context of tills Strategy
c~c,RO t~,r.ru z,,,,. [sew Gull DIT A 17
TUFT Denton Comprehensive Plan June 22, 1999
y
u k d' ion
This .Strategy pule forward a new approach to Design In {fie City's built envIronment It retles on a change of
ethos or character and bell.,s in the community. with design isssu" And parbe tarty the concept of sus" Nuty
underlying a wide range of decision matMy This WILL mot 6e easy, but it WILL be very 6enefK4L soctaUY, oconami-
caLLY and envtrenmentatly. In the past pressure for Investment has led to an acceptance of mediocre design
Lxpectations must now be raised The production of the btrategy atom wiU not achieve anything it WILL rely on
everyday decisions for ib Implementation
PAonitoring of decision-making is requlred to assess the impact of the btrategy. This will be carried cut on a
regular basis by a professinrt with the necessary erperlW In bath archltec+wal and urban design The eeon!Lf-
ing witl take the form of an appraisal of new development ebw approved or built during the period, considering
whether it complies With the principles put forward In the Strategy. The appraisal shaLL be submitted lo the form
of a written doeurnert in part of the Comprehensive Plan perfermamee reviews produced on a Yearly basis
I
Section 15 ■ historic preservation
Denton Is a Teas lhtorleal Commission Main Street City, wif* more San 120 renevated structures in the
downtown area It is kro home to the Denton County histories[ Museum, The unique and distinctive cutturat,
historical and architectural features of Denton shoutd be Identifled, iptored, preserved and maintained through a
partnership between the City and Private Interest In keeping with 04113torie Preservation Plan
PoGcie~
A, existing neighborhoods should be protected and pres&ved
b. The City will continue to view the Downtown' as a unique and dominant area that merits special attebon. A
eomprehensive do mtovn revitidliation prpranl based on the atrateglas of the Teas Urban Maln btreet pro-
gram, will be pursued to maintain the momentulh created by recent improvements
I
!r'oala and .Sfrafe9r.~e
i
A, 111STGQIC DISTRIC,j,'~
i
l 4'oal yJ~ ,
Identify and create addUtkmal historic and conservation Jis rlcb, e
fh ~
2. birategin r
The historic Landmark Commission and City Preservation Officer will Identify and recommend areas within
the city omits that qualify for hktorie dUtrick designator histork &brkts receive appropriate coning
w •h. u~evs. rain R-rirr cairn L1WI DIY A in
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DRAFT- Denton Comprehensive Plan June 22.1999
u k tow i Ion
claesi fieatim in order to enforce and ensure preservation of structures within the district Potential historic
district sites currentLy under coo+lderatfon art
■ Courthouse .Square, D strict
• Congress School lhstrkt
The hlstorle Landmark Commission and City Preservation Officer „roll Identify and recommend areas within
Ole city Umits that quaUfY for conservation district designAon. Potential conservation district sites cur-
rently under consideration are
• Awtin-Loeust Conservation District
• DAL Avenue Ne ghborh~od Conservation District
The historic Landmark Commission and City Preservation Officer will educate property owners of history
district benefits and encourage participation in district development
The City will appropriately designate structures having } btork it euLturaL signi fieaneo Property owners of
designated lndivlduaL sites may receive an incentiva in the form of a 5096 tax exemption of City tares for a
period of fifteen yeah.
e, 1115TORIC TOURISM
I. C~eai
Gnhance the historic tourism potential of histork districts
2 5hategles
a. The City vALL actively pwate preservation &&a means b increase v"mk. cultural and educatianaL
diversity within the commuriHy In the spirit of preservation, the commission WILL seek to balance preser-
vationgals with the teonomkrulitiesof the eemmunity.
b. The City will support and encourage the restoration, preservation and maintenance of areas having
histeriek or cultural significance
C 015TORIC 51TL S
l Caoal
Protect indivlduaL sites or aspects of areas identified as being of historical slgni ficmca
2. 5trategles
A. The city will encourage voluntary landmaic designation as a vehicle, to protect sites vAth historical
signifcanee
( b, M those cases where structures located in the downtown area do net quj* for historic designation. I
eneourage use of Property Appeorance QdeUnn vAir, renovating. to maintain a consistent and ass
the,tic stn»pere.
C\C"P,0 ~0PWW k ReAew G/tlm WlblT A 19 . .
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-PRAFi- Penton Comprehen ive Plan June 22,1999
ubtic vlew ition
WIhen Improving Infrastructure within hbtork distrkts, efferls 0t be made to Identify and preserve hutort-
caLly sign!4:ant features, Infrastructure construction vAU be Wooed v partleipating departmer is prior to
performing wort
P. ARCLOLOCICAL RLWURC{S
1. goaL
Protect remaining archeoLoylcaL resources
2. btrategy
bteps should be taken ta, dawe that important remains and artifacts are not disturbed whentvte possible.
In same instances, mitigation may be achieved simply through documentation rather than complete preserva-
Han. The presence of archaeaLoglal remains and Artifacts may not neee•,sarily prevent development of a site.
Ej
a z Q ; .111 1 (l''~~ ti w
I ill I Olt
i ^i~lj ~ r M a S"
- 10 j
"Ian. a} -41~~ ~1 a~.:ryI+C.L W ,y
~ Ill •+7 6 ' 'Y . J 1~-y(~.T~r-~{ • w
J lg 3Y
l a C, jtlS,F~E-~I V L.1
w
~a L W''•
j• t~
1 1 m y i a I ANA:
• ll
13
e II(~I -
rVwr yw1MM
rioure 15,1 figure 152
Proposed Courthouse bquare Proposed Congress bc}1eeL y A
Lllstorle Ptstrkt ulstork Plstrkt l j;'
fi
e1C.ew~ewr7MA.wrROAM UI n WI81TA 120 ■
'DRAFT Penton Comprehensive Plan June 22. 1999
u tic eJlev dltion
• Mew
■ Post 1950
9 • ■ Burned or Demolished
■ Garages not Surveyed
711
~A I- Y ~ T I 1rb a ~r
:1 I W I `
eeI F ~ .Zr 7Qy~ ~I y i 7" r ~ . L
Jowl
tam L -J J,
i •
13
Figure 15,4
Proposed Dell Avenue
t ` y{ Cmservstion Pistrlct
Figure 15.3 f
Proposd Austin-Lerust Street
• Cenaervitior DistrO
nc ~o r..e.Pii P. {K RAW Udue UW1tbIT A 121 .
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TU[T Denton Comprehensive an June 22. 1999
s
u k ieW i ion
~ A dji~'L£'lOR~OOdbTR~LTb ANDAL_t_4Y
Neighborhood streets should be
designed ?n art k er t, lacks or grid
system with smaller blacks and more ate}
dense development (figure i61~ The .
Interconnected system provides I
mull routes that diffuse
aut a traffic, and also shorten
walk'rg distanees The pattern keeps
local traffic off rrgionaL roads and r
reg!oraL Traffic e f Lxal streets The
streets In a neiyfibncerf need ty be
designed to provide equitably for
pedestrian comfort and automobile ~•rj
movement Slowing the autornoble and 1 / P+
Increasing pedestrlan activity
encourages the usual meetings that
form the bonds of a communlty.Traffk figure 15.1 Grid PatteM, Gevrlopmrnt
calming as referenced in the Traffk
Calming Poucy should be designed into
new subdivisions AddltonalLy, cut-de-
sacs are not allowed,
This propos+L addresses the separatW caused Y tfwcenventlonal'ranch home or'estate lot' Concept by m.-AN
the home toward the street using kid-to Lines hom f6_rlght-0f-way bukdi-to Units require structures to beset
,
at a specifK line parallel to the 90eot The edstfng saik4ck criterws are not compatible with the creation of
interaction because of the separation of the horror from the street
.'Special residential lot conditions at $Lockends aray not require street frontages wf ere tf,e front yard face onto
a green or communi y space and there Is A10 iecess to the property. Supplemental parking Is requlred in this
instance within the black
I. Residential Alley
New nelghborimods inI d;strIcb with lob Less than 10,000 Yard C/ L ~r
[ I Yard
square fee: wIU use puRie alleys for primary access (figure f
162) T1 a aUey wILL be dedkated to the puKle bold %Vastr
semee wa:! work to serve from the ALey. The aLLey abo serves +
! as Fire protection Vice.". r
5' Pavel
7A
i
figure 16.2 Rasldontial Alley
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'Df2AF7 Denton Comprehensive Plan June 22, 1999
PURL- eview dition
:section 16 ■ The Street
T'it'btroof can be defined is the most important enduring publle space that detrrmhrs our urban environment.
Tine'5treet' should W comfortable and enjoyable, as well as provide eff Bent movement of people and goods
a The'btreet' Is the singte largest pubLIe space In the City and sheuLd be acknowledged en that teveL
■ The short should comp lerntnt the distinctive character of the neighborhood or distrkt while providing
connoctlons to adjoining neighborhoods
■ Format!on of the Streit will Include prescriptive standards, which specify eractty how a facility is to
be tuLf and performance standards that dese4e the objectors a fadlity wILL meek 7ur 'Streets'
need to be authet~-ally and environmentally pleasing and sensitive to lout situations and needs.
a Costs should be based on consideration of Life cycle cuts, Levitt of service, and level of risk and
impact of facility falture,
a The 'Street' his a major Impact on crating development that Is sustainable, fiAtating a walkable
community, and creating* pleasant and nurtur;v, enykonment for cur cititens.
■ Dy better distributing the cost per household through Inereaxd densities, the cost benefits of these
mew street requirements outweigh the Imitlal ests and in fact the per dwelling unit cost Is Lower
4han <onven lend development Publk benefits Include reducing the burden of the infrastructure and
the tax base as well as increasing in infrastructure sustainakity.
■ The large Lot street section is bAskly the same as currently used In residential developments of all
densities
■ 1244uctions in residential speed Limits are Included benefits along with reductions In street pavement
widths, strengthened pedoshtanisrr.,trafflc calming usage and safety factors
In recent history. Denton has developed exetusl ob• en the back of the single occupant vehicle. Suburban sprawl
has impacted our highways and City roadways A r people find their way thrwgh Denton on regional trips or into
Penton from wtlying areas. The Largest single issue we face is reducing the need to continually expand the
Tre+sportatbn Roadway System The bnt available solution Is to embrace dense, more eempact development
such as Hu Urban VILlage concept where hips are satisfied intermally using Multi•ModaL Transportation Modes.
~ y
Mroerit Lpmerrf r~ „
r
Sheeb are generally ctassiflod into Freeways, Molar Arterials, .Secondary Arterials. CAUctors And L oeiV
/ Resdential Streets Cxh of these l2oadwey CLassiflatans has unique sheet sections, amenities and associated
l infrutructure The development of Huse sectlens need to pre+Ade the barb for sustalnable dNetopm.mt
CMG, rA" ,-PCOPAd V.W CA$," LWIDIT A 122
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'DRA'T' Denton Cooprehensive Plan June 22, 1999
RbOc Review UAW
r 2. Residential Lane
This street is designed to reduce the
Imps: m.-able area from current Stan- -
dards while pre,41mg for bole wess
moods (Figure 4631 This street Sec- 6 Me
Han or the 2esldent4i btreet may - _ Reese ved
be used at the diseretior, of the de Y `f! J P lea
signer
9 Atleys required
o Use with lots less than
40000 bF s 20 Fe'- F s
s Ingress a egress from rear
let Tina
e No on-street parldng allowed 42 Foot
■ bupplemental parking lnsets
required within the bled or
61oek ends Figure 16,3 Rbldential kfne t,
3 Residential btreet
This street Is desigrwd to reduel the
Impermeable area from current itan- !
lords whilo prodding for bask access r
needs (Figure AA) Thls street sA - t C/L q' ` 6' MK -
tion or the Rosldentiat lane may bed'`,' ed
used at the discretion of the designer. r: _ _ Area
~ Aitsrs required
1
• Use with tots less than
10.000 bF 5 i 5
a ingress a ogress from rear 22 Foot
tot lines 44 Foot
a Parking ,+llowed one side
Figure 164 ReWontial 'street
( t I
CX iNTA i2A
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'DRAFT Denbn Comprehensive Plan June 22. 1999 e
u le Review i Ion
4, t Argo Let btreet
The Uric Lot (10.000 bF or more)
,
street oLlows on-street parking on bath '
sides w1b the trovel time in the middle 6 M
(Figure 165). Use of pervlous mated- I Roimad
ats for prh+Ate car storage and shared f Ar a
driveways Is favorable. a=, r;
■ Similar to current residentlat -
street section
a No sLLoys 28 Feet_
v Ingress 8 egress from shared 50 Feet
driveways
■ Parking sLUwed both sides of
the stree~ Figure 465 Rfwontlal Large Lai btreet
5. RurAVbuburban btreet
On the outskirts of the Cty's urbanizing Area, this skeet se•,},rn will bit *Zed for properties subdivided Into
one sere or more This section w4L remain the same v~th 27l feet of pAVemomt And borrow ditches along
either side of the pavement c;
6. Courtyard Street
The courtyard steet is designed for uk Catl,
with either smatt or large tot dev topment i
(Nuro166). TheCourtyud' eetb(eck j Laps
Length is no more khan 150 fad to fac;lE , Lou
tote fire service. No lots will hick front-
Age at the ends of the courtyard that
eloor pedestrain Passage find vlAw cOA" %1' I
6
can be used to connect to these systenfikrf Sl Lots 5harod
\ tLlsald ..~f4L73..
I • One-way street section }I
a Aug used for smolt lots Arley Aeena i
s Ingress 8 egress from shared 6'RowrveJ
driveways at Uroe lots Fi+eklM A•ea
S' 3ldewatk
■ buppLemental parking requ"'
■ Aeeess to path system required at
eourtyord end ,
No private lot frontage at end of Stnrt4uss„~~~ e u
courtyard
}
pours, 66 CourtyarJ 6treot
e\e«nr'r~en.~+.AM7al:r Qeexr Gil+n LXOI CITA 12S ■
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'DRAFT Denton Comprehensive (plan June 22. 1999 a
u Ie eview i ion
7. Neighborhood bidewalks. Landscaping and Visibility v
The sidewalk section for all residential eross sections will
be 5' to allow two persons to walk together (flours 167).
.5dewaLL3 and crosswalks will Include alternative paving ma. 1
torlab such as concrete and pervious paver materials to pro-
mote aesthetks that blend Into the neighborhood concept
versus the starkness of eoncrete. The sidewalk section will
be placed at the right-ef-way line to separate pedestrims
from vehicles and to a!d in connecting the residential struc-
tures The residential sidewalks are expected to connect to
other sidewalk systems and trails,
All of the proposed residential sections will pro-Ado a mini '
mum 6' Landseaped area between the sidewalks and the curb..
btreort trees will be placed in this area along with ether -~t ~-e-
neighborhood specife landscaping to e3toblish the character
or theme of that district
Corner dips for residential streets wll be 15.
Figure 167 bidowalks,
1. Landseaping and Visibility
r' •~x
6. COLLLCTOR 11TRuT5
Collector streets will have multiple fwwflees,
ALL of which are different than residential
streets CelLrctas have to play a rt41or part in
establishing the multl•modal system The eol•
lector has to provide equal or better aesthetic
features to maintain thecharacterostablished
in the residential areas Larger corner d614 of
25 to 50 ' will be provided at intersections 6o.
encourage tines of sloht landscaping. and ad-
equate room for utility transitionsThe Rest-
dent;al Collector eollecb the troffk from rest-
dentiai streets and takes it to minor destina-
tions or to arterial streets The Lane width vAll
be of the minimum allowed to promote slower
speeds. The collector streets e+mptAo the
overall system connections of the grid patterns
(Figure 15,1) defined in the residential streets. V
The shorter black lengths and features such r
as traffic eircles (Figure 16.8) will reduce Figure 46.8 Troffk Circle
speeds to encourage the feeUng of safe Inter- blow kraffe add Inbrost and set a earner Inbrsectlon
actions between the modes of transportation by giving It a sense of plan
et«rh.R.~to..,v.w~iW«Lite WIDiTA 126 .
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'DFZAfT- Denton Cornprehenelve Plan June 22. 1999
PAW eAaw Ultion
( Traffic eaLming draign technlques Al
be used on the resldentlaL collectors.
Access management requlremenb AP-
PLY utiUting techniques Like shared ac- Is*.
cosy driveway separation, and corner
clearances to again maxlmito capac-
ity while improving the aastlutk ties/-
acterstks j
Right-of•way for the resldentlal
collectors will provide adequate Linn
of sight and promote vertical sight figure 16.9
clearance levels for Landscaping btreet Design Features
~aeel+L right-of-way flares are
encouraged b create special deign .p~
features ( figure 169) such as seating areas, Undscaplog faivo*s.,Of Ak- art dung the Linear sections,
yl
beparabons caused by the cooventtenaL ratan and eommercIA W U new '4e reaqud as mGed uses with vertkat
integration of offkes, retail and resldentlal The urban vQsp.Jq reept m ,these types of structures to a
determined line offset from the street right of-way edge vA9 b~emn the build o Une requirement (figure
i61o>.
•
M •b L At +,l+uchrt4:mw! be
/laud at Oia lau day~r.nt ~!d 8da r ,
fbu4lrmbpn! C/L
Oort
7
G : ~ ~ Dr~rnunk ,
~•J zo F"t
Figure 1610 build-To Lines f Igure 16.11
Commercial ALIq
L Commercial AtUY
The CommereA ALLey sa(+on (figure 164 will be used to promote better view tkw* "//king. parking
access and to separate the truck traffle from the mWd use customers. The aLLa aloe oervn as ad b"A
fire access around the commerelal structure,
E
"c r.nanwrvi.,,o*kRAW L64W LWI61T A kv
t,
'DRAFT Denton Comprehensive Plan June 22, 1999
u lk~ e1~ ✓Itw i len
2, Residential Avenue
The Residential Avenue of U. provide for
All
an oublde Line on each $ide for puking i e(L
use and two travel Lines in the middle p/L
n/l 6' Min
(Figure 1612). No single family front or Raaenad
rear yard frontages will occur along this ~arluw
collector street UrivewaY ueess wilt Aw l
be to the rear along the Residential F i
Ailey where attached housing or other 8 8---
uses occur Meng this street
• parking both sides of the
street
• No single family front or Figure 1612 Rosldtntlal Avenue
rear yard frontages
• Ingress and egress from the
rear at the alley
Mbed Use Collector
The Main bteeet/Mlud Use Collector
'
Mill have standard Line widths to pea 6 M+n
note the Row of traffic and blend the ~ od
A4' C~, Reuwd
neighborhood eommerelal/mlaed use can- Aron
ter traffw that ineludes service truelas(Figure 1619) Aecvss management ioou-
lotions will apply to Improve clpaclty
and sigh! lines. ~ - 22 - obi e
• Parking en both Sides • - 59 -
• Single family residential lam; i y - - (fork and rear yardfrontage$ 70'
not dlowrd
■ Ingress and egress from the Figure 1513 Main btreet / Maud Use Collector
_ rear at bit ml Ley
4. Commtrciol/
Mints Use Center CelLictor
Commerclal/M"d Use Center ColLictus (Figure 1614) *ALL be prMed in eomnerclal/mlxed use centers
areas to address the need for Increased upaeity, trueks. and the interaction of the multi medal transportation I
system, Those roadways will provide for four standard size Lino with me parking dlewed , At Interseckiona Y , .
with arterials. the right-of-way should be enpanded to prevldt sdtqusto space for right turn Linea on and off f OrN
the arterial. Alleys wltl be utillud for ser&lr4 parking seem. and to seperate trwk traffle from the ty*A
eVC.mr.4nw.7torr,aJW ■wo. ratu, Cx111DIT A t20 ■
i
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'DRAFT Denton Comprehensive Plan June 22, 1999
u le Review ition
f s 2 travel luny with parking or
\ 4 lanes with no parking
allowed
e 5inglt famlly resldtntiat lots - C?L
front and rear yard frontages
mot allowed • '
e Ingress and egress from the . Rosenvd OIL"
pkenkhy IMM
rear at the alter Arfa or Tree
r C~nGa
5 Miseellaneous Collector Issues i
6idewalk3 will be 8' wide plaeed on
both sides is create Class Two Paths 6 j `rb a K' w 6 - r 8
that would blend pedestrians and bieycle { dS'
trefN (Figure 1615). t'neo ore of the f- 75
functions of the Class 11 Paths Is to
tarn bicycle traff4. the main surfaee
Figure 16.14 Commercial Center Collector
. ~ti^,t, y`r
a 1
It.
fay : ,r, ' t. o•• r
4 of
+ .}4C
r r
r
1
Figure 1616 Pavers
Figure 1615 Sidewalks
of the walk should be concrete. Concrete pavers
or other like surface materlats may bo used when
commerclavrnIxed use structures Out the right-
of-war line in nelghborhood or commercial mixtd
use eenters.
Pavers, other eirrilar paving materlals, and thou cr
with rough textures that cause tire vibration w It
be used to enhanco the aesthetfe features at Ire Flgurt 16.17
tersections, areas of intents! special nodes and Transit Oriented Desyn
corridors. at cress wstl s. at part's or transit ar-
eas, to call attention to the driver that their vt-
C1CMw.M,r.C~M~w.Q«wsawn VODITA 129
I:c'DRAFT Denton Compre)Ienalve (plan June 22, 1999
u k Review Ultion
hicLe is in an inionaction, and to alert drivers to slow their vehicles (F4pure 16161
Provisions will be made to Incorporate transit oriented design into the ovaratl design of collectors. Transit
oriented design (TOO) feature!- vAU be censldored asentiat for high density attached housing4 m nd use and
Large retail or employment centers (figure 1617)
Co[l.ecter streets Will else Integrate a ruerved planting sees to provide opportunitles for landscaping and
distrkt themes for groendry.
C, ARIL IAI S
Arterials are cLJSsifled Into Primary (IAajor) and beeondory. Arterials are deslgmed to carry traffic illi a
district of town (secondary) or to provide major nortysouth or eosvwost routs across the city (major) All
arterial streets should be dltilded with a median (Figure 1618),
1 I
Ro"Ned
Piant* Ai a jt.?seNad Plaebra ~
bed i 1Vd4h V.nol
_ bu! nr ice--s, Uuri 10
,l, 111 1 1.
z
M Y
I~ed4n,~t
5 :Secandarf!
Aiterlala,
d r tr T 2 27
i I
V*vArland I-V 60M 411+f-Vey
bdeogii:ry "KA [20r 9 OW-Vey
Floure 1618 Prlmey and becendary Arterials
v No parking allowed
r Reserve; plantino In the median and aleno both sides of paved lames
e Urnlted Ingress and egress through shared drives and conneetino streets
a1 Off-street parking to side or rear of structures
• No residential front or rear yards adjaeent to arterlais
s Bike lines reolred w 1
a Transit nods and bus Queue Jumpers All
■ bpa iel features rr
( I, Arterld Lanes 6 Access Management
Arterials will provide four Was in the seeonda y elassifleation and Sin Lanes in the major etassifkatien The
Was shall be standard width except the out Une on eac'I side will provide for an integrated Ke Unit The
c1GTno.+w~vl.n>'uukR.W ILFhon LWIDITA Low .
'DRAFT Denton Comprehensive Plan June 22, 1999
u is view i Ion
/ D RGTROFIT AND RCCON6TRUCTION
\VAom rovitatizatlon, reconstruction and street refurbishment eff&rts are planned evert effort will be made to
reduce them street pevements, utiWe traffic calming devkes to slow troffk, update sldew Lks or build new ones
And furnish landscaping where applkable bidewAks and planting areas may be esta"hed Ir. the interim taking
into account future plans for the area that include placement of these foatures. Traffic calming devleos In the
interim may be used to reduce traffic speeds with technidues such as reduced travel lane strlpping or marking
rough pavement texture Insets at Intersections and along the street and other methods that are offective in this
regard. Use of new street standards b lmplklt where redevelopment retroft of existing neighborhoods, or
reconstruction occurs
ll.
llNlldlas in the Mreal and Allay
All utility systems will be designed with the original suMmon so Owfthey can be constructed prior to plaelno
the paving course on the street or alley.
A. NuI 060R11ooD bTRGGTS
e.
The neighborhood centers swWM31ons will hive Ale". Allot alloy! the design of WLT' uNUtln under the
street and 'DRY utilities under the alley Utilities are not tf ~ o pua w In the reserved landscape or planting
arm. All uUUUes other than transmission and feeder [Ines, Will $i underoround.
I, Vet Utilities
hewer Lases will be placed at thf centerUe4 of Ow street with water lines on one side and storm sewers on
the other side dependino on Ai5pecif a eorWitiens.`11tiUty Department Policy encourages the placement of
water on the north and sldq where porbihle. C As weoW be placed under the sidewalk on the nerth or
east side as well
2. Dry Utilities
Cl
ectrle telephone, cable W. fiber optlci and other similar uRities will be placed In a duct system where
same FAUNAS are made for future enpansUns by now companies or rewerksfuporades by enlstino companies
bvvw Connectio" will be eonsolldated eneept in extreme circumstances or where there is an odd number
of structures beino served This requires use of jAnt trenches and placing Unit within a set proscribed area
instead of the continuous separation across the entire Lot This is particularly critkal for smell Lot attached
housing clustered and compact developments
3. bpeciat Lit Conditions
Urge lot districts and neighborhoods will have all utiUtles in the front right-of-way. The AT utales will yr,
be placed like the small Lot R&U and nelghborhoeds. The DRY utibiles would be placed in a duct bank (with o 1 h,; e?
expansion room) under the sidew*Lk opposite the gas Uns. btr&o Unes will be eensAidaW as much as
possible to minimize the area where undisturbed landscaping and antheW improvements occur. All ubHes
other than transmission and feeder Unes. will be underoround
C~crr4NeMvi<.PrA~~Y. RO&V COW W115IT A OA .
L•
'DRAFT Denton : omprehenslve Plan June 22. 1999
u le evlew Liditioll
r D. COMMLP.CIAumixLo ubL CLNTGR COLLLCTOR
1 Utilities In the CeLteclor Striet right-of way will be pUM as described lo the large Let district or neighborhood
of Resldenti)L btreets, ALitles are not to be placed In the landscape or ptanting area. All utilities, other than
tran9m1051on and feeder lines, WILL be underground.
C ARTCRIALb
Many arterials OLL have to provide adequate room for transmission or feeder lines, A specific Location witL be
provided for these on major and secondary arteriols Re right-of•w+y will contain the landscape reserve and
sidewalk reserve en each side and additional landscape rr.wrve within Ow median The variable width will be based
on the need for turn Lanes and for placement of transmisshm lines for utilities , Ulllitles are net to be placed in the
Landscape reserve area ALL utiltles, other than tramsmisslon and feeder Lines, will be underground.
D. bilAR_ CD P04T 1 ANO
Developers will be responsible for working with all utility eompanles providing service to the neighborhood In order
toaddross technical Issuesthat Area has regarding shared duct banks, for dry utilities bpeci f lc routings, termina-
tion points and methods must be idenkifed for aceommodatino the involved ALitieOwct banks Al. provide a
minimum of four reserved ducts for future we such is expansion upgrades, or repUcenrnt and vitL be provided by
the developer
bberE brstheEics i
The'btreet• is more than ju,t a puce to move people and stow ALl-
ties. As the most intensively used public space in the urban Und-
seape, the btreet should also W recogni+ed as a seeial spaces a'%road'
that can knit together neighborhoods Irutitutlorw and business It's
design and oppearance should reflect the importance of this space
and the desired image of the eommunity. Gtements of this aesthetic
image include street trees and other plants, cetors and textures used
on paved surfaces Lighting. signage, pubLie ort and site furniture These
etements can be weaved together to create a comfertake and pleas-
ing space through which people in vehicles on bleyeles, on skates, en
foot or in strollers, and the handicapped may travel
A, MATGRIALb r
Require the use of alternative paving materials, inetuding the use of { (Al. different textures, patterns, coLors and permeabilty U delinate 1 .6 it
destrian and bieyele paths, crosswalks, transit stops, other non-ve-
hicte spaces, and at major Intersections (f)gure 1622 G 23) Figure 16.22 paving Materials
CVC'.mr~wr+,q./~~~AIk Wdrr Gawx CX11161T A 152 .
` a
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'DRAFT' Denton Comprehen5lve Plan June 22, 1999
u le Review U4106
The laroer the streets Re se y"e
C intewcttno Nu mere Inttmdebens
need for Gslon a CAP At artends b •
to pedntrten s,fety L tenener6et iioo~~ ,]~ry~~ L I
sense of am+wjL street $I
DNe the entire r
Cfosswelk with ra IntersecNen c
pat tamed peAnp+~•;::: t
mmteHiLs
pwtno nutelAs • K"'~"
..u,
Lite Drsgn
AltemetNn
~ehda~n Figure 16.24 Ughting
I~eneeNens
Use of Coto
changes ' ~r
vAth
Figure 16.23 Use of Geeing MAterlals
i, LICl1TINC
I
i
Adopt standards for street end seeurlty Ligh%V that ere
eonsistent with urban design.envbonmentel pub(k safety
and transit obJectives (Figure 1624). r
C. bICNACG Figure 16.25 btreet bignege
Design and adept directions( and informational 91gnsot
sehemes that art effective attractive end reinforce a de- '
slrable image for the City (Figure 1625).
ti
f
D. LANPXAGG QUICK
Adopt landscape des?on standards that uhieve urban yy' A.
design objectives,wbtle allewing for variation In WA and
deston aleno different core+dors, "At$ and gateways and
on edJaeent private property (flgurt 1626). Figure 16?.6 Parkino 6 btrect
iandselpoing
ele.mn,iuvM.CW~7.M,r G&V CUrw MINTA 6-S .
U
'012AFT- Denton Comprehensive Plan June 22, 1999
u k eviev FditIon
L fu;ZNITUR6
Use site furniture (benches, planter seating, trash containers, drinidno fountains, and ether foetus) to create
gathering PLCes for pedestrians within the street right-of-way (Figares 1627, 28, 29, a M0
i
1
I
1d
Figure 1627 Figure 16,28 Figure 1629 Figure 1630
F TRANSIT
Adopt design standards for transit steps and bus
shelters that are consistent vAth urban design 6-
/ Jectives (Figure 1691 a 92)
n
1
flgure 1691 Figure 1692
q INF01tMATJON 615ILM5 4
Use information kiosks at strategic fad paints and gath-
ering places along the btrert to communicate community
news and events (Figure 163'0Fi11, WILIC PARKIN
A* .r 4.
Apply adopted design standards for paving, lighting, bignage, and (andxapng to publle parking spaces. 1
l r
cu.mr~. w.CCnr e~ru.0 AM seww LVJJ,a ITA 1:4 .
c
'VWT.Denton Comprehensive P _ n June 22. 1999 k
u k evlew Ion
MU C .
Adopt stan4mds to guide placement of art In
publk places such as landmarle, view eorridom
poci traffic elretes and other locations of
prominent stature (Figure 1634).
n
Figure 1634 Publk Art
J. URDAN PL61CN
Use the urban design eriterla to create relationships between the street and the structures built adjsedtnt to the
right-of•war time that eumpUfy qualitydr,Ign and suetainakity (figure 1635)
1-1 C'A
' Ar
?fib ;
Al a
e ,
Figure 1635 Typieal Urban Villa9e Utilizing Urban Design Criteria
r~
r
c~c.rw,~w.nu nrur ROA& LFrn+ L)W16IT A l:5
' a
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WAFT' Denton Comprehensive Plan June 22.1999
NOW MOMMil ublk evlew di1 on
l Section 17 ■ The 'Edge'
The 'Gdge' addresses the reLab between the developed parts of the city and its undeveloped edges A
period of rapid growth is projected, and significant challenges will be faetd regarding Denton s'G ges' during the
next 20 years The City of Denton currently holds about 75.000 people. L}y contrast areas on the perimeter
of Drrion will accommodate 110000 additional perms by the year 2020. Not all of the areas that wiLL grow
are inside the City of Denton at the present time. A -51A mite 'extraterritorial Jurisdiction , or i•.TJ, extends
outward from the city Limits, whkh can be annexed and made a part of the city if municipal services are made
avallable to the annexed properties Another boundary that is important at the city's edges U the CCN, or
Certificate of Convenience and Necessity, is an area certified by the Taus Naturd Resources Conservation
Commission (TNI2CC) for water, wastewater. or other utiUty services The City of Denton water and wastewa-
ter CCN'! grant exclusive authority to provide these services within specific boundaries.
Many cities grow from the center outward, through annexation, by extending utilitles And services IncromertaUx
from existing polnt3 of service. As a member of the MtaaFtlVerth Metroptex regionat of extending water and
sewer Lima is vo-r expensive and a leapfrog-effect' oeeurs when thousands of acres of undeveloped lend are
bypassed, PoLlec and fire protection, soLid waste collection and other servle» Ukewise expeencn stress when
'urban sprawl' occurs. bhould the City of Denton dectine requests to pro+Ade services to properties within its
GTJ. partiewUrty for water and wastewater services, other providers such as Municipal UbUty Districts could
serve GTJ areas in place of city government DtveLopment would then be exempt from zoning and building' code
requlrements, creating an environment of uncertain density, land use patterns, and unmanaged growth.
As a member of the PALas-Ft.Worth Metropiet Denton must also consider the Impact of edge development on
neighboring mumicipaLitles. beveroL InttrtecaL agreements have been made with other cities such as Argyle.
Corlnth and 'shady Shores. and help to define beundarla between munle;palitles to the berefPt of property owners
oar city borders
When Denton's popuLation surpasses 100,000, Elite GTJ vALL extend 5 m,.is f roe city borders. This would raise
Denton's GTJ from 165 mu+re miles b 197 r ~1a'e miles.
4'enerel Piliclis
Proactive planning is considered the preferable approach and proper 'C.dge' ptanning is important to define +
growth management strategy that wiLL benefit the most people, Proactive planning requires preparation and in
investment of resources in antklpation of growth. Public Involvement is eritkal to plan success Anticipation of
potential adverse impacts of unmanaged growth is a key objective. The Less prafer6Le alternative is to react to
growth And its impacts as they happen. Adverts Impacts are typleaLLy more expensive to fa than if preveat yrx j
Proactive planning Ls stelmg a'step ahead' of growth re+c -xis to growth are Aways a'step behind' Tlv'Gdgi t 'Lr t'
poLleln are Intended to keep Denton a'stop ahead' / lr
Denton should endeavor to set finite boundarien that m+lu sense. rather than dlovrtng annexations to sot +rbl•
tray GTJ edges. GTJ edge areas that are isolated or pose +eensiblUty problems shftU be earefutLy evdwted
to determine if strvtee provision un occur en + cost effectNe buss. PoUtieat subdl"ons adjacent t/ Denton,
L~Crn,MMxweRa~A~~YI+ P. W LAN? C1u11D11 A L% ■
III',
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'DRAFT Denton Comprehensive Plan June 22. 1999
RAW view itien
such as Argyle or Corinth are obvious hard edge. ►e Dentoo s jurisdiction C, tographle boundaries can also br used
Advantageously - water bodies such as LA-Asvil.le Lake and Lake Ray Qoberts represent natural barriers that
define Penton's current edges 1Vatershed detritAon Is another me'.hod useful to determine the feasibility of
jurisdiction extensions, because watersheds define directional gravity fow for sewerage and drainage systems to
a common point, and water quality objectives can be addressed within individual basins, The Uickory Creek
\Vatershed (to the west) and Clear Creek \Vatershed (to the north) represent two edge basins that may help to
define jurisdiction expansion objectives Proactive planning should be utilized to perform cost-benefit analyses
whenover edge expansions are eonsidered,
11
Specific POIICde!
A. "sential services provided by government must be maintained at the highest levels of quality possit,U
services Intended to protect and preserve public health and ;AlfetY must be provided to all existing and future
Denton stakeholders
D, The growth management strategy should support the coordinatrom of public services with private development
Development patterns that make the most eff eient use of publli wNces and infrastructure should be promoted,
The true Impact of private development should be accurately denti find and assessed in proportion to publie costs
and benefits
C The eommunlty should estabush development ruses that Are'clearl.y stated, administered ofRclontty, amid
enforced consistently. If development is proposed th t does sot sb4lsfy ALL the rules, it should not be altowed.
D. Lind uses should be balanced te'maintaln l diverse economy and a well-proportioned tax base. The city will {
provide opportumitles for the development of a full array of tand uses within the city.
G Areas of the city susceptible t;4mvironmer t damage, or where Infrastructure systems are stressed er
where development would contradict sit Rumn61g objectives sheuld be Identified and protected.
ming should be used as orlginally inten3a. to address extreme ineompatibluties between land uses. zoning
should be used to identify performanee standuds that allow land uses in defined districts based on their ability,
to mitigate potential negative impacts on neighboring properties A reexamination of the use of zoning u a
planning tool should be conducted to reflect community values successfully.
4. Development guideUres should be established to allow a wider range of land uses to coexist within close
proximity to each other. Site design principles, aesthetic guldellnes, and construction standards should be Was-
Noted as po"Nar tools to promote land use compatibility and encourage devetopmental diversity.
y~
U The location, placement, and design of public facilities such as parks, schools, fire stations. libraries, or human
serAces facilities should be used to create neighborhood activity eenters
1. Coordination of planning efforts between different units of lout government should be encouraged to we
money and yield grater benef is to residents Restden4ial development that establishes a variety of lot sizes,
dwelling types, and housing prices should be eneouraged,
e\do,,VAdONdPU'\PW 4 RW" C/ihm UWINT A 157
C•
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'DRAFT' Denton Comprehensive flan June 22. 1999
Pu lie evlew i Ion
J, The City should W designed to accommodate people rather than automobiles As growth occurs, a variety of
I mobility systems should be given space to connect people to destinations that are important to daily functions.
Transit. bleyets and pedestrian linkages should be planned and implemented to serve daily transportation needs
safely and conveniently.
4 Dentons ability to grow rd expand should be Identified In the Citis annexation strategy. City Units and
extraterritorial jurLndiction (C.TJ) boundaries should be clearly estabbshed, and relationships with other jurisdk-
±ions should bs drtermined through Interlocal agreement. The annexation strategy should aLw reflect the costs
of service prorlsion and external environmental impacts associated with land located in the GTJ.
111
Ree•OmarMaatiens
A, The City of Denton will prepare an annexation plan, with l,mlrjlmurK PSyear time horizon, to coordinate the
availebiUty, of municipal services with areas likely to expertenee dNetipment pressure at urban densities The
City of Denton Annexation Plan will be considered a master plan tfrat'requires coordination with other master
plans that address water, wastewater, drainage, transportatiAit piles, Ubforiei: capital improvenunts programs
Arid other improvemenb,
D, The City of Denton will not encourage dovelepmont at thi'" alit GTJ. In recognition of the higher costs
of leapfrog' development and haphazard 'urban sprawl' Mates 60% of the land area within the city
remains undeveloped, and services are for the mar It pgrt reas{nabl Yavaileble to vaunt lard Inside Denton, Wan-
tlves encouraging Infitl development will be Implemarited, poiculirly within existing city limit,
C. The City of Denton will proactFlely anre* land within its southern GTJ and other Urbanizing Areas that
become attractwe for urban develhF4ent due to'4vailebfpty of municipal utilities, and due to location vAhin close
proximity to areas being subdivided /id develepaiil! Proper management of development In the Urbanizing Areas
depends upon annexation and applkatlwt of zoniiA4 regulations that support the Roeommended land Use Plan,
Pending anticipated changes in state Iavl'reparA municipal anneaUen authority and the vested Slight statute,
the City of Denton Annexation Plan At I4gt4 areas that should be annelid, by priority, to ensure that zoning
regulations will govern proposed 3ubd1vL0om t;" and subsequent dovetepment
D, The City of Denton will work with adjacent munkipaUties to determine shared boundaries, and will exacute
interlacal agreement based upon mutual agreement that will benefit affected property owners.'Ihe municipaU-
ties along the western edge of the GTJ - Northlale, Ponder, and banger - will be approached to determint if
jurisdktiand boundaries can be determined through the negotiation of Interwat agreement,
G The GTJ area that extends south from t]icUry Qill Read. toward 13artonoUe and Copps Ca nyon, will not be
annelid by the City of Denton. The City of Denton will provldo wastewater services in this aroa, and will v
fr
retinqulsh it ILTJ authority to other interested municipalities that are prepared to provide full sevices required
by state annexAV*n law dOcory dill Stood wilt be eorsidered the southernmost boundary of GTJ that whit be
eventually considered for annexation.
F. The GTJ area that extends east from l ic4ery LIiU Read, toward LAA3 itle LAU between dighlend village
and Corinth, will not 4 reUnqulshed by the City of Denton unless all water gwlity cancer" are addressed with
nc,-w.~.N,.vV ea1rRr,wcanm CJWIDITA I"
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'DRAFT Denton Comprehensive Plan June 22, 1999
u k i ion
respect to Denton s raw water wppLy, stormwater quality, and other environmental objectives. This area is not
b6ty to be annexed due to the extent of fleodplaim land under the Jurisdiction of the U6. Army Corps of Lsgt-
moors,
The extent of westward GTJ expansion wilt be analyzed in the upeoming City of Denton AnnexatIon Plan.
Consideration will be given to the environmental management objoctlves being formulated for the Ll cb Creek
1Vatershed, and the feasibility of extending GTJ jurisdiction into ether watersheds. Additional research Al be
devoted to the policy cholce involved in exterdiino GTJ boundarla to the west side of 4rurm Justin, Northlake,
and fort 1'/erth, where access to GTJ areas w4LL prove di ffieuLt
J. The northern edge of Denton GTJ will be determined through examination of the extent of the Clear Crook
VatersheA the jurisdiction governed by Ganger, and the Impact of lfighway 1-55N. Lake Rri Wberts is a
significant resouree and geographic barrier to the northeast The L.oke Ray Roberts Small Area Plan will
contain andyses as needed to prepare Vge' recommendations in the northtsst corner of the City of Denton
GTJ
betties 18 ■ 5chool5
\Vhenever values are discussed within a eommunit 1. the quality of education cormistentLy becomes a priority in the
minds of residents. The Cty of Denton Is fortunate to be served 6 sovent comprohenshte and Innovative lndopen-
dent xhoot Districts, Denton I6D U challenged with continuing its Level of somee to arts students In a climate
of population growth and increasing responsib+lity mandated by the btate of Texas,
~elrcr~s
A, Intergovernmental coordination should be fadit+ted to the mul mum extent possible, regardless of jurisdiction
or service responslbllitles. Gfforts should be lade to share resource whenever possible, and redundancies or
dupLkabon of effort should be eUmiruted I
5. City or loeaL government wilt comply with the same regulotkns that are imposed on private development
within the eommunity Gvey effort should be made to ensure eomplianes m the part of school district and county
projects as wetL
A ~
4{'001$ and 3b0tylas f A; a
A, (aoAL b
Provide adequate foAtias to accemmodate a.:.ipated student growth through the planning horizon. Increase
working relatlonship between school districts and the City to research Iand use patterro for site selection which
would benefit the most population and reduce traffic impact Parber with school dbtrieb to In Wte bkate
ncMr~.~.us.nv wvwcrwM UWIDITA L64 ■
t~
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'DRAFT Denton Comprehensive Plan June 22, 1999
u k.evl.w-Li"
fegielation whkh would accommodate funding for mandated programs, Initiate economk d versif ation In the form
of commercial and Industrial uses to Increase Available funding for future school faclli km
6. 6TDATGCIC5
L The City will work toiether with other public and nonprofit entities toward coordinated capital investment
planning, including coordinated site location of xhoet. and other public fadlitks
2 Make sure all campuses are user-f rkndly and safe during the day and night Clements to achieve inctude
a Comfortable pedestrian and landscape system} and.
• ReUable and efficient bus s»tem.
3. The City will work cooperatively with the eduational Institutions to encourage siting. renovation and
expansion of school fociUties In areas that are best equipped to accommodate growth as reference In Table
181
Table 181
DIED School Nerds Theiuoh 2020
Year Elementary b{fiddle --~1 gh
999.2003 1 0
200 •2008 5 1 1
2009 • 2013 3 1 0
2014.2018 2' "1 1
2019 •2020 1 0 0
Onrn fuddr Cena lnrben r~Me!•►fi DIDD Janeary 2e, 1999
Section 19 ■ Maintenan'Ce and enforcement
r
The Imw of a eommunity-ib viabibty as a plate to Live, work and prosper-Is to a great extent determined by the
condition and appearance of both public and private properbos and structures. The degree of care applied to publk
and private twitArie$. roods, sidewalks, parks, Ubutles, tree, landscaping. signage and other urban features reflect
directly the vision and vatues Voter's raldents hold for their city.
PelreJes
A All paved surfaeos, irnctuding streets, atleysk parking spaces ramps and sldewaLks within the publk right-
of-war in accordance vAth adopted standards Ir
` D. All slgnage, tlghting, site furniture and translt+elated Improvements vAthin the publie right-efaday In
accordanee with adopted standards.
C~Cwro~axenN+aClad,O.,N:r Row CAM VWI6IT A 140
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-DRAFT' Denton Comprehensive Plan June 22, 1999
u k Review dl Ian
C. The City wilt adopt maintenance standards for publk and private facilities that enhance And support
Penton's Image and appearance.
D. Provide a level of enforcement that ensures the standards are applled uniformly, to All areas And struc-
tures in the City of Penton and that ensures the standards are not used as an Instrument for harassment of Any
person.
/Z
40,01+ and bErate9les
A PUDLIC AN')Ub
I
I. Pools
M"mite the servke life and performance of paved Durfaca by'mai~aining them in accordance with Adopted
standards and practices. Maximize the lift and protect~t inves4ment value of tree and other Um-sespe
placed in the public right-of-way
2. Strategies
i
a. Develop And Implement alternative funding st►1ltgl~s in Wer to defray maintenance costs,
. 1
V Adopt and Implement pavement design and materials sOcifKations that meet cost and performance
obyectives
c C.nsure that paved surfaces are earotrueted to meet City standards by Implementing strkt quality
control measures a,
d. Adopt maintenance schedules and budgets t/ AchWe patformared specifkatlm,%and desired design
life cycles.
e Adopt and impiement Urldsupi d4gn and materlaLs specifkatlons, including tree 3f fetes and lrrlgA-
bon systems. that mect urban destg46erformanea and Lifecyde obJectlves
I
f Implement LndseApe system installation And maintenance requirements to ensure that City Stan- j
dArds arc achieved
g Adopt maintenance schedules And budgets to schWo performance and Uft cycle Alectives In the
most cost-eflMlve way possible
6. INbpccrinN AND GNFORC~hiT i'~
I. Pools a rrr \
Promote community pride and oconomle vdues whlle cllrtAlting the oKpanslon of urban blight 1136 h
{ measurable goals based on identif lad community needs. Pursue vSelstiens from a proscbve Approach versus 1
reactive. Remember that eomptlsnce Is the pr{msey AJMIY o wfille pMdtles And/or punishment are sawomd-
C1G~wAw~wrr~IwP,P.yU. Rein coo WlbIT A id . l
i
I
i ~
C,
t'DfLAfT- Denton Comprehensive Plan June 22, 1999
Public Vitt i Ion R
i ary. Routinely assess rewlb for effectiveness by determining whether regulatioru are understandable and
readily enforetabte. Queate the community of ordinances to prevent future vitiations.
Z "Irategles
a ensure bit all property fences are malntained In sound condition and good repair at all time,
b. `.sidewalks and driveways on prlvahe property should be maintained to be safe, free Of hotel and
signifant breaks cracks or changes in grade.
c. Investigate all off street parking areas in order that they are maintained in good repair to be fret of
holes, significant breaks or changes in grade
d. On private structures, the City should ensures that ey found+tion, exterior waLL roof, window and
aLL exterior surfaers are maintained in good repair and mli t~r{in structure! Integrity as exhibited at the
time of original construction or comply with current alindardw khever b least retrktive. Repairs on
private structures should be made with materials i Aike klr)I` the origl.,.A construction or better.
it, initiate a program to inspect Al. apartment comply, on a Yeartyas s.
f Gvatuate enforcement issues durlng the deaf Ord es.
( g !.valuate all avallsbte enforcement optio s ditid 'r We enforcement cases effectively.
i f
h. In an effort to remove VSUA bl* and k nuf ini throughout the City of Denton~speci fK areas
will be targetod. The targetl0o of thNe are viLL be Jmittd to an imerease In effleers assigned to the
area due to the number of vtiations, A4tiona!irpt areas may be aJded. as determined by the Ct, and
based on the needs of thd4mmunlty
1. In order to eduestt the comity code violations, earh year Officers will provide property Owners
and temanb with a brochure Of t common violations. This will provide the community with
proactive enforcement versus tea
I ~
bection 20 ■ Public Involvement
flublic involvement is+eyeLkaL proee» that Include three primaryforms of cemmunleation - notif ieation (we tell
you about it), edueation (we exptam the Options to you), and partkipatton (you tell us what you think about Et) r
Cities ha is traditionally shown a tendency to eoneentrate of fort on neilfkatlen and partklpat4n As is true In y ,t
marry areas of speciaLltatiort city planning and development Issues have b acOme Inereasingty eemplea. UuMion
has reeenhe been reeognited as a very Important proem if cibuns are b 6 empowered to make wtitanformtd
( comments and decisions
"wweeiwror.FNPa1:e Q~AM CeM QWlbIT A 01 .
l
(7 Ii
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4
i
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i
TRAP T• Denton Comprehensive Plan June 22, 1999
u k " i Ion
Determining the appropriate level of publk Involvement for different planning processes is not alwoys easy to
{ determine, Dy state Law, the City is required to post meeting agendas, notify adjacent property owners, and hold
publk hearings to hear publk comments before dedslons are made. A legallstk view of publw InvoLvement Is
often be narrow to involve thou affected by planning decisions. LxA procedures that extend beyond Nu
minimums set by state {aw need to be consldrred to meet citizen expectations. The City recently changed its
publk Involvement procedures to Improve notification for toning-related publie hearings. The law requires notifl-
cation for zone changes and other similar matters to property evners within 240 feet of the subject property.
The City has expanded on this requlrement by notifying residents oublde of this Legal notifieation area as a
courtesy and through poAng of signs on the subject property. The new measures were earefully evalwted to
determine that the benefits of Improved notif lcAon were at least roughLy proportional tithe cost of previd'ing the
notice Other opportunitles b Improve puk k notification, education, and participation should be explored and devA.
aped
L. + A.
Pelrciae
A, City of Denton stakeholders should be invited to participate to I'll stV4of #w planning processes conducted
by city government City staff will design publk InvAvemork' Octdures OJ actively engage stakAoLders to
participate in city planning, This Ww"eh should extend beryiid PU4159 into design and project-speeifk acwti*3
Charrttes. which are used to invotvt groups of people in project de346 and demonstration projects should be
considered to obtain citizen input before major projects xe ll;lkentod or to Introduce innovowe deign con-
eepts
5. The public Involvement process should be airuc4sled to taki'advantsge of the opportunity to asst the planning
proses as an educational tool The Penton Pon Is of only Limited vaLue If memlers of the community do not
understand its eantenb. Dovelopiiynt eeneept tan be h0ho technical and compug. and the Plan should define
and explain items that are unusual ee ylque, am tkhat may not be aslLy comprehended by the general public.
4A I
C, The use of different types of medie " U explored to determiiu the best way to anoage u many Qty
stakeholders In the planning process as _ T'alevlskn, wspapen, nevyletters, meetinos, speaking en-
gagements, pAlestions, resource center a other options should 6 AW&A as appropriate to communicate
with as many stakeholders as possibG.
D. The publk InvAvoment procedures used by the City will be coordinated to avoid eemmunkatiens'over•satura
tion
I
4'iila and .3triEeQlos t ~ ii' ~ 1'
A COALb
Public involvement entaiLs participation in plannino proeess 1 by peopU wfie are net professional ptanners or
government officials. It is a proems used by stakeholders to review dlsews, debate, and inf isms the devrtop•
e1e.«r.om.u.p{.r,piaue Q.oo+tanw WJ16iT A Ids G
F
'DRAFT Denton Comprehsnsive Ran June 22.1999
Lab k ev dl ion
C rent of puRk plans, regutations. And development projects. Citizens in Denton currently participate In planning
and deelston-making procesw% and have consistently shown Interest In many community issues Public InJOLJe-
ment encompasses indivldusta. Interest groups, organizations, government agencies, and corporations.
Citizens are afforded the opportunity to partkipate in planning for soveral reasons
o Our system of democratic government guarantees citizens the right to have a strong voice in all matters
of public potlcy.
■ Citte" often provide needed information to develop. maintain, and carry out effectlve public policies.
■ L.oeal officials need comments and ideas from those who will be direetty affected W proposed polkles.
■ Citizen Involvement educates the public about governmental issues It creates an Informed community
which. In turn leads to better decision-making.
a lay giving citizens a sense of empowerment and ownershlp limthe development of policies. plans, and
projects, a higher LoveL of public parbelpation and coriseuue in governmental docislon-making is possible.
• Citizen Involvement is an Important means of enforcing 4lend use UJ Sv Having citizens informed about
laws that affect them and acknowledging their right of acclN to governmental processes ensures that
the laws are appLled properly.
b. ~TRATLQLb
L PLanning ' ~
The most effecCvd way to have Arong citILJm Involyement is to have strong punning for citizen Involvement
llskaLLy. a successful public J4rWpatiem ►iocedurie must be carefully designed and managed '
a. Public involvement shout/ be managed as a major Aement of the planning pro)ram•
~c
IE b, A public participation proceduWe aheuld be devised for each major action and for Land use docisions
to address important community Issueti
e. Develop and use formally established procedures to ensure appropriate LaveLs of publk notification
" and Involvement.
d Provide timely and accurate Information to members of bards and commissions to improve the qual-
ity of public
decision making.
of Maintain a registry of stakeholden• interest groups, and Individuals with apertise or interests in
specirk processes or areas. Make sure approprate Information is continuously distributed regarding i
\
projecb, puns and development code
f In rocogmition of the cost of public notification education or participation. resources should be al Lo- ` I
cited when necessary to Implemont W Involvement processes.
c c.wd.nw.D.AVuw. RAW WIM CJW&T A 04 .
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-D{2AFf' Denton Comprehensive Plan June 22.1999
cab We Mold ET ROW
r g. The current process used by the City Iv openly recruit numbers of the community lrterested In
serving u board or commission members should continue and be enhanced as necessary, .huch Mun-
teers should continua to be recognized for their valuable contribution of time and expertise.
2, public Not$featlon
The most common complaint from citizens about government 6'No" told usf In spite of city efforts to
inform citizens of public matters that may affect them people do not always get the information they want
.5eme forms of media are requlred by state law, and do not always impart Information effectively to the
general publk. Traditional netke and hearing proeedures should be dlverse to truly Inform the entire Commu-
nity about on issue of Importance.
The follawing may make the message heard more wldel y.
a. Notices and Information should W sent to the people most Likely to be affected Notification proce-
dures should not be limited to the minimum reduirements of state law.
b. Notices should be posted in eonspkuous ptace*4ch ed public buildings. community centers. public
gathering places, the affected preperiy, or any otheI location iAf le to large numbers of people.
CL Public Information messages should be clear, simp~ Atattd aM su+pported with photos or Illustra-
tions when appropriate,
J. Newsletters regarding community planning isakies AOr p4ects, upcoming meetings, and other mat-
tors of public interest should be regularty distribiitiO
f r
e A speakers bureau should Iii deWtoprd tistirg i aff'cials and other W&U- nformed persons avail-
able and willing to speak beflre servfda grdAkk dubs. and school classes
f Information on public involvement and partietpation should be made avalUble for newcomers to the r
City at high traffic areas WOW City. In tltgh vlsiblUty locations,
4'~ f
g A strong working relatior-khip " be nuintaired with loeal media representatives to provide infer-
motion for pubtk circulation.
3 Public Education
Whin major planning tasks arise. W creation of an ad hoe task force or advisory committee should be
coosllere4 Resources should be adequate for the job. Including city staff support.
The (dlewing are meara to edueste the public:
a e rlef ngs or roundtabte discussions with key community leaders and stakeholders should W ten-
ducted, Ar t
b. bum.narks of new polkin and regulations for the people and groups whir participate, or testify In
develop,nent preens should be prevkled, Caplanat oro of the findings made by deeision makers should 6 r
made to help reopU to understand final eoncluslffa
cK.~rvxruwrv.nvrur R. W tau.» WONT A 149
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'PR.AFT- Penton Comprehen-sive Flan June 22,1999
u ie Review UAW
c. Local schools and teachers should be contacted to get students Involved in punning and partk'rpa-
tlon on governrr. ent. Many very suecessful curriculum modules hive Wm developed for use In cussrooms
of all ages and :kea
d. bpeciN explanatoy and educational materials should be developed using a Add variety of wild to
let citizens know more about the processes Involved In punning and dNelopment. The punk seem
channel could be used to televise several outstanding informational Was that address growth and
development Issues in an objective manner.
A Pubbe PartklptW
A common critkism of government is You M not listen to our concerns. The follndng strategies should be
employed to receive the publk comments In a fashion that aiuw clear eommunkatlon ant constructive use of
Input:
A. Pull lac meetings In neighborhoods should be a requl'WWnt prier to scheduled puRIe hearings for
zoning changes
b. Meeting pucos should be xlected that are ctoon "Wind secure, are handkapped secessible, and
have adequate offstreet f corking
i
C. Publk hearings and neighborhood meetings should be sthpdAd to avoid eonRang events ti the
r extent possibu, a' Tr
d. Tetephone surveys, mail surveys, or do/rvf~ od Intm-flews should be eonsldrred when community
dews are needed to gauge comw'm* MM*4r t roording signifkant issues.
e. Ceuest speakers from IrAerest grmj b or ether sgencln shouu be Invited to make presentations to
the punning staff, Public officials, coundl boards' eommittees and comm'asions
f Town hail meetings works chAttes, and brainstorming sessions should W cnaldered as alter-
natives to audience meetings tppppprlate.
g, Written records of publk eomments should be made w-' of the publk record and city staff should
indicate a response to each comment
F
A* Ss
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cu.~rowwrw MJU. a.Yw caeM WI ta'r A 06
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'DRAFT Denton Comprehensive Plan June 22. 1999
PURL- ow C44 4A
Section 21 ■ Plan Recommendabons 8 Implementation
I
Comprehensive Plan 6ecApa R"mmenditiens
Land Use Ricemmeacb n Impbmeriah n Actl Prinsry bWOuted 6udyt
RaapenA dib Jdredula .5"m
1, RtstlrWL a UmA bprawt Adopt Lard LW Pun PLarvinp 6 999/20Lb Srwat IE
b Aecemmedab 6Aanud Devow New zo wv a Deve(Ament Fwd
tleusiv PevoUwent Cade GV64
c Meet Pro*-ud Domard P.Vdw Dedgn btrdards
d More LA*u pNt!uCre
e Incwmclmdb
2 CommerM a O+priu.rmmdrOAA&Aty Adept Lard Use PLO Pursdnp6 1999/2000 ir~A
b R/oaraslandarb Dt+elopNewzr"a ve'A/pment Fwd
t AtanbnDWrAb PVAopmantCedes
V040p DeApn btrdards
5 Ird.sbl/L a Fenn puWC+4dAte Ldenbfy OWN k+"tA cfnra Gib Crorumte 199 ooo
partnerAnva to address reads A arh ante and De+A.pment
4rlsbu d was A muffed pesAKe
MA4Aaamplorment publlc/prNatpirburshos
~ entrs
b CGSurare npabblUb~Natn DraAopW r"rastndords Pbmmp6 999/2000 <~mL
IrastHA a am$."ot for kdustAA toes tlW04 Pu DnAopmmt fwd
centers 6 wth ftmAedrlp devo opment cedes preperston
land um
e A."qt 6$w ducabon Perform a study of aduu6'ort Qb Ceewmle 2000J-V0 On"L
hrobbAims M autfv Wi inirsby mtb 6 raa,rua. DNeLopment Fwd
-41 th p6 ab ididtry
G rw a groat Adeauat PA. DauAep New zemnp a PtarAN a 199912000 4arwst
FMUtla vev,,6 ant codes DNAoprnm! Fund r.
DaAw Par btndarb 4rwA Cl P,
b Oepa u Land uses Adopt Led Ilse Plan 4ederrodmi 4ran4
Prodo ddrquat 6udyb la T)VOT
e DaAop LJndmAs CrAc Project
I
a ubwCMcUses uL.aad6
4ude DeJAnment
5 6WA Recopnlea N phrokaL and Crab s De nbtm U*O*ty Punrvrq 6 2000/2" <"A ~ r
Dlsvet n LheA urao~ snd Coo DOHA an/ erwu PdVAopment f ed a A a t'
Peas 6L1
De rot rwm umoethab of the Aoimtr r rd ►tandirds nd'ncanWa for
UMN rat un%&mib s daAepmantrJWevAepment rrsnt
Cora in PutJIKA Prepare meA f~W
ANA ptru Awe Medal rattan
tav isbtrt
CtCnepr Kh Ne01r0.pAw ROAM "hem WINTA 147
v
4
TRAFT" Den&rn ComprefienslVe Plan June 22, 1999 q
u k view di bn
( Lend Use Raowviisfi n tnplemenfahen Action Prbary NOWW Dudiet
PAWMlMlltr ,~t le bowel
6 .&pedA PWAA Ne W40 development o RA4W 6 updab the Airport 200012001 [ryrA
Clstriet a9por6mt1e5 at the Pe ton 1994 Akyort MAAv AA4ery board Fund
Pentel MWfePA a'rport Plan
Mind,lA PL"moa 2000/2001
Wrpor! ! Implement aberALArea Devetopmmt ~rarA
sun of the V"UlA Fund
Gnters Rsb et. 199 '2000
e I„ eUd) alrpert 0P
improvements in the Funds
2000.20o6 0 P.
7. DpWd PromoL No mil' lux Fmctlns of / Arran W shoreline and Ptern no a 99w2001 Vete
DlstrIA Ray Roberts LA a a protret Uv &WOMIte eras of Rjy DevoLpm/nt; L ub6ty
Ray omAronm/ntal &VvAs of the res Roberts LA A Cmeronmomtot
Roberts GmpUmaw
Like It Prepare n o0rommontel UbAis
ebeasmmtvAth a Admimstratlen
nrMny capacity for the
Lou rea
e Gate a DlstM Pin.
A Publc "ro adeyato etefflrg space 6 D/vrioo plus U hiereas/ SmeA 1999/200 Vr1as
F06t>ts equpmn!needs sJUreFootageof the Ows C,ovemrent
Csm raL mIn povemront GdLtles
[aemnent Aaxx "Mdse a stafliry
needs Nat aararnmodate 04
populates OrfAh and srnAa
r
nods Propr/ a future
Fackbes plan Uu t
W-MMedstes /arty sc4A ben
plrWnp
9 PAC: *atpate a plan for oanlrdiard Cembine fa&tla wAth other PAIaa Fire a WW2010 ~rw at
rAebbas 8decentrAiudfWbbes pubUeWas, Re for LO F~J
Pubic Inauxd xMei g a sLMrg
~afetr needs that mowmodetl
v O+DUlaten yowtk
10 Public Proode eommwity t e ra&hds Plan for mult-pUW" Pros a t9M020 Povetop
FWLbai fAdL.Nasummunlbpr4s Rewestlwl Mont
Pros a aquaticsaster, wce Foes
P %Iojhe centers vmlas O+W fedUtes 1601
A
ander odgte a 4evA A r
slefYn/ re the srf-Ams Fu^d A+
pepuletoll &o&QC,mlors t ! \
At %+.ONP4 feelUta
( r
a. PubUe Pralde eso/nded lhrary s/Meos Adopt Ur Ubrory Masts Plan Libry 199gV2320 QrwA
F"b" to W am Manny with / doors b Aiaod Ntta' Fu^d
C1eew.hevve7luAdraW 1ta~+ow C1'~tw~ LXUIbIT A ILfa ■
t•
'DRAFT Denton Comprehensive Plan June 22, 1999 4
u Ic evlew It
( ilausbp Reummnachon ImOUmntohm AcNe primary Juaaaatod D44A
Rearoubdib &4"U 6owed
1. Lneourax ARordabte Uasna Da+Aap Nov lamina G pirreng a K99d,12000 (;nnA
Od%Aow,rkco,4s On'alopment F,re
2 hubs Uousrg Mkin Ma a Da'Aap ComprA or tiwd Purling a W)) 2000 CW
Coneys 0^6ng'~Fed U.. snp Attah*6ty t atogr OaJAopmnk
LMUI* ReeammandA4n knplaaenbrboo Actin Primes -%W" Dudaet
D4erS&#b S Rnapon uk Sct" b"do
l L,mand tha to box by aupporLv Re.1ao krdu*v Asada a amber 999/2000 Pruate
bnaneas ddvAownt acWbea b wWo the trpeW m"ma Lr Yr omk 6Ma
?atom cAwJ a motif buelneas go wally DNAopment Cbibu
bans
CrnnA
f~a
Uti;b
Fwd I`
2 Promote a turrwe aMrormart Davotop marketing atrale¢es Pty 8 9MOOO PrNAo
wikhMdalgnaWirduabldran AaaaodaWmatarfAsto Aamlvr 6040
that b aruLMe to W formation nONrage dNAnpmemt of Lcpw4 crbibu
rotnbn 8 ovndan of m"b4al vedlle. Kdeoxss In"Mat Dar {epmart brio
bus sxes umtRS a ompU mnt cants 4rnal
fund a
U%ty
Fwd
a romote tine wo{ha O"u amall ten padaalrg Dntor 902OOd CODS r
PoUtioneiwpababvantewdA axorbnbuforSmall Cemmwub Funda6
Institutions a bs small "rvna busNx throu¢ by Denton DNalaprnt lecA
ummwr, Commw%b,Povatapmnt Carp.a city bark
corporabenaakMMoe As Luromk funds
DavAopmnt
d \Vork dasAr Mth INA ad+oal creatr oeAlban of hdroby pJD a Uty 2OM2001
Aaya$ to Won* 6 adre.'a rapeaaantatlveo 6 edttetors to La wmk
kuk wmpatandas rftM for V,nbfy wmpatndaa Genera OavAoprnt
aumm among Young ➢eapU d rr4llA &Mrtle+a Ned!
dsoalno to ntar the W04r4w
Upon grA&Sbon
9 M or hunWas to WSIVOeaa OF'alap a cwmprehwat,e Ob CAmrrk 1999/2000 <"A
taaad an c mmwgly Weibel krnWa roduw and Dovetopmnk f w+1 a ~ I r
UM ,lo'
guiMJnas
Fund + (j A
1
c~c.mr r~.nrMrwTvru. u. vw Uwn LxUiDlt A 619
'D .4 ff Denton Comprehenolve Plan June 22, 1999
u k Review LAA *f%
Tr"fftatlm ReeenmmQch n Impleaeitetwm MUM Prinry Cupp U N*A
ResWrobNiy DcbeAAe Jreee
I, ImprN'e trrL-R.t bon
4emdes
a Lay 288 t tweet LL5 Climinato atgade eosskw at Gtr or Parton 1999/X.05 CMAO,
-W Cut 8 Vest to be bbw4 a 4np Row, utiurt aTXW7 Msa Txwr
rrntrA aws"od horaa. Ad TI stabout to pki Ue s0ako Cr4wf* Gtr
wiHO strbm a ma! bvds AT."
onto lap 288.
b Levy 288 bream NM uw L^V Z(Amctm rAWr 2W.00 TXDOr.
bdo W "58:660Vbt FLDz.6
Q+h A stgrade intarutti" Gtr
e \Vnte Leap 286 Ud the CIP Ft/ Js U Gb of Oenton 2000 CIP
Wftg pA !k Cty raadNp Dew
tYbJ~on bwe.& Road a UJ 200
55 CAA A bUU -,-hoA cek tot 4
d OVAv new street s-wboo F843 WY sbdr is fji" W TXDOT Gb. 1999 CIP
8 sbwt WV wtrws Damon C 4* for S'SOO". Dontm C^rtb f easbUtr/
2000/2002
"JUmabO
e FM 2499 DNetrq afiemabcs 8 A-Um TXDOT. Gb. 2000 MOT
.
DAV rrom N t81 to nl Oetm Canty JdwitkD NT04
55L 200 RAV Gb
2. Cow T r*T a CAmi g PA* lndude rampretensbe p&iw LmOme4y 8 1999 Gb re+ded
of satJ" Transsartabm axshey
'
rkumel
DNAJW
ko" .w
ddp»
0#44 Trails Plan brAudnO Camprl we4ve *stem or tra Ls PAS a 19)9 1995 bed
rw stroet a trau WbFL to wv wi major desbnetens Cnglne mj Ferts
d DNAO tr"t orle+ted deslpn Ped At/ tmd for statteb CMpr dWiSVf x)99/2000 f -I
(TODD rhws dmahona ra not Ptenky 8
&AjbU l,eatoMe pall Crowe"
Ce!lidtal
5 lmptomantlntAl*nt Ul55MJAl"eenpmeite CaTTXXT 2000/200 T)DOfa
tran.swtabon wstees suds as r+ddmt mnapomrt city/Op i
tod elegy. ete Meseape Korb on mko r
roads ditw toot/ palm. aLL r f;.
db
G1Cr-rr~e~rseRvMut~~r Qe My U'w+ LKIJID1T A t'30 . '
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u
'DRAFT" Denton Comprehensive Ran June 22, 1999
u k evkw kiln
1
Trsnsportstion 2o00ou4duom Implemndotion Aetfon Primary Su"aw N4A
Renew lav boves
6 Dovd,rp gblfe owrovmm Tramihor w AOLm from Trinw poem 200012005 Cb.
ampoir for TN 6 trrsit NN" Oeeupant vAdd,s to a wmdedrq OAA0..6
oewr me" mods 6 Ablk few$ to
Rdabons M Sdenefwd
7. Uri mow Sere opmo+ts 6 umo R"Cd o.tonvt trim by Wrwerkq 6 20001WO Prf AAA
dendlr6wbon~ttogocmeepts ollorlnyruw.%-&sof TynXwrtetlwt clP.
tremmportotlon to oddrds art. Plo" 6 Fodrd
wort Slips. Datopment Trorot I
propsm. {i '
bmrt I
4N.Mi i
Pregnm 6
Iri6oWd
8 Use btroot t4im Wept Ddipn d rrN stroot wtom b Ct/. PrMta 20M/20b PrNsto
L^13apk% 6 ottwr escb eomprwnt to diKrwu Public b OP
comprdwn"" 96?d" to rvdAommds Wt dump P&EU UUVY i
aramato RGNfun oTtAty ddb~bon of umpotl p mn Compodd
9. ULUhrsdwastopolemere Coo OstoTwAbeds db.bpon 2000Y200 Feoa
royulx n6 6 sdmu rw NV04 T>=
evmtme m aty
10 Ums nsdws» to complamwnt b Pontlet rood+M oub do of b Oty. P*jte 1000 2A0 Pmvou
SUWrkOrerbLts, eloryproobdts Gty
I,
I
e'1y'rrorotinsN.Re.AprfLeRo.WfAtlM CXUIMTA 61
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'DRAFT' Denton Comprehensive Plan June 22, 1999 It
/ u k eY(atW ' fnl
veto Serrtaa RJaraman/at4m Imp4matatLn A<t4e I''
P/Imary .14e6eslrl DYlset
Rdsw'1 * Sde/uG Sawa
L Imawa Mod water "pty ty Renew the C e tea Vitar b', ~ntr 999i2oa0 det e,
~OeP'~no too-U" wcte aupplr water euppb ur,kr~ct with the Depelment
m
cortracts City of P"A C,en Unue M #I in
ry4nal ptannina In4tratNa in
yOvs
with Rea4m C R
x, by
the Cty
d D.,Iks
at Mme
of
purchase
2,
Capanl wales beaEner! . Du+tl a b hf(;D wales W,le 2002r205 \Velw
npaV"rtln treatment planll at like Depatmerit
RayRtberts, fCvw y fund
b 40 in 2007) (Sts 7
P~de M!
! 200x20?0
aAwstow tab lw Depantme
a Mat of 7 MS ae the Wale
mat 20 yews, ruri
(S9 MI
5. Imeasawate,twape emstrAN,fRaw baaste Vale 2000/2005 Watr
capab+L'tes, pwmp alat4ns wth 9r*" Dpahmart furl
staapa fsMol (.S+I Ml
d, lnwnr that trm" ss+wr a PSpr water islrM1u114m 1Vole Canbnuous Utter I
t3t4iifi m "toms an hamlla "tam to Inpeam RddKty In Dgarlment Fuel 1
the Neeasd lemanl {rem the ratung of tanks.
ypulal4m 0owth. +4pprerm
ey4. I
(42.5 a
S Maabnial rw wale wpplln Daalop a rate eemawyation Wete
Nopam to pAce pe apila Dpartmenl x999 Cod
water u st ~
letemin
al
preyri m
IalOn.
E
r IA r
~Ka~woha+waDloiry~Wr UW CAM WINTA 62 ~ ~
t,
c,
TRAF T Denton Comprehensive Plan June 22,1999
u k IZOVIev Chian
Water bervkes Poemww4otlen Wp(e mtatlm Aebon pr~w' ~y"~e~' 60g Du4d
PASP .wry Odudule SMCe
L Insure futurd water sugar 61 Renew 04 Cty's wetratod "Veto 1999/2000 Rates
dev"rg tarp.+ann wato %PPLY water suplr contract wth N DpAment Mew
eentrscb City of Dotlas Cmbnr ed in
rdgianA ptmNmq WiVaWes future
wtnR 00MC tears h
the cty
of Dula!
it Ems
or
Purchase
2 CoPdrd we to treatmet a Nu a 10 NKV watt gate 2002'e."5 WA to
umblCbes treatment plant at VU Department Furl
Rao Ribero (LV" by {y 277
W MV br 2007) M)
Wets 2000/2020
Add No storage b d 3 tar DopArwt
a W of 7 W rv'e the WAte
rat 20 rees Fund
(S9 No
ImreAe water storage Corwtnrci twd new "to \V, to 2000/2005 Niter
cspaHuta. PLOP Stab" with proud Ddpartment Furd
/ storage fa4tIft (sN MI
d Inmd but triromlOom b De940 water dabbution \Vate Cmbnavs Wets
d1A Hwben hstems con KNQU "W to heraim f4trdKtr t+ Department fund
tN Iderased demand Pope fhe r&PWmg of tams. AWAm
Pnpulabnr grnth, AW
262.0
MpY1
9. M"Mild raw water aLpun. DdvAop a wate wnsevatlen Vote 1999 Cost U
Pregrsm U P*AAM Pe apto Dpartrwt w
water cox dAemim
ad
program
dellgn
r.
D►WNasld Rdeoew6Nn ta1PlelsatalYaAetYa Drlaan D~Matel Ds/got
Rea►ee►NAP Drbite Dam
I Protect PulUehish.?edueo W10"1Btest OdAHa DoW'Vate 1999/2000 omrAlme
Ale? & fuelive tr,+sh 6 emhar to eo LMIOe of I" waste D.mrtmomt DudpA ~
eommuo Y epparames J r
f d`.1 at
2 {msufe rreenpeent 4 Usw prom? 41e►eaet of DAd Waste "1200 omr too "
adewatolrnAadd ubdwaste Maewo"itoneo Deperlalmt OudPA
and PeAeAw srstoOS
D tmerv?dpwaste OlnlmiasWA ComatroA a MeteMb Dow Waste 999/1000 Rrveeue
and mdrlmlae Osterlet rewerv Rdeov" faeW(M*Af) Deaartntdnt DrdueFe
sand "Wit
C,w,h,,,wdpler^V.Ka Row L&IoR WiNTA U~1 `
"DRAFT Denton Comprehensive Plan June 22, 1999
u k lew I ion
lVntawatn Racommmletion loft" "thm44ian PrMery Dusp4l DudsA
( t2sapo%AAAF bdu/sle Sourer
I, PrMdo &kq ofa Conbnw U update r,'astos'ater tV"ter'ator X999 Vast"Oe,
r astewate$a Lash oNstwet wo FLe. Vopartmet Rne-ue
eomAianea w,tA dowaloPee
e0onmentat oasutetwmo
for ante F&tal WeAh o
the comm.".tr.
2 LVWA bmefoot use of 011rr WW"Atn ofum to tVut"ete Dopm'wO t7~ Md
Wastewater efflwnt. eemmedd E Indistrwl wrs, Deprtmant OM OrodaAs
such as Fora, self cntses a
the ctr of Denton Trot farm.
j Lyon/ rorrel;y D roux Increase bmpost PrAwty Wast"ater Dosnnins><j)9 R M*
l494 ,1 F'Wom► theouo sWosNVo m ekobne Vowmant predunf
d. Protect surface and a PrMdo wMttsate water \Vntowster Doomiy lM Vasteweer
prowhWetor Wppues from some" to and k." in the Ogartment Revs%c
eonteminAio Ir SOU U4ev Creek watershrd
systems
DeOnnws
b UN Mswe"K(d N"towder 949
Permitby mamas"" and Department ti
arderuma.~t of arprta corjurwiim w4h
sewage faelib". Oehm Coob
S. Ceteemine Of an PSA of N Owelop an aeeureta W"tn's!er y9 aooo Westoveer
wastewater treatment "reimental qn"A NatuaMn Oopriment Rtrrwr
FUyI'a Anwnt an the mode WO Nv auistanee d the
en.ironmmb Ur.versAy of North Teas
CLelrle Recornaunlat{m Io0amant benAALn PrknarF &WMW bow r
POPPeWY Jdride Jame)
PrMdaSid "raLkAoi a Ro.&AMoratOwtwe Denim 199¢y2000 Oparstiv
etalrtcubutes that wU Faww. MAdPat Dudoot
meet future dam ands Claire
b Comb" to opal the
Nl+tabat/i of mdaynnd
&tHWbon fadbba
e t~e'ntasn ragd rd*on"
times to e,sbmw eutesa
2 Cnsura M ateew Atv r Promoter W use of Dmtm OVAV OPwaby
rd opwatw is undeV^ rd Allies in new MuAdpat AdDet ~
rrMrmmmtdtr and devAepments L& Mc r
l r
1 Cond ue ovartwN to
undmraund eoeverstms
15 UM cot O feettde meows CooPerata VAth publk r+d Dantm i999r20M Opwatiq
ty df.M r+d maotdln by PAVeb wbli4 Pro tdws to Upend MAdpat bAA
A* Mc system w Use of WldNepr/Und vbtiba. LodbIle
Gycowaherar+oRwr,O.b.'e 4Mow LAN" LVIJIDIT A 64 . ~
1
U
1
'DRAFT' Denton Comprehensive Plan June 22 1999
ub k tYUrl Ai Ion
9tormwater Recommendation Implemmtatier 4c41m Prbnary bww"w Dudgot
( Dralsage ResponAlL b DeWAt Souret
L Improve drainage capabatbes a Address strait fUadlno Drainage Depnninq WSW
JON flooding stuations Inosaae cmenrot upwty. Departmenk t999 %Vote-
E remove ealebng water
strwturol from the 100• Rovenw
year tloodpulm real (MO M)
b Adopt an aogre5*0
Capital Improvemenb
Prooram to fund Upgrades
c Pvotop reo oraL detention
d Upge&U good monitoring
system.
2. Improve rater quaL'ty by vivow ndw dralnagt Drdnota 1999/2000 Cmmersl
Ltmltlnq reMmatlm of rep+Ut4ns rpulnnq fUodpUln Department Find
fbavdpUln property, Improvements that OLI meet
Ord 100-year Rsodpuln
rostrkf7m,
S. Protect water watity from a Address stnrmwtre ComprahensNa L999/2000 Cnenral
stormwater runoff. Lseuas on a waters~d l Planning Fund
i bads Nwom with
Y Devew rostrktlms dopartme,tat
related to runoff from Irpnrt
crostrualm liters
r Montwaenforce*U
unsbucUm sewbas
d Develop sn eduatien
program to dlitint
e Dn'dle,p rutek-bons
rAabed to ruroff from
anstru6 n rites
~ I
I
f Cstsbush Nb+rA
chrauU where pessrbU
q PrgneprebreaWest of
water before dsposA at
tad+IndustAalo+te ~
cu.mrame,svaa.nvJlr ILNN CEN.n Gxt11DIT A 135
t
4
1
u
;
M
'DRAFT' Denton Comprehensive Ran June 22, 1999
ub k YfeW cilikle" 4
I
Parke. R.eeammwdetlm ImptemmtetimAAm primary N"'Istd Dudpet
R aratMi a RopmebAltY &6juu So fte
Open Sp+a .
t Gmptete the PAS a ONelap r R.FP for PASO 99942700
RAr dmbm a Ow Space eantrkl eaMaa 2eaeattm
Mute Plart Imda&V
Trrila b be;ect a hire e
cwaAhnt t'~ a drlt
den with p,,blk Inyut
e Q b C#w A Adovbon or
w Mote Dirt
I
2. Implement ecO.Aston a a \VA w+th Camdl- Par4a a 999/2000 4enwd
da.Mpmmt prefe[t7 wpotnW LIP cwnmam RxrnNm wiptim
Propoxd Ir Ow mseer plan. U daaloi pripi to borda
the rear 2000 band RNSiw
progam. bends
Cwtifnfes
.t Oblgstlm
8 r 4r
b Arydre armm My wU 2000/2004 Darde a Pro
to !oath a dot Dentin Ddd &&,M
F,imb
e Develop pro Ms as 2005/2020 4'r+wat
rp ind for We band Ob 0to
preprams Dada
RJ✓mue
bows
Cwvwtn
of Ob otm
a few
S Gadnate pa 4 aapde Bin a a IAerw tend "'Or PA9 a 2000/20A GrrmL
daelepnenlw~lhwban eaemmterswrwto RAmdi ObllpatSm
Dada
deeps trnepwtebat, ataAlah $wmts of Plrninp e.
d•enspe a unaavebm bw troll a ¢ewbeit Oevelepment RNmw
ebpAw" e»tan, a eAMW m Ow CnpMarlrg a Dads
PAS Mote Reel a 04mape CwbM1atee
Other Qty plena a draft or Oblgebm
bfretayke ror a 01
00emodi
b "re easments rd PAJ a 200012004 Dads a Park
Imd is raadrsd to Reorbet Dedatlen
nth targeted CAOMOMntl a f
trdt/aawbdk sepmmb Dr~rupe ~ 1 r
e Idenb{y t cr t eu ae Pr4a D 2000/2001 4"A jj
t;uterlart arebeat a Rearben OWwhm . 1
um4ennmtaUremdb+e PL"IAIa Dmda
rearuraa b be 0evetepmmt a Rt✓anw
C~GmrMenN+rP+~Duh'lr 124,4w CAW ex &T A 146 . i
'DRAFT' Denton Comprehensive plan June 22, 1999 k
N u k ealew Ion
r LnArmimnitat Rwremmedabwl leptamsn{aElan Actin Prma Siysestsd Dudeek
1 Managmunt Rmpww'biUty Juludids Swncs
L Prhde Gty F'. vws and Use wmigre1 e;oWal value L'bA* /UNT 199912000 ubutas
duds m makrs with a me+04 to to deterrnne whet type f
aratvACv(ty dwitiFy.84"ts p'owkh is rampat~bte.wtlr ead~
andf.+rb+earsvmbu! habitstmu
wh'kew wtat attrltutsa
2 Preswvd4w sweat, Acgyire P"Vwty [G Uttibe 2OW+ CiemA
c"drad to is or Nye value by fund .
the Cty of P*Iton UE bds
Rs%~re Prapexd de A*frwts PevAep airtr x vec Utlltea
999 14A
is woteet the ru4rA rCfeirun Pysu»
Aweated will bw dNalapmett
sits
4 Creeursge Y ee hmar' Pet,m w th UNT to ear PL";ry 0 199%2000 y'e+ed
atrdrds wN+msfor cwatructkn DNaspmwrt Finch
owns eA+&Awa P Ububes UNT Ut' bo
&vAopma mdr ine/ntyvvaa
for use or tha standards
5 Lduata puke shut v" and Lspand Rblk CA,abon Ubut'm +9 9/200 (~eneA
eeruervabenofmAeA Prior" Fug.
roa,rras Ublkm
6. Lnuu w pAw tranxa4aten Pr. (J* Atemahve .streets, 1999+ <,enmA
srSt'" transpwks4A1.masstransit Parks fund 1
t.'ke wd wagdnp peths. Utbbm
r
7 L se"&ae PuRie tramspa iAm Adapt d"ty and dwAepmo+t Plrninp a 1999+ <mmA
effulemdea standards Mat harm VOVAOrwirrt F6Q
papulaben deis'ty 1
8, Preseeve }teeddak mesa to ImpGniwit and .melt LOMO
Imwaewatar4Aityand RndpUntwftraetiet" Plm Inga 20W* GammA
manntrn no. dplsfn hA4A Pevdepnwrt Furl .
Aealre wd wewveW yew Utlr O
Ro MAM and awuervatiwi
WOW easenvrts
9 OW I npaets mid restore the Pevdep polled to manage Nvatar a 1999/2L%V UM M
*&Ham "LV to Hmmu edabnp a w+wsed \Vsmts Q86T.
f hatedae Offijbeu aaO&W devAm unt 44srAPk to Dwape
vh%f!Aa*0 R^,*Unsw Waserwet&, Ubbtr / r
1 f j' \ t'
l r J
1
Ocmwrr4rwvpUApgmkV wUtw GM1h61TA 157
G
L.
TRAP I- Denton Cornprgb;nsiye Plan June 22, 099
PURL AUW di Ion
Urban Des{ps Reu aeenda9dn Implamentabom Action Primary Suegastad D.4A
QelpensibIty ScAeAuL Source
L Caduct an natN+s of tlr Develop an ImW And)srs PLnning L 9991200d 4"&L
City's wbai far" L PLO L De ato mert Fwd N
JIM,W a e rdAdCtWt of dNAop a tArban pop (;,amt
t14 achy ttvd h the urban Diagram. Funds
L arcrittetwd amror mwt.
2 Thrardr Ow Loring L a Prepare design PlannN L 999V '2r'k)0 Funded
S,bdM> m Ordnance gu atinn L standards DNatepmnt thr,uO the
rNlebm process a other for urban -ALLsoes, Department Ce.Ao ms
means Prende design mooofieod a mired Lanormic mt Cr& e
guidance ern ena. L use centers, rejoral ONA.gmant awdSW
per {wmana standards adklb cartes Department regutatrons
ernmura aeWlty Main Sheet
centars,WL.mterm WMering
urevasity eat dstriet
ether epe64L Astricts,
i4a JOVAO PAL
gayrA doyef,
b Prepare.lsuA 1999./2005 <00A
prefaence surveys L Furl a
desgn OAJ4rrs for 4renla
-fed It DUt;-. 6
t
ind,rdmg -^WaL Nodes
Cwrldan. L 4ate wm
a ether epadA eau
S DN'alap spedA design Prepare design pddAhu fa Plannhg L 999/2005 4"A J
CM1,04 for catum Uses special use such as 114 DNalapmnt Fund
Mraet Transit PuW;c Art
Lamdmabs CmdrorvmentaL r
etl,a sWaL 4m&
d. Monitor L Lvatusta me 0 DNalop a procedure b Plannne a 1999,'2020 4"A
dNetepn+ent momltw a m ~wu Me DNelepment Fund
quality of now Awimpment
L decision maidne w*wvo
against the nntat of the
Unian Duioh bbatam
r
5. Cduaba of the PAC Paroup a prop to Plrmae a 199912020 4anaA
ragardtme erAAY teas n adueab a Inform the puwC POVAnment Fund
About Odutr deYgm. U
ImpaA in the oar wirr. W
Oty amen mmtnt arts 1
sustalnab! b
i A
!a De>''ph Rn1M DNelap a Ddb ReWw PlreN a 1999/2000 4werat
Prep'anI DNatrprma' Fund
l i
G1erTr.herstieRav~v.Nw4avartiJ~Arm WINT A tS8
1
1
U
'Di'V'47 Denton Comprehensive Plan June 22, 1999
Pu !k vleV bn
Distort Recoemendalbn ImpternenhtWActLn Primary Suggested budaat
Preserva!!en Rapesl6Qi -clwdule Snoa
b
I. Preserve beumwue& Enceuragevduntary hfalmbtrert 1999/200 Prwjto
dlsbottwo cullwaL tandrrwA dtslgnatim Program f 5 Ongoing .sector
hiatwkel 6 arAitec6nd At Denton Fmm&o
features of the Cab Lkstorle
Undnvh
Commission
(a LO
2 Identify a create addiilsnd Use recomhrndatkns M,aln Street 2000/200 Ceeral
histork6 conservatten b.nn tV diatme 61JL C 2 Fund
dabicb Re.w cos Survey t ban
L1191 WIC Ljn&nVi,
Cenrissim
C Ance be historic Marketng of dawmtovm & Main St-ret 1999/200 Ceneat
tourism wtontat of Oentm ether hlstxk area. & the 5 OngAng Fund iJe .
Cowenhon Motel
L Visitors Funds L
bureau PyNate
Senor
d Protect Indvlduel sites or Encourage the use of me In -beat 1999/20^ Cenet
areas, WentdSodas histerk. PropertyAmewmu t1JLC 5Ongolmo Fund
Culdel OS a use taa
exemyt~am for hlatmkatly
sig &Ar,t sRes (098.116)
5 Pfouct f"Ming Create a rogtabatloe of 1JL c t Maln 200012001 Private
arAoAogWL resources sites & abtog system for Strert staff Setter a
the Ctly Ualsm CCH&f
Lxd
Covamment
Crant
6 C 6yd oppert,m*0 to Study hwentives for Alain -beet W. /26V Ceerd
eeourage redNebpmm! of develepnent E Pieniig Fund
sites a restoration of recleMo rant. L L
hlstorle structures Im the rostorotim of po artles Oeveepnvnt
V^ mtawe UnNerslties and styuelwas. such as
Core relaxed drretep+vnt
standards, rotes'
processes fen a Aar
means
r
e,e.me,r.•,~.a.r,e~Nx Rn,m Wl CU.INT A 159
D
c1
c~
i
"DRAFT Denton Comprehensive Plan June 22. 1999
bn
u Lc P-9-A" L
fAw" Tqk Peum aeJ hm 6pl.awdatW Ackvn PAary -%W WW Du~le~e~k~
\ live-MMA, Reporaibly --k L ✓`IV
L VevAop atedrda tram Prepre %"Jv on rvAatoo Zvht-0AVy 1999/2000 Vi iovs
eonapt%wAttrin'T}uStraet'. d5atandrdQetAS M+. Commtte Dopetr'+w+t
*AA hjpb
2 bet updulg+Womb" to birartaAtidsI'wt RI 4-1Vy 2000 V&IM
medrriee Ve yde of wriew tandeaadnp a tram furNtoa Camrnttoo Depr6nant
de>y. eovowtts ate- l b be Ywtudo eft &Sdr B dpets
pwamrlwa
'j Ryilre in+tdlat'an If all RoyUe W16in the 04&3ion Right'f vy 1999 VNANa
ubll Dior to OJU mod of wdnnce b franddaa Cemrilte Doprtnw+t
w mw+t egunv+ta
k Q.A"eh Lendmape rai as punt *#A }rata 81Lau Rr~4.f-Ny 999 Va INa
apedfeally rexved fo Chet ebw L&,d rq in up item! Carmine DeaerbrurA
pwpex -
5. Gwdnati gj.#r,,ea» fo bu Fl4w* b j 9*Nk. plea "4f-tVa 199w" v dNe
street rAb ubL'bou to M,&-n ne We trmsliw n Unw : Cartndttaa D.wrtna+t
ultimate rfA44" othe aeae tp t bran DudOols
1de~tFud
C Wenn+te"teenduplanto LWTrwit&wW R4Aif•1Vy wx VrtNS
hAeyat• tr"t lnb &JO C,#Va ewlt qa-ftv C.rmdtte Doparfivnt
W.Zwb from WA to ertwleL Affuto a oat taeve of
~dwta
dl roach rwd.d
bmAA To* R.Amw4.tim 60AW61wa Aatlon P
I d w w r
L PlOdw Vw VAOIn t},e ptelrinp Prapwe n e OAM PLaa PtemlryL 199912000 General
eoa for erpeua+ Far untrA De~aLepn~} Fwd
vAtho b4 dty",&
d
t
C~Lrmr e'vvaeCw+~7uMr R+Nn. Ll~lwn WIDITA .
>r.
r
TRAFT Denton Comprehensive plan June 2Z 1999
/ Pu Trc ev i ion
6wiA To& RaewsmerJellrn 60400tstw Aclbrr Prim" W Dvbat
'Malntenaa,leea RAW""b &+,Ae
Crderumenk'
1. Insure maln+rance of far,cv, PeVdW A Program for pabde "rg ?999/two ed w at
Plvato p'owrty WVMg privata :rspadom a ordarcam*nt 1"Oei " Fwd
sbwtwas 6 apartment
stnutrn
2 lvalAt&amfarr vk4aue Decomel,vAvedfn lhedrebv Inspect" 099/2020 WA
dwirg the draflino R "aw for all proposed Ve"N"
ordrwwn, MAN ws Afabne KT44ta"s
a ardorcement ac"n
j. Romnye dswL kOt a Kk k To. Oat SWU Problem areas Code 1999/2000 4erwnL
rwaauft a intro v code enforconmA Ldeyonm fwd
offreor presence h Nest areas
a Gducotathe commurib'on Pro.ldepnpwboMmresa code 1999/2" <rwal
code,AAab" Nre4 tarwds with a broAwo A dw cnfrrran ant fw
proactlve aPproadws most commm code rlAahmu
5 Improve P,AUe ,!sots "Pt standards for desgn and city \V.fe 19991" Vari"
&Mtarance a dofray We minGunu of publk usob. rw"
avert nlafntamana cnta t.4th rppea4H* gudar,ca Meo%wisms
programs. ~y
Prpa "wt
Form PAO hate
partrwmNps far malnteranre of
faMes ereatea promote
communtr programs for
maint"na of the Gty's -
asseb.
A&Pt s&AAas a budgots
Nut &,Novo Mformaw
standards.
PAUc Ricomrrwnlrtion Ierplaau"W ALUM PRAW&"* Sd41,V bawae
1MA rmenk
l N4.op public partWp4bon For deer Procne prepare Plarvinp 6 199912001 4~101
Pro"ras, PwAres for Wk CNAepnent Fwd
patsdpaboa?WbrruNme a
kNAJfRIRrt
2 DevAop MU d4wzaten PwAd programs a the, aarw Ptarring 6 i999/2r 4arural
programs for Pklk adt.cabon to the DNAapmarrt Fwd
commuritt
C~Cna .4~,JOPIav~Carl:r Ra.ta.~CdMr.r WINTA a& ■
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'DRAFT Denton Comprehensive Plan June 22,1999
u k evL-d Uition
t'
i4fssterPlanJmplomentatisn
4 Denton Mobilib Plan
6. Transt Muter Plan
C. Airport Mauer Plan
D. Water Mauer Plan
C. Uastewater Mauer Plan
f. `Jtormwater Mauer Plan
G, Solid Waste Master Plan
!a, Uectrk :system Master Plan
l Parle, E Recreation Muter Plan
J. LJbray Muter Plan
k Community Development Mauer Plan
!11
3pec4l Districts
A Downtown Unlversity Core Distrkt a
$ Denton Munkipal Airport Distrkt
C Lake Ray Reberb D'atrkt
D. Special Corridor. Node a; c~atewaj D'utrkb
y '
.Small Ares PLrn 19e11e1opme14
A Glm-Locust Small Area Plan
B Fy Street Small Area Plan
C Downtown Small Area Plan
}
Development Regaletions, f~Jans Jssoes
A Unified tvelopment Code
5. Inffll Development Regulations f
C .5peeial District Regutatians
0. Image Analysis Plan b Urban Design Dlagram
L. Urban Design & Architectural Design Regulatlens 6 <uIJA kws
Special Issue Design Criteria
CI. Adequate Publk Facilities Ordinance
C~Cno~"rn~,~[~u^1p.Ne QMwC6rm Gtilll~iFA 162
C-
L.
'DRAFT' Denton.;omprehenslve Plan June 22.1999
uRic V-fvL-'V i ion '
IJ Peveloprtunt Servieea PUm & fee -'Amaurln9
1. Development Incentive Plan
V/.
Amtrexafion 6trafegy6 Plan
✓ll
Capital Improvements Pregram
ll1
Budgets, Bonds 6 Impact fees
OI -
4"ranfs ~ federal funding Programs
General 4'o✓ernment Public faeiG9fiss/kJas~er Plan
Plan Performance
' A 6CNCl1MARK5alN~1CATOR,'~'
benchmarks and indicators tell us where the comprehensive plan is, has been and what direction it i3
taking the City. For exanple, these indicators may come from assessments of growth trends, built
environments in the recent past taxing aRities 6 ratios, and how often the plan is amended. Typically,
a major assessment of the Comprehensive Plan wkl take place every 5 to 7 years. Winere
assessments indicate factures within the plan or changes in direction from the Adopted Comprehensive
Plan, a potenliat update of the plan is foreseen. ~
i
b
In an effort to track the Comprehensive Plan's performance, an annual report wRl be prepared with
updates of all statis6ieal data and recomrneridations for updates to the plan if necessary. The
recommendations within the plan guide the development of implementation toots. As these tools are
nc.~, ,w. .a «noat: ew. utn WINT A 16S
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'DRAFT Dentoo Comprehef s Plan June 22, 099
ub IC view Eitlon
produced 66 will be updated and amended w1wre new implementation prieritles or tools are
recommended,
6. COMPWULNSNC PLAN AMLNPMLNTS
A new tool to track the viability of the cor prehenelve plan and aUaw the Crty to review potential
amendments to the plan, and if the amendment b viable or not, b tfw corrgrehenaive plan amendment
process The process 6 established to protect the plan from misuse. keep the plan a LK* document
protect the will of our citizenry, and potentially allow change to the comprehensive plan where the
YbIm ty of that proposed amendment meets the intent of the plan.
{
The amendment process would be part of the zone change prow within the &valapment regulations
An amendment to the comprehensive plan would require p*k WOW and Council approyst prior to
any zone change action. In this way, the City can tr4`t usn~e Eo the comprehensive plan and note
poteritiat problem areas or areas of the plan that mw iyd to by the City. The amendment
where approved would automatically update the land it plan"t be
'A
n
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l nc.T, .n. w.vi„nc au~ RAW caw^ W151T A 16d r
Draft PuNk Involvement bchedule for the Draft Denton ComprehensW Plan June 22". 1999
M.nd.r Tender Vsdnesd,r ThurpAq No 6AUria
N MCMat1At. I CC Pey Mt; 2 P6Z Pstrat 4 5
DAYOOUDAY
7 8 Cc\vb 9 P6? MW b N Public Cdttm of 12
Cons PIM, to DPC
14 5 CC Psp µtg t6 V 18 Packet to ee 19
V DPC PAk Cation for 6/22 t PZ for
2 Comp P'an 6123
7
'7
21 22 CCW6 25 Paz MTS 24 25 26
PAW Publk R ww Date n
CAWn A Comp Pu6tlc "%.A *1
Plan Comp Ptah
Inw. Pop for.
Scfvots. The Cdpe
28 29 NO CC m I Aryrta ISD Sc1vA 2 5
Bard lZrAW-00 i
s 6 NO CC 7 8 9 Pa,let to PZ 10 1
INDCPCNDCNCC '14e*OmpP6e for 7/14
DAYl10LIDAY oulformAm
1
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j
12 1j NO CC lb Paz MTq S Chamber of 16 Rote" o/Hrr r7
RAW Dote 42 Commorce Board ConnpPlonor'etedlo ~
PAk Cation of Moan tng -Comp Plan to W Pa4k and
Comp Plan (Dtl)AI.50 o,FmtM1415
Leon DA. ALL lrfra- am/tontatbo
atruchn
19'erd out 20 CC PesMta 21 J W cela.50 22 23 Packet to CC 2A
irnflibie w to McAfnp • Comp for 7127 e, PZ for
i w04-srvpon40,1 •1 DlanRevW 7/28
-t rrwWferOwi
I Wdor Jpedal PrZ Woh
.Sole" Comp Plee
PeuW land Use J
ll"mo / Lard Um
titan / In.
26 Noruvest 27 CAVJ 28 Pez kf TG 29 Central Comp 50 jl
Coma Plan Prbuc frooomm/ P.AW Dots r} Plan PAk
Meetirq DevetopmedCO& pAkLAWof McA1n9
6'enlen !lJ 6 7pm Scope 8 Schod le Cam' Plan Vie Arb Ctr 0
PlA*v. c.Cne 7pm
M,lmt W Pros.
Mont a Cd
`~('O dU ti Sit ~,,Nv W'rQ ,,C_CVISCr P,,R C m R., P,KI 7e _OAJ bo Pop A2
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Oralf Public InVAvement schedule for the Draft Denton Comprehe"ke Plan June 22 .1999
2 Noril"t COMP 3 CC 12".4to 4 s Seuunia.! CenP ,1 6 Pardt to Pz for ,`J. '
Pl,n Pukk Pier PAk 8A1
Meibro Mwbh Dorman ~
'f~itsm clan Q Lea 17p. , r °
7pm ~ ~ ~ 's' ~::,r r
9 Souwast CoaP 10 uws r Pat 4T4 12 6 L4 NAWJJP•
Plan Pwk luvww Pau i4 .s Pukk ALL Da
Mubw SM P"L*l *of Cone Plan
Uouston Lion • CiM~Ptatt dnlulr►C&"
7p* ft 4i Dates ter. , f MD 16666 to
N S P dpi
16 17 CC 9"Mk 19 19 20 Paetat to CC y$
fe, eg4 a PI fa
8/25
Analyze Resits of 1rf e.Urya g
1
23 24CCMl6 25 AM 14T(; 26 27 12.6
Coop Plan VnP-w cop P(an PU a I °
Drepan CwnM ~+1+a. .Plan P.O&Loro for
30 DI No CC 1 2 5 PA&A to CG for ;
%7aPPZfor r.
9/8
PuHk Lfoarl and PAV W
6 LAWIZ DAY 7 CC 9A# to 6 Pg % 41 . ; g 9 10 vahet to CC for #1
dVLIDAY Coop Plae N coma P* 9M t
a ttie. U CC
t3 14 CCW.5 15 16 V Putet be a far .16
' [tj . CwnP Plan t2w~W 9~ Ian '
20 21 CC fLaM4a 22 RZ MT6 2j 24 2x1
COOP Pin PU 02
a'A"OP
27 28 NO CC 29 50 ~
r~Xq;`tF1 !Publk Irivotvement TeelsNa*w ds pLanned
a ~AsusL Presentation enher overheads. 9)de show or both vAth graphk a photo bards
a Posters 6bibnted In Denton at high vIsbtity txatons
a Petards with Schedules Sent to rnagov Oat and Lett It various high bathe teas
o Copies of Plan A the Library 6 universities 6 Al City buWAO
a Copy of the peen en the web and ernA con neat apaM)ty
a Use of o wok stops, wtth eoumet 6 P/t members with Invitess. M also Pablishad for ldik WASttos to have "Wre Mdeyttr '
dlScUSSlona about vino" tar, ks wtihin the Play
o Use Of FAIC mff%Vs to review the docwrwnt 6 plan with the Pubtk r fA l a,
e Pablkatkn 6 dbMbutim of a pAk review edtim of the corprebensh'e plan that is reduud in YA w from w *N %A baownt but
stet maintalns the heart of the denmwnt (the rem*Jer of the &vwwnt we be ovotabte to w public h our of fs.• a copy Is
astable at cast ~o wm nd wkh noted for Onting)
a Adaertwurrit Denton Reurd Clvronicto Ads. ether newspapers as budget allows, used of news reLoaxs
s Any ether enema of outreach evotobG
\\Q11V{N~VOU~II~CF-JJ~KAie"64Ti1~OSY~S.0 NA Cme Ran PAW P~.W ~rlrAte d.c Croe 2 et 2
c
Mike Cochran
Denton City Council - Distract 3
Density Standards for the Denton Comprehensive Plan
I suggest using a'maximum density" standard of reporting density as well as the
"average density". This gives a clearer measure for understanding the effects of the
rating. Density should be measured net of floodplain areas.
I believe we should employ a 'tiered" standard of density for !oning In Denton to allow
for maximum flexibility, diversity of housing choices with assurances that higher density
developments are not perceived as substandard,
We have a number of elements of the new comprehensive plan that ensure a higher
standard of development. From the list below a developer can choose one or more
amenity as the density increases down the scale:
alleys
all brick, rock or stucco construction
bermed, landscaped frontages on collectors and arterials
pocket parks
hike a,d bike paths
activity center, etc.
(this is open for additions and suggestions)
Single Family ^g •i, dentlal Districts
SF-10: straight zoning allowed
SF-8 or above: one element
SF-6 and above: two elements
SF-5 and above: three elements
SF-4 and above: four elements (alleys count for two)
Multi-Family Residential densities should be limited to the following:
Neighborhood Centers 8 - 12 units per acre
Community Commercial Centers 15 - 30 units per acre
Urban Centers / Downtown' up to 40 units per acre
• Only specific areas within the Downtown r 'ould be allowed to develop high
density MF - several neighborhoods should be carefully protected and
designated as inappropriate for high density MF.
• MP Design Standards are needed to address the following elements:
part not visible from adjacent roadways
simel-side landscaping
architectural guidelines
concentration of units '
structure-to-dwelling ratios
r r
building styles (height 8 massing)
(0so open for additions & suggestions)
4
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Section 4 Housing and Residential Land Use
r.
Summary
A. HOUSING IS THE PREDOMINAN'T' LAND USE IN DENTON
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-residential purposes. Housing is
important, not only in its own right, but also because it strongly influences the size of the
population and its balance of demographic factors, such as household size, age and income.
B. JOBS & HOUSING GROWTH IMBALANCE.
In recent years, the growth of employment has dramatically outpaced 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 employment in Denton increased by 31% (from 37,050
to 48,450 non-construction jobs), while the estimated population increased by only 10%
(from 66,270 to 73,050). ; a berate
in Demer}i ind ate thus fereed to live elsewhere. TNs limbalenee between the leeatiell of
Denton has and remains a regio al emp]er. Housing
Is not commens;uate with the workforce demogtapWcs either commuting outside or to the
cIly for employment. This imbalance between the flow of the workforce both In and out of j
the city has forced long commutes and results in increased traffic congestion on tre city's
roads. Traffic congestion will get worse unless Denton and other cities in the area take
action to provide well planned development in the city which
provides economic development at the same rates and needs for housing with opportunities
for foremvl.Q=cnt In conjunction with local indusla pr oortio to a high standard for Quality
of life. so the people may truly live, work, play and learn in Denton.
C. DENSITY GUIDELINES
The Growth Management Strategy and Plan provides guidelines for future residential land
development. An average of 3 to 4 units per grew tip acre of developed land is projected
for single-family, neighborhood-oriented residential development; however, new development
may range from I to 8 Q units per acre, depending oft thu marke! and location of
development relative to the transportation system and other land uses. Multi-family
residential development within mixed-use and higher density neighborhoods is projected at '
an average mwimu density of 14 units per grow acre of developed land with a likely range
of 8 to 50 14 units per acre. Outside the range of city services, large-lot, single-family
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development at 1 unit per 2 acres is anticipated.
D. FORECAST OF INCREASE IN POPULATION
Population of 213,000 Is projected to live in the 250 square mile Denton Area by the year
2020, an additional 127,600 people. About 90%, or 192,000, aru expected to live within the
City of Denton, an Increase of 119,000 over the estimated 1998 population of abot+t 73,000.
E. HOUSEHOLD SIZE
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 Denton in 1960, the average household size was 3.0.
However, this trend may not hold true in Denton over the next few years. The rapidly
increasing single-family residential market will likely attract many more young families to the
city, while the percentage of multi-family housing units will shrink over the planning period.
As a result of these factors, a constant household size factor is cued to forecast population:
2.8 persons per single-family housing unit and 1.8 persons per multi-family housing unit.
F. CHANGES IN POPULATION DENSITY
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 73, 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 people per gross square mile and 3,678 people per developed square mile.
0. ANNUAL FORECAST GROWTH RATES
Recent residential development has been more intense and less planned or directed in the
last year than for the previous ten years. In 1998, the city Issued building permits 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 an accelerating annual
population increase from approximately 2.2% in 1999 to 5.0% by the year 2004, with the
annual number of new resident increasing until the year 2014 and then holding steady at an
annual increase of 7,700, or approximately 300 additional housing units each year. The
average annual growth rate Is approximately 4.0/0 over the 22-year period from 1998 to 20M
and the average annual increase In population within the city is 5,400.
j A I
H. FORECAST RE31IDENTIAL IAND CONSUMPTION
2
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The estimated Increase in residential housing units are of three types: mull-family,
neighborhood oriented single-family, and large lotsingle-family. Generally, multi-family and
neighborhood oriented single-family residential development will take piase be attempted
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 services in Denton's
extraterritorial jurisdiction. Based on anticipated residential development patterns within
the Denton urbanizing area, 8,790 acres (13.7 square miles) of land will be required to
accommodate an additional 49,000 housing units. OutAk the urb.inlzing area,
approximately 11,336 acres (17.7 square miles) will be required to accommodate an
additional 5,7001ow density single-family housing units.
1. RESIDENTIAL. LAND USE ISSUES
Housing and residential land Ise issues include the following:
6 Sprawl and inefficient provision of urban services;
6 Neighborhood protection;
6 Manufactured housing siting;
6 Walkable neighborhoods sold convenient neighborhood services;
6 Housing density;
6 Housing affordability; and,
6 Housing accessibility.
il.
Introduction
Housing has different meaning to different people. Some people envision a farm with I
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 Intensifies
cite competition and demand for exdstipg homes. Homes that are similar to each other tend
to be concentrated In one area, a phenomenon that creates neighborhoods based on income.
The business of real estate land development 1DeYelepmeh4 and lending practices are
market-driven, and construction that Is affordable for low and moderate income households
is bee~s),~ less a I cca a concern for business and more a ft=don
rnment and city p]a~njng. Because of their potentially greater Impact on
infrastructure, higher density apartments and manufactured housing should be located with
great care.
Neighborhoods can be defined in man; ways, but for the purposes of The Denton Plan, they
are viewed as ekrsters Of te:.' islyef-funetienal attd seeial
ties areas of diverse residential development homogeneous to the remainder of th.2
communily.
functional charaeteisti • Neighborhoods form the bac ground of Denton's citizenry, these
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areas are where people live. Neighborhoods are expected to be safe and secure, places of
quality where families thrive and children g~ i to school and play.
Neighborhoods face challenges as well.
Preservation of the small community feeling, inteeritvnd the
gyAlily of life for all residents ..f he ne khborhood remains a high priority for the city. Other
neighborhoods feel overwhelmed by traffic congestion and development that outstrips the
city's ability to provide schools and other services. An Increasing body of knowledge
indicates that large-lot, single-use neighborhood subdivisions contnbute to urban sprawl,
causing city *nfrastructure systems to be stressed and inefficient. When services are
inefficiently provided, tax dollars are not spent wisely. A recent series of national debates
has also focused on the relationship between neighborhood design anQ quality of hie.
Current zoning trends tend to separate land uses from each other, increasing the need to
travel and promoting social Isolation for the less mobile members of the community,
primarily the young, the elderly, and the disabled. Those subdivision practices have been
found to contribute to Increased vehicle use, vehicle speeds and thoroughfare traffic
congestion. These issues must be understood as Denton's future is planned.
Residential land 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 512 percent, were developed. 17,426 acres, or 49.8
percent were developed (Table 4.1).
A. DIMINISHING DENSITY
At the end of World War it the City of Denton was a very urban, densely populated city,
It is this period and development pattern that long-time residents refer to as "the good old
days". Denton In 1945 had a population of 16,282 within 3.21 square miles, a density of over
5,000 people per square mile. The development pattern was comprised of gridded streets,
with relatively small lots and many areas of mixed uses containing single- and could-family
residences, stores, and offices. From 1945 to 1970, the city added area at a much greater
rate than the rate of population Increase. The area within the city Increased nine-told, while
the population increased by about 2112 times. Since 1970, the population density has
remained veryt stant; 1,161 persons per square mile In 1970 and 1,340 persons per square
mile In 1999 (Taole 4.2).
Denton has been subjected to the same sprawling development pattern that has affected
most metropolitan areas since World War 11. Since 1945, the city's population has increased
by a little less than five-fold. In the same time, the land area within the city limits has
increased by seventeen-fold. Residential subdivisions have been developed that are not
contiguous to any other subdivision. A+ a result, the cost of providing public services, which
is a function of the area of coverage, and the length of streets and water, sewer and electric
lines, has increased at a faster rate than would have been required under a more compact, ! A r
less sprawling development pattern.
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Sir..e 1960, 48,156 people have been added to the city, while 46.74 square miles have been
added, or 1,030 people per square mile, less than 13 persons per acre.
Robert Burcheil, in the Costs of Sprawl - Revisited, writes about the ten defining elements
of sprawl (Table 43). Development In Denton since LnO exhibits most of these element
to a significant degree. It is important to understand that an element of sprawl has both
negative and positive connotations, depending upon the point of view. For example:
Low-density residential development costa more in terms of public capital and operating
costs, sense of community, vehicle miles traveled, and environmental degradation, but is
perceived by many residents to be safer and less congested. The three primary defining
elements of sprawl are prevalent in recent development in Denton: leapfrog development,
low density, and unlimited outward expansion.
III.
Usting Conditions
Denton's single-family homes come in many styles, sizes and ages. In the much-admired,
historic core of the community, older atone bungalows and clapboard sided mansions exist
side-by-side. Many dwellings in the older part of Denton would today be classified as
accessory dwellings: dwellings ouch 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 residents d de rclopment has been toward subdivisions and neighborhoods
that have similar characteristics. Zoning that has been in place since 1969 and lending
practices that minimize lenders' risk have led to conformity of the newer 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 a relatively young, transient, and very mobile
university-related population, Denton has a greater percentage of muld-family dwelling units
that any other community In the Dallas/Fort Worth metroplex. Tbere is a wide variety of
rental multi-family housing types, ranging from duplexes to large apartment complexes that
offer many amenities, such as clubhouses, pools, and security.
The near) rqual mix of single- and muld-family housing currently in Denton produces
household characteristics that are very unusual. Denton has an unusually large number of
households that have only one or two people, resulting In an average household size of 2.3
persons per household that Is about 20% less than the average household size elsewhere in
the region.
A. HOUSING SUPPLY & DEMAND A \ c-
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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 distribution between single-family and multi-family units, and an overall
vacancy rate of 16%.
1. Supply
Since 1990 the housing supply in Denton has increased at a slow rate, although muld-family
housing has increased rapidly since 1996 and single-family housing increased dramatically
in IW8. During the period, the housing stock In Denton increased by 11%, or about 1.2%
annually, to a 1998 housing stock of nearly 32,000 dwelling units.
Building permit activity since 1990 Indicates the changing demands for housing, 8 Pe tY particularly
since 1995. In 1998, the number of new housing units permitted was more than twice the
annual average since 1990. In the last three years, permitted muld-family units have been
greater than single-family permitted units, but since 1990 more single family units have been
permitted than muld-family units.
2. Demand
The 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 Denton Plan. Since 1990, the D/FW metroplex has had a 3%
annual growth rate of nonconstrucdon 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 8.8%: from $153,149,063 In the second quarter of 1990 to $299,116,057 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 rate of 4.4%.
Even though sales activity in Denton has been relatively robust since 1990, the city has lost
market 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 IM, the city accounted
for 49% of gross sales for all industries, but by 1993 Its share had shrunk to 31%. This
trend parallels Denton's share of population 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 population 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 housing. 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 increased at an annual rate of 4.4%.
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The Citys population forecast and required housing to satisfy this demand Is displayed in `
the following table (Table 4.4). The forecast provides an average annual growth rate of f
about 4% and anticipates that the City's population will double by the year 2014. The
housing mix between single-family and multi-family housing will shift toward a dominance
by single-family housing.
3. Housing Prices
Housing price is the reflection of supply of and demand for housing. The recent trend of
rapidly 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 1993, half of all houses sold In Denton sold for less than $80,000. In 19%, only I of
every six houses sold for less than $80,000.
B. HOUSING 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 10%
mortgage is 34% greater than the Income required if the mortgage was for the same amount
but the rate is 6%.
i
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 $118,500, or 3.7 times the median
household income. Depending on interest rates, a household can usually afford a house
valued at 2112 to 3 times their annual household Income.
i
In 1998, the average permitted value of newly constructed single-family homes was about
$133,000. This value is calculated using an average value per sgw.re foot of $49. 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 is inflated to reflect the market value per square foot, the
average value of a new single-family home in Denton in 1998 was more like $183,000. If the
relationship between median and average household Incomes remains the same In 1997 as
in the 1990 census, the average household income in Denton in 1997 was about 42,780. The
average housing price in 1998 was then 4 to 41/2 times the average income.
C. HOUSING TENURE
Housing tenure is a leading indicator in communities that desire to create or maintain a
"sense of place". Home ownership can indicate the level of commitment that residents have
for their community. Denton, at 39%, has the lowest percentage of owner-oocupic3 hsn.dng
units within the Dallas/Fort Worth metroplex. The large number of university-related
households is a significant factor contributing to the low percentage of owner-occupied
housing. The growth of LINT and TWU has par+lleled the decline in owner-occupancy rate
in the city. In 1960, the city's percentage of owner-occupied housing was relatively close to
the siate-wide rate, but by 1990 the city's owner-occupancy rate was less than 2/3 that of
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Texas.
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 Denton County population (less than 20% in 1998) and housing tenure has shifted
dramatically toward rental housing. More than twice as many renter-occupied units have
been added to the housing supply than Owner-occupied units. Between 1960 and 1990,
12,636 additional renter-occupied housing units were added to the city, accounting for 70
percent of all new housing units added to the city's housing stock.
Rental housing in the airy is not only prevalent in typical multi-family structures, but extends
to single-family residences and mobile homes as well. In 1990, more than 1 of every four
(28%) single-family residerve in Deacon was renter-occupied. In addition, more than 30%
of all mobile homes were renter occupied.
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. HOUSEHOLD CHARACTERISTICS
Understanding household size, income and composition is critical to understanding the city's
housing needs. Denton has household demographics that Pre clearly different from the rest
of Denton County. The city's households are very urban in character: household size 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
average household size In Denton has decreased from 3.0 to 23 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 quarters population in Denton was 6,929, mostly college
students living in dorms, accounting for 17% of all population In Denton. In 1990, virtually
tic same numbs -r of residents lived In group quarters, 6,994, but a significant increase In
population in fails 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 livingoff-~cantpus In rental housing. From r
1960 to 1990, the average household size In Denton went from 3.0 to 2.3, so that in 1990 It
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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 5rom 60% to 39% of all
housing in Denton.
University policy to expand enrollment without on-campus housing hae resulted in many of
the negative characteristics seen in the community today. Principally, ffiz need for students
to live off-campus has resulted in a large percentage of rental, muld•family housing units,
which In turn has resulted In the need for transportation to and from home to campus and
work. It has also lead to t any students living out of the city. This has resulted in traffic
congestion and parking constraints throughout the community, two of the most often-heard
complaints about growth in general that are heard today. A policy of the universities to take
responsibility for housing more students onrampuswould result in reduced traffic, reduced
parking demand, increased pride of ormership and a more walkable community.
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 . he City of Denton accounted for more than half the total population of Denton County.
By 1990, the city's share of county population had decreased to less than 25% of total county
population. 1998 population eatimates show Denton with less than 20% of total county
population. Denton still has a concentration of the county's poor persons, households and
6tmilies. 19% of all pe,-wns, 22% of all households, and 10% of all 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 reflect 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 half of all families.
Denton also tags considerably behind the rest of Denton County In terms of household (64%
of County), family (76% of County) and per ~'gplta (68% of County) Income.
3. Household Composition
Household composition is important in understanding the demand for each type of housing
In the community. Denton has a significant majority of small households. Two of every
three households have only one or two people; only 1 of every five households has more
than three people.
Denton has an unusual;y small percentage of residents that live in family households (6496),
compared to other cities In the area (85 - 95%).
E. ZONING HOLDING CAPACITY
Zoning-based holding capacity models of a city can predict its ultimate population, based A~ on a set of assumptions about future development patterns and densities. The
analysis does
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not attempt to predict the time at which the ultimate population will be reached. Basic i
assumptions are developed regarding the land area, zoning and development patterns, and {
economic relationships.
Analysis indicates that there are 22,958 acres available for residential development within
the City of Denton and its surrounded ETJ. 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 pei acre, The zoning-based holding capacity analysis indicates that the city and
its surrounded ETJ can accommodate an additional 75,653 housing units consistent with
existing development patterns. At an average household size of 2.3 persons per unit, there
is enough land surrounded by the 1499 city boundary to accommodate an additional
population of about 175,000 persons, if all land Is developed to capacity.
1. Easily Developable Land
The holding capacity analysis changes somewhat if environmental considerations such as
floodplain preservation are taken into consideration.
Analysis Indicates that there are 18,960 acres net of floodplaln available for residential
development within the City of Denton and its surrounded ETJ. With current zoning and
assumed development patterns, this land has a capacity to hold 91,108 housing units, an
average density of 4.8 units per acre, Including both single. and multi-family development.
The zoning-based holding capacity analysis indicates that the city and its surrounded ETJ
can accommodate an additional 59,174 housing units consistent with existing development
patterns and preserving all fl *dplain 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 about 136,000 persons, if all land is
developed to capacity. This would accommodate the population of 192,000 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 RESIDENTIAL DEVELOPMENT
i
Recent residential platting activity has been concentrated in southern Denton, In a triangle
formed by 1.33W and 1.3511 Ills is where the largest inventory of vacant land within the
City is located and reflects the market pressures for development that are moving up 1-35E
and 1-33W from Dallas and Fort Worth.
In 1998, 75% of all single-family ln,s approved through final plats were located in the
southern triangle. However, 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 r
far-cast Denton skews the data with respect to platted land area.
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Because there are large tracts of undeveloped land and the road system can accommodate
development, the southern triangle area will continue to see the bulk of platting and
development activity In the next several years.
0. PUBLICLY ASSISTED & SPECIAL NEEDS HOUSING
The 1995 Consolidated Plan for Housing and Community Development documents the
extent of publicly assisted and special needs housing in Denton. Tile City of Denton and
three other entities are the primary providers of assisted housing In the City.
1. The City of Denton
The City provides housing assistance to low- and moder,.te-tncome households through an
array of programs funded with federal CDBO and HOME Hinds, including: Home Buyers
Assistance Program, Rental Rehabilitation Program, Homeowner Rehabilitation Program,
Emergency Repair Program, and Housing Reconstruction Program The City recently
constructed 4 new single-family housing units.
2. The Denton Public Housing Authority
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 Scxrion 9 vouchers and 652
Section 8 certificates that provide rental assistance to low-income households.
3. Fairhaven
The Fairhaven Retirement Home, constructed with federal Section 202 funds, provides 48
units of low cost housing for persons 62 and older. Nine units are available under 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 Housing Corporation
The Denton Affordable Housing Corporation is the only certified Community Housing
Development Organization that operates In the City. It has provided home ownership
opportunities for low- and 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.
5. Low Income Housing Tax Credit Program
There., are currendy two apartment developments, Country Park and Waterford at Spencer
Oaks with combined 276 rental units, that received Low Income Housing Tax Credits to
assist development. A third project, Pebblebrook with 250 units, is scheduled for completion
in 1999.
6. Other Special Needs Housing t!.
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A total of 530 units of stilled and intermediate nursing care facilities are available.
IV. c
Lend Use Issues
Many Important issues In Denton today, such as traffic congestion, parking, neighborhood
integrity and safety, stem from the way in which the city is developing its residential land
uses- (Refer to section 19 • Urban Design).
A. RESIDENTIAL LAND USE
1. Inefficiencies of Land Use
Development patterns recently occurring in and around Denton have not been efficient In
terms of land use. planning or with rc1W to the impact oi: infrastructure and existing
nejghborhoods. Subdivisions are developed without any contiguity to other developed area,
resulting in a leapfrog development pattern. in addiiian, large so"evew of 1"d fife tied-up
~
In planning for a more efficient urban form for the Denton of the year 2020, the four maior
factorsf planning must be considered. Those factors arg: 1) timing of growth 3,) gUAUty
rf growth: 3) au_T tips of growth: and 4) OU of growth. The location of new residential
development in undeveloped infit areas that is already served by utilities and roads, as well
as areas that are contiguous to developed areas, is reasonable public policy and should be
encouraged through planning and provision of urban services.
2. Inconsistency of Residential Density Distribution.
Much of the projected urbanizing area is not within the City boundary of Denton and
t*ercfore not subject to any zoning controls. icily has and should maintain the pgU(y
of aggtesslye annexation to prevent uncontrolled growth. 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 controDed 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 one acre or greater in size. As these areas are provided more
urban services and are incorporated into the City, surrounding development maybe at much
greater densities and carry different expectations about design standards. These potepdal
Inconsistencies in development patterns can be mote carefully managed through the City's
annexation and utility extension policies.
Within the City, there are also many cases where previously accepted densities are
1
inconsistent with the Growth Management Strategy and with the trend In new residential
development patterns. There is an attitude 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
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rightfully driven by a desire to protect the value of their investment in their home. Ba+dr~y
quality of Fesidenee, j
eFe being buRt an einalle 1 and smallef leis, many times with eefamen open spaees we aside
land is set aside for the Sol( eaekse md the Wanes of the land is reieped with small low
the! take adyaniage of the green, open speee ereeied+y the Self eftese. [A Aar eN
hemea hermtg-ah : yp000, I-In'sm - A - r a eemmen area Am is else eyeileb!
to other mernben of !he w~e~egeif eeurser Standards in addition to lot size and/or
amenities should be devclo,pgd by the cisy in conjunction with the jolicles set forth in
Chapter 19 - Urban Design. to define qyalily growth. The values and standards of the
communily and surroundinenejghborboods should be translated into gQWes of timing
quality, quantity and type of growth Common areas are often created within the floodplain
and dedicated for public purposes (such as recreation, environmcnW 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 Pecan Creek and the
Ryan Ranch have Incorporated these principles.
While preservation of home values is an Important individual and community objective, the
misunderstanding about lot sizes and residential drnsity should not be allowed to continue.
In 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
attics of New York, San Francisco, and Honolulu, the most densely populated areas of the
county. [.really, the cities of Highland Park and University Park In the Dallas area have the
highest home values in the metroplex; they are also the most densely developed, with
densities of 4,076 and 6,165 persons per square mile respectively. In contrast, the density
of Denton today is 1,314 persons per square mile and in the year 2020, with a popl~ation
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
of new single-family residential development. This is consistent with recent urban
drvclopment patterns and allows for a variety of housing types and lot sizes ranging from
1 to 6 4 units per acre. A more dense single-family residential pattern should be allowed
when there is common space dedicated for public purposes and near neighborhood center
that have such urban features as parks, schools, libraries, shopping or other neighborhood
services. However. the factors of urban development must not be allowed to result in it
deterioration of the qty of life of the citizens and encroach upon the &bborhood
Integrity of the existing nc ghborhoods of the commu~y,
3. Conflicts Between Land Uses
Conflicting land usr.s can threaten the viability, Identity and quality of life of some Jij 4 r'
residential neighborhoods. Big box retail, large scale apartment and office complexes and '
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Industrial land uses, if not relegated to areas of the city with prover bufferingand supporting
infriLtrocbtre, 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 neighborhoods. But in the last forty years, zoning has
contributed to totally isolating single-use zones from one another and not toward the
homggenous communi(y with a free flow and interaction of the citizens. Large houses are
isolated from medium-sized houses, which are isolated from small houses. The comer
grocery store has been zoned off of the corner. The typical small town that so many
baby -boemers citiyeng pine for could no longer be duplicated under most current zoning
regulations. Walkable communities that sustain value and resources are unable to be
developed today without special zoning accommodations.
However, many perceived conflicts between land uses are not supported by any factual data.
The size of a sin& fareily lei et house does fie! neeesmFily negatively inspee! the value
Small office stnictures that mimic
neighborhood design Latures may not negatively impact the value or quality of life of a
neighborhood. Small apartment buildings that accommodate households that are new or old
may not negatively Impact the value or quality of life of a neighborhood. Small businesses
that provide truly neighborhood services and mimic the design features of the neighborhood
may not negatively impact the value or quality of life of a 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.
4. Uncoordinated & Inefficient Service Provision
The Denton Study Area includes the current city boundary plus the city's extrterritorial
jurisdiction and is 252 square miles. While the City has subdivision and land development
authority within its ETJ, enforcement requires the assistance of Denton County officials.
City water and wastewater utilities have service areas that extend beyond the projected City
boundary into the study area.
There are many areas of the city's GTJ that arc completely surrounded by land that is within
the City limits. This situation leads to confusing responsibilities about jurisdiction regarding
police and fire protection and other municipal servic ~s. These pockets of land surrounded
by the City are not subject to City zoning. Growth management Is difficult.
In addition, there are some existing and several proposed Municipal Utility Districts that
provide services, primarily fresh water districts that purchase water wholesale from the
Upper Trinity Regional Water District.
There arc also six school districts that extend into the Denton Study Area: Denton, Argyle,
Ponder, Krum, Sanger and Pilot Politt. Land use decisions at the edges of these districts
that shift one type of use from one iiWict to another can have serious fiscal Impacts. `
Growth should be managed not to cuccrbate. the problems of growth for the associated t~ C
school districts. t'
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The Growth Management Strategy proposes that residential development within the j
urbanizing area should be at urban density of 3 to 4 units per gross acre. Outside the
urbanizing area, where water utilities, specifically central wastewater service is not likely,
development '
'gLfor the development and not for that of the
current citizens of Denton.
Management of the expanding urbanizing area will be crucial. CoordinaN.in between the
city and the county, school districts, and any independent utility districts is important to
manage development so that utilities and other urban services can be delivered at the lowest
possible cost and highest possible level of service.
5. Role of Manufactured Housing
a
nu€eetvted #iwing has been
pereeived~ 't on dhe p uperty Yalue of nearby single family .
4ousin8- with an -appr
Mnnefeetared s househekls art epiien toraRIA
heat b1e
apex men! living. - 11I -.is ofien
weleped mere urea
twei period-Fepresems-a
y-is net-whet-it was ust-tweke )tars ate.
Manufaepafej housing. is eyeilabla that meets the Code, and hm oveh
tied' ' 1
pitele reefs, -arid epgfaded wind .....A A...
~ae:eases,- t#te #aeoate-e
henslng
househeld ehameEeristies; manu-No-ared- beesing can play an leja-rnee iV4he
~#te
reiegated i second-class-Ma ,
eFyefy low density mantifeettifed homing1s-n a within the STh
Manufactured housing has and remains a mafot imWdiment to p amtielLA11dcontrolley~
growth. -lay iur very nature. manufactured hottsina is temporary. ofteu problematic with
yard to suno, ' city services and usuallyWriy maintained, If such devg is
fs1ma~.in th F-TJ- the utilities provided are of such sub-standard fippljcon to make
annexation cy4- and unattractive. Manufactured housing o&n rSpresents the least amount
of investment and dedication to the city values. intey~tvand quali Qf jjfe issues associated
with other tv s of houstn,2. Further, manufactured housing is rarely, if ewer. Laand ]n the {
petghborhood c,~njvrs of well planned cities. As such. manufactured h(N-Ina should be '
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p b bated inside the city limits.
F_vely effort should be made by the cipl should bo made to Insure that areas nj yWgA
annexation to the ci Are not the su feet of manufactured housing. Where manufactured
housing exists in the ci1Y and BT? ~rr~st`ly th, a city should encourage re-development and
revitalization of such area.. for more appropriate land use.
6. Downtown Housing
The hlsloric downtown area of Denton offers many unique opporturildcs 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 Soto school. The area generally bounded
by Carroll Boulevard, Rtglo Drive, Bell Avenue and Congress Street has the potential to add
many housing units within walking distance to the University of Not th Texas, Texas Woman's
University, parks, jobs and entertainment venues. The area is currently dominated (with the
exc•!ptioa of the courthouse square) by single-story, under-utilized remnants of 1960 Denton:
auto. and construction-oriented service establishments.
Throughout the United States, downtown housing is currently booming. Cities are rcverdng
a long, study decline In the number of housing units in their core areas. In Denton, this
phenomenon is occurring at a very small scale. Housing units are being created above stores
a few units at a time. The Pecan Place senior housing project is the largest recent
downtown housing project.
High-density, urban-style housing should be encouraged in the downtown area through
mixed-use types of projects. The city can facilitate this development byprovidingconvenlent
transit service that connects to the universities, job centers and shopping areas, walkable
streets that allow safe and pleasant pedestrian connections from downtown to both
universities, and keeping major city Institutions 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. Zoning
that allows the location of neighborhood-oriented services, carefully controlled with respect
to design standards and linkages to the neighborhood, would encourage the concept of
walkable community.
Since World War 11, the growth of single-occupant vehicle use and single-use zoning districts
have combined to isolate residential development from other non-residential uses, as well
as from other types of residential uses. Large houses are surrounded by like-sized houses,
and small houses amt multi-family housing are carefully isolated from all other housing.
Office and retail uses that are truly neighborhood oriented and are consistent with
neighborhood character should be allowed to be located within centers created to serve c
neighborhoods. Design standards with regard to size and character must be developed to
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assure neighborhood compatibility. 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.
8. Variety In Housing
One of the adopted policies related to housing Is to encourage a variety of housing types,
styles, sizes and prices within the same neighborhood. Neighborhood stability could be
enhanced by allowing households to stay within the same neighborhood as households and
housing needs change. However. the standards for housing In the city should not be
compromised based on "market nnalyyjs" of perceived pgpulatlons of the Clly, In short, the
elly of Denton should not become a low Incomo dumping around for the 1,jetropleg area.
A newlywed couple does not need the same size house as a two-parent, two-child family, or
an empty-nester household or a widowed grandparent. The : +rrent zoning ordinance and
prevailing development i , ; !v require that famitios move from one neighborhood to
another as their horsing „ccds change, because recently created subdivisions are so
homogenous, with houses that are all relatively the same. Grandpa and Grandma are now
unlikely to live In the same neighborhood as their grandchildren because their housing needs
can not be met In typical new subdivisions.
B. HOUSING
1. Attainable Housing
Housing in Denton must be attainable to those who work or matriculate in Denton and want
to live in Denton. Attainable housing Is housing that is available, accessible and affordable.
a. Availability
The demand for housing in Denton is currently very high relative to its supply. The supply
of university student-oriented horsing has lagged behind its demand, changing household
characteristics have created demand for new types of housing, and the strong local, regional,
state and national economics 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
residcnu. 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
housing 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 ]and uses.
C, Affordability
Housing demand that Is greater than supply has led to rapidly Increasing bousing prices.
This pressure tends to produce new housing that is only at the upper end of the housing
marketing spectrum. For most members of the community, new housing is less and less C
likely. A full range of housing should be available In Denton so that all members of the t'
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community that want to can live here. This housing should be accessible to work, play,
education and shopping.
2. Attainable Housing Assistance for Law & Moderate Income Households
New hougingiha! Isaiialriablefer low ate rbeedre►ing uero
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
urban-style housing. These households include the poor, the disrbled, the
transportation-dlsat&eantaged,tho yo-ong, the old, and single-parent families.
The hemline Basis! he supply of housing
reeenatruetien-pregmms hays kw4*aking" Substandard housing units and long waiting
lists are currentiy experienced by the Denton Public Housing Authority. However, the
standards for housing In the oily should not be cam romiled based on "market a is" or
rceived pg ulations of the oily. In short, the oily of Denton should not become a low
LnQamLdqmping around fur the metroplex area.
Ovcr the past two decades state and federally funded housing assistance has been greatly
reduced 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 affords3le
housing programs. These units are beingconverted to market rate units and many long-term
elderly and low-Income residents are unable to stay in their homes.
The median price of houses sold in Denton increased by 60% from 1993 to 1998, while the I
area's median household income Increased by only 20% during the same period.
3. University Oriented Housing 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.
University students live in unique households with unique transportation demands. The
demographics of university odentcd households tend tobc either small households or larger
households made up of several unrelated individuals. The city and its ci ge s Are mindful
of the mistakes of the past In the arpg preentjy„1sn_own ns the Owlsey Addition. Student
housing must not be allowed to cluster and result In the genera[ devaluation and
&Jcdoration of the surroundingnelghborhood-s with he attendant problems for pt ing
of city ervices
Transportation 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 accommodated with
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teletively high density in close proximity to the two campuses provideguch development
is cott_R3stent with urban design so as to not produce clysters of low vatucd housing. The
area along the 1.35B corridor between Dallas Drive and Avenue D, northward to Oak and
University, between Dallas Drive and Bell Avenue on the cast and I.35 on the west Is an
Ideal location for univerelty-oriented, high-density housing.
V. c
Policies
A. HOUSINO POLICIES
1. Alternative types of housing that respond to the differing economic and Individual
lifestyles of Denton's citizens shoulLA be developed In all areas of the city to achleve balance
and diversity. All people who work In Denton should be able to live in Denton.
2. Homes that vary In lot size, building size, and cost may be permitted In new
development. 'no ability to establish a reasonable houo;ng price range should be governed
by market ferees as a function of timing, quality, quantity and type of housing for the
particular area taking into consideration the Impact on the surrounding neighborhoods and
city services.
3. Existing housing stock, pate' , should bd protected and
preserved to avoid the toss of dwelling units that are unlikely to be replaced.
4. Incentives should be investigated to encourage infill housing construction, especially i,
In conjunction with neighborhood revitalization plans.
S. Design and construction quality expectations should not be relaxed In order to meet
affordable housing c►,j;xtives.
6.
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housing Is prohibited in the cily limits and h city should strive to prevent such development
in the ET].
7. The need to prMde 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 availablefor the specialized needs of the elderly, disabled,
low Income, students, single-person, or female-headed households shoild be acknowledged , f Jr
as part of a strategy to diversify the city's ccighborhrods.
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9. Areas where higher housing densities are allowed should be pitted only when the
supperted-by the availability of employment, commercial services, public utilities and
facilities, and transit, pedestrian, and bicycle systems to support such higher densities are
Vie.
B. NEIGHBORHOOD POLICIES
1. All neighborhoods shalt be served by adequate Infrastructure and shall have adequate
access to public and community facilities as a fuaction of future Planning for eidsting
neighborhoods and QuIred establishment for new develop=.
2. Land use policies that encourage a mix of uses should be Investigated to offer a range
of benefits 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.
4. Bicycle and pedestrian traffic within and between neighborhoods should be
encouraged to promote 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, park+, amusements, and other facilities that promote social well-being.
6. A forum should be developed to address neighborhood quality of life issues, avoid
competition for resources among neighborhoods and ensure that the larger community
Interests are not sacrificed for the Interests of a single neighborhood. The City of Denton '
will designate a "single point of contact" staff Uson to provide information and support to
neighborhood groups.
V1. c
Future Resfdential Development Needs
A. RESIDENTIAL. LAND NEEDS
W The Denton Plan population forecast fo. the Denton urbanizing area projects a demand for
30, 220 additional single-family housing units and 16,430 additionalmuld-famllhousingunits
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. f r
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At one extreme, if all 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
devclopm•.nt 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 surrounded
by the current City boundaries.
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 to be
evailablewithin the City for single-family development, the resulting density for single-family
development would be 2.1 units per cre (Table 43).
If all 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 riulti-familydevclopment would
be 14.5 +.nN per acre (Table 4.6).
I ,nd requirements, and the cost of providing urban services such as solid waste, fire and
police protection, 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.
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 Increase very slightly, from 1,340 people per square mile
within the city in 1799 to 1,895 people per square mile within the urbanized area by 2020
(Table 4.7).
The most dramatic change in land use and density will be In the southern rurtion of the
Denton urbanizing 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 2,045 persons per square mile. Because there is currently little
non-residential development In the south and little Is projected, the population density by
the year 20'_,0 In the south could be greater than in central and northern portions of the
urban area, where most of the non-residential and Institutional land uses are located.
At a developed det.sity of 1,895 persons per square mile projected for a City population of
191,910 within a city of t01.3 square miles In the year 2020, Denton will still be one-third
less densely populated than it was in 1%0, 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 traffic volumes and congestion. In this range
of densities, there is little or no correlation between population density and traffic-related
Issues. In fact, they may be Inversely related. As population Increases, less density (housing A r
units per acre) probably results in more traffic volumes and congestion, rising taxes, r'
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Increasing pollution and other social problems.
B. RESIDENTIAL TAROET DENSITIES BY AREA
Residential land uses should be allowed In all zone districts within the city, even in the
Industrial zoning classipicationswh:re mixed use dwelling units, long term care facilities and
boarding and rooming houses may be feasible in some cases. Residential density could be
targeted according to the fAlowing schedule;
Downtown High Density > 15 units/acre
University Coro Area High Density > 15 units/acre
Urban Centers High Density > 4510 unlts/acre
Neighborhood Centers Moderate Density 6 -40 $ units/acre
Neighborhoods, Inside the Loop Area Low Density 3.6 q units/acre
Neighborhoods, C. !!side the Loop Area Lower Density 2 - 4 unitslacre
Rural Areas Lowest Density < 1 units/acre
Residential land use should net 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 allowed in a particular development could be controlled by the
grass net density requirements of the zone district. For example, in a newly dtveloping
neighborhood, a neighborhood center with allowed residential density of 6 to 40 a units per
acre should be designated. In the area surrounding the neighborhood center, residential
density of 3 to 6 4 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. RESIDENTIAL IMPACT FEES & HOUSING INCENTIVES
Residential land use is primarily a response to market 4erees city planning and the desires
of the commenity to regulate the q +alily of life and he timing and qtr n ity of development.
Communities that create minimum lot sizes or maximum housing densities that are contrary
to market forces often simply detect housing to other communities or areas in the region.
Denton should not become the recipient of such low end deflection of housing from other
P= of the MdUTlO ar On the other hand, communities that allow greater densities
than can be supported by the housing market run the risk of flowing premature
development or development that may stagnate. To manage urban faro and achieve desired
housing balance, the city should consider implementing tools to help it achieve community
housing-oriented goals and objectives.
L Variable Rate Impact Fees
To discourage sprawl development the City could construct Its Impact fee regulations for
water distribution and wastewater collection lines to serve as a disincentive to sprawl and an
Incentive to In-fill development. One method to impose Impact fees In direct relation to the
true cost of delivering water and collecting wastewater is to create an Impact fee that Is
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variable In nature, with a sliding scale fee that Increases as the distance from the treatment
plants Increases. This type of Impact fee structure 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,
2. Waiver of Impact Fees
The most commonly used Incentive to encourage the development of affordable housing in
many cities is to walFe impact fees for qualified affordable housing that achieves community
goals. However. this Is not an acceptable means of encouraging affordable housing In he
c ly of Denton. In exchange most programs require that qualified low- or moderate-income
households are the beneficiaries of the housing and that there are long-term assurances that
the housing will remain affordable. 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 private-sector will help
achieve community 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 zoning district. 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 ind
processes.
3. Accessory Housing
A type of housing that has a long history of acceptance In mature communities 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 small detached cottages, or as attached additions to or
conversions within larger single-family houses. These units are often found:
a in college towns as student-orlented housing;
a in communities with larger lots that desire on-site caretaker housing; or
a when aging empty-nester households find that their house is larger that necessary and
creating an apartment within the home would reduce wasted space and produce additional
Income from a rental apartment.
4, Moratorium
One of the methods that mus% be considered to handle gfgsk and development which is
either unable or unwilling to partner with the cl;y to produce al£ housing Is a t r.
moratorium until all regulations and means to control and prevent sprawling growth an be f t"
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accounted and implemented.
D. MANUFACTURED HOUSING
},-isques
Ar,im"mo
heusing~n~-suitable
heusing-tnetkm
Mstitutesita
L4n1-1a.1 989, M M mwor a]„rraa.l M !be temn Faetery built-hemes. Pd
n imufamured homes heye beeeme safer, more durable and more atttaeqye sinee onatimem
le-kabaaeteased and many
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1.0miss, if not properly 1 designed,
eon eenAle! with
eatnteded-st
s4te built hem-to. in , any menufaetoped home pineed in the ei~- ,-a-Speei6
Use. e
, Gommopelal, Molt! Family ,
r
a. Design Mardi for AM lloukg
'.~l~R~
bwH upneighbetrheeds with tleesiBn 1 too( rae ie Pie' 1~a I ,
snhng ertd ether -sign eiemoo '
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emensis,e design sianda?da. These are stentlards tW son ba applied equally is sks Wk
homes.
Manufactured housing has and remains a major Impediment to planned and controlled
growth. By its very nature. manufactured housing Is temporo. often problematic with
regard to supplying city services and usuaalvpwrly maintained. If such development Is
found In the ETJ. the uiT18cA plovIded are, of such sub-standard-ap lp kAtlon to make
annexation costland unattr&dve. Manufactured housing often represents the least amount
of Investment nd de icadon Ja the cily values- nt grilyAnd Qug=jIy -ijj Issues associated
pith other lyps s of housing, brther. manufactured holing Is rarer. If ever. found in the
neighborhood centers of well planned cities. As such. manufactured hou lni; should be
prohibited inside the city limits,
Every effort should be made bye city should be made to insure that areas o
annexation to the cily are not the subject of manufactured housing. Wbere manufactured
housing exists In the oily and BTJ nr sen ly. he city should encourage re -development and
revitalizatlon of such areas for more appropriate land use.
VII. c
Goals and Strategics
A. RESIDENTIAL LAND USE
The overall goal of the residential component of the Land Use Plan must be to guide the
development of housing && a function of timing, QUAHM quantity and to as 4npettertt
that ~ "limits sprawl" • while providing a balance of housing type:, sizes and prices;
accommodating projected housing demand; and allowing higher density development where
It Is close to jobs, shopping, schools and transit.
1. Balance
Accommodate balanced future residential development:
a Balance between residential and non-residential land uses; and,
ii Balance among the various types, styles and prices of housing.
a. Goats
Maintain about 504'0 of the developed Wid area within the city as residential land uses.
Increase the percentage of owner-occupied housing to 60% by the year 2020.
Revise the zoning regulations and consider requirements for a variety of housing types In
new development.
b. Strategies t / A,. p
Revise the zoning and subdivision regulations to affect desired residential land use,
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Including:
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 do"Ry
ranges design standards that account for them or factors of land use management and that
are consistent with the principles and concepts of the Orowth Management Strategy and
Plan.
Establish design standards for all housing according to housing type,
RequLro variety of housing styles, types and prices within large, newly-developed
neighborhoods.
2. Meeting Projected Demand
Over the period from 1998 to 2020 nearly 50,000 additional housing units are needed to
meet the projected demand created by anticipated market forces.
a. Ooal
Add 30,000 single-family homes and 18,000 multi-family unius by the year to bring the ratio
of single- to multi-family housing from 51 : 49 in 1998 to 6g-t-42 600 In 2020.
b, Strategies
Establish in the Land Use Plan density criteria for all housing according to the Orowth
Management Strategy.
Establish mixed-use development areas that allow housing In urban centers, neighborhood
centers, and the Downtown • University One Area,
3. Location, Loccdon, Location
Increase housing opFortunities in the core of the city.
a. Ooals
Add 10,000 urban-style housing units. in the unlverrtty core area by M.
- Add 10,WG owner-occupied (condominiums, townhouses, duplexes and single-family
detached) housing units Inside the loop (Wop 288,1.35 and I.358).
Revise the zoning regulations and consider allowing urban-style housing In mixed-use
districts.
b. Strategies
Define a Downtown • University Core Area and develop a Small Area Plan that identifies
specific housing opportunities and goals.
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Create a density bonus for qualified affordable housing projects and participants in
affordable 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.
Establish criteria for evaluatingresidential zoning changes to assure: 1) consistency with the r
Growt* Management Strategy and Denton Plan policies, and 2) consistency with area plan
recommendations.
Encourage all new development to be contiguous to existing development.
Fctabl!sh regulations that allow neighborhood-oriented, non-residential land uses In
r.afghborhood centers.
Allow higher-density, single. and muld-family housing along major arterial roads 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.
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a. Goals i
Increase the number of persons per square mile in the city of Denton from 1,359 in 1999 1
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,
schools, shopping and cultural centers.
Increase the number of housing units and achieve higher housing densities (greater than 20
units per a,re) in the university/ downtown area and urban centers.
Enable the creation of moderate housing densities between 6 and 12 units per acre) within
neighborhood centers In a mixed use setting,
b. Strategies
Allow high-density, urban-style housing within the University / Downtown Area, and other
urban centers.
Consider adopting minimum density standards In activity centers.
Create a density bonus for qualified affordable hot 'ng projects and participants in r l~ ti t
affordable housing programs.
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Require adequate levels of service prior to residential development.
Prohibit residential development In the floodplain, but allow developers to Include flood
plain to determine allowed number of housing units In density calculations.
B. HOUSING
The overall goal of the housing component of the Comprehensive Plan must be to
encourage the development and preservation of
quality of life and neighborhood =gLjly of the citizen i
of Denton Thit plvBI sh811 ]nclade the onsidgr r' C i i•
of growth that not only protects and term t h g qiJ A>♦HllillY~~
p existing ngjphboth <b ~t nC•~ ~rng~pa
and cohesive and homog non eomm +ni for ell citizens,
1. Where People Work & Live
Denton has been Incur,+ng the number of jobs In the city at three times the rate of
population growth. Hn•.>?„e must be made available and aiferdeble for those who work In
the city.
A. Goals
Add housing units at the same rate of growth of job growth commensurate with ml= and
growth prpleacd needs for the community puiation base.
haoseheld !fie-.
Sixty percent o: new housing should be own r-irxupied,
b. Strategies
Develop a Comprehensive Housing Attainability Strategy that clearly states the housing
policies, goals, objectives, programs, strategies and actions to essure that housing remains
attainable fet low an'. 1"Oder at a high quality of dCyclopment that
encourages a cohesive community.
Evaluate local development standards and regulations for effects on housing costa.
Eliminate those requirements that unnecessarily add to housing costs.
Allow mixed-use, urban-style housing jowntown, in the Downtown • University Core Area
and in neighborhood mud urban centers through the use of incentives.
Mew Prohibit the use of manufactured housing with slrlet des sue,
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2, Conserve Existing Housing Stock
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One of the best ways to assure
moderate lneerne glalily both in the present and future is to maintain the existing housing
stock In good condition. As new housing is created, households "move up", leaving behind
an existing housing unit that is usually available at less cost than new housing,
a. Goals
Allocate more than 5896 a reasonable amount of CDBG funds annually to housing
assistance programs for low- and moderate Income households so long as those dsas to ,nee
programs do not violate the neighborhood intearily of existing ne phborhoods and are
responsive to the citizens,
hilaieh GE)130 funds YAth genem! funds on a dollar fer dellat basis
b. Strategies
Utilize code enforcement, appropriate zoning, and rehabilitation programs.
Diticaurage
134;ileegeneral fs+,9 dollars ie previde
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3. Encourage Attainability
Attainability Is the confluence of availability, accessibility and affordability. The housing
needs of the exdsting and projected population must be met.
A. Goals ,
Structure an affordable housing program that encourages through incentives, bonuses and
public-private partnerships the development of housing that is attainable by low and
moderate income households as a function of in.fill In areas that are accessible to jobs,
education, and civic facilities. jnitiate deai¢n standards which insnro g+ li --as-the
motivating factor of development which will take Into account the need for a cohesive and
connected comm"
Structure an impact fee for new development that discourages sprawl through the long
extension of utilities and that encourages the development of affordable housing UA
!Unction of infill in areas of the city where infrastructure capacity already exists.
Revise the zoning regulations and consider allowing residential and non-residential land uses
within the same zoning districts.
Use incentives such as residential density bonuses and allow accessory dwelling units where
appropriate. ;
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b. Strategies
Develop a Comprehensive Housing Attainability Strategy that clearly states the housing
policies, goals, objectives, programs, strategies and actions to assure that housing remains
attainable as a function of tlmin,. Quality.
nuandly and Z= of g r
Encourage the development of additional private, non-profit Community Housing
Development Organizations to implement housing objectives, including flnancing,
underwriting and development of attainable housing which are rears resMilve to the citizens of
the community and the lnteWW of ero-61g jgbbo-hood.
Suppcrt the development of affordable and special needs housing through private and
public-private projects.
ally fee&
Encourage joint public-private partnerships to develop housing for low- and
moderate-income households through a model "traditional neighborhood development" that
provides a variety of housing styles, types and prices with density necessary to achieve
affordability, accesafbility and availability.
Encourage proposals to develop specialized housing for the elderly, persons with disabilities,
and university students.
Develop a strong relation+hip between the city of Denton Community Development
programs and the Denton Public Housing Authority. `
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Comments -Denton Comprehensive Plan
Seaton 4 - Housing and Wilential Land Use !
From • Sandy Kristofeson
Growth hfanagement Assumptions - Agree with all assumptions EXCEPT 04, aaomodatitrg additicoal
population dug the VMW dictates. Rather. the market demand should be aaomodated at an affordable
rate for infrastructure and city services Increased fuumcial burden to current tau and net payers should be
perceived u a negative growth Incentive and curtailed through such growth management tools as an
adequate facilities polity. Also, the rate of gtovtb should be determined by the current residents of the
city, not only by market forts.
C Density Guidelines
Assumption 011, Average, citywide SF density of SF 10 (3units per acre), 4unies per acre in
Neighborhood Cendem
L Prior to public review" neighborhood center" needs to be clearly delined.
2 StrW&W m dng could only be stlfaW to SP l0 of greater . Densities below SF 10 would have to
adhere to strict architectural and desfgn standards.
3. New SF developrnent o( i (6-11) has not been addressed, discussed m defined with the public and
again would have to have strict design controls to retain Iong term value.
4. Muld-family development as addressed by basic assumption 012 rjj1dy states the avenip density
skald be 14 units per acre. The plan should rifled this to be the MAXIMUM density for multi-
family development should not exceed 14 units pet acre, most espociaily until our desired SFAV
radon of W40 It attained ( assumption 06, percentage of MF to SF uses will be lest than exists
today)
The mix of units should be based on I and 2 bedroom units (Basic assumption 010- 1.1 people
per multi-family), 3 bedroom units not to exceed 33.3 %of total units
Far bedroom units should be strongly discouraged in favor of free-standing SF dwellings or a
separate a0nlog category.
This 14 unit per acre that was discussed by the public and approved In the Growth Management
Strategy ( Assumption 09- residential densities will be the isms as exist as exist today) reflects MF
density that is 0% So units per acre, pgL40 units per acre, go 30 uNts per acre, pq!_20 units per am
and W even 15 units per am until our percentage o Oa to SP uses Is tau then today.
F. There is no mass transit option to make consideration of increased population densities visible.
Ag:dn, GMS assumption 0 9 says residential densities will be the same that exist today - drop the
ward 'average'. Plan can be amended as such lime u a mass trarmit optiaa V available if desired
It. Housing- Do not tall the public ditcussion of 50%of new residential constructioo u'affordable
bousing'. Until a complete and accurate housing turvey of single femlty bousing (inclodng current
rental but potential owned) homes is done, it will be difficult to embrace this concept f die think the
city needs lobe prepared to address the 'secondary' costsof thi s policy direction such asimpact om
taxes, schools, social OM011, etc.
Renewed efforts must be made to encourage the utherilties to embark ad that own student booing
efforts.
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In-fill higher do ft development oucb a townboaws wI* }Iljl1 wbw watdards and wanabdity
"Id be Maitety be emtour Wd In the downunw area Donley etsndrde should protect dw
owrthww m the premier b Ift In the area
S. Mamdrdured hms4 widdu dw city - w dw topic then woe not ad mum in the public
mesdmp, bate dw powth mwttpment shstsp ahumpdoma These shotdd cootiaw robe
discouraged wail aah dine u the dewlepnwot code mod dwip etamdr I are wdson. They
should contain specific, nwmv ly written Ynpwp tW would provide tM poHadal to Blow its
wslns
Put a hold on thle dtsphr untit albs public comments m mwubcdmed houshtB
B. Attaickle Housing the city of Denton should atfttnly provide ethiasbte hareem j et the two level ee
susrowndirt{ ttisia in the regiat It 4 not City City's oblipttion to provide mere dui athr comuosmidee
wtw mffemiy enjoy more Womble teal to rafts.
Market B wbet you malty k - the sowAmio de elopenad policy Is to etnoamw high w4p&4b tech
Jobe that will to taro milts a need for Rau* hou ft
V. Policies
It is uoras*mNs lot the sky to presume A people who wwk in Dmroo should or wad to IM to Dodo
S. NO - Desipn and gAdky am and more ImponaM to mffw4 o bmdm p vOch In order to raw
boueing ImSevity (clawic mumpte is the Phoenix sph)
Raldeadsi fees and bouehS bwwt ivw - Increased rah to the m*d We payee end net payee
should be diwounpd and sodded
e4The mast important co WwAM to the landwe dupW did I fell to we even mentioned Is tine
p 0q, ad movery
emm wVpott Ow powtk dw City option to d1woump dui vowth should be dtowadnd
woomodahd
SLMAARY. The only lepUy ddemibie and spproHd policy rs6rdictd dw Denton pieta is City
Growth Mmapwiw Swap end tbek memnpdom. DWrlbudw of a heodae dretlt offer then that Is
nuieeding to developer. A bailee chVw htoocelow to the GMS that le d w*uwd to dw ptrbiic
to olded at a costs vww 6s Intense, th of sod dedicNed WM 60 hu ra Into 61 to be
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AGENDA INFORMATION SHEET
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AGENDA DATE: June 22, 1449
DEPARTMENT: Parks and Recreation
ACM: Rick Svehla . `
SUBJECT:
Receive it report, hold a discussion and give staff direction regarding a proposed revenue
philosophy for parks mid recreation services.
BACKGROUNDs
The FY 1998.1999 budget included funds to conduct a Revenue Enhancement Study for
the Parks and Recreation Department. The objectives of the study were to assess the
policies that guide the financing of parks and recreation services, to review existing fee
structures for possible adjustments, to measure the department's capacity for revenue
production, and to suggest new sources of revenue. Once completed, this report will
guide future pricing decisions and corresponding budget recommendations.
Leon Younger, Leon Younger & PROS, has been hired to ctmduct he study. While the
study is not yet finished, staff would like to brief the City C.~usti! on the preliminary
findings of Mr. Younger's work. A number of these findings would suggest a significant
departure from current pdcing policies and revenue management practices. Of particular
importance is the need for City Council's concurrence with recommended General Fund
subsidy levels for various categories of recreation services. Council direction is needed at
this time, so that staff may complete the preparation of the FY 1999-2000 budget by the
end of July.
Q IONS:
1. Concurrence with the proposed revenue philosophy, as presented; or
2. Any modifications desired by the Council.
- RECOMMENDATIONS,
Staff will present a revenue philosophy for Council's consideration. We recommend the
Council's concurrence with the philosophy, as presented.
PRIOR ACTIONIR£YIEW:
The Parks and Recreation Board reviewed rough drafts of Mr. Younger's report during its t
April and May meetings. No action has been taken, to data Members of the bond have r % been invited to attend the June 22"a work session.
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FISCAL INFORMATION
The cost of the Revenue Enhmcement Study to $14,900, including $5,000 from the
General Fund nmd $9,900 from the Recreation Fund i
Respectfutly submitted:
Ed Hodney, Director
Pwks and Recreatio Depsement
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PRICING PARKS
AND RECREATION
SERVICES
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.A Philosophical Framework
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PREFACE
The FYI 998-99 budget included funds for a Revenue Enhancement
Study. The objectives of the study were to assess the City's policies
that guide the financing of parks and recreation services, to review
existing fee structures for needed adjustments, to determine the
department's "capacity" for revenue production, and to suggest flew
revenue sources, The preparation of the FY 1999-2000 and future
budget will rely, in part, on the recommendations of this report.
Leon Younger, a nationally recognized expert in revenue
management and a former parks and recreation director, has been
hired to conduct the study. While the report is not yet finished, Mr.
Younger has issued some preliminary findings and suggested a new
philosophical approach to pricing our parks and recreation services.
We would like your concurrence in the strategies outlined in this {
presentation,,.
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OUTLINE
• The 'Parks and Recreation Business: What
We Do And-How We pay for It
• Taxes vs. Fees: Why charge?
• Current Revenue Philosophy
• A New Framework: Linking Benefits to
Price
• Revenue Enhancement Study: Preliminary
Findings
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THE PARKS & REC
BUSINESS
what we do,,**
• L SSIO To enrich the lives of all
Denton 'c tizens through environmental "
enhancements and a diverse offering of
recreational, educational and cultural
services
• DESIRED, EFFECTIVE, AFFORDABLE
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THE PARKS AND REC
EUSINES S
How We Pay..'
• Taxes
GiftsMonations
• Sponsorships
• Partnerships
• Fees
Question: What is the appropriate balance?
TAXES vs. FEES
Why charge?
• Reluctance to increase taxes
• Need to direct tax dollars to services other
than Parks and Recreation
• Link "burden to pay" with distribution of
benefits
• Growing willingness to pay for "value-
added" services
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• The alternatives are;
Do less / serve less
- Pass costs (all/part) to the user
- Build partnerships/share the cost
1 - Building program capacity allows us to
improve facilities, maintain, and purchase new
equipment
Other Incentives to Use Fees...
• Increasing demand for more, better, newer
services
• Rapid, constant change in marketplace
• Service "onmdemand"
• Escalating costs of service provision
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CURRENT REVENUE
PHILOSOPHY
Established by City Council 1989:
General `Fund
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*Use of parks and facilities offered at 100%
subsidy
•Programs offered at low (cost of supplies,
materials) or no cost
*Rentals (exclusive use) assessed "going rate",
not necessarily market
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CURRENT REVENUE
PHILOSOPHY (cont.)
Recreation fund (established 1983)
Programs -and activities to be 100% self-
supporting
*Must reimburse General Fund for indirect Ilk
expenses
Generates "profit" to fund new ventures
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'~CURRENT REVENUE
PHILOSOPHY (cont.)
Snecial Interest Facilities
w •Examples swimming pool, tennis center,
golf driving range
sExpected to recover 50% of direct annual
operating costs
WEAKNESSES with CURRENT
POLICY
MV,
*Arbitrary, irregular review and adjustment of
prices
• Tax subsidy levels may not reflect
community preferences
*Cost to participant may not reflect benefits
received
•Currentb/ subsidizing services, regardless of
ability to pay
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A NEW FRAMEWORK;
Linking Price to Benefits
Establish prices (aka "fees") based on
• Type of service (;Public, Merit, Private)
a True cost of service
• Desired subsidy levels
• Revenue goals
• Market position
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• Price elasticity
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TYPE OF SERVICE
• Public Service Most or all of the benefits
are realized by the citizens at large.
Taxpayer Pays. Examples: park
maintenance, special events, open gym,
open 'swim, youth-at-risk
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• Merit Service Much but not all benefits
accrue to individuals. Taxpayer and
individual participant share costs.
Examples: recreation classes, admission to
pool, sporting events, youth sports, seniors
TYPEOF SERVICE (cont.)
• Private Service- User only benefits. Price ,
intended to, recover all fixed and variable
Examples; golf lessons, adult sports
individual specialty classes, rentals,
reservations
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TRUES-COST OF SERVICE
• Direct staff/instructor costs
• Supplies and materials
s • Program equipment a
• Facility operation and maintenance
• Debt service
• Marketing/promotions
• Administrative overhead
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-SUBSIDY LEVELS
Program Areas National Standard
Adults sports 0% i9w
Youth Sports 10-50%
Rentals 0%
Day camps, before/after school 10-20%
Arts classes 10%
Special events 25%
Senior programs 30%
Disadvantaged youth/family 80%
Aquatic programs 20%
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HOW TO SET PRICES
o First, establish "true cost" of service
• Determine appropriate subsidy, based on
community needs and values
*Develop pricing to reach subsidized cost of
service, considering market position and
"willingness to pay"
*Periodic review of costs and adjustment of
prices
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REVENUE GOALS
• Increase cost recovery rate through new •
pricing strategies
• Generate excess revenue that can be used to
maintain/upgrade existing facilities or
launch new services and facilities
• 95% of recreation users say they would pay
higher fees to maintain or increase services
(source: Leon Youn~-.;r & PROS, a
composite of survey results from 28 U. S.
cities)
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REVENUE ENHANCEMENT
STUDY,* Findings
• Services may be under-priced by 10- 60%,
including Civic Center rentals, Senior a
programs, youth sports, adult sports, ~
swimming, recreation center rentals, shelter
reservations, vendor fees
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• Classes and Rec Fund activities are generally
within range
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STUDY FINDINGS (cont.)
• Civic Center Building and the swimming
pool should receive substantial reinvestment
in order to improve revenue capacity
• Seek more private investment in buildings
and programs through sponsorships, in
exchange for advertising/promotional
opportunities
• Look at emerging activities for possible
investment: aquatic park, skate park
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AGENDA INFORMATION SHEET
AGENDA DATE: June 22,1999
DEPARTMENT: Engineering & Transportation
CM/DCM/ACM: Rick Svehla, Deputy City Manager
SUBJECT: Receive a report, hold a discussion, and give direction on sidewalk projects in
southwest Denton. j
BACKGROUND: Council Member Young asked staff to look at the possibility of building a i
sidewalk aloe Kerley Street several council meetings ago. Funding is available from the old
Scott Street project. Staff would ask for direction as to which projects to build.
OPTIONS: Option one would be to build approximately 1600 feet of sidewalk along Kerley
Street from Duncan to the new Kerley Stmt bridge. Option two would be to build other
additional sidewalks as requested by the neighborhood in April of 1997.
FILL INFORMATION: Approximately $22,000 remains from the Scott Street sidewalk j
project. That money is available to build sidewalks at the direction of Council
Respectfully submitted:
LAUW
ck vehla
Deputy City Manager !
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CITY OF DENTONr TEXAS OFFICE OF THE CITY MANAGER 446 E, Mcltlrxay_BtnehOenton, Taxae 76201
e phone{ew}~+raHr"raxlew}»rsoee
MEMORANDUM
DATE: June 22, 1989
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TO: Mayor and Members of the City Council
FROM: Rick Svehla, Deputy City Manager
SUBJECT: SIDEWALK IMPRCVMENTS
Several council meetings ago, Council Member Young asked for us to look at the possibility of
building a new sidewalk on the east side of Kerley from Duncan Street to Willow Springs Road.
Twenty-two thousand dollars of sidewalk funding still remains from the Scott Street sidewalk
project that the Council directed us not to build. 0(ginally we suggested that that money be
used for other sidewalks that were requested by a neighborhood group back in 1997. I've
enclosed a report from Mr, Clark dated August of that year that indicated neighborhood
preferences.
The $22,000 would build approximately 1600 feet of sidewalk from Duncan Street along the east {
side Kerley down to the new bridge that has been installed on Kerley near the Scott Street
neighborhood or any other neighborhood suggestions, Staff feels that any of these projects meet
the original criteria for southeast sidewalks as listed In the bond Issue,
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Staff ask for Council's direction as to which sidewalk project to build.
Rick Svehla
Deputy City Manager
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F iigardTanspatdm Depatnenr CkyHaUWest
tabs: 9/13,97
To: Rick Svehla, Deputy City Manage
rim: Jerry Clark, Director of Eogkroerisg and itwportuloo
lell- RE: Southeast Denloa Sklmllcs
A public meeting on the Soudmd Demon Sidm& project wu kheduled on My 31, 19V. Thee
acre seven people in attendance Including one parka and Recreation Deprt oat repress utive.
now n; attendance wee pdmonty, from takey Street betwwaea mom rd wam The purpose of
the meeting wu to gain the direct Wvo v and of the oeighborhiod A map showing the overall
st•'ewstlc network wu presenud and then the prdimiaary oottWnwYial p4a were revieased.
Fhp resideuta from the Eat Side of LAty WWM Mom and Wilson were very desaipshe in how
the proposed sidewalk would eaedlaBy uhn up their entire yard VWW iropedioa and the
wn*ucdoa nuvey confirm this aaessm.l They were also my tray in tht moving the sidewalk
ocmw the knees would have the same adverse effect on those neiokom ft wu dtcv"W that even
though thla aidevvatlc would Uok uD the syta4 the tau of their horn) yards wu the eonha'tiey fsdor
sod the sldewtlk "W be elim"M In this blade
The odw two teddeds wen from Smith Suet at Dw= They staled that their neighborhood did
not wad tidewatks on Smith for bulally the same teaaon m the t•akey raldmu They were
aalidiied tmt the Dam Street skkwalk wd neaded ezapt tht k *,Mw be on the met side of
Duncan loped of LSe sea betwaa Smith and Kerley. SuS Weed to dove these Bdewalks to the
Eat Side between Smith and Mom u shown oo doe sasckmed with ties 1 - They won't
provide tired mom he residenu but they will provide Yet wldc aett uk bendtu.
Sidewalks were re counesdad by the aeighbortaod bs tau other aces r slaws with the long
recungnlar symbol an the alsolmrcat That: propred sidewalla are listed below V order of priority
by the neighbor o
1. B radehaw siong the Fsa Side from Prairk to Syownw
2. Sycamore along the south side from the RBboad Trade la Bradshaw
3. Morse Srent at the north side hat Wey to M11
4. Wilson an the ood side from the mktille of the ptk to Bradshaw
Stet[ bat takta mesaaements to deltrmlat the etluiv'alets to the sections of "walk that have been A} '
dekled along Lakey and Sattitih Streets u shone wits the circular q mbol oat the atlachmed. We wwW
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rooonmeed as>, .e paJeets Below be oandruaed the Syamae poky V loo drp b oervide
pajw Its d oo*o w kb W bl p& iy bowl as tlw aftbmal ddeaalk IIM nd 4ro 60 C>P poorer 7tit
1. We"m dwS the Sot We eon Pf" to Sycamre
Mane 5trest doa< <Ae oonh side beMeea Lakey aad Hill
7. A poRtoe or pa" all of the 1Mitaon Street sidewalk is Pnd Moore Park a,deadbaj wd
from the esiMiy poAim towards Bnddrw a er"poeaibla
Finally, the rAig%w6ood moatmes" tbrl the r1& popoeed aloa{ Ko&y bdwm soda aid
Dun= be owved mw to the radmed"aad inorpamed Ide the Rdls to Teak W. 7kkw, wk
wu in meadow Sam Pxkk wm In etvar d tk; iuemwd@Uoa. M& Amid be"by wmkbg wM
th& dasipt ooeaM W b teak a SM16 pnAW trail or to rrl &wp * a Bet SHOW of Nude Ilan thin
pojed and laclode the low die Mis to Trolk A pbwy We Waa is 6M da drdP sad dmww < have to be
approved by T7tDOT,1VTC A W- Suff woWd rsooia ptv diem S 18 pr o p m yard wbkb waald be
1300'a 419.670 sy at S is pa ty for s total of 11 2.0w,
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ONE T1LIF OPERATING NEEDS 1997
RE'JLNUES
AMOUNT AMOUNT AMOUNT AMOUNT TOTAL
ACCOUNT NAME ACCOUNT NUMBER 09130190 ® 09+30197 ® 09/30196 ® 04130799 REVENUES
AID - IN CONSTRUCTION 4580006809 0 347,000 347.000
INTEREST REVENUE 4580006x11 $284 5294
INtERESTREVENUE 4580006714 12950 12958
0 352264 12,956 0 365240
F UNO 458
ONE TIME OPLRATINO'"SEOS t997 C
CAPENbI rUHES
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ADJUSTED ENCUMBRANCES EXPENDITURES TOTAL AVAILABLE E
_ PROJFCT NAME ACCOUNTNUMBER BUDGET ADJUSTMENTS BUDGET ®04!30/99 @04130!99 OBLIGATIONS BUDGET D
ROBERTSON DR DRAINAGE 458020 GRAN 9l 11D.000 110000 110.000 110, D00 0 Y
SCOTT STREET RIGHT OF WAY 458029-STRT9131 9105 131000 1110,6301 23,000 1.044 1,044 21,956
JIM CRYSTAL BRIDGES 458020-SIR, 973' 9105 49.000 49,000 2,176 41A31 44,113 4,881
CIVIC CLNTtR BRIDGE 456031 PARK 972 -9105 100.000 100000 100. D00 100.000 0 Y
PHOENIX PARK EXPANSION 456031 PARK 97249157 23,000 25. D00 10,166 10,166 14.072
CIVIC CENTER PARK MASTER PLAN C IL 031 PARK 97i7 91ST 40, D00 40, D00 40.000 40,000 0 Y
347,000 0 347. DOO 2,176 303,149 305325 41675
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Data: b/11N7
To: Rick S%,c* Deputy City Manager
arjL From: Jerry Clark, Director o(EnpincerinjAndTraaaponatlon
(J RE: Southeast Denton Sidewalks
A public meeting oa the Southeast Denton Sidewalk pmfect was scheduled on July 11, 1971 Then
were Ieven people in atterdmce including one Parks and Recreation Depm nem representative.
Those in WaxIsnce were primarily from Gkey Street berweea Morn and Wilma The purpose of
the meeting was to pin the direct imvoh caam of the neighborhood A map showing the overall
sidewalk network was presented and then the prehmina:y conswction plans were reviewed.
Flit residents from the Est Side of Lakey between Morse and Wilma were very darr;pthv in how
the proposed sidewalk would mends y lake up 1h etdW yard VWW Lr prection oaf the
conoucdon suney confirm this aueam a They were also very Wong in that moving the sidew n
mews the street would hive tiro same advorn effect oa those neighbors. h was determined that evsa
though this sidewalk would linkup the sydem .he lou of their from yards wu the oomrelling favor
and the aldeaalk should be eliminated in t6 :--1c:'c
The other two residents wen from Smith Street at Duncan. They stated that their ncietborhood did
net wed sidewalks on Sadth for ba"y the same roues as the Lakey residents. They were
mUdled that the Duncan Stmt sidewalk was needed except that it should be on the cat aide of
Duncan inatead of the wet between Smith and Kerley. StO agreed to move them sidewalks to the
East Side: between Smith and Morse a shown on the attechtnent with the squares. They won't
provide diva sodas for retldemts bud they will provide area wide network beam .
Sidewalks wan recommended by the neighborhood in tau other um a dawn wn,h the long
fecranpdu symbol oa the sitschment Thos proposed sidewalks ate listed below in order of prWty
by the neighborhood
1. Bradshaw along the Eaa Side from Prairie to Syarnore.
2. Sycaneore along the south side fmm the UboW Trociu to 9tadshsw
3, atone Street on the north We from Lakey to Hill
1, Wilson on the north side Prom the middle of the puk to Bradshaw
Sub has taken meaamneats to daermine time "&alents to the netlons of A&wdk dot hm been / ~ ` C
&kW along Lakey aW Smith Streets a durwa with the cinuInt q-mvbot on the atachmeol. We would '
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with sppropam~ b k willl be OmW on the mlaoafa mm dd welt lig and Lilo dke CIP procem. Tbl
Project is show with tiro triangular symbd oe tiro aurchm=L
1. Bradekw skaS dke Eat Side km Pr" io Sycamore
2. Morse Sava mows the north side bawem latrey std Hill
y. A portion or powble all of the Wdm Strew side m& In Fled Moore Part mdmdiq eat
from the a ob$ portion Iowa rds Braddww a far m powNe,
Firully, the zWs) bgbood reoowwsdai tba ibe ddewalk popmed sloeS Kerley bawem Sod and
Dun= be moved ova to the railroad d& anti powblc loeorporawd bdo the Rails to Traits Mr. T kkw, wbo
wa In mmdrnce d+om Parts, wes in &*w of ft rwommeedstioa M" should be solved by wodde{ whb
their dedpt conadutds to lac m a mailer penile) trait or to jua dedpta c a sa ==a of funds from Ws
to be
by TM)M.M t=. ac. W would rommend j f iq tLhem that $IA pthva d pedpoaro and yvd wW& bkbrt wdoW be
Ill A
a1500'ppsx419-6'10 atffE
ry per sy fa a total of S 12,000.
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AGENDA INFORMATION SHEET
AGENDA DATE: June 22, 1999
DEPARTMENT: Legal
CITY ATTORNEY: Herbert L. Prouty, 349-8333
SUBJECT I
Consider adoption of an ordinance amending Articie IV "Planned Development Districts" of
Chapter 35 "Zoning" of the Code of Ordinances of the City of Denton to provide for time limits
on all steps and processes in the planned development districts; providing for certain action by
the Planning & Zoning Commission and the City Council in the event that steps In the process
are not timely completed; providing for consideration of the conformance of a particular planned
development district to the c;,mprehensive plan and other Denton land use p)licies and regula-
tions; providing for a penalty not to exceed 52,000 for violations of this ordinance; providing a
scvcrability clause; and providing a savings clause.
BACKGROUND
Attached is a rough draft of the revised planned development ("PD') sunsetting ordinance, which
you considered at your June 8, 1999 work session. A memo from Terry Morgan suggesting sev.
eral changes in the ordinance to address concerns expressed at that work session is attached to
our status report, The ordinance has been redrafted to remove those portions of Section 35.179
which are redundant of Section 35.178, Also attached is a document from Dave Hill showing
the number and status of all PDs based on estimates from the concept plans. I believe Dave Hill
will provide additional information on she suius of these PDs in a separate document the first of
next week. The ordinance includes the following concepts:
I. Time limits have been established for each step of the PD process, including the tiling and
approval of the development plan and detailed plan. A development plan must be submitted
within two years of the establishment of the planned development district, A detailed plan
must be submitted for approval v,ithin o to year of the development plan. A detailed plan can
also expire under §35.156 of the City Cade,
2, Notification to the property owner at.xty days before the time limits expire will be required.
The property owner will be notified in the event that the expiration of the time limits trigger r
the staying of additional steps in the process and possible rezoning in accordance with the
Zoning Enabling Act and Chapter 35 of the City Code.
3. Following the expiration or the right to submit a development or detailed plan, the Planning
& Zoning Commission and the City Council will consider the expired PD ordinance, The
Commission will conduct a public hearing and follow all notice and hearing procedures for a
zoning amendment, The Commission will make a recommendation to the Council whether
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the PD should be allow d to procenl or should be rezoned. The Council will ultimately make
a determination as to wt,!ther the existing PD can continue with the current land uses to
proceed in the process, whether additional conditions will be placed on the PD to allow it to
continue to proceed through the process, or whether the property will be rezoned. In making
this decision, the Council will consider the current PD's compatibility with the comprehen-
sive plan, the growth management strategy, surrounding land uses, whether the failure to
submit in a timely manner is justified, c- whether the prop; rty owner would be deprived of
the economic viable use or a vested right The Council may agree to allow the applicant to
continue in the process. It may place any conditions it deems necessary on the planned de-
velopment, including placing additional time limits on the next steps in the process.
4. The ordinance applies to any development plan or detailed plan for which a recommendation
has not been made to the City Council by the Planning and Zoning Commission and to any
other development or detailed plan filed alter the effective date of the ordinance.
Rather than redraft the ordinance, we have presented some potential amendments in Terry's
memo to address some of the concerns expressed at your June 8°i workshop. Some of the con-
gems include the sheer number of PDs that might be affected av] the impact of processing ap-
peals from these stays on you and the staff, the determination of a cutoff date, like 1988 when the
current Denton Plan was adopted, as a reasonable date to determine which PDs would be af-
fected, the possibility of requiring a property owner to take some affirmative action before an
exception from the staying of the PD Ocr time limits have expired has been heard by the Coun-
cil, and the possibility that you could be forced into a super majority vote on many of these PDs
when the property owner protests the rezoning. I will be discussing the ordinance in some detail
with Terry Morgan and Dave Hill. This will include discussing how the ordinance may be of
ruled by the recently passed House Bill 1704, the new vested rights statute. Terry and I are re.
searching this and other matters and hope to have answers to these questions by your June 221d
work session, Additional changes may be made to the ordinance prior to the work session. Ad-
ditional material reg,, ding this item is In the City Attorney status report. These will be discussed
with you,
OPTIONS
1, Pass the ordinance as written.
2. Pass the ordinance with chanpcs as recommended by Council
3• Reject the ordinance.
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RECONINIFNDATION
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If a majority of the Council is concerned about future or pending planned development districts
which do not conform with surrounding land uses and current land use regulations and policies, r
this ordinance provides a way to make sure these planned development ordinances do not con-
flict with the current comprehensive plan and other land use regulations. I would recommend
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this approach of staying steps in the process and resubmitting the matter to the Council for it de-
termination upon expiration of time limits as an acceptable method of addressing this matter.
Respectfully submitted:
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14 Herbert L. Prouty
City Attorney
tSNA/BbUE~TLQ~OU QeumnV4'mapM.rnAllvwa'MCd Mml l dr
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DRAFT JUNE 18, 1999 * i
ORDINANCE NO. 1
AN ORDINANCE AMENDING ARTICLE IV "PLANNED DEVELOPMENT DISTRICTS"
OF CHAPTER 35 "ZONWO" OF THE CODE OF ORDINANCES OF THE CITY OF
DENTON TO PROVIDE FOR TIME LIMITS ON ALL STEPS AND PROCESSES IN THE
PLANNED DEVELOPMENT DISTRICTS; PROVIDING FOR CERTAIN ACTION BY THE
PLANNING & ZONING COMMISSION AND THE CITY COUNCIL IN THE EVENT THAT
STEPS IN THE PROCESS ARE NOT TIMELY COMPLETED; PROVIDING FOR CONSID-
ERATION OF THE CONFORMANCE OF A PARTICULAR PLANNED DEVELOPMENT
DISTRICT TO THE COMPREHENSIVE PLAN AND OTHER DENTON LAND USE POLI-
CIES AND REGULATIONS; PROVIDING FOR APPLICABILITY TO CERTAIN PLANNED
DEVELOPMENT DISTRICTS: PROVIDING FOR A PENALTY NOT TO EXCEED $2,000
FOR VIOLATIONS OF THIS ORDINANCE; PROVIDING A SEVERABILITY CLAUSE;
PROVIDING A SAVINGS CLAUSE; AND PROVIDING AN EFFECTIVE DA fE.
WHEREAS, there are a number of planned development districts that are in excess of ten
years old and whose concept plans, development plans, or detailed plans are inconsistent with the
current land use regulations and policies of the City of Denton; and
WHEREAS, the City Council deems it in the public interest to place time limits on ac-
tions required under all planned development districts in order to require conformance with cur-
rent land use regulations; NOW, THEREFORE,
THE CITY COUNCIL OF THE CITY OF DENTON HEREBY ORDAINS:
SECTION 1. That Division 3 "Applications and Submissions' of Article IV of Chapter
35 of the Code of Ordinances of the City of Denton is heroby amended by adding new Sections
35-177 through 35.178, which shall read as follows:
Sec. 35.177. Time Limits on Submission of Development Plans sm,1 Detailed Plans.
In a planned development district, progress toward development of a project shall occur
within the following time periods:
(a) Failure to Submit Development Plan. A development plan or a detailed plan in lieu
of a development plan shall be submitted for approval within two (2) years from establishment of
the Planned Development District, unless otherwise provided by agreement. If a development
plan or detailed ply n in lieu of a development plan for all or a portion of the project is not sub-
mitted within such period, the authority to submit such development plan shall expire.
(b) Failure to Submit $ybscquent Development Plan. If the project is to be developed in
phases, a subsequent devclopmer.! plan shall be submitted within two (2) years from the approval
of a detailed plan for the preceding phase. If a subsequent development plan Is not submitted
within such period, authorization to submit such development plan for that portion of the prop-
crty or other subscq+ient devclopmcnl plaris for the property shall expire.
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(c) Failure to Submit Detailed Plan. A detailed development plan shall be submitted for
approval within one (1) year from approval of the applicable del elopment plan. If a detailed
plan is not submitted within such period, or in the event a detailed plan has expired pursuant to
section 35-156 of this Chapter and following any extensions granted under such provision.
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aut~orization to submit a detailed plan shall expire.
(d) Duties of Director, The City, through its Director of Planning, shall keep track of all
of the time limits set forth above and shall notify the owner of the land of the approaching expl-
ration of the time limit to a particular zoa-d planned development through a notice to the last
known address of the land owner sent by certified mail, return receipt requested, at least sixty
days prior to the expiration of any time limit set forth above.
(c) & of hoccss. Upon expiratio1 of any of the time limits for any step in the y Banned
development process set forth in this section, an application for the development plan or detailed
plan, as the case may be, shall not be accepted for filing or further processed, penning the out-
come of the procedures set forth in section 35.178.
See. 35478. Staying of Steps In Process.
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(a) Fo]owing the expiration of the right to submit a development plan or detailed plan,
as set forth in section 35.177, the Director of Planning will place the planned development ordi-
nance for the property on the agenda of the Planning and Zoning Commission for its consldera-
lion. Notice of the Commission's action shall state that the regulations governing the planned
development district maybe modified The Crrrimission shall conduct a public hearing and shall
apply procedures for a zoning amendment pusuant to section 35.7 of this Chapter. The Com-
mission Ihereaftcr shall recommend to the City Council whether the right to submit a develop-
ment plan or detailed plan should be reinstated, or whether the property should be zoned to an-
other classification.
(b) The Commission's recommendation shall be referred to the Cily Council for consid-
cration in accordance with the procedures applicable to zoning amendments. The Council shall
determine whether the right to submit the development plan or detailed plan should be reinstated,
or whether the property should be rezoned to another classification. In making such delermina-
lion, the Council shat) consider the following rattan among others:
(1) whether the planned development district is consistent with the adopted compre-
hensive plan and growth management strategy;
(2) whether the uses authorized in the planned development distrio are compatible
with existing and planned land uses adjacent to the site, r
(3) whether there are extenuating circumstances justifying the failure to submit a de.
velopment plan or detailed plan during the applicable time period; and
page 2
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(4) whether rezoning the property to another classification constitutes confiscation of
a vested properly right or deprives the owner of the economically viable use orthe
land.
(c) The Council may take the follow ing actions:
(l) reinstate the right to submit the applicable development plan or detailed plan
within a lime certain, subject to and conditions that may be appropriate to ensure
that significant progress will be made toward development of the project;
(2) modify the planned development district regulations applicable to the property; or
(3) direct that proceedings be instituted to change the zoning classification of the
property in accordance with applicable procedures.
(d) In granting exceptions to the time limits phase as set forth herein, the City Council
may require any conditions as will, in its judgment, be consistent with the purposes set forth in
this chapter and its other land use policies and regulations. The conditions which the City Coun-
cil may place on the planned deve'opmcnl may include placing additional time limits on the next
step in the process.
SECTION It. Applicability, This ordinance shall apply to applications for approval of a
development plan or detailed plan as follows:
1. To any development plan or detailed plan in lieu of a development plan, for which a recom-
mendation has not been made to the City Council by the Planning and Zoning Commission
by the effective dale of this ordinance;
2. To any other detailed plan that is filed after thee ffective date of this ordinance.
SECTION 111. That any person violating any provision of this ordinance shall, upon
conviction, be fined a sum not exceeding $2,000.00. Each day that a provision of this ordinance
is violated shall con: litule a separate and distinct offense.
SECTION IV. That if any section, subsection, paragraph, sentence, clause, phrase, or
word in this ordinance, or application thereof to any person or circumstance is held invalid by
any court of competent jurisdiction, such holding shall not affect the validity of the remaining
portions of this ordinance, and the City Council of the City of Denton. Texas hereby declares it
would have enacted such remaining portions despite any such -slidRy. r
SECTION V, That save and except as amended hereby, all the smions, subsections, 1 '
paragraphs, sentences, clauses, and phrases of Chapter 35 of the Code of Ordinances of the City
of Denton shall remain in full force and effect.
SECTION VL That this ordinance shall become effective fourteen (14) days from the
date of its passage, and the City Secretary is hereby directed to cause the caption of this ordi-
Page 3
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nance to be published twice in the Denton Record-Chronicle, the official newspaper of the City
of Denton, Texas, within ten (10) days of the date orits passage.
PASSED AND APPROVED this the day of 1949.
JACK MILLER, MAYOR
ATTEST:
JENNIFER WALTERS, CITY SECRETARY
1
BY:
APPROVED AS TO LEGAL FORM:
HERBERT L. PROUTY, CITY ATTORNEY
BY: Gy
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AGENDA INFORMATION SHEET Dttr
AGENDA DATEr June 22,199
DEPARTMENTt City Manager
('M/DCM/ACM: Rick Svehla, Deputy Cloy Manager
SUBJECTt Consider appmvat of drainage Improvements on Pecan Creek from Ruddell Street to
Woodrow Lane.
BACKGROUND: Staff has been working for the last six months on requests from Mr.
Iludspeth to move the channel. We have looked at several options that range In price from
$200,007 to $400,000 over and above whsl will be spent to excavate the channel in the original
plan.
OPTIONS: The options suggested are not recommended by the staff. The first option, which is
a complete rerouting of the sewer system, Is very costly in terms of moving the sewer and adds
extra excavation and work In the construction of the main channel. The last option, which was
discussed at the June 1 S0'meeting, has a high risk attd approximately $200,000 of cost associated
with it and is not recommended by staff.
j COMMENDATIONS: Staff would rocoromcnd the original design plus replacing Mr.
Iludspeth's trees according to the landscape ordinance which would require twenty-seven trees
to be planted on Mr. Iludspeth's property.
ESTIMATED SCHEDULE OF PROJECTt N/A
PR1UR ACTIONIREVIEW (Council. Boards. Commisslonl: (Requimd)
FISCAL INFORMATION: The options that were presented require significant additional
funding. That funding ranges from approximately $200,000 to WOW. Currently, tone of the
operating departments or budgets has that kind of funding available
BID INFORMATIONt N/A
MAP: N/A
Respectfully submitted,
Rick Svehla
Deputy City Manager
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CITY OF DENTON, TEXAS orrice OF THE c1TY MANAGER •:te Mownn.y sv«roM T•~« Ts:o~
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MEMORANDUM
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DATE: June 22,1999 1
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TO: Mayor and Members of the City Cou xll
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FROM: Rick Svehla, Deputy City Manager
SUBJECT: CHANNEL IMPROVEMENTS
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We've continued to look at the latest option tha+ Mr, Hudspeth's engineer has suggested. Staff
still does not feet that this is a viable altemetive given the risks and can not rewmrnend it. In
addltlon, we still believe the cost Is approximately $200,000 and we cannot )usury this additional
cost.
I've attached the latest Information that we've given you along with two other pieces of Information
thatyelfhT sent you in the pest. We will be aveileble for questions at Council's convenlenx,
Rick Sveh a
Deputy City Manager
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CITY OF DENTON, tEXAS 715 E. McKinney aVa6 oamon, T.n.74101 (040) 340.8307
Office of the ciy Menaver
MEMORANDUM
DATE June 15, 1999
TO: Mayor and Members of the City Council
FROM: Rick Svehlo, Deputy City Manager
SUBJECT: Meeting with Greg Edwards (Mr, Hudspeth's Engineer)
This morning we were able to visit with Mr. Edwards about hie letter (attached) for Mr.
Hudspeth's drainage request, Mr. Edwards Is proposing to move the channel north
approximately 30 to 35 feet. The difference to our plan is that by moving thA channel
north we come a lot closer to the existing sewer Imes. Essentially, sto Mr.
Hudspeth's west line we would begin moving the channel and by the time • the
first set of manholes we would be very c1^.se to having moved thu L,iannel
approximately 30.35 feet north (see exhibit 01). What thls would do Is make the bottom
and the "bench" over the top of the pipe very close to the pipe. It would require us to
"protect" the north side of the channel starting at the bottom of the channel, going up the
side slope to the top of the bench and then extending over the sewer lines, Minimally
(his prolefuilon would 11ava to 60 gatslins, wire basket.^ that are attached to the $!de
slope of the channel and then filled with rock. Gablons typically cost $48.00 per square
yard if you look at exhibit one, you will see that we've built a 5doot toe wall on the
bottom of the channel. We've come up the slde slope, which Is approximately 13 feet in
length and then capped over the lop of the two existing pipes, at least 10 feet on top of
the bench, making the total length per lineal foot of gablon 30 feet We would be
extendinj this gablon approximately 400 feet making the total sc,usre footage 30000,
which is 12,000 square feet plus some transition which we have estimated to be
approximately 100 feet in each direction at an average width of 15 feet or an additional
3,000 feet of gablon for a grand total of 15,000 square feet of gablon or 1870 square
yards of gablon at $48.00 per square yard. The total cost of this gablon would be r
$77,000. 1 still think we would have to do something for the manholes, which will now e
be sticking up out of the ground some 7 to 10 feet. They would have to be protected or
lowered, We still thlnk we would have to redesign, submit those deslpns to the LI S.
Corps of Engineers, get a revlslon In the 404 permit, do some extra exo4vatlon because
of row characteristics of (no channel, provkfe for bvpAss pumping, and obtain more
" iNl fe QYa if~r ~ coke" Y
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Memo to Mayor and Council
June 15, 19613
Page 2
easement. So we think our original estimates for the cost of the redesign, the Cofp,
permit, the excavation and easements would remain the some or may actually be a little
bit higher, (Estimated at $70,000 for design & excavation and $20,000 for eascnlents In
the original estimate), We believe we would have to add an additional $30,000 for extra
excavation, longer equipment rental and bypass pumping capacity. If you add the cost
of the gablons, you would make the total project cost about $200,000. '
Several Issues need to be considered when discuising the risk associated yvith moving
the drainage channel closer to the waslewatel collection lines, Problems with the
operation of heavy equipment near the lines and the potential of erosion during
construction pose concerns. These lines are constructed of clay the materl'al and were
Installed In the early 60's. Our concern Is that removing the cover from these tines and
operating heavy equipment In close proximity may weaken the tines. These lines are
carrying on average 7.8 million gallons of wastewater per day. Damaging one or both
of these lines would result In a serious violation of our wastewater permit, Violations of
the permit for this type of discharge of untreated wastewater can result In fines up to
$25,000 per day. The other risk involves erosion damage that might occur during the
construction project The closer excavation Is done to the wastewater lines the greater
the potential of a storm event causing damage to the lines during the construction
phase prior to getting erosion protection Installed.
The City currently has an Administrative Order (AO) from the Environmental Protection
Agency that we are working through Issues concerning Inflow and Infiltration associated
with our wastewater collection system, While the City has been able to avold fines and
penalties to date, damaging one or both of these lines and releasing wastewater Into
Lake Lewisville would most likely result In a fine from either the EPA or the Texas
Natural Resource Conservation Commission. The City of Denton is ultimately
responsible for the ramifications that wou'.I come from a broken sewer line and damage
to the environment. We do not feel that taking this type of risk Is In the best interest of
the citizens.
Considering the cost of these improvements and the extreme risks that we believe this
alternative has staff cannot recommend this alternative to you. We still think our origlnat
design and our original proposal using the original easement is the right way to proceed.
As menti^nod earlier, we will do everything we can to save trees. We would replace the
frees that we take with new trees as Is required In the landscape ordinance even though
tl,1s project was begun before that ordinance come Into effect. If Council has any other
que ns, ould be happy to try to answer them at your convenience,
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Rick Svehlo
Deputy City Manager
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PAS I-10 1110111
Wednesday, June 09, 1999
Willie Hudspeth
623 Newton
Denton, Texas 76201
Dear Mr. Hudspeth,
Afler our meeting last week, I received a set of plans for the Pecan Creek channel improvements
from the City of Denton. I have reviewed these plans based on your concerns but they are not very
clear. It Is very difficult to determine what Is lobe done and why.
Attached is a sketch of a cross section of the channel. The erou section Is near station 93+00 and it
is my beat guess as to what Is happening. From my tevlew of the plans and the site, It appears that
the proposed channel excavation Is primarily on the South side of the existing channel as shown in
red. The green line shows the proposed channel sAu the lop 4the channel his been moved 40' to
the north. Since the tol of the channel is now lower than the lot of the slope, it would only have to
move approximately 35' north. 'this would 0..+w some excavation on the south side of the channel.
The attached cross iection indicates that 60' to 75' of channel bollom can be achieved. This leaves a
minimum org, of separation and S' of cover over the existing sanitary sewer mains. AJditionst
channel capacity can be obtained over the existing sewer mains if you bench the charnel as shown in
the ikekh. The area hlghlithted in yellow would be arcs not to be excavated and thereby removed
from the channel flow sta. The area highlighted in green would be additional excavation and area
added to the flow srea if the channel were relocated.
The City r Denton proposal plan calls for slope protection along the north side of the channel on
your pro . Protecting the existing sanitary sewer mains by expanding the slope protection area
and increasing the quality of the slope protection would appear to be much Ieas costly altemadvei
when compared to relocating the existing unitary sewer mains If the channel were relocated,
As we discussed, the expansion in Ilre essement to allow Mitts the chwtel to the north is on
Denton County property riot appttare to be'Iri& the existing FBMA lde dfied fioodplain, Shilling
construction to the North would appear to be a reasonsbfe request, a it would serve to preserve a
few of the major trees along the north bank of the channel. lbm trees will help to establish a buffer i t
between your residence and the newjail facility,
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I could not erlermine the exact cross section of the existing or proposed channel from the plans I
received kom the City of Donlon; thus, it Is Impossible to define the specific impact of your
requested relocation. It does appear to me that shilling of the channel could be done without
relocating the existing sanitary sewer mains. There will be some redesign costs and probably some
additional costs for slope and bunk prolecdon if the chirmol is moved far enough north to save a few
of the major item south of The channel,
I did not Find any Indication on the plans showing your existing sanitary sower smlcs that is
currently exposed in the existing channel. It appears that the proposed channel excavation will
remove most ofthe cover on this line and that concrete or►catement of the service line seems
apprepdale. Relocation of one of the proposed rock bum to a location that would also protect your
sewer s-rviee line may be something the City of Donlon would like to eobelder to their redesign of
the chawKI Improvements.
.
Pleue all If you have any questions or if I can be of further ueislutoo.
SinSerely,
Gtr Owardow , P. E.
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PERMANENT
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j VTYOFDENTON, TEXAS OFFICE OF THE CITY MANAGM211E,McMnnoyetn"t•O#nton,T@Rn71
M1130 11ral IM) MEMORANDUM t
DATE; May 21,1999
TO: Mayor and Members of the City Council
FROM: Rick Svehla, Deputy City Manager
SUBJECT: THE HUDSPETH PROPERTY
The last time we talked about this Issue, you asked staff to go back and look at the replacement
of trees on an Inch by inch basis. Mr. Hud+psth's property contains six pecan trees, five
hackberry trees, three ash trees and one elm tree that would have to be removed for the new
channel Improvements. Those fifteen trees have a total diameter of two hundred and fdiy-five
inches. If we replace them with three-Inch trees we would plant elghty-five trees. We are
estimating the costs of those trees to be between $250 and $300 dollars each. If we utod $250
each, the cost of the trees would be approximately $21,000. At the $300 cost, the trees would be
a little over $25,000. We do not have any funds currently available in the Pecan Creek Tributary
4 Drainage Project to accommodate any of these trees.
W4r the project was started we did not Include any funding for trees since the landscape
j ordinance did not exist, Subsequently to that CIe landscape ordinance was passed. You may
recall that the ordinance requires that trees be replaced at fifteen trees pGr acre. The new
channel is approximately 30.35 feet wider than the existing channel, If you use the length cf the
channel and convert the Improvements into square footage, the requirement under the landscape
ordinance would be twenty-eight trees. This equates to disturbing 1.86 acres of ground with the
new channel.
We have proposed trying to replace the trees on Mr, Hudspeth's Froperty with the replacement
requirements of the landscape ordinance for the trees that we ate taking. Wear* suggesting this r
because funding Is virtually non-existent and we are trying to help Mr. Hudspeth. We thought wo
were going far beyond the requiremenis because of the existing easement th4l is on Mr. f h"
Hudspeth's property. We would like to remind the Council again that this whole easement that
would accommodate the expansion of the channel was dedicated to the city by Mr. Hudspeth
~
"V*Aut#! to Quably &evky"
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Memo to N.; yor and Council Members
May 21, 1999
Page 2
when he platted. That dedication was required by oa,r subdivision rules and regulations and we
thought by making all the channel improvements to the channel we were already for exoeeding
our requirements. Adding the agreement by Jerry Clark to add replacement trees waa just
something else we were trying to do In recognition of the size of the trees that we were taking. If
we ure the replacement rules we would plant twenty-seven trees all on Mr. Hudspeth's property
(i.e., almost the full requirement under the landscape ordinance).
In conclusion, we would recommend that we build all the channel Improvements on the existing
alignment and that we look for a way to replace the trees under the landscape ordinance and
move on with the project. If Council has any further questions, I will be happy to try and answer
t h;e OOX
Rick Svehla
Deputy City Manager
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carp of DOMW Ludwepe code
existing street pavement. This restriction does not apply to strngte kroldent accesn vdthtn" V
crltkW root zone for purposes of clearing underbrush, establishing the building pad and
associated 1ol grading. vehicular access necessary for routine utility maintenance car
emergency restoration of utility sepia or routine mowing operations.
(5) Landmark Tress
Landmark Tree nominallons will be prepared by the Dkeclor, duikp Landscape Plan review or alter
the evaluallon of nomination proposals submllled to the Director. Those specie with a minimum
diameter of at least i5% of the listing In the most current pubikotkxt of the Texas Forest Service jk
Tree Bats rrv are eligible for LwWnhark Tree nomination. If a tree sligible nor Landmark nomination
Is so designated by the Director, the owner of the trN must sither preserve the Use In sccordancce
wil:i Section 314(4)a of this article or provide replacement treat with a combined caliper In inches,
measured six (6) kxhss above the top of container, equal to one-hid (60%) of the diameter In
inches, four and one-half (4A) feet above ground level, or the deW"Isod Landmark Tres that is
removed. If a tree Is designated as a landmark tree It shag 1H unlawhrt for an owner of the tree to
fart to preserve the tree or fall to roplea the tree within air (6) months of tin time of the cieerkhg or
grading, as required by this wWo.
(6) Residential slubdlvislons
a. Residential subdkbicns may demonstrate oompilana with the 16 treat per aaa Tres Standard
by alalating the average number of Iran per we for tins was oomteknd within the entire
subdivision.
b. It a residential subdivision achieves on average of 30 or more toes per we by reserving open
space to be dedicated to the city, including land required by the City's park dedication
ordinerKe, or to be malnlainad by a homsown&V association. minirnurn lot size may be
reduced by ten (io) percent in order to reat:s tin mahhkrwtm dwaly allowed *thin the xo*g. ,
dlstrK
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(J) Public Property
a. All lands owned as Individual lots by govemmantal anttet are subject to the provisions of this
article to the extant allowed by law. The City of Denton appradslat the perti ilpstion of federal,
state, county, end other wrbdkiloM In the nanagaa»nt 011% CMy's Ir"a cover.
b. Construction Project i located within Public Rights-of-Way and F.asarhanla: TM area defined by
project. limit. We will be used to delem h bin standard oornplbries. Trans rsmovedmrustt be
replaced in eccordanoa with the table provided in this sac;taon. If replacement IrM caOl
a Vt be
planted
nd consibtent wthe proo am. My th open span plan t be ~ w" arm design" by the DOH of Trea Replacement
""I"I Tres R~t few
0 to 12 inc~ba 1.6
124 to 241nh has
24+ to 30 Inches 2.0
30# "so 2.5
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(s) Functional Requlremanta l / - r
constructed, : All landscaping, Imes and sereanfng davicea "kod by this artkde shat be
a. View
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street end The Installed and
and par" at
Page I
Original ikAner a Approvsd: Apd I*. 1 01 s Mw4m" AppvrehL Howmber 1760 logo
• "hief Ordtnara QnK+i Dabs May 10,1 M • ArnwAT*hb Mc.'w D'" December to, I M
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CITY OF DENTON, TEXAS OFFICE OF THE CITY MANAGER-215 E. McKinney Street-Denlen,TeRee 75201
---TtISpR~l~t t~ra~T'rowt9wTxt41"I
MEMORANDUM
DATE: April 15, 1999
TO: Mayor and Members of the City Council
FROM: Rick Svehla. Deputy City Manager
SUBJECT: REQUEST OF MR. HUDSPETH FOR REVISIONS TO PECAN CREEK FROM
WOODROW TO RUDDELL
Aner the Council meeting on March 23 d we met with Mr. Hudspeth the next day. Al that meeting
Mr. Hudspeth showed us his Idea of what he wanted staff to review and consider. Essentially,
Mr. Hudspeth asked for the channel to be moved further north and then extend it In an easterly
direction across most of his property before it began to turn south and then back east to Woodrow
Lane. I've attached a drawing that shows our existing design and Mr. Hudspeth's request. The
pink lines show the extent of the channel on the new alignment. The light blue lines show the
original design. If we move the channel north we would save a number of Mr, Hudspeth's trees.
However, there are severe; disadvantages to this design.
The first problem Is that we actually run over some dash lines that aro In green with the new
channel alignment, These dash lines are the existing sewer lines. With the now alignment of the
channel, the sewer lines end up crossing the bottom of the new channel. One of the problems
with that Is that the channel bottom would basically rest on top of the existing sewer tine. That's
unacceptable from an engineering and an environmental point of view since any kind of erosion
would dislodge the pipe and cause a major leak. The two pipes are 24' and a 21" inch in size
and they are the major trunk lines for the City of Denton that drain a majority of the Pecan Creek
Basin. Consequently this new alignment would require moving the sewer line, I've also attached Il
a copy of a lotter that we sent to you In December of last year that talks about this very same
Idea. In that particular correspondence we did not actually do any design, we simply sold that we
believe that moving the channel north would require moving of the sewer lines and we estimated ,
the cast at $200,000 to $300,000, In this new design we are moving more of the sewer line
because of the alignment of the channel. I've also attached a detailed estimate from the Utility
department on the cost of moving the line, You can see from the figures that the cost is
estimated to be about $300,000.
2
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Memo to Mayor and Members of the City Council
April 16, 1M
Page 2
The sewer relmtlon is nd the only cost that we would Incur, Because we would move the
channel away from the existing oentedine of the channel, we would have to excavate end fill
rather than just excavating , ~ng the existing channel. On the open market we estimate those costs to
be approximately $80,000 to $90,000• Since we would be doing this w`.th city crews we think we
design got 4 row 404 dons permit
from the the Corp of work ~Eng~eers and we would that, to have alvo have to
consultants to make sure that we do not cause any more erosion problems in the curves of the
channel. We estimate the additional extra costs of excavation, corps permitting and the
consultant work to be about $70,000.
Finally, since we would be moving the channel north we would have to obtain new easements.
Using about the same costs that we Incurred for easements up stream from Mr. Hudspeth., we
would estimate those easement costs to be about $20.000•
We estimate the total o031 of this realignment to be approximete $ 00,000, Given this estimate,
aryl the feet we would actually be Having the channel away from its natural course, we do not
think this is an appropriate thing to do. We would save a number of trees; however, the cost to
save those trees does not seem reasonable or proportionate for the costs that would be Incurred.
Staff is not ready to reconvnend any of this to you and would recommend instead that we
proceed as planned In the beginning.
t
Rick Svehla I
Deputy City Manager
RS:sf
Attachments
Cc: Michael W. Jez, City Manager
ti Howard Martin, ACI NUti M"
Jerry Clark, Director of Engineering S Transportation
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CITY OF DENTON TEXAS once of N City Mungw • 315 EW Mditxrr saes . DONA Tear 76301
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1ere0" (41a) 349-8307 • Fax (940) 349,8596
MEMORANDUM
DATE: December 16,1998
T0: Mayor and Members of the City Council
FROM; Rick Svehla, Deputy City Manager
SUBJECT: Report on Mr. Hudspeth's Request from the December 8s' Council
Meeting
Al Tuesday night's meeting Mr. Hudspeth was concerned about the Pecan Creek
Drainage Project. How much land would be disturbed on his property and how many
trees would be taken. I have Included two colored maps in your packet. The first of
these Is an enlargement of Mr. Hudspeth's plot. It's labeled as Lot 4R, Block A and it Is
a little over 3.6 acres In size. The Rrst problem Mr. Hudspeth suggested was that we
were taking his property. If you look at this map, you will notice three colors on It. The
plnk line shows the boundary of his land, the green line shows the boundary of the flood
way, and the blue lines show the location of two sanitary sewer llnes. The green line
clearly shows that more than half of the lot on the northern side is in the Roodway. By
subdivlslon rules this must be dedicated to the city and was when Mr. Hudspeth's lot
was platted. Ccunctl may remember that the Pecan Creek Drainage Project (PEC-4) Is
building the hundred-year channel. That hundred-year channel will fit In this flood way.
That's why we are using this drainage easement for that conslructlon. '
Council Member Young asked if we could move the channel north. The channel will be
located between the green line and the two blue lines. Sanitary sewers to the north are
a 10-Inch and a 20-Inch. These represent main trunk tines for the Pecan Creek
watershed. There Is a very large amount of sower being transported in these two
pipelines. If the channel were to be moved north we would have to reroute these two
lines. The utility departanent has estimated this to be at least $200,000 to $300,000.
sthe problem Is that ystem and make the l Is
4anslilon
Besides the running full. (Therefore, It will be difficult to build a now of
to the new syslem (I.e., it would add cost to the job).
Another part of the conversation that Mr. Hudspeth dealt with was has concetn for the
trees. Because we are widening and deepening the channel we will have to take a
significant number of trees. Mr. Hudspeth Indicated that two 50-year-old trees were
4
"j rd L012-Wilt &'ar&rp"
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Memo to Council
December 15, 1998
Page 2
going to be taken, six 20-year-old trees, and seven 10•year-old trees. We would agree
with the 20-year-old trees being taken and we think there are at least eight 10-year•old
trees that we would take. We can't find the second large pecan tree. There are two
large pecan trees on Mr. Hudspeth's property. We will be taking one 31-Inch pecan
tree, but we are saving a 24-Inch pecan tree. (See the larger colored map.) In fact, we I
have changed the design of the channel embankment to accommodate the effort to
save this tree. We have talked to Mr. Hudspeth about that. We have indicated to him
that we will replace the trees that we take per the landscape ordinance. We will try to
place most of Chess trees on Mr. Hudspeth's property or In the general vicinity.
Mr. Hudspeth also talked about the channel from the north from the county area being
brought Into the main channel near his property. the channel has been brought in near
Mr. Hudspeth's property. However, it has been built to align Itself and come In on the
north side of the channel In a tangent manner with the main channel. Thus it allows the
now coming from this channel to align Itself very well with the main chanrpl. Mr.
Hudspeth Indicated vial the water In the main channel gets close to hta home. That is
true. If you go back and look at the first map again, you will see a second line that is
further soulh on Mr. Hudspaih's lot labeled as Zone A Approximate Location. That is
the southern edge of the }Mod plain. That denotes ilia extent of the water In the
hundred-year flood as the channel now exists. Mr. Hudspeth's house foundation was
required to be raised so that the floor elevation would be one foot above this good
elevellon should the hundred year flood be experienced, so staff has always indicated
to Mr. Hudspeth that he is In the flood plain and could be subject to flooding. By
widening and lowering the main channel, we should be able to control more of the flood
water and keep it further away from Mr. Hudspeth's house.
The last thing Mr. Hudspeth talked about was his visits with Mr. Clark and that Mr. Clark
was not professional In dealing with him. Mr. Clark and his staff members have had
numerous discussions with Mr. Hudspeth to talk about the existence of this easement
and our intent to use it. We have Indicated as mentionod earlier Viet we would have to
lake trees and that we would replace them. We indicated that we would do that as
much as possible on Mr. Hudspelh's property or In ilia general vicinity, We Indicated
that Mr. Hudspeth would not have to pay for any of those. We also altered the channel
In order to save large pecan Use that was on the edge of the channel. And finally we
even spent extra money In order to have the extent of tha construction staked and
surveyed at least a couple of times so Mr, Hudspeth would know the limits of the ,
construction. We have tried to work as cooperatively and as professionally as we can.
However, we did have to give Mr. Hudspeth the news that we would be expanding the r
channel on his property. However it will be In an easement that has been there since
Mr. Hudspeth platted this property.
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Memo to Counc,l ;
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December t5, 1998
Page 3 '
We Intend to conUnue to move forward In this dirnction and b work with Mr. Hudspeth
wherever we can to minI,nLe the disturbance to Joe property. However, we aro
convinced that this is the best way to enlarge the channel, reduce flooding upstream
and along Mr. Hudspeth's property, end do U In Uw most cost efficient manner (i.e.,
without disturbing the sanitary sewer Ilnes to the north.) if Council has any further
questions, we will be happy to by to answer them at your convenience.
Rick Svehia
Deputy City Manager
RS:ct
Attachments
Cc: Herb Prouty, City Attttorney Manager
Herb
Clark, Director Director of Wa orMlestewaterTransportation
An
CMO 8hWW= Maw ? ON 16, now on U. r1 dWWS r pw~l
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Agenda Na _ 025 j
AGENDA INFORMATION SHEET ApendaRem 1
pay -Zt-~q
AGENDA DATEt June 22h', 1999
DEPARTMENT: Planning and Development
CNI/DCMIACNit Dave H-11, 349.723"
Sl BJECT
Receive a report, hold a discussion and give staff direction regarding the use of HOME funds for the
Toledo Court project.
BACKGROUND
Representatives of the Denton Affordable Housing Corporation (DAHC) and the Singing Oaks
Neighborhood Association met on June 10 to discuss a possible compromise on the Toledo Court
housing project A tentative agreement was reached, pending further discussion. Council received
information regarding the discussion that took place at the meeting on June Wh, and instructed staff to
continue to seek settlement
On June 16'h, DAHC representatives met with City statl'to discuss additional platting and funding
issues related to the Toledo Court project, The discussion concerning funding issues focused on the
use of the City's liON1E funding to subsidize the project It was determined that approximately
$64,000 would be needed to support development of four units on the project site. 1 wo alternatives
for the use of HOME funds to provide this subsidy were discussed
OP11 M
Two funding options have been Identified by staff for the Toledo Court settlement.
0-ydon J
Funding included in the recently approved 1999 Action Plan could be used for the project. This would
entail reallocation of the Community }lousing Development Organization (CHDO) set aside funds
These funds can be used for rehabilitation and/or improvements to the project site. Use of 1999
HOME funding will require the following
• Council approval of an amendment to the 1999 Action Plan This will require publication of the
amendment and the 30-day citizen comment period. The amendment will include specific dollar
amounts for the Toledo CoLLI project and any other activities.
a Completion of an environmental review including noise assessment, lead-based paint analysis,
floodpkiin determination and review by the Stele Historical Commission. The State Historical
Commission may take up to 30 days to review and comment on the project ;A&ndaied actions
could iri:lude revisions to the current work specifications. If significant work has bean completed
on the project prior to the request for an environmental review, the project is not eligible for 1999
HOME funding A
• Preparation and approval or a new agreement or an amendment to the existing agreement with the '
Denton Affordable !lousing Corporation for use of the funding. The agreement or amendment 1
may also include additional provisions including public participation requirements previously i
discussed by council.
• Submission of appropriate expenditure documentation and a reimburseme it request by DAHC.
Page 1
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• Submission of appropriate beneficiary and financial reports.
Option ?
Funding previously allocated to the DAHC for the Affordable Housing Opportunity Program (AHOP)
could also be used for the project. These funds ai a currently being recycled into other AHOP projects.
Since 1994, the City of Denton has provided DAHC with $360,882 for AHOP. The current DAHC
AHOP program fund balance is $79,621; proceeds from a recent sale will increase that amount by
$61,751 in the near future. These funds are currently invested In projects or in the revolving loan fund,
Previously allocated AHOP funding that has been invested in two or more housing projects has lost its
federal identity Therefore, the City and DAHC would not be required to meet stringent federal review
and amendment processes as stated above Use of recycled funds, described in the HOME regulations
as "program proceeds," would not require an amendment to an Action Plan. An environmental review
would not be required. The funds would be available for use immediately or upon sale of any AHOP
units where funds are currently invested.
According to DAHC's current contract with the City of Denton, use of previously allocated HOME
AHOP funding would require the following
Submission or a project description and a written request for revision to the "work statement."
• Receipt by DAHC of writ ten approval to change the use of ' HOP funds as provided in Section VI,
A of the Agreement Between the City of Denton and the Denton Affordable Housing Corporation.
s Submission of appropriate financial and beneficiary reports.
The Denton Affordable Housing Corporation met on June t7'h, and It is stairs
understanding that the Board of Dirteton agreed unanimously to accept Option 1.
If Council chooses Option I, staff will prepare an amendment to the 1999 Action Plan, advertise the ,
proposed amendment and the 30-day comment period. At the end of the 30-day comment period staff
will return to Council, provide information on any comments received and request approval of the ,
amendment,
if Option 2 is chosen no further action by Council is required, but DAHC may not agree to this
approach. However. Council may wish to publish information on the change to DAHC's work
statement and provide opportunities for citizen comment.
It is important to note that both sources of funding described above have been allocated to a purchase,
renovation, and resale program. Funding reallocated from either source will have the same impact on
funding available for this activity.
RECOMMENDATION
Staff recommends approval of DAHC's preference to select Option I,
;"T{tiW ED SCHEDULE OF PROJECT '
DAHC ha! previously provided a project schedule However, if 1999 HOME funding is allocated to a (r
the project, this schedule may need to be revised based on delrys resulting from actions required to
meet HOME program regulations A 30-day delay is anticipated if Option 1 is selected.
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PRIOR ACTION/REVIEW (Council. Boards. Commissions)
Previous Council discussions concerning the Toledo Court project include the following:
• May 11, Public Hearing- Council directed staffto prepare a work session item to diwuss the
funding allocated to DAHC based on comments from residents of the Singing Oaks neighborhood.
May 25, Work Session - Council members voted 4 to 3 to leave DAHC funding allocated in the
1999 Action Plan as recommended by the Community Development Advisory Committee.
e June I, Regular Session - Council approved a revised Action Plan to omit funding to DAHC and
set up a CHDO set aside for a housing purchase, renovation and sale program. Staff was also
directed to Include an item on the next sgenda regarding a possible "stop work" order at the Toledo
Court project site.
s June g, Work Session - Council member Ront Beasley requested that Council delay action on the
stop work order allowing DAHC and Singing Oaks neighborhood residents to meet and discuss a
possible compromise. Council members agreed to this request.
• June 15, Regular Session - Council members discussed the results of the meeting between DAHC
and neighborhood residents, Council directed the City Manager to continue discussions with
DA11C.
FISCAL INFORMATION
DAHC and City officials have estimated that a subsidy of approximately $64,000 is needed to make
the Toledo Court project visible. The 1999 CHDO set aside is $98,000. The current DAHC AHOP
program fund balance is $79,621; proceeds from it recent sale will Increase that amount by $61,751 In
the near future.
BID INFORMATION
NIA J
ATTACHMENTS ,
N/A
RespectUly submitted:
i I
\r 1 I
DBVe
Nil A istant City Manager of Development Services
Prepared by,
erbar oss j
Community Development Administrator ! (l~'~
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Ap«tdaNo; 9R•ot5
IN-__
AGENDA INFORMATION SHEET AP*
AGENDA DATE: June 21"x,1999
DEPARTMENT: Planning DepnNment I Inspections Division
CM/DCM/ACM: Dave Hill, 349.7233
SUBJ1 T
Consider and take action on directing the Building Official to issue a "Stop Work Order" to the Denton
Affordable Housing Corporation to stop repair and construction on houses located on Mockingbird
known as the Toledo Court project.
BACKGROUND
In October 1998, five houses were relocated from 911 Ave D to the 300 Block of Mockingbird Lane.
A Notice and Order to repair or demolish was sent to the Denton Affordable Housing Corporation on
February i9'h, 1999. The order required that permits for the repair of the structures be obtained within
sixty days or that a demolition permit be obtained within sixty days. Additionally, a standard condition
was imposed requiring all work to be completed within forty-five days of permit Issuance. Because of
delays associated with platting the property, obtaining contractors and the weather, building permits
were not issued until April 8'h, 1999. The forty-five day deadline expired on May 23rd.
During the June 8'h, 1999 City Council meeting, Mayor Pro Tem Beasley suggested that a meeting be
held with selected individuals from both the surrounding neighborhood and Denton Affordable
lousing Corporation The purpose of the meeting, held on June 141 h 1999, was to discuss possible
changes to the Toledo Court project
At the June 14'h meeting, Denton Affordable Housing Corporation and the surrounding neighborhood ,
agreed to changes to the Toledo Court project. During the June 15'", 1999 City Council meeting the
proposed compromise between Denton Affordable Housing Corporation and the adjacent property
owners was heard. The compromise reduces the number of houses tobe constructed from it maximum
of six to four and also creates a grcenspace on what is now lots 3 and 4, As part of this compromise,
Denton Affordable Housing Corporation is requesting funding of approximately $60,000 from the City
of Denton to offset losses incurred by the reduction of the number homes to be constructed City
Council delayed consideration to direct the Building Official to issue a "Stop Work Order" until more
detsiled information can be provided regarding the funding request.
PRIOR ACTION/RE IE14'
February 18, 1999-Notice and Order to repair or d;,nolish sent.
April 8, 1999-Building permits issued for all structures
May 26, 1999 - Funding recommendation for the Denton Affordable Housing Corporation j
June 8,1999 - Consideration of issuance of "Stop Work Order"
June 14'x, 1999 - DAHC / Singing Oaks Neighborhood Meeting
June IS'a,1999 - Consideration of issuance of "Stop Work Order"
i
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FISCAL INFORMATION
The Toledo Court project will require no public Improvements that are the responsibility ofrht ;tty.
Denton Affordable Housing Corporation is requesting approximately $60,000 from the City of Denton
in conjunction with a proposed compromise with the virrounding neighborhood.
ESTIMATED PROJECT SCHEDULE
As of June 16, 1999 the foilawing work has commenced on the five structures,
• Lot 1, 308 Mockingbird - Stem walls have been poured and the structure has been set iu
plnc e.
Lot 2, 312 Mockingbird - Trenches for footings have been dug and steel has been tied and
is ready for placement. Interior demolition has commenced,
Lot 3, 316 Mockingbird - Trenches for footings have been dug and steel partially planed in
beams
Lot 4, 310 Mockingbird - Trenches for footings completed and the footings poured. Stem
will forms have been set and are reedy for concrete placement.
Lot S, 400 Mockingbird - Vacant Lot
Lot 6, 324 Mockingbird - Trenches for footings have been dug a.w *tee[ placed In beams.
Footings are ready for concrete placement.
RECOMMENDATION
Allow the restoration of the fn c houses to continue in accordance with the attached construction
schedule. If a compromise agreement can be reached between the Singing Wks residents and the
Denton Affordable Housing Corporation, the restoration process should be allowed to continue as
mutually agreed.
OPTIONS
L Initiate stop work order and demolition procedures.
2. Approved the funding req- 0 by D. A H.C, and allow restoration of four structures to continue.
3. Allow construction to continue in accordanc, with the attached schedule
4. Postpone consideration of "Stop Work Order" pending additior,d ueighborhood meetings.
i,
ATTACHMENTS
t. Site plan Indicating proposed compromise of four houses ` i
2. Toledo Court Project Construction Schedule.
Respectfully submit tt f
D {ill f
ssistant CO) Manager of Development
Services
ll
icial
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ESRI AreExplorer 1.1
Proposed House Locations - Toledo Court Subdivision
I
,-.i slreele
parcels
welerln
ROAD NAMES
ra_wnames
1~~1YY..~7 'e ~y!
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Ve"sday, J I6 099
ik
Attachment 2
Toledo Court Project Construction Schedule
Junc 7, 1999 - Footings to bean on all strictures
Unit 1- June 28, 1999 Stem wall forms set
June 14, 1999 exterior renovation initiated
. July 11, 1999 exterior renovation 35% complete
. August 1, 1999 exterior renovation 90% complete
Unit 2 - July 1, 1999 Stem wall forma set
June 20, 1999 exterior renovation initiated
July 12, 1999 exterior renovation 35% complete
August 9, 1999 exterior renovation 901* complete
Unit 3 - July 19,1999 Stem wall forms set
July 1, 1999 exterior renovation initiated
. July 25, 1999 exterior renovation 35% complete
. August 1, 1999 cxtcrior renovation M complete
Unit 4 - July 19,1999 Stem wall forms set
July 19,1999 exterior renovation initialed
August 16,1999 exterior renovation 35% complete
August 30. 1999 exterior renovation 90% complete
Unit 6 - July 19,1999 Stem wall forms set
July 26,1999 exterior renovation initiated
August 22, 1999 exterior renovation 35% complete
September 1, 1999 exterior 90%
..A
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Ap
AWAs y
RESOLUTION NO.
A RESOLUTION APPROVING AND AUTHORIZING THE MAYOR TO EXECUTE A RE-
VISED VERSION OF AN INTERLOCAL APPORTIONMENT AGREEMENT BETWEEN
THE CITY OF DENTON. TEXAS AND THE TOWN OF NORTHLAKE, TEXAS ATTEST-
ING ANT) CONSENTING TO THE ADJUSTMENT OF EXTRATERRITORIAL JURISDIC-
TION BOUNDARY LINES BETWEEN THE CITIES AND PROVIDING FOR THE PROVI-
SION OF MUNICIPAL SERVICES; RATIFYING PAST ACTIONS; AND PROVIDING AN
EFFECTIVE DATE.
WHEREAS, or the April 13, 1999, the Town of Northlake, Texas ("Northlake) passed
Resolution 129 relinquishing and reducing the area of its extraterritorial 11uisdiction ("ETJ') de-
scribed therein in accordance with Tex, Loc. Gov't Code ¢42.023; and
WHEREAS, City of Denton, Texas ("Denton') passed a concurrent resolution accepting
this area into its ETJ it accordance with Tex. Loc. Gov't Code 142.021 and 41022; and
WHEREAS, those resolutions authorized the respective Mayors of Denton and Northiake
to enter into an Interlocal Apportionment Agreement adjusting and consenting to the adjustment
of ETJ boundary lines between the Cities, and providing for the provision of municipal services,
substantially in the form attached to the resolutions; and
WHEREAS, subsequent to the passage of these resolutions, there have been negotiations
between Denton and Northlake, and a number of changes have been incorporated into a revised
Interlocal Apportionment Agreement, which is attached hereto as Exhibit "A", some of which
changes could be considered substantial; and
WHEREAS, the City Council deems it in the public interest to approve and authorize the ,
Mayor to execute the revised Interlocal Apportionment Agreement attached as Exhibit "A";
NOW, THEREFORE;
THE CITY COUNCIL OF THE CITY OF DENTON HEREBY RESOLVES;
SECTION I. That the attached revised Interlocal Apportionment Agreement between
Denton and Northlake Is hereby approved, and the Mayor, or In his absence the Mayor Pro Tern,
is r, %orized to execute said Agreement. Further, ail prior actions of the Mayor, the City Man-
ager, the Assistant City Manager for Development Services, and the City Attorney in negotiat-
ing, revising, and executing this Agreement are hereby ratified and approved.
SECTION 11. That this resolution shall become efYective Immediately upon its passage
and approval.
t`
PASSED AND APPROVED this the day of ` 1999,
JACK MILLER, MAYOR
ATTEST:
JENNIFER WALTERS, CITY SECRETARY `
i
BY:
APPROVED AS TO LEGAL FORM:
HERBERT L. PROUTY, CITY A e I'OMY
BY:
Ira. ae.~nra.awimnM+..w „rlr.o.r s.
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STATE OF TEXAS
COUNTY OF DENTON ~
AN INTERLOCAL APPORTIONMENT AGREEMENT BETWEEN THE CITY OF DENTON,
TEXAS AND THE TOWN OF NORTHLkKE,TEXAS ADJUSTING AND CONSENTING TO
THE ADJUSTMENT OF EXTRATERRITORIAL JURISDICTION BOUNDARY LINES
BETWEEN THE CITIES, AND PROVIDING FOR THE PROVISION OF MUNICIPAL
SERVICES.
This agreement, entered into this day of , 1999, by and between the City of Denton,
Texas (hereafter referred to as "Denton") end the Town of Northlake, Texas (hereafter referred to as
"Northlake'), both parties being political subdivisions organized and existing under and by virtue of
the laws of the State of Texas and acting herein by and through their duly authorized mayors-
WHEREAS, Denton is a home-rule city lying and being situated within the county of Denton, State
of Texas; and
WHEREAS, Northlake Is a general law city lying and being situated in the county of Denton, State
of Texas; and
WHEREAS, Northlake and 0taton have received apetition Itom the property owners of 794 acres of
land more fully described in the body of this agreement, requesting Northiake to release
this area from its extraterritorial jurisdiction (ETI) and requesting Denton to expand its
ETJ to encompass this ama and to annex a portion of same, which petition Is attached to
and made a part orthis af;reement for all purposes as Exhibit "A"; and
WHEREAS, Northlake has passed a resolution relinquishing and reducing the area of its ETJ
described herein in accordance with Section 42.023 of the Texas Local Government
Code, and Denton has passed a resolution accepting this area Into its ETI In accordance
with Sections 42.021 and 42.022 of the Texas Local Government Code; and
s
WHEREAS, Denton and Northlake desire to adjust their ETJ boundary lutes whereby Northlake will
relcase from its extrah nitorial jurisdiction certain lands to be annexed by the City of
Denton and certain lands to become part of Denton's extraterritorial jurisdiction;
NtIEREAS, the parties wish to enter into an Interlocal Apportionment and Services Agreement
under and subject to the provisions of the Texas Local Government Code, Chapt rr 791,
the Interlocal Cocpention Act; and
WHEREAS, both Denton and Northlake have the authority to perform the services set forth in the
agreement individual',y; and
t
' c.
NOW THEREFORE, DENTON AND NORTHLAKE FOR THE MUTUAL CONSIDERATION
HEREINAFTER STATED, AGREE AS FOLLOWS:
SECTION I.
That in conbideration of Northlake reducing the ETJ area end Denton agrering to accept the
ETJ area described herein within its ETJ, annex a portion of the same, and to provide the services set
forth herein, the parties agree that the following extraterritorial jurisdiction bound try realignment
between Denton and Northiake, as herein described, is in the best interest of the prope„y owners and
inhabitants of both cities.
SECTION 2.
The line described by metes and bounds set forth in Exhibit "A•1" and as depicted on the
Apportionment Map attached as Exhibit "A•2" in Us Joint Resolution and Agreement, shall become
the south and west line of apportionment -nd the extraterritorialjurisdiction limits for Denton and the
north and east line of apportionment for Northlak,;, affecting all overlapping and contiguous
extraterritorial jurisdiction between Denton and Northlake, and the extension of the corporate limits of
both. Northlake does hereby relinquish and release to Denton all extraterritorial jurisdiction rights it
has or may have in and to that certain 794 acre tract of land identified as Tract 1 in Section 4 hereof.
In accordance with Sectiost VI of Northlake Resolution 129, passed by the Town Council on April 15,
1999, any prior or previous lines of ETJ affecting these common boundaries betw:.m Denton and {
Norhlake, overlapping areas, or contiguous unincorporated areas adjacent and common to these
municipalities are hereby deemed null and void, and of no further force or effect, being hereb
Y ~ ~ B Y
preempted by the lines set forth and described by the field notes and proportionate maps attached as
Exhibit "A• I" and "A•2".
SECTION 3.
Northlake and Denton agree that the extent of the extraterritorial jurisdiction of Denton, if in
exceedance of the 3%, mile distance standard set forth in Section 42.021 of the Texas Local
Government Code for municipalities with 50,000 to 99,999 inhabitants, will extend to the
apportionment line described in Exhibits "A•l" and "A8" by the written petition of the property
owner, attached as Exhibit "A", in accordance with Section 42.022 of the Texas Local Government
Code, Northlake represctes and agrees that this property currently lies within its ETJ, it has never
previously released this ETJ area, and that Denton shall have the exclusive right to annex the area
SECTION 4.
That Denton agrees to annex th.11 certain 794 Pore tract of land described as Tract 1 in this
Interlocal Apportionment Agreement within six (6) months of the effective date of this Agretment, and
Northlake grams its consent to such an Lvtexation, Tract t is described by metes and bounds set forth
in Exhibit "A•3" and reflected on the map depicted in Exhibit "A•4" hereof, released from the
extraterritorial jurisdiction of Notthlake, and Denton agrees to assume the rights and obligations
appurtenant to said property.
1
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SECTION S.
That Denton shall, at its cost and only upon request and consent by the Northlake Town
Council, provide retail water and retail sanitary sewer service to a eingle point south across Crawford
Road, to a p.-operty inside the Northlake extraterritorial jurisdiction and adjacent to the Crawford Road
right-of-way. A single waver tap and a single sanitary sewer tap shall be installed, with the tap fees
assessed to the property owner, and shall be adequate to support the development of a maximum of
150,000 square feet of commercial and/or retail gross floor area. Denton must approve the
construction plans for the private connections to the Dentoa utility systems. Denton will not provide
water service unless the sanitary sewer connection is installed, The water and wastewater taps shall be
considered temporary, and shall be eliminated within six r ionths of a request by the Northlake Town
Council to terminate said services.
SECTION 6.
That Denton and Northlake agree to abide by the terms of the Interlocal Fire Mutual Aid
Agreement, in substantially the form attached as Exhibit "A•5" to this Agreement.
SECTION 7.
That, save and except as otherwise indicated in this agreement, Denton and Northlake agree
and resolve that the adoption by both cities of this Interlocal Apfprtionment Agreement, and the
release of the aforementioned property by Northlake, does not mitigate, diminish, or lessen in any way
the rights that either party may have, at law or In equity, ' ) challenge or contest any other annexations
or attempted annexations made by the other party.
SECTION 8.
It will be considered a substantial and material breach of this Agreerren if Northlake releases
the ETJ area deserved herein to any other person or entity, or if Denton fails to annex Tract I within
six (6) months of the effective date of this Agreement, or if permanent construction does not
commence on Tract I (Crawford Road) within one year of the effective date of this Agreement, or if
Denton fails to provide any of the municipal services set forth herein. "Permanent construction" as
used herein shall mean the award of one or more contracts in an aggregate amount of 51,000,000 or
more for infrastructure fee development of the property and/or Crawford Road, such as roadways,
utility faalities, drainage facilities, sidewalks, parks, retention lwnds, or other similar facilities,
including engineering, architectural, and other consulting fees related to these Improvements, designed
to support the development of Robson Denton Development, L.P., its e2ccessom or assigns, and which
may Include, without limitation, the construction of a wastewater treatment plant and improvements to
Crawford Road under that certain Interlocal Ccy)peration Agreement between Denton County, Texas
and Northlake executed in June, 1999. Commencement of construction under construction contracts
that fall within the definition of permanent construw lion within this period shall satisfy this condition.
Each party shall give the other party prior written notice of any alleged breach of this Agreement. The
party receiving the notice shall have thirty (30) days to cure the broach. If the breach is not cured
within thirty (30) days of written notice, the non breaching party shall have the rie l to p-lrsue its legal
remed cs. If the breach cannot be reasonably cured within thirty (30) days, but corrective actions have
been commenced within the thirlyday period and are being diligently pu%ed, then the breaching
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party will be given a second period rf time, but not more than an additional sixty (60) days, In which to
complete the corrective action. All notices shall be sent postage paid to the parties at the following
Addresses:
To: Denton City Manager To: Town of Notthlake Mayor
City of Denton Town of Northlake
215 E. McKinney St. P.O. Box 729
Denton, TX 76201 Justin, TX 76247
SECTION 9.
Denton and NorthNke agree that it is their intention that, In the event that Denton does not
complete annexation of the Property within six (6) months from $re effective date of this Agreement,
or that Robson Denton Development, L.P. or its successors or assigns, fails to commence permw%ml
construction (as defined in Section 8 hereof) on Tract 1 (or Crawford Road) within one year from the
effective date of this Agreement, and that such breach has not been cured within the time provided in
Section 8, the subject Property shall be removed from the city limits and ETJ of Denton and restored to
the ETJ of Northlake. In order to effectuate this section, upon written demand by Northlake, Denton
agrees to Immediately initiate proceedings for disannexation and/or release of the Property from its
ETJ in the manner provided and to the extent authorized by state liw and its charter. Denton shall
make all reasonable efforts to disamtex the Property (Tract 1) and to restore it to the ET) of Northlake.
Northlake agrees that, at the time of inclusion of the land within Northlake's ETJ, it shall assume all of
Denton'r obligations for provision of services provided for in this Agreement.
SECTION 10.
That the parties' Resolutions referenced In the fourth clause of the preamble to this Agreement
and this Agreement shall constitute the written consent of Denton's City Council and Northlake's
Town Council to reduce or adjust the respective municipalities' extraterritorial juriOcti,n in
accordance with Sections 42.021, 42.022, and 42.023 of the Texas Local Govertunent Code and other
applicable laws.
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SECTION I l.
Should the relinquishment of the ETJ as described herein be declared invalid by a court of
competent jurisdiction, after all appeals trial have either lapsed or been pursued, the ET) boundaries
herein established shall revert to and be the same us they existed on April I, 1999 or as otherwise
required by any such court order.
SECTION 12. r
A copy of this Agreement shall be recorded in the Deed Records ,)f Denton County, Texas, and
shall be further available to the public through the respective Town or City Secretaries.
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SECTION IJ.
Venue of any litigation concerning this agreement shall be in a court of competent jurisdiction
sitting in Denton County, Texas.
IN WITNESS WHEREOF, this Agreem•.nt has been executed the day and year first aMve written,
by the parties hereto through their respective mayors after being duly authorized to do so by a valid
and binding resolution enacted by the resr active governing bodies of both municipalities.
ATTEST: CITY OF DENTON
Jennifer Walters Jack Miller
City Secretary Mayor
APPROVED AS TO FORM:
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Herb Prouty
City Attorney
PASSED AND APPROVED by the Town Council of the Town of Northlake this day
of , 1999.
ATTEST: TOWN OF NORTHLAKE
Shirley Rogers Michael J. Savoie
Tewn Secretary Mayor
APPROVED AS TO FORM AND LEGALITY:
Town Attorney
Town of Northlake
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Exhibit A
PEON
FOR
ANNEXATION
TO THE PLANNING AND ZONING COMMISSION
AND
CITY COUNCIL
OF
THE CITY OF DENTON, TEXAS
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The undersigned does hereby petition for annexation of 2145.51 acres located at the southwestern
ETJ boundaries of the City of Denton and the northeaster ETJ boundaries of the Town of Northiake.
between 1-35W and Florence Road. and between Crawford and Live ly RgjWj, The property Is more
particularly described In the attached survey description and shown on the attached map. The
undersigned also certifies that the following required Information concemin!} the land and its
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Inhabitants Is reasonably accurate and assumes responsibility for completion of said Information prlor
to scheduled action on the request by the City of Denton.
1. Is petition being initialed by owner(s) or majority of registered voters in area of request? Yee
No X„ If no, what Is the status of the application? The petition Is be [no submitted
on the part of the orocerty owner and developer of vacant- uninhabited land. ,
2. How many dwelling units are located within the area requested for annexation? I=
farmhouses are located on the oroperty: both are Ina state of disrepair and are unoccupied.
3. How many businesses or non-residential land uses are located within she area of the request?
N@, Please provide a general description of these land uses InctAino the name(s) of
businesses, if known
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4. Does area of request Include any territory within the city limits or extraterritorial Jurisdiction of
anther city? Yes X_ No _
5. Esilmsted population of the area of request. 0_ Adults 0 Chbdren
Ncmber of registered voters? " 0 t ! / e \ t'
6, At the time of this petition, have any other annexation procedures Dean InitlaNd for all or any
part of the area requested in this pefkion' Yes X No If yes, please
explain the procedures begun and their s tus, This application Is also Intended to serve as
written notice to the Town of Northlaks of uU consent and regueat on the part of the property
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!?wner for ali portions of the des ribed orooerty wi hln ha T
b9..t@4 ads. to ba -,a~ t"-_o1zlZ4Ll~fhlake ETJ-ems
p the nlnn G. H 6; i.
~eli~:hed t Cffv of De . _ atIon.
to repuest he City of Denton to add hi. n.,, ~ N . I,
~eriY to tts ETJ and to a ~hw n
LUZ"
this petition n Inlarl - @EII14nltrnder ounsid ration hetween ha _tw a n.
Town of No hlake s ° inwa the conditions of mu:: o
__tsal aoreamensnas Mich the ,
t?f NorthlakA ET a c°°~°°°e ! ~:_AAt, - ea rw -ti
AT I
Citv o! Denton Thi• application i• s bmltted in anLclpetin nr rh. a ,
AWMIttent1 =sue"" O1 era Ir`IB 'ti l
7. Dces a water supply district lie within the boundaries of the area proposed for annexation?
Yes No
8. What zoning, If any, other than agricultural (A), Is being requesied under separate pettion? M
aoollcatron for a Plenrwd Development r~~°-pt Plan for the en Ira ~n~: a. - -
Development Delali J Plan fa.lhellrst phase of t_he Bevel ~ - ---S
Sx?irlmuniN will be submitted in pool ~nctlon ~ h he anna I I
9. How much of territory proposed for annexation Is Included In zoning petition? The entire
7..246.61-acre traclwill be In I ~d J!n the PD II t
10. What Is the purpose of annexation? Ih9 B~xetion is Intended to fadllrnfr _ ,
C@9 lu remenks and sonar■+•~+ , _ • I r ervi~.
11. Planned land use (If zoning Is being requested):
Proposed Unit
Category 6 Total Per Acre And/Or
' Proooae, d Aae_°a Sara Feolape
1 a. Single family detached
1 b. Single family attached (townhouses,
cluster, etc.)
c. Attached patlo/garden/zero lot tine
d. Duplex
e. MuIQ•Family
f. Office r,
g, Nelghborhood Service
h. General Retail
1. Commercial f
1• Light IndusWal
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K Heavy Industrial _
Proposed use(s) If specific use permit or planned development (PD) being requested. PMmad
Planned Development Concept Plan land uses Include: 1.897.7 acres of residential land use.
42. acres of Neighborhood Services. 893.3 acres of Outdoor Recreation. 19.2 acres of
Community Sepdea. 11.3 acres of Peeking. apd,At.6 acres ;If streets and rtphts-of-way.
specific reaulatbna poyeminn these proposed uses will be provided in detaFl In the PD
aoolication•
12. Have petitioner(s) familiarized themselves with the of dal annexation policy, (and use policies,
and the standard municipal service plan of the City of Denton? Yes X_ No _
Name of Owner(s)
Signature (s)
Addresses;
Teiephcne ff(s):
Dale:
If pelitloner Is not the owner of the property: Status
Petitioner Name(s)
Signature (s)
Address(es) ;
Telephone #(s);
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Date:
`Field Notes and Location Map for area proposed for annexation must be submitted along with
completed petition before process begins.
Eshibit A-1: Apportionment Line - bfetes and Bounds
BEGINNING at a point in the centerline of a public road known as Crawford Road, same being the
southwest comer of the E. Pizano Sunray, Abstract No. 994, and the southeast comer of the M.
Scurlock Survey, Abstract No. 1141, on the north line of the P. Rock Survey, Abstract No. 1063, said
point lying 5,015 feet west of the intersection of the centerline of Crawford Road and Interstate
Highway 35W, same being the beginning point of the Apportionment Agreement Line between the
City of Denton, Texas and the Town of Argyle, as recorded in Volume 716, Page 145, of the Deed
Records of Denton County, Texas;
THENCE Westerly in Crawford Road, same being the south line of said M. Scurlock Survey and the
north line of said P. Rock Survey, passing the northwest comer of said P. Rock Survey and the
northeast comer of the 1. James Survey, Abstract No. 1501, continuing a total distance of 10,158 feet
to a point for corner at the southwest comer of said M. Scurlock Survey, same being on the east line of
said J. Anderson Survey, Abstract No. 22, in the centerline of Crawford Road;
THENCE Northerly in Crawford Road, with the west line of said M. Scurlock Survey and the east line
of said 1. Anderson Survey, a distance of 3,696 feet to a point for comer at the northeast corner of said
1. Anderson Survey and the southeast comer of the W. L. Dunning Survey, Abstract No. 1568;
THENCE Westerly in Crawford Road, with the south line of said W. L. Dunning Survey and the north
line of said J. Anderson Survey, a distance of 2,333 feet to a point for comer at the northwest comer of
said J. Anderson Survey, same being and inner ell corner of said W, L. Dunning Survey, said point
lying in the intersection of the centerline Florence Road and Crawford Road;
THENCE Northern in Florence Road, a distance of 6,654 feet to a point for comer at the southeast
comer of the A. Feltus Survey, Abstract No. 1286, same being an inner ell corner of the T. & P. R.R.
Survey, Abstract No. 1 301 at the intersection of the centerline of Blair Road and Florence Road;
THENCE Northerly in Florence Road with the northernmost west line of said T. & P. R. R. Survey,
same being the cast line of said A. Feitus Survey, a distance of 4,306 feet to a point for comer at the
northeast comer of said A. Fr;Itus Survey and the southeast corner of the H. Davis Survey, Abstract No. r
371, same being the inte%ction of the centerline of Florence Road and Scabom Road; A
THENCE Northerly in Florence Road with the east line of said F. Davis Survey and the northernmost
west line of said T. & P. RR. Survey, a distance of 1,989 feet to the northwest comer of said T. & P.
R.R, Survey at the intersection of the centerline of Lively Road and Florence Road, said point being
the PLACE OF ENDING.
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Exhibit A•2: Apportioomtot Map
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Exb[bit A-3: Tract I - Metes and Bounds
All that cedain lot, tract or parcel of land lying and being situated in the Couity of Dento_r. ' late of
Texas, in the M. Scurlock Survey, Abstract Number 1141, the F. Garcia Survey, Abstract Aiumber 502,
the B.B.B. & C.R.R. Survey, Abstract Number 197, the J. McGowan Survey, Abstract Number 798,
the F. Oliver Survey, Abstract Number 989, the 1. H. Paine Survey, Abstract Number 1617, and being
more panic tlarly described as follows:
COMMENCING from a point in Crawford Road, said point also being the Southeast comer of said
M. Scur'ock Survey and the southwest comer of the E. Pizano Survey, Abstract Number 994, Denton
Counh, Texas;
THENCE North 00 degrees 37 minutes 19 seconds East with the cast line of said M. Scurlock Survey,
and the West line o' Wet E. Pizano Survey, a distance of 30.00 feet to a point for comer, {
THENCE North 8'+ degrees 51 minutes 20 seands West along the North line of Crawford Road and
being 3U feet north , f and parallel to the south lire of said M. Scurlock Survey, a distance of 3840.02
feet to the POINT Oi' L'' EGINNING of the herein described tract;
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THENCE North 89 degrees S 1 minutes 20 seconds West along the North line of Crawford Road and
being 30 feet north of and parallel to the south line of said M. Scurlock Survey, a distance of 6287,95
feet to a point for comer;
THENCE North 00 degrees 00 minutes 47 seconds East, 30 feet east of and parallel to the cer,:ar of
Crawford Road and the west line of said M. Scurlock Survey and the east line of the 1. Arrdetson
Survey, Abstract No. 22, a distance of 3696.63 feet to a point for comer,
THENCE South 89 degrees 24 minutes 45 seconds West, 30 feet north of and parallel to the middle of
Crawford road and a south line of the W. L. Dunning Survey, Abstract No. 1568 and the north line of
said 1. Anderson Survey, a distance of 2333.33 feet to a point for comer,
THENCE North 00 degrees 00 minutes 47 seconds East, 30 feet east of and parallel to the middle of
Florence Road, a distance of 611.11 feet to a point for comer;
THENCE South 89 degrees 24 minutes 45 seconds West, a distance of :6.96 feet to a point for comer;
THENCE North 00 degrees 31 minutes 59 seconds West, 30 feel cast of and parallel to the middle of
Florence Road, a distance of 3764.93 feet to a point for comer;
THENCE North 89 degrees S1 minutes 47 seconds East, a distance of 2541.9E feet to a point for A, r.
comer at the beginning of a curve to the right; f 1
THENCE with said curve to the right having a central angle of 02 degrees 10 minute 14 seconds, a
radius of 2640.00 feet to a point for comer;
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THENCE South, a distance of 1141.19 feet to a point for comer at the beginning of a curve to the
right;
THENCE with said curve to the right having a central angle of 84 degrees 20 minutes 48 seconds, a
radius of 2640.00 feet to a point for comer;
THENCE South 00 degrees 00 minutes 47 seconds West a distance of 1064.92 feet to a point for
comer,
THENCE East a distance of 1037.44 feet to a point for comer at the beginning of a curve to the tight;
THENCE with said curve to the tight having a central angle of 89 degrees 29 minutes 36 seconds, a
radius of 2640.00 feet, to the POINT OF BEGINNING and containing approximately 794 acres of
land.
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Eshibit A4: Tract 1 Map
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EXHIBIT A•S: INTERLOCAL FIRE MUTUAL AID AGREEMENT
Upon request to an official of the Responding Department by an official of the Requesting Department,
fire fighting equipment and personnel will be dispatched to any point within the jurisdiction of the
Requesting Department as designated by the official of the Requesting Department.
Any dispatch of equipment and personnel pursuant to this agreement is subject to the following
conditions;
1. Any request for aid hereunder shall include a statement of the amount and type of equipment and
number of personnel requested, and shall specify the location to which the equipment and
personnel are to be dispatched; but, the amount and type of equipment and personnel to be
furnished shall be determined by an official of the Responding Department.
2. The Responding Department shall report to the officer in charge of the Requesting Department at
the location to which equipment and personnel are dispatched and shall be subject to the orders of
that official.
3. This agreement is not only for mutual aid, but may also be used for medical first responders where t
there may be a question of boundary. C
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4. The Responding Department shall be released by the Requesting Department when the services of
tl:e Responding Department are no longer required or when the Responding Department is needed
within the area for which it normally provides fire protection.
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Neither party shall be reimbursed by the other party for any costs incurred purs! nt to this agreement.
That pursuant to Section 791.006 of the Texas Local Government Code, each Department agrees that
the act of any pa,aon or persons while fighting fires or on emergency calls, travelling to or from
emergency calls, or in any manner furnishing fire protection within the jurisdiction of the other
Department and outside jurisdictional limit of the Responding Department shall be considered as the
act of the agent of the Requesting Department in all respects, notwithstanding that such person or
persons may be regular employees or volunteers of the Responding Department, and any liability
relating to the furnishing of services Is the responsibility of the Requesting Fire Department.
It is expressly understood and agreed that pursuant to Section 332.004 of the Texas Local Government
Code, the aforementioned Departments will not be held liable for the actions of any of its employees or
volunteers w1o le engaged in fighting fires or making emergency calls during runs outside their
v jurisdiction.
It is expressly understood and agreed that in the execution of this agreement and contract, neither
Responding nor Requesting Department waives, nor shall be deemed hereby to waive, any immunity
or defense that would otherwise be available to it against claims arising in the exercise of
govrmmental pownvs and functions,
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Agenda No
Agenda Item- t
AGENDA INFORMATION SHEET pate L~ •2L 74
AGENDA DATE: June I', 1999
DEPARTMENT: Planning& Development
CM/DCM/ACM: Dave Hfll, 349.7233
SUBJECT - Robson Communities, Inc.
Consider adopting an ordinance to annex a 2,74551 acre tract generally located at the
southwestern extraterritorial jurisdiction boindaries of the City of Denton, Texas and
northeastern extraterritorial jurisdiction of the Town of Northlake, Texas, between I-35W and
Florence Road, and between Crawford and Lively, to approve a service plan for the annexed
property, to provide a severability clause and to provide for an effective date. First reading of
ordinance.(A-V)
BACKGRQUND
On June 22"', 1999, City Council is scheduled to consider adoption of an ordinance on first reading for
the Robson Ranch property, in response to the voluntary annexation petition submitted by Robson
Communities, Inc. Two public hearirgs required by state law were held on May 250, and June IA,
1999. A Planned Development zoning application for the property has been submitted, with the intent
of the applicant to seek City Council approval of the proposed PD Concept Plan on the same date as
the adoption of the annexation ordinance on second reading.
The representatives of Robson Communities, Inc. have been working with the City of Denton for more
than a year to develop plans for a master-plannr ! resort retirement community, located west of tht I-
35 W / Crawford Road intersection (see Exhibit A). The subject property is approximately 2,746 acres
in size; an estimated 794 acres are located within the Town of Northlake ETJ, and an estimated 1,952 ,
acres are located within the City of Denton ETJ. The developer has requested that the Denton City
Council consider annexing the entire 2,746 acre tract by taking the following sequential actions:
I. Consider entering Into An Interlocal Apportionment Agreement Resolution with the Town
of Northlake, thereby assigning the portion of the Robson tract inside Northlake's ETJ to
Denton,
2. Withdraw the portion of the Robson tract (Tract 01 • 1,952 acres) from further
consideration for involuntary s nnexation by deleting the portion of their property from the
city's involuntary annexation petition.
3. Consider approval of a t olurtary annexation petition and Planned Development zoning
application for the entire 2,746 acre site,
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The Growth Management Strategy, adopted by City Council in January 1999, acknowledges the ' ('t;-
potential development of the Robson tract, and includes the property as an area to be considered for
annexation within the period from 1995 to 2020.
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OPTIONS
The City Council approved a resolution that would facilitate the execution of an interlocal agreement j
with the Town of Northlake, allowing consideration of the Robson voluntary annexation petition. The
interlocal agreement between Nonhlake and Denton has not yet been executed, but the public hearings
can proceed as scheduled. If the voluntary petition cannot be considered as submitted, Council cannot
approve the annexation ordinance on first reading. The Council may also elect to continue the
involuntary annexation proceedings for the 1,952 acre portion orthe Robson tract inside the Denton
ETJ during consideration of an ordinance on second reading at the June 22nd, 1999 meeting.
RECOMMFNDAT1Q1N
If the Denton-Northlake inteflocal agreement is executed, staff recommends completion of the process
as set forth in the Exhibit 9 schedule, If the agreement is not executed, this agenda item should not be
considered by the Denton City Council
ESTIMATED SCHEDULE OF PROJECT
The voluntary annexation schedule, provided in Exhibit 8, ends on July 27'% 1999, resulting in an
August le, 1999 effective date.
Other actions involving the City of Denton and the Town of Northlake are being coordinated to allow
the annexation of the entire Robson tract by Denton. These include:
Thursday, April 8'h • Northiake To An Council Briefing - Interka:nl Agreement
Friday, April 9'h - Denton City Council 3rief ng - Intcrlocal Agreement
Friday, Apri l i 51h • Northlake 1 own Council Special Called Meeting to consider Denton-
Northlake Interlocal Agreement Resolution, authorizing Mayor Savoie
to enter into agreement JApproved, 5-01
Submittal of Voluntary Annexation and PD Concept Plan Application
by Robson
Tuesday, April 20'h • Denton City Council consideration of Denson-Northlake Interlocal
Agreement Resolution, authorizing Mavor Miller to enter into
agreement; (Approved 7-01 and
Denton City Council Approval of Robson [ranch Voluntary
Annexation Schedule JApproved, 7-01
Apri l 20'h - June 22"d • Withdrawal of Tract #1 Involuntary Annexation Ordinance by City
Council upo, execution of Denton-Northlake Interiocal Agreement
PRIOR ACTIONIREVIEII'
The Robson tract has been subject to cxtensh a service analyses by several city departments, which
have been used to develop a draft service plan for the area. The service plan, attached as Exhibit C,
will have to be reviewed to determine the impact of the addition of the 794 acres currently located A
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within the Town orNorthlake. 2
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FISCAL INPORMATIO
The service plan attached as Exhibit C indicates the level of resources needed to provide municipal
services to the Robson tract.
EXHIBITS
Exhibit A: Robson Property Map
Exhibit 8: Voluntary Annexation Schedule
Exhibit C: Service Plan
Exhibit D: Draft Ordinance
Respectfully Submitted,
Da ' . Hill
Assistant City Manager of Development Services
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T.N.SkgaRd EXHIBIT A j k
Robson Pro a Map
FM 244a
DENTON
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AREA CURRENTLY INSIDE
DENTON ETJ
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dewtord Road
Strader Road
ESTIMATED AREA OF
g NORTHLAKE ETJ RELEASE
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NORTH KE
FM 401
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Exhibit B
VOLUNTARY ANNEXATION SCHEDULE: ROBSON RANCH
Tuesday, April 20'h City Council approves voluntary annexation schedule
Saturday, May 15th Notice published In newspaper for 1" City Council public hearing
Tuesday, May 25th City Council conducts first public hearfna.
• Public notice must be no less than 10 days and no more than 20
days before public hearing.
o Annexation Study prepared and available for public review.
o Sen+ke Plan prepared and available for public review.
Sunday, June 13d' Notice published in newspaper for Planning and Zoning Commission
public hearing.
Saturday, May 22n° Notice published in newspaper for 2"d City Council public hearing
Wednesday, June a Planning & Zoning Commission Work Session briefing
Wednesday, June 23d Planning and Zoniri J Commission holds a public hearing and considers
making a recommendation to the City Council regarding the proposed
annexation and the proposed zoning.
• Public notice must be no less than 10 days before public hearing,
Tuesday, June I" City Council conducts second public hasrina.
• Public notice must be no less than 10 days and no more than 20
days before public hearing.
Tuesday, June 22"d City Council by a four-fifths vote Institutes annexation proceedings.
First reading of annexation ordinance.
• action must be more than 20 days after the second public hearing
but less than 40 days from the first public hearing.
Saturday, June 26' Publication of annexation ordinance in newspaper.
Y Monday, July 12' Publication of zoning public hearing notice In newspaper.
Tuesday, July 27th City Council by a four-fifths vote takes final action,
Second reading and adoption of the annexation ordinance.
City Council holds public hearing and considers approval of zoning
request.
• Council action must be more than 30 days after publication of j,
ordinance and less than 90 days after council Institutes annexation r AO
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Exhibit C
DRAFT ANNPXATJON SERVICE ELAN: TRACTS #l, #2, & #3
/The Robson Properly is referf0 to as Trace 01 In this Sen'lce flan./
CASE NUMBER: A-87
AREA: 2,746 Acres
LOCATION: In the far southeastern section of the city of Denton ETJ, in the vicinity of
Crawford Road, Interstate Highway 1-15%V, and U.S. 377.
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Municipal services to the site described above shall be furnished by or on behulfof the city of Denton,
Texas, at the following levels and in accordance % kith the following schedule:
A. Police Protection
In the short term, the Police Department can provide service to Tracts # 1, #2, and #3 using existing
resources, resulting in response times consistent with other undeveloped perimeter areas of the city.
In the longer term, the Police Department estimates that service can be p:vvided within average
response times for the City as a whole, with the addition of 24 sworn and 8 non-sworn personnel,
phased in proportion to population growth within the annexed tracts.
B. Fire Protection and Emergency 111edicd Services
Fire service will be available though existing facilities during the interim period when the
annexation tracts remain fer the most part undeveloped. A new Fire Station #7 will be needed in
the future to provide service to the annexed tracts, to be located in the vicinity of the 1.35W I F.M.
2449 intersection. The City of Denton Fire Department Five-Year Strategic Plan is scheduled to be
presented to City Council on March 30'h, 1999. The plan will provide additional detail regarding
propcsed fire and emergency service delivery to all parts of the city, including Tracts #1, #2, and
#3.
C. Water / Wastewater Services
Current City of Denton CIP funding is programmed for the construction of a 20-inch water line
extension that will reach the Hills of Argyle subdivision on U.S. 377. The line will be extended
further south to Tract #3 in a subsequent phase. Construction of these improvements will begin
within 2 years and will be completed within 4'h years. Development within Tract #3 is expected to
run the tine west to 1-33W The property owners of Tracts #1 and #2 will be expected to extend
water lines from 1.33W to deliver water for development. Interim water service options are
available.
Wastewater service will be made available through either extensions from the Hickory Crcek t'
interceptor sewer system or through on-site treatment plants that are owned, operated, and
maintained by the City of Denton.
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D. Stormwater Drainage Services
Drainage improvements will be made by property owners at the time of development,
Maimenance will be the responsibility of the City of Denton, supported as a function of water and
wastewater fund transfers paid by rate payers.
E. Solid Waste Collection and Disposal
Solid waste service are available to the annexed tracts. Existing contracts between customers and
private waste haulers will not be disturbed. Fquipment and personnel needed to serve new
development will be added in proportion to growth In the customer base.
F. Electric Utilities
Electric service will be made available upon request to all of the property within the areas being
annexed.
G. Parks and Recreation Services
Neighborhood parks will be provided as residential growth occurs, as per the City of Denton Park
Dedication Ordinance. One community park will be needed in the longer term. The community
park and alditional personnel will be funded as appropriate through city funds.
lit. Streets and Roads
Crawford and Florence Roads, located on the perimeter of Tract ql, will not be a,tnexed, and will
remain the responsibility of Denton County. Johnson, John Paine, and Alfred Roads in Tract q3
will be upgraded by private development, and ultimately maintained by the City of Denton. F.M.
1830 (Country Club Road) is a state facility and will be upgraded and maintained by the Texas
Department of Transportation (TXDOT).
1. Building Inspections / Code Enforcement Services
Services are available now for the areas to he annexed. Additional personnel will be dedicated to
the areas to be annexed as dictated by growth.
J. Library Services
The Library Master Plan will deirrmine the appropriate method of service delivery for all areas of
the city, and is near completion. The plan will be presented to City Council in We April 1949.
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EXHIBIT D
4.
ORDINANCE NO.
AN ORDINANCE OF ITIE CITY OF DENTON, TEXAS, ANNEXING 2,745.51 ACRES OF
LAND CONTIGUOUS AND ADJACENT TO THE CITY OF DENTON. TEXAS,
GENERALLY LOCATED AT THE SOUTHWESTERN EXTRATERRITORIAL
JURISDICTION BOUNDARIES OF THE CITY OF DENTON, TEXAS AND
NORTHEASTERN EXTRATERRITORIAL JURISDICTION OF THE TOWN OF
NORTHLAKE, TEXAS, BETWEEN 1.33W AND FLORENCE ROAD, AND BETWEEN
CRAWFORD AND LIVELY IN THE COUNTY OF DENTON, TEXAS; APPROVING A
SERVICE PLAN FOR THE ANNEXED PROPERTY; PROVIDING A SEVERABILITY
CLAUSE; AND PROVIDING AN EFFECTIVE DATE. (A•87)
WHEREAS, Robson Ranch Denton, LLC, a Delaware Limited Liability Co., has
petitioned for annexation of 2,745.51 acres of land to the City of Denton, Texas; and
WHEREAS, the City of Denton c- April 20,1999, heard the petition and agreed to grant
the petition for annexation of 2,745.51 acres of land; and
WHEREAS, on June 23, 1999, the Planning and Zoning Commission recommended
approval of the petition for annexation; and
WHEREAS, public hearings were held in the Council Chambers on May 25, 1999, and
June I, 1999, (both days being on or alter the 40'h day but before the 2e day before the date of
the institution of the proceedings) to allow all interested persons to state their views and present
evidence bearing upon this annexation; and
WHEREAS, annexation proceedings were instituted for the property described herein by
the introduction of this ordinance at a meeting of the City Council on June 22; and
WHEREAS, this ordinance has been published in full one time in the official newspaper
of the City of Denton on June 26, 1999, after annexation proceedings were instituted and 30 days
prior to City Council taking final action, as required by City Charter; and
WHEREAS, the City Council finds that the annexation will be In compliance with the
1988 Denton Development Plan, the 1998 Denton Plan Policies, and the 1999 Growth
Management Strategies and Plan; NOW, THEREFORE
THE COUNCIL OF THE CITY OF DENTON HEREBY ORDAINS:
A ,
SECTIQN That the tract of land described in Exhibit "A", attached hereto and
incorporated b;/ reference, is annexed to the City of Denton, Texas.
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$ QTjj;: That the service plan attached as Exhibit "B", and inec-porated by
reference, which provides for the extension of municipal services to the annexed property, is
approved as part of this ordinance.
SECTION III: Should any part of this ordinance be held illegal for any reason, the
holding shall not affect the remaining portion of this ordinance and the City Council hereby
declares it to be its purpose to annex to the City of Denton all the real property described in
Exhibit A regardless of whether an other art of the described property hereby effectively
Y P Y Y
annexed to the City. If any part of the real property annexed is already included within the city
limits of the City of Denton or within the limits of any other city, town or village, or is not within
the City of Denton's jurisdiction to annex, the same is hereby excluded from the territory
annexed as fully as if the excluded area were not expressly described in this ordinance.
SECTION IV: That this ordinance shall become effective fourteen (14) days from the
date of its final passage.
PASSED AND APPROVED this the _ day of ,1999.
JACK MILLER, MAYOR
ATTEST:
JENNIFER WALTERS, CITY SECRETARY
BY:
APPROVED AS TO LEGAL FORM:
HERBERT L. PROUTY, CITY ATTORNEY
BY.,
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EXHIBIT A
PROJECT LOCATION & DESCRIPTION
T,atw Cw.~e~M
Lett Descrifrtlols '
BEING a 2725 acre tract of Crawford Road bears North 00
land situated in the M. Scurlock degrees 37 minutes 19 seconds
Survey, Abstract No. 1141, the West, a distance of 24,50 feet;
F. Garcia Survey, Abstract No.
502, the J.H. Paine Survey, THENCE North 00degrees37
Abstract No. 1617, the minutes 19secondswesl,45.00
J. McGowan Survey, Abstract right-of-way line of Crawford
No. 799, the BBB&C R.R. Sur- Road, THE POINT OF BE-
vey, Abstract No. 197, the T&P GINNING;
R.R. Survey, Abstract No. 1301
and the W L Dunning Survey, THENCE North 89 degrees 51
Abstract No. 1568, Denton minutes 20 seconds West with
County,Texas, said tractofland the northerly line of Crawford
being that same tract of land as Road (a proposed 90 foot
described by Warranty Deed to right-of-way), a distance of
Cal Farley's Boys Ranch and 10,093.70 feet;
Highland Park Presbyterian
Church as recorded in Volume THENCE North 00 degrees 17
2771, Page 967 at the Deed minutes 05 seconds West,
Records, Denton County, 3675.70 feet with the east line
Texas, said tract of land being of Crawford Read (a proposed
more particularly described by 90 foot right-of-way);
metes and bounds ss follows: ,
THENCE South 89 degrees 25
COMMENCING at a 1/2 Inch minutes 27 seconds West, a dis.
Iron rod found for the apparent lance of 2333.58 feet along the
southeast corner of said north line of said Crawford
M. Scurlock Survey and for the Road (a proposed 90 foot wide
most southerly southwest cor• right-of-way) to the proposed
ner of a tract of land deeded to easterly right-of-way line of Floe
Hillwood McCutchin Ltd. as rence Road;
recorded In Volume 2470, Page
678 of said Deed Records, TH ENCE North 00 degrees 33
Denton Cjunty, Texas, said It minutes 33 seconds West,
2 inch Iron rod being the south- 4381.56 feet along the easterly
west corner of the E. Pizano line of said Florence Road (a
Survey, Abstract No. 904, proposed 90 foot wide
Denton County, Texas, said t/ right-0f-way);
2 inch iron rod also being In the
approximate center of THENCE North 89 degrees 51
Crawford Road (an minutes 47 seconds East (deed C
undedicated right-of-way), from West) with the north line of a
which a bola d' arc fence cor• 218.07 acre tract of land and the
ner post in concrett In the north south line of a called 218.07 acre
right-of-way line of said tract of land deeded to Lotta
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• PROJECT LOCATION & DESCRIPTION
i
Evers Callahan and F.W. THENCE South 00 degrees 07
Callahan as recorded in Vol- minutes 10 seconds East,
ume 947, Page 751 and Vol- 3056.98 feet;
ume 474, Page 637 of said
Deed Records, Denton TH ENC E South 00 degrees 07
County, Texas, a distance of minutes 42 seconds West,
5535.99 feet; 3803.58 feet;
THENCE North 00 degrees THENCE North 89 degrees 48
20 minutes 02 seconds West minutes 51 seconds East,
(deed South 00 degrees 30 1215,50 feet;
minutes East) with the west
line of a 995.8 acre tract of TIIENCF.South00degrees29
land and the east line of said minul--s 08 seconds East (deed
218.07 acre tract of land North) with the west line of said
deeded to Lotto Evers Hillwood/McCutchln, Ltd.
Callahan and F AV. Callahan tract of land as per Hillwood/
a distance of 1708,41 feet; McCutchin, Ltd. deed, a dis-
tance of 307419 fert
THENCE North 00 degrees
21 minutes 15 seconds West TH ENCE South 00 degrees 37 1
(deed South 00 degrees 30 minu,%a 19 seconds East (deed
minutes East) with the east North) with the west line of said
line of Fast Ponder Estates, a Hlllwood/McCutchln, Ltd.
distance of 3434,29 feet to a tract of land as per Hillwood/
paint in H. Lively Road; McCutchln deed, a distance of
3300.00 fact to the POINT OF
THENCE North 89 degrees BEGINNING and containing
47 minutes 37 seconds East 2725 acres of land, more or less
(deed Fast) with the north line
of said 995.8 acre tract of
` land, the north line of said J.
McGowan Survey, and the
north line of said J,H. Paine
Survey, and along H. Lively
Road a distance of 3650.25
feet; i
THENCE North 89 degrees f 1
54 mir tea 37 seconds Fast,
2057.91 feet along said H.
Lively Road;
13.
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AGENDA INFORMATION SHEET AOa^da~
Oat. -ZZ
AGENDA DATE: June 22"x,1999
DEPARTMENT-. Planning& Development /
CMJDCMJACM: Dw,e Hill, 349.7233 1 J~
Cons deter doption of two ordinances to involuntarily annex two tracts of lend located is the
southwestem section of the City of Denton extraterritorial jur'sdiction, amounting to approximately
2,077 acres of land. Second Reading,
a. Tract 91 (A-80): appre amately 1,952 acrex of land located at the southwestern edge of the City
of Denton's extraterritorial jurisdictictt, betw.en Crawford and Lively Roads, approximately
5,800 feet west from 1-35W, and east from Florence Road [Robson property]
I
b Tract N2 (A•81): approximately 125 acres of land, 1,000 feet in width extending north from
Crawford Road, and extending to the west approximately 5,800 feet from 1.35W. (Hillwood
proputy)
BACKGROUND
City Council was scheduled to approve the annexation ofthree tracts of land, as indicated in the maps in
the attached ordinances (Exhibits A and B), on May 251s, 1999. The action was tabled on May 25d', June
I", and June 84i, 1999. On June 15'h, 1999, Council adopted the annexation ordinance for one of the
tracts (Tract 43 - Huffines roperty) Consideration ofthe annexation ordinances for Tracts kl and 02 j
were postponed on June 159, 1999, and were rescheduled for consideration on June 22nd, 1999, in order
to allow time for fuhher progress on a Denton-Northlake Interloeal Agreement that may lead to the
withdrawal of the Tract 0l petition in favor or & voluntary petition. The ordinances remain unchanged
from the May 25'h agenda report. State regulati ns require that adoption ofthe annexation ordinances
on second reading must occur within 90 days of the date that the annexation proceedings Nava been
instituted, or anew annexation process and schedule would have to be initiated. The ordinances were
approved on first reading at the April 20i", 1999 Council meeting, giving Council members unlit July
19 , 1999 to take action.
The attached ordinances, each of which contain a state-mandated Service Plan, were approved on first
reading as required by super majority vote of City Council On We 22n4, 1999, Council approval will
require a super-majority vote (7.0 or 6.1) for the ordinances to take effect, if approved, the ordinances
will become effective in 14 days, on July e, 1999. Companion ordinances were prepared for Council
consideration on May 25d' to establish the initial Agricultural zoning for the tracts; Council is scheduled
to consider the zoning ordinances on June 22"d, only upon adoption of the annexation ordinances
As per state law, the k •dinances were published thirty days prior to consideration of adoption on second
reading. Mandatory public hea-ings held on March 20 and 30'", 1999 started the review process ~
During both of these public hearing;, City Council received a staff briefing and heard public comments. i
Following a public hearing on April 14'", 1 ~ , the City Planning and Zoning Commission I
recommended that City Council approve annexation of the tracts as proposed, by It vote of 4.2
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(Engelbrecht, Rishel, Gourdie, Moreno - in Favor; Powell and Apple - Opposed, Ganzer - Absent).
During a Special Called meeting on May 10, 1999, the Planning & Zoning Commission recommended
approval of the temporary Agricultural zoning for the tracts by a vote of 74
Discussions with the owner of Tract #1 have led to consideration of mutual agreements regarding the
coordination of annexation and zoning approvals. Robson Communities, Inc., has filed a voluntary
annexation petition for Tract #1 that includes land currently located inside the Town of Northlake
extraterritorial jurisdiction (ETJ). If a Denton-Northlake interlocal agreement is executed before June
22'd staff will recommend that the involuntary annexation ordinance for Tract # 1 be withdrawn in favor
of the voluntary petition A Planned Development zoning application has been submitted for Tract #1,
and is scheduled for P&Z review on June 2P, 1999. Any changes affecting the involuntary annexations
will be reported to Council on June 22nd.
Additional Backeround: Growth Mange- tent Slralety Issues
For more than a year, the City of Der:on has actively pursued the development of a comprehensive plan
intended to guide growth for the next 20 years Population forecasts being used to develop the plan
indicate high levels of growth in the city's soutl,.. r, and eastern extraterritorial jurisdiction (ETJ),
predicting that an additional 80,000 to 100,000 people will live In the Denton area in the near future.
1 he Growth Management Strategy (GMS) is the cornerstone of the comprehensive plan, and was
adopted by the Denton City Council in January 1999. The GMS identifies the high growth areas in the
ETJ as "Urbanizing Areas', indicating that these areas will be considered for annexation and managed
growth. Planning Policies adopted by City Council in April 1998 are strongly oriented toward the
coordinated and efficient provision ofa11 municipal services, including infrastructure systems related to
transportation, water, sanitary sewer, and drainage
The tracts identified for proposed annexation are located in "Urbanizing Arerl," Much of the land is
designated in the GMS as appropriate for the development of neighborhood centers, and densities are
intended to be high enough to require full municipal services, averaging 4 dwelling units per acre. Traci
#2 is located within a designated mixed-use urban center, located on the west side of 1.35W, extending
north from Crawford Road. Urban centers are intended to allow a mix of coordinated, high intensity
land uses, including retail, office, high density residential, and corporate-based employment facilities,
The Planning Policies also stress that managed growth is dependent upon efficient and coordinated
provision of transportation and utility systems, in recognition that these municipal services are the
building blocks for community health and quality of life.
Additional Background: Annexation & Service Plan Issues
Annexation of ET) areas is the highest level of protection afforded to cities to manage growth and
coordinate municipal services Once inside the city limits, areas subject to development pressure will
have to comply with all of the development regulations deemed necessary by City Council to protect
public health, safety, and welfare
As per state law a service plan has been prepared and is attached to each ordinance. Because the tracts
to be annexed are for the most part undeveloped, immediate demand for services is low. No households r
were round in any of the tracts, All properties within the annexed tracts will be entitled to police and
fire protection, solid waste collection, and road maintenance within 60 days of the effective date of the
annexation (the el cctive date of annexation is projected to be July e, 1999; by September 56, 1999, the
aforementioned a.rvice would be required to be available), Fire protection will be provided at first from
existing statio:u, and it new Station 07 will be programmed to be constructed in the vicinity of the I-
35W / F,M, 1449 intersection.
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In addition, the service plan describes the methods by which utilities and other services will be provided.
Of primary Importance are water and sewer services. Improvements intended to serve the annexed tracts
must, by state W., begin construction within 2 years and be completed within 41/3 yeas.
OPTIONS
Approval of the ordinances on second reading is the last action to be taken by City Council, and ends the
annexation process for the a!Tected tracts. As occurrod during the April 20'h first readings, the
ordinances should be considered and subjected to vote separately.
I&ECUMMENDATION
Staffrecommendsthat the annexation process foe Tracts NI and k2 should proceed as scheduled. The
service plt.t indicates that a feasible schedule of service can b: attained Adoption of the annexation
ordinances and implementation of the service plan will enable the City of Denton to meet its CCN
obligations, implement zoning regulations in the annexed areas, and allow realization of the city's
Growth Management Strategy. If the Denton-Northlake inter{ocal agreemed is signed, slaffwill make
changes to these recommendations on June 150a,
ESTIMATED SCULDULF: OF WEC1
If Council takes action on June 22', 1499, the annexation process will be completed
PR10R ACI^Wmr VIEW
February 23' , 1999 Council approval of annexation schedule
March 291h, 1999 V Public Hearing
March 30h, 1999 2`d Public Heari rig
April 14"'. 1999 Planning & Zor3ng Commission recommendation of approval, 4-2
April 20h, 1999 City Council approval of three ordinances by super-majority, with an amendment
to reduce Tract N3 from 1,025 acres to 472 acres
May lVh, 1999 P&Z recommendation of approval of AS zoning, 7-0
May 25'", 1999 Council postponement of annexation ordinances until June 1', 1999
June I", 1999 Council postponement of annexation ordinances until June 8'h 1999
June 8't', 1999 Council postponement of annexation ordinances until June 10, 1999
June 15'h, 1999 Council postponement of Tract N1 and #2 annexation ordinances until June 22"d
Council annexation of Tract k3 (HutYnes property)
FISCAL INFORMATION
Fiscal information is supplied in the Service Plan
EXHIBIT
Exhibit A~ Annexation Ordinance (A•80, Robson tract)
Exhibit W Annexation Ordinance (A-81, Hillwood trail)
Exhibit C: Annexation Schedule
Respectfully Submitted
Da M. Hill
Assistant City Manager, Development Services
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Exhibit A IA-801
ORDINANCE NO,
AN ORDINANCE OF THE CITY OF DENTON, TEXAS, ANNEXING A TRACT COMPRISING
1,952 ACRES, LOCATED ON THE WEST SIDE OF i-35W, NORTH OF CRAWFORD ROAD, AND
EAST OF FLORENCE ROAD; PROVIDING A SEVERABILITY CLAUSE AI'ID PROVIDING AN
EFFECTIVE DATE (A-80).
WIIEREAS, the City of Denton wishes to extend its City limits line to include the 1,952 acre
tract labeled "Tract #1", as described in Exhibit A; and
WtIEREAS, public hearings were held in the Council Chambers on March 20, 1999, and
March 300, 1999, to allow all interested persuns to state their views and present evidence bearing upon
this annexation; and
WHEREAS, afler a public hearing on April 10, 1999, the City of Denton Planning and Zoning
Commission recommended approval of the Annexation by a vote of 4.2; and
WHEREAS, annexation proceedings were instituted for the prory described herein by the
introduction of this ordinance at a meeting of the City Council on April 20 , 1999; and
WHEREAS, this ordinance has been published in full one time in the official newspaper of the
City of Denton afler annexation proceedings were instituted and 30 days prior to City Council taki"o
final action, as required by City Charter; and
WHEREAS, the City Council finds that the annexation will be in compliance with the 1999 !
Growth Management Strategy; NOW, THEREFORE ,
THE COUNCIL OF THE CITY OF DENTON HEREBY ORDAINS:
SECTION t That the tract of land labeled "Tract #1", described in Exhibit A, attached hereto
and incorporated by reference, is annexed to the City of Denton, Texas.
SECTION I I Thal the service plan attached as Exhibit B, and incorporated by reference, which
provides for the extension of municipal smkes to the annexed property, is approved as part of this
ordinance.
SMION! III, The annexed property is temporarily classified as Agricultural (A) zoning district
classification and use designation
SECTION ly; The city of Denton official zoning map is amended t,z show the Agricultural (A) r t
zoning district and use classification of th.: property annexed. ` l
SECTION V: Should any part of this ordinance be held illegal for any reason, the holding shall I
not affect the remaining portion of this ordinance and the City Council hereby declares it to be its
purpose to annex to the City of Denton all the real property descril A t, Exhibit A regardless of whether
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any other part of the described property is hereby effectively annexed to the City, If any part of the real
property annexed is already included within the city limits of the City of Denton or within the limits of
any other city, town or village, or is not within
the City of Denton's jurisdiction to annex, the same is hereby excluded from the territory annexed as
fully as if the excluded area were not expressly described in this ordinance.
SECTION,-U: That this ordinance shall become effective fourteen (14) days from the date of its
final passage and publication, and the City Secr lary is hereby directed to cause the entire ordinance to
be published once arx: the descriptive caption to be published twice in the Denton Recotd-Chroniete, the
official newspaper of the City of Denton, Texas, within ten (10) days of the date of its passage.
PASSED AND APPROVED this the day of 1999.
JACK MILLER, MAYOR
ATTEST:
JENNIFER WAITERS, CITY SECRETARY
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APPROVED AS TO LEGAL FORM: !
HERBERT L. PROUTY, CITY ATTORNEY
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Exhibit A
TRACT #1
All that certain lot, tract or parcel of land lying and being situated in the County of Denton, State of
Texas, in the M. Scurlock Survey, Abstract Number 1141, the F, Garcia Survey, Abstract Number 502,
the B.R.B. & C.R R. Survey, Abstract Number 197, the J. McGowan Survey, Abstract Number 798, the
F. Oliver Survey, Abstract Number 989, the J. H. Paine Survey, Abstract Number 1617, and being more
particularly described as follows:
Commencing from a point in Crawford Road, said point also being the Southeast corner of mid M.
Scurlock Survey and the southwest corner of the E. Pizano Survey, Abstract Number 994, Denton
County, Texas;
Thence North 00 degrees 37 minutes 19 seconds East with the east line of said M. Scurlock Survey, and
the West line of said E. Pizano Survey, a distance of 30.00 feet to the POINT OF BEGINNING of the
hertin described tract;
Thence North 89 degrees 51 minutes 20 seconds West along the North line of Crawford Road and bring
30 feet north of and parallel to the south line of said M. Scurlock Survey, a distance of 3840 02 feet to a
point at the beginning of a curve to the left;
Thence with said curve to the left having a een,ral angle of 8' legrees 29 minutes 36 seconds, a radius
of 2640.00 feet, to a point;
Thence West a distance of 1037.44 feet to a point for corner;
Thence North 00 degrees 00 minutes 47 seconds East a distance of 1064.91 feet to a point for corner at
the beginning of a curve to the 10,
Thence with said curve to the left having a central angle of 84 degrees 20 minutes 48 seconds, a radius
of 261000 feet to a point for corner;
Thence North a distance of 1141.19 feet to a point for corner at the beginning of a curve to the !-ft,
Thence with said curve to the left having a central angle o(02 degrees 10 minute 14 seconds, a radius of ° f <
2640.00 feet to a point for corner;
Thence North 89 degrees 31 minutes 47 seconds East with a North line of said 2416.81 acre tract it
distance of 3017.94 feet to a point for corner;
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Thence North 00 degrees 20 minutes 02 seconds West, a distance of 1708.41 feet to a point at the
Southeast corner of East Ponder Estates, an addition to Denton County, Texas, ac;,ording to the plat
thereof recorded in Cabinet G, Page 367, of the Plat Records of Denton County, Texas;
Thence North 00 degrees 21 minutes 15 seconds West wi,h the east line of said addition, a distance of
340419 feet to a point on the south tine of H. Lively Road;
" ice North 89 degrees 51 minutes 43 seconds East along the south line of It, Lively Road and being
u feet Bluth of and parallel to the North line of said J. McGowan Survey, a distance of 5700.31 feet to a
point for corner;
Thence Southerly, a distance of 6824.00 feet to a poh,t for comer at the Southwest corner of the G.
Pettingaie Survey, Abstract Number 1041, and the Southeast comer of sold F, Garcia Survey;
Thence Easterly a distance of 1221.00 feet to a point for corner on the South tine ok said 0, Pettingale
Survey at the Northeast corner of said hf. Scurlock Survey and the Northwest comer of said E. Pizano
Survey;
Thence South 00 degrees 29 minutes 08 seconds East with the East line of said M. Scurlock Survey and
the West line of said E. Pizano Survey, a distance of 3074,89 feet to a point for corner;
Thence South 00 degrees 37 minutes 19 seconds West with the East line of said M. Scurlock Survey and
the West line of said E. Pizano Survey, a distance of 3315,00 feet to the POINT OF BEGINNING and '
containing in all 1,952 acres of land
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DENTON
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CITY OF
iaE~°4yobo;, DENTON
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Exh:bit D
DRAFT ANNEXATION SERVICE PLAN: TRACTS #I, #2, & 43
CASE NUMBER: A•80
AREAr 1,952.~cres
LOCATION: In the far southeastern section of the city of Denton ETJ, in the vicinity of
Crawford Road, Interstate Highway I.35W, and U ,S, 377.
Municipal services to the site described above shall be furnished by or on behalf of the City of Denton,
Texas, at the following levels and in accordance with the following schedule
A. Police Protection
In the short term, the Police Department can provide service to Tracts #l, 02, and 43 using existing
resources, resulting in response times consistent with other undeveloped perimeter areas of the city.
In the longer term, the Police Department estimates that service can be provided within average
response times for the City as a whole, with the addition of 24 sworn and 9 non-swom personnel,
phased in proportion to population growth within the annexed tracts.
0. Fire Protection and Emergency Medical Services
Fire service will be available though existing facilities during the interim period when the annexation
tracts remain for the most part undeveloped. A new Fire Station 07 will be needed in the future to
provide service to the annexed tracts, to be located in the vicinity of the 1-35W I F.M. 2449
intersection. The City of Denton Fire Department Five-Year Strarrgic Plan is scheduled to be
presented to City Council on March 3&, 1999. The plan will provide additional detail regarding
proposed fire and emergency service delivery to all parts of rlre city, Including Tracts #I, #2, and 03.
C. Water / Wastewater Services
Current City of Denton CIP funding is programmed for the construction of a 20-Inch water line
extension that will reach the Hills of Argyle subdivision on U, S, 377. The line will be extended
further south to Tract 63 in a subsequent phase Construction of these improvements will begin
within 2 years and will be completed within 414 years. Development within Tract #3 is expected to
run the line west to 1.35W. the property owners of Tracts #1 and 02 will be expected to extend
water lines from 1.35W to deliver water for development Interim water service options are
available
Wastewater service will be mad( available through either extensions from the Hickory Creek
interceptor sewer system or through on-site treatment plants that are owned, operated, and
maintained by the City of Denton. See Annexation Service Analyses for further detail. 'Al
b. Stormwater Drainage Services
Drainage improvements will be made by property owners at the time of development. Maintenance
will be the responsibility of the City of Denton, supported r'„t a function of water and wastewater I
fund transfers paid by rate payers
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E. Solid Waste Collection and Disposal
Solid waste service Are available to the annexed tracts. Existing contracts between customers and
private waste haulers will not be disturbed. Equipment and personnel needed to serve new
development will be added in F,oportlon to growth In the customer base,
F. Electric Utilitie
Electric service will be made available upon request to all ofthe property within the areasbeing
annexed.
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C. Parks and Recreation Services
Neighborhood parks will be provided as residential growth occurs, as per the City of Denton Park
Dedication Ordinance. One community park will be needed in the longer term. The community
park and additional personnel will be funded as appropriate through city funds
H. Streets and Roads
Crawford and Florence Roads, located on the perimeter of Tract 01, will not be annexed, and will
remain the responsibility of Denton County. Johnson, John Paine, and Allred Roads in Tract N3 will
be upgraded by private development, and ultimately maintained by the City of Denton. F.M. 1830
(Country Club Road) it a state facility and will be upgraded and maintained by the Texas
Department of Transportation (TXD(.,T).
1. Building Inspections /Code Enforcement Services
Services are available now for the areas to be annexed. Additional personnel wi11 be dedicated to the
areas to be annexed as dictated by growth.
J. Library Services
The Library Master Plan will determine the appropriate method of service deliv for all areas of
the city, and is near completion. The plan will be presented to City Council In late April 1999.
W
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Exhibit B [A-811
ORDINANCE NO.
AN ORDINANCE OF THE CITY OF DENTON, TEXAS, ANNEXING A TRACT COMPRISING 125
ACRES, LOCATED ON THE WEST SIDE OF 1-35W AND NORTH OF CRAWFORD ROAD;
PROVIDING A SEVERABILiTY CLAUSE AND PROVIDING AN EFFECTIVE DATE (A-g 1)
WHEREAS, the City of Denton wishes to extend its City limits line to include the 123 acre tract
labeled as "Tract N2", described in Exhibit A; and
WHEREAS, public hearings were held In the Council Chambers ot. Aarch 29'x, 1999, and
March 30, 1999, to allow all Interested persons to state their views and pre - it evidence bearing upon
this annexation; and
WHEREAS, after a public hearing on April 10, 1999, the City of Lenton Planning and Zoning
Commission recommended approval of the annexation by a vote of 4.2; and
WHEREAS, annexation proceedings were instituted for the property described herein by the
Introduction of this ordinance at a meeting of the City Council on April 20'x, 1999; and
WHEREAS, this ordinance has been published in full one time in the official newspaper of the
City of Denton after annexation proceedings were instituted and 30 days prior to City Council taking
final action, as required by City Charter; and
WHEREAS, the City Council finds that the annexation will be in compliance with the 1999
Growth Management Strategy; NOW, THEREFORE
THE COUNCIL OF THE CITY OF DENTON HEREBY ORDAINS:
SECTION [ That the tract of land labeled as "Tract N2", described in Exhibit A, attached
hereto and incorporated by reference, is annexed to the City of Denton, Texas.
SECT,N.U: That the service plan attached as Exhibit B, and incorporated by reference, which
provides for the extension of municipal services to the annexed property, Is approved as part of this
ordinance.
JECTION IIL The annexed property Is temporarily classified as Agricultural (A) zoning district
classification and use designation
ECT10N IV; The City of Denton official zoning map is amended to show the Agricultural (A) ~
zoning district and use classification of the property annexed a
SECTION V: Should any part of this ordinance be held illegal for any reason, the holding shall
not affect the remaining portion of this ordinance and the City Council hereby declares it to be its
purpose to annex to the City of Denton all the real property described In Exhibit A regardless of whether
any other part of the described property is hereby effectively annexed to the City. If any part of the real
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property annexed Is already Included within the city limits of the City of Denton or within the limits of
any other city, town or village, or Is not within
the City of Denton's jurisdiction to annex, the same is hereby excluded from the territory annexed as
fully as if the excluded area were not expressly described In this ordinance.
SECTION V[: That this ordinance shall become effective fourteen (14) days from the date of its
final passage and publication, and the City Secretary Is hereby directed to cause the entire ordinance to
be published once and the descriptive caption to be published twice in the Denton Record-Chronicle, the
official newspaper of the City of Denton, Texas, within ten (10) days of the date of its passage,
PASSED AND APPROVED this the , day of 1999.
JACK MILLER, MAYOR
ATTEST;
JENNIFER WALTERS, CI'T'Y SECRETARY
BY:
APPROVED AS TO LEGAL FORM:
HERBERT L. PROUTY, CITY ATTORNEY
BY;
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TRACT L 1 A ~ ~ +%r•-
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Exhibit A
TRACT k2
ALL that certain lot, Iraq or parcel of land lying and being situated in the County of Denton, State of
Texas, in the E. Pizarro Survey, Abstract Number 994 and being more particularly described as follows:
COMMENCING at a point In the existing Denton city limit line as established by annexation Ordinance
Number 74.36 (Tract 1), said point lying 577 feet west of the intersection ofthe centerlines of interstate
Highway 35 West and Crawford Road, sold point also being 500 feet northwesterly from and
perpendicular to the centerline of Interstate Highway 33 West, said point also lying on the common
Apportionment Agreement line established on November lg'h, 1969 between the City of Denton and the
Town of Argyle and recorded in Volume 716, Page 145 in the Deed Records of Denton County, Texas,
said point lying in the south line of the E. Pizano Survey, Abstract Number 994 and the north line of the
Patrick Rock Survey, Abstract Number 1063;
THENCE northeasterly along the existing Denton city limit line (Ordinance Number 74.36(Tract 1)),
parallel with and 500 feet perpendicular to the centerline of I It 33 West a distance of 28.93 feet to the
POINT OF BEGINNINO, said point lying on the north right-of-way line of Crawford Road, 25 feet
north orthe said Denton/Argyle agreement line;
THENCE Nort,t 89 degrees 32minutes 57seconds West along the north line of Crawford Road and being
25' nonh of and parallel to the said Denton/Argyle agreement line a distance of S, 119 feet to a point for
corner, said point lying on the west line of the said E. Pizarro Survey, Abstract Number 994, same being
the east line of the M. Scurlock Survey, Abstract Number 1141;
TI IENCE North 00 degrees 04minutes 29 seconds West along the west line of the said E, Pizano
Survey, Abstract Number 994 and the east line of the M. Scurlock Survey, Abstract Number 1141, a
distance of 1000 feet to a point for comer;
THENCE South 89degrees 32minutes 57seconds East, 1000 feet north of and parallel to the north line of
Crawford Road, a distance of 5,751 feet to a point for comer, said point lying on the existing Denton
city limit line as established by annexation Ordinance Number 7436 (Tract I) and lying $00 feet
northwesterly from and perpendicular to the centerline of interstate Highway 35 West;
THENCE southwesterly along said existing Denton city limit line as established by annexation
Ordinance Number 74.36 (Tract 1), 300 feet from and parallel to the cenlerline of Interstate Highway' S A
West a distance of 1,178 feet to the POINT OF BEGINNING and containing 123 acres of land, more or
less r
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DRAFT ANNEXATION SERVICE PLANT TRACTS NI, N2, & N3
CAEL NUMBER: A-81
AREA: 125 Acres
LOCATION: In the far southeastern section of the City of Denton ET), In the vicinity of
Crawford Road, Interstate Highway 1.35W, and U.S. 377,
I
Municipal services to the site described above shall be furnished by or on behalf of the City of Denton.
Texas, at the following levels and in accordance with the following schedule
K. Police Protection
In the short term, the Police Department can provide service to Tracts N1, N2, and 03 using existing
resources, resulting in response times con-istent with other undeveloped perimeter areas ofthe city.
In the longer term, the Police Department estimates that service can be provided within average
response times for the City as a whole, with the addition of 24 sworn and 8 non-sworn personnel,
phased in proportion to population growth within the annexed tracts.
L. Fire Protection and Emergency Medical Services
Fire service will be available though existing facilities during the interim period when the annexation
tracts remain for the most part undeveloped. A now Fire Station 07 will be needed In the future to
provide service to the annexed tracts, lobe located in the vicinity of the 435W ! EM, 2444
inlersection. The City of Denton Fire Department Five-Year Strategic Plan is scheduled to be
presented to City Council on March 30°i, 1949. The plan will provide additional detail regarding
proposed fire and emergency service delivery to all parts of the city, including Tracts N I, 62, and 03.
M. Water / Wastewater Services
Current City of Denson CIP funding is programmed for the construction of a 20-Inch water line
extension that will reach the Hills of Argyle subdivision on U.S. 377. The line will be extended
further south to Tract 03 in a subsequent phase. Construction of these improvements will begin
within 2 years and will be completed within 4'h yearn Development within Tract 03 Is expelled to
run the line west to 1-35W, The property owners of Tracts NI and 02 will be expected to extend
water lines from 1.35W to deliver water for development Interim water service options are
available
Wastewater service will be made available through either extensions from the Hickory Creek
Interceptor sewer system or through on-site treatment plants that are owned, operaled, and
maintained by the City of Denton. See Annexation Service Analyses for further detail. f ` t.
N. Stormwater Drainage Services
Drainage Improvements will be made by property owners at the time of development Maintenance
will be the responsibility of the City of Denton, supported as a function of water and wastewater
fund transfers paid by rate payers
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0, Solid Waste Collectton and Disposal
Solid waste service are available to the annexed tracts Existing contracts between customers and
private waste haulers will not be disturbed. Equipment and personnet needed to serve new
development will be added In proportion to growth In the customer bass
P. Electric Utilities
Electric service will be made available upon request to all of the property within the areas being
annexed.
Q. Parks and Recreation Services
Neighborhood parks will be provided as residential growth occurs, as per the City cf Denton Park
Dedication Ordinance. One community perk will be needed In the longer term, The community
park and additional personnel will be fltnded as appropriate through city tLnds,
R. Streets and Roads
Crawford and Florence Roads, located on the perimeter of Tract 01, will not be annexed, and will
remain the responsibility of Denton County. Johnson, John Paine, and Allred Roads In Tract M3 will
be upgraded by private development, and ultimately maintained by the City of Denton F.M. 1930
(Country Club Road) is a state facility and will be upgraded and maintained by the Texas
Department of Transportation (TXDOT),
S. Building Inspections /Code Enforcement Services
Services are available now for the area to be annexed Additional personnel will be dedicated to the
areas to be annexed as dictated by growth.
T. Library Services
The Library Master Plan will determine the appropriate method of service delivery for all areas of
the city, and Is near comple6 'he plan will be presented to City Council in late April 1999.
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AGENDA INFORMATION SHEET Ap* Ilarp 6
AGENDA DATE: June Veit, 1999
DEPARTMENTt Planning & Development
CNI/DCNi/ACM: Dave Hill, 319.7233
SUBJECT
Hold a public hearing and consider adoption of two ordinmces to temporarily designate three tracts of
annexed land, amounting to approximately 2,077 acres, as Agricultural ("A") zoning district
classification and use designation; providing for a penalty in the maximum amount of $2,000.00 for
violations thereof; and providing for an effective data Descriptions of the tracts affected include
a. Tract N1 (A•80). approximately 1,952 acres of land located at the southwestern edge of the
City of Denton's extraterritorial jurisdiction, between Crawford and Lively Roads,
approximately 5,800 feet west from 1.35W, and east from Florence Road. [Robson property)
b. Tract k2 (A•81). approximately 125 acres of land, 1,000 feet in width extending north from
Crawford Road, and extending to the west approximately 5,800 feet from 1-35W. [Hillwood
property)
On Ap`1C June I 4. June 8d. and June I 5'h, 1999, the City Council continued a scheduled public 1
hearing and consideration of twu zoning ordinances to June 22nd, 1999, The public hearings were
continued in response to City Council postponement of the scheduled annexation of the two tracts, as '
identified on the map in Exhibit A, on May 25h, June I", June 8d', and June I S'", 1999. The attached
ordinances (Exhibits A and B) were prepared for Council consideration on May 25`" to establish the
initial Agricultural zoning for the tracts, and remain unchanged since that date.
After consideration of the involuntary annexation otdinanees, Council is scheduled to hold a public
hearing to hear comments regarding the proposed temporary Agricultural ("A") zoning for Tracts N I
and #2, and consider approval of the attached ordinances. [(approved, the effective date of the
ordinances will be July 01 1999, which is the same effective date of the involuntary annexations of
Tracts 01 and N2.
The ordinances are required to establish the legal validity of the temporary Agricultural zoning for
each tract that becomes newly annexed in the absence ofa specific zoning application submitted by the
property owner The annexation ordinances prepared for Council consideration also contain provisions
to assign Agricultural zoning to the annexed tracts, but do not contain the penalty clause (maximum
penalty of 52,000.00 for violations) needed to validate and enforce city zoning regulations if the
annexation ordinances were amended to add the penalty clause, the ordinances would have to be re-
published in the newspaper, and Council would have to wait another 30 days to approve the
annexations
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During a Special Called meeting on Slay 11999, the Planning & Zoning Commission
recommended approval of the temporary Agricultural zoning for the tracts by a vote of 7-0.
Robson Communities, Inc , has filed a voluntary annexation petition that Includes Tract N I and other
property currently located inside the Town of Northlake extraterrilorial jurisdiction (ETJ). If &
Denton-Northlake interlocal agreement is executed before June 22nd, staff will recommend that the
involuntary annexation ordinance for Tract N1 be wiibdrawn in favor of the voluntary petition. A
Planned Development zoning application has been submitted for Tract 0I, and is scheduled for W
review on June 23rd, 1999.
OPTIONS
The options related to the affected tracts are more closely related to the annexation actions than the
zoning classifications Should Council wish to consider other use designations for the tracts, k-parale
procedures would have to be followed, as per the city's zoning ordinance.
REC0r1111ENDATION
Staff recommends that the zoning ordinances for Tracts #land 02 should proceed in correlation with
the progress of related annexations. If the annexations do not occur, the zoning ordinances will not be
considered by Council
If the Denton-Northlake interlocal agreement is signed, staff will make changes to these
recommendations on June 22nd
ESTIMATED SCHEDULE OF PROJECT
The zoning ordinances, if approved, will take effect July 6w, 1999.
PRIOR ACTION/REVIEM
February 23r ,1999 Council approval of annexation schedule
March 20, 1999 0 Public Hearing
March W, 1999 2nd Public [fearing
April 14'h, 1999 Planning & Zoning Commission recommendation of approval, 4.2
April 20'h, 1999 City Council approval of three ordinances by super-majority, with an
amendmenl to reduce Tract 03 from 023 acres to 472 acres
May i 9'h, 1999 P&7, recommendation of approval r,f AS zoning, 7.0
May 23'h, 1999 City Council postponement of action on annexation ordinances until June I'
City Council continuation of zoning public hearing and action to June 0
June I 1999 City Council postponement of action on annexation ordinances until June Wh
City Council continuation of zoning public hearing and action to June So'
June B'h, 1999 City Council postponement of action on annexation ordinances until Jvve 15'"
City Council continuation of zoning public hearing and action to June 13d' I t t
June 15'h, 1999 City Council postponement of Tract #I & N2 annexation until June 15d'
City council continuation of Tract I and b2 zoning public hearing and action to
June lsh
Council annexation of Tract 43 and approval of Tract #3 PD Concept Plan
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FISCAL INFORMATION
Not applicable.
EXHIBIT
Exhibit A: Map of Tracts #I and 02
Exhibit B: Draft Ordinance ( Robson Iraq)
Exhibit C: Draft Ordinance (Hillwood tract)
Respectfully Submitted:
. 2
;D; ill
stint City Manager, Development Services
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EXHIBIT b
a
ORDINANCE N0.
AN ORDINANCE OF THE CITY OF DENTON, TEXAS, PROVIDING FOR ,
TEMPORARY ZONING TO AGRICULTURAL (A) Z014 NO DISTRICT
CLASSIFICATION AND USE DESIONAI ! ~N FOR ANNEXED PROPERTY TRACT
01 FOR APPRQXIMATELY ;14952 ACRt 3, LOCATED AT-M. SOUTHWf,3,4TERN
EDGB OF THE CI'T'Y OF DENTON'S EXTRATERRITbMAT.''7URISbICTION, .
BETWEEN CRAWFORD ROAD AND LIVELY ROAD, APPROXIMATELY 5,800
FEET WEST FROM I.35W, AND EAST OF FLORENCE ROAD; PROVIDING FOR A
PENALTY IN THE MAXIMUM AMOUNT OF $2,000.00 DOLLARS FOR ANY
VIOLATION THEREOF; AND PROVIDING FOR AN EFFECTIVE DATE.
WHEREAS, the City of Denton on May 25, 1999 on final reading annexed the
property designated as "Tract 01" and more particularly described in Exhibit A; end
WHEREAS, the proper development of the annexed property has not yet been
determined and has not been permanently toned; and
WHEREAS, the polivy of the City of Denton Is to temporarily zone annexed
property Agricultural (A), until pennenent zoning Is determined; and
WHEREAS, after a public hearing on May 19, 1999, the City of Denton Planning
and Zoning Commission recommended temporary zoning of "'pact ill" to Agricultural
(A) zoning by a'vote of 7-0; and
WHEREAS, the City Council finds that the zoning will be in compliance with the
1988 Denton Development Plan and the 1998 Denton Plan Policies; Now,
THEREFORE
THE COUNCIL OF THE CITY OF DENTON HEREBY ORDAINS:
SECTION I; That the zoning district classification and use designation of Tract
91 consisting of approximately 1952 acres described i.. the legal description a!tached
hereto and Incorporated herein as Exhibit A, is classified as Agricultural (A) zoning '
district cl ossification and use designation under the comprehensive zoning ordinance, of
the City of Denton, Texas.
SECTION E. That the City's official zoning map Is amended to show the toning
district classification.
SECTION-1 . IThat any person violating any provision of this ordinance shalt,
upon conviction, be fined a atom not exceeding $2,000.00. Each day that a provision of s
this ordinance Is violated shall cons+.ute a separate and distinct offense. A,
SECTION IV. That this ordinance shall become effective fourteen (14) days
from the date of its passage, and the City Secretary Is hereby directed to cause the caption
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of this ordinance to be published tMoe in the Dent % Reeord•Chronlele, a daily
newspaper published in the City of Denton, Texas, within ten (10) days of the date of its
passage,
, J ~il ~ h9991* ~ `
pA$SEl) {WD APPROVED this the T ~ day of
JACK MILLER, MAYOR
ATTEST:
JENNIFER WALTERS, CITY SECRETARY
y
BY.,
APPROVED AS TO LEGAL FORM:
HERBERT L. PROUTY, CITY ATTORNEY
BY:
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Eiriblt A
TRACT N1
All that certain lot, tract or parcel of land lying and being situated In the County of Denton. State of
Texas, iq the'1v1. $curlbck S~ rvby, Abstract Number 1141; the P, Oarcla SurVgy; AbAreet 11 or. ?Qr 302;
• `ilia B,B.'B:~i C]t,It, Sun+eye,'AbsttpctNumb~.1t97~,~tbd7iMcCioweri 5urn~, Abstrapt'i~~ntber796; '
the P. Oliver Survey, Abstract Number 989, the J. K Paine Survey, Abstract Number 1617, and being
more particularly described as follows:
Commencing from a point In Crawford Road, said point also being t}ie Southeast comer of said M.
Scurlock Survey and the southwest comer of the E. Piano Survey, Abstract Number 994, Denton
County, Texas;
Thence North 00 degrees 37 minutes 19 seconds Past with the east line of datd M Scurlock Survey,
and the West line of said E. Piano Survey, a distance of 30.00 feet to the POW OF BEORM0 of
the herein described tract;
Thence North 89 degrees S 1 minutes 20 seconds West along the North line of Crawford Road and
being 30 feet north of and parallel to the south lino'of said M.-Scurlock, Survey, a distasioe of 3$4Q.02
''feet to'a poiuit at the beglnning of d a l i v e to tlue left;
Thence with said curve to the left having a central angle of 89 degrees 29 minutes 36 seconds, a radius
of 2640.00 feet, to a point;
Thence West a distance of 1037.44 feet to a point for comer,' I
Thence North 00 degrees 00 minutes 47 seconds Past a distance of 1064.92 feet to a point for comer at
the beginning of a curve to the left;
1
Thence With saidcurve to th6-left &ayfng a centrals e,~f 84 degrees 20'minules AS'eecdt ds,'a radius ;r
of 2640.00 feet to a point for comer;
Thence North a distance of 1141.19 feet to a point for comer at the beginning of a curve to the left,
Thence with said curve to the left having a central angle of 02 degrees 10 minute 14 seconds, a radius r
of 2640.00 feet to a point for comer, r 1' u
Thence North 89 degrees 51 minutes 47 seconds Past with a North line of Bald 2426.81 zero tract a
distance of 3017.94 feet to a point for oomer,'- ,
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Thence North 00 degrees 20 tntnutes 02 seoonds West, a distance of 1708,41 foot to a point at the
Southeast comer of Bast Ponder Estates, an addition to Deaton County, Texas, according to the plat
thereof recorded In Cabinet 0, Page 367, of the Piet Records of Denton County, TO='.
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y;'T~rencdDlostfiQUr7egreAg21,tnl6teeI'SA66MeVwesk~vtlhthe"eps~lfnpoff'J3d 'dditio','asU~r(11{'~~0}
3404.29 feet to point on the south line of H. Iavely Road;
Thence North 89 degrees S 1 minutes 43 seconds Bast along tho south line of K Lively Road and being
30 feet south of and parallel to the North line of said 1. McGowan Survey, a distance of 5700.31 feet to
a point for comer,
Thence Southerly, a distance bf 6824.00 feet to a point for comer at the Southwest comer of the 0.
Pettingaie Survey, Abstract Number 1041, and the Southeast comer of Bald P. Garcia Survey;
.t
Thence Easterly a distance of 1221.00 feet to a point for comer on the South line of said 0. Pettiugsle
Survey at the Northeast corner of said M. Scurlock Survey and the Northwest corner of said H. Pizaao
Survey;
Thence South 00 degrees 29 minutes 08 secooQS East ►4r°th the Best ling of epld 1VL Scurlock Srintpj+ ;
and the West line of said B. Pizano Survey, a distance of 3074.89 feet to a point for corner, "
Thence South 00 degrees 37 minutes 19 seconds West with the East line of said M. Scurlock Survey
and the West line of said E. Pizano Survey, a distance of 3315.00 feet to the PO14T OF BRODMO ,
and eontaWng In all 1,952 acres of land,
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EXHIBIT C
ORDINANCE NO.
AN ORDINANCE OF THE CITY OF DENTON, TEXAS, PROVIDING FOR-
TEMPORARY ZONING. TO, AGRICULTURAL (A) , ZONING. DISTRICT t
CLASSIFICATION AND USE DESIGNATION FOR.ANNEXFD PROPERTY; TRACT • .
*2 FOR APPROXIMA'f ELY 125 ACRES APPROXIMATELY 11000 F13617 "IN .WIDTH ;
EXTENDING NORTH FROM CRAWFORD ROAD, AND PMENDINO TO THE
WEST APPROXIMATELY 5,800 FEET FROM I-35W: PROVIDING FOR A
PENALTY IN THE MAXIMUM AMOUNT OF $2,000,00 DOLLARS FOR ANY i
VIOLATION THEREOF; AND PROVIDING FOR AN EFFECTIV13 DATE.
WHEREAS, the City of Denton on May 25, 1999 on final reading annexed the
property designated as "Tract H2" and more particularly described in Exhibit A; and
WHEREAS, the proper development of the annexed property has not yet been
determined and has not been permanently zoned; and
WHEREAS, the policy of the City of Denton Is to temporarily zone annexed
property Agricultural (A), until permanent zoning Is determined; and
WHEREAS, after a public hearing on May 19,1999, the City of Denton Planning
and Zoning Commission recommended temporary zoning of "Tract 02" to Agricultural
(A) zoning by it vote of 7.0; and
WHEREAS, the City Council finds that the zoning will be In compliance with the
1989 Denton Development Plan and the 1996 Denton Plan Policies; NOW,
THEREFORE
THE COUNCIL OF THE CITY OF DENTON HEREBY ORDAINS:
SECTION 1: That the zoning district classification and use designation of Tract
#2 consisting of approximately 125 acres described In the legal description attached
hereto and incorporated herein as Exhibit A, is classified as Agricultural (A) zoning
district classification and use designation under the comprehensive zoning ordinance of
the City of Denton, Texas.
" SECTION 11, That the City's official zoning map Is amended to show the zoning
district classification.
SECTION III, That any person violating any provision of this ordinance shall,
upon conviction, be fined a sum not exceeding $2,000.00. Each day that a provision of
this ordinance is violated shall constitute a separate and distinct offense.
,ShS hM. That this ordinance shall become effretive fourteen (14) days r from from the data of its passage, and the City Secretary is hereby directed to cause
the caption
of this ordinance to be published'twice In the Denton Reoord-Chronicle, a daily
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newspaper published in the City of Denton, Texas, within tea (10) days of the data of its
passage.
PASSED AND APPRQy9D thte the, ~ day of
JACK MILDER, MAYOR
AT'T'EST:
JENNIFER WALTERS, CITY SECRETARY
BY:
APPROVED AS TO LEGAL FORM:
HERBERT L. PROUTY, CITY ATTORNEY
BY:
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Exhibit A
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ALL that certain lot, tract or parcel of land lying bei g situated to the County of Derd_pn, State of
Texas, In the E. Pizeno Survey, Abstract Number 994 and being more particularly described as
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, €ollo rtS ' : 1 ~ t q ! ~ , i~ • ~ rr ~ ~ .'t C ~ ~ ~ 4 ! ~ 1
COMMENCING at a point in the existing Denton city limit line as established by annexation
Ordinance Number 74-36 (Tract 1), said point lying $77 feet west of the intersection of the centerlines
of Interstate Highway 35 West and Crawford Road, said point also being 500 feet northwesterly from
and perpendicular to the centerline of Interstate Highway 35 West, said point also lying on the
common Apportionment Agreement line established on November 10, 1969 between the City of
Denton and the Town of Argyle and recorded In Volume 716, Page 145 in the Deed Records of Denton
County, Texas, said point lying in the south line of the E. Pizano Survey, Abstract Number 994 and the
north line of the Patrick Rock Survey, Abstract Number 1063;
THENCE northeasterly along the existing Denton city limit line (Ordinance Number 74.36(Tract l)),
parallel with and $00 feet perpendicular to the centerline of I.H. 35 Walt a distance of 28,83 feet to the
POINT OF BEGINNING, said point lying on the north right-of-way line of Crawford Road, 25 feet
north of the said Denton/Argyle agreement line; -
THENCE North 89 degrees 32minutes 57seconds West along the north line of Crawford Road and
being 25' north of and parallel to the said Detiton/Argyle agreement line a distance of 5,119 feet, to a
point for corner, said point lying on the west line of the said E. Pluno Survey, Abstract Number 994,
same being the east line of the M. Scurlock Survey, Abstract Number 1141;
TIMNCE North 00 degrees 04minutes 29 seconds West along the west line of the s:3d B. Pizano
Survey, Abstract Number 994 and the east line of the M. Scurlock Survey, Abstract Number 1141, a
distance of 1000 feet to a point for corner,
1'I NCE South 89degrces 32gg6tes 57secbnds 49st,1066 feet north of dnd, araliel to'4he no. I he
of Crawford Road, a distance of 5,751 feet to a point for comer, said point lying oa the extatirtg Denton
city limit line as established by annexation Ordinance Number 74.36 (Tract 1) and lying 500 feet'
northwesterly from and perpendicular to the centerline of interstate IGghway 35 West;
THENCE southwesterly along said existing Denton city limit line as established by anexation, A
Ordinance Number 74.36 (Tract)), $00 feet from and parallel to the centerlina of Interstate Hlgliwtiy t ( ~
35 West a distance of 1,178 het to the POINT OY BEGINNING and containing 125 acres of Isnd;
wore or less.
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DENTON CITY COUNCIL
STAFF REPORT ADDENDUM
CJTYOFDENTON TEXAS
Date: June I1 , 1999
To: %layor R City Council Vembers
From: David Hill. Assistant Cite Manager of Development Services
RE: Addendum to June 22" Agenda Report. Work Session Item N7: i
Planned Development Time Limits Ordinance
Planning & Development Analysis
Copies: Agenda Materials Recipients
Staff has prepared the following comments regarding the June 22nd, 1999 Work Session Agenda Item
07:
Slatus ofQ4 ton PD
Currently there are 132 Planned Development zoning districts (PD's) still in operation from the 168
that haw been approved since 1969. The 36 PD's that no longer exist «cre either converted to ,t
different zoning district or merged with other PD's, Since the 1988 rewrite of the Denton
Development Plan 68 different PD's have either been changed from their initial concept plan or have
been newly created. It has been staffs experience, in general, that as the age of the PD increases, the
amount of detail regarding allowed uses, affected site area, and conditions of approval decreases.
C Category Number of Total Acreage Undeveloped
PD s Acreage
Active PDs 132 6240 4843
Pre- 1988 64 2356 1789
Planned Developments
1989- 1993 24 2511 1993
Planned Developments
1994 - 1999 44 1373 1060
Planned Developments
Observation Nl:
A preliminary analysis of approved Planned Developments In the City of Denton shows that several
PD's are inconsistent with either the 1988 Denton Development Plan or the city's draft Comprehensive
Plan, Several parcels of "straight•zoned" land (those which have approved zoning that can proceed to
platting without further Council approvals) are also Inconsistent. Staff recommends that the zoning of
the parcels should be made consistent with the community's aonroved plan. + f~ ; c
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The draft ordinance prepared for Council review on June 22nd, 1999 provides the mechanism to change i
PD's, but does not provide specific criteria to determine what the new zoning ought to be. The
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comprehenxtce plan, when completed in September 1999, gill provide the criteria needed In addition, r!
changes to existing PD's does not address parcels with incompatible " straight-zoning". which crld be
of e:en greater concern than the PD's.
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Obsen-gin 0 f
The draft ordinance does allow Council to address PD concerns now. rather than waiting as much a
one year for completion of the new development code to address inconsistent zoning. The Issue posed
by Planning staff is one of cost benefit. If approved as drafted, more than 100 of the estimawd 132
active PD's a ill automatically lose the right to submit a PD Development Plan or Detailed Plan for all
or part of the approved PD Concept Plan. Of the 4.844 acres of undeveloped PD's, staff estimates that
at least 4.000 acres would be affected by the draft ordinance, The current workload of the Planning
and Development Department (annexations, rezonings, plats, and variances) is about 15 concurrent
cases at anyone time. The addition of 100 immediate new cases, often" A complex tiles, t.ould
require significant new resources, equivalent to support 3 full-time planners (5300,000), to process
anticipated tasks. Should such resources be allocated to administration of the ordinance. 3 to 4 months
would be needed to hire new staff members, and Council would also need to acknowledge the
immense review burden that would impact Council agendas over the next several months. Over the
last two years. 15 previously approved PD's (6 in 1991 and 9 in 1998) have been resubmitted for
amendments, and all but a few were approved.
observalloto #
The benefits afforded by the draft PD ordinance may be shoe-lived. Complaints that exist;ng zoning
classifications are too broad and do not provide any assurances of land use compatibility are common.
When the Development Code is rewritten (which is one of the Council's top priorities), the zoning
classifications will aery.likely change radically and no longer resemble existing code, necessitating
changes in zoning classifications to all land in the city. When citywide zoning changes occur.
notification to individual property owners is not required. In addition, the need for design standards
that will apply to all properties instead of PD's only. will be a very strong component of the new
development code. PD review procedures. as we know them today, will likely become a vny rare
occurrence. Experience from other cities indicates that a significant change for PD's now, followed by
major code changes proposed in the year 2000, trill jeopardize community acceptance of code
revisions that will cost about $500,000 to accomplish.
Observation pS
The ability to process PD revisions is affected by the quality of the PD database. A Planned
Development database filed (attached to the June 22nd Council staff report) was prepared by Planning
staff ht May 1998, and is the most current summary of PD information available, The database lists
164 PD's m of May 1998; 4 additional PD's have been created since then. The database is a general
characterization of the PD file system, and care should be taken to verify any information through
individual file examination.
Status of the PD Database
For the most pan. the database is accurate to the amount of land allocated for each type of land use as
listed in the file and an approximation of the amount of land developed. Dates refer to the last recorded
changes within the PD file, at
Some PD's may cover many different parcels all with different owners, each of which have different
agendas, development schedules and financial situations. Many of the more retail-orienled PD's may
have up to 20 different concept plans submitted and never followed through because of factors in the
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market. Others might have developed an original concept plan, devotoped only a portion of the
property, and then amended the concept plan several years later. To attempt to track all cnanges in a
database while maintaining usefulness for planning or administration is diRicult because of the
individuality of each PD.
Inventor- Work S1611 to Be Coma tt
Any given Planned Development may have a concept plan, a development plan, and/or a detail plan.
Some have never completed the entire process. Of the 132 PD's still active, well over 70% should be
thoroughly researched for initial ordinances and subsequent changes to ordinances and/or resolutions
which have changed the Initial filing of the PD. Additionally, records of all detail plans and time
restraints for development might only e!dst within discussions with the City Council; therefore some
Council minutes might have to be reseatrhed. To ensure accuracy In the amount of developed verstts
undeveloped land, windshield surveys of some of the PD's should be completed, requiring staff-time,
map production and entry Into the database
CONCL US10N
The draft PD time limits ordinance does immediate relief from potential short-term concerns
caused by PD's that are inconsistent W ans and/or policies. However, costs related to the
ordinance could be v significant;
1. "Straigh ing would be ut
2. The costs w administration wou.~ oo about $300,000;
3. Necessary Council review time would be oppressive; and
4. The zoning changes made now would likely make adoption of the rewritten development
code very diRlcull.
Staff has been Instructed to expedite the development code rewrite process, and formation of the new
codes will be contracted to be completed by June 2000. During that time, assuming that current trends
X11 continue, 9 to 12 previously approved PD's will return for Council approval.
Staff will implemen , course of action A by City Council. We believe the information
provided In this rep 's a reasonable ass of the choices involved, and hope it assists you to
your decision-making
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AGENDA INFORMATION SHEET A No,
pate-
AGENDA DATE: June 22"1999
DEPARTMENT: Plar.ning & Development
CMlDCM/ACM: Dave Hill, 349-7233
SUBJECT I
Consider and take action on appeal of Hou Dal Affordable Housing, the developer of Serenity Village
of Denton. a proposed (seniors) multi-family development at loop 288 and Spencer Road in the City
of Denton, Texas, for an exception to be relieved from the provisions of Resolution No. R99-022, as
amended, which places a moratorium on multi-family housing, under Section VII (now Section VIH)
of the resolution.
BACKGROUND
Hou Dal Affordable Housing of Lancaster, Texas has submitted the attached request for an exception
to the multi-family development moratorium that has suspended the processing ofa zoning application
for senior citizen housing. The delay caused by the moratorium has affected the project's eligibility
for tax crLgts being pursued by the developer, The 16-acre site is located at the comer of Loop 288
and Spencer Road, and a 239-unit Seniors Independent Living Apartment Home developmeul is
proposed in the application to rezone the property from Light Industrial (LI) to a Planned Development
(PD),
OPTIONS
Council options include approval, postponement, and denial of the request for exception. If approved,
the applicant will be allowed to resume the development review process for the project, which will
eventually culminate with City Council review and action. If denied, the maximum delay caused by
the MF moratorium would extend to October 21J, 1999. The property is not platted.
RECOMMENDATION
Staff recommends approval of the exception request. The project proposes to develop senior citizen
multifamily dwellings, which appears to satisfy the requirement that "...any multiple family dwelling
to be established is not subject to separate Easing of bedrooms contained in a single dwelling unit."
ESTIMATED SCHEDULE OF PROJECT
If the exception request is approved, the project review process will resume. The project will be
scheduled for Planning and Zoning Commission review upon completion of Development Review
Committee processing. PRZ review is anticipated in July 1999 if the exception is granted.
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MOI2 ..TI ONIREV I EIY
This is the first request for relief from the multifamily dwelling moratorium related to the Serenity
Village project.
FISCAL INFOILMATION
The attached exception request cites the project processing delay as a substantial disadvantage with
respect to tax credits to be awarded.
~ EXI11@LT$
Hou Dal Affordable Housing Exception Request
Respectfully Submitted;
Hill
Assistant City Manager of Development Services
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Hou Dal Affordable Housing
1818 Cedardale Road
Lancaster, TX 75135
3unel1,1999
VIA FACSIMILE
City Secretary
City of Denton
City Hall West, 221 N. Elm
Denton, TX 76201
Dear Sir/Madam,
Be: A resolution amending reiNution number R99-022 adopting limitations on
acceptance and processing of ejolicatloni for establishment ofmuldl family
dwellings to provide for an exemption for pending appiicatlons for a bullding
permit for mull family dwellings; providing a severability clause; and providing
an effective date.
With reference to Serenity Village of Denton, Loop 288 & Spencer Road, we hereby
apply for an exception to the resolution, as indicated in the amendment referenced above.
The Council may care to consider the attached notes in response to Section VII
Exceptions 2A - 20.
In the meantime, should you require any additional Information, then please do not
hesitate to contact me.
Faithfully yours,
Huel*On11U4riX5onAO0A10
President
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Serenity Village of Denton
Answers to Section VII - Exceptions
2A-2G
A The establishment ofthe MY dwelling does not jeopardize any of the city's interest in
preventing improper location, because this MF dwelling would create a buffer between the
SF homes on Bridges Rd and Lowes. Also, the adjacent tract north Is zoned for retail and that
interacts well with seniors who like close proximity. Furthermore, Lowes supports the zoning
and has stated that this property when located next to residential development, produces more
business. Sales tax revenue is important to the City, Also, this community is deed restricted to
"seniors, meaning at least 1 person 60 and over. Seniors housing is in dire need and the
University of North Texas will use this project to showcase their Healthy Neighborhoods
Program.
B Yes, the applicant is substanti&4 disadvantaged by the delay In processing the proposed
application, because zoning needs to be in place prior to Carryover Allocation of tax credits.
Tax credits are awarded on July 23,1999; Carryover has to be met approximately 90 days
after the award data
C The proposed (seniors) MF dwelling is most suitable in light of the allowed retail (zoning
district) on the property adjacent to the north of the proposed site, because seniors like close
proximity to retail. Also, the MF dwelling would create a buffer between the SF homes on
P,ridges Rd and Lowes.
D The effect of the proposed multl•family dwelling on the neighborhood of the proposed site Is
win-twin, Reiail going In directly adjo:ent to the north w Ill benefit from the seniors (i.e. deed
restricted to at least I person over 60 per unit) MF dwell: tg, r d again the close proximity of
retail for seniors Is beneficial because seniors don't like to travel long distances. The
ptvposed seniors MF will also likely increase the desirability of SF homes on the adjacent
Bridges Rd. The Seniors development and retail development go band-In-hand.
E There is available capacity of water, waste water and drainage facilities adequate to serve the
proposed development. The proposed 4-lane private Rd will provide adequate roadways to
serve the overall planned development.
F In order to prevent negative Impacts of the proposed MF dwelling on the neighborhood in
1 which the use is to be located, we are propnsing a seniors project, deed restricted to 60 yeah
of age and older, Seniors don't cause crhne, traffic, noise or overcrowd in gorschools.
Secondly, the issuance of tax credits creates affordable settlors over 60 years of age housing,
adding value to the tax base, because there is no need for most city services. This Is a low ,
Impact project. We are also setting aside several acres as parkland on-site.
0 This Item may not be pertinent because the MF aspect of the Planned Development is for
seniors over 60.1 he unit mix will be S0% two bedroom units, aimed at union who want
another senior with whom to live and 5014 one-bedroom units. We will deed restrict the r
property to a maximum or 3 people In the two bedroom units and a maximum of 2 people In r ti
the one bedroom units with tt least I being over 60, Thy University of North Texas will also r !
be our partner in this project.
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ACTION VII - EXCEPTIONS
2 The City Council may grant an exception to the limitations of this section only if the
applicant presents credible evidence either that (1) the multiple family rezoning
application Is not for purposes of establishing a multiple-family dwelling or that (2)
any multiple-family dwelling to be established Is not subject to separate leasing of
bedrooms contained in a single dwelling unit. In determining whether to grant the
exception, the Council shall consider;
A whether the establishment of the multiple-farrOy dwelling in the ab; ence of
zoning standards aad criteria Implementing policies pertaining to multiple-family
dwellings In the City's the proposed comprehensive plan jeopardizes the City's
Interests in preventing the improper location or density of such uses;
B whether the applicant Is substantially disadvantaged by tha delay In processing the
proposed application;
C the suitability of the propost d multiple-family dwelling In light of land uses
allowed in the zoning districts on property adjacent to the proposed site;
D the effect of the proposed multiple-family dwelling on the neighborhood of the
proposed site;
E the adequacy of water, wastewater, roadways and drainage facilities to serve the
proposed development;
P the measures proposed to be taken by the applicant to prevent negative impacts of ,
the proposed multiple-family dwelling on the neighborhood In which the use Is to
be locateJ; and
0 the likelihood that any restrictions proposed or Imposed on the establishment of
multiple-family dwellings within the proposed zoning classification or the
separate leasing of bedrooms contained In a single dwelling unit can be enforced
in the absence of new zoning regulations addressing the impacts of multiple-
family land uses.
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AGENDA INFORMATION SHEET W4
Ilerp~ G t
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AGENDA DATE: June 22"d, 1999
DEPARTMENT: Planning & Development
CM/DCM/ACNI: Dave Hill, 349-723
SUBJECT
Consider and take action on the appeal of Intcmacional Realty, Inc,, developer of a multi-family
housing development being 19,33 acres of property located on the east side of Meadow Street,
the south Bide of Inman Street, and just north of 1.33 East in Denton, Texas, to be relieved of the
provisions of Resolution No. R99-022, as amended, v.nich places a moratorium on multifamily
houses, under Section VI (now Section VII) of the resolution.
BACKGROUND
The applicant has tiled an appeal on behalf of the Campus Housing project, which was rezoned
from Commercial (C) to Conditioned Multi-Family I (MF• 1) on April Wit, 1999. The
development review process for the first phase preliminary plat (192 units, 364 bedrooms) was
suspended after Development Review Committee review, was completed, but before the plat
could be placed on the Planning & Zoning Commission agenda for review and approval.
The applicant states in the attached letter of appeal that the processing delay has resulted in
deprivation of vested property rights and the economically viable use of the land,
4P_TlS?~
Council options include approval, postponement, or denial ofthe appeal.
)('0.11i1ENDATION
The :ircumsianccs Involved in the Campus Housing situation are similar to those of the Fairfield
Hour ng project, where a plat application for multi-family development had been submitted
bC1 ' ' i:c adoption orthe MF moratorium. Council approved the Fairfield appeal on June 10,
1999. In similar fashion, staff recommends approval of the Campus Housing appeal.
ESTIMATED SCHEDULE OF P12O~'~
If approved, the Campus Housing plat will be placed on the next available P&Z agenda, which
would like be July 14`h, 1999. 1I'the appeal is denied, action on the plat could be delayed until
October 2° , 1999, which would he the extent of the 120-day moratorium if it runs its full course.
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PRIQR ACTION/REVIEW
The rezoning application for Campus Housing was approved by City Council on April 20",
1999.
MCAL INFOMIATION
The attached letter of appeal contains fiscal information provided by the applicant.
EXHIBITS
Intemacional Realty, Inc.
Respectfully Submitte
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D M. Hill
Assistant City Manager of Development Services
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FFifl F"AE IU. 210 55 tD-,W lun. la 1%0 33:56rll F1
INTERNACIONAL REALTY, INC,
I✓ASCIMILE
T0: ~liP ,6RB ~A'i]t!v
COMPANY: i01/~,lnti•~ O'1ye D.s'~v77si./
FAX#:
FROM CAILAWRMA CARAWAY/ CARLA LAWS/
M1UM ARCE/ SFtARON SEARRGENT/ DEBBIE WIATRM
CHARON CICMLA/ AUTUMN 13SERI JANICE WEHDE
DMRNACIONAL REM AY
405 N. ST. MARY'S SUITS N95o
SAN ANTONIO, TX 78205
PHONE: 210-291.1469
FAX: 210-291.1337
DATE: 1994 {
NUMBM OF PAGES ; ~L~_(1tcludiel0 aver sheet)
COMNOWS:
w T
• If you do riot repave all of the page, please call our ottica N the
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numbers listed 4b
r105 N. St, Merys St, Suite 850 San Antonio, TO,aa 76206 • Ptah: (210) 261-1469 Pau: (210) 281-1337
3.
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FFIA : FHUE 147. 210 51`5 ON") loin. 14 1` 9`9` 04:`F.PI1 Ps'
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INTERNACIONAL REALTY, INC.
)tlnt 14. 1999 Vii Fax 1940) )82-7)23
Mt. He ib Prouty
City Anorney's Office
Car) Nall Wv7t
221 N. Elm
Denton. Texas 7001
Dear Mr. Preltty.
t an wdting vitth regard to CM COVNCQ. REStXIIitON NO. P-"- 02). uhsb pas pssed end approved by
City Council oe lone I, 19" . We m appaUS die Resolution bwatne it p6cm m undo 11lQ1el1 on our projad by
plachig a 11040- meratodunt ou the pls" proom es sell d our amieipstcd ttqu" for biw&V pmadts.
We to q wse diet die City mportd ttstoedtgely ant tut albw for a* Auditor debts of our project. We tams base otw
project ready la occepeag by August 1, 2000, cc time burl rid will be only' 1 M WO micupiad daottgltou tie tblt
2000 and wins 2001 sea" ^ whkh W P Cuter as to lose Mgu.%kfw one year of raw kwcmwe. to otdct to
cotuplat dK builolito for Ansust )000 oecupsawy, as mnst commence oonivadion by Anpa 1999.
We ran ptoside m6bfe inoMoice tbst a 44V in ptotxsstrog our sppdcWom fbr seabimAtmM of a roddple.Amlly
dM<fling dgr6vs us of as vested pmpcrty titdtb rod the coomat,ally viable w of ow lanii As osnhad m the
appwts poadtmras in ukt reaolutim we offer dm fotlowiaj tub
A) 1U astute of die tees Moored by es)sdag to*IW,
11w edsdag toting is mtdufamity Sith condtdaas, tMF-I tcj t, whk* wa p uk4 by City. CwtKil In OPMANCE
NO. 99 -119, oa April 20, 1999
B) 11" litre Sambortsed trader ezmw news PNVW etortetakmay v6w use of the Isatfc I
We hate conducted maddti tettdws, wfddi redact a sborutge of ravel bousips to the Ctry of Dmsm etpocisk
gu bty rmw laming for stndatts of tht two aadveriddes. Out existing Ind Sidi to aortal location to the I
uaiscts)tiw, dboppirts rcdatmmta smd somm M 1.35 nukes the devefopt»nt of dam land ho madd- tesity Itdu
blgbh' aotamkally si*k, The um of this ltd as mull-budly is soli.. '-mo wmplisnoe wilt Ow 1088 Dodos
Desnkg4mm Plan door 1998 Deleon Piaui Policies, Std tale 1999 Oromh Mam9mmtat Strabow amid 1'lett
C) Wo wit be srs arty di msVd by a delay In proetwsiag eat appikati as;
As discussed earlier. if sa camel w
nlpirse alit btuWhy roe AuguR 1, 2000 oeatpaacy we will kne ore year of
►cutal ineom. lbtt wilt be is etocss of f LOW, 00000, Ir is td&k hkely that aonstnxtbo eons w111 eootieye b tlae I
thereby catuneg tie pmjcd to cast more it it is detayaL L Wy. flm6et delo s Sill Suter to to lose the dcU and
ecprity folomcing se have twanged for &a proof x1 is woutd tattle is tuwsdmab"t damages,
p) Tbtm h Bede Bheliieed that Is I Mat tdBef SIB be Prositled to me fellowltyl ado a of new r
tegalateaI 10"ming eslsiBs NMK Maadost of Said damt8ara r+11.rtMg wNtplwfarYy hdump:
We bclute Say rite rcbuLtluna will tat aotdkdndy tnlpxt av ttetewfeetem W either a poddve er eegadve .
406N St Mary's S1. $w"s 650 c San Antonio, Texas 16469 Phate:1210) 261-1449 Pas.: (210) 281-1337
4.
FF[11 Ft-UE 111J. 210 ` L?tU furl. 14 1:+ 4 64:`1.f11 F3
Ln.Ltanrr
L) Wt bne p old mod obligated wrsches to a ver) atgmith tat dollar alomtat sf a><peadj urea in
eomnecdom wlth this pro}ec1;
As of this pu1Cm in anw ne lu.c cVcudcd the faliowing maLOUwus in rchatlce on prior rngulatso iv
Pre-Devdopaxnt Summary o(cost
£nviminximul / Firasc l StuClc t I,t00
Traffic Study 4,310
Zoah* FCC 1.2 SO
PAIVneer sig CoottpkW Dnwiags tl,a S l
Emginea•Ing Construction Docometits 6S,D00
Arthitecnud Drawtugs Irgn~O
Sun e,i s 6,000
Oootochnieml FaLgin "i" 20.000
Consulting rims
Total Enptndintrq tX27,003
F) Fen we have paid is corm"" iee with the proposed w,
hry plat Fee S 133.20
Zoning FCC f 1,237,00
G) There have bees ripresersation1 rsadt by the tiry eenterning this prowlt and we retied span
then to the delrlownt waits pitilm.
Our civil engineer, Mr, KaLdantim Palmas of Baird, flamptoa, and Brown, nWted the planing procca on Mach
2a, 1999. fk ancndrd three focmW Development Rev lcr Coatadacc rnoodngs Ile has had numteous disnnalow
with stn in v arlow cut) depermn tat, We bave responded to all of the AACcommelaa mad reads the MOWN
mecessar) to oboin approval of note prohmlrury plat, M Ids find DRC meetiat oar Mq 20. 1999, be ums given
approval b) the revisiting engineer and case moavger tot "pfrliminasy plat (with ndror corrections) to be
rubmined ro tits fMatudng and Zoniug Cgmtmdsaloa, Our sue rntamager. Mc Wayne Reed, gave Mr Beldram
Lqvciflc Instractioto to nwke the mlttor corrfthom atd to ilctner the p0dulosrry• plat to him by noon on lhidry May
1 t. 1999 d strict no be o n the agasds fa t1Le Mary 2d, 1999 P:vtnisg and 7aniryt nsaeiny Aeeotding a ar reoordr,
t1w submiaat was torch ed In b4 Rad's d6x u approdmttr;y 10 AM Friday, Ms> 21. 1999 On ToadsMay
21. 1999 we were infarniod by Mr. Reed dart out pmkinlivo plat wat mcV gohit before the Planning std Loring
ComatiSdcw wrong schodukd for May 245• 1999. We tecalved a verbs! apology from bur Read explattthng that Le
did in fact rocchte the revised ttAaWtal by dtr deadline but it was misplaced and a public nerlCe rats nevet cxwoled
We etgcd DU Reed to grs w in on Live Me 264. Plaatdng and bonhV Consolation agenda but beconse of the lock of
pobitc norice we wtre "Kd
bif Rood empluaed to its that this dLnuld not in any way ddo.v our pm*t because 4Vmal from ebe legman
had aheo;b taliot a ptrce. I k insisted that out projw would not be auhjoct to any we DRC reviews as it prRSlsed
to the limbrmnary pint nrnd that all we needod st We poha was -consent approval" from the "tusniag and Zoning
Co nmbeion Ik also stated slut it would l!c in ant ben Whir w to start the uaavscn oat doci amens as it preWnod to
Liu site tinprovcow as hi order to expedise doe processing of the final IoW ht Read saw w a haw contirrNrg the
fact that ae did si ted the City of Drmoa's %ibdivision and Lod developatcnt teguluioms and that the sumicilal
authmty tons! approve it. The lcact abo rtaud that we woabd be scbedaW for tie hm P. 19W Plaaninit wd
74ntug Comtnladon Mt. Baklmta plaood a wtl 011 Pnday, hoe 4, (999, b Mr. Reed teaosthtg a copy o! the
mgo,U via fax lot die June 9A Plaoniat and Zoning Como isim At M.wdtry, brut 7, 1999. Mf. 9eklmu still
had not tocclved the mends and placed and of call to Plaralug and Zoning to beating the ge Agin As
Ids tlroe he told dust the A t machine ru out of oMet and this the agoads Could mot be fa,osd to idot Doer IIe then /
ptoarded to rrtluest a verbs) rotdltnualos flue out prehwituq pi It is me on die lure 11 Plampiag umd 2'onlag A
Cowalssion agclda and was nmiiiwcesafbl in bin mnetrya r'. ,
At sppr,)Am Ctch 3 15 PM Tuesday, )use b. 19994 bit, Bildaras eece&M the steeds On Gv sad learned rhsl cur
5.
FKA1 : ftOE tO. : 210 OW Jun. 14 1999 05:"I7 Fa
PrelisdnwY Ph au nut schedaled At tht time he kR a uwugc with Mr. Feed to oootaet Mm a soon as potasbk l
W firo11,Y ttsebod 14 Raid at 5:10 PM TowdWy. W. Reed tlskd dug he sm wsutawd by bb dneeeot w sa
dices the Radtaions, It WAS sd MW Clair die mhm ChM we became awam of the Rcwlodos wlorhdy the 120-
dw naeatMum on ewld4amity P" 1"! 16 We also dbmverod as 0" "licxu wbo noalvad ewaiad ao satyr
adpfe we *d wu s><bal the re"Wota wAAed w mludc am Iram dtb o Ammuta. s w dy, dab whole
Pcotass, sm wom tlom the city Imew *fA vu h"a"t and Up it from at It taoa aeettr m) ooiaoidtwgl 4w
ourwoald a how whpt Wto Incp w cd ehc M4 26,1999 PKf t&wft Vow pW bM bet app"Od st #w meaisS
we" m fiuat thb type of suioa by Ow C*.
N) mwti*-(4 * do atdyJed w Igrsat Mriq of haieswr is omw w" a irs
dwel* w* dwd nk jeep am tb pry's badek meso or 8aera wdheq
As noted m owt ra h tppam sl for aeaing the City Corocd triad ow pukukr ra"to b in omoptiaaoe with
ie 1988 Drwws Dettloaaaat Phq tiM 1498 Dwaasst Mr Pdic{es eyed low 1999 Qrowth NMyswsu summon
m Plea We ahto asd to oood<tbas fq li~da6 dwsrltY. psylda8 and 6aeYy to aafw~os the dswtupesel low
thw C'trY's waldue.
Id addition we here speed w cousmict oe I off dk !»proveawy , t bais# to aWiw y uwar, dtalnos, awd nroa
whwovems ands *Pwr,%m to do City's htaddt, aft. sod 8~s1 walMe faMid w lwprm* the 4asta~s road,
proputp, we has speed w aourloare b tbs C!ry tlDawAoa l 91.!00 wwsedr faiprovetaaew of
other rode wot , - ig ow w oar sfoa.
The flru pbu of ow ptajeu ooouim 192 wdu sad S6a badlaoar. TWs awraps ow to be 2.9 badtaors pr dt
Oar PWY 3toir the wwa I of people w aae praoa put fi Tb ass awdats Cis is - .1 , h wwf adlow tivo
peopda par bed*, m n, The "WI sea sW st pwa"ty cowaisbd 192 heist will svetye In w wa s of 7W btadteama
vM& b am Chas 600 people do wadd be allowed to bive &w Ow whim p a"i) allows ibr 1 pat•!a8 taw
d got 6e oenapebd le Iha lanes aid ohi dae iidr af~de~rteo.l We do dds w fwn 6d taus
We pyovidw Baited attest pas, btttusioa abnu is the uofu, and a mcwby patrol st W* 'ilwu eaaws6 rC p
towards cAdedn8 the Cbly's be" ssfeq, ,rod ga alt a*&
in sum"". ws bdkvc it is mak ad wm farm W Pat* if ebb prgiSM b dsigod far am 120 days s iNot if do
Ma are c8ryad lo tk taidde of the !m• Wa Mt dilipu t praad ewrawidawsawsa k swords" with do
Mss to effect m the Woe To cbMr the tula an ss, Ovr the ibwwW owmail mmb wr ba" arde, %*U aAM uc
to iaew dpdksut dswwpea.
I rasprstlWy ragseat ChM 1^oa pica thb ca the Cary Cowl Aprda pot the net mwdad
8ltaoeteh, ~
r oX L%~'"'-- YET`
High L. Caawsy, In
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FF.Cri : Fl-U E l k). Z10 5~5 873 Jun. 14 1" C5:OM I F5
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CITY OF DEIVM 1EXAS Cm FMLL WEST • 221 N. ELM • DENTiON, TMS 7MI
19ao1349-M • FAX (8 w) $49-7707 • DFW METRO 434,? B
April 26, 1999
Mr. Miguel Ace
Imtcmacionsl Ratty
405 N. St. Mary's, Suite 850
Son AntoWo, TX 78205
SUBJECT: Approv it of Zouieg CbmW ltequeas qm"-014)
Mr. Arcs
The City of Denton': City Council at its meetJmg on April P.0, 1999, approved (with conditions)
your zoning change request The zoning for the subject 19.33 acre property located on the east side
of Meadow Street, the south side of Inman Suter and just month of 1.3 5 Esst has been changed from
a Commercial (C) zoning district classification and use drsitptation to a com&tionod Multi-family I
(MP.1(c)) toning district classihcation and use desipsoiot. I have enclosed a copy of Ordinance
99-139 fot your records.
I ant available to answer any questions that you may have cmweming the ordinance.
Simerrely,
r1/
Wayne ow, Plano U
I A•"
pe: Jim Heath
I 94 dl J CI.4M*
dti/e.J~a
'Da):a,r d r "ty &"r ft
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FF90I FIHUE 110. : 10 5~5 GN9 tun. la 1999 MI01F11 N
GI. W:9i I IMmfYlh UL'A lr~~u~w~ nLw,y. q~, \r r
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ORDINANCE NO !?1,~q
AN ORDINANCE OF THE CITY OF DENTON. TEXAS, PROVIDING FOR A CHANGE FROM
COMMERCIAL (C) ZONING DISTRICT CLASSIFICATION AND USE DESIGNATION TO A
CONDITIONED MITT FAMILY 1 M-I ICD ZONINO DISTRICT CLASSIFICATION AND
USE DESIGNATION FOR 19.33 ACRES OF LAND LOCATED ON THE EAST SIDE OF
MEADOW STREET, THE SOUTH SIDE OF INMAN STREET AND )UST NORTH OF 1-35
EAST; PROVIDING FOR A FENALTY IN THB MAxu M AMOUNT OF 52,000.00 FOR
VIOLATIONS THEREOF; AND PROVIDING FOR AN EFFECTIVE DATE. (7.49-014)
WHEREAS, Miguel Arco, on bcbalf of Ba,row Heath, Inc.. bee applied fora thaw in
zoning for 19.33 Xtes of land final Commercial (C) zoning district classification and use !
dedgnstion to a conditioned Multi•Famity 1 (164(cj) zoning district classification and use
designation; and
WHEREAS, on March 10, 1999, the Planning and Zoning Cortunhwon recommended
approval of the requested change In coning; and
WHEREAS, the City Couniml firw that the ch"e in toning vn1I be in compbw A wish the
1988 Denton Development Plan, the 1998 Denton Plan Policia, and the 1999 Growth Management
Strategies and Plan; NOW, THEREFORE
THE COUNCIL OF THE CITY OF DENTON HEREBY Oi1DAINS:
SECTION I That the zoning district classification.md use dosigou:,m of the 19.33 acre
property describod In the legal description anacbed hereto ant inoorpontad hrrein as Exhibit A is
changed fruit Commercial. (C) zoning district classification and use deeignatioa to a conditioned
Muni-Family t (MF-110 zoning district classification and use designation under the conVtOwasive
zoning ordinance of the City of Der; m, Tcxw. subject to the following conditions
I Lfghfing. Lighting on the property shall be designed and nWatirAP4 so as net to shin-ton,
or otherwise disturb, adjoining property or to inns and project upr-std to prevent the
diffiuion into the rdght sky.
2. Dewily. Density on the property shall not exceed 21 taulti-family dwelling units per acre.
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3. Parklnp. OK-street parking -]tail be provided at a rate of one parlaag .pace per bedroom for
all multi-family dwelling units.
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4. Fend. A masonry fence with a minimum height of eight feet shall be required along ark
property boundaries adjacent to gory rosidential use. l)
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SEC13ON - That the City s offleial toning map U wended to dtow the change in toning
district clwifIation.
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FFCt7 : FM7E !q. 210 515 e,W Ium 14 1939 +35:0iPt1 N7
.W www,iVLNwby,yp-war.~t.~N. h..i•Y.,r
SECTION 111 Thct any Poso1 Violating any Provision of this Ordh m shall,
conviction, be fined a cum Cot exoeedine 52,000.00. upon
Each day that a provision of this ordinance is
violated shad eon,atnte a separate and distinct otlimSe.
SECno IV. That chit OnWm a *AH bm*me effective fotuteeo days from its Pas att and the City Secretary is (14) om the date
hereby dirocted to eaeue the cVfift of this ordiname to be
~
Pu! fished twice is the Denton Reeord norm o. a daily newq>sper pubtisbed in 0e City of DDent%%
Texas, within ten (10) days of the date of its paesye.
PASSED AND APPROVED this the day of 1449.
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JACK MAYOR
ATTEST:
TEWDMX WALTM, CITY SECRETARY
A. A
v
APPROVED AS to I.ECc L FORl1f:
HF"ERT L. PROIITY, CITY ATTORNEY
M
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FF711 Fl-WE IQ. 4 810 c,-5 Cl'-U Jun. 14 15flQ 05:k".Cf1I FID
EXHIBIT x
2-99.014
19.13 acres
1N0 • 0'0" Of WWI MkkM e" 11 ON A. !111 SuRroy, AbW~ No. R2f. Cbr d Oorrw% OwMon CO1ny, -r* M .
tam Viet OM•O lot 1. MMrdn SubdviAon Pet Ow as reew"d h V OAAW 340. POSO 409 Of On Dead Fteowus
ore OeMOn COarwy. TesMK Ldo f Met 201. kvr m fuOQvlelrrn P'er Ptat at eMarnds" to VMYerw 304, ►t"Sat N
told 00" RemMs ono a Posen of a Yoa deeaod to a Oewas E b.n.aw am low" o Dewt reearw" M '
w0h0mo 204. Oboe 0" d &%& 00" R"w" of Oanlon Ceurrq. Toar. add 11'ard beby Roo Prtloiry
4e6aeed by root." end ►rauwla as ftaswo:
seat"W"a M a 00"W 114 b.Kh bon rod OR a MKa eW"w Pow Oairy tlaa mo.4ltaal ow~ at mw w"w von
rwowaad I" Ve►awa 2M Peso sta. aM0 Mop and cc vw of a sow dop"ad w ')wren land Jena 1rorlaAM par
dsod reeen7od i. vawmle Ott, pogo aM& a said Dow ROowdw. '
TNGNCr Se~e+ 03 4Opre" oa enbxrOe 012 aeovwe East alar•r a soRfwwt bw d and korlrl Yon Ono
Oonwl Le" Jebx Vaa./a vex beano W, be * " wreaPdea" barb" aeo lW eo b.4 a swrnea of
3431.33 N.R b d A^" 1V bolo ten MO Ot Vp Of Ord bWWW eb" forNM WM • O.OM Ird
M.ae;
TFIaNCG SOUK N dadrMOa 30 rr*wA" W aam..da Wsat alwra M faual 61O 0aol" W1.ar1 Ya1R dap rid
chain Ont retva PASO&M a ("Old SM kWh ben Me bar.dod Y roe TM NOrr tow errW d
hoat7lMwial prMparsOl tie. oat Per 4e0abdon tool"" in CC b . 07-020072 at Mold Oaod
Raaards a1221-40 loot ww ORer ti 33 few mom or. Owevw*%p, kart 3 "M at&%fadr Ihooe arm
e+ti9 b.kYrra ebo 1Vnfa -ask So1cr Y,c d lrxllal sort ales bw&q M Mont
s1aallr.eOC Ina M roreer"o" MCC %iw O►4Q2a67 d pod Doss fedora
ro~ s 1wO1 Ms" d6tl.00 Mt b a t"Und N 61On ben rot
71tCF,rA tour. 01 dOpar 24 0"*w k araDnee as" • dwkwwm of 24/.6014" a d /wed "A 6wh ban
rod boY.d PM R10d astrr.erd deMfnoat owrrf of sold Wa *mat and ra0 bekv wo "orwomR
*Omer of Let 1. MoMk Act Adofon per Mp moord" h Catlbree L. a0"b 2A0 of OO" OOO"
ftotaar40• haw 000 fbud 112 ba" ben Pad a ft-OW VA both iron rod BOOM awsl K eeroee 2A
M*%A*d 47 O&ba.ra Eea( a e0ror.aM w 201 toot
T1IGNCE P40M M 1 0 K "r11He 20 OererYds WaaL a " too 6arA. r.s d SW Ydnen sop ant M
NOrq 0100 Of 6WW U t 1. elesc 1. paw" 4 kund 1H bqq CoMW InA nr, (K&n bta0 bebop Or
Yaeeded to be ow Nersroow dannr 0 R.O.W. dodaadon par Ad 14~ at 410. tf ftK
wed ataA sy" soulh bn d vmm tap Widow Pdar"r Yoe d s SE 91& Ray' M1ab Ond
KWW filmy par "are" raewdsd In CC NG aiaOflNd of bald no" air Oast' Ow Nay.
bn" as an adsip road QtondwAs see" ww rr Mom 60 of and &WOO fM OoddN
pr ld t. Ee.4t t. O.aae".waa A~le!+ d rMeer.Id" ti P466eae! sadM f/0 Maw Oa.d werkl.r.
Oaraae'M • 1A.ad 11,2 6.4.w ,r ban red bebq Ike Ner"arerl owner of PLO-w- "dc~ ow void
nag in AAwdwf 0.s{ ryet and aar~ f1f a taw f1eo of 1267.00 /tad to a bot M(
Dophoot
T1921CE Memo 16 dnVe" A3 W*pAOe 40 abowdd boat, &WV *to a" Woo dd►aodowe Skew, rPO Wem
M Of IA 14 of &Md kwnsn s.AKl treq rw Wow W of void Loot 1. ba1rO *40m *%kdti a Oblorm"
d la1.01 fYet b ■ aA fA 6444 bafbs prPOO" bon rot (aM611rsI M PJtryta" ewe.rdaW Lb4
Nunn SarOOWiot;
THUOM "am 60 4801eea as "awb" 20 ooow*w f1R mw4 r* SOM. RO.W. Ow of OMwan Una MD bw {
JLO. W ) Off Sod YVwan SubOwk wt. a dhow of 100-60 Mx to a rt fA Vofft ya0ear 4000" bat
mad 0*0 &JC1 bolos fns P4efa1dt11t aarr,w of sold Lot 1 m." A" Yi1a t11s P48fdv 4et ddaw of Lot
2 d said Vow !4.&*Ao n, lqM m" Os1 "b.d1)o ~ owppad ban fod OM0 • 0 L- t bum bon
red"NOM 0b "Wood 3O "brad 31 aemr."e WotR " db%wvm OF 000 MOM
MC"CE grim. 00 aefr'" 33 9T41d" 31 feearrae east. 6" * no" !Nutt R.O.W. M ow Sewy V.a
co"WAn RM of 00d lab , a" 2 a dalO.Oe of 200.00 loot 10 4 00"bxll YMs.r opPet Mon rot
Mm* 1NC) bit' A somn.wl ew.wr Of (.ate 1. 1 14 W4 19 of Sold !dw<f1 sub"btetOk
Twlr Col Plato 66 doyroof 20 A*%Aae b eemrAi ioat ray em oerweabr. tar or Leta 2. S. 4. 10. 101 and
it a dkaMal of 234.07 fM is • owt 01a 6441 ydaar gePPOa e'on nod JONG foC) bOV4 roe Owft"a1
earrrr 0l.as 4. 0, 1) snow t4 d rid kalw f1a10.iW[
T1rCPO % ehwr. 06 4!!01 33 ROFAAee $1 eoowww Wed, dons o.e aawxwon owns of Ora Loot 4 and 4 I
a 1t1Nr1" 1(2 0x31 kw% rod at 3.02 fore and ew.badwd dory oldoe"eMn fr.e M r saW efwwlse d
200.00 foot " a am Ora Own )4lom m ppaa lien nod (eb.s 1W4 001 Ow aeuH dLO.W. bet of aaW
If -fen v.ew Per art Wl.an a Ad.Iros
TNENCG Nate. Da ee/M"O 20 frdrola 29 bbmreal r&K Yer•O saki Setd1 0.0.W. Mq a 4Mb1de 0070.00 /
taw to a dot h hew pod" umppod ban Pad (64b PIC) bebry fd N vr+"a( awed "toot 13, b~ ~ i
&Admdml er.e W and d add bormn SSaot ,
THENCe MOM 00 dod"o" W nifr" $t farllbr.da Vdr•at ■ 4%pwoMo of 2".061"[ M a SK N bulh yd.+
Copo " son rod ON" t'•1(.) on M Meer 610 of mom srwen &0101 art b *w M aa1r1 ti of aW
C - uw" AWK Vanua & fan ON" I""kuh y"Wo 1Mlppad ban tad 6 Mod 1V bell ban
rod bean aauff s& ~Sw 2" nitre" 29 Iwrrn" Waal • r 01048 0 bra 1"01
T116NP,J< Nat 00 4W*" 26 "dntl" 20 oe.oorlda Goaf (It OWWWO "W"), a""Os"freff 1x of wW
b, - bast' teal Owvkn WW Joky Norkb" V*dL a Pardo of 717.10 wad to eha PONT CW
Oi31NftlH0 Pfd eal.laYip a42.O'N aarara tact r 1 * >b eerN N lad,
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FFU4 r. wa ~r.rr ,..a uwr+rno, FK]IE 117, "Is r V54 V *Ajlh M&%,/nu Jut). la 1939 115:03ft1 tduea
CITY OF i &MOV. TEXAS Cf7Y"L WEST • nl m etjw r OENTOM,1'WS MOM
(sun) 30-00 • PAY (W) 3I9.77n7. O W A* rrto 4,-42W
Msy 24,
Mt. ?4W Arts:
Iatettueioaal Realty
405 N. St. Mary's, Suite 2$0
San Antonio, TX 75205
SU6I16CCt tee6mieaq Ptar of the Catepvs Hoveia= AddYlea - I eb 1-f, fgact 1 f)
Mr. Arco.
The City of oenloa's Dcrclopmew !levier Committee approved the preliminary plat of 1.2,
Block I, of the Campus Hotuing Addition st its meeting on May 20,1999. The pGd now a sets the
City of Doutoa's subdivision and land development regulations. if a plat meta all aabdlvi and
load developmeni regulations and is not roquestiag any varitoces, the mtadc~pal ry
responsible for aptuoving plats must 'approve a plat wcotdinS to Section 212.005 of Tcxu
Local Govw= -,t Coda The a*" step In the development process is approval of the pre bobary
plat by the Plmuu%S and Zoaing Commission at its Joao 9, 1999, meeting. You guy a final
plat and any 'asscciated tonstruccoa pit" for aaeetsary public improvement at your erlied
conveniertm Huildino permits can not be Issued umtil the fmal plat is approved by the Plant and
ZOOMS Commission and is fled VAtb the County of 136ta a.
Pldoe note, that a preliminay plat %bill become null sad void sixty months (5 yea") its r
approval, unless a final plat Is apptoved.on all or part of the WoUnc.ioaty plat within t1 ad A
5as1 plat must be recorded within two yea" of its apptoval m it is considered call and vol unless
an extension is gramcd by the Planning and ZoninS Commission for good cause. A of a '
Anal plat shall autoreatiedly tatend epProval of any retnalk&S pesti-m of a ptelianiwry PI at vp to
the expiration date of the 15" plat in question.
I am available to rtrAwer any quesdoas that you may have contomino these imtructiota.
Sincptely.
Wsyee rcd, PI
PC. Jinn Heath r r t
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q F4UE Ib. t 210 505 e,NO Tun. 14 19'39 05'03NI PLO
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CITY OF DENMNr TEXAS MY KAU WEST • 221 N. ELM • DtLJV7'ON, TtW. 76201
!u+t 9,1999 (940) 349-!350 a FAX (940) 310-7707 • DFW A*TRO 431,25°29
Mr. Wgwl Arce .
International Realty, Inc.
401 St Marys S:. Snipe 850
San Antonio. TX 78205 _
Dcar Mr. Ar.e:
With regard to ci5site street reconstruction requited for the proposed scideau housing project 00
Aicsdow Srrcct; iotertacional Realty, Inc. will be rt qutr.d to participaa in the auow of 50% Of
the comtruction. in accordance with the Traffic lnved Analysis pertomwd for this project.
streets that will need to be reconstructed incNde Meadow fhrm the north botmdsry of the
&,vetopmeot to Daugherty Street, Dan0wrty Street from Mcsdow Save to Myrtle Street, and
Myrtle Street from Daugherty Street to Collins Street.
We have astintated that it will cost the City of Denton SIS3,000 to recomtrml thew sirens which
includes milling oft the existing asphalt, temixing the sub8rade, and applying six caches of new
asphalt. 24 feet %Ids. Half of this cost would be $91,500. IMs cost is significantly lower than a
cotitramac would charge to do the wade. C%ty of Dcaton Crews could cotctplase to wait no late
thin October 1. 2M. 71u participation would have to be paid 00 the Ciry of Denton prior to tiling
the plat and issuing building permits.
the City of Denton has no nitchanism in place to relmburx drvelopers for stroet imptovcmeats
if other properties in the area devclop. What we offer in this ease is that the improvemeata that we
intend to cowbrtvd would not be sufl9:fcnl to support other large developments in due am 06er
&-velopmetw wiN be rcqunW to ;r..all curb sod gutter, tqW sale od+er strem-la dw meet
construct a proposed collector street ewutectmg to Alkgre Vista Drive to the nonk and install
a..ditional turn lanes on the sheers that you would be pwde-ipstr S Li *1th this project I ddnlt it Ls
fait to say that all developments will be m*imd to participate sinn'larly in ttpgradiag
t wvorterion infresmture in time wa based on their size and bind use.
Pieax tali a e at 1940) 349-8358 if you have queatiom.
EathteerintgAdmmishMor ' A '
ay of Denton r
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AGENDA INFORMATION SHEET
AGENDA DATE: June 22, 1999
DEPARTMENT: Utility Administration
ACM: Howard Martin, Assistant City Manager/Utilities
Consider approval of Project Cooperation Agreement (PCA) between the Department of
the Army (Corps) and the City of Denton, Texas (Denton) for Modification of the
Lcwis,ille Lake Wildlife Management Area, Lewisville Lake, Texas.
P~ACKGRQUND:
Section 1135 of the Water Resources Devciopmenl Act of 1986 set aside funds to restore
habitat damaged or lost as a result of water reservoir construction. Before impoundment
of Lewis0le Lak: in 1954, substantially more wetlands, bottomland hardwoods, and
upland fontts exi ' Once the lake was modified in 1988 to raise the conservation pool,
over 23,000 acres of land were inundated. Because of the many wetlands and associated
bottornlands that were damaged or lost, the Corps, in conjunction with the City of
Denton, sought and received Congressional funding to restore a portion of the lost
habitat.
Attached is a Project Cooperation Agreement (PCA) between the Corps and Denton. A
PCA is a contract between the federal government and the non-federat sponsor describing
the rights and responsibilities of each party during project implementation. The PCA
must be executed prior to advertisement of the constructior. contract. Once the contract
has been awarded and the work completed, the Co,.rs and Denton will efecute a lease,
officially fuming the project lands over to Denton for operation and maintenance,
The proposed project area includes 2,644 acres of old fields, remnant riparian and
bottomland hardwoods, lacustrine wetlands (wetlands related to the lake) and open water
habitat located at the northem end of Lewisville Lake, north of US 380 on either side of
the Greenbelt Corridor. (See attached map.) The purpose of the project is to restore
wetland and bottomland communities to benefit wildlife including migratory waterfowl,
shorebirds, perching and migratory songbirds and predators such as Coopers hawk, all of
which would berefit from the increased size and quality ofthe woodlands.
The attached PCA calls for reforestation of approximately 518 acres within selected f f ' \ '
openings to provide linkage among exis!i7g riparian and bottomland hardwood habitat.
Construction of Iwo wetland cells, including the establishment of wetland vegetation
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totaling 129 acres and construction and establishment of 102 wood duck boxes is also
planned.
The project lands will be made available by lease to the City of Denton as the non-federal
sponsor, The City of Denton, with support from the University of North Texas, will be
responsible for operation and maintenance of the facility.
ESTIMATED SCHEDULE OF PROJECT,
The Corps would like to solicit bids in July, award in September, and begin construction
this fall. Timing is critical for winter planting and reforestation efforts. The project will
span two years to ensure successful plantings.
FISCAL INFORMATION:
The total project cost is $513,200. The federal share is 75% of the cost, or 384,900. The
remaining amount, or S128,300 is Denton's share of the cost. Of this, approximately
$70,500 will be work-in-kind. ("Work-in-kind" includes reforestation of 192 acres by
coordinating with UNT and using volunteers for labor. Volunteers will also be used for
wetlands revegetation and construction and placement of the 102 wood duck boxes j
among the wetlands.) The remaining $57,800 (approximate) will he paid by utilities. An
estimated $8,500 of this total v. ill be needed for purchasing easements and right-of-ways.
(The proposed budget for 0li ties for FY 00 includes funds for this project.)
MAL.
Attached.
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Respae ly submitted:
C
Ju1i9 ith
E OI mnenta mpliance Manager
Exhibit 1: PCA
Exhibit II: Map
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MODEL PROJECT COOPERATION AGREEMENT FOR
SECTION 1135, PROJECT MODIFICATIONS
FOR THE IMPROVEMENT OF THE ENVIRONMENT
1lfffffff►ffffff►►►fllf fff!!l►►f Hffiffff lfff11f111f111f 11f flflff I
PROJECT COOPERATION AGREEMENT
BETWEEN
THE DEPARTMENT OF THE ARMY
AND
CITY OF DENTON, TEXAS
FOR MODIFICATION OF THE
LEWISVILLE W" WILDLIFE MANAGEMENT AREA
LEWISVILLE LAKE, TEXAS
THIS AGREEMENT is entered into this day of
, 19 , by and between the DEPARTMENT OF THE ARMY
ere na ter the "Government"), represented by the U.S. Army
Engineer for the Fort Worth District (hereinafter the "District
Engineer") and the City of Denton, Texas, (hereinafter the "Non-
Federal Sponsor"), represented by the mayor, city of Denton,
Texas.
WITNESSETH, THAT.
WHEREAS, the Secretary of the Army completed construction of
the Lewisville Lake in 1954, and will complete construction of
the Ray Roberto Lake Greenbelt Corridor Project in 1998, which
include approximately 3,046 acres of project lands at the upper
end of Lewisville Lake, Texas (hereinafter the "Existing
Project", as defined in Article I.A. of this Agreement);
WHEREAS, modification of the Existing Project is authorized
by Section 1135 of the Water Resources Development Act of 1986,
Public Law 99-662, as amended;
WHEREAS, the Government and the Non-Federal Sponsor desire
to enter into a Project Cooperation Agreement for implementation
of the Lewisville Lake Project Modification (hereinafter the
"Project Modification", as defined in Article I.B. of this
Agreement);
WHEREAS, Section 1135 of the Water Resources Development Act
of 1986, Public Law 99-662, as amended, specifies the
cost-sharing requirements applicable to this Project
Modification;
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work (herreinafterethen"work-in-kind', asedefined ineArticlee IMin
of this Agreement) which is a part of the Project Modifications
WHEREAS, the Government and Non-Federal Sponsor have the
full authority and capability to perform as hereinafter set forth
and intend to cooperate in coot-sharing and financing of the
implementation of the Project Modification in accordance with the
terms of this Agreement.
NOW, THEREFORE, the Government and the Non-Federal Sponsor
agree as followst
ARTICLE I - DEFINITIONS AND GENERAL PROVISIONS
For purposes of this Agreements
A. The term 'Existing Project" shall mean Lewisville Lake,
Texas, located on the Elm Fork of the Trinity River between
Dallas and Denton near the city of Lewisville, Denton County,
Texas. The lake has a total storage capacity of 981,763 acre-
feet including 640,986 acre-feet of conservation storage a.
elevation 522.0 feet mean sea level
29,592 acres; and 340,777 acre-feet ofsflo:itcontrolfstorageaatf
elevation 532.0 feet msl with a surface area of 39,168 acres.
Lewisville Lake has an average depth of 21 feet and 250 miles of
shoreline. The existing project also includes approximately
5,500 acres of wildlife management area within four separate
tracts of land.
B. The term 'Project Modification" shall mean the
reforestation of approximately 578 acres within selected openings
to provide linkage among the existing riparian and bottomland
hardwoed h habitat, the Includingtheestablishment of construction t vegetation totaling 129
acres, and the construction and placement of 102 wood duck boxes
within approximately 2,644 acres of Lewisville Lake project lands
north of U.S. Highway 380, as generally described in the
Ecosystem Restoration Report and Integrated Environmental
Assessment for Lewisville Lake Wildlife Habitat Restoration,
Denton County, Texas, dated March 19980 and approved
Commander, Southwestern Division, on Mav 28, 1228 The the
Modification includes the work-in-kind described in Article I.M.
of this Agreement.
C. The term "total project modification costs, shall mean
all costa incurred by the Non-Federal Sponsor and the Government
in accordance with the terms of this Agreement directly related of te Project p
necessarily li rovisionsnoftthis Agreement, thehstetmishall n include, buto is the engineering andidesign~cofeasibility sts, includingsthosenincurred t in the all
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feasibility phase; the costs of investigations to identify the
existence and extent of hazardous substances in accordance with
Article XV.A. of this Agreement; the costa incurred by the
Government for clean-up and response in accordance with Article
XV.C. of this Agreements costs of historic preservation
activities in accordance with Article XVIII.A. of this Agreements
actual implementation costs; the credit amount for the work-in-
kind performed by the Non-Federal Sponsor in accordance with
Article II.D.4. of this Agreement; supervision and administration
costs; costa of participation in the Project Coordination Team in
accordance with Article V of this Agreement; costs of contract
dispute settlements or awards; the value of lands, easements,
rights-of-way, relocations, and suitable borrow and dredged or
excavated material disposal areas for which the Government
affords credit in accordance with Article IV of this Agreement;
and costs of audit in accordance with Article X of this
Agreement. The term does not include any costs for operation,
maintenance, repair, replacement, or rehabilitations any costs
due to betterments; or any costs of dispute resolution under
Article VII of this Agreement.
D. The teri: "financial obligation for implementation'
shall mean a financial obligation of the Government or a
financial obligation of the Non-Federal Sponsor for work-in-kind,
other than an obligation pertaining to the provision of lands,
easements, rights-.f-nay, relocations, and borrow and dredged or
excavated material dteposal areas, that results or would result
in a cost that is or would be included in total project
modification costs.
E. The term "implementation" shall mean all actions
required to carry out the Project modification including all
actions required for modification in operations of the Existing
Project.
F. The term "non-Federal proportionate share" shall mean
the ratio of the Non-Federal Sponsor's total cash contribution
regti.ired in accordance with Article II.D.4. of this Agreement to
total financial obligations for implementation as projected by
the Government.
0. The term 'period of implementation' shall mean the time
from the effective date of this Agreement to the date that the
District Engineer notifies the Non-Federal Sponsor in writing of
the Government's determination that implementation of the Project
Mc3ifir-ation is complete.
H. The term "highway" shall mean any public highway, o
roadway, street, or way, including any bridge thereof.
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~F.
1. The term "relocation" shall mean providing a
functionally equivalent facility to the owner of an existing
utility, cemetery, highway or other public facility, or railroad
when such action is authorized in accordance with applicable
legal principles of just compensation. Providing a functionally
equivalent facility may take the form of alteration, lowering,
raising, or replacement and attendant removal of the affected
facility or part thereof.
J. The term "fiscal year' shall mean one fiscal year of
thi Government. The Government fiscal year begins on October 1
an i ends on September 30.
K. The term "functional portion of the Project
Modification" shall mean a portion of the Project Modification
that is suitable for tender to the Non-Federal Sponsor to operate
and maintain in advance of completion of the entire Project
Modification. For a portion of the Project Modification to be
suitable for tender, the District Engineer must notify the Non-
Federal Sponsor in writing of the Government's determination that
the portion of the Project Modification is complete and can
function independently and for a useful purpose, although the
balance of the Project Modification is not complete.
L. The term "betterment" shall mean a change in the design
and construction of an element of the Project Modification
resulting from the application of standards that the Government
determines exceed those that the Government would otherwise apply
for accomplishing the design and construction of that element.
M. The term "work-in-kind' shall mean the provision of
materials and labor for the reforestation of 192 acres, the
provision of materials and labor for the construction and
placement of 102 wood duck boxes, and the provision of materials
and labor for the establishment of wetland vegetation, as
approved by Commander, Southwestern Division in a Memorandum
dated May 28, 1998. The work-in-kind includes implementation of
the authorized improvements as well as planning, engineering,
design, supervision and administration, and other activities
associated with implementation, but does not include the
implementation of betterments or the provision of lands,
easements, rights-of-way, relocations, or suitable borrow and
dredged or excavated material disposal areas associated with the
work-in-kind.
ARTICLE II - OBLIGATIONS OF THE GOVERNMENT AND THE
NON-FEDERAL SPONSOR ,
A. The Government, subject to the availability of funds 4 ~R' '
and using those funds and funds provided by the Non-Federal
Sponsor, shall expeditiously implement the Project Modification,
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applying those procedures usually applied to Federal projects,
pursuant to Federal laws, regulations, and policies.
1. The Government shall afforu the Non-Federal
Sponsor the opportunity to review and comment on the
solicitations for all contracts, including relevant plans and
specifications, prior to the Government's issuance of such
solicitations. The Government shall not issue the solicitation
for the first contract for implementation until the Non-Federal
Sponsor has confirmed in writing its willingness to proceed with
the Project Modification, To the extent possible, the Government
shall afford the Non-Federal Sponsor the opportu.ity to review
and comment on all contract modifications, including change
orders, prior to the issuance to the contractor of a Notice to
Proceed. in any instance where providing the Non-Federal Sponsor
with notification of a contract modification or change order is
not possible prior to issuance of the Notice to Proceed, the
Government shall provide such notification in writing at the
earliest date possible. To the extent possible, the Government
also shall afford the Non-Federal Sponsor the opportunity to
review and comment on all contract claims prior to resolution
thereof. The Government shall consider in good faith the
comments of the Non-Federal Sponsor, but the contents of
solicitations, award of contracts, execution of contract
modifications, issuance of change orders, resolution of contract
claims, and performance of all work on the Project Modification
(whether the work is performed under contract or by Government
personnel), shall be exclusively within the control of the
Government.
2. Throughout the period of implementation, the
District Engineer shall furnish the Non-Federal, Sponsor with a
copy of the Government's Written Notice of Acceptance of
Completed work for each contract for the Project Modification.
H. The Non-Federal Sponsor may request the Government to
accomplish betterments. Such requests shall be in writing and
shall describe the betterments requested to be accomplished. If
the Government in its sole discretion elects to accomplish the
requested betterments or any portion thereof, it shall so notify
the Non-Federal Sponsor in a writing that sets forth any
applicable terms and conditions, which must be consistent with
this Agreement. In the event of conflict between such a writing
and this Agreement, this Agreement shall control. The Non-
Federal Sponsor shall be solely responsible for all costs due to
the requested betterments and shall pay all such coats in
accordance with Article VI.C. of this Agreement.
C. When the District Engineer determines that the entire
Project Modification is co,nplets or that a portion of the Project lt~~
Modification has become a functional portion of the Project
Modification, the District Engineer shall so notify the Non-
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Federal Sponsor in writing and furnish the Non-Federal Sponsor
with an Operation, Maintenance, Repair, Replacement, and
Rehabilitation Manual (hereinafter the *OMRRiR Manual*) and with
copies of all of the Government's Written Notices of Acceptance
of Completed Work for all contracts for the Project Modification
or the functional portion of the Project Modification that have
not been provided previously. Upon such notification, the Non-
Federal Sponsor shall operate, maintain, repair, replace, and
rehabilitate the entire Project Modification or the functional
portion of the Project Modification in accordance with Article
VIII of this Agreement.
D. The Non-Federal Sponsor shall contribute 25 percent of
total project modification costs in accordance with the
provisions of this paragraph.
1. In accordance with Article III of this Agreement,
the Non-Federal Sponsor shall provide all lands, easements, j
rights-of-way, and suitable borrow and dredged or excavated
material disposal areas that the Government determines the Non-
Federal Sponsor must provide for the implementation, operation,
and maintenance of the Project Modification, and shall perform or j
ensure performance of all relocations that the Government
determines to be necessary for the implementation, operation, and
maintenance of the Project Modification.
2. If the Government projects that the value of the
Non-Federal Sponsor's contributions under paragraph D.I. of this
Article and Articles V, X, and XV,A. of this Agreement will be
less than 25 percent of total project modification costs, the
Non-Federal Sponsor shall provide an additional cash
contribution, in accordance with Article VI.B. of this Agreement,
in the amount necessary to make the Non-Federal Sponsor's total
contribution tcVal to 25 percent of total project modification
costs.
3. If the Government determines that the value of the
Non-Federal Sponsor's contributions provided under paragraphs
D.I. and D.2. of this Article and Articles V, X, and V.A. of
this Agreement has exceeded JS percent of total project
modification costs, the Government, subject to the availability
of funds, shall reimburse the Non-Federal Sponsor for any such
value in excess of 25 percent of total project modification
costs. After such a determination, the Government, in its sole
discretion, may provide any remaining Project Modification lands,
easements, rights-of-way, and suitable borrow and dredged or
excavated material disposal areas and perform any remaining
Project Modification relocations on behalf of the Non-Federal
Sponsor. Notwithstanding the provision of lands, easements,
rights-of-way, and suitable borrow and dredged or excavated
material disposal areas or performance of relocations by the
Government under this paragraph, the Non-Federal Sponsor shall be
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responsible, as between the Government and the Non-Federal
Sponsor, for the costs of cleanup and response in accordance with
Article XV.C. of this Agreement.
4. The Government has determined that the work-in-kind is
compatible with the Project Modification and has approved a
credit in the estimated amount of $1 ,9-S00 for implementation of
such work by the Non-Federal Sponsor. The affording of such
credit shall be subject to an on-site inspection by the
Government to verify that the work was accomplished in a
satisfactory manner and is suitable for inclusion in the Project
Modification. The actu,l amount of credit shall be subject to an
audit in accordance witi, Article X.C, of this Agreement to
determine reasonableness, allocability, and allowability of
costs. To afford such credit, the Government shall apply the
credit amount toward any additional cash contribution required
under paragraph D.2. of this Article. The Non-Federal Sponsor
shall not receive credit for any amount in excess of such
additional cash contribution, nor shall the Non-Federal Sponsor
be entitled to any reimbursement for any excess credit amount.
In no event shall the Non-Federal Sponsor perform work-in-kind j
that would result in either the credit afforded under this
paragraph exceeding 80 percent of the Non-Federal Sponsor's share
of total project modification costs or the credit afforded under
phis paragraph, plus the value of lands, easements, rights-of-
way, relocations, anti suitable borrow and dredged or excavated
material disposal areas for which the Government affords credit
in accordance with Article IV of this Agreement, exceeding 2S
percent of total project modification coats.
E. The Non-Federal Sponsor may request the Government to
provide lands, easements, rights-of-way, and suitable borrow and
dredged or excavated material disposal areas or perform
relocations on behalf of the Non-Federal Sponsor. Such requests
shall be in writing and shall describe the services requested to j
be performed. If in its sole discretion the Government elects to
perform the requested services or any portion thereof, it shall
so notify the Non-Federal Sponsor in a writing that sets forth
any applicable terms and c editions, which must be consistent
with this Agreement. In t , event of conflict between such a
writing and this Agreement, this Agreement shall control. The
Non-Federal Sponsor shall be solely responsible for all costs of
the requested services and shall pay all such coats in accordance
with Article VI.C. of this Agreement. Notwithstanding the
provision of lands, easements, eights-of-way, and suitable borrow
and dredged or excavated material disposal areas or performance
of relocations by the Government under this paragraph, the Non-
Federal Sponsor shall be responsible, as between the Government
and the Non-Federal Sponsor, for the costs of cleanup and r a, C
response in accordance with Article XV.C. of this Agreement.
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F. The Government shall perform a final accounting in
accordance with Article VI.D. of this Agreement to determine the
contributions provided by the Non-Federal Sponsor in accordance
with paragraphs B., D., and E, of this Article and Articles V, K,
and XV.A. of this Agreement and to determine whether the Non-
Federal Sponsor has met its obligations under paragrapha B., D.,
and E. of this Article.
G. The Non-Federal Sponsor shall not use Federal funds to
meet its share of total project modification coats under this
Agreement unless the Federal granting agency verifies in writing
that the expenditure of such funds is expressly authorized by
statute.
ARTICLE III - LANDS, RELOCATIONS, DISPOSAL AREAS,
AND PUBLIC LAW 91-646 COMPLIANCE
A. The Government, after consultation with the Nin-Federal
Sponsor, shall determine the lands, easements, and rights-of-way
required for the implementation, operation, and maintenance of
the Project Modification, including those required for
relocations, borrow materials, and dredged or excavated material
disposal. The Government in a timely manner shall provide the
Non-Federal Sponsor with general written descriptions, including
maps as appropriate, of the lands, easements, and rights-of-way
that the Government determines the Non-Federal Sponsor must
provide, in detail sufficient to en.,ble the Non-Federal Sponsor
to fulfill its obligations under thin paragraph, and shall
provide the Non-Federal Sponsor with a written notice to proceed
with acquisition of such lands, easements, and rights-of-way.
Prior to the end of the period of implementation, the Non-Federal 1
Sponsor shall acquire all lands, easements, and rights-of-way set
forth in such descriptions. Furthermore, prior to issuance of
the solicitation fox each construction contract, the Non-Federal
Sponsor shall provide the Government with authorization for entry
to all lands, easements, and rights-of-way the Government
determines the Non-Federal Sponsor must provide for that
contract, The Non-Federal Sponsor shall ensure that lands,
easements, and rights-of-way that the Government determines to be
required for the operation and maintenance of the Project
Modification and that were provided by the Non-Federal Sponsor
are retained in public ownership for uses compatible with the
authorized purposes of the Project Modification.
B. The Government, after consultation with the Non-Federal
Sponsor, shall determine the improvements required on lands,
easements, and rights-of-way to enable the proper die gal of
dredged or excavated material associated with the implementation, +
operation, and maintenance of the Project Modification, Such A
improvements may include, but are not necessarily limited to, !i•
retaining dikes, wasteweirs, bulkheads, embankments, monitoring
features, stilling basins, and de-watering pumps and pipes. The j
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Government in a timely manner shall provide the Non-Federal
Sponsor with general written descriptions of ouch improvements in
detail sufficient to enable the Non-Federal Sponsor to fulfill
its obligations under this paragraph, and shall provide the Non-
Federal Sponsor with a written notice to proceed with
construction of such improvements. Prior to the end of the
period of implementation, the Non-Federal Sponsor shall provide
all improvements set forth in such descriptions. Furthermore,
prior to issuance of the solicitation for each Government
construction contract, the Non-Federal Sponsor shall prepare
plans and specifications for all improvements the Government
determines to be required for the proper disposal of dredged or
excavated material under that contract, submit such plans and
specifications to the Government for approval, and provide such
improvements in accordance with the approved plans and
specifications.
C. The Government, after consultation with the Non-Federal
Sponsor, shall determine the relocations necessary for the
implementation, operation, and maintenance of the Project
Modification, including those necessary to enable the removal of
borrow materials and the proper disposal of dredged or excavated
material. The Government in a timely manner shall provide the
Non-Federal Sponsor with general written descriptions, including
maps as appropriate, of such relocations in detail sufficient to
enable the Non-Federal Sponsor to fulfill its obligations under
this paragraph, and shall provide the Non-Federal Sponsor with a
written notice to proceed with such relocations. Prior to the
end of the period of implementation, the Non-Federal Sponsor
shall perform or ensure the performance of all relocations as eat
forth in such descriptions. Furthermore, prior to issuance of
the solicitation for each Government construction contract, the
Non-Federal Sponsor shall prepare or ensure the preparation of
plans and specifications for, and perform or ensure the
performance of, all relocations the Government determines to be
necessary for that contract.
D. The Non-Federal Sponsor in a timely manner shall
provide the Government with such documents as are sufficient to
enable the Government to determine the value of an contribution
provided pursuant to paragraphs A., B., or C. of this Article.
Upon receipt of such documents the Government, in accordance with
Article IV of this Agreement and in a timely manner, shall
determine the value of such contribution, include much value in
total project modification costs, and afford credit for such
value toward the Non-Federal Sponsor's share of total project
modification coats.
E. The Non-Federal Sponsor shall comply with the
applicable provisions of the Uniform Relocation Assistance and
Real Property Acquisition Policies Act of 1970, Public Law
91-646, as amended by Title IV of the Surface Transportation and
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Uniform Relocation Assistance Act of 1981 (Public Law 100.17),
and the Uniform Regulations contained in 49 C.F.R. Part 44, in
acquiring lands, easements, and rights-of-way required for the
implementation, operation, and maintenance of the Project
modification, including those necessary for relocations, borrow
materials, and dredged or excavated material disposal, and shall
inform all affected persons of applicable benefits, policies, and
procedures in connection with said Act.
F. The Government shall make available to the Non-Federal
Sponsor by lease, substantially in accordance with Exhibit A,
those lands administered by the Government which the Government
determines to be required for the implementation, operation and
maintenance of the Project Modification. If there is an existing
lease or license covering the property required for the Project
Modification, such lease will be modified to delete this area
prior to the issuance of the lease or license to the Non-Federal
Sponsor of the Project Modification. No provision of this
Agreement shall merge into any lease executed pursuant to this
paragraph,
ARTICLE IV - CREDIT FOR LANDS, RELOCATIONS,
AND DISPOSAL AREAS
A. The Non-Federal Sponsor shall receive credit toward its
share of total project modification costs for the value of the
lands, easements, rights-of-way, and suitable borrow and dredged
or excavated material disposal areas that the Non-Federal Sponsor
must provide pursuant to Article III of this Agreement, and for
the value of the relocations that the Non-Federal Sponsor must
perform or for which it must ensure performance pursuant to
Article III of this Agreement. However, the Non-Federal Sponsor
shall not receive credit for the value of any lands, easements,
rights-of-way, relocations, or borrow and dredged or excavated
material disposal areas that have been provided previously as an
item of cooperation for another Federal project, including the
Existing Project. The Non-Federal Sponsor also shall not receive
credit for the value of lands, easements, rights-of-way,
relocations, or borrow and dredged or excavated material disposal
areas to the extent that such items are provided using Federal
funds unless the Federal granting agency verifies in writing that
such credit is expressly authorized by statute.
B. For the sole purpose of affording credit in accordance
with this Agreement, the value of lands, easements, and rights-
of-way, including those necessary for relocations, borrow
materials, and dredged or excavated material disposal, shall be
the fair market value of the real property interests, plus r
certain incidental costs of acquiring those interests, as k
determined in accordance with the provisions of this paragraph.
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11 Date of Valuation, The fair market value of
lands, easements, or rights-of-way owned by the Non-Feder..l
Sponsor on the effective date of this Agreement shall be -he fair
market value of ouch real property interests as of the date the
Non-Federal Sponsor provides the Government with authorization
for entry thereto. However, for lands, easements, or rights-of- i
way owned by the Non-Federal Sponsor on the effective date of
this Agreement that are required for the construction of the
work-in-kind, fair market value shall be the value of such real
property interests as of the date the Non-Federal Sponsor awards
the first construction contract for the wcrk-in-kind, or, if the
Non-Federal Sponsor performs the implementation with its own
labor, the date that the Non-Federal Sponsor begins
implementation of the work-in-kind. The fair market value of
lards, easements, or rights-of-way acquired by the Non-Federal
Sponsor after the effective date of this Agreement shall be the
fair market val'ie of such real property interests at the time the
interests are a_-quired.
2. General Valuation Procedure. Except as provided
in paragraph B.3, of this Article, the fair mar'-.et value of
lands, easements, or rights-of-way shall be determined in
accordance with paragraph 8.2.a. of this Article, unless
thereafter a different amount is determines to represent fair
market value in accordance with paragraph 8.2.b, of this Article.
a. The Noa-Federal Sponsor shall obtain, for
each real property interest, an appraisal that is prepared by a
qualified appraiser who is acceptable to the Non-Federal Sponsor
and the Goverrenent. The appraisal must be prepared in accordance
with the applicAble rules of just compensation, as specified by j
the Government. The fair market value shall be the amount set
forth in the Non-Federal Sponsor's appraisal, if such appraisal
is approved by the Government, In the event the Government does
not approve the Non-Federal Sponsor's appraisal, the Non-Federal
Sponsor ma obtain a second appraisal, and the fair market value
shall be the amount set forth in the Non-Federal Sponsor's second
appraisal, if such appraisal is approved by the Government. In
the event the Government does not approve the Non-Federal
Sponsor's second appraisal, or the Non-Federal sponsor chooses
not to obtain a second appraisal, the Government shall obtain an
appraisal, and the fair market value shall be the amount set
forth in the Government's appraisal, if such appraisal is
approved by the Non-Federal Sponsor, in the event the Non-
Federal Sponsor does not approve the Government's appraisal, the
Government, after consultat•:on with the Non-Federal Sponsor,
shall consider the Government's and the Non-Federal Sponsor's
appraisals and determine an amount based thereon, which shall be i
deemed to be the fair market value. -
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b. Where the amount paid or proposed to be paid
by the Non-Federal Sponsor for the real property interest exceeds
the amount determined pursuant to paragraph B,2.a. of this
Article, the Government, at the request of the Non-Federal
Sponsor, shall consider all factors relevant to determining fair
market value and, in its sole discretion, after consultation with
the Non-Federal Sponsor, may approve in writing an amount greater
than the amount determined pursuant to paragraph B.2.a. of this
Article, but not to exceed the amount actually paid or proposed
to be paid. If the Government approves such an amount, the fair
market value shall be the lesser of the approved amount or the
amount paid by the Non-Federal Sponsor, bjt no less than the
amount determined pursuant to paragraph I.2.a. of this Article.
3. fiminent Domain Valuation 1'r
easements, or rights-of-way acquired by cminent omainr laude,
proceedings instituted after the effective date of this
Agreement, the Non-Federal Sponsor shall, prior to instituting
such proceedings, submit to the Government notification in
writing of its intent to institute such proceedings %nd an
appraisal of the specific real property interests to be acquired
in such proceedings. The Government shall have 60 days after
receipt of such a n,3tice and appraisal within which to review the
appraisal, if not previously a1)proved by the Government in
writing.
a. If the Government previously has approved the
appraisal in writing, or if the Government provides written
approval of, or takes no action on, the appraisal within such 60-
day period, the Non-Federal Sponsor shall use the amount set
forth in such appraisal as the estimate of just compensation for
the p- Was of institutira the eminent domain proceeding.
b. If the Government provides ,ritten
disapproval of the appraisal, including the reasons for
disapproval, within such do-day period, the Government and the
Non-Federal Sponsor shall consult in good faith to promptly
resolve the issues or areas of disagreement that are identified
in the Government's written Oisapproval. if, after such good
faith consultation, the Government and the Non-Federal Sponsor
agree as to an appropriate amount, then the Non-Federal Sponsor
shall use that amount as the estimate of just compensation for
the purpose of instituting the eminent domain proceeding, if,
after ouch good faith consultation, the Government and the Non-
Federal Sponsor cannot agree as to an appropriate amount, then
the Non-Federal Sponsor may use the amount set forth in its
appraisal as the estimate of just compensation for the purpose of
instituting the eminent domain proceedinq.
c. For lands, easements, or rights-of-way
acquired by eminent domain proceedings instituted in accordance
with sub-paragraph B,3. of this Article, fair market value shall
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be either the amount of the court award for the real property
interests taken, to the extent the Government determined such
interests are required for the implementation, operation, and
maintenance of the Project Modification, or the amount of any
stipulated settlement or portion thereof that the Government
approves in writing.
1. Incidental Coats. For lands, easements, or
rights-of-may acquired by the Non-Federal Sponsor within a
five-year period preceding the effective date of this Agreement,
or at any time after the effective date of this Agreement, the
value of the interest shall include the documented incidental
costs of acquiring the interest, as determined by the Government,
subject to an audit in accordance with Article X.C. of this
Agreement to determine reasonableness, allocability, and
allowability of costs. Such incidental costs shall include, but
not necessarily be limited to, closing and title costs, appraisal
coots, survey costs, attorney's fees, plat maps, and mapping
costs, as well as the actual amounts expended for payment of any
Public Law 91-616 relocation assistance benefits provided in
accordance with Article III.E. of this Agreement.
C. After consultation with the Non-Federal Sponsor, the
Government shall determine the value of relocations in accordance
with the provisions of this paragraph,
1. For a relocation other than a highway, the value
shall be only that portion of relocation coats that the
Government determines is necessary to provide a functionally
equivalent facility, reduced by depreciation, as applicable, and
by the salvage value of any remover items.
2. For a relocation of a highway, the value shall be
only that portion of relocation costs that would be necessary to
accomplish the relocation in accordance with the design standard
that the State o)f Texas would apply under similar conditions of
geography and tra9fic load, reduced by the salvage value of any
removed items.
3. Relocation costs shall include, but not
necessarily be limited to, actual costs of performing the
relocations planning, engineering and design costs: supervision
and administration costal and documented incidental costs
associated with performance of the relocation, but shall not
include any costs due to betterments, as determined by the
Government, nor any additional cost of using new material when
suitable used material is available. Relocation costs shall be
subject to an audit in accordance with Article X.C. of this r
Agreement to determine reasonableness, allowability, and '
allowability of costs.
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P. The value of the improvements made to lands, easements,
and ri_+hts-of-way for the proper disposal of dredged or excavated
material shall be the costs of the improvements, as determined by
the Government, subject to an audit in accordance with Article
x.C. of this Agreement to determine reasonableness, allocability,
and allowability of costs. Such costs shall include, but not
necessarily be limited to, actual costs of providing the
improvements; planning, engineering and design costs; supervision
and administration costal and documented incidental costs
associated with providing the improvements, but shall not include
any costs due to betterments, as determined by the Government.
ARTICLE V - PROJECT MODIFICATION COORDINATION TEAM
A. To provide for consistent and effective communication,
the Non-'^ederal Sponsor and the Government, not later than 30
days after the effective date of this Agreement, shall appoint
named senior representatives to a Project Modification
Coordination Team. Thereafter, the Project Modification
Coordination Team shall meet regularly until the end of the
period of implementation. The Government's Project Manager and a
counterpart named by the Non-Federal Sponsor shall co-chair the
Project Modification Coordination Team.
B. The Government's Project Manager and the Non-Federal
Sponsor's counterpart shall keep the Project Modification
Coordination Team infomed of the progress of implementation and
of significant pending issues and actions, and shall seek the
views of the Project Modification. Coordination Team on matters
that the Project Modification Coordination Team generally
overseen.
C. Until the end of the period of implementation, the
Project Modificationi Coordination Team shall generally oversee
the Project Modification, including issues related to design1
plans and specifications; scheduling) real property and
relocation requirements; real property acquisition; contract
awards and modifications) contract costs the Government's cost
projections; final inspection mf the entire Project Modification
or functional portions of the Project Modification; preparation
of the proposed OMRR&R Manuals anticipated requirements and
needed capabilities for performance of operation, maintenance,
repair, replacement, and rehabilitation of the Project
Modification; and other related matters.
D. The Project Modification Coordination Team may make
recommendations that it deems warranted to the District Engineer
on matters that the Project Modification Coordination Team ,
generally oversees, including suggestions to avoid potential '
sources of dispute, The Government in good faith shall consider f
the recommendations of the Project Modification Coordination
Team. The Government, having the legal authority and
14
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responsibility for implementation of the Project Modification,
has the discretion to accept, reject, or modify the Project
Modification Coordination Team's recommendations.
E. The costs of participation in the Project Modification
Coordination Team shall be included in total project modification
costs and cost shared in accordance with the provisions of this
Agreement.
ARTICLE VI - METHOD OF PAYMENT
A. The Government shall maintain current records of
contributions provided by the parties and current projections of
total project modification costs and costs due to betterments.
At least quarterly, the Government shall provide the Non-Federal
sponsor with a report setting forth all contributions provided to
date and the current projections of total project modification
costs, of total costs due to bette rants, of the components of
total project modification costs, of each party's share of total
project modification costs, of the Non-Federal Sponsor's total
cash contributions required in accordance with Articles II.B.,
II.D., and II.E. of this Agreement, and of the non-Federal
proportionate share. on the effective date of this Agreement,
total project modification costs are projected to be $513,200,
and the lion-Federal 4,onsor'e cash contribution required under
Article II.D. of this Agreement is projected to be $49.300.
Such amounts are estimates subject to adjustment by the
Government and are not to be construed as the total financial
responsibilities of the Government and the Non-Federal Sponsor,
B. The Non-Federal Sponsor shall provide the cash
contribution required under Article 1I.D.2, of this Agreement in
accordance with the following provisionsi Not less than Q
calendar days prier to the scheduled date for issuance of the
solicitation for the first construction contract, the Government
shall notify the Non-Federal Sponsor in writing of such scheduled
date and the funds the Government, after consideration of any
credit afforded pursuant to Article II.D.4. of this Agreement,
determines to be required from the Non-Federal Sponsor to sleet
its projected cash contribution under Article 11.0.2. of this
Agreement. Not later than such scheduled date, the Non-Federal
Sponsor shall provide the Government with the full amount of the
required funds by delivering a check payable to "FAO, USAED, Fort
Worth District" to the U.S. Army Corps of Engineers Finance
Center, CEFC-AD-C EROC M2, 5120 Integrity Drive,
Millington, TN 78054-5005. The Government shall draw from the
funds provided by the Non-Federal Sponsor such sums as the
Government, after consideration of any credit afforded pursuant
to Article II.D.4. of this Agreement, deems necessary to covers
(a) the non-Federal proportionate share of financial obligations '
for implementation incurred prior to co "ncement of the period
of implementation] and (b) the non-Federal proportionate share of
financial obligations for implementation as they are Incurred
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during the period of implementation, in the event the Government
determines that the Non-Federal sponsor must provide additional
funds to meet the Non-Federal sponsor's cash contribution, the
Government shall notify the Non-Federal sponsor in writinc of the
additional funds required. Within ¢Q calendar days thereafter,
the Non-Federal Sponsor shall provide the Government with a check
for the full amount of the additional required funds.
C. In advance of the Government incurring any financial
obligation associated with additional work under Article II.e, or
II.E. of this Agreement, the Non-Federal Sponsor shall provide
the Government with the full amount of the funds required to pay
for such additional work by delivering a check payable to ,FAO,
USAED, Fo.t Worth District, to the U.S. Army Corps of Engineers
Finance Center, CEFC-AD-C EROC M2, 5720 Integrity Drive,
Millington, TN 38054.5005, The Government shall draw from the
funds provided by the Non-Federal Sponsor such sums as the
Government deems necessary to cover the Government's financial
obligations for such additional work as they are incurred. In
the event the Government determines that the Non-Federal sponsor
must provide additional funds to meet its cash contribution, the
Government shall notify the Non-Federal Sponsor in writing of the
additional funds required. Within JQ calendar days thereafter,
the Non-Federal Sponsor zh3ll provide the Government with a check
for the full amount of the additional required funds.
D. Upon completion of the Project Modification or
termination of this Agreement, and upon resolution of all
relevant claims and appeals, the Government shall conduct a final
accounting and furnish the Non-Federal Sponsor with the results
of the final accounting. The final accounting shall determine
total project modification costs, each party's contribution
provided thereto, and each party's required share thereof. The
final accounting also shall determine costs due to betterments
and the Non-Federal Sponsor's cash contribution provided pursuant
to Article 11,0, of NON Agreement.
1, I:t the event the final accounting shows that the
total contribution provided by the Non-Federal sponsor is less
than its required share of total project modification costs plus
costs due to any betterments provided in accordance with Article
1I,6. of this Agreement, the Non-Federal Sponsor shall, no later
than 90 calendar days after receipt of written notice, make a
cash payment to the Government of whatever sum is required to
meet the Non-Federal Sponsor's required share of total project
modification costs plus costs due to any betterments providod in
accordance with Article II.B, of this Agreement.
2. In the event the final accounting shows that the
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total contribution provided by the Non-Federal Sponsor exceeds
its required share of total project modification costs plus costa
due to any betterments provided in accordance with Article 11.0.
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of this Agreement, the Government shall, subject to the
availability of funds, refund the excess to the Non-Federal
Sponsor no later than 90 calendar days after the final accounting
is complete. In the event existing funds are not available to
refund the excess to the Non-Federal Sponsor, the Government
shall seek such appropriations as are necessary to make the
refund.
ARTICLE VII - DISPUTE RESOLUTION
As a condition precedent to a party bringing any suit for
breach of this Agreement, that party must first notify the other
party in writing of the nature of the purported breach and seek
in good faith to resolve the dispute through negotiation. If the
parties cannot resolve the dispute through negotiation, they may
agree to a mutually acceptable method of non-binding alternative
dispute resolution with a qualified third party acceptable to
both parties. The parties shall each pay 50 percent of any costs
for the services provided by such a third party as such costs are
incurred. The existence of a dispute shall not excuse the
parties from performance pursuant to this Agreement.
ARTICLE VIII - OPERATION, MAINTENANCE, REPAIR, REPLACEMENT,
AND REHABILITATION (OMRR&R)
A. Upon notification in accordance with Article II.C. of
this Agreement and for so long as the Project Modification
remains authorized, the Non-Federal Sponsor shall operate,
maintain, repair, replace, and rehabilitate the entire Project
Modification or the functional portion of the Project
Modification, at no cost to the Government, in a manner
compatible with the Project Modification's authorized purposes
and in accordance with applicable Federal and State laws as
provided in Article XI of this Agreement and specific directions
prescribed by the Government in the OMRRiR Manual and any
subsequent ariendments thereto.
S. The Non-Federal F nsor hereby gives the Government a
right to enter, at reasonable times and in a reasonable manner,
l upon property that the Non-Federal Sponsor owns or controls for
access to the Project Modification for the purpose of inspection
and, if necessary, for the purpose of completing, operating,
maintaining, r+pairing, replacing, or rehabilitating the Project
Modification. If an inspection shows that the Non-Federal
Sponsor for any reason is failing to perform its obligations
under this Agreement, the Government shall send a written notice
describing the non-performance to the Non-Federal Sponsor. If,
after 30 calendar days from receipt of the notice, the Non-
Federal Sponsor continues to fail to perform, then the Government
shall have the right to enter, at reasonable times and in a <
reasonable manner, upon property the Non-Federal Sponsor owns or
controls for access to the Project Modification for the purpose
17
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of completing, operating, maintaining, repairing, replacing, or
rehabilitating the Project Modification. No completion,
operation, maintenance, repair, replacement, or rehabilitation by
the Government shall operate to relieve the Non-Federal Sponsor's
obligations as set forth in this Agreement, or to preclude the
Government from pursuing any other remedy at law or equity to
ensure faithful performance pursuant to this Agreement.
ARTICLE Ix - INDEMNIFICATION
The Non-Federal Sponsor shall hold and save the Government
free from all damages arising from the implementation, operation,
maintenance, repair, replacement and rehabilitation of the
Project modification, and any Project Modification-related
betterments, except for damages due to the fault or negligence of
the Government or its contractors.
ARTICLE X - MAINTE2SANCE OF RECORDS AND AUDIT
A. Not later than 60 calendar days after the effective
date of this Agreement, the Government and the Non-Federal
Sponsor shall develop procedures for keeping books, records,
documents, and other evidence pertaining to costs and expenses
incurred pursuant to this Agreement. These procedures shall
inco.•porate, and apply as appropriate, the standards for
financial management systems set forth in the Uniform
Administrative Requirements for Grants and Cooperative Agreements
to State and Local Governments at 32 C.F.R. Section 33.20. The
Government and the Non-Federal Sponsor shall maintain such books,
records, documents, and other evidence in accordance with these
procedures and for a minimum of three years after the period of
implementation and resolution of all relevant claims arising
therefrom. To the extent permitted under applicable Federal laws
and regulations, the Government and the Non-Federal Sponsor shall
each allow the other to inspect such books, documents, records,
and other evidence.
i
B. Pursuant to 32 C.F.R. Section 33.2$, the Non-Federal
Sponsor is responsible for complying with the Single Audit Act of
1984, 31 U.S.C. Sections 7501-75070 as implemented by office of
Management and Budget (OMB) Circular No. A-133 and Department of
Defense Directive 7600.10. Upon request of the Non-Federal
Sponsor and to the extent permitted under applicable Federal laws
and regulations, the Government shall provide to the Non-Federal
Sponsor and independent auditors any information necessary to
enable an audit of the Non-Federal Sponsor's activities under
this Agreement. The coats of any non-Federal audits performed in
accordance with this paragraph shall be allocated in accordance
with the provisions of OMA Circulars A47 and A-133, and such A
costs as are allocated to the Project Modification shall be
included in total project -wndification costs and cost shared in
accordance with the provisions of this Agreement, jJ
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C. in accordance with 31 U.S.C. Section 7503, the
Government may conduct audits in addition to any audit that the
Non-Federal Sponsor is required to conduct under the Single Audit
Act. Any such Government audits shall be conducted in accordance
with Government Auditing Standards and the cost principles in OMB
Circular No. A-07 and other applicable cost principles and
regulations. The costs of Government audits performed in
accordance with this paragraph shmi l be included in total project
modification costs and cost shared in accordance with the
provisions of this Agreement.
ARTICLE XI - FEDERAL AND STATE LAWS
In the exercise of their respective rights and obligations
under this Agreement, the Non Federal Sponsor and the Government
agree to comply with all applicable Federal and State laws and
regulations, including, but not limited to, Section 601 of the
Civil Rights Act of 1964, Public Law 09.353 (41 U.S.C. 1000d),
and Department of Defense Directive SS00.11 iss,ied pursuant
thereto, as well as Army Regulations 600-7, entitled
"Nondiscrimination on the Basis of Handicap in Programs and
Activities Assisted or Conducted by the Department of the Army,
and Section 401 of the water Resources Development Act of 1906,
as amended (33 U.B.C. 70lb-11), requiring non-Federal preparation
and implementation of flood plain management plans.
ARTICLE XII - RELATIONSHIP OF PARTIES
A. In the exercise of their respective rights and
obligations under this Agreement the Government and the Non-
Federal Sponsor each act in an independent capacity, and neither
is to be considered the officers agent, or employee of the other.
0. In the exercise of its rights and obligations under
this Agreement, neither party shall provide, without the consent
of the other party, any contractor with a release that waives or
purports to waive any rights such other party may have to seek
relief or redress against such contractor either pursuant to any
cause of action that such other pa:ty may have or for violation
of any law.
ARTICLE XIII - OFFICIALS NOT TO BENEFIT
No member of or delegate to the Congress, nor any resident
commissioner, shall be admitted t,) any share or part of this
Agreement, or to any benefit that may arise therefrom.
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ARTICLE XIV - TERMINATION OR SUSPENSION
A. If at any time the Non-Federal Sponsor fails to fulfill
its obligations under Article II.B., It-D., II.E., VI, or
XVIII.C. of this Agreement, the Assistant Secretary of the Army
(Civil Works) shall terminate this Agreement or suspend future
performance under this Agreement unless he determines that
continuation of work on the Project Modification is in the
interest of the United States or is necessary in order to satisfy
agreements with any other ion-Federal interests in connection
with the Project Hodifics-ion.
B. If appropr) ions are not available in amounts
sufficien'. to meet :..e Government's share of Project Modification
expk:, i.res for the then-current or upcoming fiscal year, the
Gol:ori ,lit shall so notify the Non-Federal Sponsor in writing,
and 60 calendar days thereafter either party may elect without
penalty to terminate this Agreement or to suspend future
performance under this Agreement. In the event that either party
elects to suspend future performance under this Agreement
pursuant to this paragraph, such suspension shall remain in
effect until such time as the Oovarnment receives sufficient
appropriations or until either the Government or the Non-Federal
Sponsor elects to terminate this Agreement.
C. In the event that either party elects to terminate this
Agreement pursuant to this Article or Article XV of this
Agreement, both parties shall conclude their activities relating
to the Project Modification and proceed to a final accounting in
accordance with Article VI.D. of this Agreement.
D. Any termination of this Agreement or suspension of
future performance under this Agreement in accordance with this
Article or Article XV of this Agreement shall not relieve the
parties of any obligation previously incurred. Any delinquent
payment shall be charged interest at a rate, to be determined by
the Secretary of the Treasury, equal to 150 per centum of the
average b.nd equivalent rate of the /3-week Treasury bills
auctioned immedistely prior to the date on which such payment
became delinquent, or auctioned immediately prior ►.o the
beginning of each additional 3-month period if the period of
delinquency exceeds 3 months.
ARTICLE XV - HAZARDOUS SUBSTANCES
A. After execution of this Agreement and ojpon direction by
the District Engineer, the Non-Federal Sponsor shall perform, or
cause to be performed, Any investigations for hazardous
substances that the Government or the N011-Federal Sponsor ' X
determines to t.e necessary to identify tho existence and extent + I1~~
of any hazardous substances regulated under the Comprehensive
Environmental Response, Compensation, and Liability Act
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(hereinafter "CERCLA") , 42 U.A.C. Sections 9601.9675that mad
exist in, on, or under lands, easements , and rights-;f way that
the Government determines, pursuant to Article III of this
Agreement, to be required for the implementation, operation, and
maintenance of the Pro ect Modification, except for any such
lands, easements, or rights-of-way that are owned by the United
states and administered by the Government, and except for any
such lands that the Government determines to be subject to the
navigation servitude, The Government shall perform, or cause to
be performed, all investigations on 13nd4, easements, or rights-
of-way that are owned by the United State and administered by
the Government. For lands that the Gove►.iment determines to be
subject to the navigation servitude, only the Government shall
perform such investigations unless the District Engineer provides
the Non-Federal Sponsor with prior specific written direction, in
which case the Non-Federal Sponsor shall perform such
investigations in accordance with such written direction. All
actual costs incurred by the Non-Federal Sponsor or the
Government for such investigations for hazardous substances shall
be included in total project modilication costs and cost shared
in accordance with the provisions of this Agreement, subject to
an audit in accordance with Article X.C. of this Agreement to
determine reasonableness, allocability, and allowability of
costs,
B. In the event it In discovered through any investigation
for hazardous substances or other means that hazardous substances
regulated under CERCLA exist in, on, or under any lands,
easements, or rights-of-way, that the Government determines,
pursuant to Article III of this Agreement, the Non-Federal
sponsor must provide for the implementation, operation, and
maintenance of the Pro ect Modification, the Non-Federal Sponsor
and the Government shall provide prompt written notice to each
other, and the Non-Federal Sponsor shall not proceed with the
acquisition of the real property interests until both parties
agree that the Non-Federal Sponsor should proceed,
C. The Government and the Non-Federal Sponsor shall
determine whether to initiate implementation of the Project
Modification, or, if already in implementation, whether to
continue with work on the Project Modification, suspend future
performance under this Agreement, or terminate this Agreement for
the convenience of the Government, in any case where hazardous
substances regulated under CERCLA ars found to exist in, on, or
under any lands, easements, or rights-of-way that the Government
determines, pth ursuant to Article III oI this Agreement, to be
required for e implementation, operation, and maintenance of
the Project modification, Should the Government and the Non. ,
Federal Sponsor determine to initiate or continue with
implementation after considering any liability that may arise
under CERCLA, the Non-Federal Sponsor shall be responsible, as
between the Government and the Non-Federal Sponsor, for the costs
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of clean-up and response, to include the costs of any studies and
investigations necessary to determine an appropriate response to
the contamination on lands, easements or rights of way that the
Government determines, Pursuant to Article III of this Agreement,
to be required for the implementation, operation, and maintenance
of the Project Modification, except for any such lands,
easements, or rights-of-way owned by the United States and
administered by the Government. Such costs shall not be
considered a part of total project modification costs. In the
event the Non-Federal Sponsor fails to provide any funds
necessary to pay for clean up and response costs or to otherwise
discharge the Non-Federal Sponsor's responsibilities under this
paragraph upon direction by the Government, the Government me , f
in its sole discretion, either terminate this Agreement for the
convenience of the Government, suspend future performance under
this Agreement, or continue work on the Project Modification.
The Government shall be responsible, as between the Government
and the Non-Federal Sponsor, for the costs of clean-up and
response, to include the costs of any studies and investigations
necessary to determine an appropriate res. ponot to the
contamination on lands, easements, or rights of way owned by the
United States and administered by the Government. All tests
incurred by the Government shall be included in total proje.:t
modification costs and cost shared in accordance with the terms
of thip Agreement.
D. The Non-Federal Sponsor and the Government shall
consult with each other in accordance with Article V of this
Agreement in an effort to ensure that responsible parties bear
any necessary cleanup and response costs as defined in CERCLA.
Any decision made pursuant to paragraph C. of this Article shall
not relieve any third party from an, liability that may arise
under CERCLA.
S. As between the Governm :t and the Non-Federal Sponsor,
the Non-Federal E nsor shall be considered the operator of the
Project Modification for purposes of CERCLA liability. To the
maximum extent practicab2a, the Non-Federal Sponsor shall
operate, maintain, repair, replace, and rehabilitate the Project
Modification in a manner that will not cause liability to arise
under CERCLA.
ARTICLE %VI - NOTICES
A. Any notice, request, demand, or other communication
required or perwitted to be given under this Agreement shall be
deemed to have been duly given if in writing and either delivered
personally, or by telegram, or mailed by first-class, registered,
or certified mail, as followst A22
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If to the Non-Federal Sponsors
Mayor
City of Denton
21S East McKinney Street
Denton, Texas 76201
If to the Governments
Cia[rict Engineer
U.S. Army Corps of Engineers
Fort Worth District
P.O. Box 17300
Fort Worth, Texas 76102.0300
B. A party may change the address to which such
communications are to be directed by giving written notice to the
other party in the manner provided in this Article.
C. Any notice, request, demand, or other communication
made pursuant to this Article shall be deemed to have been
received by the addressee at the earlier of such time as it is
actually received or seven calendar days after it is mailed.
ARTICLE xvII - CONFIDENTIALITY
To the extent permitted by the laws governing each party,
the parties agree to maintain the confidentiality of exchanged
information when requested to do no by the providing party,
ARTICLE XVIII - HISTORIC PRESERVATION ~I
A. The costa of identification, survey and evaluation of
historic
accordance with project
provisions of this Agreement. 93- U.S.C• Sectionu469c(a)), thencots of mitigation and2dat91
recovery activities associated with historic preservation shall
be borne entirely by the Government and shall not be included in
oneapercentcofmtheVtotaloamountsthepGoto the vernnent statutory In authorised to
expend for the Project Modification,
C. The Government shall not incur costs for mitigation and
data recovery that exceed the statutory one percent limit r
specified in paragraph B. of this Article unless and until the
Assistant Secretary of the Army (Civil works) has waived that
limit in accordance with Section 2090) of Public Law 96-SIS (16
U.S.C. Section 469c-2(3)). Any costs of mitigation and data
23 J
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recovery that exceed the one percent limit shall be included in
total project modification costs and shall be cost shared in
accordance with the provisions of this Agreement,
ARTICLE XIX - LIMITATION ON GOVERNMENT 9XPENDITURVS
Notwithstanding any other provisions of this Agreement, the
Governments financial obligations are limited to $50000,000.
The Non-Federal Sponsor shall be responsible for all total
project modification costs that exceed this amount.
IN WITNESS WHEREOF, the perties hereto have executed this
Agreement, which shall become effective upon the date it is
signed by the Department of the Army,
THE DFPARTMENT OF THE ARMY
THE CITY OF DENTON, TEXAS
Bye
JAMES 711 11 1 11 8. WELLER BYi 11 I'll
Colonel, Corpa of Engineers Mayor MILLER
District Engineer y
Fort Worth District
DATEi
DATB:
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CERTIFICATE OF AUTHORITY
it , do hereby certify that I am the
prinoipa legal officer o the City of Denton# Texas, that the
city of Denton, Texas, is a to allY constituted public body with
full authority and legal capability to perform the terms of the
Agreement between tho Department of the Army and the City of
Denton, Texas, in connection with the Lewisville Lake wildlife
Managoment Area Modification Project, and to pay damages in
accordance with the terms of this Agreement, if necessary, in the
event of the failure to perform, and that the persons who have
executed this Agreement on behalf of the City of Denton, Texas,
have acted within their statutory authority,
IN WITNESS WHEREOF, I have made and executed this
certification this day of 19_
(SIGNATURE)
HERB PROUTY
(TYPED NAME)
City Attorney
,TITLE IN FULL)
k
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CERTIFICATION REOARDINO LOBBYINO
The undersigned certifies, to the best of his or her
knowledge and belief that:
(t) No Federal appropriated funds have been paid or will be
paid, by or on bahalf of the undersigned, to any person for
influencing or attempting to influence an officer or employyyas of
oany agency,
Congress, officer or
C
Congresseinlconnection
with
Federalegrawarding antp theomakiyq oteany Federal tioan~ heienteringnyinto
of any cooperative agreement, and the extension, continuation,
renewal, amendment, or modification of any Federal contract,
grant, loan, or cooperative agreement.
(2) It any funds other than Federal approprioted funds have
been paid or will be paid to any person for influencing or
attempting to influence an officer or employee of any agency, a
M
employee ember of Congress, an officer or employee of Congress, or an
Member of
Congress in
the this
undereigned
shall complete and submit Standard Form•LLL, "Disclosure form to
Report Lobbying,■ in accordance with its instructions.
(3) The undersigned shall require that the language of this
c
subawards at ertification be included in the award documents for all
contracts underlgraiers nts, (includingloansI andscooporetive subcontracts,
and
that all subrecipients shall certify and disclose accordingly.
This certification is a material representation of fact upon f
which reliance was placed when this transaction was made or
entered into. Submission of this certification is a rerequisits
for making or entering into this transaction imposed section
1352, Title 31, U.S. Code. Any person who fails vo fi a the
required certification shall be subject to a civil penalty of not
less than $10,000 and not more than $100,000 for each such
failure.
(SIONATUAB)
w
MILLER
(TYPED NAM$
Ma"r
(TITLE IN FULL
DATE t
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EXHIBIT A
DE?ARTIEBNT Of THE ARMY LZA82 DAC4f62.1•x7t•YYYY
LEMIBVILLE LAX!
DENTON COUNTY, TLw
TKI8 LEAaE, made on behalf of the United States, between the
SECRETARY OF TRR ARMY, hereinafter referred to as the Secretary,
and the CITY 01 DENTON, TVXU, hereinafter referred to as the
Lessee,
NITNE88ETNo
That the Secretary, by authority of Title 16, United states
Code, Section 460d, as amended, and Section 1175(b) of the water
Resources Development Act of 1996, Public Law 99.662, as amended,
and pursuant to Project Cooperation Agreement between the
Department of the Army and the Local Sponsor/Lessee entered into
on (hereinafter referred to as "PCA"), attached
hereto and referred to as Exhibit "A", and for the consideration
hereinafter set forth, hereby leases approximately 20644 acres of
land within Tracts M•2201-2, 2S31 and 2532, to the Lessee as
identified in Exhibit %B1, attached hereto and made a part
hereof, hereinafter referred to as the premises, for the
implementation, operation, repair, replacement and rehabilitation
of the Project Modification.
E
TE28 LEAeE is granted subject to the following conditionse
1. TERN
Said premises are hereby granted for so long as the PCA
remains In full force and effect.
2. CONIIDERATIbN
The consideration for this lease is the implementation,
operation, repair, replacement and rehabili utior. of the Project
Modification and the maintenance of the premises by the Losses
for the benefit of the United States and the general public in y
accordance with the conditions heroin met forth.
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3. NOTICES
a. All correspondence and notices to be gives, pursuant to
this lease shall be addressed, if to the Lessee, to the City of
Denton, 215 E. McKinney, Denton, TX 76201, and if to the United
States, to the District Engineer, Fort Worth District, Real
Estate Division, ATTNt CESWF-RE•M, P.O. Box 17300, Fort Worth, TX
761J2.0300, or as may from time to time otherwise be directed in
writing by the parties. Any notice, request, demand, or other
communication required or permitted to be given under this lease
shall be deemed to have been duly given if in writing and either
delivered personally, or by telegram, or mailed by first-class,
registered, or certified mail.
b. Any notice, request, demand, or other communication made
pursuant to this Condition shall be deemed to have been received
by the addressee at the earlier of such time as it is actually
received or seven calendar days after it is mailed.
4. AUTHORIZED REPREBENTATIV28
Excrpt as otherwise specifically provided, any reference
herein to "Secretary", "District Engineer", or "acid officer"
shall include their duly authorized representatives. Any
reference to "Lessee" shall include its successors, employees and
duly authorized representatives,
5. PROJXCT MODIFICATION ACTIVITIE8
a. The Lessee shall comply with the approved Ecosystem
Restoration Report or other document ("Report') described in
Article I of the PCA and the management and development
activities described in the Report and in the OMRR&A Manual
described in Article Viii of the PCA, both by this reference made
a part hereofto.
b. The Lessees operation, management and other project
modification activities are subordinate to the operation and
management of the Existing Project, as defined in Article I of
the PCA. The Existing Project will have operational priority in
any situation where a conflict arises. i
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c. The use and occupation of the premises shall be subject
to the general supervision and approval of the District Engineer.
6. APPLICADLR LWG AND REGULATIONS
a. The Lessee shall comply with all applicable Federal laws
and regulations and with all applicable laws, ordinances and
regulations of the state, county, and municipality wherein the
premises are located, including, but not limited to, those
regarding construction, health, safety, water supply, sanitation,
and use of pesticides. In addition, the Lessee should comply
with the specific directions and requirements contained in the
OMRR&R Manual referenced in Article VIII of the FCA. rho Lessee
shall make and enforce such regulations as are necessary and
within its legal authority in exercising the privileges granted
in this lease, provided that much regulations are not
inconsistent with the provi .,is of law cited in the granting
clause.
b. The Lessee will provide an annual certification that all
water systems on the premises, if any, have been inspected and
comply with Federal, state and local standards, Lessee will also
provide a statement of compliance with the Rehabilitation Act and
the Americans with Disabilities Act, as required in the condition
on NON-DISCRIMINATION, noting any deficiencies and providing a
schedule for correction.
7. CONDITION OF PREMISES
a. The Lessee acknowledges that it has inspected the
4 premises, knows its condition, and understands that the same ie
leased without any representations or warranties whatsoever and
without oFligation on the part of the United States to make any
III alterations, repairs or additions thereto.
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b. As of the date of this lease, an Inventory and
condition report of all personal property and improvements of the
United States included in this lease shall be made by the
District Engineer and the Lessee to reflect the condition of said
property and said improvements. A copy of said report is
attached hereto as Exhibit "C" and made a part hereof. Upon the ,
expiration revocation, or termination of this lease, another t
inventory and condition report shall be simila:•ly prepared. This
report shall constitute the basis for settlement for property
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damaged or destroyed. Any such property must be either replaced
or restored to the condition required by the condition on
PROTECr*ON OF PROPERTY.
8. AGRICULTURAL AND WILDLIFE CONTROL ACTIVITIES
a. The Lessee may plant or harvest crops, either directly,
by service contract, by sharecrop agreements with local farmers,
or by agricultural agreements to provida food and/or habitat for
wildlife and for the development and concarvation of land, fish
and wildlife, forests, and other natural resources. Where
feasible, contracts and agreements with third parties shall be by
competitive bid procedures.
b. The Lessee may take, trap, remove, stock or otherwise
control all forms of fish and wildlife on the premises, and may
place therein such additional forms of fish and wildlife as it
may desire from time to time, and shall have the right to close
the area, or any parts thereof from time to time, to fishing,
hunting or trapping, provided that the closing of any area to
such use shah. be consistent with the state laws for the
protection of fish and wildlife.
9. TRAMMAS, ASSIGNMENTS
Without prior written approval of the District Engineer,
the Lessee shall neither transfer nor assign this lease, nor
sublet the demised premises or any part thereof, nor grant any
interest, privilege, or license whatsoever in connection with
this lease. Agreements covered by the condition on AGRICULTURAL
AND WILDLIFE CONTROL ACTIVITIES are not subject to this
condition.
10. ACCOUNTS, RZCORDS AND RECEIPTS
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a. All monies received by the Lessee from the sale of
timber or crops conducted on the premises may be utilized by the
Lessee for the administration, maintenance, operation and
development of the premises. Beginning 5 years from the date of
this lease and continuing at 5-year intervals, any such monies
not cn utilized or proy tmmed for utilization within a reasonable
time shall be paid to the District Fngineer. The Lessee shall r
provide an annual statement of receipts and expenditures to the
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District Engineer. The District Engineer shall have the right to
perform audits of the Lessee's records and accounts.
b. Payment of direct expenses is authorized for planning
and development of optimum wildlife habitat including planting of
wildlife food plots, necessary timber clearing, erosion control
or habitat improvements such as shoilter, restocking of fish and
wildlife, and protection of endangered species. Payment of
Lessee's employees who are directly engaged in such activities at
the project is also authorized. However, proceeds will not be
used for the payment of general administrative expenses.
c. Proceeds derived from the sale of fishing and hunting
leases are not subject to this condition.
11. 1vROTICTION OF PROPERTY
The Lessee shall be responsible for any damage that may be
caused to the property of the United States by the activities of
the Lessee under this lease, and shall exercise due diligence in
the protection of all property located on the premises against
fire or damage from any and all other causes. Any property of
the United States damaged or destroyed by the Lessee incident to
the exercise of the privileges herein granted shall be promptly
repaired or replcce3 by th4 Lessee to a condition satisfactory to
said officer, or at Lhe eletti~;i of said officer, reimbursement i
made therefor by the Lessee in in amount necessary to restore or
replace the properl.• to a condition satisfactory to said officer. '
12. RIGHT TO INTIR AND FLOOD
The right is reserved to the United States, its officers,
agents, and employees to enter upon the premises at any time and
for any purpose necessary or convenient in connection with
Government works to make inspectionei to remove timber or other
* material, extent property of the Leeseel to flood the premiseal
to manipulate the level of the lake or pool in any manner
whatooeverl and/or to make any othez use of the land as may be
necessary in connection with project: purposes, and the Leases
shall have no claim for damages on account thereof against the
United States or any officer, agent, or employee. A, ,
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13. RESTORATION
On or before the expiration of this lease or its termination
by the Lessee, the Lessee shall vacate the premises, remove the
property of the Lessee therefrom, and restore the premises to a
condition satisfactory to the District Engineer. If, however,
this lease is revoked, the Lessee shall vacate the premises,
remove said property therefrom and restore the premises to the
aforesaid condition with such time as the District Engineer may
designate. In either event, If the Lessee shall fail or neglect
to remove said property and restore the premises, then, at the
option of the District Engineer, said property shall either
become the property of the United States without compensation
therefor, or the District Engineer may cause the property to be
removed and no claim for damages against the United States or ics
officers or agents shall be created by or made on account of such
removal and restoration work. The Lessee shall also pay the
United States on demand any sum which may be expended by the
United States after the expiration, revocation, or termination of
this lease in restoring the premises.
14. NON-DISCRIMINATION
a. The Lessee shall not discriminate against any person or
persons or exclude them from participation in the Lessee's
operations, programs or activities conducted on the leased
premises because of race, color, religion, sex, age, handicap or
national origin. The Lessee will comply with the Americans with '
Disabilities Act 142 U.S.C. Sections 12101 et sea.) aid attendant
Americans with Disabilities Act Accessibility Guidelines (ADAG)
published by the Architectural And Transportation Barriers
Compliance Board.
b. The Lessee, by acceptance of this lease, is receiving a
type of Federal assistance and, therefore, hereby gives assurance
that it will comply with the provisions of Title VI of the Civil
Rights Act of 1964, as amended, (42 U.S.C. Section 2000d)l the
Age Discrimination Act of 1975 (42 U,S.C. Section 6102)) the
Rehabilitation Act of 1973, as amended (24 U.S.C. Section 794)r
and all requirements imposed by or pursuant to the Directive of
the Department of Defense (32 CFR Part 300) Issued as Department 4
of Defense Directives 5500.11 and 1020.1, and Army Regulation
600-7.
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IS- SUBJECT TO EASEMEM'S
This lease is subject to all existing easements, easements
subsequently granted, and established access routes for roadways
and utilities located, or to be located, on the premises provided
that the proposed grantee of any new easement or route will be
coordinated with the Lessee, and easements will not be granted
which will, in the opinion of the District Engineer, interfere
with developments, present or proposed, by the Lessee. The
Lessee will not close any established access routes without
written permission of the District Engineer.
16. SUBJECT TO MINERAL INTERESTS
This lease is subject to all outstanding mineral interests.
As to federally-owned mineral interests, it is understood that
they may be included in present or future mineral leases issued
by the Bureau of Land Management (BLM), which has responsibility
for mineral development on federal lands. The Secretary will
provide lease stipulations to BLM for inclusion in said mineral
leases that are designed to protect the premises from activities
that would interfere with the lessee's operations or would be
contrary to local law,
17. COMPLIANCE, CLOSURE, AND REVOCATION
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a. The Lessee is charged at all times with full knowledge
of all the limitations and requirements of this lease and the
PCA, and the necessity for correction of deficiencies, and with
compliance with reasonable requests by the District Engineer.
This lease may be revoked in the event the Lessee violates any of
the terms and conditions of either the lease or the PCA and
continues and persists in such violation. The Lessee will be
notified of any non-compliance, which notice shall be in writing
or shall be confirmed in writing, giving a period of time in
which to correct the non-compliance, Failure to satisfactorily
correct any substantial or :r,raistent non-compliance within the
specified time is grounds for closure of all or part of the
premises, temporary suspension of operation, entry upon the
premises for the purpose of completing, operating, maintaining,
repairing, replacing, or rehabilitating the Project Modification,
or revocation of the lease, after notice in writing of such
intent.
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b. This lease may be revoked by the Secretary, by giving
thirty (30) days notice in writing in the manner described in the
condition on NOTICES of this lease, in the event the PCA is
terminated pursuant to Article XIV of the PCA or the Secretary
determines that the premises identified in Exhibit "B" are no
longer required for the implementation, operation and maintenance
of the Project Modification.
18. HEALTH AND 9AYXTY
a. The Lessee shall keep the premises in good order and in
a clean and safe condition.
f b. In addition to the rights of revocation for
noncompliance, the District Engineer, upon discovery of any
hazardous conditions on the premises that present an immediate
threat to health and/or danger to life or property, will so
notify the Lessee and will require that the affected part or all
of the premises be closed to the public until such condition is
corrected and the danger to the public eliminated. If the
condition is not corrected, the District Engineer will have the
option to: (1) correct the hazardous conditions and collect the
cost of repairs from the Lessee] or, (2) revoke the lease. The
Lessee shall have no claim for damages against the United States,
or any officer, agent, or employee thereof on account of action I
taken pursuant to this condition.
19. PUBLIC GSA ,
No attempt shall be made by the Lessee to forLid the full
use by the public of the premises and of the water areas of the
project, subject, however, to the authority and responsibility of
the Lessee under this lease to manage the premises and provide
safety and security to the visiting public
20. NATURAL RESOURCAA
The Lessee shall cut no timber, conduct no mining
operations, remove no sand, gravel, or kindred substances from i~
the ground, commit no waste of any kind, nor in any manner ~44 i,
substantially change the contour or condition of the premise,
except as may be authorized under and pursuant to tee Report
described in the condition on PROJECT MODIFICATION ACTIVITIES.
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The Lessee may salvage fallen or dead
timberi commercial use shall be made of such timber. Except rforotimber
salvaged by the Lessee when in the way of construction of
improvements or other facilities, all sales of forest products
will be conducted by the United States and the proceeds therefrom
shall not be available to the Lessee under the provisions of this
lease.
21. DISPUT29 CLAV88
a. Except as provided in the Contract Disputes Act of 1978
(41 U.S.C. 601-613) (the Act), all disputes arising under or
relating to this lease shall be resolved under this clause and
the provision of the Act.
b. "Claim", as used in this clause, means a written demand
or written assertion by the Lessee seeking, as a matter of right,
the payment of money in a sum certain, the adjustment of
interpretation of lease terms, or other relief arising under or
relating to this lease. A claim arising under this lease, unlike
a claim relating to that lease, is a claim that can be resolved
under a lease clause that provides for the relief sought by the
Lessee. However, a written demand or written assertion by the
Lessee seeking the payment of money exceeding $100,000 is not a
claim under the Act until certified as required by subparagraph
b.(2) below.
(1) A claim by the Leasee shall be made in writing and
submitted to the District Engineer for a written decision. A
claim by the Government against the Lessee shall be subject to a
written decision by the District Engineer.
(2) For Lessee claims exceeding $100,1,;0, the Lessee
shall submit with the claim a certification that--
The claim is rade in good faith)
(ii) Supporting data are accurate and complete to
the beet of the Lessees knowledge and beliefr and
(ill) The amount requested accurately reflects the
lease adjustment foi which the Lessee believes the Government is
liable. O~'~
(3) If the Lessee is an individual, the certificate
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shall be executed by that individual. If the Lessee is not an
individual, the certification shall be executed by
(i) A senior company official in charge at the
Lessee's location involvedi or
(ii) An officer or general partner of the Lessee
having overall responsibility of the conduct of the Lessee's
affairs.
c. For Lessee claims of $100,000 or less, the District
Engineer must, if requested in writing by the Lessee, render a
decision within 60 days of the request. For Lessee-certified
claims over $100,000, the District Engineer must within 60 days,
decide the claim or notify the Lessee of the date by which the
decision will be made.
d. The District Engineer's decision shall be final unless
the Lessee appeals or files a suit as provided in the Act.
e. At the time a claim by the Lessee is submitted to the
District engineer or a claim by the government is presented to
the Lessee, the parties, by mutual consent, may agree to use
alternative means of disputes resolution. when using alternate
dispute resolution procedures, any claim, regardless of amount,
shall be accompanied by the certificate described in paragraph 1
b.(2) of this clause, and executed in accordance with paragraph
b.(3) of this clause.
f. The Government shall pay interest on the amount found
due and unpaid by the Government from (1) the date the District
Engineer received the claim (properly certified if required), or
(2) the date payment otherwise would be due, if that date is
later, until the date of payment. Simple interest on claims
shall be paid at the rate, fixed by the Secretary of the i
Treasury, as provided in the Act, which is applicable to the
period during which the District Engineer received the claim, and
then at the rate applicable for each 6-month period as fixed by
the Treasury Secretary during the pendency of the claim.
g. The Lessee shall proceed diligently with the performance ~t A'
of the lease, pending final resolution of any request for relief, !/r
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claim, appeal, or action arising under the lease, and comply with
any decision of the District Engineer.
22. ENVIRONMENTAL PROTECTION
a. Within the limits of their respective legal powers, the
parties to this lease shall protect the premises against
pollution of its air, ground, and water. The Lessee shall comply
with any laws, regulations, conditions or instructions affecting
the activity hereby authorized if and when issued by the
Environmental Protection Agency or any Federal, state, interstate
or local governmental agency having jurisiiction to abate or
prevent pollution, The disposal of any toxic or hazardous
materials with the premises is specifically prohibited. Such
regulations, conditions, or instructions in effect or prescribed
by said Environmental Protection Agency, or any Federal, State,
interstate or local governmental agency are hereby made a
condition of this lease.
b. The Lessee will use all reasonable means available to
protect the environment and natural resources, and where damage
nonetheless occurs from activities of the lessee, the Lessee
property. Lessee shall be
shall be the damaged considereditheeoperatoroof the Project Modification for purposes
of lit,bility under the Comprehensive Environmental Response,
Compensation, and Liability Act (12 U.S.C. Sections 9601 •9675).
c. The Lessee must obtain approval in writing from said
officer before any pesticides or herbicides are applied to the 1
premises.
23. ENVIRONMENTAL ausun smay
An Environmental gasoline survey (ESS) documenting the known
history of the property with regard to the storage, release or
disposal of hazardous substances thereon, is attached hereto and
made a part hereof as Exhibit "D". Upon expiration, revocation
or relinquishment of this lease another ESS shall be prepared by
the District Engineer which will document the environmental
condition of the property at that time. A comparison of the two
assessments will assist the said officer in determining any
environmental restoration requirements, AnN 41
such will be completed by the Lessee in accordancewithrtheicondition
On RESTORATION.
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24. HISTORIC PRESERVATION
The Lessee shall not remove or disturb, or cause or permit
to be removed or disturbed, any historical, archeological,
architectural or other cultural artifacts, relics, remains or
objects of antiquity. In the event such items are discovered on
the premises, the Lessee shall immediately notify said officer
and protect the site and the material from further disturbance
until said officer gives clearance to proceed,
25. SOIL AND WATER CONSERVATION
;he Lessee shall maintain, in a manner satisfactory to said
officer, all soil and water conservation structures that may be
in existence upon said premises at the beginning o! or that may
be constructed by the Lessee during the term of this leaae, and
the Lessee shall take appropriate measures to prevent or control
soil erosion within the premises. Any soil erosion occurring
outside the premises resulting from the activities of the Lessee
shall be corrected by the Lessee as directed by the said officer.
26. HOLD HARMLESS
The Lessee shall hold and save the United States free from
damages arising from the implementation, operation, maintenance,
repair, replacement and rehabilitation of the Project
Modification, and any Project Modification-related betterments,
and management of the premises and the facilities and '
improvements, except for damages due to the fault or negligence
of the United States or its contractors.
27. COVENANT AGAINST CONTINGENT Peso
The Lessee warrants that no person or selling agency has
been employed or retained to solicit or secure this lease upon an
` agreement or understanding for a commission, percentage,
brokerage, or contingent fee, excepting bona fide employees or
bona fide established commercial or selling agencies maintainer'
by the Lessee for the purpose of securing business. For breac
or violation of this warranty, the United States shall have the
right to annul this lease without liability or, in its
discretion, to require the Lessee to pay, in addition to the lease rental or consideration, the full amount of such
commission, percentage, brokerage or contingent fee.
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28. OFFICIALS NOT To 02"FIT
No Member of or Delegate to Congress or Reaident
Commissioner shall be admitted to any share or part of this lease
or to any benefits to arise therefrom. How„ver, nothing herein
contained shall be construed to extend to any incorporated
company if the lease be for the general benefit of such
corporation or company.
29. MODIFICATIONS
This lease contains the entire agreement between the parties
hereto, and no modification of this agreement, or waiver, or
coneent hereunder shall be valid unless the same be in writing,
sign9d by the partied to be bound or by a duly authorized j
representacive) and this provision shall apply to this clause as
well as all other conditions of this lease.
30. DISCLAIMER
This lease is effective only insofar as the rights of the
United States in the premises are concerned] and the lessee shall
obtain such permission as may be required on account of any other
existing rights. It is understood that the granting of this
lease does not eliminate the necessity of obtaining any
Department of the )rmy permit which may be required pursuant to
the provisions of bection 20 of the Rivers and Harbors Act of 3
March 1899 (30 Stat. 1ISIj 33 U.S.C. Section 403), or Section 404
of the Clean Water Act (33 U.S.C. Section 1344),
IN NITNES1 WHEREOF I have hereunto set my hand by authority
of the Secretary of the Army this day of
Hyla J. Head
Chief, Real Estate Division
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THIS L=ASe is also executed by the Lessee this day
of 1999.
ATTESTi CITY OF DENTON
Byt Byi
City Secretary City Manager
Approved as to Legal Forms
Herbert L. Prouty, City Attorney
Byi
Assistant City Attorney
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CERTIFICATE
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certify that I am an
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of the City of Denton, Texas, named as Lessee herein. That
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who signed this Lease on behalf
of the Lessee was then j j
of the City of
Denton, Texas, and that said Lease was duly signed for and on
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behalf of the City by authority of its governing body and is
,
within the scope of its legal powers.
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AGENDA INFORI1tATION SHEET
At;ENDA DATE: June 22, 1999
DEPARTMENT: Utility Administration
ACM; Howard Martin, 349-8232-f1f' N"
SUBJECT;
AN ORDINANCE OF THE CITY OF DENTON, TEXAS APPROVING AND
AUTHORIZING THE MAYOR TO EXECUTE AN INTERLOCAL COOPERATION
AGREEMENT BY AND BETWEEN THE CITY OF DENTON AND THE CITY OF
CORINTH, TEXAS PROVIDING FOR THE INSTALLATION OF WATER AND SEWER
LINES WITHIN THE CITY LIMITS OF BOTH CITIES IN ORDER TO PROVIDE
SEF.VICES TO THE DRYDEN ADDITION AND THE WYNNSTONE AT OAKMONT-
PHASE 1 DEVELOPMENTS AND PROVIDING AN EFFECTIVE DATE.
BACKGROUND:
Bnrfea Addition Devcite=
The 3ryden Addition Development is located entirely within the City of Corinth, just south of
the corporate boundary of the city of Denton (see Exhibit 1). The City of Corinth will provide
both water and sewer service for this development. The $-inch sewer line will cross the City of
Corinth boundary into the City of Denton limits on Post Oak Road at station 21 + 30, then travel
cast on Shady Shores Road and cross the Denton City limit back into the Corinth city limit at the
intersection of Shady Shores Road and Old Highway 77.
The routing of the sewer line within the public street right-of-way Into Denton was necessary to
allow it gravity connection to Corinth's existing sewer system, avoid removing trees along
adjacent private property, and to use an existing Corinth sewerline crossing over the City of
Denton raw water transmission pipelines.
f}y nmrone at Oakmont Phaee 1
The Wynnstone at Oakmont development is located within the corporate limits of both the City
of Denton and the City of Corinth (see Exhibit 11). The water supply for this development within
the City of Denton will be provided by the Denton water system. However, the 12-inch water
line will cross the Corinth City limits at Station 16 + 50 on Pine Hills t ant, and travel back Into
the Denton City Limits at Station 51 + 00 on Robinson Road. The water line will be located In a Oe ~
proposed 16 feet public utility easement. This easement will ultimately be included in a 30-font
street right-of-way dedicated by plat to the City of Corinth as a part of the Oakmont IV
subdis ision development.
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OPTIONS:
ftkn Addition-
The proposed sewerline routing is the most feasible solution that provides for sewer service for
the Bryden Addition. Since a portion of the line to be owned and maintained by the City of
Corinth is located in a City of Denton public right orway, an interlocal agreement is needed.
jyjnnestone at Oakmont-
The Oakmont 1V development is located within both the cities of Denton and Corinth corporate
boundaries. The Wynnesione development is located entirely within the City of Denton. The
water department staff had a series of meetings with the City of Corinth Public Works
Department and the developer's engineers to determine the water supply and wastewater options
to serve both developments. It was agreed that the portion of the Oakmont IV development
within each city would be supplied water and wastewater service by each respective city.
However, In doing so the Denton to extend a 12 Inch water line which crosses into and back
across the Corinth City limit lime. This routing and extension is acceptable to the Corinth Public
Works department. Consultation with the legal department indicated that an interlocal
agreement is needed to allow the installation of a City of Denton owned waterline in a City of
Corinth Public Right of Way. Initially, this waterline will be located within a 16 feet wide public
utility easement but will subsequently be within a 50 feet wide public street right-0f--wry
dedicated by plat to the Cities of Corinth and Denton when the Oakmont IV development is
approved,
RECOMMENDATIONS:
Staff recommends approval of the interlocal agreement.
ESTIMATED SCHEDULE Of PROJECT:
The Bryden Addition in the City of Corinth is under construction and needs the sewer hookup by
the end o f June 1999,
FISCAL INFOR1iATiON:
There is no fiscal impact on either the City of Denton or Corinth.
Exhibit I • Ordinance
Exhibit 11- Interlocal Cooperation Agreement
Respectfully submitted:
Tim Fisher, Assistant Director
Water Utilities
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ORDINANCE NO.
AN ORDINANCE OF THE CITY OF DENTON, TEXAS APPROVING AND
AUTHORIZING THE MAYOR TO EXECUTE, AN INTERLOCAL COOPERATION
AGREEMENT BY AND BETWEEN THE CITY OF DENTON AND THE CITY OF
CORINI H, TEXAS PROVIDING FOR THE INSTALLATION OF WATER AND SEWER
LINES WITHIN THE CITY LIMITS OF BOTH CITIES IN ORDER TO PROVIDE
SERVICES TO THE BRYDEN ADDITION AND THE WYNNSTONE AT OAKMONT -
PHASE I DEVELOPMENTS; AND PROVIDING AN EFFECTIVE DATE.
WHEREAS, both the City of Denton W City of Corinth are municipalities and political
subdivisions of the State of Texas that are authorized by law to enter Into interlocal cooperation
agreements and contracts under Texas Government Code, Chapter 791; and
WHEREAS, the City Council deems it In the public Interest to enter into this Interlocal
Cooperation Agreement with the City of Corinth, Texas In order to efficiently and economically,
from both of the cities' standpoints, provide water and sewer service in two new residential
subdivisions which aie situated along and near the common boundary of the City of Denton and
the City of Corinth, 'texas as more particularly described by the Interlocal Cooperation
Agreement, a copy of which is attached hereto: NOW, THEREFORE,
THE COUNCIL OF THE CITY OF DENTON, TEXAS HEREBY ORDAINS:
SECTION 1, That the City Council of the City of Denton hereby approves that certain
Interlocal Cooperation Agreement by and between the City of Denton, Texas and the City of
Corinth, Texas, a copy of which Agreement is attached hereto and Incorporated by reference
herewith for all purposes. That the Mayor, or In his absence, the Mayor Pro Tem, Is hereby
authorized to execute the said Interlocal Cooperation Agreement In substantially the form of the '
Agreement wHch is attached hereto.
SECTION II, That this ordinance shall become effective immediately upon its passage
and approval,
PASSED AND APPROVED this the day of 1999•
JACK MILLER, MAYOR
ATTEST: JENNIFER WALTERS,CITYSECRETARY r ~Al r
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APPROVED AS TO LEGAL FORM:
HERBERT L. PROUTY, CITY ATTORNEY
By: f CU-
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THE STATE OF TEXAS ¢ 87t}{t81T 2
( COUNTY OF DENTON ✓j
INTERLOCAL COOPERATION AGREEMENT
THIS AGREEMENT is made and entered into on the day of
1999, by and between the City of Denton, Texas, a Municipal
Corporation, acting herein by and through its Mayor, duty-authodzed by ordinance of the Denton
City Council (hereinafter "DENT ON"), and the City of Corinth, Texas, a Municipal Corporation,
acting herein by and through its Mayor, duty-authodzed by ordinance of the Corinth City
Council (hereinafter "CORINTH").
WHEREAS, DENTON and CORINTH are both local governments with the authority and
the power to contract and to enter into lnterlocal Cooperation Agreements in accordance with the
provisions of the "Interlocal Cooperation Act," Chapter 791 of the Texas Government Code; and
WHEREAS, the purpose of this Agreement is to increase the efficiency and effectiveness
of the local governments of DENTON and CORINTH, in a matter in which they are mutually
interested in, which is their provision of water and wastewater/sewer services to their respective
citizens in two new developments; which provision of such services is a governmental function
C or service, within the purview of Section 791.003 (3)(N) of the Texas Government Code; and
DENTON and CORINTH desire to coordinate their respective activities so that they each may
benefit from certain advantages and economies, while serving the needs of their respective
citizens; and
WHEREAS, DENTON and CORINTH each provide water and wastewater/sewer
services to their respective citizens within their corporate city limits as a governmental function
and service, which serves the public health and welfare, benefits their respective citizens, and is
of mutual concern to DENTON and CORINTII; and
WIIEREAS, DENTON and CORINTH mutually desire to be subject to the provisions of j
the Texas Government Code, Chapter 791, the "Interlocal Cooperation Act" and this Agreement
is entered into pursuant thereto; and
WHEREAS, both DENTON and CORINTH have the contracting authority to perform
the governmental functions and services set forth in this Agreement in accordance with the
provisions of Section 791.011 (a) -if the Texas Oovemment Code; are each authorized to perform
such governmental functions and services individually, in accordance with Section 791.011
,
(cx2) of the Texas Government Code; and are fu,ther authorized to contract with each other to
provide the governmental functions and services herein provided for, in accordance with Section t•
791.026 (a) of the Texas Government Code, pertaining to water and wastewater facilities; and
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NOW, TTIEREFORE, DENTON and CORINTH, in consideration of the mutual
promises and covenants of the panics contained in this Agreement; considering the benefits to be
attained by DENTON and CORINTiI under this Agreement, and for other good and valuable
mutual consideration hereinafter stated, do hereby AGREE as follows:
ARTICLE 1 '
RECITATIONS
DENTON and CORINTH agree that the recitations contained in the above and foregoing
preamble shall be incorporated herewith and shall be considered as a part of this Agreement for
all purposes pertinent.
ARTICLE II
TERM OF AGREEMENT
DENTON and CORINTH agree that the term of this Agreement shall be in perpetuity.
This Agreement may be earlier terminated by the parties In accordance with other provisions of
this Agreement,
ARTICLE III
HRVDEN ADDITION DEVELOPMENT
CONSTRUCTION OF SEWER LINE
L A. The Dryden Addition Development (hereafter "Dryden') is located entirely within the
present corporate limits of CORINTil, and Is immediately South of the corporate limits
of the DENTON. DENTON and CORINTH agree that CORINTH shall provide sewer
service to the Dryden Development. CORINTII, In order to serve the Dryden
Development, has determined that it is necessary for it to construct an eight-inch sewer
line. The sewer line will be located such that it will cross the present CORINTH
corporate limits Into DENTON's present corporate limits, on Post Oak Road at Station
21+30; then will extend Easterly on Shady Shores Road; then will continue by crossing
over from DENTON back into the present corporate limits of CORINTH at the
intersection of Shady Shores Road and Old U. S, Ilighway 77.
D. DENTON and CORINTH agree ti at the sewer line shall be located in the public right-of•
way. DEN'TON and CORINTII further agree that CORINTH shall own, operate, and
maintain the sewer line, and st,111 have the right to repair and/or replace the sewer line, as
needed, in order to properly s.rve the Dryden Development, The sewer line to be
constructed shall be paid for by the developer of the Dryden Development, as such
construction is required as a development exaction. A copy of the map r-howing the
location of the planned sewer line is attached hereto as Exhibit "A" and is incorporated
herewith by reference.
City of Corinth - Interlocal cooperation Agreement - Page 2
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ARTICLE IV
WYNNSTONE AT OAKMONT PRASE I DEVELOPMENT
CONSTRUCTION OF WATER LINE
A. The Wynnsione at Oakmont Phase I Development ("hereafter "Wymtstone") is located
within the present corporate limits of DENTON. The water supply for the Wynnslone
Dcvelopment in DENTON will be provided by the Denton Municipal Water Utility.
DENTON, in order to serve the Wynnstonc Development, has detemiined that it is
necessary for it to construct a twelve-inch water line. The water line will be located such
that it will cross the present CORiNTII corporate limits at Station 16+50 on Pine Hills
Line; then will continue, entering DENTON's present corporate limits at Station 5t+00
on Robinson Road. The water line will be located in a proposed sixteen-foot public
utility casement, This sixteen-foot public utility easement Is aligned and routed to lie
within a public street right-of-way to be dedicated by plat in the future to COP.INTI1 as a
part of the Oakmont 1V Subdivision. A metes and bounds legal description of the
proposed easement is attached hereto as Exhibit "B" and is incorporated herewith by
reference.
B. DFNTON and CORINTH agree tbai the water line shall be located in the public tight-of-
way, to the extent that it lies outside of the proposed sixteen foot public utility easement
referenced In Article IV.A. above. DENTON and CORINTH further ag~ie that
DENTON shall own, operate, and maintain the water line, and shall have the light to
/ repair andlor replace the water line, as needed, to properly serve the Wyonstone
L. Development, The water line to be constructed shall be paid for by the developer of the
Wynnsione Development, as such construction Is required as a development exaction. A
copy of the map showirA the location of the water line is attached hereto as Exhibit "C"
and is incorporated hen:with by reference.
ARTICLE V ,
PAYMENTS
DENTON and CORINTII agree that there are no payment obligations to each other j
provided for under this Agreement, and that the b:nefits to be received by DENTON and
CORINTH by their performance of this Agreement, are fairly equivalent
« ARTICLE VI
TERMINATION AND DEFAULT
A. Either party to this Agteement may terminate this Agreement at any time with just cause
I by giving the other party to less than one hundred eighty (ISO) days advance written
notice, specifying the date of termination. ~i
B. In the event that either party breaches a provision of this Agreement, the other party F 1 / t
hereto shall provide the defaulting party with written notice specifying the exact default
complained of In the event that the defaulting party sht.ll fail to substantially remedy or
Pity of Corirnh - Interlocal Cooperation Agreement- Page 3
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correct the alleged default within one hundred eighty (180) days after the date notice of
default was sent by the complaining party, the complaining party may declare this
{ Agreement terminated. DENTON and CORDMI agree to cxercise their rights and
options contained in this Article judiciously, and in good faith, considering the public
Interests involved.
ARTICLE VII
LIABILITY
i
A. DENTON agrees to and accepts responsibility for the acts, negligence, and/or omissions
of its employees and agents, its subcontractors, and/or contract laborers doing Avrk under an
agreement with DEMON related to the performance of this Agreement with CORINI H, to the
extent permitted by applicable law.
B. CORINTH agrees to and accepts responsibility for the acts, negligence, and/or omissions
of Its employees and agents, its subcontractors, and or/contract laborers doing work under an
agreement with CORINTI£ related to the performance of this Agreement with DENTON, to the
extent permitted by applicable law.
C. DENTON and CORINTII further agree that if any claim or liability shall arise from the
joint or concurring negligence of both parties hereto, it shall be borne by them comparatively, in
accordance with the laws of the State of Texas, and subject to the extent permitted by applicable
law. This paragraph shall not be construed as a waiver by either party of any defenses available
to it under the laws of the State of Texas. The parties agree that It is not their Intention to create
E-.bility for the benefit of third parties, but that this Agreement shall be solely for the benefit of
the parties hereto.
ARTICLE V11i
GOVERNMENTAL IMMUNITY ,
Neither DENTON nor CORINTII waive, nor shall DENTON and CORINTH be deemed
by this Agreement, to waive any immunity or defense that would otherwise be available to it
respecting any claim(s) made or arising from any act or omission arising under this Agreement.
ARTICLE IX
NOTICE
All notices required by, or which otherwise pertain to this Agreement shall be sent by
U,S. mail, postage prepaid, certified mail, return receipt requested; or hand-delivered to; or
telccopied to the City Manager of the other City. Notice shall be effective upon the receipt of
such notice by the City Manager.
City of Corinth - Interloeat Coopers lon Agreement - Page 4
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ARTICLE X
ENTI, AGREEMENT
This Agreement represents the entire Agreement between DENTON and CORINTH
regarding the subject matter of this Agreement, and supersedes all prior negotiations,
representations, statements, understanding and/or agreements whether written or oral in nature.
ARTICLE XI
MODIFICATION
This Agreement may be amended only by a written document signed by a duly.
authorized official of both the Cities of DENTON and CORINTH,
ARTICLE XII
GOVERNING LAW AND VENUE
This Agreement and any of its terms or provisions, as well as the rights and duties of the
parties hereto, shall be govemed by and construed In accordance with the laws of the State of
Texas. Venue of any suitor cause of action arising under this Agreement shall lie exclusively in
State District Court in Denton County, Texas.
ARTICLE XIII
{ ASS1GNMfNT
Neither party to this Agreement may assign this Agreement, except upon the prior written
consent of the other party.
ARTICLEXIV
SEVERABILITY
In the event that any provision of this Agreement shall be found by a court of competent
jurisdiction, to be contrary to law, it is the intent of the parties hereto that the remaining portions
of this Agreement shall remain valid and in full force and effect, to the extent lawfully possible.
ARTICLE XV
CAPTIONS
The captions of this Agreement we for informational purposes only end shall not In any
way affect the substantive terms or conditions of this Agreement.
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The undersigned Mayors of the City of Denton and the City of Corinth are the properly Al r,
authorized officials and have the necessary authority to execute this Agreement on behalf of their " (r
respective City; and each City hereby certifies to the other that any necessary ordinance]
establishing such authority have been duly passed and are now in full force and effect
City of Corinth - Intertoeal Cooperation Agrerrnent - Page 3
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EXECUTED in duplicate original counterparts on this day of
'1999.
CITY OF DENTON, TEXAS CIPY OF CO'UNT11, TEXAS
By: _ By:.
JACK MILLER, MAYOR SHIRLEY SPELLERBERO, MAYOR
i
ATTEST: ATTEST:
JENNIFER WALTERS, CITY SECRETARY CONNIE BELL, CITY SECRETARY
By: By: _
APPROVED AS TO LEGAL FORM: APPROVED AS TO LEGAL FORM:
1. HERBERT L. PROUTY, CITY ATTORNEY CITY ATTORNEY
By; rl r~ r~ ( By;
ACKNO%'LEDGENIENTS
STATL'OF TEXAS
COUNTY OF DENTON
BEFORE ME, the undersigned Notary Public, appeared Jack Miller, in his official
capacity as Ma; or of the City of Denton, Texas, who signed and acknowledged the foregoing
Inlerlocai Cooperar:oh Agreement on this the day cf , 1999•
e.
[L. S.] Notary Public In and ror the State of Texas
I
City of Corinth - Interlocal Cooperation Agreement - Page 6
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ST STE OF TEXAS
COUNTY OF DENTON
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BEFORE ME, the undersigned Notary Public, appeared Shirley Spetle.kcrg, in
her official capacity as Mayor of the City of Corinth, Texas, who signed and acknowledged the
foregoing Interlocal Cooperation Agreement on this the day of
,1999.
(L. S.) Notary Public in and for the State of Texas
C
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REtLIRN TO:
C3 1Y ATTOW EY'S OFFICE
City of Denton. Texas
213 Fast McKinney
Denton, Texas 76201
F!~Ir''\ r
S. *tlur lkKunwnU'{bnUKU1,991ide riMil Aim I cw-coonoi W W W 6%
City ot'Corinth - Interlocal Cxx+pcration Agreement - Page 7
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Denton City Limits
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CITY OF DENTON
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EXH}81T SHOWING
cAmaa 9uECcss,RFC. AN 16 UT I L I TY EAS?MENT sM.P1o.
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THENCE with said curve to the right, an arc distance of 293.50 feet, through a central angle of
{ $9°31'35", having a radius of 282.50 reef, the long chard of which bears S 23°09'16"1Y, 280.48
feet, to a point;
TII ENCE S 52°55'03"W,138.44 feet, to a point, the beginning of a curve to the right;
TIIENCE with said curve to the right, an arc distance of 20.18 feet, througn a central angle of
04'05'31", having a radius of 282.50 feet, the long chord of which bears S 54°37'43" W, 20.17
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feet, to a point
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TIIENCE S 31°22'04"E, 47.11 feet, to a point;
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THENCE S 58`37'56"W, 160) feet, to a point,
THENCE N 31 `22'041ti', 47.11 feet, to a point, the beginning of a non-tangent cum a to the
right;
T11E.NCE with said non•tangcnt curve to 'he right, in are distance of 117.95 feet, through a
central angi of 23°55'21 having a radius of 282.50 feet the long chord of which bears S
72' 12'58"W, 117.10 feet, to a point;
TIIENCE N 03"05'30"E. 16.21 reel to the POINT OF BEGINNING andcontainin.,! 18,369
sgnare feet or 0.422 acres of land more or less,
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U3JobNo. 981727010
S#1)110 April 30. 1499 At
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LEGAL DESCRIPTION
( OFA 16'UTILITY EASEMENT
TO TILE CITY OF DENTON, TEXAS
BEING a tract of land situated in the Berry Merchant Survey, Abstract No. 800, City of Corinth,
Denton County, Texas, and being a portion of that 67.089 acre tract of land described in a deed
to Puite Homes of Texas, L.P., and recrnded in Volume 4169, Page 1358, County Records of
Denton County, Texas, said tract being moreparticularly described by metes and bounds as
fol lows:
COMMENCING at a I inch iron rod found at the northwcst comer of said Pulte Homes of
Texas, L. P. tract, said point being in the southerly right-of- way line of Robinson Road (80 fool
right-of-way);
THENCE S OS°35'36^ W, 1451.81 feet, along a westerly line of the said Pulte Homes of Texas,
L.P. tract, to a point;
Till ENCE S 03°05'30"W, 912,89 feel to the POINT OF BEGINNING, the beginning of a non-
tangent curve to the left;
THENCE with said non-tangent curve to the left, an arc distance of 142.89 feet, through a
central angle of 30'-43'! 1 having a radius of 266.50 feel, the long chord of which bears N
68°16'39"E. 141.1 S feet, to a point;
T[IENCE N 52°55'03"E, 138.44 feet, to a point, the beginning of a curve to tile Icn;
THENCE with said curve to the Icft, an are distance of 276.88 feet, through a central angle of
59°31'35", having a radius of 266.50 feet, the long chord of which bears N 23°09' 16"E, 264.59
feel, to a point;
THENCE N 06036'32"W, 338.56 feet, to a point, the beginning of a non-tangent curve to the
right;
THENCE with said non-tangent curve to the right, an arc distance of 10.26 fcct, through a f
central angle of 02 ` 1015", having a radius of 270.00 feet, the long chord of which boars S
14°43'22"E, 10.20 feet, to a point;
i
w THENCE N 83 23'28"E, 14.55 feet, lo a mind;
THENCE S 06`36'32"E, 528.41 feet, to a point, the beginning of a curve to the right; j
CRB Job No. 981727014 ! fir,
SaYDHO April 30, 1999
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PUITE HOMES OF TEAAS L, P.
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CAMR a RatrASS,w AN 16' UT I L I Y EASEMENT s1rt.r9o.
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K1B /981721-019 [IASF:4i20199 DIIAWN. ONO DESK,PIELE pIFC+~D.
Palo
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LEGAL DESCRIPTION R
OF A t6' UTILITY EASEMENT
r TO THE CITY OF DENTON
l BEING a tract of land situated in the Berry Merchant Survey, Abstract No. 800, City of Denton,
Denton County, Texas, and being a portion of that 67.089 acre tract of land described in a deed
to Pulte Homes of Texas, L.P., and recorded in Volume 4169, Page 1358, County Records of
Denton County, Texas, said tract being more particularly described by metes and bounds as
follows:
COMMENCING at a i inch iron tod found at the northwest corner of said Pulte Homes of
Texas, L.P. tract, said point being in the southerly right-of-way line of Robinson Road (80 foot
righto6way); I
THENCE S 03.3536"W, 1451.81 feet, along a westerly line of said Pulse Homes of texas, L.P.
tract, to a point;
THENCE S 03°05'30"W, 912.89 feet, to tte POINT OF BEGINNING;
THENCE S 03 °05'30"W, 16.11 feet, to a point, the beginning of a non-tangent curve to the
r,gbt;
THENCE with said ran-tangent curve to Ow right. ,i arc distance of 43.87 feet, through a
central angle of 08 °33'53", having a radius of 282.50 feet, the long chord of which bears S
( 88°37'35"W, 43.83 feet, to a point;
THENCE N 86' 55'29" W, 213.67 feel, to a point;
THENCE S 01'2735"W, 46.77 fat, to a point;
THENCE N 88 132'25"W, 1600 feet, to a point; '
THENCE N 01 °27'33"E, 47.17 feet, to a point, the beginning of a non-tangent curve to the left;
THENCE with said non-tangent curve to the left, an ar: distance of 119.07 fect, through a
central angle of 12 °34'32", having a radius of $42.50 feat, the long chord of which bears S
85°57'58"W, 118.83 feet, to a point;
THENCE S 79'40'42"W, 135.68 feet, to a point;
THENCE N 31003'03"W, 17.11 feet, to a point;
C&B Job No. 981727010
SNDHO April 30,1999
.VOB198172714+SUR\WP\LEGIUE•LLGL Page I of2
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THENCE N 79°40'42"E, 141 73 fxt, to a point, the beginning of a curve to the right;
l THENCE with said curve to the right, to a point, an arc distance of 130.59 feet, through a central
angle of 13'2T49', having a radius of SS8.50 feet, the long chord of which bears N 86'22'36"E,
130.29 feet;
THENCE S 86'55129"E, 221.90 fees, to a point, the beginning of a curve to the 1^.R;
THENCE with Wd curve to the tek an arc distance of 43.90 feet, throuSS a central angle of
09'26'170, having a radius of 266,50 feet, the long chord of which been N 88'21'23"E, 43.83
feet, the POINT OF BEGINNING and containing 9,283 square feet or 0.213 ecru of land more
or less.
C
C&B Job No, 981727010
SNDHO April 30,1999
:U0B198172714\SUASWPd,EG1UE•1.LGL Page 2of2 A,. t,
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LEGAL DESCRIPTION
OF A 16' UTILITY EASEMENT
TO THE CITY OF DENTON, TEXAS
BEING a tract of land situated in the Berry Merchant Sunray, Abstract No. 800, Cityof Corinth,
Denton County, Texas, and being a portion of that 67:089 acre tract of land described in a deed
to Palle Homes of Texas, L.P., and recorded in Volume 4169, Page 1358, County Records of
Denton County, Texas, said tract being more particularly described by metes and bounds as
follows:
COMMENCING at a 1 inch iron rod found at the northwest corner of said Palle Homes of
Texas, L.P. tract, said point being in the southerly right-of-way line of Robinson Road (80 foot
right-of-way);
THENCE S 86°32'00"E, 771.94 feet, along the southerly right-of-way line of said Robinson
Road to a point, the beginning of a curve to the right;
THENCE continuing along the southerly fight-of-way line of said Robinson Road,with said
curve to the right, an are distance of 368.60 feet, through a central angle of 21 °59'56", having a
radius of 960.00 feet, the long chord of which bears S 75 °32'02"E, M6.34 feet, the POINT OF
BEGINNING, the beginning of a curve to the right;
THENCE with said curve to the right, through a central angle of 00°57'20", having a radius of
C 960.00 feet, the long chord of which bears S 64°03'24"E, 16.01 feet, an arc d -'ance of 16.01
feel, to a point;
TH ENCE S 28"04'04"14', 72.64 feet, to a point;
THENCE S 87°43'55"W, 126.98 feet, to a point, the beginning of a curve to the left; ,
THENCE with said curve to the left, an arc distance of 191.23 feet, throug~, acentral angle of
36'16'46", having a radius of 302.00 reel, the long chord of which bears S 69°35'31"W, 188.05
feet, to a point;
THENCE S 51027'09"W, 785.06 Net. to a point, the beginning of a curve to the left;
THENCE with said curve to the len. an arc distance of 251.89 feet, through a central angle of
" 47°47'23", having a radius of 302.00 feet, the long chord of which bears S 27°33'28"W, 244.66
feet, to a point;
THENCE S 03°39'46"W. 153.12 feet, to a point, the beginning of a curve to the deft;
C&B Job No. 9817240IU
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THENCE with said curve to the loll, an are distance of 179.91 feet, through a central angle of
/ 34°07'55", having a rodi us of 302.00 feet, the long chord of which bears S 13'24'11"E, 177.26
feet. to a l n t;
THENCE S 30°28'09"E, 91.82 fmt, to a point;
THENCE S 06°36'32"E, 64.81 feet, w a point;
THENCE S 83'23'28"%V, 14 55 feet, to a point, the beginning of a non-tantent curve to the left;
THENCE with said n0n-ta1Lgent curve to the left, an arc distance of 10.26 fee.-t, through a central
angle of 02* 105", having, a radius of 270.00 feet, the long chord of which bears N 14°45'22"W,
10.26 feet, to a point;
lid
TH ENCE N 06036132"N, 51.21 feet, to a point;
THENCE N 30°28VYW. 88.44 far, to a point, the beginning ofacurve to the right;
THENCE with said curve to the right, an arc distance of 189.44 feet, through a central angle of
34°07'55", having a radius of 318.00 feet, the long chord of which bean N 13'24'1 l"W, 186.65
feet, to a point;
TH ENCE N 0.' 019'46"F. 153.12 f"vl, to a point, the beginning of a curve to the right;
THENCE with said curve to the right, an arc distance of 265.24 feet, through a central angle of
47°47'23", having a radius of 318.00 feet, the long chord of which bean N 27°33'28"E, 257.62
feet, to a point;
THF.NCL N 51 027'09"E., 785.06 feet, to a point, the beginning of a curve to the right;
TH FNCE wi,h said curse to the right, an arc distance of 201,36 feel, tluough a central angle of
36"16'46", having a radius of 318.11 feet, the long chord of which bears N 69°35'32"E, 198.01
fret, +o a point;
TII ENCE N 81 043'55"E, 117.81 feet, to a point;
711 FNCE N 28`04'04"E, 62.88 feet to the POINT OF BEGINNING and containing 30,730
square feet or 0.705 acres of land more or less.
E
C&B Job No. 981724ol O r
SODHO April 30, 1999 / A,' "
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BOARDS/COMMISSION NOMINATIONS A0+
AIRPORT ADVISORY BOARD
Dist Current Member Nomination Tam Council
1 Hal Jackson Hal Jackson 1997.99 Young
2 Rick Woolfolk Rick Woolfolk 1997.99 Dufrance
6 Don Smith Don Smith 1997-99 Butrou
ANIMAL SHELTER ADVISORY BOARD
Dist Current Member Nomination Tenn Council
7 Bob Rohr Bob Rohr 1997-99 Mayor
(representative of animal
welfare org aniu ani
1 Joanne Housewright Paul Carberry 1997-99 Young
(perm works in daily
operation of anintal ahetter
3 LM Stucky 1997-99 Cochran
(lkensed veterinarian)
4 Veronica Rolen 1997-99 Krisloferson
(city orrKw)
BOARD OF ADJUSTMENT _
Dist Cum nt Member Nomination Term Council
1 Tom Recce Tom Reece 1997.99 Young
2 Larry Collistet Term Not Expired 1998-00 DwTance
3 Vacant Greg Muithead 1999-01 Cochran
4 Vacant 1999-01 Kristoferson
S Bob Manning Tam Not Expired 1998-00 Beasley
6 Rachel Mays 199'-99 Butroughs
(not eligible rot
re intment j
7 Joe Bendzick Joe Bendzick" 1997-99 Mayor
i Alt, l 1999-02
Alt.2 1999-O1
Alt.3 1999-00
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The cutretit term for Joe Bendzick is correct at 1797.99 as he was appointed from an
alternate position to complete an unexpired regular member tent He is eligible
to serve 3 terms at this position.
I
CONINIUNITY DEVELOPMENT ADVISORY COMMITTEE
Dist Current Member Nomination Term Council
I Harry Bell Harry Bell 1997.99 Ycung
2 Lisa Polack 1997-99 Durrance
(not a:igible fa
rea Intment+
4 James McDade 1997-99 Kristoferson
(not etigble for
rea Intnwnt
6 Roberta Donsbach 1997.99 Burroughs
CONSTRUCTION ADVISORY & APPEALS BOARD _
Dist Speciality Nomination Term Councii
1 1999-01 Young
2 1999.0_0 Durrance
3 1999-01 Cochran
4 Architect Alan Nelson 1999-00 Kristoferson
5 Contractor Scott Richter 1999.01 Beasley
6 1999-00 Burroughs
7 1999.01 Mayor
To the ex'.ert that persons are available, the Board shall consist of:
A general contractor
An architect or engineer
An individual from the plumbing industry
An individual from the electrical industry
Two individuals associated with construction, development or real estate
An additional member
The followin members of revious boards have expressed an interest in servin :
Member Address Phone _ Qualification
B on woods 3821 Montecito 898.1053 Layman
lien Rife 2248 Stonegate 243.1141 Contractor
Alan Nelson 213) Savannah 566.0266 Architect
Nicholas Eassa 2016 Parkside 387-5552 En inccr
Frank Cunnin ham 3207 Bob-O-Link 382.0367 Plumbin Contractor
Dave Re colds 1404 Great Oaks 380.0038 Plumbin Contractor
Doug Grantham 3939 Teasle #120 891-0995 Electrical Contractor r f
Scott Richter _ 525 S. Carroll 898.8784 Contractor
Pc McNcill 1508 Gatewood 591-6080 En Irwr r r'
Ra mond Redmond 1125 Morse 323.2300 La rnan
The enabling ordinance established 2 year terms but did not address how the terms for the
originating members would be established. Staff has assigned four positions with two-year terms
and three positions with one-year terms to establish the staggcring of terms,
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DENTON HOUSING AUTHORITY
Seal Current Member Nomination Term` a
7 Rosemary Rodriguez 1997-99 Miller
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7 Bob Sherman _ 1997-99 Miller
7 Mark Chew 1997-99 Miller
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HISTORIC LANDMARK COMMISSION
Dist Current Member Nomination Term Council
2 Glen Savage 1997.99 Dunwxe
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4 Barry Vermillion 1997-99 Kdstofcrson
5 Peggy Capps Peggy Capps 1997.99 Beasley
6 John Baines 1497.99 Burroughs
1 Bullitt Lowry 1997.99 Young
(not eligible fbt
rea intment
3 Bob Montgomery 1997-99 Cochran
HUMAN SERVICES ADVISORY COMMITTEE
'T:.t Current Member Nomination Term Council
4 Lynn Ebersole Lynn Ebersole 1997.49 Kristoferson
5 Catherine Sell 1997.99 Beasley
(riot eligible for
rea ntmrnt
5 Vacant 1998-00 Burroughs
I Mae Neli She>hard Mae Neli Sh hard 1997.99 Youn
3 Jerri Lot , 1997-99 C nchmn
S Peggy Kelly Peggy Kelly 1997-99 Beasley
6 Krnt Millar Terri Rhealt 1997.99 Burroughs
7 Elinor Hughes Elinor Hughes 1997.99 Mayor
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KEEP DENTON BEAUTIFUL BOARD
Dist Current Member Nomination Term Council
1 Vacant 199" Youn
3 Alice Gore 1997-99 Cochran
4 Kevin Kaspwvk Kevin Kaparek 1997-99 Kristoferson
S Geri Aschenbrenncr Geri Aschenbrenner 1997-99 Beasley
1 Vernie Wilson 1997-99 Youn
2 Vacant 1997-99 Durrance
LIBRARY BOARD
Dist Current Member Nomination Tenn Council
S Llnnie McAdams Ken Fersti 1997.99 Beasley
6 Michiko Hayhurst Michiko Hayhurst 1997.99 Burroughs
1 LeJean Brown Gwendolyn Carter 1997.99 Young
2 Carroll Trail 1997-99 Durrance
PARKS AND RECREATION BOARD
Dist Current Member Nomination Tenn Council
S Don Edwards Don Edwards 1997.99 Beasley
6 Willie Huds .th 1997.99 Burroughs
3 Dale Yeatts Tem Not Expired 1998.00 Cochran
7 Balton Gregory Dalton Gregory 1997.99 Miller
2 Vacant 1998.00 Durrance
4 New Position _ 1998-00 Kristoferson I
1 New Position 1999-0I Youn
PLANNING AND ZONING COMMISSION
Dist Current Member Nomination Term Council
4 Elizabeth Gourdie Elizabeth Gourdie 1997-99 Kristoferson
7 Susan Apple Susan Apple 1997-99 Mayor
1 Bob Powell 1997-99 Young
2 Rudy Moreno Rudy Moreno 1997.99 Durranee
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PUBLIC UTILITIES BOARD
Dist Current Member Nomination Term Council
Dick Norton 1945.99
Bob Coplen Bob Powell 1995.99
Bill Giese Terris Not Expired 1996-00
George Hopkins Term Not Expired 1998-02
Charldean Newell Term Not Expired 1947-01
New position " 1999-00
New Position 1494-01
'*Nominations for New Posidons: '
Jim Wilson
Weaver McClure
Joseph Mulroy
TMPA BOARD OF DIRECTORS
Seat Current Member Nomination Term
0 Bill Giese Nomination to be 1997-99 ALL
made 411/99
TRAFFIC SAFETY COMMISSION
Dist Current Member Nomination Term Council
3 Carolyn Bacon 1997.99 Cochran ,
(rat eligible for
reappointment)
4 1{arry Phillips 1997-99 Kristoferson
5 Charles Ridcns Charles Ridens 1997.99 Beasl
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7 Jim Hobdy 1997.99 Mayor
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ApY & Na
CITY COUNCIL COMMITTEES Date n
Ci//iREA'T PROPOSED
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AGENDA COMMITTEE _
wt Miller Permanent member Ma or Miller emtanent member)
Sl or Pro Tern Beasley Mayor Pro Tern Beasley
City Manager (Permanent member City Manager (Permanent member
I
IUDTP COMMITTEE '
Mayor Miller _ Mayor Miller (Permanent member
Council Nicniber Burroughs Council Member Darron
Counci! Member Dum me Council Member Durrance
INVESTMENT POLICY COMMITTEE
hla yor Miller ma of Mil!,r (Permanent member) _
Council Member "stofersonY _ Council Member Kristoferson
MUNICIPAL, COURT ADVISORY COMM.
Council Member Durrance VCo mber Dunce
Council Member Kristoferson mber Kristoferson
Council Member Youn mber Young
V[SION COL ORATIVE
Council Member Burroughs mber Burroughs
LALOR FUND CO MMITTEE
Tern Beasley -
Mayor Pro Tern Beasley 11fa or It
Council MemberCochran Counci! Member Cochran
Council Member Young Council Member Young
CO►IhIUNITY JUSTICE COUNcii
I Council Member Durrance _ Council Member Durrance
I.AKERAY ROBERTS P & Z
Council Member Young _ ointment is needed)
CONVENTION & VISP(ORS BUREAU _
Ala} or Pro Tem Bcasiey _M.~yor Pro Tem Beasley
JOIAT TAX ABATEMENT COMMITTEE
Council Member Burroughs Council Member Burroughs
Council A1enibcr Durrance Council Member Durrance
ENVIRONMENTAL COMMITTEE
Mayor Pro Tern Beasley _ Ma r Pro Tem. Beasley
Councit Member Kristoferson Council Member MstofcrsonY
Council Member Cochm _
i
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