HomeMy WebLinkAbout1966
f
i
w
3
L N ~ vNg
S
~ ; x :mar' ' ts f k ~ " T~ 4 " r;.d
a
,
.
Y
-vi
r
t W91W I "M
F -S-
•X=f.
L
]i .!i
06
A PUiAU NG STUDY FOR IMPROVEMENT
OF THE DENTON DOWNTOWN AREA
PREPARED FOR
THE CITY OF DENTON, TEXAS
1
By
Marvin Springer and Associates
Urban Planrws Area Development Consultants
Dallas, Texas August, 1966
D
1
1
t
1
TABLE OF CONTENTS
Title Pzgv
' Table of Contents
Page
INTRODUCTION . .
Dentov's Relationship to the Region . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
. . . . . . . . . . . 3
EXISTING CONDITIONS - DENTON CENTRAL BUSINESS DISTRICT. . . . . . . . . . . . . . . . . . . 11
' Summary 0 Problem- and Significart Elements of the Denton Central Business District . . . . . . . . . . . . . . .
. . 34
The Futwe Role of Downtown Denton 35
PLANS FOR IMPROVEMENT OF DOWNTOWN DENTON . . . . . . . . . . . . . . . . . . . . . . . . . . . .
39
Stage Development Widhin the OveralI Concept . . . . . . 53
Responsibility for an Auion Program . , . . . . . . . • . . . • . . . . . • . . . . • . •
• . . . 57
Estimated Cost rf Basic Improvement:. . . . . . . . . . . . . . . . . . . . . . . . . . . . .
. . . . . . . 59
LIST OF TABLES
' Number Title Page
1 POPULATION CF'ANGE - DENTON COUNTY AND SURROUNDING REGION,
1900-1465 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
. . . . . . . 6
2 COMPi-RISON OF CITY AND COUNTY GROWTHr DENTON AND DENTON
t COUNTY . . . . . . . . . . . . . 7
3 LAND AND BUILDING AREA USE - DENTON CENTRAL BUSINESS CORE . . . . . . . . . . . . . . . . 17
4 LAND AND BUILDING AREA USE - DENTON CENTRAL BFIS;NESS AREA . . . . . . . . . . . . . . . . 19
5 PARKING INVENTORY - DENTON BUSINESS DISTRICT . . . . . . . . . . . . . . . . . . . . . . . . . 31
' G PAPKING UTILIZATION - COURTHOUSE SQUARE AREA - DENTON
i2 HOUR PERIOD) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
32
r
i ~
1
LIST OF PLATES
Number Title Page
e THOROUGHFARE ACCESS TO CENTRAL AREA . . . . . . . . . . . . . . . . . . . . . . . . . . 12
2 TRAFFIC CHARACTERISTICS - COURTHOUSE SQUARE AREA . . . . . . . . . . . . . . . . . . . 14
3 EXISTING SURFACE BUILDING AND LAND USE . . . . . . . . . . . . . . . . . . . . . . . . . . 16
' 4 CONDITION OF STRUCTURES . . . . . . . . . . . . . . . . . . . . . . . . . - . . . .
. . . 23
5 {.OJUOIYI'iiN OF PEDESTRIAN FACILITIES . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
. . X5
1
6 EXISTING DEVELOPMENT - COURTHOUSE SQUARE . . . . . . . . . . . . . . . . . . . . . . . . . 28
7 EXISTING PARKING FACILITIESv . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
. 30
8 PROPOSED THOROUGHFAR< IMPROVEMENTS . . . . . . . . . . . . . . . . . . . . . . . . 41
9 DIFFERENTIATION OF STREET SPACE . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
. . 43
10 BASIC IMPROVEMENT PLAN . . . . . . . . . . . . . . . . . . . . . . . . . . 45
11 SPECIAL INTERSECTION TREATMENT . . . . . . . . . . . . 46
' 12 DEVELOPMENT PLAN - COURTHOUSE PLAZA . . . . . . . . . .
13 CROSS SECTION THROUGH COURTHOUSE PLAZA . . . . . . . . . . . . . . . . . . . . . . 51
14 PERSPECTIVE VIEW - COURTHOUSE PLAZA . . . . . . . . . . . . . . . . . . . . . . . . 52
e 15 ALTERNATE EXPANSION POSSIBILITIES - CORE AREA . . . . . . . . . . . . . . . . . . . . . . .
54
1
LIST OF FIGURES
!
Number Tide
Pale
1 1 DENTON'S RELATIONSHIP TO THE REGION . . . . . . . . . . . . . . . . . . . . . . . . . . .
. 5
2 EXISTING DEVELOPMENT - DENTON CENTRAL BUSINESS DISTRICT . . . . . . . . . . . . . . . . 20
3 EXAMPLES OF CONDITIONS AFFECTING DOWNTOWN ENVIRONMENT
AND RFQUIR!NG ATTENTION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
. . 26
4 STREET FR )NTA.GE IDENTIFICATION FOR PARKING TURNOVER TABULATION . . . . . . . . . . . . 33
5 36
6 PEDESTRIAN ENVIRONMENTAL CHARACTER . . . . . . . . . . . . . . . . . . . . . . . . . . . . 50
' 7 POSSIBLE EXPANSION OF RETAIL SPACE AND PARKING AtOOSS WALNUT,
PECAN OR AUSTIN STREETS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
. . 53
' LIST OF APPENDIX
' Appendix
A IMPROVEMENT COSTS - OENTON COUNTY COURTHOUSE PLAZA
B IMPROVEMENT COSTS FOR STREET FRONTAGES VPJACENT TO COURTHOUSE PLAZA
1
g
1
INTRODUCTION
One of the charactaIsties that Is certain to distinguish the last half of the Twentieth Century Is the propensity for rapid charge. Charge
1 has ever been the process by which the order of things has evolved. Whenever in history a creature, an object, an organization or an
entire society has failed to adapt itself to change, obsolescence and ultimate extinction have resulted. Fossils, extinct civilizations
' and ghost towns all bear evidence of the fat? of those things which have failed to adapt to charge. Usually, the process of change and
of obsolescence and extinction has been slow and evident only against the background of ages. The tremendous acceleration In commu-
nication, transportation and technological development, which is so characteristic ct the past half century and, particularly, of the past
1 decade, has vastly increased the rate at which obsolescence takes place. Many physical facilities, organizations and even groups of
people are being cast aside because they cannot adap' to change. Whether rapid obsolescence and the resulting deterioration are desir-
able or not, they are distinctly a phenomenon of the day and failure to take cognizance of them can have only distrastrous results.
On? product of the past half century, the automobile, has created great charge in urban areas and has had a greater impact on urban en-
vironment than possibly any other device in history. The automobile has made large urban concentrations possible and, at this same
1 time, has been a major contributor to the destruction and disruption of :rban activities and urban living. The flexibility of use and
parking space demands of the automobile has tended to disperse business activities into strip developments along major arteries and
then, almost as rapidly as dispersal occurred, has made such arrangements of business activities obsolete.
The automobile's impact on the central business district of most cities has been slower than has its devastation of the strip business
areas which it created. TFe central business area, in most cases, has proven to be inherently a stronger and more vigorous element of
the city and nas, therefore, tended to rests: the impact of the automobile for a longer period. The compact arrangement and concentra-
tion of businesses find services in the central area has been the primary factor which has prevented the total destruction of such areas
by the automobile and the resulting dispersal of the traditional activities to other locations. The great Investment in building and ser-
vice facilities in the central area also made changes in the area slower and prevented rapid shifts elsewhere.
1
About 1950, regional shopping centers and organized retailing complexes, having concentrations of retail outlets of such size and
' variety as to challenge the downtown area, began to appear along with a variety of other types of shopping center developments. With-
in a single decade, the large shopping center developed into a highly efficient, comfortable aid seriously competitive sales and service
' mechanism, designed and adapted to accommodate the autonubile. There is hardly a central business district in any city in the Ovation
which has not felt the effects of serious competition from retail avd service activities which have been dispersed from the central ,area
' by the automobile. In ,ome cases, there has been such a severe displacement of retail services from the central areas of the city that
major department stcr es have abandoned the downtown sector. Such movement of major department store activity from the downtown
area has usually been followed by a depreciation in values, an increase in the vacancy rate to buildings, and an influx of secondary
' type of commercial activities which have deteriorated the environmental character of the downtown area.
' Following the loss of retail functions from the central business area of a city, there usually develops a movement of office facilities,
financial institutions, medical services and professional activities to outlying locations where adaptations to the automobile are less
' costly and less difficult. Tire strong decentralization trend, which the automobile has recently forced upon central business areas, has
led to numerous serious evaluations of the position of the central business district in our charging communities. A variety of efforts
have been made to adapt certral business areas to the changing conditions which were largely generated by the automobile. Experietice
in adapting downtown areas to changing conditions has progressed to the point that certain principles and guides have become apparent
and these offer some direction to the efforts toward the stabilization, improvement and adaptation of the Central Business Area of Denton
to a changing Community.
' In Denton, the problems of the Central Business Area are made more complex by the fact that they must not only be weighed against the
background of the total Community of Denton and the changes that are taking place therein, but also against the broader impact of a
' changing Dallas-Fort Worth Urban Region. The accompanying Report concerns itself with Ow present status of the Denton Central
i Business District and the possible approaches to adapting this Area to changed conditions and reinforcing it as the heart of an important
urban crxnmunity. The basic material presented herein has been reviewed and evalwitcd by the City Officials and the citizen leaders
and represents general agreement as to an approach to the improvement of Downtown Denton.
Z
I
i
DENTON'S RELATIONSHIP TO THE REGION
' The Central Business District of Denton appears to have been located and its general configuration determined by the Courthouse Square.
Denton is the county seat of Denton County and the Co thouse structure, which is located on the Square, was erected in 1896. At the
time the present Courthouse was erected, the City of Denton contained about 4,000 people and the entire County had a population slight-
ly over 25,000 persons. In its initial form, Denton's Business District was a traditional arrangement of retail and service A tr,ctures
facing the Courthouse Square, The development of the Business Area and its surroundings was arranged to serve the growing pity of
Denton and the surrounding agricultural activity of Denton Cotx :y, The distance fran Denton to other surrounding major towns, such ws
Dallas, Fort Worth, McKinney, Sherman and Gainesville, was initially sufficient to provide the Business District a substantial trade
' area based upon travel time and the then prevailing transportation.
t As oat of the evolution of Denton's Business District, the highway syeJem was arranged to Provide access from all directions to the
Courthouse Square and its surrounding Business Development. As long as Demon's Business District served Its limited trade area and
' remained an isolated center, the Development functioned well.
Denton County and the City of Denk to were nut, however, destined to remain a predominantly agricultural County and an isolated retail
center. During the 1920's and 1930's, changes in population distribution began to occur in North Central Texas, and this change was
a reflection of a trend taking place throughout the Nation and throughout the State. The charge referred to might be described as a period
of rapid urbanization. F
Since 1900, the population of the State of Texas has increased at a rate of 20 percent or more per do ade, except during the 1930-
1911 'epression decade. The numerical population increase for the 1950-1960 decade approached 2 million persons and is expected
to reach a nearly 2 and 1/2 million person in xease durirl the 1960-1970 decade peria . Despite a continuing strong population in-
crease in the State of Texas as a whole, population o,,owth has not been evenly distributed, but re)w has become highly selective in
the locations where it occurs.
3
1
Of the 254 counties in Texas, 151 (59 percent) experienced a decline in total population during the 1950-1960 decade. The rural
population of Taws reaches', its peak in about 1930 when nearly 3 and 1/2 million persons resided on the farms, ranches or in small
rural communities of the State. By 1960, the rural population of Texas had declined to about 2,400,000 G rsons, a drop of 24 per-
cent from the 1930 high. The rural population of Texas decreased by 16.7 percent in the 1950-1960 decade, while the u*an pop-
ulation increased by 413 percent du►Ing the same period. The preponderance of the population gain in Texas during recent years nas
occurred in the 21 Metropolitan Areas of the State. In 1960, the Metropolitan Areas of Texas contained approximately 6,120,000
persons or 63.4 percenC of the total State's population. It is estimated that, by the year 1970, the 21 Metropolitan Areas of the
State will contain about 8,300,000 persons representing, at that time, over 70 percent of the total State population. The concentra-
tion of the State's population in a relatively few large urban complexes is a major factor which will influence the future of Denton and
Demon's Business District.
The degree to which the population of the various Metropolitan Areas of the State will increase in the future will depend heavily upon
the economic resources of the Area, Including the income and educational level of the resident population. While Dents i has a number
r
of significant resources which contribute to its development, probably tie most significant element is a geographic one, resulting from
' the location of Denton in the Dallas-Fort Worth Urban Region as part of the Dallas Metropolitan Area. As defined by the Bureau of the
1 Budget and used by the Census Bureau, the Dallas Metropolitan Area consists of four courtles; namely, Dallas County, Denton County,
Collin County and Ellis Co_- 'y. The Fort Worth Metropolitan Area consists of two coumiea; namely, Tarrant County and Johnson
' County. Denton County is the third largest in population among the six counties making up the Dallas and Fort Worth Metropolitan Areas.
' The relationship of Denton County to the two Metropolitan Areas is shown by Figure 1. For comparison purposes, the two coemties to
the north of Denton County - Cook and Grayson Counties - and one to the west - Wise County - are included in the Figure. Table 1
illustrates the trend of growth for eight of the cou(tle!f rtt;wo.
' Denton County is the only County except Callas and Tarrant Counties, of the eight regional courtiea compared in Table 1, which had a
1960 population greater than its 192J population. All of the eight counties, except Denton, Dallas and Tarrant Counties,are still in
' 4
Ud( If XOYI
9
L
l~
4 In r-.k • 4 f~ A . ~ .T F l ~ r. I .t J L1
w1' C`' a Imo`
f r 't
wl
t
DENTON'S RELATIONSHIP TO THE REGION FIGFURE 1
TARLZ 1
' POPULATION CHANGE - DENTON COUNTY AND SURROUNDING REGION
1900 - 1965
Denton County Dallas County _ Collin County Ellis County
' Percent Percent Percent Percent
Year Population Chafe Population C_~RM Population Charge Population C_hange_
1900 28,318 82,726 50,087 500059
1910 311258 + 9.4 151748 +39.1 49,021 - 2.2 53,629 + 6.7
1920 35,355 +11.6 210,551 +35.5 49,609 + 1.2 55,700 + 3.7
1930 32,822 - 7.7 325,691 +35.4 46,180 - 7.4 53,936 - 3.3
' 1940 33,658 + 2.5 398,564 +18,3 47,190 + 2.1 47,733 -13.0
1950 41,365 +18.6 614,799 +35.2 41,692 -13.2 45,645 - 4.6
1960 47,432 +12.8 951,527 +35,4 41,247 - 1.1 43,395 - 5.2
1965 56,000 +15.3 1,173,300 +18,9 45,100 8.5 44,600 +
Tarrant County Johnson County Cooke County Grayson County
Percent Percent Percent Percent
Year Population Cho *ee Population Chafe Population Change Population Change
1900 53,378 33,819 27,494 63,661
1910 108,572 +50.8 34,460 + 1.9 26,603 - 3.3 65,996 + 3.5
1920 152,800 +29.0 37,286 + 7.6 25,667 - 3.6 74,165 +11,0
1930 197,553 +22.7 33,317 -11.9 24,136 - 6.3 65,843 -12.6
1940 225,521 +12.4 30,384 - 9.7 24,909 + 3.1 69,499 + 5,3
1950 361,253 +37.6 31,390 + 3.2 22,146 -12.5 70,467 t 1.4
1960 538,956 +33.0 34,720 + 9.6 22,560 + 1.8 73,043 + 3.5
1965 598,000 + 9.9 40,100 +13.4 23,950 + 5.8 ?5,5.'30 + 3.3
1
1
li
I'
1
the process of compensating for yevious rural population decreases by urban growth. Wise County, the County to the west, is not in-
cluded in Table 1, but a review cf the growth characteristics of Wise County indicates that, in 1960, the County had a substantially
smaller population than existed in the County in 1890. There has been a slight upward population trend in Wise County which has
' amounted to a gain of about 1,000 persons in the last 15 years.
Denton County is the only County, except Dallas and Tarrant Countles, in the regional group which shows a significant gain since 1960.
' The growth characteristics demonstrated by Denton Coady, as compared to the other counties in the Dallas-Fort Worth Urban Rion,
indicate that Denton County is becoming substantially urban in character and, as a result, the growth of Denton Coady is likely to
' accelerate as a result of the increased urban character of it.P development, and such accelerated growth will be reflected both in the City
of Denton and in the smaller communities of the Coady, r"cularly those located close to Garza-Little Elm and Grapevine Reservoirs.
Not only is it significant that Denton County Is tending to become an urban County, but it is also important to note that the City of
Denton has consistently represented an increasing portion of the total Coady population, as illustrated by Table 2.
' TABLE 2
COMPARISON OF CITY AND COUNTY GROWTH
1 DENTON AND DENTON COUNTY
City of Denton City Percentage
Year Denton qLXM of County
1900 4,167 28,318 14.8
1910 4,732 31,258 15.1
1920 7,626 35,355 21.6
1930 91587 32,822 29.2
1940 11,192 33,658 33.3
1950 21,372 41,365 b'..7
' 1960 25,844 47,432 56.6
1965 36,200 56,000 64.6
' In 1900, 14.8 percent of the County's population resided ;n the City of Denton; by 1965, this portion had increased to 64.6 percent
t of the total County population. Evee though substantial growth can be anticipated to the south in the vicinity of Garza-Little Elm and
l
i
1
Grapevine Reservoirs in Denton County, it is considered probable that Denton will continue to remain the major City in Denton County.
1 The established character and existing facilities of the City of Denton are far more capable of supporting substantial population increases
1 than those of any other community in the County.
Denton, In the past, has demonstrated its ability to grow and develop largely on its own resources, which include substantial local
employment. Education Is the major industry of Denton, and State Institutions account for over 4,000 employees. The economic base
1 also includes a number of industries representing business forms, clothing, manufacturing, milling, metal products, plastics, mobile
homes and refrigeration. The future growth and development of Denton will be increasingly inti,enced by Dallas and Fort Worth and,
particularly, the development of the Dallas Metropolitan Area of which it is a part. An examination of the development potential of the
Dallas Metropolitan Area reveals some rather astounding trends, and it is appropriate to view Denton's future against the background of
1 the potential of the entire Region. i
1 While the Dallas Metropolitan Area was ranked second in population to Houston, by the 1960 Census, the combined contiguous Metro-
politan Areas which make up the Dallas-Fort Worth Urban Region represents the largest and most densely populated urban concentration
of Texas. This Ur;)an Complex, the Dallas Urban District, which includes the City of Dallas and the surrounding counties, within a
fifty mile radius, including Fort Worth, in 1965 a,ntained 1,880,000 persons. The Dallas Urban District is the largest urban con-
1 centration east of Los Angeles and south of St. Louis and exceeds substantially the population of comparable urban complexes of
Houston, Kansas City or Atlanta.
1 The Four-County Dallas Metropolitan Area, in 1965, contained 1,319,000 people, about 12 percent of the total population of the
State of Texas. The basis of the Dallas Metropolitan Area's rapid growth is the major increase in employment which has taken place
1 In almost all categories in the Area. The Dallas Metropolitan Area is the leading Southwest Center for finance, insurance, wholesale
trade, business and professional services and manufacturing. In March, 1964, for example, the manufacturing employment of the
1 Dalla► Metropolitan Area represented 20.6 percent of the total manufacturing employment of the State of Texas.
1
1
1 _
The population gain in the Dallas Metropolitan Area is accounted for by two primary sources; namely, a net In-migration and a natural
' population increase resulting from a substantially higher birth rate than death rate. In recent years, the ratio of in-migration and natural
' increase have been approximately equal. Actually, the two growth factors are interrelated inasmuch as the in-migrants have been largely
young people who have come to the Area for economic opportunity and being in their productive years, have contributed to the birth rate
' also. Between 1950 and 1960, 85.6 percent of the net in-migrants were 44 years of age or younger, and the median age was slight-
ly over 26 years. There Is every evidence that economic opportunity for employment will continue to exist in the Dallas Metropolitan
' Area and will, therefore, continue to attract workers in their productive years to the Area. Up until about 1950, most of the in-migrants
coming to the Area settled within the City of Dallas; now the influence of the major employment concentrations in the Metropolitan Area
are being felt thro%ighout the Four-County Area and beyond. The development of a substantial fretway network in the Region has created
great employment mobility which makes the work farce of the entire Region available to most any community, thereby providing great
flexibility in a person's choice of where he lives and works.
Projected populations for the Dallas Metropolitan Area, as of 1985, have been made by a number of organizations. Such projections
' vary from a population of about 2,400,000 people by 1985, to nearly 3 million people by the same date. The difference in the pro-
jections Involve varyin estimates of the total amount of in migration anticipated. The Regional Transportation Study being conducted
1 jointly by the Texas Highway Department, and Bureau of Public Roads and the focal governmental ?gentles in the Area has arrived at
an overall projection of 2,965,800 persons for the Dallas Metropolitan Area as of 1985. Denton County's portion of the estimated
population for the Metropolitan Area is 112,600 persons uy 1985.
It is estimated that the City of Denton will account for at least 75,000 of the 112,600 persons projected for Denton County. Such a
population increase for the City of Denton would represent m" than doubling of the estimated 1965 population and a threefold increase
over the population recorded by the 1960 Census. The anticipated expansion of Denton's major educational Institutions alone will pro-
vide a substantial base for the ectimat_ population increase, and It Is possible that the estimated 75,000 population for Denton, as of
1985, will prove to be conservative and may be exceeded. To a considerable degree, the enterprise, attitude and energy of the popula-
tion of Denton and its municipal government will substantially influence that portion of the overall Metropolitan Area growth which will
g
h ~
locate in the City of Denton. The increasing metropolitan influence and improved transportation places Denton in increasing competition
with other outlying communities in the Metropolitan Area. Those communities which gain most from the overall growth potential of the
' Metropolitan Area are likely to be the ones which plan well, build wisely and enhance their overall environment as a desirable place in
which to live and work. The environment of the Central Business District of Denton will have an important bearing on the overall erviron-
' ment of the City. The character of Downtown Denton as a place in which to shop, do business and visit must be considered an economic
resource of the Community and one which all the citizens should be concerned with.
The growth of Denton to 75,000 people and beyond will involve substantial change in the Community's physical facilities. Vehicular
' traffic movements in the Area can be e-.pected to triple or quadruple within the next 20 years as a result of growth. New population will
bring demands for additional retail and service development, and it is likely that a major portion of such development will occur in
shopping centers outside of the Central Area. If, however, the development of shopping centers and other service facilities reach such
proportions in Denton that they displace many of the functions from the Downtown Area, the basic identity of Denton as an individual
self-contained Community with a distinct character and environment within the Metropolitan Complex will be destroyed, and the resulting
development, lacking a central heart, will become a mere continuation of urban development which has sprawled outward from the center
of the Region. The improvement, maintenance and enhancement of Downtown Denton is essential if the Community is to retain its dis-
tinction as an identifiable element of the vast Urban Complex of which it has become apart.
10
i
1I
EXISTING CONDITIONS - DENTON CENTRAL BUSINESS DISTRICT
As a basis for determining the physical nature and problems of the Central Business District of Denton, an Investigation of the highway
' access, local thoroughfare system, traffic characteristics, parking, general land use, physical condition and general environmental
character of the Central District and Its Immediate environs was made. The following summarizes the physical features of the Denton
' Central Business District and Its geographic location.
A. Thoroughfare Access - The existing street pattern of Denton distinctly restricts access to the Central Business District to 2
north-south streets and 2 streets to the west; namely, Elm and Locust in the north-south direction and Oak and Hickory in a
' westerly direction, with McKinney being the only significant access stmt to the east. Plate 1 Illustrates the relationship of
the Central District of Denton to the thoroughfare access and other major land use dements in the Coi,xnunity. One of the dis-
tinct features of the existing street pattern of Denton is that no thoroughfares exist for north-south or east-west movement across
t the Com, runity, except those which penetrate the Central Business District and converge on the Square. Elm and Locust Streets
have been arranged to function as a one-way coup!et, and the traffir; movement around the Square is in a single direction to
accommodate the high volume of motor vehicles which penetrate the Area and which have no essential reason to be in the Central
Business District except to move through it. Interstate Highway 35 and Loop 288 provide the basis for a significant bypass
' system around the developed part of Denton. Ext*pt for those streets which converse on the Courthouse Square, such as Elm,
' Locust, Oak and Hickory, there has been very V(tle differentiation of the street system In Denton to provide strong crosstown
arteries. One of the major complications to the improvement and adaptation of the Central Business District to changing condi-
tions in Denton Is the pattern of traffic movement through the Area, which is dictated by the existing street system and which
remains today basically as it was from the early development of the Courthouse Square as the Business Heart of Denton.
Access to the Central Business District from the east is not well developed as a result of the existence of railroad trackage
' immediately on the eastern boundary of the Business District, and the railroads, with the associated industry, have tended to
create a barrier to access along the east side. Inasmuch as development is anticipated to take place to the east, toward
11
I E I
41
M'r R. N V tl , /
tM,
r 1
1
r
S i
1 r~ J ~ I•l t4 WV 4M14~.
{
1 = +
Y i
MiIJWMIN'J D.,
NrlRala I`
1 _tWf aata
pf.IM~ 61 1M V aKa
wtLr wC lwtatt tt uG
0
' CITY OF DENTON N
THOROUGHFARE ACCESS TO CENTRAL AREA PLATE 1
e
w
Loop 288, it is important that the access to the Central Business District be improved. A second concentration of retail
business and service facilities along University, north of the Central Business District, is illustrated by Plate 1. The vehicu-
lar movements to and from this outlying retail area, plus the traffic which is generated by the interplay between the Central
' Business Distrio and the two Universities, accentuate the problem of traffic convergence on the Square, and It Is considered
' essential that a basic system of traffic arteries be developed in Denton which will permit free crosstown movement of traffic
and, at the same time, remove from the Central Business District those vehicle trips which have no assential reason to penetrate
the Area.
' Plate 2 illustrates the characteristics of traffic movement dt Four corners of the Courthouse Square as a result of the exist-
ing street pattern. The high percentage of through traffic movements and turning movements, which are generated by the exist-
' Ing condition, create a situation which is considered to be intolerable to the survival of the retail and senrioe functions of the
Central Business District, and it is unlikely that any long-range and permanent solution to the problems of Denton's Downtown
Area can 1;, achieved unless a system of thoroughfares is developed which will eliminate the complicated non-essential traffic
movements which are now taking place in the heart of the Community.
Observations of the traffic in and around the Courthouse Square, in May, 1966, the time of the Study reflected by Plate 2,
' indicates that the average daily volume of traffic moving in and out of the Courthouse Square Area through the four intersections
' is in the magnitude of 40,000_to 45,000 vehicles daily. The peak hour movement in and out of the Business District, through
the four Intersections, ranges from 5,000 to 6,000 vehicles daily. Observations of the type traffic indicates that about 95
percent of all vehicles moving through the Courthouse. Square Area are passenger vehicles, leaving only 5 percent for the truck
movements, a fortunate condition. The heaviest traffic around the Square is on Locust, between Oak and Hickkiry, where the
' peak. how movement approaches the practical capacity of the street, considering the type of signalization involved. The esti-
mated capacity of Locust Street, under the operating characteristics prevailing, was 1,800 vehicles per hour and the observed
' volume was 1,600 vehicles per how, indicating that there Is very little capacity available to accommodate future traffic which
* 13
r
e
29% 71%
27%
OAK 739o
68%
' y;l:::
:Ox x
r 32%
40% 55 0 5%
H
r w COURT HOUSE
0
r
69% 31%
r
72%
759'0
' HICKORY 289'0
25%
85% 15%
e
r
r
TRAFFIC CHARACTERISTICS COURTHOUSE SQUARE AREA PLATE 2
will result from the growth and expansion of Denton. Observation also indicated that less than 20 percent of all the Gaffic
' entering the Courthouse Square stopped on the Square. It can therefore be said that in excess of 80 percent of all the vehicle
traffic entering and leaving the Courthouse Square represents vehicle movements which are in conflict with the primary function
of the business uses around the Square; namely, the provision of retail facilities and other services to the Community.
' B. Eyisting Lard Use - The existing pattern of land use in and around the Central Business District of Berton is shown by Plate 3.
The classification of land use, illustrated by the Plate, divides the uses into broad categories, including residential, public
and semi-public, office and financial institutions, retail businesses, commercial uses, industrial uses, parking lots and used
' car and open storage areas. The public and semi-public classification includes public buildings, churches, schools and varl-
i
ous govemmental structures. The commercial category includes such uses as lumber yards, automotive repair gruages, and
similar heavy type uses. An examination of Plate 3 clearly indicates the concentration of retail dctivities around the Court-
house Square and emphasizes the significance of the Square Area as the heart of the Business District. A limited amount of
' retail uses extend outward from the Square along Oak and Hickory Streets, and some are found to the north and south along Elm
and Locust. The concentration of retail business functions around the Courthouse Square is considered to be the strongest
single physical element in the organization of Downtown Denton, and every effort should be made to strengthen and protect the
1 retail concentration around the Square and prevent Its further dispersion. Substantial areas of off-street parking exist in the
areas surrounding the main retail concentration and to the northwest and south. The land use pattern quickly changes to resi-
dential use outside of the Core Area.
The Retail Core, as delineated on Plate 3, is bounded by McKinney, Austin, Mulberry and the extension of Bolivar. For
evaluation purposes, the Core Area is separated from the rest of the Central Business District and its environs. The compara-
tive areas of various types of building floor area and land use found within the Core Area are shown by Table 3. Of the total
area of 27.47 acres within the Core Area, 12.31 acres are devoted to streets and 15.16 acres are available for development.
About 45 percent of the total Core Area of the Downtown Area is in street right-of-way. It is obvious with such a high percent-
age of the Central Business District devoted to street purposes, that there would be no advantage to the Corrwnunity in considering
1S
r
J t I L ~J L, J I I t_
'
Ise p? A~9
elf shall
09
a ob ~ r{ y Y o e4 :r R
Ze;
o ~~li wei _ _ ' Di= •~f
' ~ F~f• "5~ rr''err r~ ' 7 0 8 _ .
41
w ~T L_mui~_~t$!
Am uffrr,
Ll r•.
®
RESIDENTIAL
Ml.IRIT +
PUBLIC OR SEW-PUBLIC , as D r r:y , v q
1 FINARCIUOROPPICE WLKA1T
IOU
- APIt1 #I S flrf IFr~eQ®
RETAIL ° 46 ° rr
.0 Ram
° ■ v • r: 111 ~ ~
83
COMMERCIAL , B , 1 'B B~
co! dQgt^ a r ® QED
INDUSTRIAL IVCAMD I
r t.~.:. go 9 oil?
~.~wr r e 001) ® oil?
PARKING VIDPOID l.?,P0 p ~
v ■ l ~~~II . v
® USED CARS, OPEN STOROU, ETC. •B Vv f ID .
Q VACANT BULDf}q ®o~v olu Q / P' • • v
STR°ue
i
13 6
LIMITS DP CORE AREA
~.V O ' + nC
1
r--•r---t. EXISTING SURFACE. BUILDING AND LAND USE PLATE 3
r
1
TABLE 3
' LAND AND BUILDING AREA USE
DENTON CENTRAL BUSINESS CORE
Percent of Percent of
Type Use Square Feet Acres Developable Area Total Area
' Residential 4,535 0.10 0.66 0.36
Public, Sem€-Publ€c* 139,760 3.21 21.19 11.70
Office 22,319 0151 3.37 1.86
' Financial Institution 21,500 0.49 3.23 1.78
Retail 239,170 5.49 36.24 19.99
Commercial 38,015 0.87 5.74 3.17
Automotive Type 241,385 0.56 3.69 2.04
' Industrial = = = -
Accessory Buildings
Vacant Buildings 31650 0.08 0.53 0,29
Parking Lot 114,900 2.64 17.43 9.61
Total Surface(1)
Building and
' Land Use 608,234 13.95 92.08
50,80
Open Area (2) 521420 1.20 7.92 4,38
Street R.O.W. 536,400 12.31 - 44.82
Public and Semi-Public Area represents surface building area and grounds
' (1) Includes surface building area, parking lots and public buildings and grounds
(2) Represents area not covered by buildings or allocated to surface land use such
' as vacant lots, open space around buildings, etc.
'T
.
1
the widening of the Central Area thoroughfares to accommodate more traffic. Retail uses represent the second largest amount
' of land area used in the Central District and account for 5.49 acres, nearly 250,000 square feet of building area. Of the
total land available for development, 36.21 percent is in retail use. Parking lots occupy 2.64 acres of the Central Core
t Area, which represents 17.41 percent of the developable part of the Area. Office uses, financial institutions and commercial
' uses represent a limited portion of the Core Area surface space, though numerous offices exist on the second floor above many
of the retail uses.
' The broader Central Area illustrated by Plate 3, which includes the Core Area and the surrounding Area of bus!,,ess character,
' includes a total of 144.28 acres of which 33.99 acres are devoted to streets, and 110.29 acres.ve available for develop-
ment. In the total Area, shown as the Central Business Area by Plate 3, parking lots represent the Ianlest single use of land
' amounting to 16.57 acres or about 15 percent of the total Area. There is a significant contrast between the percentage of the
total Area, Illustrated by Plate 3, devoted to streets and that of the Core Area (see Table 4). Mile nearly 45 percent of the
' Core Area was in street right-of-way use, only 23.55 percent of the total Area, delineated on Plate 3, is occupied by a street
' right-of-way. The contrast in the relationship of the street area in the two portions is accounted fir by the larger block units
outside of the Core A.-ea and the narrower streets which exist in the fringe area. Retail use remains ;s the %,~cond highest
single land use found within the entire Central Area, accounting for 9.68 acres of land. Figure'[ shows an aerial view of the
basic building area relationship in the Denton Central Area.
' The most significant features illustrated by the existing street and Itw.c: u :e pattern in Denton Central Business District, which
1 should be recognized in my overall improvement plan are-
1 . THE COMPACT AND ALMOST UNBROKEN CONCENTRATION OF RETAIL BUSINESS USES AROUND THE SQUARE.
' No other area In Denton contains such a concentration of retail stores as does the ore Area. he retail development
along University Drive contains a substantial amount of retail and service facilities, but only a few V those existing on
the outlying street are of the type which would be appropriate in.. the Oowntow.i Area. The a,Aomobile facilities, including
service stations, car sales, tire stores, car washes and automotive repair uses existing along University Drive, are the
' type of uses considered inappropriate in the Central Business District. Drive-in restaurants, laundry and cleaning facil-
ities, appliance repair shots, food stores, barber shops, drug stores and bakery are also types of uses which exi;,t along
University Drive which are more appropriately located outside the Central Business District. The jewelry stores, dress
' shops, fabric stores, specialty stores and department type stores such as J.C. Penney and Gibson's are types of uses
' TABLE 4
LAND AND BUILDING USE
' DENTON CENTRAL BUSINESS AREA
Percent of Percent of
' Type Use Square Feet Acres Developable Area Total Area
Residential 163,145 3.75 3.40 2.60
Public, Semi-Public* 15151384 34.78 31.54 24.11
' Office 79,204 1.82 1.65 1.26
Financial Institution 36,600 0.84 0.76 0.58
Retail 421,585 9.68 8.78 6.71
commercial 162,415 3.73 3.38 2.59
Automotive Type 131,050 3.00 2.72 2.08
Industrial 34,500 0.79 0.72 0.55
Accessory Buildings 30,000 0.69 0.63 0.48
' Vacant Buildings 25,575 0.59 0.53 0.41
Parking Lots 721,750 16.58 15.03 11.49
Used Car Lots 128,600 2.95 2.67 2.04
' Total Surface (1)
Building and
Land Use 3,449,808 79.20 71.81 54.90
Open Area (2) 11354,448 31.09 28.19 21.55
Street R.O.W. 1,480,580 33.99 - 23.55
L * Public and Semi-Public Area represents surface building area and grounds. Building area is
203,860 square feet or 4.68 acres.
' (1) Includes surface building area, parking lots and public buildings and grounds
(2) Represents area not covered by buildings or allocated to surface land use such as vacant lots,
open space around buildings, etc.
1!
r ,~1
1 r 4 i •
' 1n'~M.t y ~'~`rrW~~S I.•rA: ~ ~ f M1' I. V R .~.,1~ , rI K
4 •r •'It .11.f ,l ..r,;, t ~ ^ ~J I A~ •Y { Iii'!
oi,
y,
1 i
4~. ~ I ~ I ~ III
1
which could reinforce the Central Core Area, but which have been relocated or developed along University Drive, and this
' group of uses is considered to be directly competitive with the Downtown retail function. The following tabulation com-
pares the retail Area in the Central Business District with that on University Drive.
Floor Area of Use
' Location Retail Office and Other Total
' University Drive 305,900 98,950 404,850
Central Area 421r585 278,219 699, 804
' 2. THE 4MOUNT OF AREA DEVOTED TO STREET USE IN THE CORE AREA IS EXCESSIVELY LARGE. The prepon-
derance of the Core Area street space is presently being used or the movement of through traffic in direct conflict with
the retail and service operations. The manner in which the Core Area street space is utilized can have a major bearing
upon the survival of the Central Business District and the general environment which may be achieved in it. The nearly
45 percent of the total land area devoted to street right-of-way in the Core, creates an inefficient arrangement.
t 3. THE BLOCK AREAS AVAILABLE FOR DEVELOPMENT SURROUNDING THE SQUARE APE EXTREMELY SMALL.
ttreets parallel to those surrou ing the Square create blocks only 120 Feet deep which have eet of ront~on
the Square, thus creating very small block units. The largest blocks facing the Square contain less than acre in area,
' thereby raising serious questions concerning the expansion of retail uses on the Squa,v as the Community grows. Serious
,A.onsideration must be given to the future use of Pecan, Cedar, Walnut and Austin Streets, as their location ;greatly re-
doces the expansion potential of the Important retail uses around the Square.
4. A NUMBER OF PUBLIC AND SEMI-PUBLIC BUILDINGS MAY BE RELOCATED. The City Hall, the Post Office,
school a some churches in the Central Area are presently s du ~relacation or are likely to be relocated in the
future. The space presently occupied by some of the public and semi-public uses provide opportunity for alteration in the
' Central Business District which might otherwise not exist.
5. THE EXISTING COURTHOUSE ON THE SQUARE IS THE MOST DOMINANT SINGLE ELEMENT IN THE CENTRAL
BVSINESS DISTRICT. The Courthouse existence in the center of the Retail Core may be considered both as an obstacle
' and an opportunity. The distance by which the Courthouse Square separates the various retail establishments, is consid-
er:-d to be a barrier to normal pedestrian shopping movements. The present wel I-kept lawn development on the Courthouse
Square is also not conducive to pedestrian movements across the Square for shopping purposes, and while it is considered
' desirable to keep the significant architectural feature of the Old Courthouse on the Square, 'Aprovement plans should con-
sider the utilization of a substantial portion of the Square Area for pedestrian plaza purposes.
6. THE CENTRAL AREA STREET PATTERN IS INCOMPLETE. Except for Elm and Locust Streets, Oak and Hickory,
' and McKinney Streets, the street pattern in a e raea is a discontinuous and irregular one which complicates the
movement of vehicles around the Area and can be generally considered inefficient for traffic purposes.
' 7. NEW PUBLIC BUILDINGS ARE REINFORCING THE CENTRAL AREA. The development of the New Civic Center Area
at the northeast corner o the ore, east o Locust and north o c inney Streets, provides the Central Area with a sig-
nificant reinforcing element, ar4 improvement efforts should be designed to interrelate the Core Are-i with the Civic Center
' Area, with particular emphasis on pedestrian relationship.
21
r
8. THERE ARE NO ADEQUATE TRAFFIC BYPASS ROUTES. The existing street pattern, east of the Core Area to the
' railroad a west toward North Texas State University, ~s not provide a continuous route that might be utilized for by-
pass purposes for traffic having no purpose in the Central Business District. The similar conflicting conditions and the
street arrangement existing both north and south of the Core Area indicate that the long-range Thoroughfare Plan should
' provide for opening a system of bypass routes to accommodate the expanding volumes of traffic which wall seek to move
both north and south and east and west across Denton. Such bypass facilities are essential to the Coma mity's develop-
ment, even though nothing may be done to improve the environment of the Central Business District, inasmuch as the
street capacity in the vicinity of the Square Is now being utilized to its approx1roke maximum and no supplemental facil-
ities exist.
C. Condition of Buildinjs - An investigation of the exterior physical condition of buildings in the Central Business District was
made, and the classification of building conditions in the Core Area is shown by Plate 4. The structures in the Core Area
were classified into three categories; namely, new buildings of fairly rcent construction and good quality, older buildings
which have been maintained in generally good condition and are performing a useful function and older buildings which are show-
' inq signs of deterioration. No seriously dilapidated structures were found within the Core Area. The preponderance of the struc-
tures facing the Square on the east, west and north are classified as older buildings in good condition, while a large number of
the structures on the south side of the Square are showing signs of deterioration. New build:n~gs, primarily new financial Insti-
tutions, are located around the fringe of the Core Area, and there Is a scattering of structures showing deterioration to the north
' and west of the main retail concentration around the Square.
' While she condition of buildings, reflected by Plate 4, is not considered to represent serious deterioration of the Central Busi-
ness District of Denton, the evidence makes it apparent that the serious condition of blight is setting in and that continued neg-
lect could result in a serious decline in the Area. No conditions were found in the survey of existing building conditions which
would indicate that the spread of deterioration could not be arrested and alleviated by a program of aggressive improvement
aWon. It must be recognized that the improvement of a Central Business District Area cannot be accomplished by the action
' of a single land owner or tenant or a group of land owners or tenants, but rather must be an overall comprehensive approach in-
volving the full cooperation of the business community, including owners and tenants and the Municipality, in Denton's Central
Business District, overall improvement will also involve s-abstanUal cooperation on the part of Denton County, inasmuch as the
' Courthouse exists as the central feature of the Central Business District.
22
jo Lf CI O
s
PEARL
rOMCKINNEY wwwwwwwww~wwawwwwwwwswww'
PECAN
OAK i
i Q
HICKORY
,tip
f
0
' s WALNUT j
l-J
HULKRRYMiw~~wwwwwwwwwww~awr~wwwwww.~
Io o opp
mm .'::3 NEW BUILDING o o Q
o J
w OLDER BUILDING IN GOOD CONDITION
SHOWING SIGNS OF DETERIORATION
SYCAMORE
LIMITS OF CORE AREA 1 n n -
0
' N
CONDITION OF STRUCTURES PLATE 4
D. Sidewalks and Related Environmental Factors - The Courthouse Square in Denton is located on high grand, and the street
system generally slopes in all directions from the Square. The difference in topography, created by the slope between the
e Square-and adjacent streets, causes some complication to pedestrian movement in that, at a number of places, it is necessary
to step down the curbs and sidewalks in order to provide a reasonable relationship between the sidewalk and street grade.
' Plate 5 illustrates the location of the sidewalk grade problems and also shows the general arrangement of pedestrian (sidewalk)
facilities in the Downtown Area.
' The sidiEza!ks on the outside of the
Square, adjacent to the business b4ildings, vary to width from 12 to 14 feet, while off
' the Square there is a wide variation in sidewalk widtfss, generally based upon the nature of the adjacent land use. In some
areas, such as on Mulberry and Bolivar where residential uses remain, the sidewalk width is four feet with a grass parking
' strip existing between the curb and the walk. Part of the effective sidewalk space around the Square is taken up by parking
t meters which are placed in the walk Immediately behind the curb.
Considering the significance of the oedestrian as a shopper in the retail area on the Square, the amount of space which is de-
voted to accommodating the pedestrian and the physical arrangements provided for are disproportionately small and inadequate
as compared with the space devoted to the automobile. If the development around the Courthouse Square is to remain an im-
portant retail center in Denton, it will be necessary to provide substantially improved facilities for the pedestrian. Tare accom-
panying photographs in f=igure 3, illustrate some of the conditions which exist and which affect the pedestrian environment in
Downtown Denton. Parking meters are used to regulate the turnover of traffic on the streets facing the Square, and while the
' present placement of parking meters is a typical one, the dominant location of the parking meter standards on the sidewalk is
considered an objectionable element of the Downtown scene. It is probable that parking meters will remain for some time on the
Square and in adjacent areas to regulate the turnover of parking, but the improvement of the pedestrian space Downtown should
' be designed to place parking meters in a secondary visual position where they are not the dominant element visible to the pedes-
trian from the sidewalks in the Area,
24 '
? I
j PECAN mn& ML
1 t ~
1
OAK
1 rS
N 'r
$r.
11
1
Y A
~ :IF MlM iH,~IFiN'~ r
i HICKORY
I
}
f ~ a j z
F~ - a snK ewLmRC W O J
YSCOLA SIDSMMUI AREA -4L
,IN ma" AM USED FOR STEPS WALNUT °
a KWNG EMUSSM cm KIM
NOODCII UTIUTV PDl[
DA¢ AN MIIRy RAM dRwl AM 094-4 ~N. .n....,, „i~'. +i::r.: ..:.:fr r
CONDITION OF PEDESTRIAN FACILITIES PLATE 5
1
1
AEB OF UTILITY WIRES AND POLES
SERVICE SHOULD BE UNDERGROUND
PARKING METERS DOMINATING
STREET SCENE
i
a
SIDEWALK OBSTRUCTED BY GRADE PROBLEM REQUIRING
REFUSE CONTAINER STEPS IN SIDEWALK
' EXAMPLES OF CONDITIONS AFFECTING DOWNTOWN ENVIRONMENT AND REQUIRING3 ATTENTION FIGURE 3
' There are not electrical distribution lines aboveground around the Square, but the streets immediately behind and parallel to
those fronting the Square; namely, Cedar, Pecan, Austin and Walnut, contain a complex maze of overhead wires and poles which
' are incompatible with the Downtown functio:i and the Downtown scene (see photographs). The long-range Improvement for Down-
town Denton should include the replacement of the overhead wire distribution facilities with an underground system.
' While most of the off-street parking is located along Walnut, Austin, Pecan and Cedar or outside the area delineated by those
streets, the sidewalk facilities leading from the peripheral area of the Business District, where the preponderance of the off-
street parking is located, to the Square are not uniformly developed, and in some ponces, walks do not exist. In other places,
' such as along Walnut Street, the sidewalk is obstructed by refuse containers, steps, poles and other appertenances which pre-
vent any pedestrian use of the space.
There has been substantial restraint exercised in the use of signs around the Square in Denton, and this condition is considered
to be a desirable one and one which will enable the improvement of the identification of Downtown retail establishments in a
pleasing and graphically coordinated manner, without requiring any major alteration In existing signs. Care should be taken to
prevent the erection of garish and obnoxious sign displays on the Square or in the entire Downtown Area. A comprehensive
Sign Ordinance covering the Downtown Area should be agreed upon and adopted, and such Ordinan^.e should be designed to
permit reasonable sign standards, allowing identification of all businesses, but, at the same time, ixesenting a generally uni-
fied appearance.
' E. The Courthouse and Courthouse Grounds - By far, the most dominant feature in the Denton Central Business D!strict Is the Old
Courthouse on Its raised site in the center of the Square. The Courthouse could be considered and treated as an obstacle to the
Central Business District development, but if the structure was removed and the grounds converted to parking, the overall effect
would be to create a Business District which is flat, uninteresting, and perhaps monotonous in character and to further deter€o-
rate the pedestrian environment of the Business District. Unless it would be the decision to totally demolish and rebuild the
Denton Business District, It is considered essential to retain the architectural and open space features which give the Area
27
OAK
t
* O
r. M1x ,x, 'h7
e.
1 ~r
.fie y
t * T
COURT HOUSE V
W 0
t * a
1 '
'c DENTOR TOM STORE
~C TREES
O TRAFFIC SIGNALS AND STREET LIGHTS
FXE HYDMRT
O FLAG ME
0 TEl[►IaNE STAM
HICKORY
1
EXISTING DEVELOPMENT • COURTHOUSE SQUARE PLATE 6
1
' distinction; namely, the Courthouse and Courthouse Square. Plate 6 shows the existing location of bye Courthouse in relation
to the Square and also Illustrates the location of the several well developed trees on the Courthouse grounds. Architecturally,
' the Courthouse Building may be considered to have an almost cathedral-like character. Even if the governmental functions were
to be ultimately removed from the Courthouse, it would be appropriate to retain the structure as a museum and public meeting
1 place. The Courthouse grounds, as they presently exist, have substantially the character of a New England Square, and in
order to adapt the area to changed Business District requirements, it is considered appropriate to propose the development of
' the grounds more in the direction of a Spanish Plaza than a New England Square. The plaza concept would permit the ret:,,t!on
' of ali of the excellent trees on the Courthouse lawn and, at the same time, provide a place for people to sit, walk, m!A and
freely traverse the Square from one side to the other.
t By adapting the Courthouse Square to a plaza development, it appears possible to convert what may be considered an obstacle
' to the Central Bus;npss District development Into a significarti and distinctive asset, which will give Downtown Denton a char-
acter unique among the communities Jr. the Dallas-Fort Worth Region.
F. Existing Parking Facilities - The existing parking facilities available in and around the Denton Central Business District are
' shown by Plate 7. The drawing illustrates the location and capacity of off-street parking facilities and the type of on-street
parking. Curb areas where parking Is restricted are also indicated. There are a total of 2,580 vehicle parking spaces avail-
able in the Area illustrated by Plate 7. Of the total number of spaces available, 1,897 are provided off-street and 683 are
provided on the street at the curb. The preponderance of the off-street parking space is located in the fringe portion of the
' Central Business District, somewhat removed from the Square, and most of this parking Is private spare provided by adjacent
' or nearby business establishments.
Over two-thirds of all the on-street parking space available in the Central Bwoness District is located within the Core Area.
' Of the 638 spaces available in the Core Area, 419 spaces are on-street type. Within the Core Area, diagonal parking exists
on both sides of the street fronting the Square, and a limited amount of diagonal parking is also found along Austin Street, and
1
29
1
~7 0' C
ass
I\RM WAY ~
CJ
hio o r c-
o' C O CJ
t - 1 r_
_ ru»G- ra
a r f ay ~ ~ ~ ,
JJ t. MIry 1L
n
r1i
i -
I[G,41
fin
15
N ICMORY
pOn I ,r
T 7
' RUMMY
.1
Wes a
n a A 11mm,m -
YIIRRRY l
a 1
f i
f1 rlr~
11
{YGWd14 u_ .....a Jua
Q l 1~ f~[~ 7a~~L1~y~~,? f( Y ] , E)
a❑ r ~t~i7ot~ i °o n
o r:
.71 -D n L-2
Ij '
c ri o, n❑ ~
Ut1~~1~~~ {J l J~ ) i
{.ROao l~ C7 ~ ~ C7 D a
07 e,. M»Y ~4.O ~ u 0 a a Oa O ~fOU p U r C~ p 1 ~ ¢f ~ ~ ~O ❑ r au L3
~W ~.M•v..~rw ° 1 1u L~
°..r ••a 4 O 9
o° ❑o n L:D
0 _
1
_ ~ EXISTING PARKING FACILITIES Plu^,TE 7
II
i
1
' on north Locust and west on Hickory. All of the remaining on-street parking spaces in the Core Area and the total Downtown
Area are of parallel type. Angle parking in the Core Area accounts for 193 spaces and parallel parking provides an Inventory
' of 226 spaces. Table 5 shows the breakdown of the parking inventory for the Central Business District and the Core Area.
TABLE 5
PARKING INVENTORY - DENTON BUSINESS DISTRICT
Total Business Core Area
' District* Portion
Curb Spaces
Angie Pairking 208 193
Parallel Parking 475 226
Off-Street Spaces 1897 219
' Total Spaces 2.580 638
* Area as delineated on Plate 7.
t Surveys relative to the use of on-street parking space were cu,,, ucted in the Core Area of Denton. A general survey, covering
the Area around the Square and the streets immediately adjacent thereto, was run during two periods. Within the Area of the
survey, 406 parking spaces existed and during the two parking occupancy checks of the overall Area, it was found that 248
' of the spaces were occupied during one period and 286 during the other period. During the period of the survey, there was no
indication that a significant parking deficiency existed in the overall Area. The preponderance of the surveys were conducted
on Saturday coming during the period when the Universities were if session in an attempt to observe an optimum parking con- {
dition.
1
31
11
1110
5 ;
i
TABLE 6
PARKING UTILIZATION - COURTHOUSE SQUARE AREA
DENTON (2 HOUR PERIOD)
' Vacant Vehicles Parked
Vehicle Vehicles Spaces Per Space
Block* Spaces Parked Observed Per Hour
1 14 27 37 0.97
2 20 42 21 1.05
e 3 19 38 39 1.00
4 19 34 52 0.89
5 24 6G 9 1.25
' 6 19 63 7 1.56
7 23 75 20 1.63
8 21 76 9 1.81
Totals and 159 415 194 1.28
Averages
* See Figure 4 for block idzWf iaUon
Survey conducted October 16, 1965
More detailed parking surveys were conducted on the streets around the Courthouse Square, and Table 6 illustrates the find-
ing of this survey. Detailed evaluation for each numbered block may be obtained by reference to Figure 4 which identifies the
street frontage involved for eaO item of tabulation. During the two hour period of the survey, 415 vehicles were found parked
in 259 vehicle spaces which front the Square. During this period, 194 vacant spaces were also observed, and the average
turnover for the entire area was 1.28 vehicies per space per hour. The general operation of the parking around the Square is
' considered to be satisfactory, inasmuch as the parking turnover is superior to that found in most cities, and the ratio of vacant
I spaces available to oc:upled spaces indicates that at no period duri;g the survey was there difficulty in finding space on the
' Sgjare. Some of the blocks were utilized at a substantially higher rate than others. The highest parking turnover was found
' on Locus, Street between Hickory and Oak, opposite the Courthouse Square. The frontage on Hickory Street, opposite the
Square between Elm and Locus:, also shows a very high turnover rate as did the Elm Street frontage opposite the Squar-,
12
between Oak and Hickory. The parking turnover at the curb adjacent to
5 the Courthouse Square was substantially less than that on the perimeter
' OAK curb in front of the stores. Difference in parking utilization, on opposite
sides of the street around the Square, illustrates the fundamental problem
' in the provision of off-street parking for retail purposes, which derives
r11 from the fact that a le desire ti ark as close to the oint of service
W2 3 COURTH(kISF. X P P A
S1 NNii as It is physically possible.
J Experience has shown in major shopping centers that parking spaces which
HICKORY are located ftrther than 300 to 400 feet from the store front or mall en-
7 cease to be of significant service, inasmuch as people do not ose
` i them, it is considered desirable in Denton to achieve as many high turn-
P70URIC 4 over parkirxj spaces near the Courthouse Square as is possible, inasmuch
STREET FRONTAGE IDENTIFICATION FOR
PARKING TURNOVER TABULATION as such spaces are the most effective ones in serving the retail businesses.
L Reference to Use photograph in Figure 2 will IMs4ate the general parking conditions existing in the Central Business Core. The
ume of parking shown by the photograph generally correlates with the firdings of the survey and illustrates that,under the present volume
of business at#i 01y, only about thr►e locations in the Central Business District can be considered to have significant parking deficiencies.
1 The areas which eight reasonably be considered as deficient are the four Uocks facing the Courthouse Square, where the highest park-
in; turnover and i,ie lowest number of vacant vehicle spaces were observed. The existing retail, office, commercial and public building
' development in the Core Area is estimated to presently have a parking deman.4 of approximately 1,000 vehicle spaces. Within the Core
Area, the parking inventory showed a total of 638 spaces, indicating an exif.ing deficiency of a little over 300 parking spaces. If the
' amount of business activity and business and service floor area within the Central District is increased, the parking requirements will
obviously expand proportionately, From observation and survey, it appears th-it the parking deficiency problem in the Central District of
33
Denton, under existing conditions, is not a serious one and that such deficiencies as do exist could be reasonably met in any
' improvement program without major alteration in the existing physical pattern of the Business District.
SUMMARY OF PROBLEMS AND SIGNIFICANT ELEMENTS OF THE DENTON BUSINESS DISTRICT
Changes in Denton and in the Region raise questions as to the hAure of the City's Business District. As a background for recommendations
concerning changes and Improvements which should be made in the Denton Business District, the following problems and strong features of
the Business District are summarized:
r 1. TENDENCY TOWARD DISPERSAL OF RETAIL BUSINESS - A study of the existing retail and service facilities in Denton lo-
dicate-.t that the Central Business District still contains substantiaiiy over one-half the retail and service development of the
Community. In recent yews, however, there has been constructed a substantial amount of outlying retail and service facilities
' which, as of mid-1966, amourtt to over 300,000 square fret of building floor area as contrasted to nearly 700,000 square
feet of retail, commercial, cffice and service space witW,i the Central Business District. It is anticipated that dispersal of retail
facilities will continue as Denton grows and that it wall be increasingly important to anchor, in the Downtown Area, major types
of retail outlets such as department stores, clothing stores, restaurants, variety stores, camera shops, furniture stores, jewelers,
shoe shops, financial institutions and a wide variety of service and office facilities. Effort to retain such facilities in thr Central
Area will be confronted with increasing competition from outlying centers. The existing compact arrangement of retail and service
facilities around the Square is considered to have substantial strength, which, if properly unproved and protected, can survive as
one of the important elements of Downtown Denton.
1
' 2. THE HEAVY THROUGH MOVEMENT OF CROSSTOWN TRAFFIC IN THE COURTHOUSE SQUARE AREA IS NOT COMPATI-
BLE WITH THE FUNCTION OF THE BUSINESS DISTRICT - The basic street system of the Community must be Improved to re-
move from the Courthous: Square Area the high volume of through traffic which is incompt'.ible with the Area's purpose and func-
tion.
34
3. A SUBSTANTIAL RESERVOIR OF OFF-STREET PARKING EXISTS IN AND NEAR THE DENTON CENTRAL BUSINESS
' DISTRICT - The greatest deficiency in existing parking appears to be in the Core Area in the immediate vicinity of the Court-
house Sq-.are, where approximately 200 additional parking spaces are presently needed and whwe, if expansion of the business
functions in the Area can be achieved. a substantially greater amount of off-street parking will ultimately be required,
' 4. THE DOWNTOWN STREET SPACE IS PRESENTLY USED LARGELY FOR THE MOVEMENT OF VEHICLES, WITH ONLY
LIMITED FACILITIES PROVIDED FOR PEDESTRIANS - The nearly 45 percent of the space in the Core Area which is devot-
ed to street right-of-way must be more efficiently used, even if some of the minor streets are abandoned to assemble more effec-
tive building sites. An Improved pedestrian environment, which will make thc- wwntown Area attractive to women shoppers and
to visitors, is one of the more Important ways for utilizing some of the Downtown street space.
e 5. SIGNS OF AGE ING AND DETERIORATION EXIST IN SOME PORTIONS OF THE BUSINESS DISTRICT - Such tendencies
' toward „'fight are likely to spreaf unless programs are initiated to arrest the trend and improve the building and structures which
are or may soon show deteriora:;:ig tendencies.
b. THE COURTHOUSE SQUARE WHICH CONSTITUTES SOMEWHAT OF A BARRIER TO COMMUNICATION BETWEEN PARTS
OF THE BUSINESS DISTRICT SHOULD BE ALTERED - The Square can be adapted to a plaza arrangement which will contri-
bute substantially to the appearance and function of the Downtown Area. The Counhouse itself is a major architectural feature
' of the Central Area, and if it was removed, would result in a sub"itial loss in the visual character and distinction of the Busi-
ness District (see Figure 5 photo).
I The Courthouse Square has developed as the traffic center acd the visual landmark center of Denton. To adapt the Business District to
I
the changes which are confronting the Community will require a bold approach to the removal of the traffic focus on the Courthouse Square.
' THE FUTURE ROLE OF DOWNTOWN DENTON
Several possibilities exist regarding the future of Downtown Denton. One possibility is that nothing will seriously be done to improve
i
3S
RECENT CONTRIBUTIONS TO THE
FUNCTIONAL AND AESTHETIC
QUALITY OF DOWNTOWN DENTON
1
P
M
TYy
i
' THE COURTHOUSE
' MAJOR FEATURE OF DOWNTOWN DENTON
' FIGURE 5
1
e
the function of the Downtown Area and that it will continue toward decline and become a secondary busisi, rnd Fwwce area in the Com-
munity. Such an unhappy evolution, resulting from failure to take positive action, would adversely reflect oc the quality and character '
' of Denton. A second alternative is that positive action will be taken to retain and strengthen the Central Area as the business, govern-
mental, social and rea:.ational heart of the Cor,:munity. The development of the Denton Civic Center Is already evidence of the City's
' decision to reinforce and improve the Central Area. The concentration of the City and County governmental functions and the major
Community financial institutions In the Central Area make it important that the other Business District uses be developed and enhanced
' to complement these functions. Retail business Is an important portion of such complementary development as is office and other service
activittes, While it is anticipated that other retail shopping centers will develop in Denton as it grows, none of the new centers are
likely to be capable of performing the Central Area functions which a distinct self-contained Community must have.
' If the second listed alternative is followed, two positive approaches to the strer.Vthening and improving of Denton's Central Business
District are avallabie. One approach would involve the assembly of lard, in a substantial portion of the Area, into unified ownership
through direct purchase or urban renewal effort, and designing and building a major project type development or a series of such
develop- ments as are exemplified by the Charles Center in Baltimore or the New Main Place project in Dallas, p►esertly under construction.
Most of such overal; project efforts involve the determination and decision of a single Investor or a group of cooperating Investors, and
usually such efforts do not necessarily involve consideration of the overall weifare of the City, but rather are aimed at a specific area
and a speGFic investment. The second method of improvement, available to Denton, involves the combined cooperative effort of all in-
terested individuals and groups to create a framework for improving the overall environment of the Downtown Area in a manner which is
conducive to increased private and public investment in the Area. Becaase the second method involves tl►e organization and motivation
of many persons and groups, it is often more difficcit to achieve than the changes involving the decision of on! -x a small group of
individuAs.
I
e The present status of Downtown Penton and the economic and physical factors prevdiling there, all indicate that a:o overall cooperative
plann'ry and improvement effort is the appropriate approach to the stcergthening o` the City's heart. Such a program should be designed
37
e
to be carried out in stages in accordance with the Community's ability but, at the same time, should provide an overall framework which
will guide both the private and public effort toward the improvement of Downtown Denton. On the basis of the foregoing conclusion, the
following improvement objectives are recommended as basic principles and guides for t1w overall improvement of Downtown Denton:
1. The Core Area, co,"ning the major retail, service, business and governmental funwons of Central Denton, should be con-
sidered as a destination for vehicular traffic rather than as a corridor through which w,hicies must pass to reach other destina-
tions in the City.
2. The pedestrian must be provided a pleasant and attractive environment in which to move, shop and seek the services offered
in the Downtown Area.
3. The Downtown Area should become an increasingly important place for meetings, birAness activities and evm for art shows,
' business stows and other cultural activities.
4. A circumferential street system should be developed, encirziing Downtown Denton and providing a high capacity street system
' for bypassing traffic around the Care Area.
5. Within dnd adjacent to the Core Area, those streets not essential for traffic movement and access should to given preferential
treatment for parking and pedestrian use, and under certain circumstances, some streets may be abandoned and devoted to other
e uses essential in the Business District.
b. The improvement of Downtown Denton should be approached on a step-by-step basis as a cooperative endeavor between a Down-
town Association and the City.
7. For the foreseeable future, the Denton County Courthouse should be retained as a primary architectural feature of the Central
Businese District and the Courthouse grounds adapted to multiple use which will benefit the entire Commriity.
8. It should be recognized by all, that Downtown improvement is a continuing and long-range undertaking and that time will be re-
quired to bring about all of the desired changes. The Plan herein proposed is intended to provide a framework within which each
portion of the improvement can be assembled into a better whole.
38
PLANS FOR IMPROVEMENT OF DOWNTOWN DENTON
The major elements reconxnended for the Improvement in Downtown Denton are presented as plans, sketchs and diagrams, in the followin;y
t section of this Report. The graphic material, discussion and standards presented in this section are intended to be the general framework
within which the improvement of Downtown Denton can take place. The material presented is not intended to be in the form of detail con-
stn'ction plans, but ralherto be a presentation of the broad concepts within which such detail plans can be agreed upon and developed,
' Before major elements of the Downtown improvement can take place, detailed engineering, architectwal and landscape architectural plan-
ning will be needed to provide a basis for contracts and for detailed cost estimates.
The following is a description of the elements of the basic plans proposed for the improvement of Downtown Dento is
I
' A. BASK TRAFFIC CIRCULATION AND ACCESS SYSTEM.- It has been indica'.ed that major changes in the basic street system
in the vicinity of Downtown Denton will be essential to improve the handling of motor vehicles throughout he City. A basic
Thoroughfare Plan, recommended to accomplish the modification of the present street system and to provide a system of arteries
which will accommodate a growing City, is shown by Pate 8. The basic Thoroughfare Plan proposed by Plate 8 has the
following proposals:
' 1. The bypassing of the: Central Business District on the east, generally parallel to the railroAd right-of-way by extending
Bell southward from Svcamore to Eagle Or!ve and making a connectio:! with U.S. Highway 77, is recommended. Such
an extension would provide improved access to the area between the railroad and the Central Business District where
e major improvement in land use and function is likely to result from the improved access. A branch of the Sell Street ex-
tension would extend alone, Industrial and connect by McKinrow to Locust Street as a direct bypass around the Central
District.
2. On the west side of the Central Business District, it Is proposed that Center Street he developed as a major thoroughfare
by extension to Carrol! northward to Withers and southward from Eagle Drive to intersect U.S. Highway 377. Special
care xill be required in developing the Center Street thoroughfare, inasmuch as it passes through residential area where
' righi-of-way acquisition wilt be requires. At the present time, no continuous significant north-south street exists be-
tween Elm and Malone, and it is essential that a north-south artery be provided west of the Business District to accom-
modate growing cross-community (north-south) traffic.
3. The extension of Eagle Drive eastward to Intersect Loup 288 is proposed to create a major tcre!s route from the east:
to the Central Business District, which is not dependent upon a connection with U. S. Highway 77, and to provide a
south bypass route to the Central Business nistrict. The improvement of Eagle Drive eastward has some complications
39
resulting from railroad crossing and grade separation problems, but it is considered essential that this street be extended
as indicated.
4. The second major east-west thoroughfare connection, proposed across Denton, would result from the extension of McKinney
on an angle across the railroad north of the Civic Center Site to Withers and westward to a connection with Congress Street,
with a diagonal connection to the Oak Street interchange on I.H. 35E.
5. It is proposed that Sycamore Street be developed as a major thoroughfare from Bell westward to the North Texas State Uni-
t versity Campus. Sycamore would serve as a base distribution street along the southern part of the Central B,!sinass Dis-
trict and provide a divider d0ineating the commercial and automotive service area south of Sycamore from the Central
Business District functions generally located to the north.
6. A combination of Woodrow Lane, Aurora Lan+ and Teasley Lane is proposed as a north-south artery between Loop 288
and the Bell extension as a basic thoroughfare in the eastern part of Denton.
7. Bonnie Brae and Malone are recommended as north-south major thoroughfares to function in ;,%e manner similar to the orig-
inal proposal in Denton's Thoroughfare Plan.
t 8. University Drive is also retained as a major east-west thoroughfare as indicated on the original Thoroughfare Plan.
9. Elm ana Locust Streets are proposed as major thoroughfares for access to and from the Central Business District only,
and it is intended that the continuity of these streets be somewhat disrupted by the Central Business District function to
ultimately discourage cross-community traffic movements through the Square.
10. Oak and Hickory Streets are also proposed as major thoroughfares to Center Strut, and it is intended that the two streets
provide access to the Central Business District, but that the cross-ce,nmunity:» wciatots presently taking place on them
' be disrupted. By such an arrangement, the Central Area will become a destination for traffic rather than a corridor for
through movement.
11. McKinney Street, from the Central Bu_:ress District westward to its connection with the bypass We proposed, is also it
intended to be treattd as an access street and not a through artery.
The basic Thoroughfare System proposed would reserve Elm, Locust, Oak znet "ackory Streets as major access corridors be-
tween North Texas State University and the Central Business District and between Texas Womens University and the Central
Business District. Much of the through traffic mover*ient is Intended to tie diverted to other arteries as previously described.
The basic access and Major Thoroughfare System proposed by Plate 8 is fonsidered to be an essential dement of the program
for imprmiing the Central Business District, as wet' as providing a basic system of arteries which will permit Desittn to expand
' and grow. Fa; lure to develop a basic system of thorrughfares a;ong the lines indicated by Plate, 8 wid not only result in serious
' deterioration to the Central Business District, but will eventually seriously complicate the devel%%reni of Denton. The
40
: e
y xpx ry,
1 1 w n'r i
1 M1
,v ff r
mole
01
M XNIDYV
tA1n3 .~f
f YaIV1 Ii ~J~
4v "46 g l
l !l.
ll } , l
4`144 1%%
1~ culr !l . to 1 II
s S
RII,
! vlr!
Mal l P1111M i,
e!
t n.r 3
' cw A,U
U lT&L"$AtlyS , KI
t
0
CITY OF OENTON ~
PROPOSED THOROUGHFARE IMPROVEMENTS PLATE 8
Thorour:+fare System proposed by Plate 8 should be considered as Lhe structural and circulation system necessary to provide
the skeletal framework upwi which the entire Denton Community can develop.
B. DIFFERENTIATION OF STREET SPACE - More detailed proposals concerning the treatment of streets in the vicinity of the
Central Business District is shown by Plate 9. The drawing €llcstrates the differentiation in function proposed for the various
streets in the Central Area and indicates the bypass system proposed around the Central Business District.
The basic area covered by the Street Differentiation Proposals, indicated by Plate 9, extend from the Bell Street Bypass on
t+ie east to Center Street of the west and from Withers Street on the north to south of Sycamore Street. The Street Differentia-
tion Proposals include the allocation of the right-of-way space on Elm and Locust to primary parking and pedestrian functions
fr.im Mulberry to McKinney, and the same treatment for Oak and Hickory Streets from Austin eastward to Bolivar. Another
feature of the Street Differentiation Plan is the designation of Pecan, Austin, Walnut and Cedar as streets where portions of
' the right-of-way might ultimately be abandoned in favor of site expansion In the Central Business District. The alteration of
the street use on Pecan, Austin, Walnut and Cede could take several forms, from complete abandonment to the bridging of the
' street by construction or the provision of pedestrian connections to tie buildings across the street. The alteratia. of any portion
€ of the four streets suggested for abandonment would be based upon the assembly of property and the provision of reasonable
' access to other pr,)perties In the vicinity, which might not be affected by land assembly. Outside of the Central Corr, but
' within the Bypass Loop, the streets connecting to the Core, such as Oi k, Hickory, Locust, Elm, McKinney and Mulberry, are
proposed as primary access streets where parking and pedestrian movements could be given reasonable preference. The primary
' r.ccess streets could be subject to special'~;ndscape treatment to Improve the appearance of the entrances to the Central Busi-
ness District and to enhance the geieral environment of the Area.
Rearranging the use of the street space in the central part of Denton, as Indicated by the street differentiation diagram, its
of the most important steps to be taken in the improvement of the Downtown Area. It is recognized that the accomplishment of
the Street Differentiation proposed will require a considerable length of time and that it must be achieved In a step-by-step
42
!1 ,
013 oa~n[~ eQ ! - o O
13 n
0 L frl
r.J7afN}rw ^ J I G
~I+~ 1. M Ly`IC r L~
• ~ 1.1
c c (fit. A J ( _7 a,
_ F'.IIIrIXMNIN ew INNU.INNIiq INI _
t , ' _ g111PXNN1INMY/'11II IXIMIN111 NINIIIggI111111111X
a I -l p
X11 .1:
j
' IIINIfI,f NII1M~~~f111N•eI1N1111MNN1 16NMIIIINIIIpNHINNIII lIIUIINrIMIIII11111111111NINN1IN
IINNXNIfN Ke[nw INIIIN IINIIIIIIIiIIINIIINlNIIN111N111NNNI q Nllllllllll 1 IIII Ni INUMINXHNNNNNipMI III+NIIIp Np INIIIIIIIXlN+Nlllilll li
o
r r ~ ! I", l Lf cis
iwue
col?
S-~,___ c1 U n n e
C'o a pr ri
i]UDi Vii[! 1)~ N
' ~rlll,ln~p4NN nVre; en:ll ~q~Q QS~ ~ J ~ ~5i~'! °r !
OMOWA CWWtAf"ee "it arNf[r C,
~•Men/••N •eNlleW ll•ll! p r r
~IVNreR la mnwtt WSNy 00 ~O~ J UIJ o ~ I ~ ~ I
rlNwf
~cNNe,ee, _ r - r-- , r
i
w'' DIFFERENTIATION OF STREET SPACE PLATE 9
process. The overall Street Differentiation Plan proposed Is intended to ach eve the objective of making the Central Business
District a destination for traffic, rather than a corridor for traffic and In the process, to provide space for the improvemnt of the
' pedestrian environownt of the Central Business District -
C. BASIC PLAN FOR THE CORE AREA - The basic improvement plan proposed for the Central District of Dente/i is shown by
r Plate 10, and indicates the adaptation of the Courthouse Square Area to a plaza and the conversion of the street space to
' primary parking and pedestrian use while, at the same time, retaining the fundamental relationship of the street system to the
existing development.
The genoral concept of converting the Couthouse Square to a plaza, with the Courtkiouse structure remaining on a raised plat-
form, is created by the construction of retaining walls and steps between the CourUwuse base and the Plaza. Mid-block pedes-
Man crossings are proposed between the Plaza anti the retail stores fronting the Square, and the Plaza is designed to permit
convenient pedestrian okNvement around the Courthouse to the opposite side of the Square through a pleasant environment. The
street intersections arouM the Square are redesigned to reduce the distance for pedestrian crossing and to provide for expand.+d
pedestrian space on the side of the street opposite the Square. A detail of the proposed intersection treatment is shown by
' Plate 11.
The amount of off-street and on-street parking provided in the Core Area has been increased by an expansion of the amount of
diagonal parking permitted in the Core Area, plus the proposed utilization of the City Hall Site, a porti:xi of Pecan Street be-
tween Cedar and Elm, the Post Office: Site, and a portion of Pecan Street from Locust to Austin for additional off-street park-
ing. The overall number of off-street parking spaces in the Core Area has been increased from 638 to 809 parking spaces,
The overall Piv would provide an addition of about 580 parking spaces in the Overall Downtown Area creating abotA 3,160
total vehicle parking spaces for the Area,
Within the Courthouse Plaza, the use of several water features, sitting areas, raised planters, other types of street and open
44
r I 1 r C IVIC CENTER
4l fl / /
MC KINNEY
ti _ i FL~~D
rr. N~ 'f. ~f. r 11t~' •
,F
1 r lllllt 1 111JlJllllllkklii ti.'r L3 ❑
1 11D
7777 M17
IM
R _
T-'"11TT-I._TTT
1 -
. , r'Jlr.'.' I I
rr
VIALMUT
,~yl••`•-- I 1 _ - [[t`__„LL-
® BUSINESS CORE
EKDANSIOR AREA
w '
FOR R I MORE i
U WOR P ARMKINOMLA I I r'
e
Q
' DENTON CENTRAL DISTRICT
BASIC IMPROVEMENT PLAN PLATE 10
1 '
~ I
I!f
' M
I I I I
t r ~ ~ ! f i:rs
1 Y,&"
\l I
1
R MM
4,4
mid
° 4r
all
.UI.4fu, K'AWTIM.
I il~`l. f. 1L .Y i.1~ is „•t~. 1~~ ii F M f tjQ l•i it f•~~ ~ ~~i
1 ri 'C , T 6 M
AM YMR v4a ftx
MWAM$
4
1 •
i
1 ,
SPECIAL Iff=A RSWTION TREATMENT PLATE 11
space, and furniture and accessories are proposed. The Plaza is capable of accona iodating an art show or any special type of
commercial or industrial display.
' the general treatment of the street space far parking and pedestrian use is illustrated by Plate 10. The improvement plan is
capable of expansion along the access streets le:aing to the Central Area to permit growth of the Central Business District.
The special intersection treatment illustrated by Plate 11 will permit the adjustment of the grade differential existing on side-
walks and intersections, to reduce the difficulties encountered presently in providing convenient pedestrian mcvement through
ordinary sidewalkr development.
Thp detailed design of the Courthouse Plaza is shown by Plate 12. The design presents a more detailed study -4 the proposed
arrangement cf planters, fountains, sitting areas, pedestrian crossings and general landscape treatment for the Plaza. The
basic vehicular circulation system existing arourg the Square is incorporated in the arrangement, but the amount of space de-
voted to moving the vehicles his been reduced to two lanes on the streets, and the general landscape treatment proposed on the
Square has been extended across the ,Awt to the sidewalk in front of the stores. The Plan proposes the retention of the exist-
ing large trees on the Courthouse Square. Most of the existing trees would be retained in raised planters created by the con-
struction of retaining walls which would be necessitated by the grading of the Courthouse Area to provide a more gentle and
convenient yrade for the Plaza pavement. The tombstone of John B. Denton has also been retained In its present location where
It would remain a historic feature of tha Plaza.
The Courtiudus► proposed to remain on a raised platform created by the grading, and a promenade is proposed around the
i building. The retaining walls, which would create the raised base for the Courthouse, would provide an excellent delineation
between thk: Courthouse Area proper and the public Plaza Area.
It is anticipated that the planting on the Plaza would be so designed to provide additional trees to supplement the shade trees
presently e::isti^g on the Courthouse Square, and a variety of blooming trees and jhrubs for seasonal color would be added.
4)
1
y :y~+r; ~ f r - a. t d,~ s~ _ . s LAX#., I I ~
{F.3 1A y; Ir. 3
Aor J' a ay?.
e-
- r
Ag, Ali
~ DDD DDD
o o OAK
- - -cam r--, L~ c=-
G=~ C
-7-77 7_7
g
E v,
. ra.
0*~Nl V
\J
• P
fix; F~
7
DMift WA
E
DO DD
OD DD ~ ; ~ ~ _ y
If
I t ~ ~ ~ I
•
x ~ ~~DD r 6. ..AY~f 1
b u
:A
12
i -
I I I
_ ~ . Rp. r n, r1 N -
I ~ I
11^11 t`^11 1^II ~ II^^II,III _ 'S
I _ ~ I
V
I ♦ ate.`
I I ♦ \
r ,
1
i ~ COQ OD
,
~ Ir l ~1 q ~ t ~#.r. _ _ i la rd _.a a , . Vii:.
9
all
a I wir
DEVELOPMENT PLAN • 0OURTHOUSE PLAZA PLATE 12
i
1
During the Christmas Season, special lighting and decoration of the Square could create a display unequaled in the Region.
It is also proposed that the Plaza be lighted and the Courthouse itself be illuminated to Increase the average nighttime signifi-
cance of the Downtown Area. Planter boxes are provided along the curb where vehicle parking occurs, and it is intended that
the parking meters, if retained, will be incorporated with the planter box design so as to submerge the present dominance of
' these devices into the overall treatment of the Area.
1 The Plaza provides a number of opportunities for the display of sculpture, and it Is anticipated that various groups and organiza-
tions might commission the execution of several sculptural pieces to be made an integral part of the Plaza scene. The Plaza
arrangement also provides an opportunity for associations, groups , and clubs to contribute planting and architectural features to
the Development. All additions of sculpture, planting and architectural features to the Plaza should be carefully controlled
' within the overall concept of the design, to avo;d the Plaza becoming cluttered and destroying the fundamental concept of its
arrangement. Some of the pedestrian environmental character which is intended to be incorporated in the design is shown by
1 Figure 6.
1 A cross section of the Plaza Development and the relationship of the Courthouse to the Plaza Area is illustrated by Plate 13.
The original gradeline of the Courthouse, which would require some adjustment, is illustrated by a light dashed line on the
cross section. The cross section presents the vertical relationship of the Courthouse to the Plaza, the surrounding streets
' and business buildings.
A perspective sketch of one corner of the proposed Courthouse Plaza is shown by Plate 14. The sketch illustrates the use of
a fountain, a kiosk, waste containers, mail box drops, sitting areas, plaiting and plaza surfacing.
The development of the Courthouse Plaza appears to be the appropriate point at which to start the overal I improvement of the
Downtown Area, inasmuch as the Courthouse Square is the very heart of (it Downtown Area. Starting tf)e Plaza Development
' on the Courthouse Square, while certain traffic adjustments and street improvements are made to bypass traffic around the
4!
r ,
1
1
1
ILLUSTRATIONS OFPEDESTRIAN ENVIRONMENTAL CHARACTER
TO BE ACHIEVED ON AND AROUND THE COURTHOUSE PLAZA
~ FIGURE 6
1
1
1
1
r
~
i -o
~ 1
rr ~ ~ ~
w ' ! r~7~~1K11'/ ~ 1~ ~ ~ ~I~ 1M f ~ 1~~1 r~l
I 7 t f ~ E ~ ~ ~ ( ~ ~ S
11 ~ j ~ I r "IL "J~ , ~ I ~ ¢ ~ / Ln 1" yl~n ~ C~ MJ l
CRO$!4 - 6E(~'x`ION THROUGH; G'OURTHOU$E PLAZA ~ PLATE 13 'E 13
4
! ~ D
1
tI ~ ~ ~7
f /
Y ti
!
PERSPECTIVE VIE1N -COURTHOUSE PLAZA PLATE 14
1
Downtown Area, achieves a method of stage development which could introduce a new character Into Downtown Denton at an
' early date while the other required basic changes are being made.
a STAGE DEVELOPMENT WITHIN THE OVERALL CONCEPT
Plate 11 illustrates the expansion of a general pedestrian character throughout the Core Area of Downtown Denton. It is possible to ex-
pand such development to include additional area, and it is also probable that certain adjustments will become necessary in the overall
' Plan as detailed developments of private property take place. Such adjustments as are necessary within the jverall concept of the Plan
should be made. Care should be taken in each adjustment to assure that they do not vio;ate the overall intent of the Downtown improve-
ment by introducing automobile traffic into areas which are intended to he primarily the domain of the pedestrian and parked vehicles. An
example ^F an adjustment might be the shift of the parking area shown on the present Post Office Site eastward. In such event, the strong
1 pedestrian connection to the Civic Center Area should be retained, and the relocated parking area should remain about the same distance
from the Square.
1
Additional possible adjustments In the overall concept, which may be required as new activities are introduced into the Downtown Area,
are illustrated by Plate 15 and by Figure 7. The possibility of expanding buildings into or over Pecan, Cedar, Walnut or Austin Streets
EXPANSION SPACE: • t
/ EXISTING BUILDING
' PARKING ACCESS
9 LOADING
PARKING
' FIGURN 7
POSSIBLE EXPANSION OF RETAIL. SPACE AND PARKING
ACROSS WALNUT, PECAN OR AUSTIN STREETS
53
CIVIC
~L
L~ J I J C I CENTER
r ~
r
_ ,..'.-`sin--•.~.-
_ ~1i111i`JiLlllllf L~ ~ ❑
I tv4r
r-- 111 _
F] I1 r 1 I ,
M^.MOllt ~
~
' j j
~ I I
1 ` 1
I ~ 1 ; I
i J 1 1
i I
~ 1 11`
I
- 1
k
ALTERNATE EXPANSION POSSIBILITIES - CORE AREA PLATE 15
1
in order to provide larger sites for development has been previously discussed. Plate 15 illustrates how such expansi(ris might take
place. Also illustrated by Plate 15, is the extension of pedestrian arcades through to the Courthouse Plaza to developments beyond,
in order to tie such developments Into the heart of the Downtown Area. There is also the possibility of creating short pedestrian-type
plazas in stubs of streets, such as Cedar, Pecan, Walnut or Austin that may be partially abandoned to permit expansion of the Downtown
` Development. Pedestrian overpass structures to connect buildings or parking space and buildings is also illustrated by Plate 15.
Figure 7 is a diagramnHtic illustration of how building expansion might extend across such streets as Walnut "here the grade differential
would permit overpassing the street and retaining a floor elevation reasonably related to the Courthouse Square. Off-street parking on
the surface or in a multi-level structure could also be incorporated in the building expansion arrangement. As a basic principle, the
City should approve the use of the air space above such streets as Walnut and Pecan for expansion purposes. As indicated by Plate 15,
a street such as Cedar might also be converted to a court cc plaza with connections to the Square by an arcade.
1. Parking Regulations and Improvements - It may ultimately become necessary to remove parking meters as devices for controlling
parking turnover In the Downtown Area. Parking meters have become increasingly objectionable to shoppers in recent years, and a
' number of cities have found It necessary to remove meters Fran the central business areas in face of connpetition from outlying
retail centers where few, if any, parking restrictions exist. Another approach might be to Introduce merchant sponsored parking
tokens for use in the meters.
One of the most difficult parking regulations problems in Downtown is related to the use of curb space by employees, merchants
and tenants, thereby depriving the shopper and client a convenient parking space. It Is recommended that the meters be removed
from the public parking lot located east of Austin between. Hickoryand Mulberry and that the area by made available for free long-
term parking use by employees and others. Cooperation of ierchants and other Downtown businessmen should encourage or even
force the use of the lot by employees and others, thereby allowing the maximum use of the curb spaces on or near the Square by
shoppers.
55
~i y . r,'". A ♦ a 4 ~ '
aI FAY. :f K'.11.:l f .Ir„I.'MI Y: ±
i
1
' It is also suggested that the school grounds between Mulberry, Industrial, Sycamore and Austin be acquired and converted r.o
long-period free parking without meters. It would be appropriate Uiat all long-period free off-street parking lots be publicly owned
to assure uniform regulation and policing by the City. The proposed parking areas at the existing City Hall and Post Office sites
should also be publicly owned, thougi. the parking regulations should encourage their use for shorter periods by shoppers and
clients of Downtown businesses.
The development of pleasant and convenient pedestrianways and sidewalks between the Square and the off-street parking areas
is an important feature of the overall parking function improvement. It has been found that people will p&k and walk greater
distances to do business if the pedestrian portion of the trip can be made in a pleasant environment. The pedestrianway con-
nection to the Civic Center Area will, for example, make possible an interchange of people betww the Square and the govern-
mental buildings and also make some of the benefits of the Civic Center parking available to the whole Downtowv Area.
1 ,
2. Zoning in Central Area - Review cr the existing Zoning Ordinance for Denton Indicates that there is need to tailor a Zoning L IN
tract specifically for the Central Business Area. Such a new DisGict should take cognizance of the special parking needs of
Downtown. The list of uses permitted in the Downtown Area should be carefully reviewed in light of the possibility of changing
building occupancy. It would also be appropriate to review the pattern of Zon;N Districts surrounding the Downtown Core and
the uses and standards permitted in the Area encircling the Central Business District.
It Is not appropriate to propose the specific standards of a special Centra( &asiness District Zone without a complete review of
the entire Denton Zoning Ordinance, because the District Standards in a Zoning Ordinance are interrelated in a rather complex
manner. A!I parts of the City wood be affected by any major adjustment of districts, standards and uses. It appears ;desirable,
however, to propose the updating of the Denton Zoning Ordinance and when such work is undertaken, special consideration should
be directed to the Downtown Zoning Standards.
Si
w
.
{
RESPONSIBILITY FOR AN ACTION PROGRAM
' Achieving the various improvement proposals illustrated by Plates 8 through 15 will require the cooperation of the Municipal Government
and the Downtown Business and Professional Association, plus all tenants and owners in the Area. The responsibility for an action pro-
gram to improve Downtown Denton rests on all people in the Community in a general way, but the responsibility must be accepted and
' made specific before significant progress can be expected. It is recommended tha: the responsibility for action be divided in accordance
with the following outline:
A. CITY OF DENTON'S RESPONSIBILITY FOR ACTION:
' 1. Development of a basic thoroughfare bypass system and improvement of the access to the Downtown Area.
2. Improvement and adjustment of any underground facilities, such as storm drainage, sanitary sewer or water supply in the
Downtown streets which may be affected by the improvement schenes.
' 3. Removal of overhead ciectrical transmission and distribution from the Downtown Area and placing such facilities under-
ground.
' 4. Review, study and adjustment of property valuations in the Central Area in light of the impact of the automobile and the
near; to assure equitable treatment of Downtown property in relation r.o other business districts.
5. Cooperation on street and sidewalk pavement surfacing, landscape phritim and the installation of appropriately designed
street furniture in the Central Area.
6. Adiustme^t of street space in accordance with the Plan for differentiating such space within the Downtown Area.
7. Adoption of Sign Regulation Standards for the Central Area as may be agrer.'d upon and recommended by the Downtown
' Association.
8. Making changes and improvements in parking meters, directional signs, lighting and similar street elements as may be
agreed upon for the improvement of the Area.
9. Cooperation in the adjustment of street space and, in cases, the abandonment of street space to permA the expansion of
retail uses adjacent to the Square,
10. Cooperating with Denton County Commissioners Court in the development of the proposed Courthouse: Plaza.
11. Providing engineering services and design talent for developing the detailed construction plans or the initial stages of
the proposed Downtown improvement.
51
,
...;.,6': .i, •sl .'r Nirr4
I
12. Resurfacing streets and providing properly delineated permanent type crosswalks on the streets around the Square and at
other intersections in the Downtown Area.
13. Providing overall maintenance for the street, sidewalk Plaza surface and landscaping, recommended as part of the pro-
gram for improving the general appearance and pedestrian environment in the Downtown Area.
14. Cooperating in making available for off-street parking purposes, public building areas which are being moved from the
immediate Downtown Area to the fringe thereof as part of the Civic Center Area.
15. Ass'stirq in any program of assessment or overall financing of the Downtown improvement which may be mutually agreed
upon between the Downtown Association and the City.
B. THE DENTON DOWNTOWN ASSOCIATION (DOWNTOWN BUSINESS AND PROFESSIONAL ASSOCIATION, INC.) RESPON-
SIBILITY FOR ACTION:
1. Creation of an effective organization for participating with the City in the overall agreements concerning the Improvements
of Downtown and in the financing of the improvements proposed.
Yy' 2. Providing the stimulus and financing, when required, for parking, landscaping and similar items of general improvement
in the Downtown Area.
3. Agreeing on an overall concept for the improvement of the Central Area and cooperating with the City in accomplishing
such improvement by stages.
4. Assisting in the provision of financing and other cooperation needed to accomplish the development of the Plaza on the
Courthouse Square.
5. Promoting the Downtown Area as the heart of the Denton trade area and as a major cu'tural and meeting place as well.
6. Assisting the City in the development of a cooperative parking regulation program, which will remove from the Central Area
and place on outlying parking lots, the vehicles of the employees and personnel who work Downtown, thereby making avail-
able the maximum number of close-in parking spaces for shoppers.
7. Reaching collective agreerrent on overall sign control for the Downtown Area (the activities of the State Street Council In
Chicago are recommended for consideration in this connection).
8. Encouraging the improvement and expansion of private buildings in the Downtown Area and, in particular, in assisting the
City in problems of improvement which may result from absentee owners or any reca'citrart owner who is reluctant to co-
t-perate In the overall Area improvement.
4. Providing the encouragement for the commissioning and donation of significant pieces of sculptcxe for the Courthouse
Plaza and adjacent areas in Downtown.
i'
10. Ass+.t the City in arriving at priorities in the stage improvement of Downtown and proposing methods of assessment of
private property for a portion of the improvement costs rroolved in the overall improvement.
Sa
.,C✓ 'I t~n ~ i r yy { y .:...;,`}i°J r•~'~`:'•2} ~ - e ~ ++1't`f ♦ r•f
~..~i
r
11. Assuring that the Organization is properly established and organized to perform the wide range of activities necessary to
cooperate with the City and the private citizens In the Improvement of the Downtown Area, including the ability to accept
tax-free gifts, donations and bequeaths as well as to assess the membership, borrow money and enter into contracts.
' C. DENTON COUNTY'S RESPONSIBILITY FOR COOPERATION:
1. The City of Denton is substantially the largest Community and contains the preponderance of the populations of Dento7
' County. The Denton County Commissioners Court should recognize the importance of retaining the Denton Downtown
Area, around the Courthouse Square, as a strong functional element of the Community.
2. The Commissioners Court should cooperate in the utilization of the Courthouse Square Area for a broader public purpose
than has heretofore been assoc'.ated with the Area.
3. Cooperate with the City and the Downtown Association in establirlhing a strong pedestrian tie between the Courthouse
' Plaza and the other County facilities in the Civic Center Area.
ESTIMATED COST OF BASIC IMPROVEMENTS
' Appendix A and Appendix B contain estimates for the cost of improving the Courthouse Plaza and the adjacent streets across therefrom,
as proposed by Plate 12. The cost estimates are divided between arose directly related to the Plaza and those which involve the prop-
erty In front of the stores on the opposite side of the street. It is anticipated that the improvement of the Courthouse Plaza will involve
a substantial investment of public funds from some source, while the improvement of the area immediately in frotrt of the stores opposite
the Square would involve substantial participation by the propcrty owners.
' The overall estimate for creating the Courthouse Plaza is approximately $210,000, and it should be recognized that final decisions
' involving the quality of surfacing, type of landscape material, fountzins and other special areas could alter the estimates cost. The
estimate shown by Appendix A for the improvement of the Courthouse Pla7.a is based on the assumption of a moderately good quality
development taking place and represents the minimum standard recommended for the Area. It should be possible to secure substantial
donations of material and constriction plus special landscaping, fighting and sculptural features for the Plaza, but all the basic items
except the sculpture is shown as a cost item in the Appendix. It is suggested that the Federal Urban Beautification Program, admin-
istered by the New Housing and Urban Development Department, be investigated as a basis for securing assistance in the improvement
of the Courthouse Plaza and other portions of the Downtc%%n Aron. Generally, a 50 percent grant is available to communities who
T
39
submit an overall long-rant'.- aeautification plan and program, and it is considered likely that the expenditures involved in the improve-
ment of the Courthouse Plaza and the area on the opposite side of the Courthouse Square would be available for grant assistance. Other
methods of financing the improvement Involve direct public agency participation, such as by the City or County. In the case of the prop-
erty in front of the stores on the Square, the basic improvements could be handled on an assessment basis. It has generally been found
appropriate to divide the cost of such improvement In front of private property in the Downtown Area on about a 50-50 basis between the
Municipality and the private property owners.
The cost of improvement of the streets and street frontage opposite the Courthouse Square is shown by Appendix B. It is not anticipated
that the improvements shown by Appendix B would be made initially, but rather that such construction would follow the completion of the
Courthouse Plaza and at least partial development of a traffic bypass system. 1',fiile the cost estimate shown by Appendix S involves
' the frontage on all four streets around the Square, it would be possible to undertake the improvement or a single block at a time.
Inasmuch as It is anticipated that substantial time will be necessary to make the adjustments proposed In the street bypass access system,
it is recommended that the Courthouse Plaza proper be the first IWm of Improvement in the Downtown Area. The Plaza improvement could
' take place without major interference with the existing traffic function and could become a useable element of the Downtown Area while
other basic improvements are being made. It would not be appropriate to make the total conversion within the Core Area, as illustrated
by Plate 12, until traffic bypass facilldes are in place.
' Assistance should be sought from the Texas State Highway Department In the development vi an adequate traffic bypass system, inas-
much as State Highways are involved in the relocations proposed.
' APPENDIX A - IMPROVEMENT COSTS - DENTON COUNTY COURTHOUSE PLAZA
Item Units Unit Cost Total
' 1. Removal of concrete sidewalks 1,525 Sq. Yds. $ 2.25 Sq. Yd. $ 3,432
2. Removal of concrete curb and gutter 120 L. F. 1.00 L. F. 120
' 3. Excavation - site preparation 4,750 Cu. Yds. 1.50 Cu. Yd. 7,125
4. Plaza paving - concrete 7,430 Sq. Yds. 5.00 Sq. Yd. 37,150
5. Plaza paving - brick 1,970 Sq. Yds. 15.00 Sq. Yd. 29,550
6. Replacement of curb and gutter 840 L. F. 2.00 L. F. 1,680
7. Concrete retaining wall around Courthouse Build-
ing (480 ft. x .8 ft. width x 6 ft. height)* 120 Cu. Yds. 100.00 Cu. Yd. 12,000
8. Tree wells and miscellaneous retaining walls
' a. Tree wells - average height 2 ft.
(525 ft. x .8 ft. width x 4 ft. heightl* 60 Cu. Yds. 80.00 Cu. Yd. 41800
b. Miscellaneous retaining walls-
average height 1.5 ft.
' (620 ft. x .66 K. width x 3 ft. height)* 45 Cu. Yds. 80.00 Cu. Yd. 31600
9. Concrete steps - from lower Plaza area to upper
area adjacent to Courthouse 20 Cu. Yds. 100.00 Cu. Yd. 21000
' 10. Concrete steps - to lower offices in Courthouse 3 Cu. Yds. 100.00 Cu. Yd. :300
11. Cyli-drical planters (6 ft, diameter and 3 ft. height) 50 Each 150.00 Each 7,500
12. Pool with fountain (20 ft. diameter and 1.5 ft. deep) 1 Each 20,000.00 Each °_01OOC
13. Pool with fountain (25 ft. length by 5 ft. width) 1 Each 6, 000.00 Each 6,000
' 14. Wooden benches 120 L.F. 4.00 L.F. 480
15. Flag poles 4 Each 175.00 Each 700
16. Trees - 5" caliber, 25-30 ft. height 7 Each 100.00 Each 700
17. Trees - 4" caliber, 20 ft. height (for cylindrical
planters) 108 Each 75.00 Each 8,100
18. Trees - 3" caliber, 15 ft. height 35 Each 50.00 Each 1,750
' 19. Plant materials and soil preparation - 27,200
20. Landscape fighting 17,00+0
21. Sculptures (Donate-.0
TOTAL $191,187
Engineeris►g, detail design and supervision - 10 percent 19,108
ESTIMATED TOTAL IMPROVEMENT COST $210,295
One-half of wall height indicated would be the foundation below ground level.
81
APPENDIX B - IMPROVEMENT COSTS FOR STREET FRONTAGES ADJACENT TO COURTHOUSE PLAZA
Item Units Unit Cost Tats!
' 1. Removal of concrete sidewalks 1,400 Sq. Yds. $ 2.25 Sq. Yd. y~ 150
2. Remo%ral of concrete curb and gutter 11320 L.F. 1.00 L.F. 4,320
3. Removal of asphalt paving 1,200 Sq. Yds. 1.00 Sq. Yd. '10200
J 4. Replacement of curb and gutter 11765 L. F. 2.00 L. F. 3,530
5. ReplarAvnent of sidewalk 3,000 Sq. Yds. 5.50 Sq. Yd. 16,500
6. Brick paving areas 84 Sq. Yds. 15.00 Sq. Yd. 11260
7. Pre-cast planters; 4 ft. x 10 ft, x 3 ft. 40 Each 125.00 Each 51000
8. Wooden benches 36 L.F. 4.00 L.F. 144
9. Drainage idjustment (pipe and inlets) 660 L. F. 4.00 L.F. 2,640
10. Trees - 4" caliber, 20 ft. height 52 Each 75.00 Each 3,900
11. Trees - 5" caliber, 25-30 ft. height 20 Each 100.00 Each 20000
12. Plant materials and soil preparation - 6,200
' TOTAL $46,844
Engineering, detail design and srp)ervision - 10 percent 4,684
TOTAL ESTIMATED IMPROVEMENT COST $510528
r
s j
& ^1
#v &5 !
*X
2 : E~ ICY p
-Ai
~yy~ ~ i a.: ~ ° ~ F • 7 u 4 s€ d.', .rte eFr~t' Cy' ~z-~ g - • , ' r~
t ~ YYS; r $'P§ s..~-. .~'~Y~ YS, € ~m~ `'y $ .a~' ~'r # ' :~.~i u r i'. .s-, #s •'i. s °
. = ' >r n g'r' erg, v! k °
ika-
e..
a
t r-
,
t.
- r
,
i l
y e
"
Ix#• 9 S s 's sx e i.a ~m`a. 5~ •h e~ ~ >y E
r is
r
4
k ' + YY. a gt # l~jy. q 5 •'n~ } r S if 1
1 ,S Y I"t 'fix oft
OWN!
1~514rh x
ring. ~ is v`
44
-1 W
f
~ ry! t£~
'q4 .j~yLt'. Y_,: "~a~.c:.,,♦,
-oor
£ i- Tk f S A' tr zR~ $ RS Yi "~4R° 52' r ~v
sr
41
'-r' 3 ro N~ a 4 y~ f_.~ ar n v