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DENTON , TEAS
r ECONOMIC BASE • THE SITE
THE PEOPLE • LAND USE
July, 1970
Prepared for
CITY OF DENTON, TEXAS
r and
NORTH CENTRAL TEXAS COUNCIL OF GOVERNMENTS
by
MARVIN SPRINGER AND ASSOCIATES
URBAN PLANNING CONSULTANTS
DALLAS TEXAS
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' PREPARED THROUGH THE COOPERATION
OF THE
NORTH CENTRAL TEXAS REGIONAL PLANNING COMMISSION
r The preparation of this material was financially aided through a Federal Grant
from the Department of Housing and Urban Development, under the Urban Plan-
' ping Assistance Program authorized by Section 701 of the Housing Act of 1954, ;
as amended.
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'<dl. ~t t~ 6. ti~ t" ~fy ~,ywrd?, k { 6 k. °~C~,~ 1 _i JI jf e:'✓, i'y_,~u 1".rye'` r .rurban planning and area development oontiultante
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' July 15, 1970
Honorable Mayor, City CounciI CItyManager,
and Planning and Zoning Commission
City of Denton, Texas
' Gentlemen;
The accompanying reports covering The Economic Base, Population and Land Use for the City of
Denton were prepared In accordance with the joint agreement with the City of Denton and the North
Central Texas Council of Governments,
The preliminary data from the 1970 Census Is ircluded,In the studies in order to make the Infor-
mation and conclusions at current as possible. Some adjustments in detail may become desirable
when the final 1970 Census data Is made available.
Partlcular attention has been given to Denton's relationship to the Region and to the possible im-
pact of the new Dallas-Fort Worth Regional Airport, It Is our conclusion, and I know it agrees with
yours, that additlonal freeway recess to the Regional Airport is essentlal. The general location of
the de tired freeway, "Mid-Cities" Freeway, as It rtlates to Denton Is Indicated on the Land Use
Plan along with certain proposals concerning the open space treatment of dralnageways and creeks,
The preliminary considerations of freeways, thoroughfares and open space structure were necessary
' to give validity to the Land Use Plan. The thoroughfare pattern takes into consideration the pre-
Ilminary TOPICS Plan also,
The projections, recommendati suss and other data contained in the accompanying reports should pro-
vide a stale and direction h; the future planning efforts and capital expenditures in Denton.
Respectively submitted,
r Marvin R. Springer
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406 Lakewood Tower 6220 Gaston Avenue Dallas, Texas 75214 TAylot 4.1751
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I
TABLE OF CONTENTS
Title Page
Letter of Transmittal
Table of Contents
INTRODUCTION pale
DENTON'S PEOPLE ' ' ' . '
Natural Hcrease and in-Migration 5
Age Composition . , , •
' Educational Level ' 6
Occupation and Skills of the Residents ' ' ' ' ' ' • ' 9
Personal income 12
4 4 1 .
Water and Recreati
,
on , . , , . ; 13
' 15
IHE REGION . .
Population C 17
ha '
'age
Regional Employment . . 19
Retailing . . ,
Transportation a' Regional Airport Impact ' ' 23
24
THE FUTURE OF THE REGION • '
' OENTON'5 PR 26
OJECTED FUTURE POPULATION
PHYSICAL FACTORS INFLUENCING DEVELOPMENT 29
Existing Population Distribution 34
Future Population Distribution
EXISTING AND FUTURE LAND USE , , , 4O
Pattern of Existing Land Use 4 ' ' ' . . • ' 42
Area of Existing Land Use, , ' ' . ' ' ' ' • I o , . , . . ' ' ' . ' 44
Land Use Related to Populatlo~and Future'Land Use Requirements , ' • 45
Future Land Use Requirements , 50
Future Land Use and f ,Nysical Structure Plan ,
, 52
LIST OF TABLES
lumber
1 Title
Population Change - City of Denton and Denton Count - P"5
2 Natural Population Increase - City of Denton and Denton County to 1970 , 5
' 3 Negro Births Compared with Total Births in City of Denton 7
and Denton County . , . . ,
4 Comparison of Population Age Group Distribution. - City of,Denton 9
5 and Denton County - 1960 , , , ,
Population Age Distribution Comparison - City of Denton - 1960 , 10
6 Educational Status - Denton Population - 25 Years of Age 11
and
Over 1960 Occupation gof Employees - City of Denton and Denton,County, , , ,
8 Labor Force Breakdown by Industry - City of Denton - 1960 12
13
9 Family income Range - 1960 - City of Denton , , , , 14
10 Population Change - Ten County COG Region - 1900 to 1970 , 16
11 Employment - April, 1970 - Dallas and Fort Worth SMSA 21
an,! State of Texas . . , , . . . . . . . . . .
12 Retail Sales Per Capita - 1967 - Dento, Dallas, Fort Worth 25
' 13 Retail Sales - Fort Worth and Dallas SMSA and Denton and 25
Dallas County - 1967
26
Ib djrI'. ~At 4 RF
List of Tables Contlntwd
14 „ Projected Employment by Category -`Combined For, Worth and Dal las
r Metropolitan Areal . . , , , , , ,
15 Projected Population - Denton and Combined Oallas and 32
16 Exist ngtLnd Use S 1970 -.Inside0City Limits . , , ; ; ; ' ; ; ; ;
1 34
17 Existing Land Per 100 Persons - 1970 . , , , , , , , 49
16 Futdre Land Use Requirements - 1990 , , , , . , . , , , 50
A Existing Land Use by Census Tracts - 1966 - Cit of D; 52
l3 Projected Land Use by Census Tracts - 1975 y neon, , Texas 57
City of Denton, Texas . , , , , , , , , , , ,
C Projected Land Use by Census Tracts - 1980 58
City of Denton, Texas , , , , , , , , 1 ,
D Projected Land Use by Census Tracts - 1985 58
C!ty of Denton, Texas . , , . , , . . . . . . . . . . . . .
E Projected Land Use by Census Tracts - 1990 59
City of Denton, Texas
59
r LIST OF PLATES
Number T_itig
1 Population Changes by Counties - 1960. 1970 , , , , , , . Elie
2 Physical Factors Affecting Development , , , . 20
1 4 6 6 0 4 4 38
41
3 Existing and Projected Population Dlstrlbut[on,
' 4 Existing General Land Use . , , , , 41
5 Land Use and Physical Structure Alan 55
1 LIST OF FIGURES
Number Title
' 1 Denton's Relationship to the Region , , , , P"~"
2 Regional Transportation System ,,,,,,,,,,,,,,,,,3
3 Past Population Growth - Future Population 28
1 Projections - 1900 - 2000. . , . 35
4 1970 Census Tract Boundaries
48
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INTRODUC71ON
' The City of Denton, the county seat of Denton County, has experienced a regular but
gradual population Increase since the first population (1,194) was recorded 90 years
ago in 1880. The settlement of Denton County goes back to the 1840's. The
Denton County seat was first located at Pinchneyville, 11/2 miles east of the pre-
sent site. After two other moves, the county seat was finally located at its present
site in 1856. The formation of the Town of Denton coincided with the location of
the county seat at Its present location.
Travel time and distance from F)rtWorth and Dallas in the earlier period of develop-
ment assured that Denton would remain largely a trade center for the surrounding ag-
ricultural area and the county seat of Denton County. Most of the local industry in-
cluding the flour mill and cotton gins were, in the early days, oriented toward sere-
Ice to a rural hinterland and Denton appears to have remained largely a trading cenit
for the surrounding rural area until about 1940.
1
Two educational institutions came into being early in Denton which were destined to
become the Areas largest Industry. North Texas State Normal and The College of
Industrial Arts (for young women) were to become major institutions of higher learn-
Ing as North Texas State University and Texas Woman's University.
Between 1950 and 1960 Denton County was classified as part of the Dallas
Standar, Metropolitan Statistical Area In recognition of the Increasing Interrelation-
ship of the Area with Dallas and also with f=ort Worth. Since becoming part of the
Dallas Metropolitan Area, there has been an increasingly close tie between the
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Communities of Denton County and the growing urban complex to the south,
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Interstate Hid-.gays 35C and 35W connect the City of Denton to Dallas and i ort
Worth. The convenience of travel between the large cities to the south and Denton
has greatly stimulated the enrollment at Denton's two universities and made com
mut-
t Ing between Denton and Dallas and Fort Worth a regular and pleasant experience.
r The development of the Dallas-Fort Worth Regional Airport lust south of the Denton
County line now offers new growth stimulating factors to the Denton County Area,
particularly to the City of Denton. The City of Denton promises to be as convenient
to the New Regional Airport as many parts of Fort Worth or Dallas. If certain pro-
jected new highways can be achieved, Denton will be more convenient to the Regional
r Airport than Dallas or Fort Worth.
The degree to which the population of an area o
any of the State of Texas will increase
In the future will depend heavily upon the economic resources of the particular area
Including income, lob opportunity and educational level of the residents. While
Denton has a number of significant resources which have and will continue to can-
tribute to Its development, probably the most significant factor Is a geographic one
resulting from the location of Denton In proximity to Dallas and Fort Worth as part
' of the North Central Texas Region, Figure 2 shows the relationship to Dallas
and Fort Worth and the Region which is Denton's greatest growth resource.
Denton can be described as part of the entire North Central Texas Urban Region and
as part of the Dallas Metropolitan Area, but Denton's relationship to the Region ex-
tends north,4 the Ten County COG Region to at least the Red River and is as well
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~ related to Fort Worth as to Dallas. The SJrrmar -Denison Metropolitan Area is
contiguous to Denton County on the northeast.
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FIGURE I
DENTON'S RELATIONSHIP TO THE RE
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It Is obvious that Denton is located so as to gain from a number of nearby urbaniz
areas. It is also significant to note that of the T urbanizing
en Counties in the North Central
1 Texas COG, Denton County ranks third In population, behind only Dallas and Tarrant
Counties. The proximity of the developing Dallas-Fort Worth Regional Airport to
Denton and Denton County promises to add Increasing stimulation to the urbaniza-
tion of a county which Is just beginning to emerge from a rural status, The City of
Denton will be one of the Areas in Denton County receiving a heavy growth impact
r from the various geographic factors outlined as contributing to continued population
r growth,
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DENTON'S PEOPLE
Denton has experienced regular populatlon Increases each decade since I
Wen especially significant since 1940, Table 1 shows the is founding. Growth has
' County slice I900 and population change for Denton and Denton
compares the City of Denton as a percontaQe of the County in each decade,
TABLE
POPULATION 01ANGE
CITY OF DENTON AND DENTON COUNTY
1900 TO 1970
Yr City of Percent
Denton Denton Percent City as
1900 Ch_ a C-°yn-tY Chr Percentage
1910 4,187 StLm of County
1920 40732 11,5 28,318 ---L
1930 70626 ".5 31,258 14.8
1940 9,58;' 2037.9 35o355 119.4 15,1
e 1950 11,192 3 32,822 21,6
7 7 29.2
1960 21,372 1447,,6 33,658 7.
2.5
1970 26,844 20,4 4741`335 18.6 33,3
5 .6
394000 44.6 73,'533 432 12.8 56.6
The City of Denton has represented an I creasing portion 52,8
decade, Despite the expansion of several "her Urban c to the 55,0 !Olaf Denton County population each I In the potential of rapid Lrb3niratfon of Denton County
land nearer to to C unty, such as Lewisville and
such as In Flower mound glonal Alrport than Denton
the c, ty of Denton will remain the largest single municipal Ity In the County,
e It is probable, however, that some adjustment in the relationship of DPnton's population
the entire County will occur in coming years, The established character of Denton and Its existing
facilities are far more capable of supporting substantial population Increases than other areas In the
County where utilities are lacking or at best meagre.
Denton in the
past has demonstrated an ability to grow and develop largely by its own resources
' which inLlude substantial local employment. Denton's major Industry educa
3,000 employees at the two State Institutions alone, Lion accounts for over
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The Increasing number of people seeking to reside In Denton create many problems related to muni-
cipal services development and planning, but the growing numbers of people represent the Commun-
ity'i most Important resource. It Is appropriate, therefore, in looking to the future potential of the
area to examine the characteristics of the people who presently Inhabit the Community and to note
the changes which appear to be occurring in the population makeup, Among the various characteris-
tics of the population for which information Is available are the size of familb;s, birth and death
trends, amount of In-migration, skill and occupation of the residents and the general educational
level of the people. The following summarizes Information concerning the characteristics of the pop-
ulation. Where possible, the 1960 Census Information is evaluated in I Ight of apparent changes to
indicate the probable conditions es of 1970. The 1970 data on characteristics of Denton's popu-
lation should be reviewed in light of Information contained herein when such data becomes available,
NATURAL INCREASE AND IN-MIGRATION
Population gaIn In an area re suits from two basic factorsf namely, NATURAL INCREASE or the num-
ber of resident births minus resident deaths and from the net gain in IN-MIGRANTS over those mov-
' hng out of ao area, Between 1960 and 1970, It appears that slightly less than one-quarter of the
population galn In Denton County resulted from natural Increase and that over 75 percent of the gain
1 came from net in-migration.
Table 2 shows the trend in births and deaths for Denton and Denton County since 1956.
The trend Iii births as reflected by Table 2 for Denton shows no tendency toward a numerical decline,
' The number of resident births occurring in Denton in 1968 (633) was over 100 greater than the resi-
dent hirtlis In 1958, A continuing climb in the number of births Is contrary to the experience in many
areas in recent years. Nationally, the birth rate was very high following World War II, Beginnh.g in
' about 1956, the birth rate started to decline and continued downward for about 10 years. Recently
there has been a tendency for the birth rate to start upward again.
' The deaths reported in Denton and Denton County appear to be following the same slightly upward
trend Indicated for births, A substantial older population in the rural parts of Denton County appears
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to he a* major factor contributing to the rise in the number of deaths. Change
merit otter] In such areas as Lewisville and Flower Mound will alter s In the urban develop
the In-migration of younger families Into the outlying communities, the ratio of deaths as a result of
TABLE 2
NATURAL POPULATION INCREASE
CITY OF DENTON AND DENTON COUNTY
CIt of Denton
Year B.Irths
19.16 Deaths 512 Natural Increase
1957 178
1958 529 334
1959 557 179
538 168 .350
1960 389
1961 5$6 1220 98 340
1962 639 177 336
1963 604
462
618 208
1965 585 215 403 404
f 1966 573 2i9 215 366
1967 558 231 358
1968 6629 33 217 327
238 412
Total 395
71531 2,655
4,876
Dentun_i
Year Binh
1956 Deaths
1957 882 Z. Natural al Increase
' 1958 874 357 385 515
1959 899 489
1960 923 380 519
1961 967 398 525
1962 1.050 411 556
1963 1,058 44y 658
1964 1,015
1965 1,056 415 600
1966 1,041 425 631
1967 948 4 483 3 615
1968 1,065
1,080 485 465
533 580
Total 12,858 54 7
Source: Vital Statistics • 5,549 71309
Texas State Health Dcpartment
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Me crude birth and deaths rates (births and deaths per 1 000
' ~ population,, for Denton and Denton
County have fluctuated significantly in recent years as Is Indicated by the 'glowing,
' Cit of Denton
Year Birth Rate --~nton County
' Death Rafe -h Rate
1960 8 fsirth Rate Death
1970 20.7
17.4 b.1 20.4 8.7
15.0 7.3
Despite the differences Presently apparent in the birth and death rates of the City and County, it is
' likely that growth of the County area outside of Denton wil I cause the birth and des
rates
more uniform, It Is also expected that the birth rate will continue at the fairly hi h to become
death g level a It to
' 18 during the coming two decades and that a slight additional drop in the
vidirg the City Of Denton and Denton County with a natural increase for the next may result pro-
! decade equal to
about 20 to 12 percent of the
present population. Pot the City of Denton the natural increase be.
tween 1970 and 1980 Is estimated at from 4,500 to 5,000 persons, Such a
would represent about one-third of the net natural increase
projected growth for the next 10 years.
' In 1960, Denton's population was 7.5 Percent non-white and the County contained 6.2 percent
Negroes. Some indication of changes in the ratio of non-whites to whites is indicated by a consid-
eration of birth gild death trends. Table 3 shows the trend In Negro births and
' lated to total births and deaths in Denton and Venton County, Negro deaths as re-
In the Past, the Negro births have tended to represent a greater percentage of
' the Negro population represents of the total papulatio the total births than
n Indicating that the Negro grow
' ing at a more rapid rate thin the wf,ite roil noted, p was inu'eas-
percentage of
Negro births to the total has been decreasing for about 10 as however, that th><~
will soon reflect a rate very similar to the rate for the white l It Is probable that the id~are birth
population,
Studies in other cities have indicated that Negro family composition is becomin
white population and the same t g quite similar to the
ype of adjustment appears probable in Denton.
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TA3
NEGRO BIRTHS COMPARED WITH TOTAL BIRTHS
IN CITY QF DENTON AND DENTON COUNTY
r City of Denton
r Denton Denton
Year Births Negro Negro Births as
8Irths Percent of City
1956 512 1957 529 58 11.3
1958 557 54 10,2
1959 538 48 8.6
1960 556 78 14.5
1961 639 64 11,5
1962 604 73 11,4
1963 618 66 10.9
I 1964 505 76 12.3,
1965 573 79 13,5
1966 558 77 13A
62
1 11,1
1967 629 5
_ 8.1
Total 61898 786 11.4
Denton Count!
Oentor~
' Denton Negro '
Year B!rWs Negro Births as
Births Percent of County
1956 8132
1957 874 72 10.4
I 1958 899 72 66 8,2
1959 923 7.3
1960 967 96 10.4
1961 11050 89 9.2
1962 11058 96 9,1
1963 11015 92 8.7
1964 1,056 93 9.2
1965 1,041 106 10,0
1966 943 100 9.6
1967 1,065 8~ 9.5 8.0
Tolal 11,778 1,077
9.1
' AGE COMPOSITION
The median age of Denton's population in 1960 was 23.3 years as compared to 25.5 yeats for
Denton County, 27,9 years for Tarrant County and 28,1 for Dallas County. The 1960 median a
Of the ~
Population of the State of Texas was 26,9 years and of the Nation It was 29.5 years. Denton
obviously has a comparatively youthful population, a factor reflected in both Its birth aid death rates,
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oMPARI'►ON - MEOIAN
- AGE OF POPULATIOa
SELECTED AREAS ` 1960
DENTON 23,3
Denton County 25,2
State of Texas 26.9
United States 29.5
It is apparent that the two major educational Institutions in Denton are Influencl
istlc of the C±ty. Generally, the youthful nature of the ~ the age character-
' population indicates a contin{red population
Increase
' Table 4 shows a comparison of the 1960 Denton population by age group with that of De
for the same period, Denton County
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TABLE 4
t COMPARISON OF POPULATION AGE GROUP DISTRIBUTION
CITY-.OF DENTON AND DENTON COUNTY - 1960
Cttsr of penl_ Denton C unt
Number Per-- ~tn Number
Young (0-14: 6,187 -ntage
New Family (15-24) 8,727 23,0 12,039 25,4
Prime Labor 32,5 11479 4.4
Force (25-14) 51607 20.9 10,154
Older Laboo. 21,4
Force (4*3y-65) 4,215 15.7 9,062
Elderly (65 and Over) 19.1
21108 7,9 4,598
Total 9.7
2b,844 100.0 47,432
Source: U. S. Census 100,0
The "New Family" Group (15-24 years) was a particularly large group In the Denton population while
at the same time the "Prime Labor Force" Group (25-44 years) is lower than average and even lower
' that the percentage found in Denton County.
While some adjustmrnt in the age group categories can
be expected In the 1970 Census reports, It Is unlikely that the basic relationships indicated by
' Table 4 will be significantly alltred,
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l 'o The retention of moro of
the "New FamilyM Category, which apparently represents a large ' married students and graduate students attending the Universities along with instructors, in group
Denton
to become part of its "Prime Labor Force" would greatly '
enhance the Industrial technical profes-
sional and commercial aspects of the Community's economic base, ' To provide a basis for continuing comparison of the change in age characteristics of Dentonrs
popu-
lation when thr 1970 Census data becomes available, a detail breakdown of the 1940 population by
' age groups Is Inc, uded in Table 5,
TABLE 5
POPULATION AGE DISTRIBUTION COMPARISON
CITY OF DENTON -1960
A-g
Your (~1_ _1_ 4 Yeil Number P~ EK r_`ota!
Under 3
21347 1.7
' 10914 1;863 7.4
Sub-Total 6.9
6,187 23.0
Nigh school -College
e New Family:-- 15~-241
15.19 Yean 4,303
20-24 4,424 16.0
Sub-Total 16, 5
8,727 3215
Prime Labor force
' 25-29 1,642
30-34 1,297 6.1 35-39 4,4
40-44 104 5.0
1,3224 4.9
Sub-Total 5,607
10.4
Older Labor Foxe
f45-641
45-49 1,313
50-54 1,076 4.9
55-59 1,032 4.0
60-64 794 33.0
Sub-Total .7
4,215 1
Elderly t65 and Ore
65.69 697
70.74 640 2.6
75 and Over 711 214
2.9
Sub-Total :0109
7.9
T01A1. 26,844 lOD,O
N"eli
' EDUCATIONAL LEVEL
' The general educational level of a community population is one measure of the ski
the "people resource", A II and capacity of
As a basis of making a general comparison of the educational attainment of
Denton's po~ulatton with other selected major cities in the Southwest..
the following tabulation from
' the 1960 Census is listed;
DENTON 12,3
Arlington 12,4
Austin ll,q
Corpus Christi 10,0
Dallas
e Fort Worth 11.5
11.2
Lubbock 11,4
Wichita Falls 11.3
It will be noted that among the major titles selected for' comparison sev
and Lubbock contain large universities. Denton had the highest median level of educational at Austin
A ment of the Cities listed except Arlington, tain-
t '
A breakdown of the educational status of Denton's 1960 population is shown by Table 6,
0 TA-.A
EDUCATIONAL STATUS - DENTON POPULATION
' 25 YEARS OF AGE AND OVER - 1960
Years School Cited
r No School Years Completed 1860
Elementary School 87
1-4 Years
1 5-6 656
7 857
8 662
High School 1,025
1-3 Years
q 2,171
College 211E3
1-3 Years
4 or More 1,964
2,311
It can be reasonably anticipated that Denton will continue to reflect a high educational level primarl-
ly as a result of its two large Universities.
14
t> t .a.y+ y/' wi.%a' ~r .t.yr" rn .t''+ ,
' a h
OCCUPATION AND SKILLS ~F THE RESIDENTS
j It must be recognized that employment opportunity has been a major factor contributi
growth, initially Demon's growth was target ~ to Oenton's
y dependent upon locally generated employment. In re-
cent years as the Community has become more closely tied to the Dallas and Fort WC4 areas, there
' has been an Increasing interchange of employment In both directions by residents of all parts of the
Region, increasing numbers of people Iive In Denton and Denton County and work in the Dallas or
Fort Worth area, Conversely many people with relationships to the Universities commute to Denton
daily,
' The employment data reported by Table 7 for Denton and Denton County for 1960 shows the status
of resident employment as of that date, The Texas entpl6yment Commission now re
Denton County employment as reports Denton and
part of the total Dallas SMSA, in 1960, the
i to residents was 38.4 which is relatively low as compared to other communities in il,e Dallas-Fort
Worth area where up to 45 percent of the population Is represented by resident employment, Commut-t
' ing to employment In Dallas and Fort Worth and the large numbers Involved
the Universities would make Denton different from most other nearby cities to educational training at
1
e TABLE 7
1960 OCCUPATION OF EMPLOYEES
CITY OF DENTON AND DENTON COUNTY
Percent of Denton
' Professional, Technical and Kindred Denton- Count Percent of
Managers, Officials and proprietors i X960 19,0 --"Y C---°u-nth` .
Craftsmen, foremen and Kindred 1072 10,4 2 13,1
' Clerical Workers 10009 2j989 989 16.1
Sales Workers 9,8 2'293 12.4
1,798 14,1 2,243 12,1
Operatives 798
.7 214
Service Workers 7 1,
11369 13.,3 3 2,886
86 6.5
' Laborers 11511 14,6 15,5
Farm 546 5,3 2905 11,3
Household Workers 54 0.5 4,9
3.1 ' Operation Not Reported 319 50900 2 3,2
231 2,2 5,7
Total 411 2.2
10,327 100.0 18,589
' Source; U. S. Census 100,0
13
tjlt7 'y77`
The labor force breakdown for the City of Denton In 1960 is shown by Table 8, Two very apparent
1 differences from what could be considered the normal or average employe bn akdown in Dallas.
Fort Worth area communities Is apparent from Table 8. Denton had a relatively low ratio of mnaufac-
r bring employment (15.87- of total) and a very high service and government employment amounting
' to slightly ever 50 percent of the total.
1 TABLE 8
FORCE BREAKDOWN BY INDUSTRY
r CITY OF OENTON - 1960
ind~us_try
Manufacturl Em to es
' ura a gods
Nw(-Durable Goods 845
Sub-Total 11468
Non-Manufacturir 2,313
io esa e a Retail Trade
1 Transportation, Communications 21821
and Utilities
Finance, Insurance and Real Estate 442
1 Service and Government 500
Construction 7,326
Agriculture and Mining 753
Sub-Total 189
Industry Not Reported 12,031
168
'
Total Employed
14,512
1 It is obvious that the employment related to the Universities and other local, state and federal agencies
1 in the area account for the high service and government employment level. It Is likely that the num-
bers of persons employed In this category will continue to Increase as a result of enrollment growth of
1 both Universities which are Indicated as follows:
ENROLLMENT PROJECTIONS
1 North Texas State University Texas Woman's University
1970
1975 1$.000 5,583
1 1980 190100 7,243
1985 20,300 91022
20,300 10,924
r
}y w
a It could readily be concluded from the enrollment projections derived from the respective Unive►sitie's'
Plans that as muds as a 50 percent increase in employment related to the operation of the Institutions
would result by 1985.
' The benefits of the Universities from the cultural, educational and social standpoint are important to
t Denton. The academic atmosphere and environment should become increasingly attractive tc ix rge
numbers of residents who will be employed elsewhere.
An opportunity exists to increase the manufacturing and wholesale distribution employment In Denton.
' Present manufacturing industry includes apparel, business forms, food processing, trailer and mobile
home manufacture and a brick plant. Three railroads serve Denton along with excellent motor fr@ic ht
' service and the New Regional Airport will provide air frolght'service at a point even nearer to Denton
than Love Field.
The overall opportunity to share in the expansion of the Region's employment as projected by Table
' 14 offers to prove a steadily increasing employment base For Denton.
PERSONAL iNCOMF
The income per household has risen significantly in all areas in recent years. The median family
Income in Denton In 1960 .was ;5,617 annually. By comparison with tha following other Texas
' cities, the 1960 median income In Denton was about average,
' COMPARISON MEDIAN INCOME 1960
DENTON $5,617 Fort Word
Austin ;5,119 Lubbock $55,617
Corpus Chr;sti $5,221 Wichita Falls $5,276
Dallas ;5,925 State of Texas ;,276
;5,650
' Denton's median income was the same as that of Fort Worth and above that of Austin In 1960. The
relationship to Austin is perhaps significant because of the similarity of the economic base of both
cities - being largely government and educational in orientation.
t
16
+w
detali breakdown of the Income range for Derfon as reported by the 1960 Census Is
table 9. shown by
' TABLE 9
FAMILY INCOME RANGE - 1960
' CITY OF DENTON
Income Ranae Number
' Under Percent of Total
$ 1,000 297
$ 1,000 to $ 11999 528 5.0
$ 2,000 to $ 21999 608 8.9
$ 3,000 to $ 3,999 758 10.3
$ 4,000 to, $ 4,999 773 12.8
$ 51000 to $ 5,999 710 13.1
$ 6,000 to $ 6,999 559 12.0
$ 7,000 to $ 71999 9.4
$ 8"000(0$ 8,999 330 6.7
$ 9,000 to $ 90999 240 5.6
$10,000 to $14,999 4.1
$15,000 to $24,999 510 8.6
$25,000 and Over 151 2.6
0.9
e Total 5,918
100.0
' The degee to which the median family income has Increased over the past ten years Is shown b the
following comparison: y
' COMPARISON ESTIMATED FAMILY
INCOME 1970
' CENTON $8,700 Fort Worth
Aust.n $8,900 Lubbock $9,00 $9,000
Corpus Christi $8,250 0
1 Dallas $9,750 Wichita Falls $8,600
State of Tex.'s $8,250
It can be anticipated that the incume level in Denton wil I continue to rise and that such income rise
will represent a genuine increase at a rate exceeding the rate of Inflation. It is likely
ment generated in Denton by the Regional Airport wil I Influence income upward subsiantially mpfoy-
The Natforul Planning Association has esticMted a continued rise In the average household Income
In the United States to over $12,000 by 1985. When Inflation allowances are added to the esU-
mate, the average household Income could reach from $15400 to $18,000 by 1985. By 1980,
t6
!A s r r,~p _r l' i .,1~ 2. i~• a tr !r
It Is estimated that the average annual family income In the Denton area will be about $14,000 or
over 60
e percent greater than the present income level.
' The rise In Um income level will Influence the demand for housing, services, retail sales and ser.
vices in Denton. It can likewise be expected that the residents demands for cultural, social, recrea-
tional and health services will reflect a higher Incorrk level and more discriminating standards.
' WATER AND RECREATION
Denton County contains two of the significant multi-purpose reservoirs In the Dallas-Fort Worth area,
others are nearby and at least one additional reservoir is planned which will partially be in Denton
County, The Autrey Reservoir on the Elm Fork above Garza-Little Elm Reservoirls now under study
e by the Corps of Engineers and is part of the overall development of the water resources of the Trinity
River System.
Denton still has opportunity to gain both directly and indirectly Prow the present water recreation fact-
' I(ties nearby in Denton, County, The growing' population of the Region will demand Increasing
of recreation space and water-oriented facil(ties are likely to be especially in,0,•,iand, amounts
e
The growth In water recreation has been part of a phenomenal expansion of almost every kind of re-
creation since World War 11. A recent study of the California Outdoor Recreation Plan estimated that
three-fifths of outdoor recreation Is water-oriented, This suggests that current National spending for
water-oriented recreation alone Is between $5 billion and $6 billion,
e Four reasons have been given for this upsurge In spending for water recreation. These are: (1) popu-
lation growth; (2) the rapid rise in consumer buying power; (3) the increase in leisure time as working
hours are shortened and retirement at 65 or earlier becomes commonplace and (4) the need and de-
Sind for a more direct contact with nature as urban congestion Increases. As a result, the Outdoor
Recreation Resources Review Commission has estimated the following growth in water-oriented re-
' creation,
e
1
17
r
f- lY
77
' PROJECTEO MINIMUM GROWTH IN THE USE OF WATER-ORIENTED
RE,REATION FACILITIES IN TIME UNITED STATES 1964-2000
' Occasions (000 000)
Uses 1960 Percent Growth
Swimming, 1976 2000
' 672 1,182 1966--
Picnicking 274 21307
rishing 418 243,3
Boating* 260 350 700 150.9
Camping 159 285 521 100.4
Water Skiing 60 113 5235 57 250.3
39 84 189 291.7
TOTAL - 1,469 384.6 *Other than Sailing and Canoeing 2,432 41509 206.9
r Continuing and expanded benefits can be expected It the existing a
County. The water recreation made available by the reservoirs adds gre tPlanned ly to the ~ actti in Denton
Dentor, as a place to live and work. veness of
1
r
i
6 i4{
a r JT a t ,1 THE REGION
Denton's future growth potential must be recognized as being closely Interrglated to the future of the
North Central Region. No consideration of Denton's population, resources or past performance pro-
vide a basis for considering Its future potential without 11:e recognltron of its geographic relationship
' to the Region.
The Regional Area which influences Denton's future can be defined with various boundaries depending
upon the features being considered, Three Regional Areas lend themselves to ready consideration as
they relate to Denton; namely, the adjacent surrounding Counties as a unit, the combined Da
Iia, and
Fort Worth Standard Metrop.Jl4n Statistical Areas covering a total of 8 Counties and the Ten County
1 Area of The North Central Texas Council of
Governments. AN three Regional Areas will be used for
' comparison and projection purposes as they relate to Denton.
Inasmuch as Denton has become an int.pgral part of the Dallas-Fort Worth Region, a summary of the
status and potential of the entire Region is appropriate background data for a consideration of Denton's
Future. The following summarizes significant features of the Region which appear to tafiuence its
r present status and future potential .
■ POPULATION CHANGE
' The two central counties of Dallas and Tarrant have for many decades been the fastest growing
counties in the Region. More recently, the fringe Counties of the Region, such as Denton County,
' have shown substantial population Increases, d trend which did not generally exist until 1950 or
1960, as most of the outlying Counties, except Denton County, have been losing population since
about 1920. Table 10 shows the population change for the Ten Count Region from 1900 - 1970.
Plate 1 shows graphically the Areas of population gain and loss in the State of Texas as derived the preliminary 1970 Census data, All of the Counties In the
Dallas and Fort Worth Standard Metro-
politan Statistical Areas showed gains as did all Ten Counties In the North Central Texas Council of
' Governments. All Counties Involved had increases In excess of 10 percent except Ellis and Kaufman
r
y ,'`,.Y1f y 44 )WIR
r n
+ It a, a ~ w 1 'ca ~
17 i° =.wf ~t y4 n' „we%. .P x
r
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r
uxovG; na
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/ 'l••1 uralr
ry ti
NEW MEXICO
r _ J
r11.1 /I 1 gyn.
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4H1 rrur ~ y a as xe1R la• Ce
raXO• 1 r71 ,.•r. ~ 7 alr 1 h o`t~jj ~
•
IrllRl I[~•t•il MANI YW r.~~s l ~'4.. R~p•
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1 tltl
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11
F Iwll I~ M ~ 1 ■•n ,
t I~, r111 a ,e,'
'II IM111
y1L1 K'Y
POPULA.}" NR\ . , O [1
n•
r
X1 a.
Ila •
MW iH411 bt INCA[45t ~ ur
® Q-*% OECWAX ar1• a,M
• nxw
r " 7H" 10% 01WAX •
'W ♦ a
OATA NUT AALABLE , 161N,
va7 q c"TV COO "aft
r •1wu I+eul..w R,V a,a,• •PMw as
r
r
FltrVll Mluyr, t41r141p
KI IMIX 1I!!//•}XIl IILF
'°'u tiw•I uwala
NwI+r1 .w.~w M.
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IN i ~Y~ 1Y I~
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POPULATION CHANGSTATE OTEXAS
COUNTIES • ~E11A►
1960-1970 'LATE 1
V V6 .h } Xr t%~ t Y t Ire., 6 rbr
r
CoiNIUM It should be noted also tat CoUntles adjacent to Denton County on t,+e north-northwest
' and northeast also experienced population ga!h3, Other major growth Areas Include those around
Austin, San Antonio and Houston, TABLE
POPULATION CHANGE
TEN COUNTY COG REGION
1900101970
Cow& 1900
1910 X20 1930
Collin 50,087 49,021 n
Dallas 82,726 135,748 2101551 325691
Denton 28,318. 31,258 35,355 32'
Ellis hnson 501059 53 629 x822
Jo
55,700 53 33810 Kardman 33,376 35,3460 23 37'286 33,317
41,276 40,905
Parker 25t823 '
331
Rockwall 8,531 28,072 23,382 18,759
8x
Tarran! 591 71658
Wise 27,116 126,450 1520800 197,553
19,178
Total 392,231
508,864 637,913 7750999
' County 1Q„40 ,9,50 1960
Collin 47190 41692 Dallas 398,564 65312
614,799 951,527 1,315,664
Denton 41,365 47
Ellis 47 733 ,432 73,533
Johnson 30,384 45,645 43,395 45o693
Kaufman 38,308 31,390 34,720 45,718
08 31,170 29,931 31,666
Parker 28,3
482 1528 38OB
Rockwall 7,051 26,156 25,878 32,542
881
Tarrnt 219,0521 74 361,253 538,956 711,3
87
16,141 17,012 18,830
' Total 867096;5 1,211,139 1 733 gpb
2,347,226
Source; U, S. Census, 1970 Preliminary
21
r
Denton has a significant location to the north and near the ce~yter of the ,raplex of growing Counties
r making up the North Central Texas Region. The Importance of the concentration of predominantly
urban population surrounding Denton is Indicated by the following tabulation of preliminary 1-170
Census figures for the Area:
Dallas County 1f315,664
Tarrant County 711,387
1970 Two County Total 2 0 051
Dallas SMSA* ,
1x538,749
Fort Worth SMSA* 757,105
2x295,854
Ten County COG Region* 21347,226
*Dallaf SMSA - Dallas, Collin, Denton, Ellis, Kaufman, Rockwall
*FortWorth SMSA Tarrant, Johnson
*COG Region - Collin, Dallas, Denton, Ellis, Johnson, Kaufman, Parker,
Rockwall, Tarrant, Wise
The population gains for &e various Areas of the Region between 1960 and 1970 were as follows:
Denton County Gain 26,101
Dallas County Galn U4,137
Tarrant County Gain 172,892
Dallas SMSA 419,339
Fort Worth SMSA 183,890
Ten County COG Region 614,709
It appeaps that nearly 44 percent of the total population gain of tho State of Texas during the 1960 -
1970 decada .occurred In the Ten County North Central Texas Region and that over 40 percent of the
r state's gain was in the Dallas and Fort Worth Standard Metropolitan Areas of which Denton Is a part.
While some adjustments may occur in the rate of Regional growth the expansion of employment in the
Area Is expected to continue to attract substantial numbers of In-migrants.
1
22
FS< n
REGIONAL EMPLOYMENT
' The status of employment by category In the Ori Ins and Fort Worth Standard Metropolitan Areas
cluding Denton and Denton County, as of April 1970, is shown by Table 11 in-
with comparisons to
' the State of Texas. The combined Metropolitan areas had a total employment of 1,445;300 work-
ers in April and a tots! labor force of 1,070,800 people. At the same period, the State of Texas
had a total employment of 4,608,400 persons, The Dallas and Fort Worts, Metropolitan areas ac-
counted for 22.7 percent of the total employment In the State of Texas,
' k,LE 11
EMPLOYMENT - APRIL, 1970
DALLAS AND FORT WORTH SMSA AND STATE OF TEXAS
Combined Percent of State
Dallas Fort Worth Dal las-Fort Worth State of of
Industrl SMSA SMSA SMSA
Nor.-Agricultural Texas Texas
Manufacturing 166,800 15,300 260,100 30.3 Construction 859,700
Transportation, 935j'100 60,800 21.4 183,955
' Communication and 54,300 16,200 70,500 22,8 308,555
Utilities
Wholesale and 1950000 73,700 268j700 holes Trade 26.3 1,023,460
Finance, Insurance t-id Real Estate 58+400 13,400 71,800 32.4 2211325
Service and 130,300 55
' Miscellaneous ,600 185,900 26.4 704,145
Government 69,300 35,000 104,300
Mining 81300 21000 10300 13'3 785,375
_ + 8.6 120,295
' Total Non-Agricultural 728,100 304,300 1 032 400
Agriculture 9,'100 31200 j 24'0 4,306,404
_12,904 4.3 302,000
Total Employed 7370800 307,500 1 045 300
r 22.7 41608,400*
Unemployed and Idle 16,800 8,700 25,500 18,4 138,804
Total C(vl;ian
Labor Force
754,600 316,200 1,0701800 22,6 4,747,200
' Source; Texas Employment Commission
*Proprietors and self-employed distributed proportionately to the various employment categories.
Proprietors and self-employed total 586,500.
t
23
eta
Comparisons made In Table 11 of the
Percentages of the various cate4o►fes of employment in the
Twin Metropolitan arr,,as to the State of Texas shows some significant relationships. of the manufacturirg and financial, insurance and real estate em„~ . Nearly
one-
Crated in the Dafla:: and Fort Worth areas, ovcrone-quarter o e~oyment in the State Is concen-
al
1
ployment is likewise found In the combined Metropolitan areas One-fourth State's cetrede and service em-
employment in construction and in transportation, communication and utilities Is also over of all of Texa
found to the s
Dallas and Fort Worth areas, Agricultural and mining employment are the only two categories of
Pfoyment that represent a em-
percentage of the State employment in their res
lower than the 21 Pective categories which is
percent which the area's population *Presents of the total State population,
Despite recent reduction trends in employment in defense oriented industries IA the D'allis-Fort Worth
area, It can be anticipated that employment will continue to rise and that any dip resulting from de.
fense contract adjustments vrtli be of short duration,
RETAILING
While Denton came Into being as a trade center for rural Denton County and surrounding area; Im-
t proved transportation has brought the larger availability of outlets and ma
and
j ,
Fort Worth Into direct competition with the Denton retail establishments, The results fof the'F t
b
Worth and Dallas competition are indicated by Table 12 which shows the estimated retail sales
' capita for Denton - Dallas and Fort Worth. Per
In the general merchandise categories Including department stores and In the apparel and accessory,
furniture and miscellaneous retail categories, Denton's per capita sales are substantially lower than
j the two larger cities where It is obvious that many Denton residents make important purchases, As
Denton's population grows and new major retail Outlets open, a pronounced charge upward Is likely
In many of the retailing categories.
1
?1
r 7 57 6+
- 77
71,07 "T 5F
TABLE 12
RETAIL SALES PER CAPITA - 1967
DENTON -DALLAS -FORT WORTH
Category PER CAPITA SALES
---ben`ton a as Fort
1 Building Materials, Hardware and Farm Equipment $ 63 ; 58
General Merchandise and Group Stores 277 369 ; 100
Food Stores 373 361 451
Automotive Dealers 325 403
' G ~sollne Service Stations 125 461 426
Apj.arel and Accessory Stores 129 152
Furniture and Home Furnishirns 73 114 85
Eating and Drinking Places 71 97 95
Drug Stores 86 168 154
Miscellaneous Retail Stores 66 73 78
Non-Store Retallers 128 182 145
19 72 81
Total Retail Sales Per Capita' ;1 Q ;2 p - $ r ` 17o
1 Source; Computed From 1967 Census Retail Trade
' Retail sales figures in the Dallas and Fort Worth SMSA and Denton County for 1967, of which
Denton is part of the Dallas' area, are shown by Table 13. Denton can expect to obta;n an Increasing
' share of the total Regional retail trade which in 1967 amounted to over $37 billion in the Dallas
and Fort Worth Metropolitan areas. Denton shows a total retail sales of $60 million in 1067 while
Denton County's retail sales were ;90 million,
1 As Denton's population and family income Increases, the Community will become more and more at-
tractive to major retail outlets and significant gains In retail trada can be expected. It must, how-
ever, be recognized that the major retail expansion which growth will require could occur in Denton
County outside of the City of Denton where the entire County population would be tributary to the
development. North of the Dallas-Fort Worth Regional Airport In Denton County could become a
significantly competitive area to Denton as a future retail location. To assure continued retail domi-
nance In the County, Denton must aggressively promos. alily future retail outlets.
i
1
zs
F r g5 ` ( e
_TABLE 13
RETAIL SALES FORT WORTH AND DALLAS SMSA
AND DENTON AND DALLAS COUNTY 1967
Fort Worth SrASA
urn ro l (lea Dallas SMSA
Recall Establlshments Estab
'Aum er o a es
Building Material, Hardware 1, hmee n is nts
- AIM) Establishments
Ha (1 000)
and Farm Equipment
General Merchandise 221 ; 56,172
' and Group Stores 475 $ 91,0:;
Food Stores 199 ?17,841 459 429,865
Automotive Dealers 767 250,401
Gasoline Service Stations 629 247,846 1'784 508,781
Apparel and Accessory Stores 946 98,735 1,049 564,321 844 and Home Accessory s 342 44,091 1'742 177,321
Eating and Drinking places
1347 46,4130 812 126,175
D,ug Stores ,075 01,548 111,322
Miscellaneous Retail Stores 155 44,572 2337 172,132
Non-Sttte Retailers 1'019 73,058 85,909
585 34,140 ?226 192,324
Total Retail Sales 1456 70,549
6,246 ;1,194,434 13,214 $2,54011
tl8
' D&11,00n Count
Retail Establishments um r o a es Dallas Count
Establishments um r o sales
Building Material, Hardware (1 000} Establishments
and Farm Equipment (1 000)
General Merchandise 31 ; 4,093 345 $ 72,332
and Group Stores 25 10,609
Food Stores 366 409,722
Automotive Dealers 103 21445
Gasoline Service Stations 60 22,612 1,369 404,817
Apoarei and Accessay Stores 110 7,844 844 502,014
Furniture and Home Furnishings 40 3059 1'372 152 2
Eating and Drinking places 44 3,156 708 11717,328
Drug Stores 73 4,332 685 101,016
M
iscellaneous
Miscellaneous Retail Stores 18 31338 1'791 161,285
Non-St
ore Retailers 104 8,938 1913 85,738
40 ,913 168,479
818 11333 66,764
Total Retail Sales -
b58 $ 90,474 11,000
Source: Retail Census - 1467 $2,282,614
TRANSPORTATION AND REGIONAL AIRPORT IMPACT
' Accessibility to Dallas and Fort Worth and to the new Regional Alrport from Denton is of Maio? impor-
tance to the future development of Denton, Interstate Highways 35E and 35W provide direct highway
r access to the heart of Dallas and Fort Worth (see Figure 2) and create the most significant highway
28
y.
lies to the Region. It should be recognized that interstate 35E and 35W penetrate the centers of
' Dallas and Fort Worth, and that the traffic congestion resulting in the central parts of the large cities
' has a limiting Influence on the regional function of the highways.
Certain circtiniferential highways of freeway standard planned or under development in Dallas and
Tarrant Cotmty will eiihance Denton's tie to the State and Region. Loop 9 and Interstate Highway
' Loop 635 in Dallas County represent highways that will enhance the Regional accessibility of Denton
without leaving it dependent upon the Central Area congestion of Dallas or Fat Worth,
The most important future highway access to Denton is the proposed "Mid-Cities" Freeway which
would be a northward extension of the west leg of Loop 9 along the eastern edge of the Regional Air
port to Denton (see Figure 2), While a designation for the "Mid-Cities" freeway has not been re-
' celved, the highway offers the only apparent opportunity for increasing the capacity of the highway
system through the center of the Dallas-Fort Worth Area In a north-south direction. The develop-
ment potential of Denton will be greatly enhanced by the provision of the additional freeway access
which the "Mid-Cities" Freeway can provide. The "Mid-Cities" Freeway has an even broader function
for the Region Inasmuch as it offers the only practical way of achieving a north-south Regional high-
way route that Is not restricted by the congestion of the central condition in Dallas and Fort Worth,
The New Regional Airport itself offers the most significant expansion in transportzilon facilities.
Denton will have one of the Nation's largest airports conveniently available and as a result, will
enjoy direct connections to all parts of the Nation and the World. The accessibility of the Regional
1 Airport, coupled with the academic atmosphere of Denton, offers a wide range of office, research,
technical and service development and employment opportunities, Opportunities which are further
enhanced by the range of outdoor and water recreation available in Denton County and at other nearby
i locations,
O The employment directly related to the Airport is projected at 15,000 people by 1975 by the Regional
Science Research Institute. Other projections from the came study indicate that 23 million passen-
gers will use +,he Airport annually by 1980 and that 7001000 tons of cargo will be handled in the
21
r~.'rPrY "x .yq 'jl...p,~ ~ a r r Ae
r
same period.
Three major railroads, the Santa Fe the Mlssauri Kansas and Texas, and Texas and Pacific Rail-
roads serve Denton. The location of the facilities of the various railroads offer opportunities for the
creation of several rail served Industrial districts. Two industrial districts now exist in Denton.
The combination of rail, air and highway transportation service make Denton very competitive with
other communities In the Fort Worth-Dallas Area who are seeking to expand their Industrial employ-
e ment base.
' The accessi)lllty to employment from Oklahoma, North Texas and the entire Fort Worth-Dallas
legion y;;es Denton a certain advantage of location which some of her competitors may not enjoy,
r
r - y 64NIA
LlrrU ELM
DEN N LAKE
DECATUR A t4
' Nc KINNEY
A 114 /rAP . N f
C ~
N Ae :MONA
IMPORT , M
/
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Ift
K
f o F
H 0 ALL B
B ~ 1
AKf edt
r s+
1
' FIGURE 2
REGIONAL TRANSPORTATION EXPANSION
1
28
' THE FUTURE OF THE REGION
The single most Important factor which w;ll contribute to the continued growth of the North Central
' Texas Region Is employment expansion. Employment is the major contributor to in-migration which
Is expected to continue to exceed the natural Increase as a source of population gain In the Region.
The following outlines some of the significant features of employment In the Region and changes
which are anticipated.
' MANUFACTURING - Despite the current trend toward adjustment in the defense and
space oriented
t Industry, the Region is expected to continue to expand In manufacturing activity and manufacturing
emp:. ;.vent. Within the Region some relocation will occur in certain types of manufacturing activity.
Those Industries with more moderate pay scales such as 'textiles, wood products, leather products,
apparel, home furnishings and furniture will tend to relocate or direct their expansion toward the
smaller towns and communities removed from the central denstly developed part of the Region.
' It is also probable that automation will Increasingly affect employment In a widening range of industries.
Printing and publishing, a very Important type of Regional industry, is becoming rapidly automated.
' Automation will reduce the rate of employment growth In the Industries Involved while at the same
time increasing the output per worker. Automated Industries will tend to be the hitjhesl paying Indus-
tries. A compensating Feature of automation should be an Increased concern for product development,
' which also requires skilled and well paid personnei.
Manufacturing in the Fort Worth and Dallas Standard Metropolitan Areas will continue to represent
a significant portion of the total employment but Is expected to Increase at a slightly reduced rate,
as a result of some manufacturers expanding or locating within the general North Central Texas Area,
but beyond the higher competitive salary area found in the Central Counties of the Region. Table 14
' shows the projected changes and anticipated growth in manufact+oaing employment and other employ-
ment categories by 1990.
NON-MANUFACTURING - Mon-manufacturing activities are actually of greater Importance in the
Dallas-F)rt Worth Area than in most urban areas. It was predominantly non-manufacturinn activities
~ 21
which created the initial growth stimulus to the Area. The diversity and depth of non-man
r activities Is an important factor contributing to the continued growth of the Region Jacturing
Important segments of the non-manufacturin9 emPto g,. Some of the
yment Include the following:
1 • finance a_ banking is one of the Prjmary growth segments of the Region. Within the
Region, particularly In Dallas, are found several of the Nation's leading banks, a
Federal Reserve Dank, major mortgage banking firms, investment, underwriting and
stock brokers, numerous home and regional insurance offices, and it concentration of
savings and loan associations. The financial know-how and financial resources of the
r Are.: are capable of stimulating further economic expansion,
Future Income gains, Industrial expansion and population growth can be expected to
multiply and Increase the Importance of the finance oriented activities. Autanation is
expected to affect some levels of employment in the finance on ,
continued Increase in both the numbers and 4~~aptY of employees oriented ..ctlviHel, but a
In the finance fields
is anticipated,
2. Wholesale distribution has long been a very strong employment segment of the Area's
economy. Interstate Highway 35E (Stemmon's Freeway) Is the axis of the preponder.
ante of the distribution Industry In Vie Region, There Is an excellent opportunity for
expansion of distribution type industrial development to Denton along the Highway.
Improved transportation as illustrated by the Regional Airport and new freeways will
continue to influence the expansion of wholesale disa•ibution In the Region. The
steady and continued growth expected in wholesale distribution activity in the Region
should provide Denton with opportunities to gain employment In this category,
3. Transportation, Communications and Utilities are expected to continue to row
the expanding Regional commercial and Industrial base. Employment at the Regional serve
Airport alone Is expected to add as many as 15,000 employees directly transportation by 1975While automation may cause slight adjustments related to
* in the rate
Regional Science Research Institute "Economic Impact papas-Fort Worth Regional
Airport"
30
a -ors Yxa h.,
. ae . `777 7
y
75
r
of growth In this category, it will continue to be an expanding and significant part of
the Region's employment base,
4. Retallin4 will continue to rise as a result of higher personal incme and In-migration
of a productive worker group. A great depth and array of retail outlets selling a wide
r range of goods exist in the Area. Recently there has been a shift of such outlets away
from the Central Cities of Dallas and Fort Worth, Special features such as Six Flag=,
r the State Fair of Texas and Fort Worth's Fat Stock Show and a large convention busi-
ness. help the retail base and such activities are likely to continue and expand. Denton
will gain more and larger retail outlets as the population expands,
r 5. Services employment Is expected to become an Increasingly Important segment of the
employment base. The various professions and other personal and business services
Including hotels, motels, education, entertairxnent,,nd amusements are all prime ex-
pansion sources for the Region.
r 6. Government employment r.t the local, state and federal levels Is also expected to expand
slgnificully as a result of the demand for better services and the problems of an in-
creasingly complex urban environment,
' 7. Construction activity will continue at a high level despite occassional fluctuations re-
sulting from changes in fiscal policy and economic adjustments. Much of the building
' Inventory of the Region is of recent construction and the need to begin replacing ,une-
tionally obsolete facilities will likely soon to added to the need for new structures In
t the residential, commercial, Industrial and transportation fields,
8. Mining and Agriculture are nut expected to be major factors In the future employment re-
' quirements) Agricultural employment in the Region Is expected to continue to decline
as the Area becomes more urbanized,
r
1
31
r
f :.~.4 x
1
Table 14 shows the projected employment for the combined Fort Worth and Dallas Metropolitan Areas
for 1990 and compares the projections with the actual employment In 1970 and
perc t}t of the total
' employment represented by each category in 1970 and the anticipated percentage in each group in
1990. Adjustments in percentages represent anticipated changes such a3 manufacturing shifts
and automation which are likely to occur between 1970 and 1990.
TABLE 14
PROJECTED EMPLOYMENT BY CATEGORY
' COMBINED FORT WORTH AND DALLAS
METROPOLITAN AREAS*
' 1970 1990
Type Employment Number Percent Number
E )o ees of Tots) Emto ees Percent
Non-Agricultural of Total
Manufacturing 260,100
Cnnstructton 60,800 24.9 390,000 2200
msportation, 5.8 112,600 5.8
Communication and 70,500 6,7
Utilities 104,760 5,9
Wholesale and
Retail Trade 268,700 25.7 440,80
Finance, Insurance 24.9
and Real Estate 71,800 6.9 1391000
' Service and 7.9
Miscellaneous 185,900 17.8 370,200
Government 104,300 1Q, 0 20.9
Mining 10,300 1.0 208,300 11.7
10,000 0.6
Total Non-Agricultural 11032,400
98,8 1,765,600
e Agriculture 120900 1,2 99,7
4,500 0.3
Total Employed 11045,300 100.0
Unemployed and Idle 1,770,100 100.0
25,500 - 32,000
Total Civilian
Labor Force 7,0701800 - 11871,100
Estimated Employment 1990 by Marvin Springer and Associates
*lr,r;ludes Dallas, Tarrant, Collin, Denton, Kaufman, Johnson, Ellis, Rockwail Counties.
1
Denton's relation to the Region and to the growing transportati09 facilities should give it an opportun-
Ity to share generously In the expansion of the business and industrial employment growth anticipated
32
S ~x .4
1
for the maJa portion of the Region.
Denton appears to be the northern focal
southern focal point of the north-soub; r Point and Arlington the
9 owth axes which will be generated by the New Regional
Airport, Heretofore, employment generation In the Region has been strongly on an east-west a
between Dallas and Fort Worth, The Mid-Cities development and xis
a caixlitlon which will strongly challenge the dominance of the the New Regional Airport will create
east west development axis and Denton
should gain substantially from the shift of emphasis. The shift will become especially meani
when and if the "Mld-CitiesFreeway is constructed, ngfut
l
d
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t
33
r r ~ Ord
~ ~ iR w y ~Y 1 p,.~lp Y
p ~ !1 1A ep
V11 ] 4 r k5 f ~ ~ ~ y. C
DENTON'S PROJECTED FUTURE POPULATION
At tlle present time Denton has large areas into which urban growth can expand
of adjacent municipal boundaries or physical barriers. While Denton Is nopecwithout the ted to g owo sprepid-
ly as some of the other Mid-Cities Communities to the south, such as Arlington, Irving or Grand
Prairie as the central communit es mature growth is expected to shift very strongly to the Denton area.
Until the filling 'n of the more centrally located communities Proceeds a little further a
20 years, Denton is expected to continue to grow at a o pproximately
pproxtmately the same average rate as has been
experlenced during the past two decades. There is no apparent reason why Denton and Denton County
should not participate vigorously In the Region's growth and eventuai fy be subject to major Increases
'In growth rata as the growth emphasis shifts. The strong elements of Denton`s location and its tra -
portation, educational and recreational facilities should create an above avers ns
4e Participation in the
future growth of the Region. TFi exact dates that the various stimuli will begin to influence the growth
rate of Denton are dependent upon many factors. The early construction of the proposed nMIdt
Freeway could be as stimulating to Denton as Central Expressway (U, S. 75) has been ~ Richrdsa,ds rt
' and Plano. An or
Any projections of Denton,s future population are, therefore, deperJent upon the comple-
Hon of such facilities as the Regional Airport, "Mid-Cities" Freeway, Aubrey Reservoir and other
major physical Improvements.
The following population projections assume a completion of the varirus
Influencing Improvements at
a gradual rate in keeping teith the present rate of progress on them.
TABLE 15
COMBINED DALLAS A DTFORT WORTH SMSA
Year Po uDenton Denton as Percent Combined Dailas-
Fort Worth SMSA
lation Combined SMSA
1950 21372 Pooulatton
191i0 26,844 1'9 1,173,470
1970 39,000 1.7 1,293,085
I980 54,000 1'7 2,295,585
1990 75,000 1'8 209900000
2000 100 000 2.4 3,650,000
2010 150,000 4,200,000
3.1 4,800,000
34
~f' c -
Any increase in the development of the transportation facilities serving D
' colon will I(kely accelerate
the rate at which the Area participates In the Regional growth.
~oepoopoo
vOWO/!pp - - ~r
2
0
t.. 4004JOp
J
0
4
~DpOC
D E C A D E
;a FIGURE 3
The gradual rise in the percentage of the Dalias and Fort Worth Metropolitan Area growth represented
' by Denton, as reflected by Table 15, is considered a sound basis for planning and capital improve-
mentinvestment,
The comparative trend ►n population growth for Denton, Denton County, the Region and the State are
shown by Figure 3 with projections to the year 2000. It will be noted
that. no decease in the rate
35
9
~ ' ~ ~ ~ ~ M a d. t ~ti.< P y ♦ ~
' of growth during the projectioi,, period is anticipated for Denton. Such a
projection is contrary to what
is expected in most of the other municipalities in the Region during the same period. The strong growth
rate Indicated for Denton reflects the availability of adequate land for future urban expansion. Any
change in the availability of land or the creation of constrictirg barriers would tend to reduce the
growth rate reflected by Table 15 and Figure 3.
t The manner In which the projected future population is distributed In Denton will determine much
the cost and the efficiency of governmental services in the Community. The physical features of the
o
1 Denton site which influence the location and development of residential areas and the distribution
of population are significant features in future design and arrangement of Denton,
r
0
1
1
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34
7 7
7, Y;S'. 1 'J• `a '.;f tie it,
PHYSICAL FACTORS INFLUENCING DEVELIP!JENT
' The City of Denton is located near the center of Denton County about 38 miles northwest of central
Dallas and about 35 miles northeast of central Fort Worth at the northern apex of the two branches
of Interstate Highway 35. The entire site of Denton and its environs is located in the valley of the
Elm Fork of the Trinity River and is drained by four main creeks or drainageways which run upstream
t in a west and northwesterly direction. The most southerly tributary creek is Hickory Creek which
fors an arm of Garza-Little Elm Reservoir. The two central creeks are Pecan Creek and Cooper
e Creek, with Pecan Creek being the main drainageway for preponderance of the developed portion of
Denton. North of Denton the Clear Creek branch of the Elm Fr,ac and its braMh,'Mifam Creek, forms
the main drainage system in what Is mostly agricultural land at present,
The slope of the drainageways and the terrain generally is to the southeast
to Garzai l_ltt,,rc Flm Res-
ervoir which has a non,!al pool elevation of 515 feet above sea level. The northwe'';tem part of
Denton reaches an elevation of 700 to 750 feet above sea level while the elevation near the center
of the site, at the Denton County Courthouse, Is a little over 650 feet above sea level,
' The ridges separating the various drainageways and running approximately on a northwest-southeast
axis also create the pleasantly rolling terrain which can provide the basis for Interesting subdivision
' and housing site design. The original street layout of Dentxr Ignored the rolling characteristics of
the terrain and it Is only recently that subdivisions have started to recognize the terrain and adapt to
1 it,
' Plate 2 shows the drainageways and various other natural and man made features influencing develop-
ment. At the present time most of Denton's sanitary sewer service is located In the Pecan and
' Hickory Creek drainage area.. As development spreads beyond the two drainage areas the
of sewage will tecome more complicated, requiring a number of pumping stations and Interceptor mains,
The phasing of development expansion Into the drainage areas lacking sanitary sewer service will be
' an Important consideration in the economical provision of such service.
37
TeI
1-- tr Ri r1,~i rr .3~'~ 8~::: D >Z, ♦.P y A4~ ,~~Y d r .~'e `l
r'
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Cr t
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so 9
y ~ •r f
• r-'-- to • t'~
2 n r )
PIV i
Ighl
' • ~ ,~5-~C ~C.- i ~ ~ 71,/1 ..t( + ~ ~ )N r ~ i ~ 1 W r+'dI 1.
y
14 1 ; ~ •r tin ~ 51/t
,1 l r~ - 1 tl Y_ ~ 7 b rte I` r
Iff~rrlr 1 r` r I
14
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`Till , } ; f i
Ctr11R4 •v5hLf7 drirti(f N
W i 1oY•
.4YftiY MIAR ►1.b~C d11[mh10.K ArlA IA.~u N>[•q-Olpr
O MA" 00A7T4 w w••rryrrlunr
rur RrwA s.•x•.1
yru
•a•••p MAIM Mi011pr
' • Illwrl lAliP11.11•rr•,p
•.,a a.w.oi cwa r...l. •.r
rwry INrp n141 M
r•y1+i i lrr
~w~l tit +•~•rywr•~•~
5 ~1r~rylIri-4y
' PHYSICAL FACTORS AFFECTING DEVELOPMEN F
PLATE 2
4+~~n :3.w "'77777,17,77, L a s mss} s Ss S u,, y
l ~ h
Generally, Denton's site Is well drained by the various creeks which traverse It though some drain-
ageways are subject to local flash ffrodinq in flood plain areas, The
gradients on most creeks are
adequate to assure good run-off if the channels are open and unobstructed. Consideration should
be given to the preservation of the important creeks as parkways. The natural drainage courses
with strips if o;liacent land, when conveted to parkways, could create an open space structure for
the CW ~ramity and protect the Important drainage function of the creeks, As Denton grows the struc-
turing benefits of a bold open space system rrlated to the drainage system will be of Increasing value
and importance. The Land Use Plan should recognize the need for a structuring open space system
In Denton.
Several axisting forms of major land use exist in Denton which influence future development. Some
of the largest existing land use :nits are the publlc and semi-public areas represented by the two
' Universities and the Denton State School. The Denton Airport, Texas A & M E
xperiment Station,
' Cemeteries and the Municipal Civic Center are other examples of large public and semi-public forms
of land use. The plamted expansion of North Texas Stage University will, when completed, signifi-
cantly after the southwestern part of Denton. The Airport likewise creates an industrial development
npportunity which should be encouraged. The Santa Fe Railroad provides an opportunity for rail serv-
e Ice to the area near the Airport.
Existing industrial and commercial areas, such as found at the Acme Brick Plant and he Industrial
district on the M. K. and T. Railroad, also create large areas of non-residential land use which =1!t
be recognized. The central commercial area and the considerable University Drive retail complex
also represent large non-residential land use areas.
The railroads serving Denton tend to cut the site in a modified "H" Pattern. The most significant In-
dustrial expansion adjacent to rail is that previously mentioned near the Airport and the Santa Fe
' Railroad.
While Denton has a number of major thoroughfares (highways) existing and under development, the
pattern of thoroughfares Indicated by Plate 2 shows a serious lack of .rcoordinated system, Pr
actl-
38
rV 3 S !r
1 YP'rr
.
calls all crosstown movements are forced through the central part of the C ity. Unless significant
r modification of Denton's major thoroughfares can be achieved, the lack of adequate access and
e street facilities could l.ecome a significant deterrent to development. The recommended thoroughfare
system should achieve the status of a transportation framework for the existing and future
develop- ment. In particular, the thoroughfare system should delineate logical neighborhood areas or units by
bounding such areas.
It is generally within the areas not showing a pattern or a rob
P tern on Plate 2 that the major future
residential growth will occur. It Is important to note that Denton's Area, while near the Regional
Airport, is also sufficiently removed so as to have only a minor noise Impact. The alignment and lo-
cation of the malts north-south runways app°ar to be far enough east so that take-offs and a'p
will miss the major part u ''Jentonr The major Impact of the New Regional Airport on Denton will es
a g.owth stimulus rather than a noise problem, I be
t EXISTING POPULATION DISTRIBUTION
Ti s distribution of Denton's present population Is shown by Plate 3 on the basis that each black dot
r equals 20 residents. Approximately 40,000 people are represented by the black dots, including
r the present population of Denton (39,000) and a small number of residents outside the City.
Two concentrations of population are located adjacert to and within the University areas and these
r areas are tine ,„.;t dense concentrations of people in Denton, that part of
in the campus areas is student housing. The preponderance of the City's d
p latioi is located west
of the Texas and Pacific Railroad to Interstate Highway 35 in the area drained by Pecan Creek. The
general absence of population around the central part of Denton indicates the concentration of non-
residential uses in and near the Central Business District and the County Courthouse.
M recent years residential development has crossed interstate Highway 35E on the south and some
' residential development has been occurring on the west of Interstate Highway 35E outside the cor.
porate Limits. For some time there has existed a scattered development of residences along U. S.
' Highway 377 south and most of this development Is within the corporate limits as a result of ,LL,,
tl►1
40
f ~
f
I
~ I
_1aeR.d Vii; _ E ~
A'
/ i
• fL_y 0O7 REPnE SENTS 20 PERSONS tlV 910
(d!N DOt REPRESENTS 20 AOp LONq PERSONS ! -y
' •rw~~wRCrO•.q:.NifaYn~i
etul ~'~N'••1
n.nl
' rR..R.Irgq IK Y'ORMIq
tqt K ugpli
CITY of DENTON l EXISTING AND PROJECTED S:
POPULATION DISTRIBUTION PLATE 3
1
b
~7 PPVM~, 77r, MR
boundary strip extending out along the highway.
t Recent development has also taken place north of State Highway 24 (University Drive) and Is re-
' ffected by many of the black population dots sown north of the highway. The present predominant
directions of residential growth in Denton appear to be to the south across Interstate Highway 35E
and north from University Drive. Both areas are well suited to residential development. Ira the future
it is expected that Interstate Highway 35 will exert a pull to the west and northwest and that develop-
ing Loop 288 will attract development to the east + thereby, maintaining a more even population dIs-
triblion centered on the Downtown Area.
FUTURE POPULATION DISTRIBUTION
The future population distribution when Denton reaches a populatlon of 75,000, In about 1990" Is
also shown by Plate 4. The general places of residence cf the additional 360000 people expected
In Denton during the next 20 years are shown by red dots wlto'{each dot representin'n 20 persons.
' The anticipated rate of increase of Denton's population by 5 year Intervals is as follows:
1970 39,000
1975 46,000 1985 64,000
1980 54 000 1490 75,000
+ 1995 88,000
The preponderance of the anticipated future population to 1990 is expected to reside within the area
delineated by Loop 288 and Interstate Highway 35, When the City expands beyond 75,000 people,
' the population will expand significantly beyond Loop 288 and Interstate 35.
Among the changes anticipated in the population pattern in Denton is an Increase in density In the
areas near the two University Campuses and a general filling In outward toward Lorna 288.
The ridge line on the north between Cooper and Milani Creeks should be respected and expansion
' north of the ridge discouraged until a trunk sewer system becomes feasible in Milani Creek.
A number of planned facilities, such as the proposed flood retention reservoirs being developed on
upper branches of Pecan Creek north of State Highway 24, are recognized in the future population
' distribution patlem. The basic population distribution outlined proposes a generally balanced growth
42
M
a
r i
and respects the regulating and complicating features of the terrain,
If State Highway 24 (east to west) and Locust Street (north to south) Is assumed to create four quad.
' rants Inside the Loop 288 - Interstate 35 area - the northeast quadrant would gain 6,000 persons,
the southeast quadrant would gain 10,000 persons, the southwest quadrant would gain 3,500, the
r northwest quadrant would gain 9,000 people and the remaining 7,500 new residents would be lo-
cated outside Loop 288 or west of Interstate Highway 35.
r
Denton must weigh the desirability of achieving the balanced growth pattern Indicated by Plate 4
r against the need for expansion area beyond 1990. Based upon present projections, Denton or
Denton's immediate area could have a population of 150,000 or more soon after the year 2000,
r Protection of space to grow and prevention of small competing Incorporations and scattered semi-
rural development in Its environs should be a major goal of the City of Denton.
r
r
r
r
r
r
r
r
r
43
'4: Y; X141 `SCy 1 W, n ~
y
a K 1 't.~~ a'~~n ~Ti~ t K S~ Y, f .7, 1, vr.:,.~ M N y~
r .
EXISTING AND FUTURE LAND USE
The Denton urban area is identified by the existing types of land use which occupy the developed
r space within the City and its environs. A variety of uses are imposed
on the City s land use by the
day by day activities of those people residing In the Community as they seek a place to live, work,
play, trade, obtain an education, medical attention and evert a final resting place, Each of the
' various types of fad usage are generally found to be developed along the rights-of-ways of the exist-
hg street pattern which provide the routes for travel used by the people in moving from place to place
r within the City.
The physical character and quality of an urban area, to a considerable degra, Is determined by ft
arrangement, association and nature of existing forms of land use. The abil Ity of the stAvt system,
both minor and major streets, to accommodate the travel betweel the various major areas of similar
land use is also a measure for determining the quality of the urban area,
r
To provide a guide for the projection of future areas of development, or possibly redevelopment in
r older sections of the City, it is Important that present land utilization be examined and serve as a
basis for the projection of Denton's future land use requirements, With such projections related to
the Community's anticipated population and the physical features inffuencirg growth, the general
r Iimils of the future urban area can be defined.
The City Zoning Ordinance normally prescribes the current land use regulations and specific limita-
tions concerning the type and placement of uses kn the land. In addition
r it is desirable that a Land Use Plan be developed and adopted to set forth thlong-range Zoning
objectives of the Community, A Land Use
and use
Plan can anticipate desirable land use r changes and ec_
tablish tong-range objectives to guide future community decisions and may vary some from the cur-
rent zoning pattern. The Land Use Plan is a basic planning tool which will provide a scale and
t guide for the various planning programs undertaken by Cie CKy or Denton.
To provide the essential data for projecting and drafting the Community's future land use needs, a
field survey of existing land uses was conducted. The data as determined by the survey for the use
r
44
r t Sr N tl ' 1 h
# ' Div t+', Y e~ r4'u`r° ~g~r ,ai 1. 1j:., eE: ,
of each parcel waf placed on a maA by color coded classificatloa, The colored Existing Land Use
Map Is Illustrated graphically Ly plate 4. The use of land in Denton ac
Ypes: was classified in
' with the following general land use t cordance
A. Sin le-Famil Residence -
RESIDENTIAL USES ings an re ate accessory bui di gs Family dwell-2LI B, Two-F-Resdence -Duplex dwellings and
' re ate accessory ui ings,
C. Multi-Fami1 Residence - Apartments, room-
in9 ,Ruses arN re ale accessory buildings.
A. Retail - Stores. sh
COMMERCIAL USES Bvice's, service StatioonsFandicess ri°~nakinser.
g,
lp~
S. Commercial -Building material yards, com-
mercta
amusements, warehouses, 4hOlesale
establishrtients, automotlve safes and repair,
A. Li ht indu.~stry~ -Light processi
lNDUSTFtWL USES 1S t a ica'tion, assembly and lwtage,
B. Neav frtd~} pairing,
- Manufacturing.. repairing or
stor- a RV'~ rig
Stare,
dust, odor or heavy equipment.
Y e4 pment
' PUBLIC, SEMI-PUBLIC A. Schools Churches
AND RELATED USES o !ta s a Coll es Cemeterlesl
nstitullons.
B. Parks
Pla rounds and Semi-Public Reaea-
I Area
RAILROAD USE tlos,
A. Land in Railroad Ri 'it-o-- "Way
' STREETS AND ALLEYS
A . R1 his-of-Wa of all dedicated streets and
a ley w r o,n or closed to public use,
VACANT AND AGRICULTURAL USE
A, Land In A
rlcultural Use, vacant or having no
apparent ur n use.
' PATTERN OF EXISTING LAND USE
Plate 4 diustrates the pattern of existing land use by toe categories listed above, Vacant land
not have an Indication and street, alley and railroad use are $}oan b does
base map for Giese facilities. The following y the existing pattern on the
' 9 some of the significant lay d u;e features shown by
Plate 4,
1. As has been Indicated, a sizable area within the City is devoted to public are, Semi-public
use. In addition to churches, cemeteries, hospitals and other uses found In "this category
I b
vrn
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I
' i e 5 Y!r . i e':; r+'.S • 1'~ r+"r w.i' i I~ wl ° s" °y" '-pl ~t h t i If r ~b^ T t /
t
IY III I \ _..A
I I
• J L~..~f..r krJ •~r il:~
lli 7 .
' r 1
1 t l'
I
1
i
■ ti ~ t~-„rr:9~``'
C1_M. • ` • INrirl 911 I ~~1I ~,.J
' • f , 'I~' '',l fill j ~ I • i''
.
e
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MAJOR EN/LIC OR 7E1111I'►y/LIC USE
RETAIL CA COMMERCIAL USE
INDUSTRIAL USE .YrY1. I..pq flR llYlMf1~
wen ~ilMy Rw
Yfaq„ •YIRY{ fAYMn1Yl
6
CITY OF DEMTON'
EXISTING GENERAL LAND USE
PLATE 4
b. .q.
.,"G nk• L.. ti "t 777fir7 a:iP ;F r 6 ! r;ut7
"C
1
are the two college zainpuses. The relatlt"nship of 4orth Texas SUtd Universityartd Texas
1 .
Woman's University to adjacent residential areas will likely continue to influence the popu-
lation density found in these areas. Presently the preponderance of all apartment dwellings
In the City are found near the North Texas State University Campus, Another significant
feature is the nearby location of each campus to the Central Business Area and the result-
ing vehicular traffic toad placed on major arteries between these major land use areas.
2. The Central Business Area has a greater concentration of retail and
commercial uses than
any other section in thfr City. Such uses generally extend both north and south from the
central area ane along the major streets, Elm and Locust. Comn:rclaf and a few Industrial
uses are Otuated between the Cenrral Business District and the Texas and Pacific Raj froad
y
1 from Eagle Drive to McKinney,
3, In addition to the above area, four other sections In the City can be Identified with Industrial
commercial land use, east of the Texas and Pacific Railroad and south of McKlnney, an in-
dustrial area along Shady Oaks Drive either side of the Railroad, the Acme Brick Company
and tha area west of interstate Highway 35 along Airport Road, Location of this latter area
is favorable to 0,rianslon of existing usage due to the relationship of the area to the highway
system, railroad and Airport.
4. Outlying retail use, as represented along University Drive, Is die only significant
concentra- tion of such use other than in the Central Business Area. Administration of land use con-
trols should encourage future retail areas to be closely related to the population within their
service area and be so located that minimum vehicular conflict exists between the shopping
area and any major street serving the facility.
5. The preponderance of the residential land use lies north and west of the Texas and Pacific
Railroad. Recent growth and residential construction has occurred in the northern section
of the City and such a trend Is anticipated to continue In the future.
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o S Y.~. J ti- ~t r: •,J x"'~'"~ sr ,rM ptiw d, 4 •'-r x
lw 7777
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' As shown by Plate 4, the significant types of land use are represented by tfk public and semi-'public
and residential categories. An analysis of the existing land use in terms of area
IationshiF of such area to the to use and the re-
population is essential for (fie projection of future land use needs.
i AREA OF EXISTING LAND USE
To assist other planning projects and to provide a means whereby land
1970 Census data, the area of existing land use for each use category wuse data can be
as assembled fort tied with
each
census tract In Denton. Figure 4
Indicates the boundaries of the 10
i
4 census tracts within the corporate
limits as well as Identify
IN those
t tracts outside the •
' ~ l,~'fi ~ ~ l>r"r corporate limits
by their appropriate tract number. fit
Table 16 Indicates the area In use
for each of the land use categorlec
' - illustrated on plate 4. A
~ pproxtmate-
_ ly 35.7 percent or 11 square miles
_ ..a of the 30,9 square miles within the
FIGURE q corporate limits is utiltzei by some
1970 CENSUS TRACT BOUNDARIES form of urban use,
' Approximately 37.5 percent of the developed area or 2,642.1 acre
tial
tial purposes. The present area in residential use represents a gain oFa presently used for residen-
i
to land use data assembled three years prior tot approximately 360 acres when
use increased by 346,0 acres and was the most significant vain during n t use survey. Single-family
Increased by 10.2 acres dating t period. Multi-family use
he sa.n•o period.
Area devoted to street and alley rights-of-way ranks second by occupying 28.4 percent of the deve-
loped area. This percentage is considered to be average In comparison with other Texas cities and
represents efficient use of space for right-of-way purposes,
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M4°' I
j TABLE
EXISTING LAND USE - 1970
INSIDE CITY LIMITS
Use Cate or Acres Percent
Single-Family Used Oevefoped Area Percent
Two-Family 21486.8 35,3 Total Area
Multi-Family 51.9 0.7 12.6
' Public and Seml-Public 103,4 1.5 0.3
Park 1,149,9 16.3 0.5
Retail 94.6 1.3 5.8
Commercial 200.7 2,8 0.5
Light industry 241.3 3.4 1.0
Heavy industry 71.3 1,0 1.2
Street and Alley 416.0 5.9 0.4
Right-OF-Way 2,003.8 2.1 `
ftalltQad 28.4 1011
242,3 3.4
Total Developed 7,Q62,0 1.2
Vacant Land 100.0 35.7
12,740,6
Total Area 19,802,6 64,3
100.0
' Another major use of land In Denton is the 1,149.9 acres in public and semi-public use, A
siderable amount of this acreage is in college campus use; however, sch con-
emmental complex and other governmental uses also contribute to the 00I sites, city-county gov-
Public use. This category will continue to be a major form of land use aslaare result of public and soma. mpus sion at North Texas State University and Texas
Woman's Uni rerstity and the addition to he land
exp-
an
use inventory of other public uses.
Duct year
ry the three ear period, park land has Increased from the previous 60,8 acres recorded In
1 1967 to the present 94.6 acres which represents 13
use for park purposes in Denton Is considerably less thane that found In otherdTexas area. Area in
larger school sites haul ci ties] however,
n9 spaoe for active play areas tend to compliment the park system's respon-
sibility of providing the Community with adequate active recreational areas.
Retail and commercial use categories have each increased by about 35 acres since 2967. Some ex-
pansion to the two distinct retail areas situated in the Central Business District aid along University
1
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1 I
: r'{4 ~ t t- ~F Q ' ~ M~` a~°¢~a 1* ° `"`3y As` ~ ~ _ t .:t „ t
Drive as well as otlk'r smaller
outlying retail areas being developed as the Community expands wili
continue to increase the area In retail use. The percentage of developed space within Denton for
commercial and industrial purposes can be anticipated to Increase in the future and 5e influenced by
factors such as the highway system, railroad facilities, the local airport and the City's favorable
relationship to the Dallas-Fort Worth Metropolitan Area and the Regional Airport.
LAND USE RELAYED TO POPULATION AND FUTURE LAND USE REQUIREMENTS
Existing land use data was converted to the amount of area used for each 100 persons In the exist-
ing population and is shown by Table 17. Evaluation of the existing ratio for each category and the
comparison of these ratios with similar data developed for other Texas Cities provides a guide for the
' future land use requirements In Denton.
' TABLE 17
EXISTING LAND PER 100 PERSONS
' 1970
Use__at~e o Acres Acres Used
' -Family Used Per 100 Persons
Single
2
,481,8 6.13
Two-Family 51
Multi-Family ,
Public and Seml-Public 103.4 .13
4 .95
1 Park 11149.9 2.95
P
Retai
ark l 94.6 .24
Commercial 200.7 .51
Light industry 241.3 .12
Heavy Industry 71.3 .18
Street and Alley 411.0 1.07
' Right-of-Way 2,003.8 5.14
Railroad 242.3
,62
Total Developed 71062.0
18.7,1
The single-family ratio of 6.38 acres for each 100 persons Is considered to be average for a City
t of Denton's size. In comparison with Sherman, Denison and Ennis, which each has less population
when data was developed for these cities than that now existing In Denton$ the single-family ratio
i ranged from 5,8 to 6.6 acres per each 100 persons. The basic factor Influencing the future
single
' family ratio will be the lot sizes that are platted in future residential subdivisions. A trend to larger
lots In newer sections of southern Denton and Ranch Estates tends to Increase the ratio in comparison
1
50
H M 7777
A a r t y':, i !~^y, 1q`
T
►o the effect of the average lot size in north Denton. Due to various factors influencing residential
Subdivisions, it is likely that the single -family ratio will experience a decrease in the future.
The .27 acre ratio form ulti-family use in Denton Is sIightl
y greater than that found in cities of
similar size; However, the need for dense housing near the Universities has influenced the ratio and
' will continue to be a factor encouraging an increasing amount of land for multi-family use.
' The University campuses and related athletic and rxreationat areas have caused a higher ratio for
the public and semi-public use category. As the Universities reach their ultimate limits of expan-
sion, the total area for this category will then only be increased further by the addition of other semi-
public uses, These additions should not substantially Increase the i:!al public and semi-public area
requirements.
,
' For planning purposes a recognized minimum ratio of park land to the population
is 1, 0 acres per
100 persons. Present area devoted to this use in Denton is about 44 acres which establishes a
ratio of !24 acres per 100 persons. The close-by reservoirs, such as Garza-tittle Elm, tend to
' reduce the overall need for municipally operated large park area, and the utilization of school sites
for neighborhood recreational use also dlminish the need for smaller recreational areas within the
Community; however, the City should establish .a minimum standard for the acquisition of park land
at 1.0 acre per 100 persons!
Ratio for retail use is considered to be average and the figure relationship of this use category will
likely fILV tuate around , 5 acres per 100 persons even with some Increase in retail ntivity as the
area grows! Commercial use ratio of .62 can be anticipated to experience some Increase in the fu-
ture, however, the present ratio is comparable to that found in other cities.
t Comparison of IndwArial ratios with other cities does not serve as an adequate basis for projection
purposes since any substantial area in industrial use would tend to increase the ratio. Such an ex-
ample Is the heavy industrial ratio of 1.07 represented by 416,0 acres in this use category and Is
almost wholly the land utilized by the Acme thick Company. It can be anticipated that the light In-
dustrial ratio will have some Increase to the future as a result of industrial expansion in the City.
51
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Right-of-way ra'.Io for streets and alleys will tend to increase as a result of features being added in-
to the land use Inventory such as Loop 288 and the normal expansion of the focal and major street
system.
FUTURE LAND USE 1EQUIREMENTS
t Future land use requlrerrt~nts are shown by Table 18 for the projected
Population of sons In 1990. Additional land use projections by five year periods from 1970 to 1990,Owith de-
' tailed data for each census tract are found in the appendix.
' TABLE 18
FUTURE LAND USE REQUIREMENTS
r
1490
' Present Existing Future
Use Category Area In Ratio Ratio
Acres Per 100 Persons Per 100 persons Area Requlnments
' Single-Family 2 486,8 6,38 for 775,000 Persons
Two-Family 51.9 0.13 0.10 5,325.0
Multi-Family 103,4 0.27 0'10 75.0
Public and 0.35 262.0
' Semi-Public 1,149.9 2.95 1.96
Park 94.6 0,24 1,470.0
Retail 200,7 0.51 1.00 750.0
Commercial 241.3 0.62 0.55 4,12.0
Light industry 71.3 0.18 0 63 472 0
Heavy industry 416.0 1,07 0.95
Street and Alley 712.0
Right-of-way 2,003.8 5.14 5.10
Railroad 242.3 0.62 3,800.0
0.40 300.0
Total 71062.0 1811 -
18,14 13,603,0
The projected land use ratios have been adjustod slightly and are In accord with previous, comments
concerning existing ratios and their probable change. Future requirements indicate the developed
area of the City will approximately double in size with the significant Increases bet for
and right-of-way uses, being residential
' Some ratios have decreased; however, a substantial Increase In area is
shown for these categories which include two-family , public and semi-public and Industrial use.
B
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t is obvious, that, through the period of time in which the City of Denton is reaching a
Of 75,000 persons and such changes are occurring in land use, a guide for future development will .
be necessary to create an orderly urban land use pattern. By following a plan which brings together
the major physical elements of the urban environment, areas of development
evolve which will have lasting value. within the City can
FUTURE LAND USE AND PHYSICAL STRUCTURE PLAN
There are three elements found In the urban area which ar, rely associated with the area's basic
t physical structure; (1) the major street system, (2) the park and open space system and (3) the
pattern of land use. Each major structuring element compliments the remalning elements in their
re- spective functions In the physical design of the urban environment,
' The major street system Is most essential for the provision of traffic arteries designed and ph sical-
iy spaced to handle the preponderance of vehicular traf,,c movements generated In the urban area bet-
' ween or within major land use areas. A functlonal thoroughfare system serves as the basic framework
on which the land use of the Community is woven. Major land use areas must be closely related to
the thoroughfare system or such areas will not be developed to their highest potential as a result of
lack of adequate access or actual congestion obstructing the movement of people and goods to and
from the various areaa.
e The pattern of thoroughfare,, once established, serves as a basis on which the future
tern can be allocated, Such a pattern sets forth the major areas of residential and nonl residential-
' uses and serves as a guide In their development. The residential
the City becomes somewhat divided and delineated by the thorough are roues Into a larger section of the
hood units. These units ar~~ smaller neighbor-
generally of such a size that shopping facilities, churches, and a school
can be supported by the population residing in the neighborhood unit, The school and park serve as
the nucleus of the neighborhood and the center for serving it, educational and recreational needs.
It is often desirable for schools and parks to occupy adjacent or common sit
neig,iborhood park, it is desirable where existing topographical In features Indicate, to Interconnect
53
MON
ti.
fw: I~
5 ~ r. y • i .~F
the neighborhood area by footpaths or (,flea,
Park strips with the centrally situated perk and playground
' areas. When following natural drainage features with a lineal park or trail, It is further possible to
physically interconnect neighborhood areas. Such a pattern which ties together neighborhood areas
and neighborhood parks by a lineal park system creates an open space structuring system for the en-
tire Community.
' The various features which have been set forth for creating a physical structure on which the Com-
munity can grow have been utilized in the proposals for Dentin. Plate 5, Future Land Use arx:
Physical Structure Plan, has as its basis a preliminrry design of a thoroughfare system. The
thoroughfare pattern Is not Intended to be fixed at this time since several proposals require further
study; however, the plan does provide a basic framework and ciMtinuity to the major street sys-
tem. Those streets Indicated within the boundaries of Interstate Hlghway 35 and Loop 288 are
generally those now used as major or secondary arteries by tht' nature of their location
a pave-
ment width. A major Community consideration shown on Plato, 5 is tha extension r;outh and east
of Denton for the routing of the freeway, termed IMid-ClUes" freeway, which intercepts Interstatf
Highway 35 north of the City. Such route would permit through traffic to circumvent the City and
be removed from the local street system. Loop 288, around the eastern Perimeter of the develop-
ed areas, has limited right-of-way width and is not like!y to have adequate capacity for both tMo h
and local traffic movement particularly If it connects to the route leading to the Regional Airport.
The arrangement of future land
use is shown on the Structwe Plan by four major land use categories
along with the Park and Open Space Structuring System, Residential expansion is shown in all
areas of the City with the new areas being predominantly to the nnn.h and east of the central area.
' Residential areas are delineated whr;h can be anticipated to have an increase In present density
standards as a result of their relationship to the Universities or other features encouraging a more
' dense housing pattern.
t The Park and Open Space Structuring System illustrates the possibility of
several sections of the Community by use of lineal parks. These park areas are shown on Plate 5
14
JI y
r~ Y 1 :r ~n 5,= li~.t P '•'g ~ w.,Y y~j<C cffY1i F~i~'hY, s4~~n't
4. ~ y. ft Yb .Ti a ,T s,along natural drainageways unless otherwise Indicated
by a dot symbol which illustrates the neces-
sity to leave the natural terrain to interconnect the areas. Parkway development could
path or more extensive Improvement, Adjacent to the routes and centrally located could consist of a
boyhood is the select location for the larger neighborhood park and elementary school, Within each neigh-
' Three majcr areas are shown for industrial use or industrial expansion
Highway 35E, (2) south along Highway 377 and (3) between interstate ortwa interstate
port. Retail and commercial are comb y 35W and the Air-
uses on Plate 5; however, the pattern i,tdicated is bssia
ally existing or represents some Expansion to an existing area. An
ated in such a location that logical service areas exist y new retail areas should be situ-
will be capable the Population residing In the service area
of sustaining the proposed retail functions.
Maja changes in land use' may occur in any o,ie area which cannot at this lime
changes should be evaluated in relation to their Impact be on the overall concept. Cha
dential to indusbtal or to similar non-residential forms of land use will alter the demands for ark$
schools and related facilities intended to serve residential development. Care should be exercised,in
' altering any portion of the basic land use concept shown by Plate 5 without adjusting for the changed
' Condition,
General adherence` to the basic Land Use and Structuring Plan will achieve a number of Important
planning and development objectives for Denton, among which are the following;
1 t Provide the basic elements for a thoroughfare, Park and open saace system,
2. The creation of an orderly, compact and economical urban area.
r 3. Provision of residential neighborhoods of lasting value,
t 4, Establishment and protection of adequate areas for future industrial development,
5. Creation of a basis for the orderly expansion of both public and private facilities serving
both the residential and non-residential sectors in the City,
' 6, Provision of a background guide against which decisions concerning
land use regulations and subdivision design can be made In acoordinpatedrmannnerGnenl'
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APPENDIX T,ABLeS
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, F
TABLE A
EXISTING LAND USE BY CENSUS TRACTS - 19)8
CITY OF DENTON r TEXAS
Inside City Lil"its Vacant
Street Developed and Aoki
Liyl,t Heavy and Alley Area A kulWre_i
IZI R,O,W, Railroad r
- Publicad
Census Single- {Auld Two- Part Retail Comrercial bdosU 38.2 39.0 71.9 266.7 344.1
Tr_ amt Famil Famll famil SemrS s 503.2 32.4 1,549.9 2.643.2 4,193.1
22.0 1.8 56.4 12.6 754.2 1,275.9 21030.1
203 10,7 5.8 139.8 )2.1 75.4 4.9 228.4 26.7 884.6 1,558-5 2
204 0.7
726.7.6
205 726.6 6.4 1.6 64.7 8.5 7.5 27.6 5.9 54.1 265.6 47.0 312.6 16 206 269.5 10.0 .5.4 217.6 16.4 22 .5 1.6 40.7
438.4 65.3 11046.5 2,990.6 4417.4
207 139.9 06 196.1 1.8 22.1 317.3 22,8 6.7 53.1 _ 62.2 349 W's 79.6
3 172.9 522.2
.3 0.8 0.4 11211 43.6 3149.2-
2
209 44.1 210 2110 20738.8 8.4 2.6 2.7 2.8 73.2 11.0 305.6 487.9
210 165.9 7.4 14.1 34.3 31.6 20.2 7.5 198.5 35.1 572.8 1,915.1 2 2, ,665
912 11 169.6 6'7 12 4.1 35 3 20.2 917.!5 1,748.0. .8
0.9 1,7 15,7 9.5 4.1 50.0 401.7 238.5
913 168.9 .0 3.5 5.3 41.5
2
_ 141,3 71.3 416,0 2,003.8 242.3 7,062.0 12,740.6 19,802.6
10t 1 2,486.6 $1.9 10 1,149.9 94.6 200-7
putsVde Crt-'' Street
Light Herv7 and A001 Dewloped
Puuic and Ry=l !daft R,O.W. AtArosd
Census Slrple• two- MuIU- Commercial MustrY 9.7 181.6
_ Faml1 amo anvil Sead~Public P± 10.1 1140. .71 1217 186.Too- 10~8 2.6 0.9 6.1 1 111.2 3910 261.8
204 205 815..8 1 0.2 3.7 37.1 26.6 121.7
208 5.9 0.5 - 111 111.7 22.9 163_6
212 42.4 10.2
213 17.9 019 - - 468.8 110.9 921.1
114.00 2.6 1.1 31.8
Tool 90.1
en
v
_ I ' ✓ ~~Y p ~Y 3k! dw_ 1 i6~'~T'`°a' w~~%'_•~. ~ y i y t .
TABLE B
_
PROJECTED LAND USE BY CENSUS TRACTS - 1975
CITY OF DENTON. TEXAS
Census Single- Two- Multi- Pubtlc and Street
T and Alley Developed
Tract Famllr Family Family Semi-Public Park Retail Commerclal ldustr R.O.W. R+Ilruad Area
203 1.0 - - - 510 2.0 38.0 39.0 8510
204 840.0 11.0 6.0 160.0 47.0 85.0 22.0 5.0 648.0 32.0 1,856.0
205 675.0 10.0 2.0 75.0 23.0 12.0 10.0 - 140.0 13.0 960.0
206 335.0 10.0 20.0 274.0 40.0 20.0 4.0 7.0 265.0 2%.0 ' 1,002,0
207 144.0 8.0 26.3 20.0 - 27.0 2.0
208 130 54.0 - 281.0
.0 - 12.0 32tr.0 23.0 7.0 89.0 60.0 485.0 75.0 1,201.0
209 80.0 2.0 25.0 256.0 - 2.0 1.0 -
210 170 76.0 442.0
.0 6.0 23.0 50.0 21.0 14,0 3.0 - 112.0 401.0
211 100,0 8.0 12.0 40.0 10.0 39,0 28.0 7.0 73.0 11,0 328.0
212 249.0 3.0 8.0 90.0 35.0 5.0 60,0 39.0 215.0 40.0
213 243.0 - 4.0 15,0 31.0 23.0 52.0 40510 240.0 744.0
20,0 1,033.0
Total 20967.0 60.0 138,0 1i100.0 230.0 234,0 276.0 625.0 2,346.0 257,0 7,933.0
TABLE C
PROJECTED LAND USE BY CENSUS TRACTS -1980
CITY OF DENTON, TEXAS
Census Street
Single- Two- Multi- Public and +nd Alley Developed
Tract 10-111. jtmily Famgy Semi-Public ark Relail Comet ial bdusby R.O,W. R+i re•' Area
203 1.0 - - - 510 2.0 38.0 31 85.0
204 14140. 11.0 6.0 180.0 125.0 95.0 25.0 510 760,0 32,0 2,379.0
205 87010 10.0 2.0 80.0 46.0 15.0 12,9 - 220.0 13.0 1270.0
206 450.0 10.0 34.0 295.0 ,
60.0 24.0 6,0 7.0 340.0 27.0 1,253,0
207 144.0 8.0 29.0 20.0 -
208 225.0 14.0 320,0 23.0 20.0 V0.0 70.0 540.0 7810 1.389.0
209 30.0 210 30.0 275.0 3.0 1.0 - 76.0 417,0
210 170.0 810 33.0 5510 2101 20.0 3.0 - 112.0 422.0
211 110.0 8.0 12,0 40.0 10.0 45.0 26,0 7.0 73.0 .11.0 342.0
212 261.0 7.0 8.0 95.0 60,0 13.0 70.0 59.0 245.0 40,0 864.0
2l5 263,0 4.0 15.0 31.0 21.0 64.0 410.0 276.0 20.0 1,104.0
i
Total 3,670.0 64.0 172.0 1,375 0 318.0 286.0 313.0 560.0 2,734.0 260,0 9,812.0
M`~. .
T'L S :A, 4 r a , t r ♦
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e I
TABLE D
PROJECTED LAND USE BY CENSUS TRACTS - 1985
CITY OF DENTON, TEXAS
Census Single- Two- Multi- Public aid Street
and Alley Developed
Tract Family Family Family semi-Public Park Retail Commercial IrdvsUi _R,4,W, Area
Raifr d Area
203 2'0 - 10,0 1210 38.0 39.0 101,0
204 1,297,0 11.0 10,0 180.0 226.0 100.0 25,0 20.0 900,0 32,0 2,801.0
205 879.0 10.0 2,0 80.0 125,0 20.0 12,0 - 330.0 13,0 1,471,0
206 633.0 13.0 49.0 300,0 83.0 30.0 16,0 1010 410 0 270 1,171.0
207 141.0 8.0 40,0 2s.: 34.0 2,0
208 426.0 20,0 X20,0 45.0 25.0 131,0 105.0 612,0 85.0 1,761.0
209 30.0 2.0 35,0 280.0 3.0 1.0 - 64,0 417,0
210 174.0 8,0 40,0 60.0 21,0 22.0 3,0 .112.0 -
211 104.0 8.0 14,0 45,0 10.0 52.0 25.0 7.0 73,0 11,0 3440.0
49.0
212 390,0 10,0 10.0 95.0 80.0 13,0 85,0 59,0 i^n.0 48.0 10090,0
213 403,0 4,0 15,0 $0.0 53,0 80.0 414.0 339,0 20,0 078.0
Total 4,480.0 70,0 224,0 1,400,0 640.0 352.0 390,0 627.0 3,232,0 275,0 110190,0
TABLE E
PROJECTED LAND USE BY CENSUS TRACTS - 1990
CITY OF DENTON, TEXAS
Census Single- Two- Mulil- Publc and ll
annd Alloy Developed
Tract Family FamllY Famify Seml•Publie Park Retail Commercial lnduSbY R.O.W, Railroad Area
203 2.0 - 10,0 12,0 38.0 39.0 101.0
204 1,536.0 11.0 10.0 195,0 275,0 110.0 25.0 30.0 1,025.0 32.0 3,249.0
205 1,018,0 10.0 2.0. 90.0 150,0 30.0 12.0 - ,
480.0 13.t 11805.0
2
06 795.0 13.0 55.4 310.0 105.0 48.0 16.0 1010 535.0 27,t 1,914.0
207 ISM
208 621.0 8.0 50.0 30,0 38.0 2.0 - 54,0 - 312.0
25.0 325,0 45.0 27,0 170.0 150.0 71210 95.0 20176,0
209 28,0 2.0 40,0 280,0 - 3.0 - 64.0 417.0
2
211 84.0 100 14.0 10 176.0 8,0 52.0 65.0 21,0 25.0 4.0 - 112,0 - 463.0
212 480.0 13,0 10.0 105.0 80.0 18.0 110.0 891.0 315.0 60.0 1,340.0
213 449.0 4.0 20.0 64.0 53,0 93,0 414.0 357.0 23.0 1,417.0
Tout 50325.0 75.0 262.0 1,470.0 750.0 412.0 472,0 712,0 3,825.0 300.0 13,603,0