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Home My WebLink About1979 ,� i� ppyyp 1+ C'�L � r•r ! .i� �+, ' t4j� �p Y1 . . ! ( r7`T' �� a �,� " i YY,�� Ny� • ..0+, '�� ,.it ° +� L'L� �RT'�• Y.. Lr J v r. I i y �A 44 1 ,1 ! � � W �1 • r d"' R I u •d A4 F i f�. �ti' ! � y t�{• n '�{,r� }• � ti t w)� ra t` � � r� l , � � ��" ' < 4 r7St t♦ �j , ��, a ',BA�Sywz-efT. �'� Yf �� r •;f A q '. 1 00 ON .p x tl j• �.r. ,L � �` Ts U, is • 1 � 1 I 1�t Jr .';I � �, r r. 4 � 7+:'dr +�� •!��. r ;MM.�a° S I I rf { F K ! If,� ° r $ 1 !�� ry r v •�j x °' 1• rb ft � ^ !� t �1 d � ' > ; 1 V°'i 1 ,{ ? r� � vrM,�,'n� +r E .�,rr t �v uI •t^+ L �; � r� '� �. ` ! � v .,.+ rY .�f 1 t �r 1�7•�� 1 _ r y •�1 + 4�� .-4 iF h wyl r •�a pf I� rW, � � kM,�qr °'�I r A y�� i ,�4�r� 1" r� r A °.4, • r<r �7�, I � fi - . t! yl ..�!� c��w[ !.. ,� " 11 yl at �A � '� r^T• � r: � ° W� " 'Fn1� �I��Y •,'1 + " •J' (Sf N �' d' I r :' t � °' w 'G A r � � y 4- lb • C {l't n<' K k '� ! •' .'y a " r r�`��y�+f�l c"�' ,� `� � o � l , 6Y tr it ra't �,;� �ti .* �s,MY 1• !' E, r« �,,�` ,.y� I f_ry ^'WJ Jf�+p I Ir 11 �.: 1 r r }�7yy M L" �(7 F eft r � 1 +� �� " 6'�S,+f�t e R• ''i ;,- m. � ' Y y � �MI •.;�q (n' �!�'$� � ° �„�� r��,d„ e �a 71Vj � +r�'" �! r �� t i t .i ^. . nb '� f- „9 1 tyd' FF q " ! ��9 � i ASS .♦ h'' ,}ri CITY OF DENTON HOUSING STUDY i 1 1 v PREPAIb BYs COMPREHENSIVE PLANNING INSTITUTE i AND } MOORE DIVERSIFIED SERVItXSo INC. IN COOPERATION WITH FARRINGTON 6 ASSOCIATES, INC . ' PARCH, 1979 _RY A , r3 i SJ1 ( � k � ! f r: illt � t'.'.•I 1 1.t!Lf� _1t'Lii(li .�. • ' � 7rl,a.-, DENTON HOUSING STUDY - '�?1 ) �' ",t �.; 'f . rl• it%; {. , :f,(1 {N 'i i "1`,r f-t°• trj !: ' l . [:.;r . ! ;'I n . 0 � ) ( t!`1 lipl(.I ♦ %{e (_? ,il[;t ! )t,t�f((> .)i!'J!i j. ° d`hia"'seotion summarize$ -the lconclusionslof the Denton Housing Study that is reported in full by the following Jo 3j, ftri'{ (i 1 i t! , .'',E )f(J, Final Report, The major 9vastions raised by the study directive weret w, i ) (Acgr (; oa-OdT I . What is the projected housing demand in Denton, G1 :: iTe)ias='for 1thal.'nelkibf,sit (6) lyears?w)PI tc. ;:Of o ' . �:: + ifT. � � What �aite the ,iclentiifi�ble�:ga�s� bAtween -hon�ec�'{ production and demand? Ei ! . C� ',�lV t!'.+<�{1 � !?'/',1O .J �1{'I ' 'L ;'i) (-".( Lt(.�, III . Why are there gaps in meeting housing demand? . iviu� •�)f� f >J � rE<��r.��,; rlrl,t.i-xr>r�f :'�ri} roc) ;�.°rs_��'�c.7 ru) iJrss,i. f. r,r)Y ao M What are some housing programs that can help meet the anticipated hdolsing !demand? )�rr)'t dt:vG . (lojiu)(i oblaillJ T; i ,t q,) "rIIOJ 7I0 ' Is Projected Housing Demand 3rr!Irrlk(mqm;) =.msrt t �' tr'iTcr': .tuw .)if.f -.i,r't `i :,(:fj°.)xq A Thef'fepprdachmusdd )to AA wee )theselquestions con- ' 612ted of >dthrenaphhse syudyiid (ThdA4,retgphdse was the "),(I oll 11 1W , rxi w. CIif.1 iO projected housing demand. The demandrwralrjudged by an aBelyAivoifrA r6n4etoIIiprojadti6nsbasedr'uIt different j ,yrreonu » t'f'(j rt+; prtn sacllrrrE) ail -Rh I ' projection methodologies. These methodologies consisted 1 :)176J00-J:5E:11( of a ViJ1. 1Jow'd t.r.;w d-) irtw r1o). projection r�l► ra�.YC,I� �fl� o� 1)�� ,Ctl�tr, ; A. A trend line ),td�rt n•�r(�1 rlc, lJ � a(�c;�;� t)r't2Jlua �Y :)fi'P . I;rrr,r.� i[) lr, cJrt� lr�q S. A linear regression projection `�d 'Io'i )`1`)rt L,)rf11)Lf01( 1r9.)r,(;ji'A )rTf, !A.) UJTIC9a C. 1 ; current trend projection based upon traditional ri~,: rl�'r � r. �market1respblise6 to sudden(°rdemand ,iiid1reas6behnd its normal cycling effect. 8C('lw4i`� I !)JI v3vu °5 (,r.)y '10q aztirt.; OQe. lo at D. A cohort survival population projection . u_tlirfr prr?;suad 03 1f) <.apr,-sr.;vrs ' R. A projection based upon Denton ' s percent share n) <: i. ,:( , ,r�ofrfthv�°:Nettdgle�Cfpopul�tidbrr�PtojbctianiZ' . c'8�' ! yc4 LAG-rt�rf © fr) .3r,fi.) pniertcr( :;1t:? dpllrwr i l r 7l it r F. A pop+Alation! proj eat ion,,based upon known new r employment opportunities and their multiplier affect. 0. A population proje ation based upon new employ- 1 ment opportunities, their multiplier effect and(:a�cdntinuation�of ,these rates.-overr,,the next s x years , rri •,;,,,] .El l `✓ri .l '-,+fi � 11I �i ; I '1,11 :i �°;✓ , ! ` : +.' 1 rCp,l;lci [,1f'1lcrrf ?�� The result of these projections created a range of `ildl:, >I '.ail 1 't: E J/ .:!.,,,rr t. ;; ii'' A � : . ?1: 7 '�•.,i ! i irlt � fSy(I',�i I1',Cr,I. S projections for 1985 populations from 65,000 to 86 , 900. '„ , ,a f,viJua�tlfj Texas population projections represent the number of house- , r , . trr ,tf r, i. i;flc )h pri p(:,",l I�r� .�°,./1 �,�.re.i O)D := i itj!w . 1 holds or housing :units noeded.,:gvor itho'° next ,eix (6) years i- ;�ranging Erom� 5x'480 ito,411730 Additional ."its. , 11);r1)f^.' I, IJrIr. The anticipated demand is developed by assessing a series i'hrlr,'rw_J. prrl;�uc,E' r1j. sj113 yiiVi . 1 .1 of realization factors on the maximum potential demand, W "11 nf;t:, 11,01 c'il i rl'ur,y J ,rc. 11'01 .11 . Such factorsrinolpd*, tho fo lgwingl::, -tu 1 . Desire of some people to live outside Denton. 2 . Prospects that the ou"rren�hil9l new 6mpTb�meilt -r„�~f enf:rdte�lipf >grovth•.will nat[bacrmgintAlgedtirt�r ,,ri: r- 8y, r)ThdgproepecCSTthatT)the full,4i ultdplier, effect ' of the change in economic base will not be tit's yE 1:�:>>� hahievedtlrrru ;L �r9'l' . f>rrf,rrr,i, 4r; leuori fiYj�rj�j; c°.ly ? nr)•r�,'t4tb Thgrief facts-of.i the tou;rbnt��bigqh interest-irate 1' and its dampening effect on the economy. �1?7.1Gr [ �?rrC7'J £�clE)wlQtic7rl_),cjill iJi3��fj'1r , e��il>n,[ol}t.,fSl�r�t /SIJ,L:'1�"!. �0�(� These factors were assigned a projected percentage . :3 v realization which was cumulatively applied to the max$rmim rt L9 irj�c:'ry Vr1lf I,nu1J A . A potential demand. The resulting projection then repre- rr, i .I ",r,j_r,, r "j nr..t.Pa'_"1�'s—.j re,�_�n [r A A sents the anticipated housing need for Denton, Texas by fr,sioI IN,'aJ iviclu 1)s)F,rd Gri�,'r3 lrvjiiu:j A .0 I)r119Mr,,)Thib d1r�'enf,aver4ge of 1430quniteapexmyear, which . io771�� ,allDyo .f r,rrfr,jn a li is an inereose of 590 units per your over the 1970-1978 ricaiJ "x>(P�Ir C4).0rilu o(J JliviV-102 :i rc,rir,_r A . (I average producth n of 640 housing units . o-jfiffa Jjij-)at'q prrtb'Jfic)(I [100[1 bcoa d i:i The.,next� stgpilhIprojegtingIthb �housingineeds is to 1 establigh the housing types that are needed by 1985. 1 2 1 jk,,'r:tr a, If ; r: t�?r> Lr�t, ctJc,ra tn , ,13if, xuu3 cr:,i.:►:a�:,�;r, t .j x,r� f 3rt1 ' Housing tjrpejj are ptimabi* bs funotich`- of t.incamei'i't Theretbrerl` the, °idehtif isblo, heV= elnpioYM61it l oppottunitiOm ih were bnalyzbd + from Income! cat;egorle's >M& hbil-ity; to° payEfor ' housing"* ' ' ) in , additi.Ot►, the• houses buyih§! ch'hrActeribtios",of: A Dallas an& , rranttCounties were established These'i: ', ' buying otlbracteristiba were , cdrkelatbd 'by, desitalfte4 for housing r-tyfpes .r�' Th4lresulta indicated Ea, 10051hot,$°ihq-, head ' of appraXimatbly'r'46t ;apartmeAtsE 6k'�'8ing14:'>fditl►iiy+typbt zta ?.iv housing uhdbt $301000 ) t26'.6%: for,thoVaingi from>$40�000rt6), r t r t $75 , 000)-taltd. ?b'ffor� houa�`inz� 'ober�rB�Srb00 .��, :, ,,�� ; ,•t ,� •xf� � r,;r,.��>,1 )TM follow'intj, dhartE'indioat6btjth6'ltltaih§j for}?h'ig� 'r rL.rnc, � demaitt��t>tir t;atr± rJ tr�'.� s ru", +r41 11"il .i f,t,.tc,,srtJ �'�a >��, �w :fi , are°SE1'ri(c�zct lid die M144 PROM qF, ;:I r.:'1+,v nt; :1�, tf. �l lseri. � terl�,maf� E)*�3r, �ia� irr,s vsi } O-1 First of 1911 $10!!611500p 1904; ti �t8'�5i .mrr!h0 °3"°510i.: f.r �.�u141 ol 19/1 61.440 20,4 s INS 620 s0 160 145 is 70 6 30 lees 64'9�2{0p 21,860 ,tas s65 ro t6s 4s /.�tbit>las, t ( 11 1 GO-11 1%/ rl'!QO 27,030 ,1)0 65S 16 170 ISO B 1 24.33S .fOS 410 1s 190 110 90 65 so 35 1965 14,620 M1,10 ng An r, �iatj}1o3i1` bq JPr3r .�.r .iirh e.;R... /,O2Sb j_I;isS�:` t012Sr�`' u'J_ �..nt 1p 19 tr2 3r rts.rm�(i 1 / 61 a.if 14.66 17.12 6.91 b.bS 3Q7�lfS ' co 6 `ari�;nt 0ittrioune !~ Ii f s f;r,styf ►a+tlr 0 �,ruo1; 1 ,f,,r reuui 0 r hotIOA. ' (OWO710 1001 1 r (Q,it 21.41 tiE2�.6SE`.12i1t E�lt.7f �17�21 � 5.0� . pvA 0v(II P,j t I U W.)n r,W -1P"iY VCV. f iI . identifiable Gaps - 0q8 , Or t3CIi' t eBvk The secopj�, major questioo,� s, "Are thexeiany identif ,,J..able housing;,gpps or housing�)problems anttoLpated?"081:1 ' t N_1e approach tqr rjlsess this gpgstion consi6ted of competing N rrent tren housin rool;gjion withst4o%atntioipited a&� d E�>��1 4 P t, Pou8ing demanovf ,4urrent trepolp;ojectionssw6ge made 031 fig bf! 401 ctr r?Ct�« L00 J illy , VGA J 3 t four diffOrent methodtlogies; Y) 'a straight line projection, 2), a ,linear; regressiOw, , 3) ,share'. of pallas/rQrt; Worth) > ,s,_i ': ,;I Metroplex}.end ,4) a current "'tsnd housi , royclingr.technique. ;_ , Theses projections' indicated � aticprrent , trend projectiph'of 19851 population, of 1 .65,140? to17f ,,386. +.Of, .these: projeoti.onay,rrSri the housing, oyoling ,tochnique was,:given, mosttcredibility-.r. ; iol since,,it provides for, such,) variables: as ,tithe + heeded- to> gear ,yp;,to,;Cu>`XQAt•:' high ,housing' demand; in, Denton, an¢`prori :. vidbs fox;.�raOight! down;cycle in1housingr;produption �that 1cr" .t is traditionally,-experienced_ ,inr ai housin; ,"rkot that, booms for a few years. and, then; slow,s: down islight'lybefprc cr continuing iito,)rat4i of_.productiou,t)(:Thv$iribagad,;vpon? these projections, it was estimated that the current trend would;tell , produce an additional 6 , 400 units by 1985, whichr compared to the anticipated demand, indicates an overall gap SSILt,y.U',.'i rt 91 r'i1 ,wrlypr t,l all Er'"++'Rr'tl 1i ;exit be}rfeefff`! Y d ti'btt'' a c ad t nd �bf °2 20A'"tYhit "'$ i"= the '°°Y , H.at lrt,ir r t'r fol low#g cfort h�,�;J'ing JAA `. ! :r e1 0 r1 tnr n.J I r.,t ('.d -( r. s PI O1'1, t9 iF4r from 1 '19 tQ.4987,,. �t is taa r,t i-to.c, ore.ta Ei t 1t Ot t8 rw r, ! A P (S 4,ta e I:k Olt,1i VA.ft W. t�' e1 Vy ? Cp; t: 2w tPd ht,f Oft. S ti M1 Pr ec on c_t C�4�'ren� ; PrpduOh�lor� ,; g Antf oipa ed PxP jected Kira �� re.s L se:�} �t Aeman �f�Nsil�q 0 AOUGA014�, HOUSSMIG ,rr„;1 Inand ►r, 1 Year tr.st ousehoLds :t.� F orowth :+C Growth wth r'l'�D� -oranges 1970 Avg. conatruotion per 1977 year was 643 new units 1978 16, 890 14)9 )t) 1 1-7 1382 " ,t�" ,�492�r.t ;�:��r,t, 1r,fic"rn8 bG '.,d'1' 378 118 )070 896 " 1��30''i.irllrrrf r,.idrffb 1980"� a!�.')t.� aqu,ld+ rY �s uuclrt 0 �,t1198i1"i , 7r+ i8' •• rt<��y vOi.1004P P.'ttis f.i,"�ri'h)li1�S r(ar�oYC;c;1. ,81 L982-4i-AJ:jr)20)12dJiw riui1'jJ691(l �,n 'ts�i,ortlr} 45E,rr rx.I :srr �Y'1rd6 1,1983 'a21)e226as t �r'r111166`>'t iitrrr�u11� +u.rru,t� � rti�,uryr�4 1984 22 , 287 11061 11305 244 1985 231290 11,-x,,0,03 1 ', 375 / 6 4ov 8 6ou 4 i Of thdsb `h2iiisln ' ," ' �ib �;7ib'at �ii¢tiiibant'.'hbtfincf '•ITt 1'i r?i;ri l a r Sr j „� i 'A G7 �."3(`.e �'�1 _ f.'. J probiez 1s `Mdit' $4O', OD�:9' t vftie'va's ` § dr ' Yr. ir,m t�Tt } (-Tt ,et ,i ' 7ti te';g +tt the ' Y'tr.f most eiyHif 0hht' 0�ridbf th �-'L2t" h C4611t•t for Okodd6b 'eT( , IIUt±, i< Y'1.a •' it 'U� - ' house ie( it bkAddihY"1Nb' 0io!"O 2t'r{ d' `robid4f''thff e" busing, 1tl,f'f°�,;� Current 't'rdtids 'inQicatb`'bhati't?lib' 'ty b"` bf rhbusifio�' t ' � ' '� tS f: u ''.r�r ; �.t t ;U;lr,r< .•I,� �.ti,' fU<,tl ' becoming non-existent. For example, the chart in appendix A-13 indicated thb s`rdeh agb' b!' rs hcile? fantlly' hollgitiy .'.t 'dh'f! .�n ?�, v t Elnr I_ U �n i r uC?ll It Counties produced in Denton, Dallas, and Tarra in 1.977 A and 1978 The significant cost in housin is most vividly t t:TE,•; ii{ "<,t�ot � 1'v ,+.tf � , r;t't ! '.tut ,Lol indib'atbdti by,, jthe' riiMutttibh i4i hCO4ib'i` ( ptfdez' $30jOb03Ef�'6In'`} appro)IMitbly) 69''119 191,1"tbritek6 ib JL 9%OU r lIA)t1li uiii wofl 2ktf7` .fif;F; , C1l+ r�i�)Ttu f,rrrsf+i`yfl �ytlr<�hnrt ti ; c°a fv�r{(Inr�, r�rj' The 10bd„idbiitifWd( 1Sy' �hbsibFf is bb idtld`'ririd t��itia li3 090% L ' •.1 ',f,,Ill (>�ff f7'>fl L J [ {f l.'1 `.�� ') 'Sill -�fl`J+rl'J'I ma d�'' Ya�aibtns` i!i' hoU�it� ' �irlabk tf>ISSJ `$ ' t 'e 4D 000 'bd i ! '� b TL•)T � rctdr Yj.h r. ( t ')) proktic�ilib'f"it�ltfoVgitt �!a�n'd'U bi'l30, 000'Wvr !pp� t�6dt ri ousing . ,LIUa a o�(rsJ o.► ,autz7tu,ry rlotr, rt under 3a, 000 is rxppeoted to be mininaltnlf any, wi�h dpmand r(t t:aut`±rl po J ;:� 'nit E V irl . .r [+} nta . L upwards to 500 additional units by 19854 '•' {a ill, I f ,1f1i1l: 1.1� �t�� l��.ar� ;1' ,,II . a . ut>bth'er�t3abt le Attu b 4r htf db5hkhi! df� �'i 9i'i{h'it�t� t 198 comparad- tildhW"bf only 3 ,000 units by 1985 , • . �:t�} _txlrat� 2 �_tlnwivi-x) ~J(iJbj;'tj ,u (10 1iYr,rfc i� .cx 2 . Pro ectiobns.rip all prjtpr %jce ranges inc}icate a ' n.i +: t:v > .rbbtll'bn c gah�trll dd#�o orfr r6 ti es Ana the de tlnd4� 1 7ra,lriE+trrrT pn j_)P."lu(r,3rf[�' . ,Ir�E t . 2_t•.Lol } ') j1(-) ijr., 1fr; 11v e III. Why Are fihetfe GatirJ r� i otf�Bi#ig Dbmalrid�)',h�h&'Cfdki6nt•'Produgtion ,w _ AOUCO -1 a )o"J f0fir, nor : r,: [ i'lT':5 s 1 . For the most significant problem (the housjnq under prra0 rCplQtq be c n ' fi d � r, 1 , �MynA,�� be . �{1RfrI }.�rX1P,Uoft 6�^_yiXt� . t� 2. As to the apartment gap, .iE is a combination of factors such as the lac11�� of outsi e ~ knowledge Jnf•r�tha DelntdK ia¢�k' m'bNt 'i{� 1k�"i tau , trno �* the dimage, of a'T60lib1fe fVQ"n 1d '`kle �d+� . ��n} r,�� a ' tigY�tizoOnOy) vML'kA1ti'a1�2eld' t he -011 �tf21�¢'" y'='" MArket meeting de�drWtTi`s � j �ta ±rtn �. .1 , i fy110110 18 F\`77 s 1 .i K. {�. � `jy a •;r, gheX„i c housi�►g :. APSj ,n , rrWAX� current tight money market, Traditional con. 04. # An ;. Ag$$ a.� tw" $ {��;#� 5� r�Q,W!�,��}9t; _ rn �l�to,r.c� production D/FW�comapetiYive �ousing markets a;P " &nf_i 'i more gtr�.�aatVPJ 1?9,PaUfle Woyt a proven m prp etppandd�t'+b'etgteer {nown r l{aN of y a6maa�t�gersist m�i'i Oil t�4 .� ?F�..TS^. 7`.eY:.0 �)ciui>ft Qa exist g s 1 oueingn use in amen , p ��v housing gaps of production versus eman . C � ii i' r l i'1' ('7' �:: f1 f 11 i l�" '. i.�.,� •J tC(f 1 °,i .1 t'3 ,. . .i(1.,� j;. ,. )(•} "lirJS �II� lr.,(1i 1�)C.I IV. some Hvusina tPxce, The- t- Can HQlp Mee th_ a Antler, iii tP4 , i�rr i Housing Demand �AOJ iii k:C�� ,:tnfjot ) rtTk.'1 'iPs'j' �friri .cr: rr(;(T rl ' ):, >C1 f1L f?r�'3iri3.�'rrt A. Housing Demand Under 540,000 fI V Ji"cl!il c`, f. JAS i ;lil d Ifi ,f1SC)., ar1f `;IiIJi:�> � -he hollowing outlines various programs that can help p;,QY.Aa@)AO,4R.*I�g;'XQ;r �,noAm,4�4 4.0 iM 11AA , Q fr r .s hgpA .Rg)rrr. ' type. Although the most severe housing pro 1 is housing under $30rRP t �439,49gePte, Oktk ppg oiggr, be grouped with hous fig demand under LOOM Kf � J is f�'RC,.9�P1n�.eiS�r�si•.DPQ:;;ii 1.� P��1 tremendous overlap it demand- under $30,000 since sort l:R9Qpp�4: u p,Ab .tAa ��,t�S� '.t,MgF t}�� A ngt hI f s:.c 1G e a' c,ri to guy slightly a ve their tradi`t onal ab litY ' t6'-Pay'.G'- � k� �nubs to ',,.W e t �s3t�'u ,�1. �sirr>g �r&.� t�P�H.f,44P�rNQ�i @.►��37q n at on cons � o ' hna t k, rf'tx rrr: . t St3rxY4tt.tfrt �3fI X11 r),9 �7r t x^ r ,i� 0100 Of xr,£yrlrr Ma` o�` emphaals cn preserving ex t ng housing stock. r'BE t �,! ..J.hw . viw),'r ;t.i FAq, MW r.0 -01-Inwcfu a . Develop a c'emmunity-based plan that identifies and 'sets ' priorities for neighborhood Mepervabion. r ' YIr ) c. Emphasis on upg a t i g conuniy ,abili ties. ' r, r,:tr,� r uit rosy rTS't �a r� {�x,� 3tj� ifr3 ri Y!110 J-),1 cs °,{i . S r,r£� unfflo,1 11 � �i� i11 9.,# d�RY949M ;Ae,)oodes in g f'encourag ng ne3g ibor oPA,x, ,ii) vitalization efforts . k+ :t�R�!p��, 9�A ��r1.9 q�1ti P Rgfit ►$ 9x JQ04.1 ')JA jdW . 1T1 �eha ilitatkOlf-A " odA"enforcement ai X,t�osxg wide. ,��r3nrr �fc s- ue)ri hill ) inofdo-jq Jrtr,-J) In14F; Jac +rt ori.t x 3'T . S. nj2iawp, �lbi'e "EtI Volk i° a`c: r' 1 rl��241,30jej OfvtMa ��a ingllS �s � ' ' to low priced houetng mar . " i`3 � , qrq) }nurrr t'it" Ire Dili CO PA 5 *ConstruotioA creasing .�a : �4�rttR. �Fa.Airr�£ re!vogniz� r:id,.•r,ria la 1ji,� .44�3,8ii too; ailseaule'1 land r Be,s R n 4, 9P. @IFiM�Qnt,37r:pz beasin' ' . t securing t �C' i_2 d a tree kq,r��i�si. t 6 r I 3 . Initiate an active community lending program for new construction for this housing market. l,,J7 £i IiJlL! �t;,CJ .LJ`tt;iflcY') 1J'T(w ')'ii, S'.O'lb�1r'IrltC f' ' r[(37fi�,( 4 . Encourage construction of innovative smaller :.unite c.oristarter-_hou @qei° ti'c,w ;: ) nc�,r'ierf�' t,ly 't�wr.Jwn�ff Pvll" lit 504 J i8vaf,►�ateradd 4tivnaL(,,oity>.aaotefiangeL p 990111 : ow) sharing for community facilities, utilities , ' i rf�, Inc, 'r , f;r'eta. an8'igQVElrtltit9nta�.t pro�ee ring. i :i,t t' r,,c; i c, amactive ;Anformat ion, prgg ram Fwtth,-1 i area builders and developers. B. Demand for Aoartm:,at Units 7(w") ybuj a will ybui L uri-1 III T:7e following programs will, in part, help increase the ,Vate%.of t apart pef,unitf iprO4UOt ion vA-t pr,-ry `Aotiveoeducat,14 (pxogramr about,Dentonr.slr,rYmF:�: ,r':•sr apartment demand, with emphasis on: o,vi f<> r,�k. rt Lenders outside Ir ,rl ? �srtJ .lnrlJ iittr �: .irsr,<, ,�is yrt i t Denton a ' ;meAt► deve1oper's;,,-,q)(,-1C] F>ff 'r. <<tl�.d tinviv ■ C . D.Man$;)por, H9,usi+islRver-440,1,00 Jar.'sry,la yjiif b")-110f)b ■ 'b9 u�<3Jr1R�aEi1�9JB eSl �i1�#�1t1+1nt>it7' p4rOJ1hg1Vw*noxeaa9 Jsrff ' the rate of higher income housing production, % -tit)qr �qp-jet v! ,,z 2n:t ybuja elrtJ yd absm l'.ttUi i:1ft[p Ict Mi 50 _ 1 . Actl.ve informational programs with area builders and developers,, .[1OJnf,)U to ?ft:,5i :1i :7 gft3 ri31w 2. Evaluate additional city assistance in cost sharing and governmental processing. ' 3. Active landing assistance and informational programs. V. Conclusion ' This report developed a detailed study of the housing market potential for the City of Denton , The projections iindicated current production rates will not meet projected demands . This report also analyzed in detailed current development controls and program& in comparison to common Ipractice in the Dallas/Fort Worth area. The survey indicated 1 7 � 1 n+, r}.r7jrf =nfi,tt , i Y .itrr rx ra�`. ±)vtJ'�s, rre, $ �r,l�t ; tit C Denton' s standards are very competitive with area cities :r'! i 1,K�.+fFr, zislS fr�V<:rirTt )C, rlhf J however adjustments were suggust'edf4srpartlof larlre�!ommended contindifig Uobd t6l OrdbOBa Y..a ;Th6( atudy L&Pnoluder Al�tith Can over- 01I: Ju E',) l <r.li�� view of possible .hodsing(prodfdMs[ to' adiress the morn significant gaps inr''hbusingt produotion" < =They programs suggested, '-were ' based on an assumed community development gorl as outlined t tfV t111 Jrz ,, r.I tt,c�'h ]r1 in the study assignmsrit. The stud y t9am recognized frtbhrle` t C1 . t .--. 1"11Jr11 gC,,Id , r-tr,ci r{ t: , 1t.t, ta!r- ,ItF>.[(1 Erltfel,, , .io3 aria' alternative programsrarefi5ossiblol arid=gave°an 'ovet`view+i.t asses sment(d,U(theCalter`nativokprogracds {-fiThe4eport .doneludes ' rrAII htr>t sr„<in r3eb c,1 ri�f 'rw , 1.1n:-', f(t s°J[rt,)jIr-,I1, by recognizing that the final selection and the priority ttb�rt�t.i �eEJ,CI:JUO a:f��brl�:,lt . F, given housing programa,-r6it�-O* thdrtiaBis b'fADento'n' s own desired community charact .��t�' 14t! :br.lth>1i'��1 '.`'f.�1.ptAl�i' � ' that ean:td614ua1itVfiddVI Thardfdrlap1ltrf4(U]LtiMSta ii6tulfs 011o.liDuboaq k:I ile[,od nrttoJ(c.t 3o ',a3A -1 orf3 of the projections made by this study rest, in large part, e^ssf)JJu(:i rn'tr, ri.tkw frsr,OJJn ri(.j'tnC rM,3 )A . 1 with the citizens of Denton. i�a,r� rtt *.1•snr.�f:;} �r� r, y �.t :> il".,rdi �.iiJf,r, `, ir.,uir:v;! . S . 41rr] r:�a~�a'u.; 1rl.ArrJ+nrlrnv�i! i.,rtt, ��rr,t�IGf# . r:,7t.,1 I)oxq rtat �r+t:)t1dJ .V �n# suuli rJrU <J IY6rJ;Ja b��li�ac,t) r, f',ocip[�,v�S� ��ttxi`a•] �lt['I` ,�n�, t1:, +( r) fri li:t' .rta9rca±'l 3r> YJI'J mi.t •103 IrAJ11, lor4 JoApISrr1 b �:3 ,r�[orci -ic+.,jI1 .?on II .tw e_4Jul rlai4-,ocrf)r)-A1; :iri,)nUO befit—U)nt bosy it. ol', on,fr, :I-ToghY a111'1' . E,6r1 6rn!Jb ' { (101111:loon of tloLII 16((00”) nl Vin(,) (JoI,3V'I3b t)oJnc,ibni. t{c,vcrr� Jd'1' Vs,,16 107041 .i .rrJ'�\Nr>.lfr,Ci ^,ii nl Dolj•,rl*iq 8 t I i yr.;-) ')brr V If.r'i ;f ,Yr,FrJrti, .t3 b'.�:+siiryl .l 1 I'T f#"Sr )D Q .0 '_�'' 't'��1rV�r? (14;(, ✓Ir')OEi HOUSING B7rrl it li.tfl l,rttH fit)-t79T • .1 G F�It"I1�i!��0�'1Er ! i t! .'t' ntlalitr,l .[� t5J blu��ali ' MAIN TEXT naidra�i >tnlcl MAIRCHt 1979 nuaauM _. `iTA4l'2 YTI') iliti'PUtJIfiS�l!)'.1 I It�prnc,t4 °iJI:) , pr,uJ'IGIt ri ';rl') sr�tl :a; [4 y.fiJ ,n3J�,Yvsfi (IlloT, I ' 'r:�nnts.[q nt;cl•aU � J1F: i,l n�r�� xoJri'r� KinlmbA �nras7 � ran�jvr�iYt?!'�'.; �{i'>nr�:1 Enc •tnnnipr.3 9c •a:c�i �u�riq , r,lrluv2 �f:, iS ' r�t,1J11J. 3U 'iu •:r��•1r.'1 , no<slei4 cttft3 �►siai33Q E>atfbl .i.;rH � riL',{�'.Cl �) t�t:�r�L toaeOarA xnT . nox!M rlpuli i I DENTON CITY COU_ NFL Joe Mitchell, Mayor , Mary Claude Gay Elinor Hughes Bill Nash Richard O. Stewart ' HOUSING AND DEV$r,O�MENTrST , COMMITTEE y� Bill Nq'�pp��T•t�p Terrell King T. AM"k9X"()XV4)9 i:17 Jr. Gerald W ,1ljannaon TX2T ATAM Di2k Fulton Charlotte Whaley Stan Munson Jerry Gage Ben Ivey, Jr, CONTRIBUTING CITY STAFF , Chris Hartung, City Manager John Lavretta, City Planuir Sam Listi , Urban Planner Rar. -y Casat !►ene, Grant Administrator Rick Svehla, Director of Engineering Bob Nelson, Director of Utilities Jackie Dayle , Building Official ' Hugh Mixon, Tax Assessor Collector r I TABLE OF CONTENTS EXENTIO'i soMM ii 9 [ , �' < s� , rti t• ,ti : trcl, s . a r._' � INTRODUCff8N page3t�s t, ' C H A TED MOUSING NEEDS ,r►.r i'= A," popula on 'Growth 11Trends rsr �, 'iit✓us t �t fact E. P -Mation and Household Growth tai f3 r, s ^cluj `J /nf) !)t t 13 (rU 3 �,n i wc,l r E„,s•i,r ±r;,s -! l2?,_j,j,PrjP. .,;e1ctc t>rof,ll: 'Qr�rAi wk_ht;,b by Employment `" n., CHAPTER II SURVEY OF.� 1� Y t QPf!�E1,'�'(. Ck14ktAGTERI6TjCS: , Ids ��i:C,��igr}�gf�l'i,�j9x �tetrainta�'o:t� G ' no:in�❑ rsi pni-C� ih eUn Development and Building 20 ' .QCeS o ; Q3� o, up1}� ° > rl�w o.tt cat, -tt)vc i us_twotS [:,r( O�Q .i �')nir. r�s.trz 02EL �€bx'.c^��e9�.i°�hD�YAb4�m�nt�SQteA4idirt:i �a.idr:t �r,w2rja,irlw nI .0401 cal pia c;r;c,'x ' sr �Gly4tX+}btW& of 8ES 1r; 5ar;r, .f�ni r[43 10 ' ' 4ons ruct on and Morgage Finance a tt f S't9 Yq rwirfT '1a gols '. lAwsesding the Construction Labor Supply 41 bSJ ) qdj 80 iV,Nting 4on'tt4s2n,g Cant1 Housing Maintenance paj93 .rff)frl 30. sCei ai oatao'1 CSi 1rs oi3.rr,�yl.a a([s cat "Jul) 1"sr;q G. dsossing City Requirements and Programs 48, R�r,xc>!. yi [t�11`��.i�ous,�TMg'.�''E$,�,t1tt91ia11aB�t1')CI of , C)J E7')9:Ji (+u',o�) pej Pfc=._';�ri,to138ingr PtsatiUSOI ' i h� la ttli..�y):bftrpirah��il5t}' t �vu ;�ri.f .Irtoc[c� ni � 31�s,� �taAY� b� 50 or ons ng Maintenance airlS Ica ,:,cl<rar :f':,,.xo !)Wr ' CHAPTER III,{T?jAp A3$�34 rTO. FVgjDLf HOUSING INBL►D9 Dart E,rri Errst.rrli t � M �r;� �ogg��eS �na��HOUairig Nee�auJu r�rriJ bona'tag�itnt,r<v., W'3t :t ( U1FA _ b I Tgy�� s,�a iP,t9gtya�4 ,trAa�x�.ddsribhbr,H°�ainq' Gllp�t;w 60811'r 1 C. Alternative Approaches to Addresgin�jrltTtef� alrB11" .)arrs >i Housing Growth Potential 70 1 r INTRODUCTION Denton, Texas is a unique community that offex;g p}� beB} o two worlds. Since the City was established in 1857 , itt � ,`>c;cu� functioned and grown as an independent self-au n C n{t p i" T ��•� C� I��uA37'�iAlla In addition, the location of Denton at the summi�c o one of the i 'f' r�:14'U'rit ti() t tl, r,,;ti, t r, fastest growing metropolitan areas in the nation provides an iSL :,>'ti) fr ' r,t" r�;ir '.}{ iw,, iioi 't, fz,, ,,tt . t.3 I added ingredient that is not only unique bt!VC PY'Nid©`s the oppor- tunkty to develop a divFirsffiedt4-aiid)'iVI 61-dUif"leconomic link with r , the large Dallas-Fort Worth �tta;rketF bz�sa:"'°� Q►�` pb�at and growing community in a setting of sbrenee: neighborhoods and natural beauty is an enviable)pesitibrlt'fo' � a?i'y�'$`�ituSiYi'1`{pG '�:i �hti : xr , ;ir��tEi7 Denton 1 s growthihas i bosh 8tea'dy7av(e,'c ��o F doG�lin i , 0a {pniE?.E .rr.rk! bS)i� �r,filt.�Oi.!J"Jr3Ct '(Ire,. `}r l� I. g n size sinae15+50 and showf.ng growth of over 488 ff87j►°1'§60 to 1970, which was twice th @r.,26A��leff®'igP, c�t'�i{ R��it °tR�s� did$ fr8 1950 t0 460a r�., receneo�jeai s3ath�tt�ic$wElfific� uB��f#g� [it S at ' lower r with an increase of 29 0e An ti'his;9l�pdsfktArt,il�c�ep1'9q�... fhe "yrospecte r Ern), nc t:f:slji ;f urco.r of a more r6pid growth pattern are apparent as the t Y , -� et proaches p� {ir,-{u? �;t.acfr„I ncriJatr2.�env:3 J pnEea :a .,,p the decade of the ' 980' s, This prospect wasexcev to a large c'� p ".)a1;r.9:tnctSM. E+ttirtic) i bnn prrreu,-N ,•1rip 1X i ' part due to the significant increase in 1979 of industrie eMn'tPolq bnfi a n )nr ,Y iuE, X51 yl) ') pOP802PA committed to coma to Denton ;d ur.1 nkf,197 9'.P-V'Vh ly large r incrgApe in job opportunitteel i di-sedl igtsl coAunity about the avail�c�lp;i��,tyi 'ofthopahgt� f �'tkrt�3''�'•�emg�d in e0rcnn"On cr,M t."n allrtt err housing was the underlying The exact scope of this Y g questl_Gi:, demand had hat b99D. fu2lyj ddtafKin'dd.,- s Th6feyjaje; Jai Affiyl T 1 17MAHO commig#ioned ' -,his study»tb @as9saneilgct*"0ae0aer >i8 in ' ew r hous'.pg wad:;�icp�+7tedgandriwha�b� ebistti'e�111tlbliypdfiY'a�deviop to meet t.hig GC �1t.jt .tEn,,rn1i1 �ra:u�cIAA l 'i r r i r Oki I First as a ma or stu r ' `� � "sfs') l, tf; " ,��_tt,>i' �f1U .ff,1 U ✓f j dy step, was the determinatt.ow-of fill C, .yj ' housing and population projections . The results of this study '1 {I• i hvl 1 ' ,7f. '., . : 1 I t ti�'i- f { ^ls: Nit were reported in Interim Report I and are summarized in Chapter . tif iYfI.I "EF "^'I ' a } }1�.; r.4 .�(- I."I �3f:'J 11: ,1?il .; �;7 ', ft �(r":rt ..<<tj C1�D Ifitl'• I of this Final Report . The work program for this phase of the ' Study consisted of the following: Economic Base Study j cif t Elff1'3�1 }.[ The current base of employment centers was establis.hed in order to evaluate the impact of planned expansions by the - -- )' II'. ')'I : rv) f)7 { ft.�flfl:'J ;' F:'n' £; ff.J. universities and industries and the influx of new employment )jll,„ f, f17T, opportunities . The growth factors were examined in terms of "ItTrw" '1 rR�j lo -Je7dpl ul l f?G wlr.ri Ofl7f" .bd ')fj_* R(i h' p-,9u ;,Aw kJ;Li ;?fl ll 1. range of incomep and occupational classification, as well as !�p V.l ,t 'a ,-)dj y"..I. �i"lj) !V< �aCj `1794f clif.?.fa.i .rr,lm2 � j.)nf ) "11'If:4;? itp1, `�^II'1 :1 '?nC:'� gross numbers . ,='F-",l II()_tnT )o to (IJ1 <. "I (s C)nI .,11rOli .',11(f f� .f f3�i({<7'.1 .) .tYi'J- '1�� . Zj6 IFt l7Qan43(� Population Projections f:s Ysq(no�, ;atc . xhlc�c� £.?r�f1 r,rti �(.t 2s� jio ne,J-)Dtea Oil f.)n-te>gro-) The pxOjected population wad determined by several methodol Oil ies . o.£t(�V hnn , ncJyi , YJJ tnsslp 70 arlY,: l nl 9t.f.,m arw : tGfilt.(I [ i;2uoli 1 . Multipliers were applied to determine an est *ate' ?rli uc7rj f>nar , �la,E-t � (uLi<x� , ilo.myolclrfq �JIIJ �o Jnjoq 1r!)03 wIT total populatLin and household growth impact of the JfAjor employ, r,.lrUh hn G1nf> 9r0yE)iStC fl;Y(,rlslF, nif�uhrj k; 3�,�3( r>7c ;r1i �F,l� t>.9rs ment opportunit4es. . PrIjimil hr"G . !)Lsr C l arPgv:l Yd har.'!TIrib to ?i'1 :3:j '?I ��'�jf'I1j /1V11 ?fiy� 2. Analyst.e of :growth by natural increase (births over deaths) and net migration. II IAOIIIJ51 MI `IN11i1.t r ro(i i <,UtripoIatioljgldf► historicalo,dataf,wefeiaia4e9byklineer tf4kfHd.1r?J )(I t�r) iJt? is�.7ir.,c, lF�(i � :jn��rn�;)ldf? vmi ;;uoff Ir>�r,r. �)(Ij f),)y'JV°ufa nn k4r*,1 SMerkdt hh3r4v',eetJ*iatesF4dY'e mad&:Ion expe0t6dogr6wthi;of ni ' the Dallas/Fort Worth metroplex, Denton County and tW'Surrauoding markd*htai6dV2 �)f}[� {")flj (IC�.; Y ) f1(7i ;1�(1 j (� 41!* fVC+x fI{:'It�i �cll � t5 , ji?7f`� ; � f Appl-iddt16nn6f�Var,iousr,projaction, methbda'.kovided.;a 1rangpt of ' possible growth rates over the six-year period..Fr6*.A979rt0 1tg.Aj:I This data determined the quantity and timing of the potential housing demand. t} c ii Po ulation ouo,g ld Characteristics ' This analysis formed>, .1 - >.!.�.. the basis for determining the type and 'kifif lc. =! .fil,'1'- t f c;rl() r .1. o)FO'1r1 flt)1 :�[. ( tirl{jtl bn!" f7fIJHr,<:if value of the housing demand . A thorough research of available :t � tc�r:;'.:� �7r i��,siI ."'TJJ ru-II irI b I t r, d 'i Jfri rii f,.�J -loci 01 <,l:)W c e ` I employment was made to determine the in- , data on the projected ` ,fl I fJ s tc?�r >fi' t „r + i ! r,f, i `? r i if I f r r ; come range expected b the increased population. These data were spread out by ability to pay ranges and spread according to time of demand. ftf IU f:-,; f, ) f! 'Yt7:l'J' !,& Housing Stock 'i1 r:lli).i .f: IX'., 1)';i:rlt"> f,ai(3 '')fi? 9:Ij,1: ' ( ';'"I 4)-! 3:rfi'lU Detailed data was compiled on the total housinq stock and ' .Jrl !I! �oI(il rt:) wIJ4SI 'I r,) )"Ui.-1111. !"ij 3-11([1 ']L'f J ii[f 11!I L I-� r., j� ') I r'_+'1 rJ Vi n f currently available housing. The 1970 Census of Population and Housing was used as the baseline . Data ;on number of -�e mitR �icval j a(,, " ,;-x',: ..J !ft t,'1r'( ir3U'iSi !1 ) fak n '10.1' E•J C(.f �,C�.t), )tfI' g p rmits , value, 8r, ILOW 86 1SOi.�r.o1`3iLarla if;noc }t; ua,c, bIIl, _,r!oa)0 to f,pnc�-z construction starts , and demolitions were provided by the city of Denton staff. Recent trends in the housing growth of Denton was zrtc,zJ�>)j;cia�l n(,� Jflrrcla9 compared to selected oitt.ies in the Metraplex: "This cotlpa`r`i'snri taxov9p J hcnlffze�leb 34W na. JrWgry f>�+ i:),>to'tq Odd was made in terms off quantity, '.'-,ype , and value. Housi Deman ' � Js {, y1 bf,tl ft> c)Y3w 7 toilrl.i Cu + . I 8s� nsa t)fltrn•x ; The focal point of the employment, population, and housing —Y oI x r,m ot ofl:f 10 iasiy .t�ral (OWO- f:iofi �2rrarl Wits nc� iffucl( c; 1r,101 base idata was the projected housing demand , Aggregate demand data . aai:I Lnu. so,:i(3�� Jf7+,ns was evaluated in terms of demand by type , value, and timing. 7,?Vo ?rlt1 ! (f) 1 I6'ifiiiin ;d f4.Jwo-q) I ? i•a.yIcf1N. S '� INTERIM REPORT II . n,�iJex•rE3im J��n E>r,r1 (�r[Jc �b Ytntifir0JReportfill wasIsbmmaui sod rin ahaphot 11c,gfrthis report ' surveyed the major housing development charaoter.istics of thef,Rity in tompari,spnbto;)agea cities-, oThisestudyAncluddd thelfulloising hdti a rooessil f,fa, JI:Uo ) rfuJnf,rt @ y p { tx.>,L(lo1Jorr rlJ-x(;'rl ? f(>'d',:.f; Li r:Cf t!rtt First, a thorough review of Denton' s zoning and subdivisionri brdipanaer,was;,00mpleted!ito;,:at;alyzez requireitentsi ino Light bog,Aurrent I tranda aAdEprActiaasioi -rs,'{ rr,A r. t 151i't 7r,vo Pf)J(,'f ri_iwolp -)idi.r,a:O(i Ir,i .' ,: ),IU j i Il.� .. �'!t Ji:1jl ii1!r '{4.E 'f•+' ,ri , i{ 1 1 .t 1 , .> r .� ,: t r ( ` fr!'I � � 7 , _ r ' Second, major ordinance requirements were compared to five area ")if cities that were: somewhat dhAkaoteristio• of Denton. "'Che analysis } iU A1sft Iloi, l ''! !') l!Yl +pit+:�ti fgtj i process included compiling information from all cities, visits r)�I 1.i'It�! t 'a• � 1 ' i ''�i'.J r, RCtIIt� J fi(� f � . - ) t If j f 175}-i[J :�Itf>� �. 17 e'.I!t;l'J '.'(j f with cities to discuss major points and a detail on-site review +'fl ti' C) of to Denton procedures in addition to the mentioned review of ft t , tI + ' the ordinances 6k, I ;S'i � I .fl). t ,� l:'E J Assessing o� the enti , ! ` al for residential developments in different ` 1t i se menrs o� t'+.e city , r:: no">•, : 1Ch aid >•n �f.S 't1 ,_at � Thia analysis developed a broad picture of th-e 'areas_ in Denton which have the most development potential and those with ? ift-t -! 1 _�7l i'!!i � (l�,tfif 71'+tfa 'FQ the most problems. As a result of the study, maps and charts were J rt I for rit) i _' -)II fit nc+r) rti b )% developed that combined the facts on physical conditions with land te�Fi'rU.°•) l!ui . trulia nai (t�)Cl values and ownership patterns. Thesa not only factually presented �ri �r�,fQl� "Slfi� Fh"1EVIQVfII, ril3jfrlG7<f i�tFl,tti '1'Sf'i . Idt11 7Q1'f1'JfL7 �CS r tf.f.I`�- '.'f the-�iitdil�idtl�l 'Y'eeCilt�" hilt-"also assessed -IFie combfried�ieapaats of 2� iJfI(u) ��3JIIfi111 �)1() ? tltr):' rt3(: 2� W`3 [Y'9- I �ii1Ci +tr.V7Ii2 Iti'I'JrSJ�1 Pi these forces on development. be)3cf.rfJr7a;r oyew ystcy�J71,• rrc)i ,� t.f7f)� nT Lc, t<�irjrt6"�;f > ,,,� �]'JC3afi7q b The potential for development , to a large extent, is dttpendent iwir)i(>JS br)e, f•9;ff, t)rt.3 riliw on the attitudes and knowledge of local and metroplex developers and builders regafding the Denton market. Therefbr.e a rttaq�Lq JAIAII special attitude survey was conducted . with lrcal and metroplex ; l� tr � � oq' . y�c ) l Developers and Build6rs. One Vof the purposes of Ithe fsurvey �fwas tStou�) orliprtr,rf establish a comparative rating of -the City of Denton and other plli�:uot( er#� h^;:faf�rta�.t�)f) 'i! Csic)i1i �Jr.tgs 3 �r,y�)�f Err7i3 �,(I?' . arl�) ( trfr7�mmoo metroplex cities and identify the problems or reasons the de . -Jl i �.u�:7 f,ltf i? f'Pf t�t.t �?CPf 7c)i a �'t:d� r�tt Ti rsit:unli fLC; Iifrftt �)dJ r71 f7) ryfit? ' velopers and builders have not entered the Denton market. , Ff.16 ) ok"5 r,t ( fill r) L:)r{ r,iJ rro:�f,,j cJt{ rfr � irrff rc;+rl;a ar, r3iiff+phi '�� Sc A brief questionnaire was designed using a rating chart �oPT o•.ur �if`} s,t1t •JnT .;c)vilr,it ,fr) t ) r, (ft � o! IrCt�fn+, t ,fin.t . Off-1 which the respondent was req r uested to U80 a )7 Joint systemr�(1t3 .to (,fi.t J)ffr. i:fJf -tLV1J')f', ()JIJJ11- (7J1, ( Jf) ' +3) to indicate the degree of the response . . %ij10 ,rt.t Io 1 iv 1 is r'J`w' Existin. a Hou_ling and Housing Maintenance a Review of the r_onditions I Y L r.r16 t r ' :eJ1 {� ? � r, _1 ( J 7T, With the housir: conditions data furnished• 5 C d by the city staff , the consultant quantified the existing conditions of the housingg ?fnlr` j To(jdc1 iltrf'7:: � O r } d7f 'ilLl 11aSW in Denton in comparison to area cities . The emphasis of this stud{V , 1��, element was to identify any unusual trends . Assessing the cost and availability of financing for and fli J—! > ITlTT' iri tJ'r i ' .''! '. !. f I (1 :1i,L � i f� maint_eriance of residential_' ro erties* in contrast to other growing ! cities in the metropolitan area . A survey of area banks was conducted to determine the extent djiw o,clfi:J f)rrr; �Et,i_.tfr�rJe+i Sr: �nlctcJl )�1;>(r .j:.c"m rsrl ' 'Iar.ri It ,rrf'�r rtC�}rr C? of their involvement in this financial field . This data was analy- 3S�av7 PJ ffil(:J f)t113 Bi 4S I R14 TgAH r x)H•i$Up, aaV')lW5i9 ' CHAPTER I ifoT o, to _y"rt-a.__WIT , - ' PROJECTED HOUSING NEEDS 'OF THE =.Y 0 D �]TON tja;r 1 '[v � ; aa Ur+ aarar«a ws 13tai1' .�8ej {:ai eit. '.sy lr, a:,y!3 : i e ;n *ssi3 x v« n+:s sa U 30 .la hzs+ala �.xn rsasar ts.,in0C1 2a tiJ�r�:s`J!� 0karaoaac �►-cal�csa f� 0t1T qt t[ csi Lsr,.i*)�kyxn bnfl as au:3 3,r,3 0119 bao .l r,l:3tts.tr>t� '� ifs�l:t ;lr�' �Ye[sln��x•� �'S9W tzrtoi..tD6t,6 97tsJsea3 019 ' t ' . Iosgvl .r1l+�o•.cP a 'nc,itarxY atl. ��YU paalvlxb e'saw ra7lila;x�vi.nu x Psaox an 1111+ bar, jno*ij 1010 .") y:i.le-XbVlnU �pntxssrx�nl nes OA tilOua abn4xi 1-19vovc d ixo."a't %dt"z rx W lentteAwl"I bob 3n, salloirm 100d,'* siruba-jp jo apsin0rrxsq .,at ,an telaa<uc.tt Ct.ioi oi3 ll}w y0n5.bj u-j P-ugtcno-330 t �, Ptt1lbY tt�U el ylie�sx`x>y . �I,fedi 7101*63 amlxq WM qua e1' no3ntoci oil dsalmsod is dicu 6 ta#ara��toq a .�u1 ae'llao sd4 -in 3xaq a& ,srca�n+�+i ,ica ,od< se [sY�9 ficttt ni 1 �latw!.n1a�4+ 3+� t�y1Y c .iasiyJ�as* x ed .x�Ia�ol3r.�E adillow J14Y4 3o x�rr£trrar67 r 9[a�3 s�fi Laen nd3Jn9t! 20 yzjla .dtwnp ' s!�^bi.ai� Jncs,�d'4tr�1a lt► i,�3'�rpiq�ri y�i.I,n3aa�r�u �vaa4 � � a,91.1 tx rixnl. Ws a sxi Io twr a~ i al �'f l Ibmila�t oaca.>, rsdt b b soiy.Ja-Vdr " Il:wm,ararr o8h tai ? s�araP 1, atl nits *r•ifilw-olp of 8gl7a:i oat ' aBxs. 1�4Eu 1xnE I.1. e�Y �yn,rl �att ra rr , l i sia�F,^ tom Mr.al �gyryy/�pNMV.MM+1�t IarMY"° ' M.w.w'n`.�.r'w•ilr�tivwN� �� pi�O ,HU,SHI R 'c i.{;' C1 t,1 '! i' �•.t `ill ;<j•.c ' This section addresses t�» housing needs for t1u i City of Menton over the next several vsars to 1985. The •past oocio-eaonooio growth of Denton was sxas<ined and the factors and forces that are expected to shape the future projections wore examined for their potential impact. In past years, the expansion of Denton'* two ' universities w ve driving #orces in Denton's growth. University enx ;liaent has stabilised and will no luagor be a sajpr factor! bowovers . trends such as ash LWr+asi»gr paroentago of graduate school enrollment 4" iWesai" off-csWus r+esidmay will affect the total Bing n"do-P the prise factor that currently it 9e60r+ UP4 a lasge potential dmapd for housing in Denton is the Surge ' In industrial OW Denton, as part of the ftllu- Fort lbrth KstsWUWs is enwUming a pwI43d of dynatto %wth, 'the city of twatco and the Denton Oumber Of ' coerce have soovovsfully Captured a significant share of the new iadustr m s locating in the SaKeUXW`.. Ibsae ' new indastrim and the associated Increase is the tooaasio P base teed to generate a8ditianal groMtb of the QamratNibY thxlough the melupuer affect.0 gsw esplopssot Oppor" A toMitles am czeated in construct fto rft&U "a N 010"I 4 y MMN.�RMM'�V/lWi _ .. v.rMe.. . r.. 1".•n..h .,.W.I,w... ...ri n. vn . .• .. s......:... i...n'w.. .... .i....n .n..... .. ., ..n ... r . sales; services , eta. raoultngµiiniaoxn�ttsa�b�.n9it !'� ,�$Q , ac>'� t� '74 hduainol`! riDentoh) has, ekpelrienced aysbeady.�butt reiat�vely,•�slow growth2, in'- receDt , yeaesi: :The 'newi industries locating' !in Denton ,. - will cause i a Budddh change , in .the ftidndj��pliibint,-+ a =heavy ,demand ' for , hougitkg' on ' the' City "Of' ` A., 1This" o4ctioih' bf' the°rtes]et 'Pkeeefitg ths' hbtibi 9 `defrialid , F r edaly it "'Additional 'sdp�iOit'ing d" ` ig'-prdvided in` Pa>"t'' b'f" the 1�� eridix. il! i ,s ,, JVi to , A. Poaulation Growth Trends _�� <. � .' I � i�f c [ � j � 1�! � , q � eI4 (, i 1"..'•,ar '',:1r(� 'Id. i �I CJ Since 1970 , the growth rate of the City of Denton has beer. 1t 3rr Feli .f , ;'c : i�'(' }, _ I ; r:e, 'e r ,% ) [r�.' ti, tir 1f 1 [ Jit�7: ?'I' ' tt1 , t j�,A l ' below the county growth rate as shown in Exhibit 1-1 . As a }(;� S � r } f.� �,,`1 I j poi rl i 1 . - • r t S ST.1 ^; i ' r, g',- :')�j ° � ! f- i l f,{! .' ; i 3 •( r) I q result of growth in Lewisville and the Colony , Denton' s population Fi rr 'd l�Yra' 'r ) t_j it fN : !.,1 rli C:r`.Tr� rrTii'! 9 !: W ` ( hr S,It �7fia represents o smaller share of the county . The change between 1977 ' and 1978 may have been the turning point of the current trend . In 1977, DentonSba POPulatiOh ' nctimied '-b!) 3 ;680 llspt'�5Y1'rt r`�flzi�t�'i` 1 �Jst r. txt s f7rsr� rcr.t 3:� ,�cr[ creasing aware.,Of !t6tili oalldtsy 4roWtn .. ►- C�IttIli? 1-1 . i!i l4)[j:�tlja'�'.ld; POPuLhl102i SGAOSiIN :' V '1rSv�fiAt 1rt ♦ r) ti ,1/,'.7 �`, i fnua t:oi St. iuqu�, lr�i�4a�'ffYsre�' t �diirez;�14 '�'oroiin wii!`br{'ZbT(7,{y' 7�;tfi zoo � 6'''�tdi: 4dre�{ ;ob',3 � rr�. 'i ' g c BE?�g Ty Gt} t I)Aj 00pd( i4t !J'O J(P ils0 )rr )10 WO, rE, 9v } iob"f'COOncY - 1�i71' �s.t6f 14.ip1p 1�.t4 �5.94a hr rzc�i ��: c�i�lt0l ti �,*q f.ii1 s�� fs�.i FVU+ r3iit 'I C ; r flow ;A s mound 1,4F t . 7,,1p sr� ' �ypNiViz! 1 7 �� 1 413 (};rts of r 1 of County t. �4 7.2 }• S• �' oa ti 1 1 so 1,15 :.�i ! (F .t;,r1�1,'sr( A r LOW k E: ,E , 3 �t3 q Co�1t�';iir. ��1 ,s, .?.i.4pi" 1, p !. �f`, tl.7s oe;�ou t4w,,.z=��MV ts�tf��i rr� 'jM1::--U111M119. 121 1 �)1�?r7 tnc)•r3 ' p/olo piintl ( .Ji f 1 f: , s} ! o rt `� PS x. t1 000 (N401 ni (tw4)r(s:; il6�� 3on�y`d `' 4i `. !>ii�gstr3 ' l�4�=_1vtr� 10� r,taAl4b�,.i � ��"�4"� �� '!4' JE' !S' lo` �y�io",rr,11ja�"' '' J i �Jo,l,t" i `A( bltiv,�r 1 of county l�.44 l;.41 !!,!1 ll.It !£r04 1 .faof, ":N{,t IF' Yti 1r!l'�:6..�f:flr. 4!°ul � r,irsa J1 } ,1°lift '0 trM1' aryl t' P 4rt�t rprr//�nfr..�,.``}r{t,q(9� Ih}f� 01,�(t +t i }'!1 i Jr rr t� 8`�Rl�. r�irrddfA'bLr4�trUStCi hQr atf6 r�ovrd to tha tall thrar yrarr. rho pftaary tI Part hn brrn thr dodttab4ttty of 1610 end MOelrrdt1 prlo,04 hea V a a!riordotrn�,iti gout co, worth Central Texas Council of OOve"mants B. Popul6f�i�tt��Sffd� Ho'Gebhb W'brOOth iPtoiadtlObb - ,, ll ti lroVth' pro'jectiohs'rinvdlve zany.,.daripbles -bnd , assumpt$0heQthat must ,be, analyzed as much 1 as ; posaible , irk order� tol provide ia,itrue;,_, Vidiut'e of the , growth,potential,.for ,an ,Area�.: Vhi's cross:}verif !ca tion was accomplished by making,:three; di£feXent,proiec.k PnPc#?a� , on diffgrent ;methodolpgiep poo comparing the.yesul tip ., aThis ,Opproach provides„a, range of; possible popul t,ion t3pd housohpld,: growth - t t The first projection utilized was a trend projection . Ths, zesylts,.,pf ' the trend projection indicated the conservative estimate and the low end of the range. The second thod t mo . utilizced thejprojection Wty i based 'on the mul; tnlier effect of employment. The results of this ?Jttl iI � :-i'iJtii projection indicated the most optimistic estimate and established 1141I:1 r l('� I (lyU % 1 .C" JC. . `Jlix bot, ') 1 i LVi''. i":.t.i the high end of therxange . The third projection utilized was a r� CC li!}`i'a” ,C,, !lull fi l{'7 •.t�j` °'-'F I cohort projection for both Denton County and the City of Denton . projection atld represented, , ijte,jO�d"rAC)g.@, projections@ 1 . Trend Projection - A linear rpgXgP#,pn (trend line) projecti?f nvWas calculdtop cn��l6q, 978 population , data . The din$ r:te5?K,ge.Q ° .En$ cae$,,a Yeti' , cP. .�e '�1w true growth' of a °OOO; X01198P' ffd JO'Jb0 is of the 'opin46,P that.Ouch h.proj4� ion ipu unref'Up' ft4lly low and thelref ` dis bi ded Xhis p4oj,dct A prdjectpt)'' bas (3on the t'3. 4e, ,cdmpoo6cl` ann�iA,�';'.c}g,�rth ' rate from 19700` '197$ # fdictb paatic ;irow } ; �;gi shown in Exhib; ,l -2. '� ,This XO1`condA4,ered th6 104,1' tLe range of patOfttiaJ1 'growt�1 ,1 This°Iow 444e e@tAiiafNr should Ls achievable wi ino . "ngeJr(, grQyrti}�, poli'c 04. !-S $P. !'. V, , i': Jrlls . In fact, the identifiable new employment of the ipdustries ' locating in Dehton' a2tiftic# that r.1, root c : d � r , t, � y�twi.,� r1t rxykc T � til�lr; +c�c exceods this- 4onsdrvative prOje'ettbih. ' ' '�t91srs1_�x;,cgcgCi lt4; ,`t^ nicgcr - tlj;)trilo !j LT t4r1 wa3o �[Ox" . S 7sit�lPt"�t .J `f, 'J Ii EXBI !� Y -2 J "PUPULATION AND J%USEI ( ' . i ! :!1tf TREND PROJEC' IOR � i','<? J1' , Es.t-E- ' City o $ehtoh ra First knnual Of : Ann al Hou;lphl,.3, o 44�� Family Year Povulation Gr6wt� `Rate ilousehol`ds Increase G & lif ate Size 1'f7 � ) ,874`�'is �),.- . . i.'J ( td {!l� �. i' !: i � C� � �"..�1'I;, c.� —r':! Yr.-ill .('fIr #,'• .�i'F-: `3 197039 3.22 1975 d�fi�7501 f �3f.4V . - .! 14 '`781 ar' 1� �1 ,. -� It 3:��i� s ��,'*t 3.27 1976 1'470 t q53 16 Y6 r ;, . t 985 ' .�0 ti:>+< 3.08 In�(F 1977 4 ,900 1 .� i6, �� t�98 :88``' , 't.7 2.96 1r.A�!� !( �l I, .i 1 f1'faI ' � �: 1"Fih`il.r `)Fi.� 1978 2 1 , 90 729 " 4. 51 3.05 1979 53�300 'E' ' `. ,"J :1,14,6 � E.�. a <<.f1�y� 98�ff, ��, r1 �660 �ras ;ti3 '�s �al(J'xcarl 3.03 1980 riMIQ t 1(),.4xi.;3•4Ql(l r+1 1R,300. ; rtf,gx720;rxur%I 'tvoA.IMIwo.%j? 3.01 1581 a)urigM's $ iM laa-MO : OV-1 aulgiQW. ,Jl,:a176OA Wiu 134d0sR cirij 2.99 2.97 1983 ,r�;,,rI�k�� 0 . i .�: lit ;►�19f ' , , ,rc>21Qs64.Q,.:t A10v)q Gt'1 }s,l_Q,at(.jlna 2.95 .198 4`--Ll'J1,.i, 1.YY`� I1; •_i E.i r, 3440 tJ� . � �. -t>31 ,R�$p:.� Jill, 400)fdtjob 2.93 19854'.f>Kil`16�iS7QC� 7IJ V�4Qi11 ) .L!f.'IY£2C:�l.Y)(i :tJir V8�/i`iJa is:q !;J C101r,o 'tl 2.91 . .:';�.tf. E?11 ,[ �3r1flULlrlct ;�i.7 �>li!': 7i � SVc'f .v:7,1 t� Jr4_t ".,,' JtiJfIU.)'X �}Y.IIZ Household,IOOrg�,s�� Q7 97$�'r.,! ;�1 ;�� grit r:Jnrl�:'.i's<s f - f .ltt(lrgx:� 97� 985 5A8 J;:i, J lrI i�l)I"L ic:;1 j711 f. Srltf ii Ilir:1 t,(3J Yi a q1!1-1. �,.[-j Jr�)(l.� gJSfi i:CIU jjo-)a �)oJnr .). bni �'Wll rki's rojection should be oona{dered the conservative p,i�Rti:>enf,��Z:��ntTh:#�r,�rQ�t3s'�oari bi�;ec��aatlgd� :tolnpabt�ri� ' with no change 'tn efforts to attract industry or generate g,�.11.��y-,�t»pZQgnlB►lt�topp07�t ttt��:^t�iepv�,gJrf:;s.i1n,;:, ri �.r�.� a°�x�arrJrtEi') ;?.QJ1MI143£1 ?)$Jf{'f . P1413 !. 1 ')VjJ:JCti P—O't 0IIJ ifli'd 85r"�;LV:.s,31tt Source: MDS estimates based on trend of growth 1970-1978 '.lily f�.J'r;�.7'I17 .111`?1n'�r)} rltl'.) >t?ll 1 'ait;J,t1 tUflftrfl '(.�ri,.3 °brIS It rs 4 f 'Y it 2 . Pro ected ,, owth by Employment - Employment opportunities 1 are the key factor in es_ �t Atinq an area' s population and � household grow PrE The new rindustries locating in Denton substantially increase the economic, b se which, in turn, generates additional employment opportunities. At this time, the entire Dallas-Fort Worth Metroplex is experiencing a ,stryong employment growth. New industries 1 ( 7 } 11 , Yy,,, and exgqi : industries are t'' � g t r �.� i°+ t are t n in �. :e:' etrgF,lex, a . . . _ € expanding. Denton is captufipp a signfFicrnt sh re ?f the. , J E; Metrop,lex growth frith at l s�st ten nett^ industries being i:�.. established. Thte,,ltrend qdn p expected to continua, as ' gat the Grer Dalla$, area co i o g ,ow north. A t�nuh og :.,.t t , ' eo tfie. r o+;e� + �cef the impa t is les ignif n_ , Fort W th is be nhinq a north r thrust w,. h bot �n atrial pr7n residen�j}'i 1 ' tt�, r growth IV .4 Continued'`-expansfbh,. St the D/Jt• "Airport Ofsudh as 08f, f O. S the Begni'ff aria A dkican AlYlthes faeif les , wifFRApact ItRf �0. DQntorfli .t,Texas InetrumentsO,,J aj f a new Wility at(:E941'svillS�Q f c? .S employU4 120 perAd is'. Er(p Mion of 14P0'60 S. F. OJ61(kmostEWf F4,+•S doubloAhe curreniVolant Effie r6f 1700VWas beery0&Arf&uicedP80q ft'.S It ca& bd expected'irthat ot'h yr industrigh-• Jll fof &b arexas2pef Instruments into Lewisville and the surrounding area. , Exhibit 1 -3 presents the e fo;' eA'MJIS to it.IV96ffirigiurl,1 fiat - cf3E'f-� ""0 �+ identified for the ten new industries and expansion of major existing industries, The indicated start ' Y r ups and ''�t' .y �1: If { .l ti SS`!'.. ;+;t � l: .iY°!�l l' i'.ra C:�i ::) >)] Si OSi L :l �� 5 •J'J. I fi'{.� ''i,r ik'l employment growthiare based 9on1dath-� fromttheCha tl wec..f t; 't K,;I '.: 'S. 1 1. .r.� {.{.t.e1 �; �`:j'{ � til S• 'S f. .� •{ :�� a`J ;l :, $S.�1 i� tlEi i� �' `.�� Commerce with confirmationy,. svhbxaspoos bler ,by' telephb}re interviews with the respective fir�Lia those estimates ^M -OUf E h."o-ri! 10 i,,.r,7t 1 t ? ,;r� 2l3r � ar #�� 2rlr� : �r:r{1�riE are usei as the only manufacturing ",,Mp) oym'ant growth for e 5 tthe first five years of the projectionst therefore, any ' optimism in the estimate can be expected to be offset by growth in other new and existing , industrie,s. ;:, Jt se data f and the total resident employment data `provi�ed� Yy the Texas Employment Commission should be monitored annually in ' order that projqct4on s can be revised to reflect the most durrent data. gxh'ibit' 1 -A shown' the impact bf 'tbe expected increase in maltiufatukng emplo''ket o totaX�� maufacturing� i oyment. The years 1975 and 1978 are used as trend data. i6l.thia, years 1979, 1980 , and 1981 , it is assumed that the 1 e be actieved either 4ix�leot6d manufacturing e6p gym ht sail l' by{ opportunities directly related to the ten` industries =i k� 4 combination of expanfion of existing industries and M v 14 jr , r I P 1.J i V :0 t�. �, t , `'" .; ,r,. •h 'Lr f'� b'1 t7 /'tS �A.,.� r, � G tJ aht n ? N li 1tJ1�U111L�JRi1 'E10T� 0>rF6RYW-,TI3E ' City or Dentofl I E I { h (j h 49 first of eo 6, A. Kris Roofing Lite. ( lndustrtes' . z t 1 }EF9'!!C �L �+ Plastics jYSl�k Till >t n IRA,— a 40 100 85 0 0 0 0 0 `ri 1980 50 76 160 115001 110 1P9 1;5 20 59 0 1,010 710 0' 1981 6$0 0 .100:. 200 ;1,900 130 100 135 20 SO 300 �� ,� . 1,125 716 1902 12Q' 400 260 150 100 135 20 s0 y.� E' � , 14 2,166 440 r ' Ct"1987 ,140 790 300 170 100 135 20 50 300 i 7417 2,S5S 390 0 1964 s 156 700 350 170 100 135 20 59 WO 140 2,615 60 h 1985 600 !SO ' 700 400 in 100 135 • 20 50 IW 040 2,665 SO ra jrba 'a.taDUShM49t of Ro") Rau {!!/slrtMOO frr Pgor for n1 too yrare �4>,• 4-ide !� 'rLy�l{jlaant rspa■,�pn oj;Danenala RaKrfNlwr{+d r�3oynlPnt 6yra.�r� {a i� C1 tir �4 -1 rf '�Y I „I•i 6artl: Mnton ChrnMr Of Connsrtr y kioct d turin"tim by me } 1 6 1 Mo N . C► u1 , 4 .:o, a W 1r � i Ln G t O:E O C a p i . i !1143 a u . tl' N O O O 1� k0 b�N N q N Q y oo tp"f (tl''F M 40 . '00y' P' f 1 : ! V GaS m I m fa . r. rl, 1 n r � � ;sr f; ' .0 � r r",`C' i f�ltr� .� Cf!.f ," ', ;,),� „ril• . :Jtt � �;� 4 s U O O r 0 . 10) O aFM. lif4+ .f �+ `�j .r• �>� U;") 1lFr r !� � ur.tti; Fl4. �`� t f�1 V1 - rn ( � - N 44^ rl r� r♦ r-1 ►r rl /-1 r1 /-1 .':l%IR � 1r 41 m e[['��.. Pat]t #• F:'/ :; r 1)rl <,,� .f :;'_] Ica rrtii.fitIIF)aX IQ r1t) iJr,stst0;uP � �� O O► N N M ♦? 0 rj C* ,e' ao pH 44 W q N 00 r-I OQ r O i I as A M 00 N tl ry .0 0 p H p � M,4r: C7 ra'�'>:s '�'cvACly�a� s,t_ ;, yls'yrt `4s +� jj +3 ab )I �•ar� l,) F ! � 4� A 10 tires 't.�)r t.,i!a,hit Pot) 'tTr,rl ,_�,'�ea 3Et'�Y,02+1 ;9.bj"!�,1g0P` 'I��} t {Ff a t r o o d r r Ln x l ;Q IIc ti sa r 1 SIP. r'S:, I ' ac �`ri EA!' ff"t ! M':dsiN �GN ( ^'�''� � (� I,,�_rb I � .` Q1 � N crRr 4l� t � aV1 94 4j i 4) m r- v � I d 1<' 8 O� tftl r na 7:Y9r1 �Q livIcei ^r•rryi ;•)YrN, /1 ' p w all r♦ r{ °� r� r� ri ra r♦ ra � ' I e new industries , it is further assumed that mtinufact.uring employment will increase as a, perc,ei�t of,, total resilent employment . The result is an annual' ;employment growth of 6% to 8% . For the years 1984 - hr d 1985 , ` the ideh'tiif i 6le ontpiby ment opp�rtuf ities deciine s1g6ii1cantly; 't'h6Yefore, sadditional opportunities must be g�nerated b� attraciifnij'' ' more nevilindiistries . `he "additiotial oppottiihities f' deeded" iAhilcates the i1dmber of mafiufacturih4' employm`en)�- 1r'1 ` ' pportuni ltd' that will be neeAdd '' to maintain a 71 h'Aual ' �icywth At`es�j This ek5i6yment `�io�ection is Ae 1;asfW , r QtAth,a upped° nee population pro cation. Exhi6li I 11i' -5 pre%- nis the ' of'acted pop,Utktiorn ?! f " Iiusehola�'c &th Las6d"Sri the 'iti'C1'�aaing effi'A)ymentf gsj r- SE:t' t i)"Uni iia» i"�ih' e proJA66ns sh& 'th� possibility of a��' S1� feet U:; 'C 1 ' C' � �3ApulrAti��h 'bi 86 , 900 �i 1985 . lt"' ust be f`oi'cerate hA MfC Ais prolj`''�don pres(LLiie the 'ft upper d iqe re�i I Yha ' extensive efforts to capturq , th ± fulr cl,tlp� ier eff�ecty p�fl �s<rrc;� the industrial growth and t6$ �fbide"At? A�ecessary housing in the Ctt;y: of, Denton, , Other (np1oY! end . . t .deg ' As indicated aoove, the upper range popufat*ion p'xo.` jeetion assumes a multiplier effect generated by the industrial employment.. A portion of the multiplier employ- ment is readily identifiable with the current construction ' of two large retail centers and the planned expansion of ' the two universities . s �, EXHIBIT 1-5 POPULATION AND HOLJSRHOLD PROJECTED Cityr'of ; Denton if 1 r S tl ,Ati , Ar�t! ,1 ' First Estimated Percent. of Percent of ' ', �! " �d�it�hold Year Empl9 ent Po ulat on . P ulation !� use lds ; Hous_ ehQlds i Increase 1970 16 ,923 ,42,,4Z . . ! , 3,9x8,74 X36,8 ; 1 Est 74f tf ,m 1975 ?4,1471 . 53.2 , . �;4,��54 , ,,..f 17.41. 14r2� 1 '.. t�81 1976 25,966 .3 1977 2� ?,�2 510 s . !, ,A? 009, :;J, '-�,EJ I .16S;1,JJ 1978 �28.�4,�.�, f. 5r 14 rflir� . :,. 1t5 t4 ; t!! 1 •aw 1��.' 4 729 tlu 's rjc�(.i 1979 r5 17,4 a 1J !,�,k2460 39 1984 34 ,500 56.0 �, two, 3910199-:"J`;Jt1 Jig 340 1981 M197Q, n,ti 1r�A, „1 ! Ir, 1 •Iffa0JP ' 'o”) 2�JJ9ri>:;i 11450 1982 hi O .Jw f4 I',2[/ �uta A7q,�Qrsr tC lOw?)3i�471�1v�fa J� tj30 1983 42,509, c) 000 J clT1 'OOO i:JiIIJJ11530 1984 t4i �J7 �� 3 ! s tiJ,[ ra ,1� .. r J C r r-rq?f_i 0 0 Ot)._C�;r�?>t.s 60 i J),Juc 1985 ¢ 0 8 ' Ctic rt 'T74 Nouseho"id"J3icr� e' aset �45'6Li"i76I0 �;3J16' su.9i�J�;��) c79 st.Jlff1I ��t pv.t na r.�, E>il.�.iw'11(J(� `l1lr.C:^�:�'�14 ��1�.��!if➢ C 'u��l�J�(i.r J)l'1ki IJ JPiI)'1(J J (i,G 1.� L7.f kltl.�. 'J(�'J. T'itis projection should be considered thVfiePlUii the potential growth range . Achievat of this growth will ' require extensive efforts to ,f n?,Tfpe? Dentoq la emftloymenitj It will }a��lssao{{ require production 'of Ia �a��s nte�bs`� :�?. ,.= hou,e,fv 1lt rf0r!) l, 3 l') ' ' 'AS?(J,[if ! a tvo,R, --,—A ,5',Dt1,0) fuvi '?OJ h) not fit : A -JII'_ftlyof( (rrY) .J11.1� t;[iJ)111 It lf t 1 I t L't f o)M Jo I il J. Jt1 1 F ' tonal Shopping Mall - A regional shopping mall , to be completed Req�___ ersons , based on by April , 1980 , will employ some 1 ,700-2 , 100 p interviews with the mall developers . it was found that some of the tenants in the new mall will be relocating from existing De"tOn However , . there would still be an est,l�►etga, net employ- locations. p, Another ma gain of 1 , 000 t5 1980 and 500 , in 1981 ) major ment g 00 in ' 'the Chah�er retail center to be . oper! by 1980'' is the 'new Skaggs . � of Commerca ;estimatss this establishment will add s�me , 500 e{aPIoY- O'r't funotibns . ' ment oppor' uhities in di`re'ct retail anc� suPp university. Expansion - The : two universi ies in ,Denton. project ' : a 3� annual 'increase enrollment: The resultattt increase in e. i13 ,,ddd 552 job's over the next six years . , r faculty and staff ,W ,er,.f Exhibits 1-6 and 1w7 show the Projected enrollment, faculnYv and staff increase to 1985- 'The expected increase !n off-campus student residency, ealthough not considered in the projection based on employment, , adds a significant housing demsd� ,.'� hose Projections showing ' demand for 1 , 380 (1 , 1 15 at NTSU and 265 at TWU) off-campus house- r + holds re° S'ect4 tt,° :?ttcreasing t1:4) -,`n yx !float c a <:�nrollr��lrt s%1_ a' As cf lens of title two universfi$s. e�of and are based on the( hour ng P a„ i , V O ,.. off-campus estimate ,for NTSU reflects the forecast that dormitory Oil r "`'' 1982 • � e remaining residency will decline from 3 , 000 to 2 , 4100 by ' - of Denton non-dorm residency was then allocated 36 in the City{;} ►sr "'' he resu t is ` based_ on 1978 enrolment d, ta . ,. , , and G2i non-bgntonr , , t , r a pgtieintial increaso �of 11115 nonjcorm Denton 'regidonts . NTSU conducting fr ' ' fine student , is currently a detailed ' study to de 11 I art of the University' s Master Plan . ' housing needs as p t I'.°J . , f b'�.., '_�(1 (Jf � : 17✓;f fii(, � fr li t, f ) i ; ltl-..�-� �t .. ( ( 1' ya 7i ff'(1 ;x(71 .� f7 FjV CAM" ' Ear-♦♦ Off 'Copp s A-F faedllr ' —TR 1i rfifdInci r Year o e rtcrufe nta ncreees fioET—Tnc`riui '��aT—Tncrfafe i.. 1:1tJ /!Tt 7,020 S20 691 1 1, 21 4} 5 fop ISO ' 1960 11,355 SIS 702 1 1,374 46 51960 210 li�S35 LID d0s!;' ! ;, i � : . 1N121 ? ,:,41 1 '. fj1e0' 1982 11,120 113 7 i 3 ,1 1 T ' i 172 SO 3 135 '7':1 So4'.1 It :) 1 "rfl 1913 11,910 190 111 3 1,523 $1 6,370 135 (. 1994 ,,, 100 � "�(I19tlr •''� ry14 VSSif (1/371t' 59 fA�40'iIf 1915 19,290 190 717 J f �,612 SS 6,$16 75 ' ! i , , +� ; (. Il{S:7 I � f.' � 1 `(11 f r ; 0 .I ��1-. I i1l � aal 1,690 11 341 3,115 1, V,? ( I1'j194 ir._1ci 11r1I] Avg. Annul 1 JMir" 6if ,.or;e, 1 � :;(1 3.,blf+yrsl , f ; + ',=, (.4t,:I rirEi :r-.;Irr: i;51f f :It, (3— f ., 8d4ilrixal � �c•t:c'+Er.t t'.�i'J arrsi,rl3.� E11(]� ;[; � r rli r.111.�s11:�i7t f�-;1 r�{xf) ri't' UlKld 100 (f1?VC9(I1Ito S%HISIT 1-1 [,lI1'r1U({2 i:liC7,1 ;IJ'1[ 'tC1 l.�ru C ,:11''.7FJ )711.L :11U(f 1fili'IL1-Eilf?1' 8 (�?y "I I1: (. )o, f'i1f: 1.1 t: r '.i ) (i (' -f �, ( 1 1 I! +)�. , I. st3� f'(l f.f^'Ill Student Oft-opus nrol aenc ►seas t staff kef n e �Yt1iF.f [c) tiff. ro e ♦ ; F.sr1'; T' nc ' .t !!Me , : si:,rf 1M 976 x,769 390 600 16S 7 � _ _1 93 eVCII �7 } t310) 0 1(II, I (I 4731I �'Iffilf '7llI ftO fdff"Ld 9'I(1 fi(1F, 1179 5,540 171 Jos 5 611 11 794 34 ' {'7191d1a;<.i) 1111d tc111004 ,t `640 P T116I 'I(?111,j I,0)5 :"l1,fl,a34)— Iil 191 0105 115 195 5 655 it 672 31 1,111 llILu!'! .l (1'I' . �iI!V '�d 00 ; . 0 - 1 I)' '101 '1' '.,Ill I 'J ',i ffl `R v"I•.lfr1 %:')"1 llt2 1,495 190 100 5 675 20 910 31 i 1495 h 1 (,5 i ! r. ARIJ :,r x1 'i-,u ,!; 19191 ( ri O -(r,1: 1911 I'm 100 410 S 717 21 919 40 ' 1 '! ,I I '°arPP t. °1 " I (t'wl (11'.Ifi'.i ,� (% { 11{ L . r4 GrI rf;(, ,!lip l-i^" (7fl Vi) (,H6 � °1,055 204 415 43d 21 ,030 41 to ,Fl 0141 r3() 111s§C1 rn'tl�, ,13r+ .a] c' S i ! 3r)1J1'er -1 -oH 1r, tirR I, �; f TOTAL 131 _ iv4• � (IF)falfn !,(3 ! 1 '11) � : 'I `if�il.4i: S ( !• 1 `fl 1, I)f1 ( f Annual Increase Lot 1.31 3. 01 4. N f (01 x[11 "t(l tl ' 1 11f . dote that ttie inorease in retail sales employ entnfl University faculty and staff employment' is' not u'sedkas ' the baeiaf for' the 'uppe'r `range population eroecton (not included ' in ' the` iployment growth base) but su�pori.s khe fact that a � + � IVai, I, ,S i �, i+ sizeable increase ' In total emplo' ment (multiplier 'effet� ) can be ' expected fiver the {ext few 'years . C. PRttnl iai f 2using Rem-%p4. Denton traditionally has been an exporter of jq ,jabQ;,,,, j ,,fo�oe to Q,alla$, ,Fort Worth ,'�nd gthgX Mq i'oplex . 4oaq�49,nq . :Many ' of the Drip ,ire:reon:�crwitr, :.f�� dle ,,#o; uP @X ovPa$ ,¢,;P00) ' who Y . , d ,� a ie laid°rgtio�� .Y, ,tnco 4, .Q.. ff4 .$ � Q Fo 1p� Ag expjnae,,Wrrr�} i 't�o i,5�p n,`,.!the Pous•inq ��iznanc r ,4x 1R4�t4�?, , ;@eYe �! 1. -1C-.I 113 f.v G; }fj a for e c ns re rt , I :- peilton ,WI . a�?r', 9C?1 z! ' �.s a �TWd o reWs deuce o persons emp oye n r'i� 1:f t�,`�a 7 $! OZt U1A r f. r sib atfi fir, 11ru, 10 ' 2 . Persons aceeppting the new job opportunit4i,��,}� if,f;', ,t;'i within the City of Denton will prefer to live ca r( i t, e'1T , 191 'hR.}�p jn eYe a er to ive close to works especially ,e rates w 1 range rom 0 to 7 AY.�� f he S� . tlg . 00 , Ut ,r+r Jr�+fV i l n3m fii. ea brlr, lob Et� il u�rl ila3cz.,( I: iz; 6'e'�} A already has a reyal.ively fow unemployment r,, thg�r f Isis, , i (0 Val �: AP9F :49Fg0,,14U�t„$e; att alftA rom outside Denton . 4 . The underemployed who move up to higher paying opportunities will leave openings for others willinq� to"abctlPt , the , lowbk,If;patiKgl 613S:' r` ' ijn +r� ,.r!ilc, '! ) t3'r I + /f II ;>.�r1( '�'IraJC11S r r'! 1 . Distribution bf housing 'ypes y 1Ay, t141.Eay,q --t l(rjf 8ever.{ 11 �,ltg #� Y°�11 �! �iTi. �da.kA,t1 �tB�Fne, {�; range ... FP.� X �I.J.A fa,i `,ri Clill j; P, IC"! - lifli of housing needs by type,* pr�ce range , and t e timing r: '}>Yf + 1:1 )� 1} ? 1 ?tI l (t( ll+: ,ti,tr f1 )(i I. I iw 'xv)fil of amA .; ; evaluated by, the income„tt qy will ,provilp. ! The �arioua gage rates are translated into annual income and the multiplier of ' 2 . 5 times annual income is applied to determine the ability to pay for housing in the various price ranges . It is , assumed , ' based upon apartment trends in the metroplex , that abouc ,40% to ' 45% of the new work force will opt for apartments , either by ; choice or because they are shut out of the home buying market . ' The off-campus student housing is considered bniY"hi dbiii fia lt8r rental' mite . t , r : + r , r, , y!t- :r'I ■ Hichit3it' f-8' ' 'pYe'sents !a'"suin 41 y `'of`'Elhd 'abilti y Eo �` y 8iddid Upbnt the I'd,6ntifi'abie 'emp;i'Oy4 ent`gtbwth , cOndly, }ji ! t 1 t} � } , 1 :ICE i�l x:IMO 'poteAi'al d6ployine`ht``4rotditi . Nctt ghat' t�1'eILeSUZCs based' 6n ,id4htllf 6iii'6+atd f''Ie,ge demand for apartments and low to moderate' tp' oe' rhotisi'ng.'" 'Th'e ' analysi'6`fof ,.tbe `h�aSEi�dtitm'��e ipfb +th `ne" aggg S#W 'i{``'s ids range. rkL of opportunities and an inc�d3ie' tdi }t`zcbuti'oi c�an��S' �a�i�le to Tarrant Coufit1 J rlrt flf f , r; lLiw u1, ItuL1. 3E. -.fit . �atI. firiJ 'LW r i "R641 i i Si f j The ;ak�iliti►yto ¢s anaisis be ail d �o the °9:' f J o populat'idff' alidj�bu'seh`OI !Eiiro �bSb' td� dti'bin" 'e `'p"i{ nge Of 4,' d f that �!ach emp�o went ' projected housing demand, Bear in mind y I F� , ' rl.!' ;. opportunit'y' 'dbes i t 're�ir!eseA �fot'entiait "hh'gt ' ' }`old for the City of Denton . -!i . '>f f .,t.!ti 1 . For every, pppeont ejnpioyed( d.n Penton,+ there' are a roximatel 0 households . This accounts pP Y . 6 for the fact that mmopy ousehol,ds hay? .#two orf,,,,j i i 1_ more persbne' din. Y168.. `'}2i" f The`�tot�li n`umbb�'`oft `�mblojrfr feria'`b��tl��t�h'i'ti"br3"'t"`'°' may not actually be realized . I :I j 'iif .I '_11_1 f!of; 1 '��liif� I 1.''11. 1' ( 1 =1,1VI $, Jli 171f1t to 3 . There will be sgme!, doub,lin lu by yorunq s ngliesE „ ,I, '10 ' in tihe�wcjrk! r r'66, d e9�h�3611y b btude ts . ' 4i:,! solte �p'��e�taA��:`b'f lh"e ��,�lo'��g�`�tili` i��'�'c` , ��o r' reside outside Denton . However , Denton has historically had a net outflow for employment rather than commuting into Denton, . , ' ' ^ y . lilpp N p �' d' ►.r . � _ ov �O r , O S N b ti is •a fy L '. C3 iD Nr z!1 N l N �-' I r to 3 0 m kn [r r to S.' +3 t1 17 O 1 M N r i.' rJ)'U .O 0'.90, >a � 3» w � � f � E; ' 'if : , �f:� iL tf oj .: fS ,rf Afa lot ,vl'41 tfi 1 10 rt F.if.! f {' �. {{� 44 �Lll fit -'> TCifi M (DrN " ! „ I ''rh+' it b' t ; l'i:' 111 i.7! iwtr. )f: .,:,'.% lM:� r�.' �:;�, ! t; 1�ilm f1�,i, ♦Y:! .. , � i L dir, tf O a, O ,( , � ivj '3ti o.f bo � x0 + ;ii_rc, 9� ` . ,! e. s+ r7 a � i�txk ! a: rrltxr.r:i^ e' ' �at�.[ { r�°.r tr� � H ° � 1. yt '!'l� Ci !)Id t S I 'vl f3f.(31f0� ( � '((i!'.�iS.fF,rllo-1 .r b N ' fFl1f A �'J� Pr fi :+ flr.#i« f,t ?f 'U''>!� Erg itE�'3? °) :�� f�• :}�#1J,J 1{ 1 A G� in tj �Rl ' �E pir ;� 2,Si i. .{ •ml I-f 3Wfl-J4°��, {�'� to~ 00 R! 1 cx 1 t (f orflt'' i •�' t! f f1ie; ok 1 m i a° r. A! 0>1 qD r Ev W H A :s H 1 f 14 2 . Low and Moderate income Housing Heeds - The projections presented show the need for new housing construction in Denton. Although , many of the potential migrants may; seok . purchasejor',rental of existing housing, a chloin ',reaction' ca6 be expected . When a ' migrant buys or rents an dxisting home , the digpiaGdd resident , will generally trade up with' the last 'trader in the ',chain , ending up in a new home. Therefore, the housing demagd ',relates to new housing produoiion. The price distribut,toh of tho idemand, wMch 'ip based on `the ability-to-pay; shows that adme .12lt6 :158 will need low and 1 1 moderate income owner occupied housing fop to ,$35�QOQ) "4 A pgi' tion of this demand' cdn be met) bC y_'tFe e• ist housin�`ss . mall # percentage 'o#',•-- th'e demand is exp atcd tb be h7useh�'pr d ?, that have ' •, r y' ability-to pay for higher; ' nice # h ugi�Ig but wi711� tchpee to lower ride s , � ,rCF r s3 p d4¢�ng (A'tgrent i EQa jqn rat ��,1 �0Me4uyers LD ty tD a t/i Q7 rj ` 1. X L generally ,'txVI'1, to``maximi s: h ir�rle re a s a hedge 14jkinst inflation `by"' ,buying au q� { ore. � J� th fY din,�or ftoo . Tjt e ' t w remainder , 6.f thgAoma.n& ion' to ci ea homes will g�aal' fy fora the CD8C3 and fede al ' hous� ng Ass st+inee, A symi ` lOB 11 of the housk} id row ` r growth !? l l'Eiee f i, h� �d rJ)r, Orem -" a nee4 , r } �.. i QI for appro�tif,atdly 450 o ne ho ho d units in this pr Live ran'e E will be needed by 1985 . ' ' '' _� tT4 f k r , •- € r. r} ,is 1 4 l Gs iii �•') r .. � � �u to 0r is , R � PTUIFT-rq 7"t 3. Housing DOMAind Estimates Lxhibit 1-+9 Vresents ''thkeo `demaricl �'pioj ;dt,iodgj1',' . e 1. The conservative minimum demand based '6h the population trend projection. This is approx- imately; equal ;to the .growth r expected du -e ,resu`it of the identifiable employment opportunities and assumes ono other mbL jor :increase fin employment In N Denton. 2 . The optimistic maximum potential based on the multiplier, effect of the new and expdndad i,,O. industrial employment. 3 . The anticipated demand that is approximately the ' mid,-X.ange. projeotion..�i0 The- study' 'team' isof. the > opinion thL%t this projection represents the ,:Ii i ,xealJetic .Opportunity) for groWth. :in the :City.,°of i�( iii "3 Dentone ated demand is F The anticipated t ; p d by l along half ' the difference between the minimum projection and the maximum projection and adding that number to the minimum. The result is that the anticipated total household demand ' repranents a realization factor of approximately 75% of the maximum potential . Since the difference in the two projections is greatest in the demand for upper-income housing and least in demand for lower-income housing, the realization rate varies fro'M 52% for the upper-income housing to 81% for the' -lower-income housing. This pro- jeotion also assumes: I 1 . The minimum projectei demand will be exceeded each year. 2 . The full effect of the multiplier will not be achieved, resulting in a relative increase it, manufaot+aring employment (Also households with low to modert.te income) , 3. Where the aifference in the two projections is greateat, ' the probability of realiz ng the demand is lower. 4. The demand for apartments is heavily influenced by wage rates of manufacturing and xetail employment and by the trends in off-campus graduate enrollment at the, universities6 16 -"0 l t'1 'r;lZ!l C1 5. The a ,will. gontinue to., be, :a , segment, of the:Market t that chooses to reside in Denton and work outside of Denton. The actual capture of the anticipated demand .w ll be a function of, the availability 'of housing that meets the needs of the individual households. The next Eiection f t',' reviews and 'analyzes 'the major factors that affaetL the production of housing. These include the policies and procedures of the City �of' Denton, the�'availabitity) of , frt1..7 financingai .the, availability ofi cptietruation Tabor' and the . tfi,i,lritl attitudes of developers and builders. 1 { f-�f �,t � ',� r t � � Ji. if.!'? Ee' 'T �•. i i>rir. �a;� Ei�ii � .ctl `�_Efff'S `.3ll�l' "):j .i jl'-Ata:Jf ii li'lf' .>,E 4 Alit") i. t, } , +t•_.t ! 'Jfl'1` fYr/,fi w'-rL.! ftI )ll;rj vt 1 17 !"11,) i'fJfY Lc . It, 1 ;il') J[)C# 'tJ lilt it601 WO f lol'd t' ., J[f,iJ ( [lit s lift oof{ i�(�U p"?i�.l f .i1"iV f.D,7f: ('A [)fi CSSEJtJ('� fit)i II_tL4f `sCtlr. E ;iki� .7(If1E(t'Cbiri! fill wo i ; ; ., iui { ;:!,> t t,ri1 fl x::t , $ ) 1 '► 'll, ,) it : it '>ti'vf t f ') o? 1)Woo !. ku",1'h fis+at, 1s1 i0l, !)ftl'AII •:[1 . I! }StiF, �i1S X11.7 C,3(i i(t ! i i'l ii 1;1,).75 ! kl . S �V, SI t17 h'fili"Tj f ., ( � -r s%'r`.fE ..I .t.&S 'I_I'✓ E.fii],']::�1 {_I j'-, ) ,i!)il.l k r r N N N N Nl N l4 03�11Sko tT t,O ti I,�, M t0 Oi 0 tG at ID tG ID N 00 01 �O � ti� � � • O n IA 'I7 1. ai ie 'in 40 phi s ^� 1 � 01fTdOrr�l ^ M M O� Nr�rrrr !�' r N C(� as 0% st I r N ♦ N {r� NN ..,.. w u op ct OD pp NN 1a� �p N �.; +c f .�.. rr f0 r O '� • N yt r M p "r;••_M 0 ko Ln 00 Y A v I � r M 1 ..II r �p�1j pp�VV RED Opp RJ � 'r1f .; r• r J �). r i' }p� I sr0 0000 SoC0p0 rt � � a� 1� 0r 1!1 N r- �frrMrr r•, ,�i ^^^,,��{{1rrr��,��''jv 840 is i, y r.1Q Irlly i 1 v C CV C � � L►?*�!}'tt7•t: w , �rl�t M�p w I C 7 14 ;] W r Ii7 ll1 1 N ff1 l0 O �,[ i + u7 t11 �O'ttoo h.p OD Ic> i p i rr t #A }p G 41 i-I �r. � � � : � ri rrr• rrrrr � -� �n n i,� (' . iJ.� ( y ••11 'A3 •.J V' a C11 m M M M N MI pp yp� 1�7 C%p WR o^ as MO^ LAMS}' tCltn h knh ' N 'p II] VI I �rn„ O W i-, 00 M li9 �' ' O O I H II Ln ID N FE to �Op Lod LntoOOLnI O 47 a , L', c `Ri I r tin ko ado r ri a r r6 1 s Q d0 O00 in r4 a 0 Ot [[ N r- Q i17 p• cc��i r {•t° , Lis s•- � . ~ p p p > Ln iA LA M M r ': I r•Jr :.7 - � 7 Il ,� . � „ • fir .1 :1 f1 I » � I 1 s 1 F ., .` � • {V. [f1 a N lb to O 1 r iA to t+ O J1 li7 M+ M LCIP LA pO .� rr i co M t=f Ir ^7 I`3 ?: r p r O Kitt in d ' ibr ?z 0 }0i r+ N N » . h'( ra T" 0000000 O Old 4J CL L U) . r , r r j r 4! O ' �p . . �,Y - - -'r.l �JFZ',.f (.! �E L ... . CSl <LI •1l C.1 rY.' r 1 I a I!'r� r ` 'Ito 4j z PA T t 1 r ° i p L 01 _C� lA' 41 •. , .i �,� i �U u,�/f � h SS7(pO�p�eO ��' i'n' j ('•1 t') ir'i i l� rry IX� �r_�! 1 u r C3L �r .-r��'��'�C'�„�'1 I�+'O?•�1�+."� re;�(%! rt R rr5 i 'LJ aJ !Y, ! .1 R3 r/r1l 1p F7 �_.� N CHAPTER II A SURVEY OF DEVELOPMENT CIIARACTERISTICFi t I i t i I . 1tE«i .,� 1 J15sf: k i , �:.1 .1f. i-. . /', ,'.E!t3.7 ,`, ;l ' Co , ', f f .. . =.F, It ! illt, T, ( iJ. 1'.) I Rt, •f� � F 1.F. 'J�, � :t'l'.J 11 1fj :M � ' �-<r<aM....suw.'<.ea„wM.=..yw,+WiYw'r,y. s<MYP'M wy1W^M.N�"I+TWM<}'WersYMIMP< � .-wxws•. 'vM !�. ,..ex.+........enrrwM+✓.+'a+vtrw•.e .,.�'�' ••..••� CHAPTER II ' A S1IRVEY OF DEVELOPMENT CHAl2ACTERISTICS This chapter summarizes the results of interim Report II s , dated February B , 1979 . A. Identification Of Ma 'or Constraints In The Land Development ; And Building Process ' 1 , Assessing the Development Review Procedures and,Zoning i and Subdivision Standards j w A major emphasis of this housing market and development study involved a comparison and review of area cities ' development ' review processes and procedures in light of good practices for growing cities . The proceddre undertaken for this study element involved: (1) determining comparison cities ; ( 2) conducting a survey of major ' requirements in zoning and subdivision processes; (3) analyzing Denton' s standards compared to the survey cities and good develop- ment practices in general . ' a) Survey Of Area Cities Development Standards Development standards in cities are numerous Gnd can be quite detailed . HowevrL, there are typical major standards that tradi- tionally are of most concern to housing developers and city of- ficials . For Example , lot sizes , housing size restrictions , and apartment restrictions are the major zoning concerns . The suh- ' division regulations concerns center around development cost versus development quality in areas of street width, drainage improvements ' and utility requirements . This traditional list was compiled and 4 2 v and then reviewed and finalized in a series of Meetings with the City staff . The complete fiat and a .summary of the survey results > can be seen in the following chart . The survey revealed that as a whole the development Stan- dards in Denton are typical of area �&evelopmont standards with a trend toward Leing less restrictive than most. The zoning and drainage standards are 'two areas in which Denton is leas restrict ' ive than ' other cities. For example , sothe area cities' require mini mum house square footage and require 75% masonry donstruction, whereas Denton does dot. This type of requirement is a detriment P,-;� ,yP't . . 'to hbus'fng°°°i'n ar 4e ' y "»gh Jemand f6k loss expensive ;, s alter; dhRjnes , „ t gwgypr thgse cities fe01 t they ark q Pro�ectin t „ hq,.,, !,JA;44,4 city' s overall fe'bl"ektate economic vitality and thus are willing t` dam en.,':h ousin , r P g, oonl tructi.o&r if needed", Denton, on 'the other hand, does not haV' 4,4' ts requirement and can therefore respond to ' the market demands ,-for this t p@ of housin ,ra � r�. •�., � � AV „ TheArainage - p4licies '£or the C1'ty ;pf Denton are,;also overalL.,;,,,,,j .,,, ' less restrictive. Most cities as a general rule require a de- It f'S r '.4� i ;. z t, . �, ,,, ti -,, Veloper to1he responsible for accomadatingrthe 100+yeat �storm throvlgh its development: Denton does r^t totally,!require-th'is,= 'which makes ' development less expensive. However, from a city stand� oint; 'there may he lone term community cost;., to correct. flooding p;o}�lems , Thar @ .here some gases wher',g Denton cgPld be considered md?e , ' re" tric3k ;' ` such as ih strq� ; ltandAtds, ,;;Dentbn's standards for ' " " i 11 , ♦11.. sire @t width are slightly wider than most area cities. ThR result I is either a slight g increase in cost to the home Wuye' r and/or the 22 +, 1 . a 1 ' `! - l>Ty[t.OrlmfY 11TAMO,utni ,. � ` • ,. '1,- .. 6(1M1ANY COWAJ550" C%Aht ftAXO ARLINGTON WSQOIT[ ML SVL�I-t— lY. WITN DE" �trint�i ' .:tcal lot flee ' 7,500 • 5,000 nq It 7,200 64 it 1,200 at ft 1,500. $1 it . 5,000 a4 ft 7,000 eq it A.,uee ate$ 1,000 eq it mtnlnum none 1,700 aq it 1,200 eq it none none ' . . 1,600.Iq lt (typtcal) .;arteent dens'ty 16 units/AC 24 unite/se I0 units/ac 15 to 20 units/at 16 to 16 25 to 40 uniWat (typically allwed) � , (gQleal). iretble toning (Lo., P.O.) Tea, but not widely. Yes, but not Yoe, widaly To$ Yes See, but sot ± � rased. widely died aatd„tapeM.ally, t a ,; tf Ostensively used spattseete r •roceaetng tier i — :'I ; ,. ;.,. : S6 da" SO�ayM , I; 11G, dtysI ,',- 60 Ors 160,da74Ai { , .f0days ' ether 151 masonry it/$ 751 nasoary none none none ,fepgntt4(ei4n 7 f'! canna Ryic t,lon ,.'1: , •f 1 T; .. l;tell. ceasvutor 1.>;.r i s"P• r i • � � r 1 � � f it ; , 11 ?S,j , 1 ^ iC'-' ' 1C)t. ,7(�,f; f`E77it`.'�'1 k-✓.5'1'y{.li 'treat coaatruetfon rr Subgnde - r'�:� t eSl}6lEis}Q, 1 'r r. l t bflfeeA, . ! Or, above t1; t eel f'}f,,.,}� jf�a atabtllead let Or 6 ' above Residential soctJ661 ' fill 1 •J =S!�eenc�aQl tr' ";t f •�y�a5� 1 r, 3 1'Sti elute+4�s1 f��rpltL�f�'# tit Sd lt'fQ1 .lfS Lr, Wt toot or i ri: 'IvC` teateanelai dtaeastoss 1 a o ., { ' `'� Jrt) `�Y(� , 1Sr ' li(71::_'+t3 21'� ''''�'}at G. i(�. S'}jyr(11i7 "r+Sl4�? ,tYSCIt??R��t raving 27 {��,j entry ll' 1' !r t , n f•�7:1 .•r ' 1! [ 't � fi! ' '1` � t irilr)'f Ek (+�a4rys,� .'' r� �N�:( .3'.1 n F,11 Collector dtmensl000 row N!' 11'.35' t", '1 i Spr i ., A t 10' 'to 10' tka',SS' ads` It;:! ,;�►. Paving 1J' 3111 31' 65' 111' to it' 61' city fartlelpahin , 1 ' + , t. {spent'l1'1 , 71 ifer W j '111 1 ode 1111 :r i . 616t,k "'FII 'deelFlOr, ever 14, isAGt '.)cat$" storm frequencies rinc,nead pipe 100 yr Pipe 5 yl to 2S yrl 10 Tr 25 yr S 7r1 100 yr 10 Fr ' i.riw" I I.f '^1CJi arAppreft :?(1 ( q1 4100 Yrtfi eiteN , "t','h III ! tI l ';restrike 1 channels and creels 100 yr for 25 yrs with 100 yr $0 yr small loo yr 21 yr 1"! t! i . 1 .: , . r , _ .. _ ; yV y 00 yr large areas j ( ul+ert$ and rlyl4,4tidge1 f �, „ } pp.undoc a � . : 1f yct ,,,75 It � -$Q.yF'S it 100.X( .dyer streets - sreaal 100 yr large area$ targe brtdgu < .. I106�y^�' ! l00'yr: 1 ! -yr l�f 7r .'.! 10C ire E yV1•�T _ '.rincreta ltning for channels Not pilot channel Yea Yes Yoe, it vae/ee Gross or concrete only v large area pilot �eten[lea eomfderat! r . . _ . , tequlred 't7 1. ' 'I�o :1f1'i ! f j `rji ' � I''_, ; tI'�'1 Yea . r ,:;'tai .p, r i " et lee�kl�' Mo itcy perttclpatfoe go 1 , Mot nor ll Sow`ll , 110 _ 751 gtlsr cpp 1 ��, 'Iraq �':a .fk Mitt. ft: R! !-!'-Al �"�_ 1i:f`Tta416Cfi+3W bat Ce6ntYv' discretion Do" urapendbfotrpm'I 2til ]' .iU')f cons9der4t1er:.9440lred Yes on upstream, Ys$ Yam Yea Ter No ' minor dOV%mtr14A ..0 i ... . � , .�: 1l 4. Jq.c. . ar.�., i 22 t_I!tTa ARIINCTOn 't svitt zgl!Y2ia,t L vJem( Qrxro�t -tEIA Utilttf[s ' Aaytirad plpf cost Iron iron, A.G. PVC, AC, coot Iron or duct iron ' astastos or ductile Iran tunrrato cast or ducttle I 'Ilu locos 2144 6" 6" 6" 6.. A•' 6" ydranr spocias 500' Soo, 500' $00' 500' $00 ' City participation over 12" over the over 1" over 12" over 1" over 1" dev2topwent I roqulretiaat/' i TYRlcal tapping to for } red stra. l" line , $410 (pt+v14. -,,' 124) s ,1211) t ljm 19S (t!1. street) r��IA.�ILITI[6 i t tips ■aterttl PVC or clay p9c a clay Clay, Iron CIA/ clay PVC Clay, PVC, coat ! 11 treo {'+tll�';• y.-,,;� � t ,a4''+.' 1 ' :t: '� � �l�ip�1 � i1 ar >tF li ( 1 c ( ise ild �s I NfaltoA■ site 1" • 6" 6" i s" 1" 1 1 p r City participation 1) ton ever " over the eve. !" over ft" over 1" over 10" raqufrdNbti `_ � 1 v1 1rr t , �t ; 4tI _c rLt; 7r � t Typical taypinR fro far 1" 11ne 1100 �jtei� }' Ff1200 t' +iSO+ It r 4100 NIR` 1290 (pavN strut) Street) ! >r i , I � {+, f �c 1 't ' C:��'' , I; III'.;1.' +; 1 I ,) ejii r �!) 11`31 pOL1CT 0 ICCURLtC k - J T r ANT City .ill yid Not ancour- Not MCOwi not oncour- deaaloper cost Coeplato dtrSlopor ti; i i , ..,. ,ln ugtqua att"T, ,, _ AIa3, ; cltp,t ;.asselt 6yt , i Age /;64t,cf9yi tSl�r,trll C'af/ 9o'f `lde5isdlsltiq tt6ni devttn at of11 'A d and city will aid wf) aid of. coat pay coat on develootr pay . reloper toot coAt, r spacing Il^ I ""!"AW lntsrascttdth •' ' ItAtahittf As f IJ 61br11 ' 1 1dr Nlct foAf 100 stock over 1200' lnts ueettfona tfot+a 300' spacial ' ueru , •rl'i +,+,i C;,; : if! .i(� }.0 4.' ij `! �.' 1 of°r•.!I,, ' ',f City partfe[yet ion Nelnlenance only Whtensnct only MAtntenantt only MAinLSOAntt only Maintenance colt ftorateL�d share ad A [t3 (i t=ii A r 1 ( � 't°'I F ? i f sly ')", LL ' Requited (, Most Dl g4ov rasa d,,, . , ppt EprJai but 7:' Ieyui rod. 'd.'., Rtscoaalad ; ' �; Ildt K44fh1 usually requited ww ;J5 1 , le', r 15, 1 SO; I'. Perin[ 10' 30' k1' 10' 15, ELECTRIC undeyrnund coqulred No No j; t i N■ � fIL[5iA11<l RT lZ1SR[D Too On strms ' _._. ,farl� ar than 11" Tot tot qqaa Stneta ,, .. „ JI , i 1 t ? , L' dv�t OTr''l'V ' .. M;•-. PART DtOtCATIosl RIQUIR" No No No No Tee No �Ni Mls�,.►1�t pROCS[IGIG if1Qit t12 fay1( ` i "`. +'lI itdoW f "�� [ . ; 'r ± Is If S? �3'1 Iris jstj 1 ) t�`;>�yver(I ��tl C>2i.-.day III ,'fy"] a.3LBIWO cool Dnlfor■ Vaffors Intl pp } ' .',iCl a 1 .. '> V .iii-34�r.ii"+.+'i �(.l ] Tt'. . It CAif�� , } 23 ..T7.+y r 1 alternative is for the developer to build a lower quality strut in order to stay competitive. On the other hand, some+ traffic engi- neers ' judgment argues that the increased width is n(!eded to ac- commodate on-street parking and in turn provide incren sed traffic , safety . Another example is the policy on assisting developers in se- ' curing offsite sewer and water easements . Most cities have a ' policy of assisting developers with eminent domain power if needed and in some cases the cost in sewer. extensions . This obviously, can be helpful in encouraging development , while the reverse look is that it enco'u'rages leap-frog development which `�iti''this issue � some cities would like to discourage . b) Analysis of Development Review Proces$; `; `, This element was studied in detail as this was a m r con- sideration of the City of Denton. Therefore, the study Approach consisted o of detail review by the study t6,a[M, a serie9 Vmeetings with the City staff, specific case study feview of selected de- veloprnents andinfpxmal , interyiew- survey of developers in Denton . '< < Before looking at specifics' ahout the City of Denton review pr'oces`s we must recognize that governmental review process for de- op is , complsx tst, t s extremely complex for develop - ersparticularlY wh�n considering all levels of approval hLided . The overall context of this fact should always be recognized when considering modification to one element of the process . As a g66t41 assessment, the ' City of Nnton development ' rev�gw,,and approval prpcedures are > typical, of• area citieb 'And ter' than most o comparable size . ' However , a growing city can 1 24 a)ways find ways to better adjust and refine its administrative ht•or.ess and the following comments are presented with that in mind . Must review process problems are usually communication problems thotween differing departments and agencies with differing respon- alt,t.lities , and in turn communications with developers . Most ett. les are going toward a central review point such as a Staff ne-- velopment Review Committee . Denton, too, has experienced in the p4ot some communication problems . The staff however , is moving fast 1 to adjust some previous procedures and , as this report is written, r ; has already moved to recommend adjustmients to the process . There- .rf 'Ir.T ! }')i11 .+ ;", a•, 1' ,f t r r ! J, i .l. f *, sf :. I . aii (•fa li it ��. fore , the following comments are presente(1 as possible points to em', hasize and to consider in refir-int4 the new process that is al- ready being proposed by the city staff . }: '7.3'.. 'V'r!?:f .r �.� { { ' f' J°,. �� 1 . '� r� 1 '�'(i �,$�`: .i •lei '�i t(1 fy -) � F . �! i .,, ,a zili Cil.'1 '. � cl k .,. r . ,� i 'tr i t;• f � hi' F f .{=,.LPt`? 1) A devdloper should be able to secure one unified staff re- view comment on his plans . This should not , preclude in- ' dividualized informal assistance from the staff ; however , rthere °111 i � C1t r .i i .t;t ,tl ( ,1� EI it(• t _ `t� >i{ it' r� 1. f � � ,1i � !'•'�/ 11s, < . should be only one official review. .•. 1 This procedure aids the developer since he knows exaiutly �', .1' , •f a . i { �' i whereIlso helps internal staff communication h he standn . It a p y requiring a team app.coach to development review which prop;ides aS a side benefit, overall better quality control review . The city Staff Proposed Development Review Committee shoulc. go a long ,ray to accomplish this end. For better corununication of the results of * i4�r1_its P_ f t{ 1 : 'r '. .lt '. ;]1 F1i11 f fi?:'� 1, 1r "' ft(, I f ( r 1 tr1 + I f,' the staff DRC review, written comments should be provided the ap- plicant and the planning commission. The written -_ : ,nents also 25 r 1 I provide a history and a record of precedents for improved consistency. 2) The major purpose of the staff review is to determine techni- cal compliance with ordinance requirements and to provide technical ' evaluation of development options (policies ) that are presented to the Planning Commission and the City Council for review and r approval . Therefore, for adequate meetinn preparation the planning ' and zoning and City Council would need written input from their staff and also input from the developer prior to the meeting . The ' existing plat review process does not provide adequate time for this and thus some timing adjustment might be in order . 3) When reviewing a proposed development , the distinction be- r ' ' f1ii d , . ` � ;,;. . . , '1:I .:. '; s} ` !, •' li . '. :1 ! i 3i(,) : r1 : .ir.f tween technical ordinance requirements and professional design r. { judgments should always be clear . Technical ordinance requirements .., ri �, _ � ,,.: .� t'; C!itt , 1 r 1 can only be changed by the City Council as they constitute a firm policy of the city, whereas professional design judgnirnts are r i educated value judgments of the city staff, planning commission ' . i3_f ' i 1. ; ,. ;,::: t [. 1 i i '.i . 1I. t: f :'JIEt: 'ii1,[�l1 .j � . :1 ,. and City Council and the developers ' designers . These design con- siderations should be , reviewed in a positive team approach as de r t ! '. . 1 1 ' f 'i5. r, i; f '._r I{. sign (value) judgments . These design (value) judgments should in- ?i 1 6 r f I f i 1' It !f{J 1 Lr} if i� 1 f�CV� iC r volve all qualified parties and eacP, should be equally weia►ied. IJ 4) The community bodies have an obligation to protect the public , ` �. r. •, � t ''''._'' . I r' F'.. f � ll i irl { ' 'i ' . i '.`�:: ,. ?. ' � �. ,,; r i,- r,.11 ; ., ,.firs r interest and should th,?refore not be rushed into a quick review and approval of a prop.%3ed development . On the other hand , ex-- ' tensive review and delays can greatly increase housing cosi, to the t public and in a lot of cases even deter dev,`lop:nent . Therefore ,, good review preparation and a continuing awareness of this problem is always helpful , tO r '26 r ' �.,rl 2 :r•.:.kFeJ.',i<nr .r.,:c-arVr s.,.ti,Ra.-.reAx. :,`+x' st;:.w4ra,,,r B. Asst' sment of Development Poteeanit Assessing the p-tentiai ot` an area for residers ial develo�`I ' melt involves,,_ an analysis ofl � number of interrelat d factors: Many of these factors (such 6t' sewer and water) are. such that with- out them,'' large Scale residential development is inpossibl¢. Other 1 t factors are such that they ate desirable b!rt not r4quired. in other words , some factors arl more important than ther `. The tmarket factbrs` discussad in in'tetim' Report I and C apt r I of this ref Yt , is or�a of rho;molt imp ortant if not the most mporti�n't fa It 44 'his s" � 3�on includeslthe evaluation of' '' f sical f ctor and ,to limited t + ` o ' i is ` t' i c1 'W**� a k ? or ?, p' me in rio>Ss(` segtc t ty aAd id Dent as a �ho� ice par d to 'the metroplex, ; ; hJ3 Ct S . �s h are the mbf'e 'fm por a t tit do not;+indlod a ' 41 n o revelo ent Pot is For exampl¢r `d, 4 thQt cann6 beae tb lY rieuri�� , z �}s it}�! b a dev o'pme t)yw ch rat . y cas a ca;n over ome an�r n g r ve phy- sic land foh� 1 t E S le' des d devel ot�ont obis 4 eri tic$ rtKat rf_ ai alyzc 0 � - for + ctor Of the Olt ► in4ud ' t r wa�gr/and de is c nera available in t d. ,erea!Y 2 • JA'i`& Uhi'elopi" ,j nd atea* locat d infmol;t favo able t ari aho>? I p � growth?� 3 . Ar land values favor ? 4 . Do ownership Patter' s , t! ' deter acqi uis tion for lard, dev lopmen ?. �1 Is area free of ext ns 6 . Is surrounding development of high quality? 27 STUDY e.&ORS S NORTHWEST", � NORTHEAST f tt ni grt �~ Z Y rra} kip ; ( OUT E 7 f � ..f V. � � °a'•'`t I f r !,'1: 1/ • l 1�•,. + i �'riy�� I, � �} I ��♦'�.. QU.THEAS Figure I ♦ 28 1 1 ..Yn F Z ' 7 . Ooeo area have good access to Wanton? B . Doe•9 area have good access to Dallas? ' 9 . Is topography easy to develop? ln . Dce9 ! area have good - natural aesthetic quality (hills , ) tree growth) ? The chart on the following pane presents the results of the + evaluation . The following narrative briefly describes some of , the ratirr.aies for that grading evaluation . 1 The rat�tlg scale 4n summary is as , follo%;s : ' +++ Ifully achieves desired characteristics ++ -moderately achieves desired characteristics + slightly achieves desired chara�. ceristics 1 : t 4 4 } � 0 neutrll , not$ ap6ropriate Or no affect one way or h'e • ^f.} . ether a � sli4btly detrimental to desired characteristics �•' �,� 1 l�D °? -- ioder4tel'y Otriment4l to 'desired characteristics i ' significantly detrimental to desired characteristics (may make deve'.opMent prohibitive) ' I. Sewer and Water are Availatl� to the Arm This is one ofd those4,ob,tibus oyerriftg taators. Without ; economical wader and sewer", ] atge s�alelre'sideAial development ' is impractical. ! Tj, consultatibn with the 'City utility de�art- ment , a line was established around 'the ' City of' Denton that ; generally outlines _the exl;sti.hy area that' Can be r►dst easily,; ee;rved. This is not to $ny ,that ind' gi4ual OaBei 'W thin ' thi,s",area''•ma� have ' some cost prok}lems ;fin .sower pictensipns, @tC. , but in- geneial •the ;, i. 2 9'�. y 1 1 r 1 $ + + LL) n. n Li3 H 7 N L.L; 6 + ! 1 1 3 � C r t + '.y + " + fl. Ld t }+ 4y ce N O 0 0 (� 4 UJ LiJ !, rfti irl il! • fr'i:f , i �)fl � 8 '^ C) o ' Cl- 41 a LLJ to u x � N a ,a •a u 0 w W u er ►� N L Td ! Itbt? E �i q _•1br i143 t ' , y� •n .0 e '' r,m u v A .a ` `� a a � �e �q 11 , rt � w � uvu .. �14 o u v bu ti > a u 04 o A ' q -! N Cd a . N x o , '� •, $• 1 ro di ' d C V rd ,u ro v n ¢ m a N IN 0 14 4U to� 9 , gy u A b U t i v rd u r'f•'OE 1 tb N 0 N �0 N N A r� WW {►�., yy�� ,&r C.i t. Ca ( r, M• 70s . 1 � N to fr }N� O C ell Uj al CL 4. W �"' ^ d P. N (N �C C F� O � t H �•N 1 V! L0 r1 N 3dl "Al AS T HAT 0 84 `pROVI QED ' f WITH , SEWE AND WATER /r/ 1 s . ,._ py J -) • } , S , ii } r'1' ,I ( `.,1' , li� ..l . . ... . . } / 1�1f' ;i'l' .'�.- I I li ��):i 'J: j . .' JL,if T(i ):5:!.I ,y L u ' F. 1 7 s1f1� ( Evf l S t, F) j llU'7 J DY1�1: i711r' �i iii 1 i �','1 'S ; 1 i fF .yl t 1' t -f of" ' + }I Elfi^.C' t 1'Y 'lilrt 1r' f, r+(' 1 `, J� 1' � f f!l FI I �, } 't p.,/'�.s ' I'1 � •ft is .� : IP� ' ":!, E 1 '12 fiij. ,. ):A Sif`a zIj re,'.. ! i,';iS frl'Il I, II I o I I , (iflf f lrJ'3"(r!',71 Fw, I ai+; IirSf t 1979 SerViCe Area 1981 Serslce Area ►+� .. .. .r. .. f 31 I�� ., •»„ , r 40' o3aIVO lIq 3(3 YMAM02AIR MAO TAHT 8A ` 80A are noted in the prgcjjjpq/ r! iV V e served . SoTr ' pro lens are holng noted in tie southeast and south pt sectorgla d mor severe ro : µ-.. .._• v, e`.W- p $stns in the w st sectors. However ,+ hose fro Clem -��io ld be alleviated by, the`"o mpletion in 1982 8f Q Hicko Cre k ' w, t sew r +i: tfa1, ,litte, ,p F 2. Lid sated in r st F`avo able bath of Growth i factdV evr lu4ed , ere,Ythe growth is 'act all oc4rtin and 4 e in the 6iCids1 ® th $pukilict is the most v cable e. sido I reht %`, seen in l follow g ' gra 6 from the 19�d comb a naive "pian,�sthe mo Y Zh orabl `�e- aid 1 1 'gr8wth sir+ectio +h�� bg6n nor,titi 'sit an $ utheast . lot t how r, si, nterim Rep which show d tha a iast ma�prity ofn hq ' 1 IA�D as for t� eE, i r Y inc gr ups: Theref¢x,�e';'_ r' t tt' r i� redo 'T tha rk t . Wher, he, ri� erat me h ,w market "take d It Den it fol k ' s sam pEern i al 'Other, fac oYS� at equ , . e . , an �ru ! _br it o 1d eas ' y �shi A another dtr t n uG ` asjeast;` ^�n reapo � to l r �iapd 'kuesj nd asi ' acce s 10 Li llag . ""ft'd tc*tti cS4l ' 0 6 jij �-`q ' � ; � � � g ge�iera Y� not! 4 �. neig cons o sus als _ fyher into. housing. /I 5 ,, t <. Thi Study tee that res ntf, l ,iiu3Yc3i}� V, duri g r he last ryea has fairy we'll ri ' e the �tf, •, Mich is c a go d sign for ' ammunit!�; 's de oy n@i1}� ,,-T � it 'to say the is n t one redortinate o-calledifig t` si�e of towA4 ong other th gs, a we 1-rowed com act., it�y dOelopment- pattern it provide a'• r ' effic t and cost-eicient community in terms ties such as transportation arteries and sewer , water, etc, t ny r i ' SIngle- family Housing Chronology l i .! Pro ! 1��0 4l6tND ,®IVA , IgOJI'NO 1*40- t. f HfiO•Ig74 t a 1AI:iY � —T- r ^ - �( ' i i3C)') � � {111 t"! � � 1• �� ) ,i v;i +f!(i � 711 i�� _ 1„J, lir, fIE:� i ` .)' [ ;''I f. •[r. IY3 1 ':{ ! If, ! •.tVgt"j 1 t {t Soup^.e gfty pf Upn�nn 1914 Cpp{ehe, ■ n I * i' J .i11L:t n tlJl. �fVR. r "1'. 1 7 1 r {1 HI1' r 1`i:'U(Ji Cit 3!'T111L'��{ it.�'r:i ;'t i3 1h;10 f f' 1 `l.. .1 .1.,jI I 13 fLl t { IINO ! '�r•i(7•y 33 3 . Most Favorable Land Value for Residential Land value for residential devolopment is a relative factor to the strength of the housing market . That is in the higher demand t and higher priced housing areas such as the north Dallas area , land developed for reside.itial use has gone above $20 , 000 per acre. �r'r�r � r 's2 The old rule of thumb was that an imI�roved Yot was 1 $ of the house sellingiprice . The trend has been rising duri the last few years to ove 258 . Appraisers once f.3y4ur'ed that a r io of the retail price ' f a finished ?_ot to the`°i a:V land cost s 4 : 1 . This too is now t king its squeeze, to where the old esta lished ratios are changi g due to e, equifeAlen�.. ffset the nereased land and develop t eco �`P by increasing the densi As n example of a typical tarn t with modergt' priced htitlsin�j th general i cost breakdown to ,could be: 'TYPICAL `.^.OST AND i rLDS Raw land cost vj r Jq 4 pj +~re Development cast � ,' `~r � �'+ O ,acre Density At 4 houses/acre t.wsri " Proftt and miscellaneous Building Cosh • � ' r , (including fees & profits�.,� a " 6' ,square fbo COST FOR 1 , 400 S ARE FOOT Raw land cost ' 1j50LI Land development cost � ' ' +, . 4`, 500 Developer profit and mi\hGellaneoua-'; cost Total cost of lot Building cost 5-39'"200 �tuRii TOTAL C09T 6 , 40 ' This example illustra`f&` " tfi'a' `fh��5'oY'tance �'oi"'hand value because it is one of the few areas to reduce cost . Since Denton has a good gk:owth' pattern in numerous lirections from the city differing lard costs Could play a major role in locations of new housing 34 ' YYPI CAI. RAW LAND . SALES , z i. NORTHWEST ' 21000 to 49000 { NORTHEAST 2,000 to 4 ,000 1 7 if EA T 145 �I . �r �� _� •S� �j t ��. 360 f+� �l. ,t;t 1'! t .; �• F. .� em r ! Abi r } I!- +I 'I y� t t ;17 ft ! i'-d 1 ;t, 'rt tl;f .' I+: NO, Fe-j t � - ji, T�;� - tr.ti l r � � :r�� tl- �;ill�� [ '/ 1 F' �� :..I { �. fr JIJl.�. '✓a -� l�r' .{`'J. �`1� �n .ti000 1 o 5,00�, E�iil f ; j0 9000 '!f1'rlil , r, r t ,., .tlO1:i? '1t r, f � Njure , f it I Note these ar,t tty i� #$ Fq�g3, aqt, ngersdaKSly ;cUCCen4i�sking p[tcay .' 0 f i 35 F aSfe,K.1}itw.aMS+Get...ri,Gx: ;ya+ :,:w.' . ;rai ai ac;.>tas"Me: -s��sA:rr�:t w.»;es� a: ,.. par cularly for `t H;e� iSYe�imderato' ncome � aulsng. erefore, tp rat g for thi category was lased solel'J on the gen rai cost �f Ian in the sector . That is �o say the cheaper land had the High [ / er. ting, �ypic'l� land values were based on discus i,,ions wi4 cite tax , ppraisers and local real ? assuming that an ndivi ;ual was r loo ng for developable tract of 25 acrss or more s The ialues ind ated are typical 4ly and do not constitute a orma ap_ Arai al of ar�y kind , but '�he study does indicate th x r t s me of the ` mor bc6i rr�ICak+ land cost mig�{ 'be in the ' east sew " r, of the 'city, ' The' alues indi,6atied os t ` e� rc cediui� ma ' we ` "Y P p typical values for e�en sales ,g ",t I' tN few years i r y o not %i Burin The ' ��:k, + ' .: ndib�te curr n a ki4'Wpriaeg, whlo 1h ar generally highe particularlV for aid ocatedi". ad *cbr 0nd wia ter pric yc a Could`J aCen t a , ; "Id f8 rising :lad hurl f ¢ d' ,, 1' av velopmbh,t of erate prfce} hour nr That is , 1 •'i e sine ar ' ) f"f �} d prices bb stretc 3 h theta flity 7; 0 to p oduce, mo gate ¢ ioaQiou + ` then tha . ma et. wi� l b6 re- ' stri te'd to a ' MO ,f I t 4 ,, dgrately p cod la If erate: priCej land s no; av able, then that I ket uld by st mied. ; li , 6i ortnal Aurvey of local lea ' e t4eo11roker 16dicated / I� { . land ; � i �av iable3 n the mo�2v' 0 prRIG' " catego However, a tren w�isl'scii,� eotively peg Ives tha , rising' exbec ati + T bn of land owne r�'ight be toOrdering on push �t'� , g l'�+nd as in' prices ou Of the e;,tifi d mi rkec are'aj :for rood ra�e incom ousing. Th i' t tren should be 4108e1y watched as,} it could sev Ay impact t::., abil y to roviu2 moderite �� Priced housing. a 4 . ersh O iuyl ' Pattern That Do Not Assemblin Lar er, Deter a �IiTOC foroPment This factor agsnsses the relative ease one might have iCf 36 r , e ' assembling, a tract of 25 acres or morei for residential develop- . ,f, meet. , Two basic considerations are covered 'Iheru. Pirst' thee state of , the land holders -- ,are they willing to 'selll lefthe' land ! ti6d up in a trust , etc . The second factor was ownership.patterns . � r" ? Are there large tracts available, or is -it a problomi, of tryin; to assemble a large number of smaller tracts? This factor was analy� zed by going over the general ownership patterns -in,morking dis cussions : with the °city tax office, ; other city staff a�,c local real o a tore . Majgr patterns were :the emphasis. The : conclusion, wAs , + 1 there is no real ownership roadblock around Dentonc Ther'etare, f: f ' howeYer,, i problems,iin possibly some estate horldincfs lin :-theF:;rr, northwest sector,.and, I In multiple ownership in -the dastein1sdcto'rso S . Flood Plain Consideration's ';rf t i ;.Ji OVerftlkir the City ,of Denton has sufficiiift acreagei. withoutr '(j $0y, 0119Riik,icrant'flood: plain problem •avai•lablo for residential' fdeci alopment . 'Some site specific: problems exist and areas yin + the' ' o.! extreme southwest have some significant ' fl_oad tn a.reas. t>:-_TL.h esed are ae have• positiver factors when consi&arndi aestheticidlly.+ Hgwevery problems+•in these > areas usual ly,.cccur+ An, land coscm, (deve,lopprp•; do, cPii Wants tto pay: f or-if lood+ plaint and; as no'teduin ,, Ic ' another , pecttion, flooding . possibilitiFs) r. : , Thesai aireas 'ps! iiski , w; cuseediitl + theidevelgpment standards secti,oni, ran be. allbviated with ' proper flood plain , management and adequate upst ,,eam ahclldowhstreaM, ' drainsge 'Amprovementistandardst ,t; i , 6. urround nq DdVelopmcnt ig 141dh ' 6fA1itY And��'CA ' h di Res idential Denton is fortunate in that all directions from Denton exemplify 37 ' develol5ments ` that are generally compatible with hi h ' ualit Y ' residential development . Some areas ard- less conduCivd to'. rer „„ sidential ! development than others , sv.h as the industeihl� devdlop� ' meet. in-.the western sector . An overview of the other areast does ir not show any major development that Mould constitute a , major 'de- tefrent to residential. development 7 . _ ;Gcod 'Acicess f t0' Denton ! �� Access '' is always a key to a good residential location. Peo;„ , ple: demand good quiet neighborhoods , but immediately upon •exit 'lrom the ,neighborhood . we j all want good , quick access to jobs >, 'shoppin% ' and�4MItertainrdhnti+ A11 areas ,of. 'D'enton, have feiirly 46od ;-acces$ ' ,�,�! ' te.=jDantonAtself, with : the, ea!at cector, one of. ;the beat becaluswrbr, ?, its close-in location, access to the ;,�gpp; , �tc ne3w, m�ll.;and pro- pof,edArdprovgmente to McMi,tey ;S07ast'j Some 'addess' rroblomd (hoted in -All i.the,6d7ltheas#J sector rare ;due' to itis, 'redtr .dteb`radde'stg` riotth- to the,Denton r.'BD !since +Teasley Lane is the only ioutlet. , .i=s°Ir ,�a!� f w ' 8r>evG&tJ Access tts bAllt:s As the ,density of development -in:'the metebplex' moveso-fukthar�r, ' andifurt:hert northy)-the bore Derr on can hkpect d ,feel the' imohat ' of a :conizuter =labor forcei from' Denton; to Dhllas, ' Thid,,Wiil. ! bb, particularly evident t' a large, scalt moderate p!ciceddevelouef >,ir, ' looks !to Denton. foi a location. The areas, vxempl ) filingi the' best A,' aaoess-,to, Dallasiarei the eAsteen . and , southee sterns Bebtolfle>bf Denton . qood circulation south via th'a! lloop; inQt-I�36EIptbvide'lfoe qu�,q� Fce ¢ to D41IAsi paztjgQ laxly whent,the ,I�368 �mproyoments are complete . •,� i i { aFl".r7 1�n 'rl ; � . � i �, � t f, � i..,9J `, i i) ! ,I f r• S ( �„ I�,• { 38 ' JI Al ' 9. Topography is Ear i to' Develop ;Akeas' with topo4raphy that` haVd less thah ibt g'r'ade' and ipre- ferably , less •than• f 5t' #Add`are the ' afead`'easiesti' "C4`{t et 'e o'p "aric�i� '` 1. inrturn, Dower inir developMdnt cast'. ' 'Ar'ea§"Eo Ch6 h8s th` a'A6"ea`st of Denton ,best `exemplify 'this conditi'ob .' 101 Natural Aesthetic Quality ;Housing with good views and kood' 'natural tree `'areas ' dre `in high demand in the met't'oplex .. ' bevelt'spers ''i'n 'I)al"la's o'ha ge 4 a pre mium ,for lots only, sparsely covered with trees'. bd4onA6 ' fo'rtu{ nate to have many areas with ''gb6d ' stands' of oaks"ah'd"O"ther 'des 'r- � i 0 i ableAypes. of , trebs i'' The* 'sectors` to"the! sdAt "pa�E`ictuiarjythave such gUalitieur,andthave 'some"of `'the- Mb 6 AITI'�y b �`rbl `i;ng3'1'an „'t is ' around Denton . . Thdrdf ore j the + ''ia'te ' h'iflheY"'f4i 'ti `i 'A'116'ary`t v ? cs.S t. i'�. 71 i ft').1."• } n ?rs"7 ,+f7 14'ci—'.lC.; .ii'. L, f t,i t ,.; 1 itrrl " lip V 0 lo• 1(1') ,I ..':)'.1' : . t :!!iE : 1 f it „ , . E '. „ i ' (.j J{� :!ti_r(! J ')} ' ! f1U 6 �'Y•3°.S ?tl IT '�j jj (u ?j ?f:.ltil 1 g� 1 a C . Develop er/Builder Rating Of Selected Cities t _{ '.. y ,. • . Qi}cted amonq bu ld An attitude` su, ve , w, s,. cQp ers and, developers in Denton end thxqughoVt, the Datlaa/Ft , �_Workh .area .;` .R'he:>pnfpgse , was tqr Cit ,gpini,ons and,, a w arenei of ,th e Qenton:housing markiitj : ' The survey sample was selected, by a -joint : of fort of ,the: City, Of',111 11 > Denton Planning Department , MDS and CPI ., The survey ,was ,con49tl)d� ! by a mailing which inc,lyded a letter ,of explanation and a ratill'g form to be filled .outs ,4y, the. respondent -, :-- Mailings were 'mdda td' reti>i 1 ' 102 persons including the, leading bud lowes, and„developers and the list of 7o perpogs involved In the Denton hovsingT market . % A! total$ , of 33 uspbl �rp,spopse? Wp, e, rg;turngd,, , . �2 , from, the Dentob list,, hnd O F ' 21 frog the Da} as/,F,t. Siprth : ,$t. ,Thej survey rea.ul;te„arei tabula-'!,,ua To s. $ , r I ted on the su �ey fQxm ao$►n;! in,;t}}e, fojlowipg ;exhibit. A seven-point rating system (from - 3 to +3) was applied to nine issues . The rank among the comparison cities is shown in the M rating exhibit . Community Attitude for Growth Denton ranked lower than most of the cities . if the current t direction• is to encourage growth , this first must be made known to the developers and builders. Ad e cy of Crmmun+ ty F'acilitie6 The only cities ranking , higher than Denton are 1 e larger metropolitan cities . ' image of City Denton rank3 a dose third to Dallas indicating a ;ood rating above most other cities . 40 r tSingle Family Market Potential Impressions among developers and builders are based on past ' experience. The leaders among the building industry must be:made aware that Denton 1 ow fias a e—X-P ndi}Tg'' ihPxistr ial mplq-r nt ,base . Multi-Family Market Pot ntilll A marketing eifort ( must be launched to show that Denton has a good demand for apaxt�ientd from local residents as olipoled to probable i Ip _ _ ssions of • the p � {a market 'for off-aampus , st�dents only . re Land Values ' The fact �hat 'Dentbn has reiati%iely iow and valued must be ' used in support of ! .he efforts to show a Ptrogg housing ,porket I . , Every effort mpst be male to maintain :thei relgtiva osit'ion And prevent inflatad l nd p icee as a ip ult f t e po entiailde roaDd Subdiyisioq Re air m nt i } The rospo dame' ArO' of !the -pinion ' t at°-d rily" �a'rt'''Wa*t>> 'arid Dallas have et ff.LI Sub01:vididn � equlreme it6 . Zoning Reqdiioeinents The rd.spu 4nt�a rank De'nton ; ap well s3mo'st c#,,lei s sc�bwhat restrictive in zoning requirements. If these codel are del.eigned ,.... f rreserve th`e v� pit °o+ P I y' exi'atitiq nei'ghf�ohood y8t l pe it ordely new development then ,th rating is' f p aio concern.! ' _Building Codes v � i a ti I {i a n a J ti impressio�e '_ t' Dentoh has ''xe c,t�v� kk± aini code. One respondent co ente4 th `t "the: prEokle fi is d�laj� arld� not red tagging' o in , d r the f rs v i "^ ' 9g �! f 4 3 k .. fihiks pa sib it►di a es a need r '3 for improvem in .' cornmr: - _ a tuilde :F- by the or r n depar ent: r 41 1 x _ t r� 1 F ' t , 11 ± . .iil f 1A o to � T Ir 4 N N h r1l CD -W r i r s to + N Ih d r r r t 00 mp M jf ,•f n a ,�,I ,.; N on o in , Hn � M � r LM r4 04� � . ryJ .; 3 ( 7 a. r r • 14 ! t J+�,. •' 1 ` t , t k � I ,1 r� r1 Np n � 1 4 n i�� I, µj t. IiI ap,. 1 : 7 � r rr 1p� t NIX., nt 'vt3�� 1 ) i. �7 Jul j h M f7 f•1 Fl M M!'1 , �.M J!J ' �� fZZ:i �I x3�i 1 '..J', t ,i','. .t •; wX+ t t kv 41 ty 40 A� '. q^ r � �o• r~ C ~^ ur .'..,. 0 ' rO > �SJ LY ` 4 .. ,rJF r1 rgt. IG !1 ilfL'f1-17! 111 r u tC� ,'�.� l � V '^ rw N 0•N Y i C' - tx ,xitf Jt).iti a,t .ila l :► � r try �+ p5qviii 1) r 42 One respondent commented on soil oondi,tiones indicating that a more ,expensive slab is needed ir) some _areas to withstand ;_s,gil movement . 1;f Ahese areas ,are identif_ded the problem 4nd .` aots r shpskld be ;,,4edressed .,, ,, ;: ; C 1,,t{,1 A signifant finding of the survey was that several of the .. respondents, from Denton were not able to evaluate the comparison , Cititu �; therefore it appears their rating was based strictly on ; their„knowledge and opinion of Denton , ; On the. other hand several of ,the ,respondentia from: Dallas and Fort worth rated most :ot� the , other cities, but could not rate Denton These .findings indicate a need_..tor,.inforjnattonf that will present ;the facts U, botht those, ; involyed,in:; the Dg�t r�n .maxkek and; the Metroplelc; buildeB.i.otaide rf>;i the Denton.markett , , i , irr f,� .r- ” ? i i Ii ' c t �',t, :f. f 1 r�� .! 't 3 In summary, efforts to e �p}�{ ,ag�vt�� s# c� ,g4Wk�}, i,n , gnon� x4 : r, quire p ppxt tQ,r educatet,.thq; leadeze in : whe �.A►t9plel47 housing Iindus,��;X.e ,,�'�e roar}ce�ir}g ;e�#'ort ;$houad;,t� : � ; ioi ,t.:, e�fort, by;:the�, �+.:r ChambgF, gf ,(;osrEmerca, indpstriai ; leade a and;;aity, officials;^i'r ( r;' : i tr; ID. "ygosing The AVailabitityosr0-dristruation -and illdrtgNJVPi'nafi61f Q 31' �,�� tai$,-,�,#�:�!,Q: :�r�t�;reat, �;a��s .ar�, ,at, Qx; ab9�►� ;th� tua,��;v zace � ��:� set b the State of Texas lac Y p ing c;abnor�gak >;imiLati3Ott9.,Ans:the svail5 ' abil� y of 4 firg$ q,tpgrj; , 'his,, ;= -,the ioVtrreni; s# tuatior�'ifPr:<all • metro- plex yitie,�,., � . l,n,.xeapea;t,,tq,Atngl,e f,am. ity ..h4.u.sing ,; ,the-flocal,;,04v-4 :r4: Ilags aqd „],odnss ,.glgpg, with branchg4, .gf jthip larger �metroplexisavinl4i� , sad hoar * pro,Y de ,a4g9y .te f.s{n,4s ' qr t.gWner pcqupied single fati l,y r ►; and 2-4 jam 9F?,geq.•; }fit the pX.gsenw 4ate ,of isirkgje If4mj.ly, i >j h4,4pL,s?.�, the :lucz}if suPP.lY; w ith ,the, supp4::t ,o8r,tl]e Dal-Lass I Fort 14 h Q QRratiQns involved, in , the ;Aet�.ton market {GibraltAre : fit, �F�, , � 43 .. 1 f i1'A#'Tei,a9) ' is +'afdegAiate.� 1 "At' the 'h'bus- ' ing dAlesI add it'i'onai 'fund3 , front °outsl de'' Denton , wiU ' bd �re4VIIred :"', 1, 'An ='infdrmil i`aurveV i of , VarlWs, 1in'd"ridi'al, 'Agendi'es irid'i'caties t'h'at' there are no apparent restrictions regarding the Denton ttiiA'rkie'i'iiis ''`i compared ed, dther grdNing Oitiaa . 1 t ,; , r !IFunds,+ for -mblti'4fainily hbualhg '(ihve'st�ndtit` pzsbp`t+Pt°iea� `' g'rleee" ' readily ,6vailabler izhveztors' generally 'tannbt obtalih, fated§' irf D'eW'Ebn. SeVerallrof fthobe� 'e'hrrveyed lindicaated,'a b,6 mewhht?rtte'gh'tiVe"b`tt'i`t'titdbr`"� ' considbring Denton, b r'abll6gei t6"u III, ThG' V 'inditht'td 't}h-dt! t?ib sentaV1joif1,6f the' �regUe6t 46r fi�fA'n'Ginq' sbmbfirties' wAsf iJ�ai(s r � fih-�',r3 � � ' pro0ir+g', thb14,tggb Ofj)bntoh will`I:>:OgUic h both,fthe'lpubli'd• lae't tor ) hnd1W6 J.hdiViduAl:�.d'eVe'1'OOetj -JAIa`! 3oirit} c ,errr. effort toassurr-1 the feasibility and success of planrieS '�`foj'ebtA`: "y-� s AssBiSSiH ? e"�Of�l#tL�tlk�ti'Htt`"�:5 0r"� wl ., .7.; ;:� ,ttij •", Ir,rfsn0F,' f7 f >�t►ery�;induet'ry'his • e�aE+tlpYObleffi� ift'ithat�+hiK$'tA� d�ei��ilb'Yb `,� �tryr ' labor,4hpplyitolIts 1Wopeh1ngb'1or`;hi9 "`1A0nIiO�64j11 unemploymentr,i.,if lbw,ll Auch` as thef,i3oirbtlt i '5 r` neMpib ►t}ibi�tVi�' fe'i';" ' '' 1 Gf . htgnrlg9un�y, I jDAtAr.Are,. notraAvdtlabie 4p6difto'Ally., of Denton lout:thoildou4tV) dAta itiafi ,beF ttAtd di#"dit-'ft MdAEo#' `d Oe UWA 0668tVuOti6AGIAb6r 11, +J p i<: „Ii-1 y,1 . r>,r 1The fTexa6 1Emp1dyAmCtib 6rAni1A'Aiofi`tre'iSortt'd on i 'y�nlGAfy� l9,r' y'�§ lctr➢ that,ithete,-wdral{Approxiw&eel,y ilbd $}ipl'fc�aE'i'orf§"'fa'l' `cb'r strrfb't' fin' x,0111 emptoymentr,:IfOthdr, 'report:# by T E.�� r`AheWr`tri'a't' er�S Idytmeti'E" inf"'dh�i r� i str4dtlorl rAngiis fr6m,_goo to'qgQOO,,1 rFfh1V lWdi'blttes ' 6A't'''6odit'fy'j t+rrr. wide#ltlnedpldyment 'of Cdns'trfdot1d& w'dAejs is" �z<r3x'itrt'ate�Fy'' 1�0i .' `` f rrr, ' This is rcfdnA'19t'dn'E with r►anion'al +letimaftee'FtHAt>"zle�kSSr't oo}fAt�rdb'tff'd�r'r1 unemploylnenti A't tAOtV;Whidh" 11s 'd1ycvd th?3' 'bA''b'vvx`A1`li'ilrilihYpTt�yf e�titi, � „' � ' 44 r T. £. C : ' al's'o'"rArloi�ts that' there ' 14ere -2; 000 total edtivu employment ap01166ii6hs '61i da,hitary 9'1 ' 1979 . thoe 100 coristeuctiolv.applicAnts repre'h'entb '5t 6f tNe ' t'otal.' unomployed 'whereas 'constructioni 6mr ployment represents 3 . 58 to 4 . 51 of total empl6ymentck ) This 41sor- i iitieg'''t:h6id is ''a 'surplus of 'constructioA labor at- the , tide . Other fe'Ctbrd"'t'o 'd6hsidee 'Are ' that the 'Vi-iversi ties f primard-ly ',NTS11 ;pYd- F' id F0h Tttrcje 'itotedtial' labor fotde for ,pailt time Wr dunm3r, l t ; { 'J emb l'6ymiefi t'.' ' r'f Whfl'e :there -are dosae l04r dons truct'ion' em'ploymentllapplidations .6 ar'e' �ale'6 d'dAd' 13 i to ` 15 johl hp'eYCinti'S'i The pt`obleml is the !type s'en'd "s'>li1'1"'�eVel's d6 ,116t 'ri de9dati'lytt�at'ch'., r :The 'dpor►in s 'sYe gener- ally for positions at $3 . 00 to $4 .00 rifer 1iout 'wher4aA ` the ' teee �arit� two ea�'9of ; rdie ploy- ed �u"aiif y � f � � wages' fdr hhor' kills , ' . : 11 ' b�tritig }# , ,� " 'rya �Y�oo'tntn� "hous'i'ng' hnarkebytttere wad fdn ;apparsnt `con�tructi ion,ilabor, shbrtacja,Aiirthe)"metr6pie)t asr'in- dilated by that jobf� adverti`semenks , ef forts ,of l bukldora sucti, a's `Fdxt& � Jacobs . if Dont:on' s construction rate increases sign ifidaritily(.ats' tl;e N saniea �ime :,�� e ,��Y9� :R.� .�4z►,�,t��!.sr��4.�rit ,�,4�� ?° ,Mtr�opiex FthalfQ i4,4N d ttf4TA� 49 A is�34r,�i�9�r(i4,pes��.o�lt;rc � �°: ir, i ,, , , Wn"Ndo i;i ) ,,� ir:i''�i�►id1�t{iilyi` eYeMe'nt"�c�o�(�ai'dt� and'�er�5��'fed 'ffi�� ,� ,ty ,�if ' d !'+9t'dti'� '' fh�dein�j'��ondlhiaff� I,fi't'ii ��el��t�d 6'�ed �cli?t'id�l' ' "egad d�t�� wd�',rf�3l�fii� 1 shed`8y�'Ede''�:�'y"�iFdr��deth`'dbvdy'o�sci7``i`r�xttie!"f975 Gii'nbiili�dXd'1sti�iidy and updated in th4"i'g99 ' ft&isff c} X�rei§ps i`cd 'pfafr '�'�'t6m si'1'doei�'d8f�i fr6m"19e1ee6d'�blfidit''w66 fdkOisHed 5� ft'M 'Ndlre !''hblidln`4 &'li'idi- data but since the data wad' so recently (jenerated, it provides the best . 45 MOWN r ., , W :� ?t a A :i <•b.y 'A yti ^` r z•� � comparison to the City oVDellton 1975 survey. Also, Denton !a, . predominance of single fanil ly hou$ing gave . wgjght foX this, data (as an : analytical tool in, evaluating , the ;gengral ;;hoyai,ng conditionh compared ! to area{ oities . , ! The 'cities selected for comparison wore , Fort , Worth, Mesqui,tq , Plano, Arlington and Irving, ; The , selected :citiga -Jere , based .,ori, the previously discgssed ratignale, , for , s,el,egG,�ng oi,tie,$. 94 yary ng locations in the metroplex, sizes , age of city, devolopment.sagd, ; , ' i conlpetitiv,eness - ,to lthe Denton housing market. � ewi.syi,lle, ;,origi- nally !selected for the development,, standard I Survey vegt,ign1 ggUN { - onot be ,used , ,for this isurvey , due lto , ,lack. of ,detp f, t. i0,Ke,to;q ;,the ,gg ,ty .of, Jr.vingfwas , used. in t 1 : , i s ;t� ace.. . When appraising :the ,data ,Inrthip 991Pp4X'i441).► ; ,it44hou;4ry,@, l ' tttempenecl with ,,the0Anderstand jng Jhat_.: he, Aat4! (Xe$.ul.tg jrq Ito, show trends only„and not to be, consi,dexed as, absolutaij ,, xh ; e ,data :A , „genexated..here •f is .l74sed � on a samplo with an .appro)(irqate stailda,t4 x; iJPi.{. .F , it.�rAl�•a�, 'itt� G�b1fi'�`�ir'i�� 'hbv�i'n� 'bbrl`Qi'ti'ott ld�t�, `'i� 1!1''�e11 ri�o'-�'Et�+ cognize that"altYr�ieV1Jiid§ dht`i16 i' hly l�hlatSTO' ari`il3l'e i,►fth thi» type of survey. l rt*:4 ,ii��. ��? �;, eYf��° �S' , �??!;i DI- pxtifilR[�t ;qf.�^.,4! f1�tY„�! 9t,�, 4�1� , ,ahq� moxP ,aF�3Atrahniques i t7 iW�� a khg', kgphnique ytil xq � t� ;H� � sH-yqy�,,, Th4�, 4�l ,its 3t >c a,, J4r , Riol, f;'q groupp.t4a jWr�, :4q�PRrag, , oa t��le , �Yt,R �} ?n', �3x t @kudy, •, ; tThe � ! E,k*Jox) mupA< WA4g 14,411,s44y 1x9148 .��9� wn� . 1F:�a1 ,)rf'1 : : F, IVc, } rt .ff, 1 (,,) 4rrft_'tfl �t � ;1C. !')^;ta W 1, IF.1, ! t r.,fllir IJAF; J” ItI 46 WD 71 has . po,; defegts,;.pr an,ly, sl�l h dlQfCOtss ,rah uh� norm elly, arp CQ,rrgcted.l4,uFJnq ; the , cou;se, of F';ggu4rf r"iP.waliw9 ,,, amp lig of'; P' •f 0 t C19,r fie 9,,ts, Ares w4dP,w8t, ,4,roke , gu��'re� ,,4r, �tow,r�apo��s,, (.Tp�A, . r��ing sc,ale,iof ,r} ; ttR{ �sg? � �rt rc:r,•, ' b. FAIR - General appearance q Zjc� Of n�e� anti/pz, 1, needs more repair than would be provided in the course of regula ' maintenance , Examples of' such' intermediate ' s3ofeets axes hoLesr 1-' , open erackst rottod, . loose or missinv material over a small area Of tha4walls '�afoundatign,.:or rooEt several ;broken or, rmissin r y �. nt ci.'t 1WJrld4+�. r txi ' rWesi' 'broken or 16ose ktairb", pb3�ch o red}I�ng . r T�{oie d ?,F` Ji`l , ( A �4 r-, S' : I . ,- i15iS. 6 .0 S !.I If1Di Y1Cir•rlCf Hg_px;cg econgmlcally ayltalalo €,or rghsbilitatign;,an4, gf the ,ttPt r.el, Gdl wtA�icl"'nt3 d''eigni'tieeri't fe'liabilitet'i'on, f� ' �tTDCAI 'ra'Cit£c� SCa l'��f3�•dVi x '�b � � ,1 .,.,,r i . t ! , t• : I e GI 1,c4 , !.0 t5C!-01QI $. Fl •GI fLJ�?I 1 .4� IIIFrQF 1GC( BJCtGS P :)J Ntf 84 /C•Cili (P t' � t4.4C1I fiS1 ,:2 7,lATIT f . (1M,HERAL HOUSING jCONDITIO14S � ) r { `r•r � ,{.�t 'TJ C,Yt• (' f,la✓1CblP�1 ' �1� fdil��i�V8Y 00D PAIR A'�jl/Mw d r�lr� rF'•r\7f �t• x�..�5�l .ta� '1 r; lf:`L:tf�IlFl j :1 t.:1Q•¢t� �i�I�' � '!Y.11 �7,. l� ' t +Z ' 1 � lE: c! I� '� r)� •1��faU f'.{Lj!'. 's f1 !' Arlirtigt A r ° ,, i 7 e r; i. f i :� i � IY��7 , I�� .rl r t •�r. 1 n9 ;� Irvin $F .3 1. I t i'. .> „ p 8 f'.`7•if, � i',Ifllr • 1.. F+ • . f�7'f { ii !'i! 111. I S t > { !`�I�y4 hitG Sir1;,?fIfdfl le) , Plano 7 �C, �;�. {lr; � r') 9.tl71 ' 1:11 .'1}fir t'• Z,P-T11•!f'.1 ��Ill10.lC)'i 'iCjT Denton 1975',')Jf y Il0Jf1%3Q , ,3 ?itAi 110 no rl��r1,1r1 rlr ., ,!A Texas Hol'A4146A' 012 "` e; 1 •rl.!;;ISt7'J ('ri.E {:1..lCSi`{ �U for all oxas citfiieesy . ,, classif��d i�IF{1kW9([r(. •:17111{ (506000 population and over not contra city) 76 16 Its '1 ? i•f elfii ' source: RM and City o Denton Rtiguro adjusted from City of Irving 1975 Suty& 47 : "A'' zreZ`i'�w `off "tihi�:# tIiP ," shows Deri"tori ' �+lrttf"bvez" got' ita 1 houainq' con` de`ied' gb'Oil which' i#" oh6 plex 'hhd''c6h6`ido'"rabiy abbe ' tho ot`atewidb' averbgI6 f+(J' bbmp�irablyd' hic�h6'r'':p'a oent"aO b�"gooci`u{i'sin tw1 hj6h can easily b� age: the' it )nano . Selected Cllir. f YEAXroffRUCTUAL I " ::iRtlodl *1 pTll'. �;� 1 N8Z 1�EgpVrJ?r S,� 1 �. tm ! E If,� eir,4�tf 111 U1 LT E�' Nb--1 N� 1 NO'�' 1 1931 j}> t 3 7 ;`7:01 -- T 5397 Gj 1 a+. �= ,(t)tl A :'1 T.�,, 1. 1�1 , � t'.61J !" � � ...;t _t ) /,t r1 aJ:��)'.1 C� . E(�r„I 1910-1911 1td01 3.0 30,559 20.3 7,217 6,1 $07 2.9 N/A - 1#796 9.9 1956449 ' •ti ,J i�;7a '3't'le:��; 1),r6ii `` f.le '' 9;11`1 1`!�i''''±5`, 3'6 99:31.'. � �,17,.Z�� l fdi �:''1� f 196Q;�96�ft,'.,, i.4r4s,3.. 43,?;' , ,70,73tl 19,7. �, 77rif, ,f A,4 40,644.1f?,r,��a►�, ��.141i�.7�A� ; 1970-:477 24 775 12.6 11106 7.7 _ 91276 3.9 5,017 H--7 31.41 MI '5,30 322993 ' TOT717a , 53#122 309,01 150,713 100.01 39#791 1001 20,31t loot 11,/99 1001 is till 110.161 1 a. Conti arison survey of Cit u e .,.�d_Pro_graamr Affecting Housin Maintenance And Redevelopment The app roa6h `to this neoti,oW involved `•a` 'dbntinuatior of su.452yZ - ''t ing area cities"of their housing activities 66mpared to ie Cit`y1'snl t to of Denton and thehl providing a• summary analyB�ls in terms f area - cities and goodt" Piactice in h8uting mainten` 6e and redev,8[8bmeAt!"r'ef�#11 The following comparison charts', summarize 6SVresults of t e area comparison survbyr, As can bevsben on the dhift, Denton ratesM11 high in terms of housing activities in comparisons sized towns. Only Fort North indicated more hou OAK K290"01P3 Pox` the city of Den;tpn# j9vc, (mb 7tolirrtuquq 000,011 1f 1� (Xit") r otv)'] 3r, .41K) brie kK;j'.:i 4�G R: z?tvt ,k�7tvjl Its tilts .,0x31 b.+. Nl,i,bs s�l�pl'{* , � ' 1•. , i t ; � :its' �, -! rt ;'rt�a�°i . i3 If, ,Yf..iE !1 1 CWMISON SURVEY DAL{WFT.,WORTN AREA WIN PR06RAf4S;E;�,. FOR MAINTENANCE AMD REDEVFIMM£NT ACIIVITI£S CANA kevetal standards erdtna■N Tae Tu To 1a, btldi■p Cods fee lip rseael or "Cupled vacant only condo■° w4at Celp , ,r' t caati Sao c ee lad as —i�r,'1 ",,1� I iu ^:lY�',,9 fI:) 16 f�rla; I ' f°N3f)111 vfl 17LIr7". i tJlf : 11Ir;7+� 'LLfli Wooltelan and kows norlap City lnttietu City islttatos City taltistasl 11y4u4�rA Kinor City lalll+tsa taiW ra>IWal f; ( r, •, ') 1 F> l� l '',fi lKt.�?9 �,.i l ,) {,�tl ton, j t( J MIA tat Pr,1 li!1tri i %4, li;,^ I It ,' I„ action Coda Woe" }u Lk■lead 1.41ted V0 to too Woe"l��f' 71:11 tCtll q,f. ! {if 'i�l tCf iii II iII I E...I1ri7 ')�liJ �.:JiEI. ��fil. cl f� ( il.,�. j 'J(' ,f t hill lelositl,nt Isrrlcae Tau No to 1e Mo No groat lodlal 3d1A►tionsi dow- x! [ 'r. i, e11„ aset,►y 7 `Irii> ,o p orwrer [ y�'�Ta I�ryl°quo t.1,.1V4',?C'T '.�}!lllfrt't;e>:� bd Cruts W U0104 Bahabilltaties Loans ie/ tovoi t��}}a aa4 aoT(l�r■fy' Ldw t>_t i'fllf7 Iit (I f,niref 1. 11a Ir" Jif!r !'f pttar)i 311 BawomrstratpWllio4k) s ( If',': 1{jaltN, biErnot' t.f� t f,`s . I> '1 '=h,A L*&,I '_+ 1111:7 1(Ifr rNS,'.t19[/ 'r; :Irf(.1 1s too lurevasful. Amiga Aa letasts ►roglaw {,f1 ia1J!,it f1f nit' �i�, l! If1 .tt)P fb tn9. fl Js 0m is IiAs 1 tailt!■g Vital Inylor■t Too Taa Tif Xj tai 1oWas 1 11" Cneatneeles Yaa M i+e to to Too tedi�� {llf�I; 7 '1 Iswta�Astlerfly ' fie+ + �sa, [ar 10e�>fw 1 Bast Iupplaneat bard ►ublts �ifwi P oj°e1r'17 f, i?_# d': (tlerrl? r. i;+il i ��) is l ilr,.tldl fIf t,,,, :, fLii;'1r� to I We Alstatad Its To$ Yu Tam to td Yu fair Fewiq 4hil iwe it upotultehl'i 'oedid*cat > i wilation',� i t) ysalutiol t lossultoc 114ifilaW ' F ksolutiea oeswrr ►rotattio■ prga■laatlona City Cyart■a■t to to is go is ,(',1(T (ifs lewd r(r) I"f I-,d, I,rl l f7!�t:7�.?'1cI E)f{'7' fl lVCI"i(l:ac p1! 1-;.r1 y If,'19f7'atr fe'1f, Ipotist bring Itaadards polity is soeaurals Ito to 0044451, No to 110 through flentbla but encourage . f,1411n11.f f`.IIFf", c: 1111 f I i "t v thy"Ot ?it fi� P, ).i I ! °d ! 10)c) Pla■■tal Aett.itia fly ►1 Inc. W, Clip ►I�rm!°r No �,.. N City lrafag 'tf. ,,1 'I!.I� mas'tlseuklvaJ t' I.7 I I '11,1, l ?(i '1 UJ f r li l W1 Ago i I'�7 f k 1U'-'7- XIJ char a�! borth4;n,1*lnw f IIt R/N 1,711 L)tfi� .MIs417nH i"'KAf 1r7 '1 .IW' y.i 1l',''�CTd (484l ' !or "M Issal '. ._ f ... . . _ . . •.... wawlisaltoa Ih °la — .� �I.I .t r{ . ItU1f!`7f1 't11 .7 . , . . pfN lit class up program u a n!'owl t +t �ffpop�rpesppt roottrdiyyut°dq{6slph- 441�ahtri�l4f PA ,71 tl� (f1 J`.1�47 l'!'> .i V 1')?,,, [,fi 11 L Kfd f+(!6 pa i roaoureosl kosrd of Halter }s4 baatf Ir? YI! 2fSW 'L EE 1'1{`(4taILAs�iriv I 'Oi fiJW1 flli I ivt(I fit %«,III ii,v 'gpt,it)J-fl,rfl 7 dW 11eA grant pro rss feasted lli lfaawltt/on end Oov■toun IfA IJd Cola g■Greaat 1,awes nEaa 1w�alllp i J! Jw'Clopf�g� all r1J 110 4041111A090 �hr_I ►llbi t►yNA rlc3 rl_I ,1,dh to it jw>tiil$Istlee rrt MUM on Ii >ti°ucnl ESE kstn 1 i Cilarua >s ►ublte sorulesa di Pahli4 Warts 61E Public Node 452 ►Ark$ /E ' Nolghborbeod AMetatrotlue Addnlstrattro FPublia terts 113 1 resonant M E Clint 1:1 g othal lei Adaid+lratlH ruilto Nark "I d owl K Adnlnlatratlra 1 Oskar lot 0 rt 7 191 t H . Assessment Of_ FaNir!?^.using Practices This study element involved an informal survey interview with individuals that would most directly have any firsthand knowledge of the problem. in addition, an interview with HUD ' officials was conduoted' td get their' assessment of any problem in Denton. Housing complaint statistics for, the metroplex and , Dent n were also reviewed. Fair Housing issues are interrelated with many of the faC- tore discussed '�earli6i' `Jn this Rbport . Thesb "factors are called ro 7 indirect factors and include such things as providing comparablL ' i „ :,,, community facflitie#I,A tywide . I1�he current ,e1Trhasis on '�indirect discrimination in' Ioiii}�� has resulted in a large part due to t the success of current lFederal ' Laws that hava,.greatly redvaed r,: :,. . •s ' in h + sin . A .,, }-it.•,Y most d�,rect disorimination o g tr, lrtranll '3 raps ie> nlx9 a s ,,;,I x07 - n*f pci Y,nrl. ? wi( 6 M lt,o! s o rlto �ndiated rthat, even ' in ind n,7 The survey resq} t ,: .P, ,. ,•,,n t S3 .tt k practices, Denton is ruing a good job in comparison ti area ,ct,�,as •,'la::, •d l ,.q rat "A': -^” a1 •t' }xieto ! C'iY .,;-Although, it, seemed there may have been some past problems .they, x p'i 1l 0114,1 a are generally pbeingt rimproved. The preceding chart on hour ron9t pro grasp activities fuftherf verifies this eoncfuE.,on . •. rrA tel: Y <9�� Aesessing` ','he'1A'AVai'i' bility Of C6°nstruotion .�In t> Sartgaae Financ rig W"114or LGUer Priced HOusing And Houeing Maintene :e tsaq ylnlr"� "T � Yplro'ad t [ 12AA;N An an of Deeds of Trust (asIdglpV,�Jef' ',bY, the Denton Print- iog and Mailing service) was made to detOyttSlWl tho distribution of mortgage values in Denton . Data for "'arter was used order to provide a ',jgod coMpsi i.gon to,Qtl�e current t g t iron y v .n 1t.l'J • A 1e�JFfiiy 2[ n +il' Y e e i .IOU f "- 1u 4Jt�iA tlldvl p '17.:, r +;,dr ..1 h:: An,.r,.,p .,,,w, ,v!eituation• Iet irb`: ► llt et.79 t 'f!t r a.. '.n,., ,t( 1 57 4,'f:At °y lj A 0101. "71st., mp.,A nF; t 50 1 i 'rhe analysis indicated the following distribution : Value No . of Mortgages Percent iUnder $25, 000 42 28 . 0% $25, 000 - $44, 999 72 48 . 0 1 1,50 , 000 - $74 , 999 31 20 . 7 i $75, 000 - and over _ 5 3 . 3 Total in City of Dehton 150 100 . 0% Total Dehton County 1 , 570 The results indicate a range of values for Denton mortgages iwith many being well below $250000 and indicated as sales from one individual to another (probably older housing) , iThe informal survey of lenders also indicated that finds art, iavailable for home improvement. The problems are - 1) the generally high interest rates and i2) encouraging the owners to make the investment . Low interest loans help where repairs become a necessity , but ' they do not generally encourage remodeling aad upgrad ng improve- iWents , Residents need the assurance that the investm nt made in home improvement will increase their equity. The thr- it of incom- patible zoning change that decreases the market value 3f homes and the increase in tax assessment based on the improvemet : are among ithe deterrents to home improvement for which tho City ias direct icontrol & i i 51 i CHAPTER IIi ! TOWARDS A PROGRAM TO FULFILL HOUSING NEEDS � i t'. 1 � f ! . 'I ' f I. f' " + ' , 1 1 -. I ! •} � 3 ( V�., -{... E,.{I'l;i'! `' '1 f 11•;lS.` U, ',i'. t .'.,, '1 If . , II I` i : •1f ! .f r _ Ir" r. rf' laf 1 { P.'i'.i i. ! l'+i' 'fP, •' !Pll1 ' � Ff ''t r�i 1.1 : 'ft 1 ..;'jr�� R 'er}F�z��"_( , t•,k: :'� _:. _. . . � ♦ - 1111 . . .f `! G , � i !'• .'i (.I 3 }, " �i1 r.!i {1 !IL �. z c. ' �:�i6 • .1'j� f , .y P,i� i f. U 1' (Y',( .� ? f.. sl r� 't ,{• `>(,� .iq!' ,•, in ; r to-' -��7 ,y��_ . V 1041 dfu 1' H1!4 1 a,1v'I fpltr �'► r...ww.iw,. .w.a.w..rrwww«.rd�.r.N:..r. w« ' CHAPTER III TOWARDS A PROGRAM 3 TO FULFILL HOUSING NEEDS 1 " ' Chapter I of thii report summarized the results of the ' City of Denton Housing market Study that was reported in do- tail in INTERIM Report tl , Chapter II of this report sum- marized the results of a Study of the City of Denton existing housing development cot,trols and programs to determine if 'there r r any or constraints on the # Y ma j production of housing. This f chapter will address the problems and opportunities identified in the two preceding chapters and present recommended housing programs that address the projected housing need in terms of encouraging balanced housing production and maintenance in > he City of' Denton. p A . Major Cogclusions of Housing Need Pro rctions Chapter T presents a summary of the total overall pro- jected housing need for the City of Denton during the next six years . The :'ollowing 't',harts summarize these projections . First of 14 rx hc,d T 1 n Year tWk1LJJff, ftseholdl 1076 61,650 16,690 1979 63, 11,560 610 '9 'i 45 111 83 19 9 6 1 Iwo 55,110 E6,�g0 724 415 ' " 48 116 B6 19 9 1 1 1961 56,990 19,050 050 452 50 121 69 20 10 6 t 1912 56,!30 19,130 790 410 61 m 97 11 10 6 2 1 60,30 t0,f40 610 169 S4 �30 96 12 11 6 T 1 63. h 21,`390 650 bit 67 131 101 13 11 1 2 1 5 65,140 22,310 —W -a 19 in 14 ii 1 3 total 6,480 3,304 366 663 652 146 71 '4 12 Paivent Distribution 100% 60.4% 6.1% 16,16 11.93 2.71 1,3: .8% 2% Single family 2 177 011tr10utlon IVA 16,61 40.65 30.05 6,1% 3,3: t.M As r 52 r ..... .., .........w..+«...,w...w+•ww.r..»wm.w..w»...wr.. .....«..«... w».. ......»r...... ....w».....,...-.....a .... ... .«. ..�.....,..... .....,..,.rr n.w+.«.............u-wnr,.... Y� 1 0 19 31,650 , Ib.1yp 06b qSl'' } 63' `141' 144 92 ,.195," 194' . 34.3td 17.950 1 1960 1,600 0, 90 2, 00 M2 111 L02 all 106 21#1 1�2g4 19 (%1'�Vr. f1A0p6 ;!i 140 ''3.; ' 1963 7s.e90 25,000 1,310 619 77 213 206 133 136 64 lyg� 11,100` 260 1,150 46 Be t 243 . 2 1 154 !„ 96 `1 r E1966+��r; 66,690 26,6 �14 tr .11 �1: ....W '-A -ll�� ;, �Q 11� m„ foul 11,230 4,146 569 10630 1 ,591 1,021 1r03i 646 446 r ? ? rs , JP6mont0ltlroutlo6 + . :, .' 100% r 4D.3>1 6.0% 13.91 113.61 i Si 11$ 1 4n11y 6{006 r 8.4% , 23.31 U.", Tfie`cYd+ `d'il l `iket' iir'o jeotfa'n` repot, 's'ummarf zc rl 'it1 pointedr,dut ghat Into! precoding ' two' Bret jddtidna rdpioadnef first` the' ' ' ! pessimistic projection as the very minimum demand tej he exp6btbid "'""' andl'AAtforidl�' ttib't' tile maXimulh ,uolt6fll ayIpir6jebtiontr '3'eprdadht"the 1 most+'dirt:'f7i;i'stid 08tonti'Al 'ultde`r , idee'1 at on, ,reprQpentq ;the ,apt .Q Pate r;r, 1,•, , r 1 'W�R'19 ;p3foje �, . demand.. 1Pt��e rhist;or;t= of . community deV.OXoplf[ppt flies nAt, ,showri F,,.,r, a coamunity . thaL. ha;3 zpati;zed , its; :f•u1L ;p,Pt,.e2�t 1•,t, ,'fh6al�gfc>z'er, r�<< . an "Allt19Apate(k, jD4M6nd'1, p0190ion.,.Y1ap, f41 dq,,p4l Ct, pA,dW.', c,v is+ : 'tr-, caur lg tlw peopld tWho WOP14 at?ooge, ;tR i' Avo .Pill ' Denton#; a Ve,l,l..;as ,the diffi,oraltijos Jn pai414aing, ithp t• , r ,, ,r, r':t continued high rat4, of now ;•jobs, ;cgrrent LprigibIgms ,in ;tgor>,Qy markgl << ithe possibility thnt (the mujtipi,isx;:A topt!.WW P4,1 ,+ realizedrfhigh Qo,►ili.tr.uPtl4n. ,�Qet' and. ,oth4�,r,;,sitai,lfllrtf$4t4 ,r11' The reauti:iing f dltti sip8t�$. Market t t>gtllana i,,q r tklen ; ;uluanari n.6�d F r ,, r; > i x e;rr by tthe:C..fp)liowing` tAble.4 -.111.)11 i tl i '711 S `.'i 1_frl :0 , !. f, !;, 'II', t i,3J 1 Sl?i , i:I. ,)•I _'i1 . Iili'lt � .� 3fi ',yr,`71 11rI Fi I11, `•A e n ' firti4,61f ;c, tt rs i olliii 1mmehol0 a, t� 't ?yyt M"A 6r d1fi ttlr b41°tlIliJM �i qjloNlOs GroWth. MIS 611350 111,690 1900 58,624 19,6110 163 r 690 65 221 200 10 110 70 45 { g l{ 1 , , f t r:.t zP � 'Vol f 0 _Idll i udy� 1 trt.:r� ! €F�"3 ;420' r 21.;16 �;�44 .. 563 - �43 � 1963 (2,940 11:031 1,170 S55 45 170 : 1 s 10 13 S 30 1464 71 ,3110 2 ,33 1,30A rr 1 610, 1! 4 tr yQ I�1 1 0, � '.`�ricl !1 1>rr L,ft p�;un+1 Ott', 1965 74,On 251710 _M _§�� A `- � � 3f foul 1,600 ' 4,013 460 1,165 1,123 590 $65 330 !10 Percent Clstributlon 1001 46.11 5,61 144% 13.1% 6.9% 6.6% 3.9% 2.6% Sinngqh bmlly 4 ISIS ' DI1lrleudm ;rAS 10,6% 21 At 14.67 12.41 11,31 1.2% 5.0% I• ,` 1 53 'tlJ;t4' 1 t�rvJ�y ,i1 i s S a E 5 11• m- r . 1ti ` N a FI Jt IC ... r, e 04)WAnd`table,;aho�as,... n ovorall yoA;4y in2re'aAe in demand .,from: an 6ver4ge 643 total: unita , constrilctert p,@r yq'O from 1970 to 107 t6 a kojected'-,deA4' nd "of an ,,Avera$'Q ;123(M, per year needed between1914' t0% 105 . xhis r. ekeaenta � nee4sf3 hous- ing produofion increusel of over, 9W per year . Normal , responser�to market demand codld roalig'efcally b6 ekpected to` fill some of thib " la howevgrr, , the magnitude of .the pro jecteJ increase would that,;;rpoxg ,than, ;tradi,ttonal,, efforts, would ,, Ebei - E eldel :to, till :bhe housing .gap, , . 1 Thex f, r, he,, ed to r y, d, s . v i hou..i. Sirir, a o. ,e� .t ne pasiti,ve,l, a t3rgs this o era � s n ' gap was one major ,conplust9n pf, the. Emar,ketlstudy,, I T4is ;co,na,�u�ion ;,l,�, is based onh'e t'siucty'`ti�'e`ctie'' ti5' '1} `idANt'if�i hbl��ilig -i,z'odubt'fbn gaps, and 2)F'rt6'�'rd66kvndM �'rogriria' to 'Ye�dt!'de'<tht!J' gap.l ; i{;� `l�lter• f,r rf ; :E section of' 'CHD" Audy `Oi41't'o'fob Eal`teVrfaiiveelto this 'CO'ncltfgi�on}ic ' J: Of this not of the housing �ehi � �13d'ee '!#` }dign`ifi'c �i`f IS2rbliitm' fih = ei�nt4? 6fE ineef#i'nt" ? Cie demand. The f6I'ldVi6q' fdetitidn 'ide'dtili'de f the- 'antdd pated prollw,,) lem4r4db '''stat'ting''with' ithe ,lnd:itlefign1fWdnt.' f kst 1 ;. 1 ,t:� i0i 1 .%sullIJf1o , ' 1 . $'fc�fiYfi'CJan't'Fbel�{•.ifi3 'fOi� 'Notls3'r{q° �V�idd't `S'A'OiAO'd r ' rfiF9rt:at, { �rt! i Th6 'd'e'mAd 'ifdr' I4&4dV;Vti6W& N60irtfj '+b'Lrrilhq i'a0i;JJk ',-s I I nation wide l' §i' W€I'll'J s IllddallyIdldt t'dV-4tf �t6 a `t'2�Ccsltt '9tud itl�uthe :►ri'r NCTCOGO while the ability to provide this housiA4144 bed6MfAJfm6td V.d and more difficult. The scope of the housing Cost crisis is sttr�- nn marixed from thq foXlawipg ,extrnict of a recent HUD sttidy+ th on e ,l , subject . Final Report' of he " tit r o ' ftau !'o " U. `' a are i f of �_ ,k rP. 2A: _�k .__ik.r M'-h � tment ,}( P♦: ,' '; i�;,' +iI M1il I nJb.l ' ',t7 !i(1 of Kousing Ind U bens ev �'n� '" " ' �`� ' "r i� tF r 1�n �, %m t,�: Ma�! 197l�.r t tip, . . t�,G; . ? J p n'. rr ilyHl rl. ,i • 1.i" I'. .fr I 54 F ,95"1t')ftf 'iffi it . and Iil5: 1 i.fof erat- "in very recent years , the cost of build ing , buying , p a decent home has increased faster tnan family income. 1 ,,., 1�, c 'lit ii)? t�;t ,rssifr r 'his is true far new, existing and rehabilitated housing . and � ). for renters and ownors alike ! Housing costs to the consumer. have been increasing faster than ' iice� generally (as measured by the Consumer+ Price index) p during both the 1960s and the 14708 . Huri,vry the 0408 this iI- t�': 11j ].i ? ,., f- - i � • !i: y;nT";�tti0f r was not a serious problem for most families , because their t !, 't,( I I I :'� .1s : 1 it 1�, 1 ' � 1' E, fI r 17:`IS 'r; I S [:, V! i r ( ' ,, t ") ,f., `'�'l income kept pace with housing prices ; the overall costs of r _ )�,, J(-,_( 1 . . (?l' fI li ',tl 1r ti (:1 )...•t!', �,,[S Y j ' 1 '. ', ,(11 11; fiv c, "tnt r, r1!'1' f ! <'., ,. homeownership (which include loan amortization and operating 11 ? r, I ii { �r ""I Q! I' Ji. � rr,� Ii ;� fi '.Y; . r' � '!'+.i. 1>{ ;lr (tl,.: . L }; i costs) , and rents. The median family income increased at an average annual rate of 6 . 60 per. cent between 1963 and 1972 , ' i t j. •.) � .,ce while the price index of the median new single-family ?rouse ral '1 of constant size and quality rose at an average rate of only I'lIlr"11.1.1 11t1Lik,-oI I f: )%;" r".l I)lltYY 'S'Iffiful f3tT 23 �Ae index of homeownership costs in 4 . 23 percent per year• !„ 4.' creased at 5. 11 percent per year . Rents rose at only 2 . 55 per ,):}t, I f" ' .11' 'r::) T1) r: 1ilo,) t',US .f'?III)* ftr,",) cent during the same period . { I .fll t.1 � f: ti,1 h?'.! � .; 5'{� f. 1f1£'• ! \ )a>I if`iS`f41S�1t1 'IL,:,'{ ;'^r ")tt ,1' :.0 $. ' ramati^all �uring the 19748 , however , the picture changed . y ^1111 �4J jt"1)"-) �);1''T 4. {1 � P;fi/ )« r, 1,• A •8'1!57": f'1)�'. 111 t, f3 flfill 1 Between 1972 and 1976 ) family income lagged well behind hous- r t r `'Jl1a 111 ! 71 1 ),� inq �t7 tf�f ation and did not even keep up with the Consumer rice ti_ ')[,r ':,�'t,^f� t>r�! 't ;t,� 1:1�.'i.�'1 .} d�tt Index, income rose annuajly at an average annual rate of 7 . 05 t � fi ? '?''+'�11 �1� O} �j9f [(�+{•'� pereent, compared to a rate of 9 . 44'="!percent for the price of f'' j,�( ,-j II(ILif,sj I )!'if) X 9 percent 1110(12 If7113OI tt new single- fam � y homes of constant quality and . lf +) � � 4' � 1f [ :y01 titr)';! ' ��t1 ;11( 1')-t,fr� !] E; ';r{ �L':ylf ''1I ) tfll1 { rlflfi ( >� or the median price of hur!cts unadjusted for quality . inuring jh k f , F 1fS(Jliflf z)i: l ':rfV t, the 'same period , the costs of homeownership rose At an average Il�_Wl"). {JIIX) ! "lli St1Si "till! jlv,- 'Jq 41 :Sfute-115 annual rate oi! 8 . 15 percent . Trendb in rePaie prices of existing homes followed a similar pattern. 55 while rents have not increased as fast as incomes, nonethgless „1':1 �< "{C.'] 1!• !,; C1 they have risen twice as fast sinco. 1972 as in the preceding '; J . Pi } o X15 , 1 :'1 � 1 '):t J-.. , ' ')' ':i:l 'i 1:t I. .`ilr. decade. The human dimension of increasing rents appears es- �',n -.ecially urgent to the millions of poor peolle who pay what for tof them are excessive rents . According to. recent testimony by the Ad Hoc Low-Income Housing Coalition before the Senate , Budget, Committee , 25 percent of all renters households--concen- trated at the bottom of the income scale--paid more than 35 , (ra I'!-1{ rjcti'Jit �U!rit `l'9' f: 1{ r1 2fi71 percent of their incomes for rent in 1975 , when pa�+ment of 25 •. } .0 • , j A ! , ) i , y•. i !t !:iS r 1r� Jib !� f t'n percent of income is the accepted norm. As all housing costs rise , existing Federal subsidies do not stretch as far to help ' ;ri ] Y; t `. !.,+:j ' '. CI °: '!, ; ,'1i1 '. ',• � i. (:'`4 � liSi,r E ", I C?:� t ? Ji 'Ii E.r, ir': t �:? Sr7,n'? these citizens most in need . In many areas both new and re- . .. "' (I1 i""1.!: f �rE' f. ti') i''J 't '3q I •J f3tJ-'.l'1ot) ("C) . .1 a : '.' t-,'Y f F•(111rlr; 'j k'ir,"L`)VF, habilitated rental housing are becoming commercially infeasi- ' . ., _; I I)n r w•ir1 `IP, ( t ic1 rx1 :1 10 xe:fw r `1r'li st{ r'r:i.! f r fiw ble without subsidies . v1 r10 I s), rr"t :3`r(3-i-v.,.,, nF, ..jn Co F:f)"1 Y:ti f F'..Up Nit6 ! P j(tEijerro ) 10 The undyrlying costs of producing financings anti operating i t= Irl •.'ft}f14 ; ?xf?iI I x313(11 `)f�,� '. . '(b`')`i 10(1 ;�rIJJ'Y9cf �S . � !lousing have all risen more rapidly in recent years than in 'grief :if, "£'C :( aJoljSl . 'ii:'lY 3[1d }r7:70 [6i C] U .il in LiLo469'1-) the 1960s . Residential construction casts grew at a rate of 8 percent1er year between 1972 and 1976 , compared to slightly , (3 morn than 6 percent between 1963 and 1972 . The cost of im- - tuf)] ( ! . i• r: r �.41'r! !1 7oTbj �!f,1'i')IIS ((�t tl'1Cs1 � r��f i b:'I (7 578 proved lots increased at almost 13 percent per ear during the li :C1 ,Tj'i`i _1r}i) ,' ;t t a t iw ,rr , ? r7 rtiavo fors bj Pj h r, ri _tbV:tni pr most recent period . Higher mortgage interest rates , when o 1 r, ( ) f a;arfr `+rr£1 f r' i, I':n .t ka {i tSlfrlflf. °?;.1 X`Jfjli T applied to higher sales, prices , have increased the typical "i "O •4' , , In f?.:t monthly loan amortization coats for the buyer of a me.dian prices ('ut �' �,lrp: 111tS1, f! :} fie:jiffpLl Io riii:loil j,11'.1J}O ' `) I {,J11 •. .fi,•.ri single-family home by 80 percent between 1972 and 1976 , oX an j1ft l 'if61 ) t ll !..1i}l average annual increase of 15 . 9 percent . oferatiny expenses 1'i ! : I ..tf .�F.''S +rl ,'t'i'sfi'+:Ir{ 1i1 ;', fa'-! .i -7dt rr;.f 'I ')'I {]rat.'. '01 Increased almost 2.2 percent daring the same eriod . Al C C)rt rr IT . .) II7'7-t')C{ C1 f , (t t, x1.11,'( i I,Ilrl rib ! .itr. IR, � l..I' ( f•. t` :G. ( t l:{ :lei •, + ?: 56 i The statistics cited above ,are nationwide figures end tk f le. . hour,in.g , � S, erper.ienre will vary, sometimes sharpy, d�r4- egd4ng , on . the particular market, area studio(] . Houginq ,markets I qre logal ratt qr than national . 'le,vertheless , there is grorf- ing gvidence thst , rising housing coots axe a problem I the vast majoxity of Markets in the United States *nd pose an urgent situation in ,those high growth regions where more A�rae,ri- 1 cans ir#oreas,inglx are choosing to , live " r' i! ," c = ', , , �l, .{ f' '1'1� , Denton is dot e96e 0t ` kom t it f`s' nat,iowaf problem'; s market s'u-vsy'" i'a'dice'a'tsd ' Dentet4,'`Te 's�; t , Y iedl p of We 1p5ionie* ' as descrJbsd "by ttio''Ta'sk 'V61rce' " in ' 1re S n'ext` Pw ye'af'' ' �ehrt ton' s d'eman'd d "ftir 't}hi's'Abttsing`. in` �i 416t 4fa�nAi albhb;'r }s' 41�,jakas"to 2000 units . EAs 't}ie' rqu6'report ihd'i :attic " tjii's '�3i�obYei '' f� `a'm 1'i°ffbi' ifrl"}iigh ' growth a ` as'r�li�t`o' 'ef�'tloth;' ` ' 'ist'ls'ffHeF"� ,in , , i. Denti{'�F tr , r., , f t F s_'l� ina i tufeo': ''�tAg '6e Lj1j'1TLe'c6A1W#"cAWA `XWd F'i'6'E FJ4 QJ ' por£ bfii "� �! ttio ' e "fs ar ma arid' The probabfe' d6m'aHd fd� t`h'i's"k�}1p�' d'f„?ibu�lyh . 'i.s4' • � � ' ” on the ' V4aga` '0!" 4'i�i' rift dh'ndl`i'�:'ffdritie! pare tfif s'j� �a 'ritl' with t'►b EV►'Cafl{°obsie'tbt foot house ''ft' Qahtok;! e' �s , ' breakdo(ah) ' e d'f tiho"' YbtYe�i''lh i?'ak torn' tr ,i'c�h''°`ie ki's a'iYL:_ to tine ohlem: ' h'tl' lierx " ot`ih o tib poYt " gg "se 1 soma programs that will help ad * d>'as's' 'iki''l-Pat`t the Der e'O'� UdC S'Ih4l rAarket, ;,tl f,', F:S l � dl,:;� t i:Ci ' r,t : . 1. I t ) j;, l�lf Ili7 .l il i:j � (. r ;.'.'):V.t t,.� F,11f'�• ... 57 .. . v , 1 ' - 2 . Significant berr<an� fo'r A szltmu�t` tSnits "' ' ' The demand ' .for apartment units is another :hotisi'ng "44'6 ' S �ident'ikled "by thn'�}of uis?fng iriarke't' 'r' esea'rc 'for 'th'e{ 'City tb'� 117'triton , ' a thou ' h less 'si ni ican`tI,_- than 'tlie 'rI e`v'iou '1` 'di`s'h g g i P Y usd6dr,gap, ;i,n housing under 540 , 00`0 . The pro�ection ' ina'd aEes' ,j demsnd ' , of approxim�ate'iy 55A units per y�eai 'for `th6 next ''r�+i while Denton has produced on the average 460 units pdr year for the last seven years: ' 'Currohe occupancy df'"tho''� 'sti�'f' ' units is running weld, over 95$ "t.qh inJica�ed. irk qua resoxrph a pu,�zi�r�g phep(?pgnon of. high, ,occupancy., qLnd �h qh. ; egand but r re ativply, mod sty , builder r�spon4p to,, this d,"and , Va; out$ , sons,inf1UP'.I}S'Ir1a�1i8 but ' i ei Fi�nary,t�e�era17.'tlt�'f ✓�f ei ✓T� ' ' it�f:J rt,, rcr°r}Rtruottiiop,, n Penton was ,.foupq, t.,",-,M,A sP1neW.�a�,.m id:ra imp e� , pro>� t '� > Pa,�r�r Qu sJiao- IO�: ifPe DJAl� p 'oz.t wQ,r: h emawnag1:t#srt d Al Au qen ft�.r ff. -I(.VA campy�*�pp pt>}dent rpq�aeno }]a been p g ni rtca c o .V A iTl' , �, ..,,.f�111-tTT _ �i[l �?,1ir�'fg Lf a � ��ll.i?J1,a I; �1 aftm�r?:�i , v,P,ancty,�; 1�ei??iq}� r) ,ns�} anr r! F,o �yp!i`�he '�', :. ?e. ;gna4.,gfi'P,;gyppnrt tnr°i�: �h, ,,Rpiver -1(,t_ i sity �?° !#la, x;°T? • rTi¢,rf t ,o �t,�emndt ingt, g a�f,, na°r��Q� r� R � r trf� n , fk: .g fa ;t, �' P,R{" R�� the A��,�Y, a, iterll titYe,f„u pep,p,�)Q }h� }, 1 1,1 t1ve,•,, 2 0 next, 9eptinn pu ine5; 8°m�! 8,pi'Xft�`cihe , {too r ,? � u � bridge �14q� �qqj pg jgpp riJ1,,f B. Towards a Program to Fridge the Ho+asing Ga , riLlet �1.,,i 7"0 The preceding section ideati.fled the major housing gaps projected in Denton, Texas in the next six years . 58 w ' l.) . �Sit�hiflcerlti"oWb1r'e11` iiioYba'sed�' deEri��ici `` ' . , , + '� �? � �2) " 5914hifidant `do} gi d! far rffddii`h4 'b'.A89k` sio ;bAo arit''defna4id 'for` a��tiner�t''�3hite'f' 11 Of `the'sb' gaps " t) 6"Abmaha' foi" 1=I V cosrt` �dusfnq 'bM 160a'r't'rie'rAs is by 'fa'r" th ' most signifidaritf fin t6kmi,' �f '' um ` o rb " F � y' tr' meet' ttiihY addeiisinq' tt 69ji t`vjo a''eas as` fib ' §t f�drity the Ci tYf 'bf Dehtbri"card' z`e'al,ze "a i�ai'iif,c'ed hou§f>'�g ' r�iioj►f `Aid afai3�ess the goal} of fiftlh " che? gad 'i'r1?��§f"h11{ hb �fn 'one ma't,a .t' tsuftfP on' `t'b emphah'iz'b '4':Jtmez5t' f i�`dtl i`6-' based; 01�'' ' ih6? fabt tket ''th6'�need sot"tbA i h ,u ' this arba"AA fci+iff' eult and� th'et�h b'.r� Yaffe e'xt�ra a�t 'ek i'oh', ,v. This ' hous1h4"'HeA"'d fii`'iiotf`fmPartti''hi! "mor64 obht�'ary`:`' fc}he'iz� Yi`co r `'j houdin4""le(f A&l r1 w)iI'1Jia3EtAM3d�rn{?Ii�'�iity 'a'�fifi?ar fi66�IIN4 maf6f'id6+ Kti4x4sti9e 8Vrai �de8�mi'o`'F��k�l �'iF' i tvides other similar benefits . However, ways to encourad8"Nfh' housing`'ifa fs�f`L+o�i{iliols't'edc§cfn6' £Rhe�E' r � i�'rfc 't� bQ�e `iwiil respodd'`' (i''f'!t '`'If1I'gb 4A4,tit {i .+ f� f1tJ i j r n L 1 [ 1!! ;+;{ 1 '!0 1i!'?+'1':)fit '12'JO':ii'J f''"1'1Sdfefot' ;'?'f'ti'e ''f6flo'�34ngs'§'� tci'dn, fo r m u�ifri a ted6,Aifie�id� ' program VhTeke'a''th'a't' 'wii the City -6ff"d6�£oH'f+tozii' 1 �5 'f.? ei 1, f le)nJIrl rf•li)f fH6U6fntYtVnd4r -'$Wj'6'6d '' I ;I`iUj �t tJf1A2f1i�ff 1f� 11+,� tJt; f:f ( i '' rtit 'F' 3) 'j'nvdrdfI,*,hdUsi'ng diei>j0UIITndIVdiRq ;� I E:flaS 'J 1 ri(E I: f)Pio )ff i °S } Ei7•i� f�fl7 •`Sft1'11 f'f� 1 '3C� }�1 ,'1ff11 ^'.at)'� +. l;(� L <S�Ul� ii�.t t•� rSq .E :J/, { .} J .i 1 7:Lrrl ; � :ilf. F: 1lii;1 f, f ! !�';:1�1+ 1 59 1 . Housina Under sa° n ,o, A Program *n naa .___ This ;gaP lin. hppsin� espsi .Ype !g ho usin ,' r4etion , I. the single largest neetj, in, .the, City .of, ,nsuton. Hot ever,,, the ;a xiity ,pf a.;aIty, to fUlly, add,rep$: this problem As, ment,foned earlier, this is , not only a proh7.em for t4eJ City .,,r Pfd eproblemt is a natirinal problep! The .completq , solution' to, th, P, , 4as to be a nati,4F!al solut o ri n; .b eCauQr;the J range Q housing cost„ mnusk! be att.gpked #f , the, pr9b ein i to i..r be ful y! rgsoZve •;" Y�is includes , the. ;,ip ny .00et � ,Sl �',: c�gpel¢Pmnent, > goyernmenta.i ! rgvie�+$ and:,approyals dtl, ali i }evgls :, ,r.., of goverfune�t labqtt � ►etex,iah o d9pq ,o41$ mfian-,hOWRYevj that, nnotrPtAr# q p� t n Ignp pr�94i�iF$�4. f�a��R$r�nte}ii�nce z r � t-J� r'�'h}�r?�g �9�l�p$1•:A l�9IS9mt ,i9lgas>>�rm3rti�,lt,ri � � . R�S g9tli�it .>4,r,fiRfs��i 4�f.�rt�3i3 s�4rt�t$��r1�P�llkiQ�� t,rt PMT �9 ( NftstRMenjgd, trR cb4„ ►pP t 1, ,1Rhg,,ti8Mi99Mr;r> pr @h�nl�i�ve 9��liiop�SA:+ I o„ r5'1C.S-3 S i'J`747C1E1 , ,.., L �tl �t� 7 f:l f rrI f.< :J c►!i>Ci [t ih �, lgEttleaiatR 19KtR ta,;trhis,.;�3P.�,4�kg:�,geF? flier l, r�c<<:,c encouragement of. the utilization of the { �} - -,S?�dex aJgre, tecpnog�i,ca,�r> �►s h'JU ?1 aihlT,Q,�, S`t ,M,o, ,t ►pei9p�s$,cxS',4yi',sang , thi$, the.�5e.1119drat,� Px�,4ed v zat r,4litq,iii9 s:114i�#5 , iml4,4t:�n�4! a44nr,f, struction single family is practically out of,,. ,th¢ This filtration of housing stock is 4mpA#.q.jt li.�?-rlth @,r;hP,tion iZtiat first-time home bu ers fn older homes will flit ,n u ' Y e r .p: ,tlo, new ttflore i.ve, ,��tm^��, ,leave (a markr' 4 for the more moderate income individuals to fill the vacated units and thus filtra tion of the housing stock , 60 ' 9o9�3cs .tf{4? }..I Jhr{ t rntri.,9f> nr. inaa J1. l:,fr7 =r,=ti r, r 1rt+I>, ;6xc+: ')d _:)O S�nO"f'1?- . 7; 7 'J,l',rl+'rl}f�'3 J?!-ii'+ifS= . .I{i`i£ 7I I,,flr !'):�1.' 'F>,: ! 1',fJrlr{ (J!! t.:IF�IdJf;•'ri:� ' Maintaining this older housing then becomes a paramount strategy Oj .'.1 . for the City since this' constitutes practically the only housing fury r;t -t I 1,.!, c ,� ;;+.E ,( i -111��,r IMF �C111J :y=,1Vri'1 ?i€,{?{ r '1 '1 e)bi ' available to meet this market need. The following prograns re- jin ! ftC?.5 :Jil ? present some strategies to maintain this housing stock. 11` 1 .1 .Ir;j : ' (11 ,' i +'01"' IJ;"!J' a) Develop a Plan_ , ' n that identifies the nei hborhoods to . '1 71C1 7111 1 ' .'. Preserve 1CJ`€ . 1,77('7r 'JUC iil� 9,' �:%,f { rf 3 11"%1!•t�!`.'i tl&! ) 'J ) 1 ( C:.11V Jf{� 8[It,,i111Jfi1!I Programs must be developed that target particular � U2K1rti6x ' neighborhoods , How do we decide which neighborhoods should be nJLC1F;: SUl '1J,�'.rE) �)!tr�'.U& + JIt;`7r1 .JJ=r 'a ri €i(rf; t } r2 �fliifJ':1 €>!Ifi 1r�A .1 :C3�. f.F)�97, "3p parserved , what is our criteria? Where are the neighborhoods that : t,'rh ��l {a7,,:x'3 �,r�its�; f'r,+ +1`fI✓11i(C�1 ,�r1 '�d3 )Ir. J meet this criteria? Does this strategy coordinate with' Denton's overall development patterns and needs? These typet of questions , ror ,l+-%)'J 1ttJt1 ?"r.>JiIi.JYA ( S must be answered before the following sPeeifie programs can be ?IIOJJ,.limi ,I applied. Therefore, it is recommended that this study be quick.- , -,,mrd lxtsg j )cYJe 33() ( €� ly implemented in order to guide an overall strategy of housing ' preservation. pains% . :Jnr.4-Jagmi :I Om l)n.J ri JPyi ) ol;q b) Zoning Stability edf O:1 %)Vt ' xO+{qu> 1ol Jtsgmoo !),Ir, JU,it ?!'4Pj1 Jin -19q OJ znGnm ' An important ingredient to preserving Housing Stock is to }rsrfi E!Jboa pnirtos crilop.)> 1 1.' iw aidY oT booiJ ,orJrll)iert ' preserve the neigt;borhood character . It is 'Olways easy to write .t6&I 11)dJon6 JOf1 J1rd ee�lr, t. rcrci 1() qqi j 9no 34 �.f- l+ sittaEl off an older deelir;ing neighborhood particularly when faced with . ' Ja[a9JtiJ E„irr,nr; 1t"I"+rinji �>r(.) 10 211rsl the prospect of some new or s,tpanding commercial enterprise for b�iJi1rlf'�I �� Jrfu�Ifir>> raf;Jti�U'J ( a the City. As important as a r. w commercisi enterprise might be t -(iu bnf rto.t .ie„il3iil:;Ja, orl:J al his ilea) Jr,f1J ,, , rr, -")&jonl[ the value of the existing neighborhood and housing stock shoupld be a9i ;Ji1io61 ={Jirtulmnoo to E:'n €€�r,-JL7yu !)((J a ! ,baor( af>cirTpiurt to t�(Ijhnxrp recognized, Remembering the earlier conclusion that the a istin T ' crlJ 9'iA . ;Oo -. afooti'J.; = Gi1'Sr',rl rI'_itJ'-,1 :)3 1 "I9tf'Cd = 'I�1;J'')Y. [)[IfJUI')fI housing stock is virtually the only means within the immeoiste 9rl.J fit at)OOrNodfft)Bf1 -19bto 'jr1j (Ii r,ru ) I l kD O future to serve the needs of the housing demand for units under 89i3i1t'Jc3 c7J a ttinrfcirtr) ills 1011 11 lO Pr),)-!h 'Shwr+It $40, 000 makes the existing housing stock indeed valuable tp a �I{J I i ri1brG % t>�jo s)nr, il,J .1, 1idf, j1) r,r{J I > J ��ii+u«[ wxTIra,JJ f)f�f, 1 { Yw balanced community. Therefore, it is recommended that this a � fact be ',paramount in any future zoning decision that might affect the existing housing stock and neighborhood characters. Second YVC0L -jJct r, nQrl ) pniuijorf 3cjf± ro r* ! oj.t ,rlirtf.�s }nif, is 1& recommended that a special zoning study be implemented to ' prlit!vorf ylrlo orft ( inai ):SC `1q zraJ(, ) ijeroa 011J ',•1ni ;j `v:-JiD ?)[H ~rc3a consider existing neighborhoods that might be endangered from cur- -c1 .1 s;mr, aF+•: x"f tMiW01 ( oil :)HT 4j)3ur1 t s3tsrrf rrtriI tai, cat slcit.lir;.vr. rent zoning patterns. pn f ,:flhff The ultimate goal is to establish a program that permits o;1 7 f o,_,+v)drfP! ;rr rui + r.')I31 )nf�1r) ir•rf.} �t,pl r, ctrl#.w -_ (1. the -hiyhestarid'VeiiE ase -of`the- land;- to meet market needs , ,yet maintains the vitality of the residential neighf6Yhoodls. For 1b �1r31j 'ra* jraplsl Jf;d3 !:,fi Jzw1r 2fZbi� r� t'I , example, it is possible through proper control to permit a mix od b1pod2 eb �ariYC,elrlErtorl (1,,A&,%, obioab ow of? wo[t ei)uorlxodrlpie,n ' of residential and business land use without causing deterioration .Ir arfj .. ;-,IIA !rlr' ;'7�.l:�rl'fr� `.t�.i.'r�1J.1] ') '1110 i11. :1 J;I`(t•i , [I'.; y'r'3E.S,.:t.� . In Zhe neighborhood. Some examples are: 2 ' noln�' ' ;!Jl.w t+Jsrrtbxapo YtaJt, zlY 1: idJ 2oaU 'ors; 1Cr.1t r 1 airiJ J sir ' li Selected zoning erlaijr,'iup )0 x;r;gyJ 3i:r,dT S«f)o;rn h,ir ^winl:tsq :tnomjof�>vt)b Ilr,•rvvo 2) Architectural controls ' gd coo entsJpox(l ai3i_t3cz L:nlwoffol :Sri) o-toiol f::frfowaflb �;d jr-tfff 3) Signage limitations -Ao2up Sri VbuJr3 816.1 JedJ b9finomrfoo97 a.i 11, .oroltsxrrdT .(,rai Cgq(i 4) Off street parking enieaorf 30 Yp93a1Ja 116x3vv nr, oblujr of ebYo rif 1A.trltm3Jq�.(1 yl 5) Screening The first is the most important. Selected zoning xJi IiclsJs _,lylno (d means to permit uses that are compatible'"and-supportive to the ' Oj 21 lDoja pniauoH paiV1,32g.t(I 40J .Jffalb3xpal JnA#7ogmi nA neighborhood. To achiove this will require zoning codes that 9.11 w of yeas 8Yswln el Jx .. xg:los7srio boorfxoddplon Onj oVX�JFOTt{ permit specific uses of one type of business but not another that ' dJlw boosl a0dw, ylxs [uolviriq boodiodriplsn pnirrllaof) -1oblo 11r; iio falls in the general zoning category. 101 9817 Y3Jn5 iaiaxGmrfloo P rlifar:s' Xg o w�+sl Omon 1p Jahr'j olq (SriJ ' C) upgrade Cow-munity r acilit 7 ties 13d Jrtpins osi.YgYoJng lrJo)19 00 won s en JnCJ1ogmi aA . yJiD �tdj Another area that can aid in the stabilization and up- ad bit orin AnoJe pnicuod bns boori'rodriplan p o njja.tx oriJ , )o ufsv oriJ grading of neighborhoods is the upgrading of community facilities pljal 6dJ Jhd noieu.tonoo -ioif-iza sriJ pnixglrnomo3i j>fatin�jo71 r3-r ncludn�a sewer, water, streets, parks, schools , etc. Are the J14.3='i sr _t nldi1w 811rgrn y1no orfJ Y1lsuJ•1iV ai A7o.)e pniauod I fae111ties in the older neighborhoods equal to facilities in ti:e xflbnu e ).irtu 703 hnemgf3 prilsuod Drij 30 eboorr odJ ov708 of 9110ui power areas of town? if not an emphasis to upgrade facilities 5 r)J 3,Wculav facSObf11 :{7')c3)e E)nieuod pnlje lxry ')d) 000 ' 0f Will add tremendously to the stability and upgrading of the zlr(J JfirfJ b'3bne)f11r!1 09'1 tai J.i ' o•.tolc)IIMT . y.linurkmoD b_t_,nr,lyd 62 I .� ' housing stook _i,n thegp,.oldeV neighborhood$.•: A, prQ9;" tq : j.p the upgrading ,of oldz. �nei9hb�? h9ods ' counitY .f�,4iliies, si.�t ;r '., : , ,housing stock and ,neig4bgrhood, ,is tp b#, pre.e#xV,edr,.� d? Revise Codes t4 Encourage Revitalization , .. , ,,,, i The ab lity_ to upgrade the existing hin _ . ous9 ,,gtack or ebuild nest units, in, otoez neighborhoods is gfte;j, inac vetr ently hampered by development codes . Most ,.cigvelopment„codq,s,' _axg, written with ne ,,ronstzuct�i4n .lnindr The„GOdgs ,speak. Qf, EsetbsgkB, street width, anc ,yt}iitY. ,!�POcifc�}Lion,$,:ghat; .sx! . ;agsigned:, or;,.new: .qubdn �v visioz} , , ; TkeqP cgOpp os1} Sq;nG siJnns, deter„:pvik X, ,ration. . ; Fpr i i I ex ►, a, ,4oi4qq tion maX; 9ui � ntePiQf�., b4Yo4 : �h#aetbaQk ,xflgcixemeeth0-1 J< r1C reason,,, th „4xi�#n sup�l v#. Q ,w:ib #E�. x : on �_�, gx c of Anoti:gr pApp !, iP.t� t �Fg?rv1� 9�� o uold�r,,:#u. 3 Yi: 4PPtA1ay')e, Ionic, :lFp$ef !'.44 ,ipy))4fig.#,;,twAO'rexoQ p 9t1$Ar1-.P br :i32 dfv;W ' new #AXE sX9,pe?�,!r '�?,$ P, 9h1 'i a #v�i9P �}t: i. c< h ea a ITherefore,arlrp Rq�endpr�s, aaa9olltP .tl� eYig.�►cQ �Vl: tblii`jd#,719 ci code;$u nns ' - codes 4b,nt4q,,q� ExL?andk. eeral. Gx> nt.,Fzagrat ,.�f �a.�l sRt�tion,ft cF tf, , tt��• GQd�,;Ent+or�,re�ent ,Rxo�7C�B �itY� 'W �e'3o =: t.it:, ' r:,i, Ir:-,inrt;,t+:i c, ,qZf;c'x Cit�li �.ID �ls�n �,Y gf3tl�i4�Hin9;, tbis I?9ssibi�l:tYr±tlhlaltrrw may have some rewarding results . A eityV4gq ( ;qW ants;gat,%loan! •,� cp and grant progrffs . $iit niP ,io �i�iRpfT}@ 09uid bq pursued€ The RehabgAq+f kn41v4qGai;rmgderatsjpriced housinq`^ii $ ,S+ZAh0 iPxOgr4mt,wP.u1d rf irab ,4ndi foremdat , i ' support h4N;R ,na 19'4 , of ,.14�' t X14 [Mgd#ratAc,lno . A pegpaA ,segond , xc 'i J it would have the side benefit of dispersing low and moderat%� I i 63 `i inComb,'peopl'O thirbugrout the^°`oit ik' tc'ad o4 'oOY £Y�'ui14g 'tti' '' cr y + condei ti gts" ihdii iih "the 'Cie D ) G.' 16 w`' lic: a it wool`3 'a'dd 'E�efierAl'ly 'iri `eCofioifii�c '�i'itiSlity"b}f �i31 "6lde `r`riei�cjhbcSs "`' ' hoods of the City. fl' Ex�ilorA thePdgb'ibility" of the"C:ID B.0 'and' `Oth'er Vederal Progra'tria" Makin(j Lote``l�yaflat ci " Moderate''Inoo"'.'People t�i ,cd 1 ,r Uhddii,-the �C b. g.G:''liro�jfa}n the"c': h' lacOire'`dhd' velop �lote"for loci �iHt2 "atddereite` `ihcot�e hdut3'ih Cohstt"t�c Specifinally 'th'iV''c'a`n' be''puesued ih,jthd' takOW ai'eag' itr-i4rio�isi' ways{ �'f.YOs�: gbtruh3iy 'gbquit'iiigr'the UO3 i8nd'fit s�}f d cj' th8itl"��'' sitn l'}I"``� just �spb,r' adiIfgI:thb` 'lbt§ raddf §iip rti�1' , eni dffdiif" fot 'the"6(�rfle d' lltJ d i to sell thy' ilotA !`it�dii�i'dt�all�+: ''Yh 'bthbY' �akeb 6f `the''biW ti-- i &L;L ", ' i gram of aC �fisl'l'y�tib�lbl`bii'ng''lo lihd''hbli�'fij 't'b�buiitlet �`tdi3► ;rtror�ft 66Y6 �VI6 *Mith set p foehtc b `fb 1bw "bl vmodbt fie' iF itigr•ibt�e"3tsiiilt ;�a} tn�'�t- 'aema�'ae{a'�7'b'tf�e"r`ii�i��k��'s��b�`e'' c�4�id=''6��; ✓ t �I bdodg� +tif'iiibf66 jqn&itjyYtlfj "atia{�ld �bere�C iar`ea`:r'"'ll�`ei�'�� siz t►i s :�:n 1: ►tt' ' DenvbOlYtdfbh"ibago truYrenrti�i''kithlz`fiif �'efi'is�'e Via' re'�ucer.:�r:� interest rates. Current bills before$!�Mflti'-AW ti' -Alh` u"r' tro`e also prt deia .tg� t�'. f��lcmerit" tlie(�eJ.ty eslbf 'prog`tettii : i Thd technical details of°budh'.'A' lirr wduld -�8be> ly workedriout.VA '•iit'Ad i'eddmtdd�deei that tied''t6diibiiiij`i f"A "pro- ' gram offl6his'�tiQpe�b� dRhl6j� ti. ,� A F;JILr� t,'I E�r� iflrl,��; I � 01, w,�d ycm I � r., ,rly 3r1;, Ip fJf1i, any Ihitiate fiti M#A. b CoifiMtlfiitS� �.ed$�ntj ra�t�+�n b":>i ��iThd�bahking�coml�tifiity ir{s�Dentbrti'it�el!"is ��f'='3ittS1 i`i'�k`il.li ,s; ' in3thee,�totaVprdgreif+ bt'-+he�u9iflt cSiSaifst�dnenCe dt{d"i'efi6bili�;a fEin 'rli ..t,u:i For ekamplb, thA Lakewood, Han!4r ifiFDalfa`k 1'8ialclah'418 e{tAfii�s`f t r"ri`'uf ' U.Tti:I')f)�IS11- i;:�}rl wof 64 of a !� pks.leelie5, a n?,iphborhood stabilization effort ' 7 1 t Progx, s uqh $e thpiz;s which, among other things, actiYeil puffr1 c. deepp�tst fFom,,low and moderate inpome groups, in oljef r poThoodp, This, program includes special neighborhood ' pee�ipgsr,,:,Orgch�ree, , eto . designgd to educatrl and yecure,,deposits from, th,e ,neighbc;xhoods. Good banking is now balanced Icy utilizing ' theae a to extend rehabilitation loans in the neighborhood. The key, -tq, this ,program ip , the bank ' s . . � 1., s tr t1.:7t �Li , atti u ooula, be, , , 1 c, n w ththe n @w, requi emente Worked i of the�,yo7nunit� Reinvestment ,Act which,,,is noW in, effect . tce� �Q(L4a ,gggree� ;,P &;;iAct,,Taz,)dates, such eCtiXit e � FWh�► �.t�he.jr..il get ea riot rpanc)ate ;is attitu0q �?t�lich is tt}e key, to ,tie success . a 1r1 e C.aa I r LE f', : • f Of e <xp [ r9r '. .� ,,, f c ^If S,?..tr, ;:,�.' , ., i .iE>,. r.;r, Z r�•,r ;t: �irr>� ril E•nEi'z )w; A nn ,va`iv a , r tizwts � rte$�i P,$ .,�C � rtex, �sinl4rf!n' ,y t}4!� e4, guldj :� ' ex�_nrecl. T?�;° 'idea i8 tQ de, i� a �,beBeEnli� ° 4 ' � f:> o # , w+}th.YE b1y'i p Q�(is o f fu u e x nei n I is by3Q g hat. +%1 7J[Ptk ELI .. S i '•... t 31rJp , } R'+1., r� §1 . :,. so le $a o e sin(�Ig fatpi o}�e eye t e p}�1�/ - 1J� j � e:'Lg7 I'11.>'1( ikSgl l r�§ Il i -�,i'S r� rCf1l f:r .J Y;Sxi �jf�� altesnatiU�is1 ,D� ng irrhotaSit c �}n�e E.i?3i L0 Q. 1,��}eFe�'o��,r,h'�Y,4:.�tP, proy�dtjh,i, ' explored d Qp�ott! eqµ b i i jI!!1LUn,� "31, � Cl 'tS'_1rS,� r.1,J✓p! f(. f.='�� ( Cibf`_9�); �'1�� `SSA i) �yaivate Addition � City •Asyistme in t §4a n FOB' C� .i�•+�>�,.`�i,- �..ies t s E� o . At��t ;^:ni.i?lrnli ;y:rl'r,, rtn t�!' t '. > 5g�. C �l��r�i�CiQn1 ' the proq, c� rq, , p EQv {d, n`d Mre,,,e"r,9norAf,d'4 �f',rfi (i�ir <:<tt, El tjSiV_i •:,Ei9 fu .iEt, �1!;ri• t sialiC - „"> f r, !ai'1' � � '%:1. 1',i? ArililFl`.1[) !,f'i_Y ? . 65 . 1 U-t .': I §1; d`_ I, =J' r, r Denton' s curren��prac , � cdsj `ref v6 r i ,cs94A� j ilkIll bAA W .. '' ' t' ,h' Oil Ari'I. gbV2Y�itnell`t' Dal `aE / or�` or Metr�pi�x� a are" qi r,erallj!' irici�a'°,ing ,ttie''c is'ti' 'a�►d b ?r�9 and regu ons rate of hou'slr�g:s$roauCAj- ri : 'Tti�re�dre` ` eh'y ' ad1l�`�ionaV"�`d'st`"�1i`$v3 g/ stieh iai i "are ' asSutOC� 'tO nor"c rigid i time,` `sysings, etc'. whii.}i r , r , i #orward.: to th'6 consumer dill have �a �po§itive impace` i!n (iYoV�ging ' , this housing need• The recommended vpt�ating of the"aubdfvidi$ft' r ci will and 'tb' 'thf'se'ffort ord � anco`i s r . j ) Provide Promotion Assistance to Builders and Di 18 d atWber ''h �prog �aPs`of i`bmotinguatii� s has E tt t(aYt 'of this` 6 ort ` i`s joint'' obviolilY" been `veiy succe�aful'. s City�&4M!gr st �dlda t, i{c eEiiotta g nf`ti�`m�itian ''fOr`�'t�ief'p?8mdMA ' � � ,, ,�� r f packAja: �)"�hr. tV6e !rb i ap6rbacli 'gh6Sulcl l ' A strong information promotion to area builders Ahd1dWk8P8r`af. will gie 1 iy � �1rS `4ednged ' . c ` tt�lug4� s`'+ YYo `r� l � kf ''ii��' o3i� so �l Rltijfn�°bait will bn°LAMOW 1 fnelgl i li d tg a5 iann� o t,t)nitr a„� ti, rtNiefr O?A W 2r r46eA9RAv f bW A i , ThV�?Ai B' i�ti's3�1t�trlli`n@ rasnri5' r' Ytc � lic� es t o Of ��s i1} 'e '° faii'y "g,;ugAa"de�dna fbty Mtn vvina The degrgg kilko�iiV find osh sf t'xi'tij dds�Bn exemplified by the detailed discussions of t4` jiogUm kRd potenA ' dl3tii'dn � i� it 1' `'b 'tha ��dli'b'n ��' 'b` 3' `' ►t� �'rnaEo housing. ��+p � s0ii�►' trA`'a'� >f'[rt @;',`Tt�� r`of°this report showed that over 461t of the 'lifSusig Idbfid{'" dz� `he next ' six �eu�� (,�:; b�'S-�tifi't't��,� �,ri� "L'4�e oat'e�'o's'y �$�}a�s6'�'t►ti`eit�'�"tYPe living. T1tiis pef8dr uhf demand from an economic standpoint of (tlk.� only housing that �', I) some segments of the community can afford) as well an the demand 66 from -'fti'e"`segme3.ht' cif `the° comtnuriity� that"Ghucsae thii3`,tybe`` of "• ' e i i ,-� , ,• . � - k;,:• fded th `' { "'p�evibtih at{iclp conelt4aifin+�' rriehtib at` Dehtbn', Texas,'' "i wail' cn'dtl realizinY a higher aparti'iheht ' production' iri ' §bite"bf1 ttfe high' dbMhnd. and` current extremely high` occupancy4 rate: -, our' r, informal ,`burVey' ir►dicates that this, was' caused,' "tb ! ao�re 'estteht :� r; by a'"felh'e ' ishpreaston4 of� some 'outbicle' lending' inotit'utf6h6"'tfi it rphton "> Teta'a iir ' et`rictly a' colle et town arid' t,hefefore' 'at`aoftr drf fluctbaUW4 i&rkot Altf�'oiigh` this }s'' " �a4 ,"of 'the"' �fEobiein,E,: c;fs;{= f ; there are' otbisk- fabtora a,Uch-&g the 'Curteht"'h' they"w4kk4•t: 'aAd 'j&cjOjkg rental 'thtbelb F However' ,' a'inc'eF 'th'dse''yfa'crb'i' 'c ' afe';eiutt of►t 'a t c, i,_t ruF� primary br6At,r6l,,,,6f th'6''Ci`ty Of•' Deflt:obil they are' Not-i�dd"fas �etT `'I r; : zrs j by this study. The following di'e't sdgijestad, hdtivitibh-I'th'e of Den l ottt a 9 rtWin�ripid'd ,61ion`- orYUId VAr%ua-- 1�1-- nal^'roWih aka in the City . ' a} �LentiillgIflAi;iCi�ttEdGdbt3otij :: r;� . 1 ,, , "+r et,"� nn�n ri Q'NeY�'-'apE,e&rbUtli'"be"'e E,�te�tf>fleeH� +�`�§dt3 Eiif�L3"aht}d''bt3t`� r.-tgc; about thdi Cft¢ bt`�iletitl5fi{tt � pgLm�Ht�iGdrkt �8iE3'"colt}fl' tfi`aEruc� ��7 i tture. ThrBugA 0d$dat£6nAIf6ff6rW q c)riT resibtan6drieanFba,lblifiinatodi'''FThi$r.bftolE adtildrtake(Fl g �8t�lhEs��s� t oft, jt51$tF'eFtq�C.°withxther'�it'y eiftdtG�Htin$t+r�'dfrC6fAmL�'��rCFBad�n�j�urrie the way in preparation of an informational report concentrati'Ay',11 ni on thera�att#iaAt i880e, Y4he 'f'69G1t6 bf1.chi N-,stih' ,� lcdf3farb'e`19'r major peYbiofrE'of th i't ihfdY lat�ibrS l" 1�o6?El t i= F HA } :a !r�C�gPrlm '�fidf3i''c� T be undor.taken}tdcpr6vide�;this `)nfdj-A4t16h'"'iFb'r'tfie (I,djapfCi o-i nck :J:xia 1 the majoer,aptartment 1`BIfQe 9' ifiEthb' �ar'ea �i rr<,�:!_f� , a>r"vt:iauE,ocr� F,ntauori b) r'Ac iva+. eri Ain' devfApgr'tfien't'' �uYlda`i''s wiEh"�tRd nF, Facts about the Denton Market Apartments builders should algo be made aware of the t 67 potential :in pepton , Thke sho4id. be r� *.-�:a,-kevel of t, rt. , Pirptt,..;, , ' ' using basically the same information and approach as suggesteq,,fux'; t the lenders;, ,tbe+,reaL,ffPts,,on, the ;. Denton, BPA;: Rient, ,mgrket, should be ma4q; known, directly , tp ,a . number., of ,the 1e{%,di,ng, apartment, bui X47 era in thq . grea, The second . level o,f , effort should . by to provide; ; a speo.i,fio oomprehensive; ,inven,tory .of the, beet, potential. apaXt. ,, ., t ,, ; , ment a#,tes. t9 bvt dPv09P,949, , gach Aite sh,ouio , t)en be, rq 1p8?rehed, ,{,r as tg, its, physiPal fb.atuxee ,;; utiiitieer taxesr , �Pr►ing► atc_r a�}d, thn P g , , p . gs i preseptak,ion,!th.ato ppn be , msge aY$ ii s:ur f t acka ed ;in a, rof s on$i� b,i ,ky tie Chguver�r, �$ mi,4ar: ,to the Pxogr. ok1;P�al�oting_: i.n,r; dustrial ,}ties , aVailablel tP i n,:,., ' area re$.ltors..l:bu.ilc�exs,, ¢t,4a tA, bA ,,ylsdpithe.tr aese.aah.t QS ;, r 4teilt.ia.i ��ar e4 Prpjegt s,14?,,ppni91)•F� ii.:;ttI�, t 3t.�iI�K.4 sed, Aes,�e�r►d�,;,fi.��.�oet�sing A. eic:y�41�,.�A • -su t�'�o,�aljs:-�a ?�� Address This Need Denton has shown by this stqdy� kh�t � i$s�sl9 perieno,4ngtar.4i9ilt.i5n ; ill5rgag�e ,ii degnao€11l ;t►o.U9it18 type8:,'u,apa"4t4�}t, ,t :,m*3fAr$t� P i ii .T�a4� liBhR rAcCd 09p$ib4.4 jv(4f, r The prey4p"#ipg'R9r9! 9ji*gjtiq*R terrelAted t'! A, h ,r,,h4s ,typq 4�c,h9usia9"1 demaA�tr, ��CQ9rAOsr:108nt#Ailedi , should} � e ;54n§ ��l xoa :;a"it�otial,.pr99le ► 9xena4�Vrage baianced ihopingt�, in bS �Ql9bt1n�.,vno�, , c�{,>°t 1r,rz�.i cr; ac,� r�� rtt. 10 (1ojII,, If,c�=, t ; 0j ';(' r �)rfl Tk�e d9a a .,s K4�Y; reYRglg�S a H9t�jltifliiY . iaXg@ r,*Ar et or"&l fm mA�9�e�e,,,�Q�,l��hrP},i,�{ed sipgl.eu�a��,1Y ;�"roU,Qlilgr rThs 4Cde:;Yevl.ews�>i: v-,r section S;h4 i�tex � l,x,) .,pgnolude� ,t,hgre, ,WQr'er;no �wior :,oba+caolea ,tortr, �r�t { housing produotions, a] thoug4 r,i,t rzepgg,�ized,,that ivlpxoveegents f n, i:iii + can44 .pf1dQt, Thy t.QUrvey, e,�,ao ;in4�Ct� e�d .o xn@ed ita"britic�:e .n (`( ,t ,,� tc •I i , art+�Ci ;� ±fry+fr ;: f•, ,, j '.ijo 111 i.mrwrs i` additional, developers if the projected demanft_ is to be mgt . , t 3 ' obviously, the more promotion, coda improvemk�nts etc. then the greater stimulus for this type of housing is realized. However, even without any significant' improvement in codes , policies, community attitude etc. , the following current riend projection indicates that Denton will 'realize an' .increase ' in this type of housing production. The increase however will d be slow in' comity � if a , , ;.. • ,!g' , t' ' `f,,' - t g' 'al to ficctuate accordin to normal market' reac`tibns . ' Realizing this fact it is still advisable to look into the total picture of t "sing housing cost 'and days that the City ' might promote th! s type of housing by initiating the previously mentioned housing information program, update ordinances with 'I,): !1 ) ,�," i ,�, l �e , ilous y ent programs .o 1 cost in mind, and other pr v 1 m coned 7 ,Y 1 li f i 't I.1' 69. . �f 't ,� c. Alternaive Approaches t- for tie Hou's �g �rn'wt ►f :�o'tetiti�l ' for the " City " of Denton;, Texas The precedina section identified anticipated housing pro--.. ductiosn ceps , and suggested p g t significRnt ' ro rams, a address the, more . , f _ ., 4 gaps . These programs however assumed, (an directed by the scope of thij ptudy directive) that a continued growth . poliGy for the ' city wp, to 11 mai tained . The, � Qgrams mentioned ip lthe,, last, ,: section suggest an increased effort in housing productipn, with , , r major emphasis on preserving existing housing stock along with ' continuing efforts in overall promotion of the City for develop- ment. f ' �� ( i?UCi � ti.: } TQ this point the study has presented the potential demand f13] W -. ...,i,,r tY 1. il'i[ ia. k,. :�, i ! J .•-a) Ir .c I ,{ . , r: 1 " CIS fi',.U.it 1,I:': � r and suggested policies the City of nenton might implement in order )0 It! ( !. C . G i 'j,jiCi to meet this demand . The actual growth t at thetCity of Denton will experience depends to some extent on the state of the local and ,"' national economy but more directly on tho efforts of th9 Denton community and the response of developers and builders . Expected Growth Traditionally , over the last seven years Denton ' s housing pro- ' duction has increased an average of 4% per year . Assuming t1 it the traditional market responds to the demand, along with a slig) in- ' creased community effort, it is expected that this percentage till ' increase by it per year until it reaches the yearly 6% to V peak of the potential demand . Normal community development cycles indicate that the curve will rise and fall an developers and the community respond to irtmediate rush with a "wait and see" attitude for long range development . 7r) ., Also , opportunities missed are generally not recoverable . The cycle will fall at about the same rate but increasingly larger 1 due to the mathematical factor of lower rate as the total increases. This ,cycle is applied to present the expected growth pattern for the City of Fenton over the next six years . The expected production , presented in the following exhibit, results in a six- year production of approximately 6 , 500 housing units or an average of 1 , 083 units per year compared to an average of 643 units per year between 1970 and 1978. EXHIBI9' Expected Growth of Denton ' HOusdhold ' 1. year Year Size Population Households Percentage Increase 1978 3 . 05 . 51 , 500 16 , 890 1979 3 . 03 521, 668 17, 382 2. 91 . r ' F i . : '" S :. r,. 1980 3 . 0 54412 18, 077 4. 08 Yr''?yf. 1f•f11 i 1981 2 . 99 56 , 753 18, 891 5. 0 1982 2. 97 59, 756 / 2011120 6. 0 fj;t i) ,J 198 !.;v ; .� b2 617 1• 5 . 5 2 . 95 , 21, 226 tI f ! r V ; ., I k:r4t r � r 1,, f �',€at. �r✓n t..r.i 1984 2193 65, 301 22 ,287 5.01 {.Ir. I'-�b fr 11 'Mj0'j ' ;"n Ci 1985 2 . 91 67 , 774 23, 290 4. 51 •- i'!,'t� Y1 _� fll •. � !II { '� J . t i4 .! _ F ' t '. l i1 .'tfrd .I; .. i ! ( : :lr si � i. 66p6hdi`n4" n t4"Attitbde acid af fort kof, �'thdiCity fncrehsed + or� : decreas'dd " 'q?Wth' Yhte''W;aari he. 'experienced,o 1 h� ,p #q�c3i ?5; sic i9n ' indicate 4 ' pdVahtial `thin (iei ;i ndit,ited s 1>y;wAhi .trend ,p;,Q , jection. *hW af6 'the alt4rnativd ' the 66116i'Ni lt-y1fer lthe t45ity to re81•i;e di,ffaring gKQwth; vAtgs,3i ,VAat are tt3P669t IAhd!(hkiafitsr,bothisocial (And ,gc9nW40, , .xhose .g4p,, tlLgps a r a bbjW th6 I acood ' of ,thi® !ropdtt oxcept fxoipi thq , s;t�.�noppiA ?1 that it is imperative to point out that alternativo actions are possible. Therefore, this section provides a perspective to the preceding sections conclusions by pointing out typical alternative actions that may be considered in the future or could have been considered in this reports program projects . (Notes alternatives not in- , .i - J, tended to be all enclusive but are ,only shown for example) . Al- thou h a detail study of the alternative cost aAd benefits was also not ' g covered by this study an overview assessment is made in the fol- lowing alternative matrix chart. This was p"resented fn order to give the users of this report a preliminary evaluation of { � alternatives. jig The following matrix chart pros to tour typical alternatives ! "C 0 l ( from the current trend through a super accelerated program for d CC f� �`'i ; 1) . 0 I , . 1 growth . Under each alternative are example programs that would ' be needed to implement that alternative. obviously ' ttiere would be numerous alternatives . If a 1detai!. study of the r rr r alternatives vas undertaken in all probability, thn final alter- nabiVe deoisior� WOUld bO , a combination. spproach,, , Each pTgg;aM, 14JAded oh` the basis ot. its: impaCt On' a° pum)�Ipr of ecofi'oii�i'; sooial` 'arid dnwironmental goals'. i Tbfe,,y�as ,a :general evalue'i'idh hiaked` oh ipfdfepoional! judgement-'j, As mef,ti4094; d detailed ildleniont, by �dlement toohnical to atiYQ onclusione vfoeahcai. .rte., is pr6 0'd&'bh `th6 ! lina ' c6trespohding to; the alternative title,{ r 72 N 1 ' The grading system utilized was scaling methodology, developed for evaluation alternatives in Environmental Impact Statements . The rating scale in summary is as follows : +++ fully achieves desired goal ++ moderately achieves desired goal r + slightly achieves desired goal. 0 neutral , not appropriate or no effect one way or the ' other - slightly detrimental to desired goal ' - - moderately detrimental to desired goal --- significantly detrimental to desired goal For detail explanation of the technique reference. 1 ' g .Manicipal Guide for Preparing Environmental Assessments for r Comity Development a; _Block Grtt Projects , Vol . II Im act State- � ment Assistance Program, Univera' i:y of Texas at Arlington and North rCentral Texas Council of Governments . June , 1976 . r r r r r r 73 1 ' �!1^f a.l. t•'4"+rrr Malt LTSHl11-$1Z! l..lrwrnai tk•Ie rr 11 Wrl;of AA•k L.•I t .Not• ryA., ar er Blur 9uwtnr Gw.tl JMrlda Soo W.. Coet 1. /bagrh OYTI p.1I ter..aa bwhnl rvUl full/ Incur C." Ievor jobs Cltf bwrwnt 4r lnaa //yW Mleutr Mlab:•W Yleuln IlncllwN i•uo c tot.t H! Muuu lot �♦�H �l.mea• M.euu IYMUrr W urI�TrW ' t•.aN buun aced• b.tia♦Yr od• INII /rr<otnin Clt/l /n rat.. sr ll Ant. N1 .p MN twalrr.l kpuN IW W Ifl1 lvo N Cd t.eal •N N•le♦ur h A.t 4w1.k1 h.r p.11••y N.iTrl Kai ll Plual.y / t atom tp+re {rat. Tt NSt+nn.r Irrtaa /matt lari b+a.x nr Iamb♦ 4Urlun 114tiliw Ir.r Cwunny 4tllrtl orR. !hurt ?.to tool Ara ow, In'N drn ton♦ 9mm14 tAm1 Apt Lent Jnert Lon/ shirt In.1 $wit Ien1 !b. Len IAen Inn stwrl Len Ibn Inn Mrl 1 11.1 P..1 If-10 ft r.l 1•M An b[a bra An An Trn T.a Ara Tan tna T.a bn Ten An Tarn Z. I.. Tan Are I... T... Ala 9.ri H.T t rn hot T.I. `toi., f,411" 'ILr4 WROLL U9n IalPTI • . • . . .. • r . . . , Mllnlal. s.um Ir.•0o n.tl Palktlu Fitt 9elit Ur • • r n1AMr blleut P / 1 . • P t r r • • •• __ 1 IwnAIW Ialla tat / r r • F � • - _ .. ! 1 I"ClAtl At aw Aumm GPI hWTMI,L AlItSIACWT] I. . .. .• •. a .. .. u o .. . I 1 1 . .. .. _. .. / /..tot Nllva N49Abeflnd PrH.r•ll cA hugnM • I 0 1 •• A. ♦ I • ♦ 1 Mdu Irn I.$ s Ioad•rino. JIM.tdl 1 /hwnUni r t s• 1 1 • r 0 1 1 L I t 1 9 Aealw AprrLNnt Pr OA.tlaet to n. • 0• 4,. Atkin Na.1<u ea In tol•-/arwt.r• Irt•nu xa •• •• .. t / t 1 1 -• .. - Lanitau. C.fl.m Nlf%trl.. re JMd At try irwr.en • •. . • .• •• •. •• r. • .. _ .. / s 1 s / 1 ' "*A "CIA, • •• , I . • •' ., . .. • .. • •r • . • •• • • . - t1 AA. C.k not N.Ir• Ll feru In I.NWITy rreR.UtM s 1 1 / 1 , 1 lord a A'euaLM prrlaftr Iroruuan r. 1 t 1 1 ♦ ♦ 4.,I .111.11 lI MIIANtlwo/ I......t l.. Pt.•r•M 1 1• 9• 1• ♦. ♦ • ♦• • • I 71 n/ hilt!. 1 '• • .. 9 1 : 1 f t 9 0 .tY�au Cnr.twl hcanitAn ca.IU♦n .r r. .. / f t ♦ ,r .Ito nr Lit bsllr. l.IMerl !n Ml/hbotfiW Ilbrnr♦tun •r ,• I 1 e• 0• •, r• •, r. er I •• • ' S&!tPpjtinYA9"�AlE.M�IT A1W 4 C.I,v.l Pull.! ul 01e.ICI.. 1. Irl!!1•ATfs f.A:AAm r. AI.NAAe rA,M wuw lmr ' IA IaymIATI ■.YII PU ALAII JT FIN Al T14AtlL,4 III Yr A/yu1 M [W11 LaC TlM A0VCN1 Ialt.11 III IMTI IWItALL AAALL9aIFT1 r• r loll /111un .l.nw n NU.a .tyro r.nr.h•1 jyyT�y rrr/i.a rplrn rt 1 / 1 .AAII♦• Inln{ 1 4Wkr.me Ill-ihl•• 1 Ptrt..mi.,t / : •♦ '• • ♦ 11 Irll. AN•faelnl P,u tV, - • 1 . A r •♦ .Ibr• I•I r1 IAllrlaMa I. G! r u r 1 : : It r. . 0 t 1 f 1 1 • ♦ ,; • / r f 1 1 t 1 Y P lttta �rt aer wnr ♦r •r • •. _ • ♦• / 1 MNe�IMMe Iarlws L111 tl tmtllr LAtry tortl•n ♦ u ♦ • ar . • : .. 1 1 ] Altla •tiIs.A 11/ WN ♦I anelas P,osrM Jot tM own"aael 1 • F • ' -• ♦f •tHY•rr14 t•r.f mlYrl 9r la.. lal•t ae Mt.lt• of ILIA.IledT • u. . u .• •• .M1t bll Ca'nbsrmr ld lM L/.aflH al. Mr NI•nl • r. • • . ,• , • .I ♦ • • " • •F • .r• .• . . ♦ E ♦.a . .. • ♦ • ••♦ . .• i .In1tUU Caynlp llrr MrW of Mwlayr t W ic"I . ♦ • 1 t r •♦ / 1 0 . •♦ 11J .Mr UbMl.rl 1. e..allrr alit Hll IV ChAaL.I •1 • • ' ' ' ♦ ♦' Caw1N • r• .LOe.I A.U, fer•I neN.e 6T♦uyr atG, 1nµ4. t rwury rt • ♦ ♦ / I ♦ • •• 1 r ACtIN q{yNa. poem!•CAm1t4 Ltll Mwy " •• . .. • .. r . t . • . .., aN I. Iao/YWdN L otlarnl Allpn•U., ', Cm r.4e1 '-oe 9 • ur • u • ..♦ u f i .a • rr• 1 1 r ♦ • ♦♦ �Iaulus I.Ilanl 1111 tffnrt Ia Hinl /n e.. IlrMwtr • • ,' ••r ♦ ,. • .• .. , • t ♦.• • • ♦ r, �lA.ruN ttl.to 11 Mull A.yy Lertt.gy,nt Ir.a.11.a ! .I ' ' •• ,• I♦ • 1 1 1 ♦ 0 bsaM♦ le Lola.! ml Inr tial ploy[.. tot I•.•L rye.'m W.N • " '• �• = I t ♦ / to or H III •• •• ♦ r. • •r 1 r ♦ 0. 1 ♦• rr��Lt�a Galrl/n llr�r1 In luklAto end Mwl Arlr r •, • .• •• r .i.•Nf la Yuy►yIwehn N Inlrl•I it J[gen f. M+t lOLra.A1 4u10• a lr •• ♦. ♦r n 1 I 1 ! 1 1 a .l Al Alllf Nttr• 1.1+♦.at In Ml1ht'q ou /tf.tgltd '• • ♦• •• •• ♦ f A a / t • ; 1 r F r• .IIN/nPrP 1 ' • n ♦ w . t ♦ • ♦ • ♦ r ♦ rr . ♦ r 1 A. .PN.n laltintp itWTO let bswlulrinl .WIN • •, r 1. 91.r 1I Wa IJYt/{ PA:IUTAII 9J .A.r," II/r10,Afl A" L. 4rr11 044 044I IaL FAr1/T Alp G,,W,N SO go,I AL IWt"I.I Al.tMM, .. ' CIr1 blood. •r . ,Iarl tots 111/.lyrea/ Na•[ Ant .m r.r btonAl ono ♦• r r. lathes. Yto lin t MNlllnll.n a! IubslrUlw 1 ionlq •• ♦•• ♦• .♦ IITltntmea to w." Mwlopel.Al • ♦ • •o / .9toodl Nt 41Ny.N J4Jat Tih"d pfpl Iee•nu lM r ♦ . . . ..r A• •.r ,• ••• •• •• '-. ••• •• 1 .ter/1 it• rI np.N M /hbsrAmol Inut.rlN /ro/w ♦. •• 1 1 I n .0 r♦ rn I •• .f10 Car It•f f• IrlU.eul p Mbs bswt.♦erM PT.MI Id hlarl4 , r• 1 " u .. �. ♦• ••• 1 I• • •. • 1 r ♦ , . , thsol•r i~I Ie1N • . r/ b r r ♦•_ .Anrl.nlN iHatl Curl llN U N.Nq hsrylld •• „• .• •o. .• •.. oil .• 1 A W n1n 4lrl Y.Llaret . .o . '♦ • .Ia O1N {11 Nr1 C•arlllll to Mwrlll ITr.epl l♦aI Ir n• •♦ ••, of 1 1 .AN INwaf ht M.t•pAAI I 1 .r .♦ ♦•r rq .r •♦ •• 1 1 1 1 { 1 •� NMre If♦ 1 ••.•' a . It •• b.INI/N/1hH twlttN /t taw lrq PrirpllN ♦r .. 1 f 1 / % 1 A. 0 M.ale.p / .MI INN/lid nl Ir. •f 1. Ir♦ •.♦ N1 ♦ I I• • 1 1 1 1 1 • � 1 r . .. t ' tCONCLUSION ' This report developed a detailed study of the housing market potential for the City of Denton. It analyzed in detail current development control's and programs in comparison to common practice in the Dallas/Fort Worth area. It concluded with an overview of ' possible housing programs to address the more significant gaps in ' housing production. The programs suggested, however, were based on an assumed community development goal as outlined in the study assignment. The report concluded witi.i a recognition of alternative community development programs and gave an example overview ' assessment of the cost and benefits . The final selection of the i alternative community development goals and programs rest on the basis of Denton' s own desired community character and not on tech- nical factors that can be quantified. Therefore, the ultimata results of the projections made by this study rest , in large part, with the citizens of Denton. 75 r r . r • r APPENDIX r Contained :in the Appendix hte ia vari6ty of exhibits prepared as part of Interim Report I . These exhibits provide suppo'r,r.ing data for tha ' population and housing demand projections and r i! indicate` ;the general isociokehonom cid6nditiona`!, I of Denton. i. ,l '. �i��:� is �rj \�, , `i !•J` S�� r bl f � t j11 lz ui,lE r . rtil ! tai i fliii t ! i ,• iit t ' il t �' i II . r r r r EXHIBIT A-1 HOUSEHOLD GROWTH Ci_Y of Denton Average Annual ' Census First of Year (Except 1970 Census) Growth Rate _Tract 1970 1975 1976 1977 1978 1970 - 1978 204 2+433 2,863 21954 3,089 3 ,136 3.2% 205 29174 2 +760 2 ,862•;: ;`.: 3 ,041 3,201 5.0 ' 206 1 ,710 21099 29609 2,705 2 +649 5.6 207 1 +166 1 . 1, 157 1 ,251 �, 1 ,3 5 :�.1 ,468< < 2:8 208 59b: F r, ;1 .55a E j 662 606 . 2 209 1 ,002. 964 913 ) ° 1 .3 210 1 ,233 1 ,413 1 ►406 11522 1 $ 46 2.9 211 865 596 595 673 852 - .2 212 726 781 787 815 882 2.5 092 1 264 1 332 1 44 . 213 469 1, � + 5 15. 1-- Total 120374 14,278 15,263 16,161 16+890 4,0% Persons Per Houshold 3, 22 3.27 3.08 2.96 3.05 - The significant grooth areas in Donlon have been the r eoutheaet lceneua tract. 2131 and the northeast lceneue ' tract 205 and 2001 . sources 1 . 1970 Census of Population and Housing r 2 , Cafe ' s Crisscross Directory of Denton 1 r r r I t i 4 t OtOta' hU) lOhsr vdLU) clrU) COOOhhO t0.. 6J hh U) hHNO01OHI- MH000LD v w . 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W n v °: q - N 1, .°e ri u d h s s Y. "-ey .+t N W r O t 0 O in Y N N h O in in O M M r .t ♦, N J H .• .s rn a h YN7 N V h d N P o H • f 4 - h O ! 1 Y .L ;..r P .. . O. b. o M w '. n h P : 'eV' .0 n .• 14 o t- f' , t ArY t rM � t�' -+ : „ t ' t w o N 1 P O P t11 rN .0 P O r..�N t f1 in 1. m ry o- AP tint- h ;.h in li tv P P t- C P q N an w Pf d O O 0 P N b .�/1I J � o < ,'b Pl h o ✓s O H .+ to N r H 1t' O P .1 h • O •+ i. '�H e r .0 f- .0 N0 0 .0 s • r n M .•i H ,a 1 Yt ' ..N O ri �1 i'P y ,•'1 MC, s u M-'• .1 '•f�= 1d' W +G H I1 O w �'i4 I 'll iE/ 3 I i.P �. • yMpl�J /� •R.r : 1 t ,h tN. ('S ,' rl IM, J' • fY1 t l r C P'! • • in t.. p ►. , 1 q�' ►' Mf Mf •P)�-r fJ ' !:O+'.I, �f1 _IMF q ar j q . , { {' C [ L t f f r,.,r ' fM•{t Y' Si �1 d .• V O d h O H .•i P N M / IRt . • ('7 )' .� r ,,/ i p O a t/ N b P h N O Al N r 11 0 O rf rl 1 f H t0 it P M V .O a0 .re1 .O !� h P P h tv N Mf P J r le� ^'1 /t , fit, N fn CC a 111 � ., ill { -+ .''1 J ) ... '_t 1 1 (17 Ib tU !.7 r',J 4 , + "j �r I-, j+ �� },r ♦"� �� U » MI M 'gyp �Y1 N o a A h 0� In �,.1INk . � f r! 6 ' ,�r . Cb A o tic .f of N a M O N 40 .• q r. i, •.Y • r y h N .0 t7 PI M h N a •'I .r' Oh ..� cc CL M H N .7 w o + „P,• H P f , Ck in . rN C") .4 ip ;e Is Cd"', t. i'.♦,�. �$r,. C_b ! : •� 1� ^ ' {y: ,K1. vl . /1 in • IR.i tN f A tr1 li � 04 ' 6 O 'r 'h P t .+ w r C • f\ w f fj' :, tv J vl h N h N ri q a P h P n 4 r +p 0 N h; J w µ M / N H t , H ry' N .O In N N N N N H M N q n Q 1 } v ' + 1` � i . l v , t r t r i '. rt; 1't '1 O I I t. t t --.r �t i.� + r . : 1 l C'• 1 .�C, d y W MR P 1O h i0 ('- h M N .0 .I C1 Io -• A 1 !XX�C ►i J: N 4 q f D CCyy N >n N N P q V , M I nt, 1� IQ� q C+ ' .mi. < U r N -0 'w N h h M +! H N h N h • �l')!j Q) N cy CIO 04 Vol ow r Cy [f J b ' In %A h h r. t+ A M) N t P P / P 40 h P I•f Pf A im oll P o O h A In r !1 IH H I!1' A ri N N N N N .4 .• a • 1!f MI � V J, P W V 1b t w pCyI O h P d 11 t O r1 Np r1 Y N N N Im h N + . M. 04" $ p4 r f h LL I nl . � r'.i . , U, ,: I 1 •:, r t . • „ t, S7 fv 1 , r,, t. i i . w ,, P A Il+ 01 P P P P 6• P A P P. • P A A F Q� • . • • • • • P. • • • . • • a • • '1�J�7 t P e P ♦ P Y s N / P s P • P Y J D V4 .4 N N M r1 • • CI III y v) h h O ♦ l .t • 1 • 1 1 • 1I , 1 1 . 1 • 1 11 11 ' t 1 • 1 f ' 1 r ♦ . O rl V •I A of O rr a rl a rl u rl u •1 d •I N 111t .• 1+ N N in h ! • M 111 J U ►- h O O w �rrr_. r� i yp. '.{.Y r Y, y`�•- 9':- '4. '1 1� ?,(k t, i Y'. t "'•.' 'ENS f � i � . ... dP , In t- n o o d r--1 U � 441 0 F-4 r{ N N e.a of +t q U N tl •a n, a h I AP K 1 N 117 t` �` N N O rO x o � o ri m d , W N o a' c rn In m co to 4, y . .•t' a o ro N s, N tr1 . .. 4 to V to 01 CA`a m ' N da .[•y,; tD� 1 �D tl N pis 4 N lG n V 1 -; a1 N {' 0 K 14 v ti 00 r I 'a' w Cl t' (� ( 00 W • i t , d M ,D ai b' d ♦ x r yn o N P4 •ro•a x .a T•R tp ',, C) +.1 ro � o ;T) m 1 css, ti 00 ' , V o arCt dP Q! M tl 00 ee�L' f l F� Ot 4 r; 1p CO ko (A m 0 P-4 � w >4 r Kfi l 111:! ,1 zl 1 +�^4'TF:TF,".,^�I.',^�„' �.-.?y'"r^."�S T^---•-^-9��;.-t.i„r--�'�"'^,-r--��:''T^.T-+1!^F°"'�-.=.�.ry--.�•-1--T^--•-,. s.,.� EXHIBIT A-5 RESIDENT EMPLOYMENT1 Denton City � Denton County ' Year EmPloynien f-`ncre`ase lmpjoyment'"Increase % Inc . 1970 16 ,923 - 31 ,020 _ - 1975 24 ,871 7 ,948 6.93b 45 ,588 14 ,568 6.93% 1976 25,966 1 ,095 4.40 47 ,596 2,008 4.40 1977 27 ,202 1 ,236 4 .76 49 ,861 2s265 4.76 19782 28 ,449 1 247 6. 16 52 147 29286 6.16 Labor,r, Forrce_ Increase Lin.- Labor F6rce� Increase % Inc. ' 1970 17 ,544 - 32,603 1975 26 ,4 7 8,1953 7.;43x! 48,162 16,159 7.37% 1976 ;� 27 ,3 857 3,23 49 ,793 ': ! 1631 3.39 1977 28,36 11011 3.70 51 ,702 1 ,909 3.83 1978 29+60 1,29'.'; 61. 13,,., 54 ,064 '.' 2,362 6.14 ' Unemployed Rate Unem tod Rate F„ 1 197Q. 'i 6 1 6',! 3.5% 983 ; 3.0% 1915, 1 ,6 6.1i . _ 2,5 4 5. 3 1976' } 1 ,3$8` ;1 T5.1 2.17 4 .4 1977 1 ,,163 '! 4.1 ' 1 ,841 3.6 1978 1,211 4 ,1 1 ,§17 3.5 Texas Employment Commission reports q xssident employments growth,-hae � ranged from 4. 4.14' bo, e. 9% in the last f � y'4ara'; ;With Oe now in4ul trr pe locating iii � 7etnto�' 1�DS a ¢ ' the opisti ,�,{ ghat a 9% growth rah .over the nexr, several years,.41 :oertainly achievable , ' Xf Source: Special Monthly LdboK Ma' W-Information Roport, Tex v. Employment ' Commi ss ilon 1Labor force and 16yees residing in area - place of employment not specified. 20ata for September. i .. . re N V .; EXHIBIT A-6 PLACE OF WORK (1970 C�Insuss) Denton County Residents Place of Work Number Percent Dallas City - CBD 392 1 . 4% Dallas City - remainder 5, 485 19 . 0 Dallas Co. - remainder 7 , 042 7l Denton County 18 , 999 65 , 9 Collin County 159 16 ' Ellis County 16 . 1 Kaufman 5 . 0 F.)rt Worth City 625 2 4� 2 Tarrant Cp. - remainder 539 1 :9 Sh6tman City 2,0, : l Grayson Co . - remainder 26 .7, Cooke County 46 r2 Wide County 80 .3 Morttague. County 27 Lode Co. , `,;`tlklahoma, . 0 Tota11 28 , 843 Corz,liter B 10 ment ' Comauters- into Denton County Dallas County 67`5 Tarrapt` COunty 4U9 JI 1 ;1 Denton residents Employed outside Denton County, 9, 849 4: het 'commuter em01oy-meA` -8 , 760 Denton ;.,as traditionally been a net exporter of its resident labor force . Although new employment. opportunities wilt be available in Denton, a drast.ic' ohange trierthis trdnd is not expected since most people avrr ih,ide the iihoiae to live in Denton j iihile employed lstivhere, } Source : National Plahl{in4 DAta torpurat�gni ah'd, Tok'as C ent, o3ir.rias Employ ion'-, r. F 28 ,'943 of tho total' '3d ',621 apt work during .th4 census week reported their place of work . 1 . y a cm ui C4 L O 14tiN d N MNN� OJ 1 f 1 .-+ u +aJ 4Q i to N O 1 T t�0 Qt N 01 MI 1� r4 14 00 O .t� '� W 00 • --f •-J in r 00 N W , w wl w w to rti lD M ^� to M ct 'tJ •r N N t N L 'r d G r In w !V.� d M 14 DO Q cC KC ' 's1 � - 1 ' • \\\ i t0 N (ti � �� N 1p t--t lJ7 ?.. Z Z h�V � � ttJ1 L ' arz JA iS t C n {fb.J H O N +, ' Fi CQ U X: �' . toy 42 t0 10111 d 0000nry ' 1 'Nt� . •, .•71;.ri. ? pp c � • ! e r a tdl, Qt 0 � � ' _ 1 +-+N on rr w w J II C%j CJ fa to +J tie a a L 4- M "1 MM MNM O ZZZ :` fy r r. ( iS�` 4i y •r ' n V r-1 d Q w-1 t t1 O •r O 1 X70 w N i r b •r -^ w �6J yy i h a a +J c ru f v u J a a w tlLi C " t�l X7 CL �h 2 P tit N Rrl '� O ' 47 r- d �!1 W p �J QyJ QJ il} L V u w a FJ eiy > ',.� ; # ry r1G1 V C N L C t, ¢ N 1,7 O a f " aloof �' r'1[. R7 171 N �1 � �3I1NJ �}7 f i i 1:1: lJJ U 441) u ' •r H N 4 a Lyy •r., LG Lh'.(jJ.r�J � .:'? Iolr;'% r•� 'Or O C L O. i 'n C a GLJ +� •t U Sf S. t QJ V #- V or 1--fa, h-1 OC {/f •!) r�T r O , {� {-.1 N R7 i!'('• r r>1{,� r;fl.{ 'a{ F +in 1• � 1 , 1',i� �! rlii 't 1 'i � r , Fl , .: � irl ) i't •�r rlr�'.) J I ..: 1 L° :1 F j'3 i :J`i':'a 1111 .z.,,l I EXHIBIT A-8 EMPLOYMENT GROWTII DENTON' S SHARE ' OF THE METROPLEX Total Employment Dallas Ft . Worth city of P(:tcent. of Year SMSA U. toy StdSA 1978 1 , 366 , 7.00 28 , 439 2 ; 18 1985 1 , 631 , 500 4d , 6601 360 Increase 2640800 200211 761 II . Manufacturing Employment 1978 276, 300 - , 821. 1 . 48 ' 1985 321 , 700 2-9q 2 , 3 Increase, ;.. , 31, 200 11477 ' 11018 ' Baeed on the upper rapilljo slllipl l,ii, lit and poptltntiorl (maximum pr,),icetfon) , 17c^-� , )k, Of All lc�rptw,j P e% of total new empinym��c , th" Metloplex. T�:fd obviouety ie a hilihty optirn ` llefo projeatfon , on the other han +, 4J:c? / , j (.'. )Jvol ! on Boll the ,14e;trop lex ie genera i l y Dora, .', iaro�t aa►:aery t ive. Source : Texas Lmployment Commission 114DS estimate Lased on new and expanded industrial employment EXHIBIT A9 HOUSING OCCUPANCY Cif of Denton ' Housing Occupied Percent ' Year Units Efouseholds opc cy 1970 12 , 779 12 , 374 96 . 8% t 1975 16, 245 14 , 278 87 . 9 1976 16, 484 15 , 263 92 . 6 ' 1977 160, 841 16 , 161 95. 9 ' 1978 17 , 637 16 , 890 95 . 8 Housing occupany, at this time, is high. ' X The 1, ,w oceurancy in 1875 was consist.nt with the reppeaionary pePiod, and probably r + ? reflects temporary overSuild condition ' which has since been absorbed. Sources No.:th Central 'Texas Council of GovotnmentC Regional Housing Notes, Cole ' s Criss-Cross Directory. V 1 IrlIl CMLnW O GOON1j O 4 CO Mr O stn C{ O 1 1 I 1 O t II N M O t` N I1 O ro 4j r Q co r 0) m M ko 0. M h 4 R ) n7Z w ll n n w 000 N O LO rl ^J N 00 r M V U)N t.f) t � i-1 C +> Vf cn 0O 1 O 00 r . U') M N O M N CV) I I I r- V C4 , 1 I 7 1 1 1 1 a lA C C7 0 rn a� r IN O O 1N1�� V O Q "� l!) C)O Ulf ^ I �� I' 11 ''U Im r1 ( .+ Y` I • '•J ko N lfl f OO 1 I 1 L+ 000111 r l` r 0 . ' o CQ roof rn t, o°o co U) M in U . . . N M 1A -: C) ct U1 r h. cu . r J A I a a0 CO "o r U) Ct I O 4J • p� i • O 0gl tD CVr .. I hNMI ' r O QI O as ' co h rn as ZY Z co n Ncmw O rUI n n w LO im 00 M N M Ct C* tO CO M h r •O O C)1 _ 4r.1 [r S 1 U O N O r VC •r r d •'- r •r it 4- U_ si 1 ;:7.J l.l. ep :C O C ':4) 1 "y N fo rot 1 Q x U a C 4j .r ou 11� M 4-t 'r ro C >i U al 4-J •r ro L 41 Y Cr D 4J C Crm v 1 }J Cr 41 p� n t,1 In 0 to 1O V O h h O u r �r� y M • � 10. i IA dP a C J� i ra N N p 1 C .7 r-I •c,1 Ln tp M N N N N v 0 M r N 1p O N O O t+ 0 dP M N V O � V tl u1 p O •� 1 ' r 1 M n •0 t ao % i '1 i �i t• to Y�I H d .� h= V1 d' OD i 0>> in p dp r� i r-1 4) dP 0-1 V' v r-1 h 0 �� O Qrqi N r1 N N r-I O th M u A4 0 O �y r i I h N � Ln 4 V1 ch ` 43 n 9 h M H r i 7 rl m y, r •a ae .� r4 1 p7 + m U GJ r-4 U r m u°ii r k C +� G1 a, m o� rn r1 n LJ ri rt -e ri O a N t+ it O � : � • '� ' r1 r •,� 1 ON M H � C-4 •� r-4 r � N r r pp. p y N N O M Q1 M N O .- M O • t0 1l, N w n w (7 Z N r M to to 00 .! , O f� .0 m O 8 O C� pfyj �lrj ae + + + o N I r ttl Lo 0 0 ro to m v, d • d d d M tD 00 � e� LA 41 Ln a N N N d N O tl 00 ' •fir �" d d pp a w ' to 0� ct O '� M O M � ��t t� xo '��,t $ •t Sat C'.SSE In�P Q7 h ,IA, � N NA C 1 �9 . ir•�c.', �', 7. <r. 70 " U'•. pN.{ !y�Jyy �{QS ��t 1r C7! y' 11t; ` j'„ .,y5 � GC rlY.� �l ��Qy �t�,vs �•1! S't y )�`, S � . ,� � � �l.F �t� �' . SSI � a�' Itii i ��Q t �• 1T1�' . 0�1t�S3�, }`,r�e 1S' Slti� i1•�, t'.r t)It i S'):cS S'S! 1)r1 tiC d1 'S�l�)� �ft C.w, �j;S t12',S�i ' ~ N N �4) ~ O V r- Ln o ro v OZ 0 z z z z °^� 00° 4 1 + N l!1 m d 43 O 7Q�) ' 0 ? T9 1 ' 0 o0 ' U +,iT n zl0f, • ,0 TWOS rn f0 0 ` �]' !,�,s r. HTP n g ' , a +a o b ' L) tp to w 2 OOO1d ` 7r�� oog • M� ." � 1 S " �I• tl7 • I A SI' 3 IT ' S M V N r LL-• 44 ^ C 2 �c}` 4ou- ea ' aaa ,' 8 . 3 so • r 14Ie • s � o • r ' a o ,• sc • � ' r o M o to o • a jG ` 404-? td ` )ll t� • �+i c6T8 to d ' ' '} k to 1, a • `l a O r+ ct O fj 'a O r +1 r O 00 n N . •C O �IS Ia.Y: , f• C ��O ` f)O[J QZ •`�•, • i1Q h ... r f� 'd'i { , {t ;.,t •1� f ;t :? � _ � d ... '. r r O) 0.. . N 111 N � �) + � t1 � S Is}•7i ] ti } .S :S ddrtlu U it, , i. '�,�•II1Cjt1 Q N �y• Ii ., , 4.cc3 �tclw. 3 , t n ' cm 7 N ul (n r Ln to r- 1�a r f. 0) ON 00) 01 N 7 O r.. . r._.... pn _,_. �.,_ N .. co go � H dr�i :�; tqqo to r� � �R l �'^T i� EXHIBIT A-13 t NEM HOUSING VALUESl Greater ' Greater Fort Worth Dallas hrea Area- City of Denton 1977 1378 1977 l 7-r 1977 1978 Under $30, 000 6. 19 13. 6% 1 . 08 5. 18 - $ 30 , 000-$40 ,000 24 . 0 13. 19 1219. 0 20. 8 12 . 8 12 . 5% ' $ 401000-$49, 999 21 . 7 18 . 5 23 . 9 27 . 9 7. 7 26 . 9 $ 501000-$640399 18 . 3 20. 1 16 . 7 , '21 . 7 28. 2 26. 9 $ 651000-$79, 999 13 . 8 ; 15 :0 7. 9 11. 1 23.1 11. 5 $ 80 ,000-$99, 999 14:4 5. 2 9. 1 17 . 9 8. 7 fd $100,0O'' b over z'; 8 8 3. 711 ; 8.5 5. 2� 13.5 100. 0% 100. 09 ' 1'00. 08 ' 100. 08 .100. 09 100 . 09 ' C) E; tuq of nee# loueingg in Denton! wd'e ab4'4 :both Datlae d d rt A6r4 in :'877. 1`n 1 78'r• it was :Above Fort ti rt rbut beZbbw Dallas . the eW gted medium in '1877 ' 854 000) 'wae , above that of 1978 .($66j oOl ) due to 'the high price tg#e in the $861000' to' $1OQ, DOQ ranga. Oj Sources MPF Resear6h`6uar ter,' Y,Su8divil Sion ,pensuB V 1 i Value of units a s¢rbed ,#ur�ing,thgl4th quarter, 1978 . S ExhlyfT TRENDS IN SIZE OF CONSTRUCTION o ' No. of Average P*rMits Total S .F . Sixe S .F . 1970 260 555, U87 2 , 134 ' 1971 524 1 , 037 , 301 11980 1972 492 1 , 078 ,110 21192 i 1973 16� 453 , 518 2 , 732 f r (i 1974 126 338 , 573 2 , 687 1975 103 274 ,779 2 , 667 i ` I 19?6 136 391 ,88 83 2 , 881 k' � 1977 224 1t"? I t. ! � il'l`i':i�[ '? 11 � 1 ✓ (:e • r f ` {i'1 l : liU'_). , . :i . UG.1 _ IhJ : Average houbirg size is relatively large, This ' fact is confirmed by the median price, estimated for Exhibit A-23, at approxi►4ate 4y,r$e4,Op4pinif1,97?p:,jt i i I Source: �ity of benton building permits 1Total square footage includee 500 to 600 S. F. of unalrconditioneo space (garage and storage) , r.r� nr i, EXH�BT ' Z, i,:.j CUR.nr NT HOUSING VALUES ' (Jan . - Oct . 1978) I . MLS ' 88168 No. of Average Avers e No 'of Units Sale Days on Bedrooms Sold Price Market ' 2 or less 31 $32 ,420 31 3 95 590214 36 4 50 85 , 180 39 5 or more it 99, 182 32 Tutal 187 ' 1404.? i II . r l gle Family B r , Net�lSint�'aldi:tg Permits No. of Construction Value Permit to P.stimated Permits Total Average Mkt . Value Mkt. Value 224 $11 , 9861759 $ 53, 51,2 70%, - $76, 400 ' III . Home`1'mpro�ien{ent` •per�Fi`ts' � '°'� . ; � � , . � .. '; '� ' A No . of Construction Va hie Permits -Totalverage ' 76 534 0 3 ' ss 'trf't �,irii,lt ,! t rtt$.trtJff •, y $•7 , 028,l,,l:4j Multiple Listing Service real estate data show existing housing at a :Z prioes has high demand. 1 Average days on market is tow. Average value of MLS sale.t (primarily exietinp housing) was $69, 200. Average value of new housing was $78, 400 due to the fact that the new housing construction is mostly in the upper price rangee. Source: Denton Board of Realtors .fo . `' . �: f1Q�) CJj OW� 1 'J3 j IJE)ra (f, )rJT (�)UGjoja bill: ?fills".ir,N) i;?t.<;%3 Vii' ilt, L,fi �)11+,�Jai,t';flfJ i I APPROVED SITBDIVI4I6N ftAij'c _Li` 77=12/31/76 i RESIDENTIAL L0T 'AV'ATLAEYLI' Y 1/10/79 ' Subdivision Lots Condition ' ' ' Jacobson Estates 30 isnprovenet'ts in place apprx,• b1e-half daL'e1'60ed 8ingi614, Oeks #5 3� iMpkb�enien s.' in ` il sb' Village Phase #1 33 m rev e , is �n pla e Village Phase #2 33 improvement to be completed no permits issued Alexander Addition s . '' -.1 tovements in place ,t , r:, i lnttrnraGt no permits issued r Willowwood West Addition 54 improvements to be co le_t ed iaithin oar ertrx r Oakhil l Addition ' 29 improV$1a`6i4w)to% w F61h ed within year z: rTJ h 00 [ s. r ,[ no permits issued ;i.t E I%, ° Kingston Trace #2 35 improvements to be completed • r+ I �' n year _A I sits issi:ed ChapmMi`Addition , ' '`' ' YY.Y 6 improvements in place no permits issued rIcJ�lrt•?ri NorthwoodlEstates 5o improvements in pp}}ac 6fIY'`i four-fifths devolt b d Totals 1 3l [ { In e two-year r 1 f .�<;, y period (187 -18?8) ; only ten plats Were ' reoorded, for a total of 813 lots. Of these, 182 are fully developed. it appears th�l,e wilt be a shortage of developed Zote n any ooncentration that gourd normit ' volume building of 44-to-moderate prided rousing. Souroot City of Denton Planning Department EXHIBIT KO BUY EA SURVFX t + ivwi:F ji' ti , P ;"rT'7A Ci,ty of::Aenk-Dn Thn tenpniq> a used to determine,;the various Qhs�z�4t , sties of a typical paxchaser involved a survey of m6r,tgage"104jYie , made .rid the Denton Brea, by Fort,I,-Worth Savings ,,,,..' ',A$ i1pX.Vpz1'1, 40R . 'Q.teo; of all ;�q' ins In; ey0ess of $50 ,000 in 1972 and 1973, and ei loans in excess' bf $60 , 00G from 1974 through 1977 . The raas1 .fox, tha_ inpxease in the loan amount of 19,7,4; ,#fts ; .o offset ' inflation. Periods � Sf,Ioans over $50j000) total of 58 9". 4-1 71 ( § ' loans over $60 , 000) total of 49 .1 Tt, f ;, �p lr, 'Jt', f+.�Jtit 3 � I ti+f ,rt107 r� fi3V otA, B r �6 sample q f os i1F; i 1 } .:; •.•:i f t UPATI- nsi fibJJ rS -ioone,r,r.in Number Percent hr) r Ud of 13!% ooi lbbA JrsnVi boowaoMw 1Q 1 , )'J CI ;l� L4 2 21% Sales, YetTt� r ; m �'t4r ,$try, etc. 39 36 DocQctors, r`ea3. saEae, inance, ins . 31 29 ' (,: . h` §d , �c� �'e4110"V$v+ ' t., ,(1, i (!% 6 rr;li ; E6.§ MrNr , rl l ! ,r _._9 B Totals � ,;i r taus t :.n 107 1009 S LOCATION ' Number Denton r. t irrr X'j Oil Da11a�� 29 276 Fort 1 S� n r : 1t, rf, + r�ri°ri ��,} j Oc. 20 r.''slraa � il�,c'+c>vtrtJ zr�P: M9tirp.. . '•.:v+.E+ ,:r � : _ �. -. 3 3 8 7 Texas EiE 16 15 InJoT Out `of State 31 29 Totals 107 �'l:;f.i 5 ; .. �� t. .. .: 1`,r3 � 1� •u`iG: j - . ':t. � � � ��i `. '.,:'..� hi, al - , .; 5 5,.1 ttit Y ' Exhibit A- 17 gomo Buyer Survey (city of Denton) Number Percent 20-29 Years 4 4% 3N9 Years _ 54 r !��' 50 Q ' 4 -49 Years - . . 39 _ - 3 7_- Over $0 Years 10 -el ' Totals 107 101 % t SALARY t, ?,VV Number Pergopt ' Legs than $20 000 9 891 $20t00Q-$2900,60-W.- 32atrr;I)A i1puJ9di 9301000-$39 ,000 34 32 ' $40 ,000-$49400t & 20 119,,T over 0500000 12 11' Totalo 107 1001 ' _'nykj _...�00 0 7 _ aniy?j2\JtR QCFft , t 1 �()C GfjO , JE �»u0t , S?, yabaT ' 3F,.Ec{ 000 , ( S t3E WW) , V+ - Orw1 ;1t? rirr'T ' Sources Font Worth Savings twilf:vvj-t `•Jill •.lq A' i�. j (; � !;!,e � Uhifiva �)Y 1-•Fi f7 , '!�'i 7'H Cr`1 ;1�,)--� ii 411 N1 � �! 1 � 1 .1 �'1 � ', Flt � Sli i1�n n�ry.�. i i,�i 0 P e ?-,vv, r VI-A 11(11ftxa EXHIBIT A-113 �a,k..au2 r9�{L F7 13n;,?fl ' (r;r�lrte+Ci 4A yfk�y HOUSING CONSTRUCTION The Colony: G' A Housing Housing c r r,1y t, i s r Year Starts Sales a 1914 . .r e.r,Y E'A-OA 81 "vy Ma December 315 'rnvo ' 1975 445 438 afr' t�l 1 1976 493,j.. tr;r; 573 -1971?11 , rr:�r 996 .. . . . 817 1078 oco r tt,$ough Augpat 650 ,1 m,,-000 05� TOW 879 2 1, • 2 40�JO, P£ $-o00� 0£ @ � � r r 6�0 , pp�-b00 , 0A� 10VO r S00t Vol H[ ,9o7, Price Range Percent of Buyer 's Model/Series (0000) Market Avg . Income Today $240000-$340000 408 $17 , 000 j Accent $3F000-$42 ,000 30 190000 r , Flair 0450000-$50 ,000 30 20 ,000 plus Average Family Size - 3 . 1 1 sL,nive? IIJ•,p'r1 :i•i��`S The Population of The Colony has inoreaeed from ; 0 to 7, 800 in approximately four years . It is estimated that 80% of the residents are emptoysd in Dgtlas County, 10% in Denton County, and 1011 r in ether areas . i ' 3 r Sources Fox b &tcobs ' I a x x^ °` �;.. t�+y0i 1 ' tuyi ham„ 1 e+• 1 �� 1 . , `� � O� � to �� 1 ra•1 y f � .. - ,, 4 co i ",l ' ts r h w w w w • w w • w M to •lt•CI . .. cccaNO OMirn C �' ts C2 'aa m 93' Y. ' e} �l ranH O0000f w w • w w • w w • j�• M 0; NM 07 NJ •-1 a 44 w tj rq VIP > o In •.y (r, ��. n n rn Ln hr i'b v` n u, ►Ni'n H r• 't1 t m t 111 0, VIM H o7 t» bale Olt .R :i � , n'o� a°o;, 1 0{i +3 a� � s^, 1 r; 40V 4^ ra „n {f 43 r N N � FHHI " i o0 g0 �j � n w •• 1i w i'w ♦ •:-r 4u; ms•( �•1 , , , f,O V f(A_lO. M tN0 1G N la t7 • h •-1 r� tr7 iN u I Z l F1 it b t1�1 in T4 Al I i 4 n + t0 Nq tO+1r� 0 0 IM N (1 ra-t l r4 00 4S..t In co O ►+ ''' ry 140 C w � k •O 1.L 14 LEI (z r ` m t.F O tlI � O It r ' It �'� r • . � C C � 0 + � � Q C W C rC W. .� C W H dD +3 p � IP C 1 ,r `ti. ,b ""D .J '1 N C t>I p N1 i , L) u u g kf 4j ri 00 Ln 00 i i p< f {� O I"1 1` do dp th 1 QI 31 ON M N �; in •a � N � � N � N ., t 44 C Q v.V. to in 1p N �t 43 N M M i+ CO P � U rl P-1 H N 00 ' - C4 COP 4�� I M x U FArz tn In an b 6f ra ri tn PH %N H r�l N N r4y., ►�` 0 d H t�G 44 �1 Ol H 0 b {1 - b u n! tR- ! F Ft 0 ro rl ea dp W u1 r� ' k C pr - Ill ill .' �'' tL ' l• _ e, 'w Ch co urii as • . f. It J P j0-1 P"1 r I(L" •"� 1� � .. P*,1 .Mr:W �1'.. t•'��a 1{r.•'r H�r, ,Rj it f.r Pji 1-4 tr tj ro ul Cl m dP aP A 0 }1 f�i PPA 0 � �i lh 0 � r, � LA a N U V 4� 0 1 Rr (° axe d m ,,•a 41 l• I HrIII N 00 m 41 1 + i Q+ f r1 N"r! ! i' '✓r t0 (� Np�pl t1 1 f..��+1 I 1r.r 4 ! '{� ��+ ri a N M DUTON COUNTY D471) Of `rRUST RECORDS Jtinuary 1978- December 1978 2l, rYe of Mortgage Number , loans Closed Pmount Closed 'rNwn Savi ng s 500 $ 189927 , 590 . 13 Pt, Worth $avings 6 Logfl ,; t r , � ,, , :, a t - tt r ;t'. ttt a [ 150 8, 1410222 . 06 `, vn °f ' Netkh Texas Savings 4 Loan 244 e , 899 , 203 . 00 dtl�t'kilat 183 la J$74:1 131° 0 0! 71t�A}, 1077 $46842.1 6721791 C�1?r,tol SAvipgs 4 Loan 214 $ � 8;� '27` 89 1 ,61001 ' ' Ftre deaf fs :vings c Loan Ass r�J. Dallas 320 ¢qu wsst, $av�ngs 32 1 �'643y 16(1 t04' � !^v�'x M rtt�tciy� 616 $ y�5 , 15 , 542 . 62 i,riTa [.fi:':1 d �bnrtai optpj wM oovfill FSr1li lrpdorAl,� Savingp ; Lean, ikllas 87 4 4 2 Jgis xi h($4vin s & Loan o0S 12 F►h#6496 A 9 63 yr�b.�n�cti9 e,p p17QM : L /Z��Di W NcaikW, 68vings o Lpan of V �g, -iaLgnto:! days! �'1�;$t � � Savings t Loan, ! 16 618 0p .QO ss yw'r e ;:7 apfpJ4 .K tnilnna� bni .nt1 2 111 , 500 . 00 Guardian Savings z Loan C O1 . 8 301, OS OAT 'ro'1'AL 188 $ 8 , 751 , S44 . 05 [ _, s - ) 7j4b:e)T S6 F°int. 4498 First Denton National Bank 144 Firsiv h f'iol+al Bank, Sanger 43 83 7069ava First $tats Bank, Denton 182 7 ,414 , 318 . 29 TOTAIo G,ttS'lll� i; wild C,ti C7 `iS� S� Li.S �r. Jfy1]95 � A 178 , B91 . 83 jrt u�, rid , n� � i. � 5 ,..riE71�t� rSgli� u� :inrirlk3r�;i i�S Federal !find Bat1a .lq } 1 ' '� ,'�;� 15 a;13 �i37, �r'iU •S S i, �� 1'ttyr.', liO-P *192 , S00 . 00 ' Denton Area Tvacberp Credit. Union 30 734 1331 . 37 ' TOUL 164 $ 7 ,926 ,831 . 37 1 zCi iio Y7'r4Us7 & ; � � •t Sri S, '179f� f? ;. ty [ '!71(I '7 f1 T. .r U r t l' . L•u ^CRC1t ,u t. t v H r r t,!"�wNTON COUNTY DEEP OF TRUST RECORDS January 1978 - December 1978�r r 'p =i }e2 rti7; ,J , r'q Page 2 nss:l :+ r;:rn2 �r,:; r.e.xn'I' itilOif Number loans Closed Amount Slpsed. t, , MuFraY ;nVls"nt Company 0 t 2..9 7 , 11 ,412 , 2 70 . 00 Hinton Mortgage Company 58 20655 , 296:%b FrWow Vortgage t 39 19-12616 75 00 'IPRt"xP. Tsyst,� f M9rt9a9e : t 159 Nowlin:! MpxC9eg4 �. �j :a x 3 3 `�, MAT 9ix' i 66 Grinnin I rtga e 171 `�fi'°�S'; 73 , J11 , Lomas i Nettleton 43 1 , 520 , Ok-A,j94 Plavco Mortgage Company 1064 � 0 . 31 =) 8LLi ,i 38, 946 , 438 . 78 F � WoFEh�ti(o E9age :' t '''!�5' , svr . J a :us7tJr,24'r818rj810700 W ! er u" r MgrtgagR Company 200 rr;<e1 ,i �,y 812011600,,s4.0 9XI , ' ' . �� a , 1 to Ryan Mortgage Company 10 r,�sr a ep„S8? ;iQ0 :00 ' United Fln4n0i4l Mortgage Company 101' , 'S:r 3Bt ;t �137��8 TRW �t? . 50C 2503 f1f0d z =:pnivaz rsr�tGsr:uJ IA'IIJT ' Total All otherq 2934 11s_ 7 ,;170 , 282 . 68 ri . 8r1 @ ,' JCS � v2 5437 $AS, 'lif624,I*M4 r itYER1J(1$C ?h >r, i.tl f (101nevj 42.1 vi {. 4 7 O � rib:; r�llfH la jotj�s7 77D8Iti PS . 8Ir , !1 ( Jr`S At ieaet al inatitutione are plao£ng loans in Denton " e ' EN . at t ' d nty. Barrihit enerally tight money oonditione due JAMT to natiOMatty higg interest rates, funds are avai►abla 00 O p to Denton. Obpptouely, the ourrent money market t ei�uation ,impa@ie all areas, inoluding Denton. ri:�. 6irr„t tRyvhc, i c t= . itE , At i OF . . . _. nr,irsU .J1f?rs:) �s!�rias9T �o:R no.Snu7 ' JaTOT r a EXHIBIT A-22 ' BUSINESS GROWTH AS INDICATED By TELEPHONE LISTINGS ' City of Denton Average Annual Census Growth Rate ' Tract 1975 19 1977 1978 1975-1978 204 409 457 492 503 7 . 18 i205 84 10,3 101 112 10 . ' 206 302 325 346 351 5 . 1 201 166 261 X97 212 8 . 5 208 50 51 59 60 6 . 3 209 24 26 28 32 10. 1 ' 210 99 105 102 111 3. 9 211 377 374 376 385 . 7 212 1?f; 1.' 131 150 6 . 0 213 . 92 125 153 181 25 . 3 ' Total 1,739 1, 903 11985 21097 6 . 48 1 Sources bolo ' s Criss-Cross Directory of Denton 1