HomeMy WebLinkAbout2007-150sAour documents\ordinances\07\z06-0026 approved.doc
ORDINANCE NO. Q K77
AN ORDINANCE OF THE CITY OF DENTON, TEXAS, PROVIDING FOR A ZONING
CHANGE FROM A NEIGHBORHOOD RESIDENTIAL 2 (NR-2), NEIGHBORHOOD
RESIDENTIAL 3 (NR-3), NEIGHBORHOOD 4 (NR-4), NEIGHBORHOOD RESIDENTIAL 6
(NR-6), NEIGHBORHOOD RESIDENITAL MIXED USE 12 (NRMU-12), NEIGHBORHOOD
RESIDENTIAL MIXED USE (NRMU), COMMERCIAL MIXED USE GENERAL (CM-G),
PLANNED DEVELOPMENT (PD-120), AND RURAL RESIDENTIAL (RD-5) TO THE
HILLS OF DENTON MASTER PLAN COMMUNITY (HILLS OF DENTON MPC) ZONING
DISTRICT CLASSIFICATION AND USE DESIGNATION, FOR APPROXIMATELY 2,210
ACRES, GENERALLY LOCATED ON NORTH OF LOOP 288, WEST OF LOCUST
STREET, SOUTH OF MILAM ROAD AND EAST OF BONNIE BRAE STREET AND
LEGALLY DESCRIBED AS A TRACT OF LAND SITUATED IN THE J.A. BURNS
SURVEY, ABSTRACT NO. 130 THE T. POLK SURVEY, ABSTRACT NO. 999, THE V.
GAILOR SURVEY, ABSTRACT NO. 452, THE T. TOBY SURVEY, ABSTRACT NO. 288,
THE J. COLLARD SURVEY, ABSTRACT NO. 297, THE M. MAY SURVEY, ABSTRACT
NO. 807, THE J. STEWART SURVEY, ABSTRACT NO 1150, THE F. MCKETTRICK
SURVEY, ABSTRACT NO. 846, AND THE E. PRITCHETT SURVEY, ABSTRACT NO.
1025, DENTON COUNTY, TEXAS SAID 2120.6206 ACRE TRACT BEING COMPRISED
OF AND CONTAINING: ALL OF TEN TRACTS DESCRIBED TO DENTON 288, L.P. BY
SPECIAL WARRANTY DEEDS RECORDED AS INSTRUMENT NO'S. 2006-21489, 2006-
12208, 2006-12204, 2006-12124, 2006-56312, 2006-59307, 2006-57777, 2006-57774, 2006-
87970, AND 2006-56313, OFFICIAL RECORDS OF DENTON COUNTY, TEXAS; ALL OF
THAT CERTAIN TRACT DESCRIBED TO HARVARD C.G. PROPERTIES, L.L.C. BY
SPECIAL WARRANTY DEED RECORDED AS INSTRUMENT NO 2006-19521, OFFICIAL
RECORDS OF DENTON COUNTY, TEXAS; ALL OF THAT CERTAIN TRACT
DESCRIBED TO RICHARD TEDROW AND WIFE BY WARRANTY DEED RECORDED
IN VOLUME 1154, PAGE 836, DEED RECORDS, DENTON COUTNY, TEXAS; ALL OF
THAT CERTAIN TRACT DESCRIBED TO RICHARD CLAIR TEDROW BY SPECIAL
WARRANTY DEED RECORDED IN VOLUME 1028, PAGE 761, DEED RECORDS,
DENTON COUNTY, TEXAS; AND ALL OF THAT CERTAIN TRACT DESCRIBED TO
JAMEZ TEDROW, TRUSTEE BY DEED OF GIFTS RECORDED IN VOL. 1978, PG. 796,
COL. 1978, PG.799, COL. 1978, PG.802, VOL. 1978, PG. 805, VOL.1794, PG.127, VOL.
1794, PG. 129, VOL. 1794, PG.131, VOL.1794, PG. 133, DEED RECORDS, DENTON
COUNTY, TEXAS; PROVIDING FOR A PENALTY IN THE MAXIMUM AMOUNT OF
$2,000.00 FOR VIOLATIONS THEREOF; AND PROVIDING FOR SEVERABILITY,
SUBORDINATION AND AN EFFECTIVE DATE. (ZO6-0026)
WHEREAS, Tomlin Investments has applied for a change in zoning for approximately
2,120 acres from Neighborhood Residential,2 (NR-2), Neighborhood Residential 3 (NR-3),
Neighborhood Residential (NR-4), Neighborhood Residential 6 (NR-6), Neighborhood
Residential Mixed Use 12 (NRMU-12), Neighborhood Residential Mixed Use (NRMU),
Commercial Mixed Use General (CM-G), Planned Development (PD-120) and Rural Residential
(RD-5) zoning districts to the Hills of Denton Master Plan Community ("Hills of Denton MPC")
zoning district classification and use designation as provided for in this ordinance; and
sAour documents\ordinances\07\z06-0026 approved.doc
WHEREAS, on October 17, 2006, the City Council adopted an ordinance amending a
portion of subchapter 35.7 and 35.23 of the,Denton Development Code pertaining to Master
Planned Communities; and
WHEREAS, on April 3, 2007, the City Council adopted an ordinance to voluntarily
annex approximately 1,199 acres into the City of Denton. The 1,199 acres is part of the 2,120
acres proposed as the Hills of Denton Master Planned Community; and
r
WHEREAS, on May 9, 2007, the Planning and Zoning Commission concluded a public
hearing as required by law, and recommended approval of the requested change in zoning, as
further conditioned by them; and
WHEREAS, pursuant to §35.7.12.2 of the Denton Development Code, the Council finds
that the health, safety or public welfare of the residents of the City of Denton may be
compromised without concurrent submittal of the MPC Zoning Document and the MPC
Development Standards Document; and
WHEREAS, the City Council finds that the change is consistent with the Denton Plan
and the Development Code, specifically including those findings set forth at §35.7.12.6 of the
Denton Development Code; NOW THEREFORE,
THE COUNCIL OF THE CITY OF DENTON HEREBY ORDAINS:
SECTION 1. The findings and recitations contained in the preamble of this ordinance are
incorporated herein by reference and found to be true.
SECTION 2. The zoning district classification and use designation for approximately
2,120 acres of land described in Exhibit "A", attached hereto and incorporated herein (the
"Property"), is hereby changed from the Neighborhood Residential 2 (NR-2), Neighborhood
Residential 3 (NR-3), Neighborhood Residential (NR-4), Neighborhood Residential 6 (NR-6),
Neighborhood Residential Mixed Use 12 (NRMU-12), Neighborhood Residential Mixed Use
(NRMU), Commercial Mixed Use General (CM-G), Planned Development (PD-120) and Rural
Residential (RD-5) zoning districts to the Hills of Denton MPC as provided for herein.
t
Notwithstanding the above real property description, the property being rezoned includes all
property to the centerline of all adjacent street rights -of -way.
SECTION 3. The development of; the Property shall be in accordance with the
regulations and standards modified or excepted by the Hills of Denton MPC as particularly
described in the Zoning Document and Development Standards Document attached hereto and
incorporated herein as Exhibit `B", and shall be in compliance with Concept Plan, Development
Plan Map, Phasing Plan, and Conceptual SF Density Distribution attached hereto and
incorporated herein as Exhibit "C". In addition, the Hills of Denton MPC shall provide for the
planning of Denton Independent School District ("DISD") schools in accordance DISD
guidelines as generally set forth in Exhibit "D" attached hereto and incorporated herein by
Oour documents\ordinances\07�/06-0026 approved.doc
reference and in accordance with the note set forth on the Development Plan Map. All other
provisions of Chapter 35 not specifically excepted by the Hills of Denton MPC shall remain in
full force and effect. Compliance with Denton's Neighborhood Park Ordinance, being Chapter .
22, Article III of the Code of Ordinances of the City of Denton, as may be amended from time to
time, is required. Notwithstanding anything contained herein to the contrary, no subdivision of
the Property by metes and bounds or plat, including by conveyance plat is permitted, and no
right to develop such portion of the Property shall be allowed when any portion of such property
straddles or is in close proximity to different permitted land use boundaries as shown on the
Development Plan Map unless and until all affected property owners pursuant to a document
acceptable to the City Attorney clearly by legal description delineate and agree to such land use
boundaries.
SECTION 4. The City's official zoning map is amended to show the change in zoning
district classification and use designation to the Hills of Denton MPC as provided herein.
SECTION 5. If any provision of this ordinance or the application thereof to any person
or circumstance is held invalid by any court, such invalidity shall affect the validity of the
provisions or applications, and to this end the provisions of this ordinance are severable.
SECTION 6. The terms of this Ordinance are subordinate to any other ordinance of the
City of Denton, and any conflicts are intended to be resolved in favor of the other ordinance,
unless such conflicting provisions are specified and expressly excepted by this Ordinance.
SECTION 7. Any person violating any provision of this ordinance shall, upon
conviction, be fined a sum not exceeding $2,000.00. Each day that a provision of this ordinance
is violated shall constitute a separate and distinct offense.
SECTION 8. This ordinance shall become effective fourteen (14) days from the date of
its passage, and the City Secretary is hereby directed to cause the caption of this ordinance to be
published twice in the Denton Record -Chronicle, a daily newspaper published in the City of
Denton, Texas, within ten (10) days of the date of its passage.
PASSED AND APPROVED this the day of , 2007.
PERRY . McNEILL, MAYOR
ATTEST:
JENNIFER WALTERS, CITY SECRETARY,
BY:
s9our documents\ordinances\07\7.06-0026 approved.doc
APPROVED AS TO LEGAL FORM:
EDWIN M. SNYDER, CITY ATTORNEY
C
Exhibit A
Hills of Denton
BEING a 2120.6206 acre tract of land situated in the J.A. Burns Survey, Abstract No.
130, the T. Polk Survey, Abstract No. 999, the V. Gailor Survey, Abstract No. 452, the T.
Toby Survey, Abstract No. 288, the J. Collard Survey, Abstract No. 297, the M. May
Survey, Abstract No. 807, the J. Stewart Survey, Abstract No. 1150, the F. McKettrick
Survey, Abstract No. 846, and the E. Pritchett Survey, Abstract No. 1025, Denton
County, Texas, said 2120.6206 acre tract being comprised of and containing: all of ten
tracts described to DENTON 288, L.P. by Special Warranty Deeds recorded as
Instrument No's. 2006-21489, 2006-12208, 2006-12204, 2006-12124, 2006-56312,
2006-59307, 2006-57777, 2006-57774, 2006-87970, and 2006-56316, Official Records
of Denton County, Texas; all of that certain tract described to HARVARD C.G.
PROPERTIES, L.L.C. by Special Warranty Deed recorded as Instrument No. 2006-
19521, Official Records of Denton County, Texas; all of that certain tract described to
Richard Tedrow and wife by Warranty Deed recorded in Volume 1154, Page 836, Deed
Records, Denton County, Texas; all of that certain tract described to Richard Clair
Tedrow by Special Warranty Deed recorded in Volume 1028, Page 761, Deed Records,
Denton County, Texas; and all of that certain tract described to James Tedrow, Trustee
by Deed Of Gifts recorded in Vol. 1978, Pg. 796, Vol. 1978, Pg. 799, Vol. 1978, Pg. 802,
Vol. 1978, Pg. 805, Vol. 1794, Pg. 127, Vol. 1794, Pg. 129, Vol. 1794, Pg. 131, Vol.
1794, Pg. 133, Deed Records, Denton County, Texas, said 2120.6206 acre tract being
more particularly described as follows:
BEGINNING at the southwest end of a c6rner clip at the intersection of the west line of
F.M. 2164 with the north line of LOOP 288;
THENCE along the north line of LOOP 288 the following:
S 87037'05" W a distance of 302.84 feet;
t
S 88030'31" W a distance of 207.47 feet;
S 79°52'15" W a distance of 295.78 feet;
S 80002'08" W a distance of 16.70 feet;
S 80040'39" W a distance of 308.99 feet;
S 77039'53" W a distance of 307.95 feet;
S 73047'53" W a distance of 102.67 feet to the beginning of a curve to the left which has
a central angle of 07012'38", a radius of 5849.58 feet,. and a chord which bears S
75°16'55" W - 735.67 feet;
Page 1 of 6
With said curve to the left, an arc distance of 736.16 feet;
S 68039'20" W a distance of 379.47 feet;
S 71 °40'36" W a distance of 307.38 feet;
S 74021'31" W a distance of 419.35 feet;
S 69013'21" W a distance of 170.36 feet to the beginning of a curve to the right which
has a central angle of 14°10'49", a radius of 5619.58 feet, and a chord which bears S
80°32'36" W - 1387.25 feet;
With said curve to the right, an arc distance of 1390.80 feet to the southeast corner of
that certain tract described to University of North Texas by deed recorded in Volume
4966, Page 999, Deed Records, Denton County, Texas;
THENCE N 01023'53" E departing the north line of aforementioned LOOP 288 and along
the east line of said University tract, a distance of 1001.11 feet to the northeast corner of
said University tract;
THENCE N 88043'28" W along the north line of said University tract, a distance of
4182.91 feet to the northwest corner of said University on the east side of an asphalt
road known as Bonnie Brae Street.;
THENCE N 00023'04" E with the east side of said asphalt road, a distance of 1765.70
feet;
THENCE N 01051'27" E a distance of 39.81 feet to the south line of that certain tract
described to Homer Walter by deed recorded under County Clerk File No. 95-0006309,
Real Property Records, Denton County, Texas;
THENCE S 89030'32" E along the south line of said Walter tract, a distance of 624.61
feet to the southeast corner of said Walter tract;
THENCE N 01000'50" E along the east line of said Walter tract, passing the northeast
corner thereof, also the southeast corner of that certain tract described to Ruby Finch by
deed recorded in Volume 497, Page 547, Deed Records, Denton County, Texas, and
continuing, along the east line thereof, a distance of 1764.26 feet to the northeast corner
of said Finch tract;
THENCE along the north line of said Finch tract the following
N 88°09'02" W a distance of 498.78 feet;
N 00056'25" E a distance of 185.30 feet;
Page 2 of 6
N 88°29'12" W passing the northwest line of said Finch tract, also the northeast corner of
that certain tract described to Schertz by deed recorded under County Clerk File No. 02-
98857, Real Property Records, Denton County, Texas and continuing, along the north
line thereof, a distance of 1541.64 feet to the northwest corner of said Schertz tract, near
the middle of aforementioned Bonnie Brae Street;
THENCE along or near the middle of said Bonnie Brae Street the following:
N 01034'05" E a distance of 932.20 feet;
N 01°35'23" E a distance of 1003.38 feet near the intersection of the middle of Bonnie
Brae Street with the middle of Ganzer Road, at the northwest corner of the
aforementioned DENTON 288 2006-57777 tract, in the east line of that certain tract
described to Rancho Vista Development Company by deed recorded in Volume 2695,
Page 465, Deed Records, Denton County„Texas,
THENCE S 89032'32" E along the east line of said Rancho Vista tract, near the middle of
Ganzer Road, a distance of 972.02 feet;
THENCE N 00°03'28" E continuing along the east line of said Rancho Vista tract, near
the middle of Ganzer Road, a distance of 26.07 feet to the southwest corner of that
certain tract described to Brewer by deed recorded under County Clerk File No. 94-
R0095175, Real Property Records, Denton County, Texas;
THENCE S 89032'45" E along the south line of said Brewer tract, the south line of that
certain tract described to Stewart by deed recorded in Vol. 599, Pg. 7, the south line of
that certain tract described to Hatridge by deed recorded in Vol. 599, Pg. 9, the south
line of that certain tract described to Roberts by deed recorded in Vol. 3179, Pg. 273, the
.south line of that certain tract described to Mitchell by deed recorded in Vol. 529, Pg.
633, the south line of that certain tract described to Rae by deed recorded in Vol. 529,
Pg. 414, and the south line of three tracts described to Peppier by deeds recorded in
Vol. 2398, Pg. 768, Vol. 4218, Pg. 2672, and Vol. 4218, Pg. 2669, Deed Records,
Denton County, Texas, a distance of 2707.07 feet to the southeast corner of said
Peppier Vol. 4218, Pg. 2669 tract; ,
THENCE N 00026'12" E along the east line of said Peppier Vol. 4218, Pg. 2669 tract, a
distance of 668.18 feet to a 3/4" iron rod found for corner at the northeast corner of said
Peppier Vol. 4218, Pg. 2669 tract;
THENCE N 00004'12" E along the east terminus line of Chinn Road, the east lines of
those certain tracts described to Yeatts by deeds recorded in Volume 527, Page 43 and
Volume 584, Page 667, Deed Records, Denton County, Texas, the east line of that
certain tract described to Sauls by deed recorded in Volume 3101, Page 0160, Deed
Records, Denton County, Texas, and the east line of the aforementioned Rancho Vista
tract, a distance of 2649.30 feet to a 5/8" iron rod found;
Page 3 of 6
THENCE N 01000'33" W continuing along the east line of said Rancho Vista tract, a
distance of 539.43 feet to a fence po st;
THENCE N 02028'55" W continuing along the east line of said Rancho Vista tract, a
distance of 965.89 feet to a 3" metal fence corner post at the northeast corner of said
Rancho Vista tract;
THENCE N 88054'04" W along the north'line of said Rancho Vista tract, a distance of
197.47 feet to a 3" metal fence corner post at the southeast corner of that certain tract
described to Brandenberger by deed recorded in Volume 860, Page 375, Deed Records,
Denton County, Texas;
THENCE N 00032'20" E along the east line of said Brandenberger tract, a distance of
426.52 feet 3" metal fence corner post at the southwest corner of that certain called
80.00 acre tract described to Perry Nelson Trietsch by deed recorded under County
Clerk File No. 2001-R0061523, Real Property Records, Denton County, Texas;
THENCE S 89007'15" E departing the east line of said Brandenberger tract and along
the south line of said 80.00 acre tract and the south line of that certain called 90.92 acre
tract described to W. & S. Trietsch Family Trust by deed recorded under County Clerk
File No. 98-0112292, Real Property Records, Denton County, Texas, a distance of
1838.29 feet to a 3-1/2" metal fence corner post;
THENCE continuing along the south line of said 90.92 acre tract the following:
S 88°47'17" E a distance of 245.52 feet toga steel fence corner post;
N 03025'52" E a distance of 144.80 feet to,a 1/2" iron rod found for corner;
S 88049'43" E a distance of 1622.90 feet to the southeast corner of said 90.92 acre tract;
THENCE N 00020'44" W along the east line of said 90.92 acre tract, a distance of
582.00 feet to a 1/2" iron rod found at a fence corner post in the south line of that certain
First Tract described to M. Ronnie Trietsch by deed recorded under County Clerk File
No. 93-R0068820, Real Property Records, Denton County, Texas;
THENCE S 89002'13" E along the south line of said First Tract passing the southeast
corner thereof, also the southwest corner of that certain tract described to Rachel
Trietsch Bartel by deed recorded in Volume 2508, Page 661, Deed Records, Denton
County, Texas, and continuing along the south line thereof, a distance of 3172.72 feet to
a capped 5/8" iron rod marked "CARTER BURGESS" found in the west line of F.M.
2164;
THENCE S 00049'14" E along the west line of said F.M. 2164 a distance of 1009.93 feet
to the northeast corner of that certain tract described to North Texas State University by
deed recorded in Volume 642, Page 569, Deed Records, Denton County, Texas;
Page 4 of 6
THENCE departing the east line of said F.M. 2164 and along the north line of said
University tract, the following:
N 89002'57" W a distance of 559.69 feet to a brass disk marked "Prop Coe" found for
corner;
N 00°50'41" W a distance of 199.76 feet to a brass disk marked "Prop Cor" found for
corner;
N 89000'42" W a distance of 1189.82 feet to a brass disk marked "Prop Cor" found for
corner at the northwest corner of said University tract;
THENCE S 00°49'51" E along the west line of said University tract, a distance of 559.86
feet to a brass disk marked "Prop Cor" found for corner at the southwest corner of said
University tract
THENCE S 89006'18" E along the south line of said University tract, a distance of
1749.38 feet to the aforementioned west line of F.M. 2164
THENCE along the said west line of F.M. 2164 the following:
S 00050'26" E a distance of 537.73 feet;
S 10*28'14" W a distance of 101.98 feet;
S 00050'22" E a distance of 200.00 feet;
S 12°08'58" E a distance of 101.98 feet;
S 0005022" E a distance of 849.77 feet;
S 07041'28" W a distance of 101.20 feet;
S 00050'23" E a distance of 250.00 feet;
S 09022'14" E a distance of 101.20 feet; I
S 00050'23" E a distance of 1312.37 feet;
S 00051'36" E a distance of 1185.80 feet;
S 10*44'30" W a distance of 99.54 feet;
S 01044'27" E a distance of 16.87 feet to the northeast corner of that certain tract
described to Kenneth Nelson by deed recorded under County Clerk File No. 95-
R0008942, Real Property Records, Denton County, Texas;
Page 5 of 6
THENCE N 89058'57" W along the north line of said Nelson tract, a distance of 468.86
feet to the northwest corner of said Nelson tract;
THENCE S 00007'10" E along the west line of said Nelson tract, a distance of 876.96
feet to the southwest corner of said Nelson tract;
THENCE S 89056'31" E along the south line of said Nelson tract, a distance of 481.10
feet to the aforementioned west line of F.M. 2164;
THENCE along the said west line of F.M. 2164 the following
S 00043'02" W a distance of 602.28 feet;
S 06°25'13" W a distance of 100.44 feet;
S 00°40'50" W a distance of 200.02 feet;
S 04°58'49" E a distance of 100.42 feet;
S 00'40'43" W a distance of 400.12 feet;
S 09°04'23" W a distance of 101.09 feet;
S 00°46'43" W a distance of 299.68 feet;
S 07°40'33" E a distance of 101.63 feet;
S 00°42'49" W a distance of 238.45 feet;
S 00°41'38" W a distance of 1940.96 feet;
S 01'52'19" W a distance of 385.50 feet;
THENCE S 39016'01" W departing the said west line of F.M. 2164, a distance of 105.58
feet to the POINT OF BEGINNING and containing 92,374,235 square feet or 2120.6206
acres of land, more or less.
• Bearings are based upon that certain called 748.983 acre tract described in Special Warranty Deed recorded as
Instrument No. 2006-12144, Official Records of Denton County, Texas.
Piburn & Partners, LLC
3445 Highland Rd, Suite 205
Dallas, Texas 75228
(214)328-3500
w metrosurvevor.com
Page 6 of 6
SURVEYOR'S CERTIFICATE
The foregoing description is a result of actual on -the -ground surveys made under my
personal supervision and a compilation of the deeds referenced therein.
John R. Piburn, Jr.
Registered Professional Land Surveyor
Registration No. 3689
Piburn & Partners, LLC
3445 Highland Rd, Suite 205
Dallas, Texas 75228
Exhibit B
Hills of Denton MPC
Zoning Document
General Note: Except as clearly and specifically stated herein, the provisions of this document
are subordinate to all ordinances of general application in the City of Denton, Texas. The
provisions of this document do not modify or amend any ordinance of the City of Denton, and
have no applicability whatsoever outside the Hills of Denton MPC. The terms of this document
serve as limited exceptions to the general zoning standards of the City of Denton, only to the
limited extent specified herein, and are intended to be construed narrowly and restrictively. Any
stated exceptions to specific sections of any ordinance or land use standard shall apply only to
the limited extent necessary to achieve the stated exception, and all other requirements of such
cited provisions that are not specifically excepted shall continue to apply in full force and effect
within the Hills of Denton MPC.
Page - 1
§ 35.5. shall be excepted as follows:
Only those uses listed in the tables below shall be permitted in each phase of the Hills of Denton
development in the areas so designated on the Development Plan Map.
�i
t
SF Single Family Residential
TH Town Homes (Attached Single -Family)
MF Multi -family Residential
C Commercial
O Office
TCC Town Center Commercial
TCR Town Center Residential
I
Permitted use Table:
Residential Land Use Categories
SF
TH
MF
C
O
TCC
TCR
Agriculture
HL(II)
HL(11)
HL(I1)
HL(11)
HW1)
111,(ll)
HL(II)
Livestock
HL(2)
N
N
N
N
N
N
Single Family Dwellings
P
P
N
N
N
N
N
Accessory Dwelling Units
HL�I
N
N
N
N
N
N
Attached Single Family Dwellings
SUP
P
HL(to)
N
N
P
P
Dwellings Above Businesses
N
N
P
P
N
P
P
Live/Work Units
N
HL 5
P
P
N
P
P
Duplexes
N
P
N
N
N
N
N
Community Homes For the Disabled
P
P
P
P
N
N
P
N
N
SUP
N
N
N
SUP
yHomes
Fam l Dwellin s
N
NP
N
N
P
P
Manufactured Housing Developments
N
SUP
SUP
N
N
N
N
P = Pemillcd, N = Not Permitted, SUP = Specific Use Permit Required, L(X) =Limited as dcfined on a e 4 ofthis section
Page - 2
Commercial Uses
SF
TH
MF
C
O
TCC
TCR
Home Occupation
P
P
P
N
N
P
P
Sales of Product Grown on Site
N
N
N
P
N
N
N
Hotels
N
N
P
P
P
P
P
Motels
N
N
N
P
N
N
N
Bed and Breakfast
N
N
P
P
SUP
P
N
Retail Sales and Service
N
N
HL(6)
P
P
P
P
Movie Theaters
N
N
N
SUP
N
P
SUP
Restaurant or Private Club
N
N
HL 3
P
P
P
P
Drive -through Facility
N
N
SUP
P
P
--N
N
Professional Services and Office
N
N
HL 6
P
P
P
P
Quick Vehicle Servicing
N
N
SUP
P
P
N
N
Vehicle Repair
N
N
N
P
P
N
N
Auto and RV Sales
N
N
N
P
P
N
N
Laundry Facilities
N
N
P
P
P
P
P
Equestrian Facilities
SUP
N
N
N
N
N
N
Outdoor Recreation
P
P
SUP
P
N
N
N
Indoor Recreation
P
P
N
P
N
N
N
Major Event Entertainment
N
N
N
SUP
N
P
N
Commercial Parkin Lots
N
N
N
P
P
P
P
Administrative or Research Facility
N
N
HL 4
P
P
N
N
Broadcasting of Production Studio
N
N
HL 4
P
P
N
N
Sexually Oriented Business
N
N
N
N
N
N
N
Temporary Uses
HL 9
HL 9
HL 9
HL 9
HL 9
HL 9
HL 9
P =Permitted, N = Not Permitted, SUP = S ecific Use Permit Required, L X = Limited as defined on page 4 of this section
Industrial Land Use Categories
SF
TH
MF
C
O
TCC
TCR
Printing / Publishing
N
N
N
P
P
N
N
Bakeries
N
N
N
P
P
P
P
Manufacture of Non -odoriferous Foods
N
N
N
N
P
N
N
Feed Lots
N
N
N
N
N
N
N
Food Processing
N
N
N
N
N
N
N
Light Manufacturing
N
N
N
N
P
N
N
Heavy Manufacturing
N
N
N
N
N
N
N
Wholesale Sales
N
N
N
N
N
N
N
Wholesale Nurseries
HL(12)
HL(12)
HL(12)
II1-(12)
HL(12)
HL(12)
HL(12)
Distribution Center
N
N
N
N
N
N
N
Wholesale Storage and Distribution
N
N
N
N
N
N
N
Self-service Storage
N
N
N
N
SUP
N
N
Construction Materials Sales
N
N
N
N
N
N
N
Junk Yards and Auto Wrecking
N
N
N
N
N
N
N
Kennels
N
N
N
N
N
N
N
Veterinary Clinics
N
N
P
P
N
N
N
Sanitary Landfills, Commercial Incinerators,
'transfer Station
N
N
N
N
N
N
N
Gas Wells
SUP
HL(8)
SUP
HL(8)
SUP
HL(8)
SUP
HL(8)
SUP
HL(8)
N
N
P = Permitted, N = Not Permitted, SUP = Specific Use Permit Re uired, L(X) = Limited as defined on page4 of this section
Page - 3
Institutional Land Use Categories
SF
TH
MF
C
Off
TCC
TCR
Basic Utilities
HL(7)
HL 7
I{L 7
SUP
SUP
N
N
Community Services
N
N
p
P
p
p
P
Parks and Open Space
P
P
p
P
p
p
p
Churches
P
P
p
p
p
p
N
Semi-public, Halls, Clubs and Lodges
SUP
SUP
P
P
P
P
N
Business / Trade School
N
N
HL 4
P
P
N
N
Adult or Child Day Care
SUP
SUP
P
p
P
P
N
Kindergarten, Elementary School
P
P
P
N
N
N
N
Middle School
P
p
P
N
N
N
N
High School
N
N
SUP
N
P
N
N
Colleges
N
N
P
P
P
P
P
Hospital
N
21
N
N
P
N
N
Elden HousingN
SUP
P
N
N
p
P
Medical Centers
N
N
p
p
P
P
N
Cemeteries
N
N
N
N
N
N
N
Mortuaries
N
N
N
P
N
I N
N
I' = Permitted, N = Not Permitted, SUP = Specific Use Pcrmit Required, L X = Limited as defined on page 4 of this section.
Page - 4
§ 35.5.8. shall be excepted to provide the following additional limitations with respect to the
zoning classifications and use designations defined by this document:
HL(1) = Accessory dwelling units are permitted, subject to the following additional criteria:
1. The proposal must conform to the overall maximum lot coverage and setback requirements of the
district.
2. The maximum number of accessory dwelling units shall not exceed 1 per lot.
3. The maximum gross habitable floor area (GHFA) of the accessory residential structure shall not
exceed 50% of the GHFA of the primary residence on the lot.
4. One additional parking space shall be provided that conforms to the off-street parking provisions
of the Denton Development Code.
HL(2) = Limited too two (2) animals on parcels one (1) to three(3) acres in size. Additional animals may
be added at a rate of one per each acre over three.
HL(3) = Limited to sit down only, and no drive up service permitted. Limited to no more than 100 seats
and no more than 4,000 square feet of restaurant area.
HL(4) = Uses are limited to no more than 10,000 square feet of gross floor area.
HL(5) = Uses are limited to no more than 1,500 square feet of gross floor area per lot.
HL(6) = Uses are limited to no more than 20,000 square feet of gross floor area per use. Square footage
may be larger with approval of a Specific Use permit (SUP).
HL(7) = If propose use is within 200 feet of a residential zone, approval is subject to a Specific Use
permit.
HL(8) = Must comply with the provisions of § 35.22 of the Denton Development Code, Gas Well Drilling
and Production.
I-IL(9) = Must meet the requirements of § 35.12.9 of the Denton Development Code, Temporary Uses.
HL(l0) = Limited to a maximum density of 12 units per acre.
HL(11) = Permitted on undeveloped parcels or future phases of multi -phased developments. Crops such
as bay or row crops are permitted. Livestock shall be limited to tracts of 5 acres or larger.
HL(12) = Allowed as a temporary, non -retail use benefitting the Hills of Denton development.
Page - 5
§ 35.5. shall be excepted to establish the following additional restrictions or exceptions with
respect to the zoning classifications and use designations defined in this document:
General Regulations:
General Regulations
SF
TH
MF
C
O
TCC
TCR
Minimum lot area (square feet)
5,500
None
2,500
2,500
2,500
None
None
Minimum lot width
None
None
20'
50'
50'
None
None
Minimum lot depth
None
None
50'
None
None
None
None
Minimum front and setback
20
10'
None
None
10'
None
None
Minimum side yard
0'
0'
6'
None
None
None
None
Minimum setback between dwellings
10
10'*
N/A
N/A
N/A
N/A
N/A
Minimum side and adjacent to a street
10'
10'
None
None
10'
None
None
Minimum rear yard
10'
10'
10'
None
None
None
None
Minimum yard abutting a residential use or
district
N/A
N/A
20'
20'
20'
0'
0
Density (dwelling units per acre
4
12
20
0
0
_I 8
30
Maximum FAR
N/A
N/A
N/A
1.5
1.5
3.0
1.5
Minimum residential unit size (square feet)
**
1,800
1,400
500
500
0
750
750
Maximum lot coverage
70%
80%
80%
80%
85%
85
go%
Minimum Landscape area
30%
20%
20%
20%
15°/"
15%
10%
Maximum building height
1 45' 1
45'
1 65'
65'
100'
100'
100'
* Minimum setback between townhouse dwellings (attached single family) refers to groupings of units not
individual units.
** Minimum detached single-family residential unit size may be reduced to 1,300 square feet for an Active
Adult Retirement Community, where such communities are allowed on an approved Development Plan
Map (see Site Design Standards for required architectural features)
Page - 6
§ 35.5. shall be excepted to establish the following additional restrictions or exceptions with
respect to the zoning classifications and use designations defined in this document:
Clustering Standards/Density Transfer
Non -Attached single-family residential units may be clustered within the SF (Single -Family) zoning
districts, provided the following standards are met:
A. The maximum number of single-family units built in the SF (Single -Family) zoning districts
may not exceed 5,708 units.
B. The total number of platted single-family lots shall be tracked by the developer as individual
Final Plats are submitted for review.
§ 35.5. shall be excepted to establish the following thresholds for development:
DEVELOPMENT THRESHOLDS:
Maximum Number of Single -Family Units
7,464
Average Single -Family Density (includes TH)
4.74 units per acre
MAXIMUM NUMBER OF MULTI -family Units*
2,204
Average Multi -family Density
20 units per acre
Single-family to Multi -family Ratio*
77.2% SF to 22.8% MF
Maximum number of Units in Town Center **
4,153
Sin le -family to Multi -family Ratio (including Town Center)
54% SF to 46% MF
A minimum of 2,000 single-family houses shall be constructed (permitted) prior to any
multi -family units being constructed.
* Based on average maximum density allowed and Excludes Town Center. Maximum
number of MF units (excluding the Town Center) shall not exceed 2,204 units
**Based on Zoning (30 units per acre in TCR and 18 units per acre in TCC)
Page - 7
Hills of Denton MPC
Development Standards Document
General Note: Except as clearly and specifically stated herein, the provisions of this document
are subordinate to all ordinances of general application in the City of Denton, Texas. The
provisions of this document do not modify or amend any ordinance of the City of Denton, and
have no applicability whatsoever outside the Hills of Denton MPC. The terms of this document
serve as limited exceptions to the general development standards of the City of Denton, only to
the limited extent specified herein, and are intended to be construed narrowly and restrictively.
Any stated exceptions to specific sections of any ordinance or design standard shall apply only to
the limited extent necessary to achieve the stated exception, and all other requirements of such
cited provisions that are not specifically excepted shall continue to apply in full force and effect
within the Hills of Denton MPC.
Page - 1
Landscape and Tree Canopy Requirements:
Landscape and tree canopy requirements shall comply with §35.13.7.13 of the Denton
Development Code with, the following exceptions:
Hills of Denton Landscape and Tree Canopy Requirements
Hills of Denton Districts
Percent
Landscape Area
Percent Tree
Canopy
Coverage
SF
Single Family Residential
30%
40%
TH
Town Homes (Attached Single-
Family)
20%
40%
MF
Multi -family Residential
20%
35%
C
Commercial
20%
30%
O
Office
15%
40%
TCC
Town Center Commercial
15%
200/o
TCR
Town Center Residential
100/0
20%
Street Tree Requirements:
§35.13.7.C.3.a.i.a. shall be excepted as necessary to allow the following:
A minimum of one (1) tree per lot for developments with spacing not to exceed 60 feet on
center.
§35.13.7.C.3.a.i.b. shall be excepted in its entirety from application in this development.
Page - 2
Access, Parking and Circulation Requirements:
§35.13.10.B.1.e. shall be excepted to allow the following:
Surface parking lots with greater than 150 parking spaces or more shall:
i. Be divided into separate areas by landscaped areas or walkways at least 10 feet in
width, or by a building or group of buildings.
ii. Provide adequate pedestrian circulation within the site. Pedestrian walkways
shall be directly linked to entrances and the internal circulation of the building(s).
iii. A raised walkway, of a minimum un-obstructive width of 5 feet, shall be installed
through parking areas for developments involving a gross floor area in excess of
40,000 square feet.
§35.13.10.B.1.d. shall be excepted to allow the following:
Permeable paving is not required for those surface parking spaces that exceed the number of
parking spaces required. For each additional parking space that exceeds the number of parking
spaces required;
i. 100 sq ft of parking lot tree canopy above and beyond the minimum required, or
ii. 10% of additional parking lot open space shall be provided in the parking lot, or
iii. Permeable paving, or
iv. The equivalent amount of open space (i.e. 1,000 sq. ft. excess parking = 1,000
excess open space above and beyond minimum required) shall be provided within
100' of the parking lot, or
V. Any combination of the above.
§35.13.10.B.1. shall be excepted to apply the following additional standard in the Hills of
Denton MPC:
Parking Structures. Parking structures shall require approval of an Alternative Development
Plan meeting the criteria of Subchapter 35.13.5, along with an additional finding that the
proposed architectural elevation is appropriate for the character of the area.
§35.13.10.C.2. shall excepted to apply the following additional standard in the Hills of
Denton MPC:
A 3 foot high berm with a maximum 3 on 1 side slopes, planted with one large tree for every 40
linear feet, except along areas where parking in front of buildings is permitted.
§35.13.10.C.3. shall be excepted to allow the following:
Parking between the building and the street'is permitted in all districts except Town Center
Commercial and Town Center Residential, provided:
a. That the perimeter parking is screened by any one or any combination of the following:
i. A 36" high masonry wall, or
ii. A minimum 48" high tubular steel / wrought iron style fence with masonry columns
evenly spaced approximately 40' on center, or
Page - 3
iii. A 25' wide landscape buffer with a minimum 42" high berm with 1 on 4 maximum side
slopes. Landscape area must contain one large tree for every 40 linear feet.
b. That the parking area between the building and the street shall receive:
An additional 5% tree canopy above and beyond the 15% required (for a total of 20%).
Additional canopy coverage cannot be credited towards other canopy requirements;
ii. An additional 3% open space above and beyond the 7% required (for a total of 10%).
Additional open space cannot be credited towards other open space requirements; and
iii. Parking lots shall provide interior planting islands between parking spaces at an average
of every 10 parking spaces to avoid long rows of parked cars. The planting islands shall
be a minimum of 153 square feet and be protected by a 6-inch high curb on all sides and
a 12-inch wide concrete step -off area adjacent to parking spaces. A large tree shall be .
planted within this planting island.
Page - 4
Single -Family Architectural Standards:
§35.13.13.1.A.4. shall be excepted to provide the following additional restriction:
Covered front porches (The depth of the porch must be at least 6' in depth to receive credit as an
architectural feature).
§35.13.13.1.A. shall be excepted to allow the following design feature as an additional
option:
Covered front porches that extend along at least 50% of the front fagade (excluding the garage)
shall receive credit as two features).
§35.13.13A.C. shall be excepted as follows:
Houses with the same faFade on either side of a given street (represented by "A" below) must be
separated by a minimum of three lots.
A B C J E L K F A
E D K F A C D B E
§35.13.13.1.E. shall be excepted as follows:
All walls, except gabled roof areas, which face a public street other than an alley, must contain at
least 25% of the wall space in window, faux windows or doors. Faux windows must have
shutters.
§35.13.13.1.F, shall be excepted as follows:
Primary entrance shall face a public street and sidewalk or be a courtyard entrance.
§35.13.13.1.H., § 35.13.13.1.1, and § 35.13.13.1.J shall be excepted as follows:
H. 100% of the surface area of the front side of the residential structure, excluding dormers,
gables, porches, windows, doors, and bay windows, shall be masonry. The total percentage
of masonry on the entire residential structure, excluding dormers, gables, porches, windows,
doors, and bay windows, shall be a minimum of 80%. Masonry includes brick, stone, or
stucco.
Page - 5
I. No exterior combination of brick color, mortar color, and sand color shall be repeated within
200 lineal feet on either side of the same street.
J. A/C compressors, utility meters, and plumbing cleanouts shall be screened from view of the
public right-of-way using landscaping or fences. Height on planting material after two
growing seasons shall be a minimum of 30 inches. For energy efficiency, A/C compressors
shall be located on the east or north face of the house, unless doing so would place the
compressor in the front yard, or facing any street.
§35.13.13.1. shall be excepted to require the following additional standards:
K. Garage access shall not be from a primary or side street, when alley access is available.
L. Each detached single-family dwelling shall have a 2 car enclosed garage or larger.
M. The minimum square footage of detached single-family dwellings shall be 1,800 square feet
of total floor area that is air conditioned.
This requirement may be reduced to 1,300 square feet for areas approved on the
Development Plan Map for active adult retirement community development, limited by
private deed restriction to require that at least one person residing in each household shall
have attained an age of fifty-five (55) years. In such cases, a minimum of four (4) of the
architectural elements listed in "A" above must be utilized on each structure.
N. At least 10% of the detached single family dwellings shall contain a minimum of 2,000
square feet of total floor area that is air conditioned and utilize at least four (4) of the
architectural features listed in "A" above.
O. At least 10% of the detached single family dwellings shall contain a minimum of 2,200
square feet of total floor area that is air conditioned and utilize at least four (4) of the
architectural features listed in "A" above.
P. The minimum square footage of attached single-family dwellings shall be 1,400 square feet
per unit of total floor area that is air conditioned.
Q. The minimum square footage of two-family dwellings shall be 1,200 square feet of total floor
area that is air conditioned per unit (2,400 square feet total).
R. All dwellings shall have a roof of slate, tile or 20 year composition singles with a weight of
at least 240 pounds per 100 square feet.
S. The roof pitch of the primary structure shall be 6-in-12 slope minimum.
Page - 6
MF Regulations:
§35.13.13.2.A.1. shall be excepted to require the following additional standard:
On -street parking, if permitted, shall count towards required parking. One on -street parking
space shall count as one off-street parking space.
§35.13.13.2.A.l.e. shall be excepted from application in this development.
§35.13.13.2.B.2. shall be excepted as follows:
Eighty per cent (80%) of the surface area of all exterior walls, excluding dormers, gables,
porches, windows, doors, and bay windows, shall be masonry, provided that 100% masonry shall
be required for the front side of residential structures, excluding dormers, gables, porches,
windows, doors, and bay windows. Masonry includes brick, stone, or stucco. No one masonry
element shall exceed 75% of the entire front fagade. Non -masonry materials include wood.
§35.13.13.2.D.1. shall be excepted as follows:
Facade modulationsibuilding articulation: Facades must be broken up to give the appearance of a
collection of smaller structures. Elements including, but not limited to, balconies, setbacks and
projections, may be utilized to articulate individual units or collections of units. Unarticulated or
windowless walls facing streets or principle access lanes are not permitted.
Page - 7
§35.13.13 shall be excepted to provide the following standards in areas approved on the
Development Plan Map for Town Center Multi -Family development:
Multi -family developments within Town Center areas shall comply with the following additional
standards:
A. Orientation.
1. At least 75% of the front yard frontage shall have buildings within 10 feet of the right-of-
way.
2. Buildings that are located within 30 feet of the property line adjacent to a front yard shall
have at least 40% of the ground story wall facing the street in window or door areas.
3. Parking areas shall not be located between the building and the street.
4. On -street parking, if permitted, shall count towards required parking. One on -street
parking space shall count as one off-street parking space.
5. Buildings shall be directly accessed from the street and sidewalk.
6. Sidewalks shall have a minimum width of 8 feet along perimeter streets, and all other
pedestrian walkways shall have a minimum width of 6 feet for.
7. A minimum of one ground floor pedestrian entrance must be oriented toward the street
and include a porch.
8. Private garages may only be accessed from alleys or parking lots.
9. Building frontages greater than 100 feet in length shall have recesses, projections,
windows, arcades, or other distinctive features to interrupt the length of the building
facade.
10. Architectural Features. Fronts and street sides of buildings visible from public rights of
way shall include changes in relief, such as columns, cornices, bases, fenestrations, and
fluted masonry, for at least 15% of the exterior wall area.
11. Height and Bulk. Adjacent buildings shall have different architectural elevations.
12. The top floor of any building must contain a distinctive finish, consisting of a cornice,
banding or other architectural termination.
13. Parking structures. The first story adjacent to the street (except that area needed for
access) must contain commercial or retail space. Parking structures shall require
approval of an Alternative Development Plan meeting the criteria of Subchapter 35.13.5,
along with an additional finding that the proposed architectural elevation is appropriate
for the character of the area.
14. Buildings greater than 30 feet in height shall have architectural elements to break the height of
the building facade.
15. Where possible, buildings shall incorporate different rooflines.
B. Building Materials.
1. Windows shall be provided with trim. Windows shall not be flush with exterior wall
treatment. Windows shall be provided with an architectural surround at the jamb.
2. Fronts and street sides of buildings visible from the public right of way shall be non -
reflective and shall be of wood, masonry, stone, decorative block, stucco, HDO board or
other high quality material customarily used for the building style.
Page - 8
3. Glass. Use of glass for displays and to allow visual access to interior space is permitted.
Buildings may not incorporate glass for more than 70% of the building skin.
4. Metal Roofs. Metal roofs are permitted provided that they are of architectural quality.
5. Buildings shall include changes in relief such as columns, cornices, bases, fenestration,
and fluted masonry, for at least 15% of the exterior wall area.
C. Streetscape.
1. Hardscape (paving material) shall be utilized to designate "people" areas. Sample
materials could be pavers, scored and colored concrete, grasscrete, or combinations of the
above.
2. A building shall be setback not more than 15 feet from the right-of-way unless the area is
used for pedestrian activities such as plazas or outside eating areas.
3. Outdoor storage areas shall be screened from view from adjacent public rights -of -way.
Loading facilities shall be screened and buffered when adjacent to residentially zoned
land and public streets.
Page - 9
Non-Residential/Commercial and Office Buildings:
Non-residential buildings or mixed -use buildings and their lots not in a Town Center area and
their lots shall comply with the following additional standards and exceptions.
§35.13.13.3.A.1. shall be excepted to provide as follows:
Building frontages greater than 100 feet in length shall have offsets, jogs, or other distinctive
changes in the building fagade to create shadow lines. Offsets and jogs shall be a minimum of 2
feet in depth.
§35.13.13.3.A.4. shall be excepted to provide as follows:
Buildings shall have their primary orientation towards the street and/or parking lot
§35.13.13.3.A. shall be excepted to provide the following additional provision:
Parking areas that are located between the building and the street shall conform to the regulations
identified in the Access, Parking and Circulation Requirements.
§35.13.13.3.B.2. shall be excepted as follows:
Fronts and street sides of buildings visible from the public right of way shall be 100% masonry,
excluding dormers, gables, porches, windows, doors, and trim.
§35.13.13.3.C. shall be excepted from application in this development.
Page - 10
§35.13.13.4. shall be excepted as follows:
35.13.13.4 Town Center Non-residential and Mixed Use Buildings.
Design standards town center non-residential buildings or mixed -use buildings (those that
combine non-residential and residential uses) and their lots shall comply with the following
regulations.
§35.13.13.4.A.10. shall be excepted as follows:
Parking areas shall be located in parking garages or in surface lots behind buildings or on one or
both sides. Parking structures shall require approval of an Alternative Development Plan
meeting the criteria of Subchapter 35.13.5, along with an additional finding that the proposed
architectural elevation is appropriate of the area.
§35.13.13.4.B.2. shall be excepted as follows:
Fronts and street sides of buildings visible from the public right of way shall be 100% masonry,
excluding dormers, gables, porches, windows, doors, and trim.
§35.13.13.4.C. shall be excepted to add the following additional standards:
Outdoor storage areas shall not be located between the building and the street.
Loading docks are not permitted to be visible from the street, and may not be accessed directly
from the street.
Page - 11
§35.13.13.5. and its subsections shall be excepted as follows, which shall govern over the
existing provisions in this development:
35.13.13.5 Large Scale Development Regulations.
Developments involving a gross floor area in excess of 40,000 square feet shall, comply with the
basic Site Design Standards and conform to the following standards:
Building design shall contribute to the uniqueness of the development with predominant
materials, elements, features, color range and activity areas tailored specifically to the site and its
context. In the case of a multiple building development, each individual building shall include
predominant characteristics shared by all buildings in the development, so that the development
forms a cohesive place within the zone district or community. A standardized prototype design
shall be modified as necessary to comply with the requirements of this subsection. Developments
involving a gross floor area in excess of 40,000 square feet for a single user shall comply with
the following standards:
A. Orientation:
1. Architectural features on building facades that are visible from Loop 288, Locust, or
Ganzer/Long Roads (excluding facades facing residential property that are screened by
an eight -foot masonry wall and facades facing the side or rear of property zoned and used
for commercial or industrial purposes) shall provide all of the following design features:
a. Facade walls shall not have an uninterrupted length in excess of one hundred feet
(100').
b. Facades shall provide the following at intervals no greater than one hundred feet
(100'), excluding elements provided in Item d (Entryways), below:
(1) Color changes, texture changes, and material changes within the walls,
(2) A change in wall plane no less than 12" in depth, extending a length of a
minimum of twenty feet (20'), and
(3) Variations in the top of the wall of a minimum of two feet in the height.
c. Tops of walls shall have overhanging eaves or horizontal elements extending no less
than three (3) feet past: supporting walls, sloped roof element, cornice expressions,
coping details or minimum twelve inches (12") tall.
d. Facades shall also provide at least one of the following:
(1) Wall plane projections or recesses having a depth of at least 3% of the length of
the facade, and extending at least 20% of the length of the facade, not to exceed
one hundred feet (100').
(2) Pilasters projecting from the plane of the wall by a minimum of sixteen inches
(16"). The use of pilasters to interrupt horizontal patterns, such as accent
banding, is required.
(3) Canopies, awnings, or porticos projecting a minimum of six feet (6') from the
plane of the primary facade walls.
Page - 12
(4) Repetitive orientation, including decorative applied features, such as wall -
mounted light fixtures or applied materials. Repetitive ornamentation shall be
located with a maximum spacing of fifty feet (50').
(5) Faux window/framed elements.
e. Entryways. Each large retail establishment on a site shall have clearly defined, highly
visible customer entrances. Stone is required to be used as a major portion of a wall
material at each customer entrance.'
The buildings shall have design elements that emulate the Hills of Denton signature
feature. This includes building materials and architecturally compatible light fixtures.
These elements should occur at entryways
2. Architectural features on building facades that are facing residential properties and
facades facing the side or rear or properties zoned and used for commercial or industrial
purposes shall have the following elements:
a. A pattern that includes all of the following elements at intervals of no more than one
hundred (100') feet, horizontally. The following pattern shall also occur vertically at
least once within the height of the building, above ten feet (10') in height:
(1) Color change, texture change, and a change in plane, no less than 2' 8" in width,
such as an offset, reveal or projecting pilaster with a stepped capital or coping.
b. Variation in the top of the wall of a minimum two feet (2') change in height at
maximum of two hundred feet (200') intervals. Peaks, arches, or other expressions of
front wall form shall be used.
c. Tops of walls shall have a cornice or coping detail a minimum of twelve inches (12")
in height.
3. Sidewalk display and cart storage. Areas for customer loading or merchandise shall be
clearly delineated, and shall not be located in front of any customer entrances, exit
door(s) or within fifteen feet (15') on either side of the door(s).
4. Permanent outdoor display, sales and storage. Merchandise may be stored or displayed
for sale to customers on the front or side of the building, only in accordance with this
paragraph.
a. The total square footage of all permanent outdoor storage, display and sales areas
shall be limited to 10% of the footprint of the building, but shall in no event exceed
20,000 square feet. Home Improvement stores, may not exceed 45,000 square feet of
outdoor storage and the 10% footprint restriction does not apply.
b. Permanent outdoor storage, display and sales shall be contiguous to the building and
shall not be permitted within seventy-five (75') feet of residential property.
c. The permanent storage, display and sales area shall be enclosed by a minimum eight -
foot (8') wall of columns minimum two inches (2") wide, of like appearance to the
building with wrought iron or tubular steel fencing between, and topped by wrought
Page - 13
iron or tubular steel fencing. No merchandise, other than trees, shall be visible above
the wall or fence.
d. Seasonal outdoor display. Size will be limited to 11,000 square feet maximum.
Dates for outdoor display will be year round. Merchandise may not exceed ten feet
(10') in height except for trees.
5. Rear Storage. Bulk merchandise may be stored behind the building. The sides and back
of the storage area shall be screened with a chain link fence covered with a windscreen,
except for any side or back that is separated from a residential property by an eight -foot
masonry wall and landscaped buffer yard, in which case additional screening is not
required. Windscreens shall be maintained in good repair and free of tears. The rear
storage area shall not be accessible to customers. Merchandise shall be stacked no higher
than 25-feet, or level with the top of the adjacent wall of the building, whichever is lower,
and may not be stacked above the height of the chain link fence.
6. Wall and landscape bufferyard. An eight -foot masonry wall or brick, stone split block or
concrete cast to simulate such materials shall be constructed along the common boundary
line of the adjacent residential property, or as close as practicable in the event of
intervening alleys, easements or drainage channels. If the large retail store properties and
residential properties are separated by intervening properties under separate ownership
that is less than 20 feet wide, a wall shall be constructed along the property line of the
large retail store facing the residential property.
7. Pickup and Delivery. Pickup and delivery of merchandise, equipment or other items,
shall not occur within 100 feet of residential properties. Loading docks must be located
to the side or rear of the building unless the loading area is completely screened from the
street, and loading docks shall be located more than 100 feet from residential property.
Pavement may be located within one hundred feet (100') of residential property.
S. Trash Collection and Compaction. Trash collect and pick up may not occur within 100
feet of residential property, and shall be screened from public view.
9. Mechanical equipment. No mechanical equipment may be located within 100 feet of
residential property. Mechanical equipment shall be screened from public view.
B. Building Materials:
Fronts and street sides of buildings, excluding windows visible from public rights -of -
way shall be non -reflective, and shall be constructed of wood, masonry, stone,
concrete, decorative block, stucco, HDO board, or other high quality material
customarily used. For purposes of this subchapter, non -reflective means
material with an exterior visible reflectance less than 27 percent.
• Limestone or varying colors, sizes and textures
• Concrete — Architectural finish. Texture coated or textured and
colored.
Page - 14
• Masonry - brick or decorative CMU.
• Porcelain Tile
• Galvanized metal panels or prefinished architectural metal panels of a
neutral/earth tone color;
• Painted siding of a warm, neutral/earth tone color in accent areas only;
• EIFS or stucco of a warm, neutral/earth tone color;
• Accent colors of a warm, neutral/earth tone range are required, but
should be used in a limited manner
• Natural metals such as but not limited to zinc and copper;
• Natural wood, stained or painted;
• Roofing tile, metal shingles and panels, or slate in galvanized or
neutral/earth tone color
2. Ground mounted lighting or pedestrian level accent lighting is required.
C. Streetscape/Public Spaces:
1. One square foot of Plaza or Public Space shall be required for every 10 square feet of
gross ground floor area. Plaza or Public Space may be located anywhere within The Hills
of Denton.
2. Plazas or public spaces shall incorporate at least 3 of the following 5 elements, which
may be located anywhere within The Hills of Denton.
a. Sitting space — at least one sitting space for each 250 square feet shall be included in
the Plaza. Seating shall be a minimum of sixteen inches (16") in height and thirty
inches (30") in width. Ledge benches shall have a minimum depth of thirty inches
(30").
b. A mixture of areas that provide shade.
c. Trees in proportion to the space at a minimum of 1 tree per 800 square feet.
d. Water features or public art.
e. Outdoor eating areas or foor vendors.
f. Planting areas in the sidewalk are requried. Pots or above -grade planters are allowed,
minimum of 15 gallons.
3. Each freestanding, large-scale development building shall have a minimum of 100 square
foot seating area, including permanent benches along the front sidewalk area. A
minimum of one bike rack shall be included along the storefront. Benches and bike racks
should be of an architecturally consistent design.
D. Mechanical Equipment Screening:
All mechanical equipment shall be fully screened from view from public on site or public
pedestrian spaces. Acceptable methods for screening ground mounted equipment include
evergreen shrubbery, or metal or wood screen wall system. Acceptable methods for screening
roof equipment include parapet height extensions or screening by sloped roof forms.
Page - 15
E. Accessory Use:
All accessory uses to a large scale development shall be architecturally compatible with the main
structure.
Page - 16
§35.14.4.A. shall be excepted to provide the following additional parking requirement:
Amenity Center. Two (2) spaces peer one thousand (1,000) square feet of gross floor area.
§35.14.4.B.3. shall be excepted as follows:
Business, general retail, personnel services.
a. General -one (1) space for two hundred (200) square feet of gross floor area.
b. Furniture and appliances - one (1) space per five hundred fifty (550) square feet of gross
floor area.
§35.14.4.B.4. shall be excepted as follows:
Chapels and mortuaries. One (1) space per three (3) fixed seats in the main chapel.
§35.14.4.B.5. shall be excepted as follows:
Offices. Medical and dental - one (1) space per one hundred fifty (150) square feet of gross floor
area. General - one (1) space per two hundred fifty (250) square feet of gross floor area.
§35.14.4.B.6. shall be excepted as follows:
Restaurants, bars, ice cream parlors and similar uses. One (1) space per four (4) seats or one (1)
space per 100 sq. ft. of gross floor area (including outdoor serving areas) up to 4,000 square feet,
whichever is less, plus one (1) space for each 80 square feet of gross floor area over 4,000 square
feet. A minimum of three (3) spaces is required.
§35.14.4.B.7. shall be excepted as follows:
Skating rinks. One (1) space per one -hundred (100) sq. ft. of gross building area.
§35.14.4.B.8. shall be excepted as follows:
Theaters, auditoriums, stadiums, gymnasiums and similar uses. One (1) space per three (3) seats.
§35.14.4.B. shall be excepted to add the following additional parking requirements:
Stables. One (1) space for each five (5) horses kept on the premises.
Coin Operated Laundry. One (1) space for each three (3) washing machines.
§35.14.4.C.1. shall be excepted as follows, which shall govern over the existing provision in
this development:
Industrial uses, except warehousing. One (1) space per five hundred (500) square feet of gross
floor area or for each two (2) employees on the largest shift, whichever is greater.
§35.14.4.C.2. shall be excepted as follows, which shall govern over the existing provision in
this development:
Warehousing.
a. (If used exclusively for storage). One (1) space per one thousand (1,000) square feet of
gross floor area or for each two (2) employees, whichever is greater.
b. (If not used exclusively for storage). One (1) space per five hundred (500) square feet of
gross floor area, plus one (1) space per two -hundred fifty (250) square feet of office or
Page - 17
sales area.
§35.14.4.D., including all subsections, shall be excepted as follows, which shall govern over
the existing provision:
1. Day care facilities having 13 or more children/adults. Two (2) spaces per three (3) employees
plus 1 loading space for every 8 children; a minimum of two (2) spaces are required.
2. Churches, temples and other places of assembly not specified elsewhere. One (1) space per
three (3) seats within the main auditorium or one (1) space for every thirty-five (35) square
feet of seating area within the main auditorium where there are no fixed seats; eighteen (18)
lineal inches of bench shall be considered a fixed seat.
3. Golf courses.
a. Regulation Course - Eight (8) spaces per hole, plus additional spaces for auxiliary uses on
the site set forth in this section.
b. Driving Range — One (1) space per tee, plus additional spaces for auxiliary uses on the
site set forth in this section.
c. Miniature golf courses — Three (3) spaces per hole, plus additional spaces for auxiliary
uses on the site set forth in this section.
4. Hospitals. One and three quarters (1.75) spaces per patient bed.
5. Nursing and convalescent homes. One (1) space per four (4) patient beds.
6. Rest homes, homes for the aged, or assisted living. One (1) space per four (4) patient beds or
one (1) space per apartment unit.
7. Schools, elementary and junior high. One and one-half (1 1/2) spaces per classroom, or the
requirements for public assembly areas as set forth herein, whichever is greater.
8. High schools. One (1) space for each member of the faculty and each employee, plus one (1)
space for each six (6) full-time student capacity, or the requirements for public assembly as
set forth herein, whichever is greater.
9. Colleges, universities and trade schools. One and one-half (1 1/2) spaces per classroom, plus
one (1) space per three (3) students the school is designed to accommodate at one time, plus
requirements for on -campus student housing.
§35.14.4.F. shall be excepted as follows:
Any spaces over the required number of spaces shall be mitigated per the Access Parking and
Circulation Requirements of this document. Spaces provided on -street, or within the building
footprint of structures, such as in rooftop parking, or under -structure parking, or in multi -level
parking above or below surface lots, shall not apply towards the maximum number of allowable
spaces.
§35.14.5.A. shall be excepted as follows:
The amount of off-street parking required shall be reduced by the following credit provided for
on -street parking: one off-street parking space credit for every one on -street space.
Page - 18
§35.15.17.5. shall be excepted as follows:
The illustration for exceptions to the effective area of signage on perimeter fencing and entry
monuments within SF, TH and MF districts is as follows:
EFFECTIVE AREA
Page - 19
§35.17.8.A.1. shall be excepted as follows:
Up to 10% of the area may be disturbed for private yard and/or non -private yard structures
including but not limited to: gardens, yards, trails, and clearings, but which are no closer than 25
feet from the stream bank or riparian buffer. No disturbance is permitted in delineated wetlands.
§35.20.2.G.3. shall be excepted as follows, and this provision shall govern over the
corresponding Code provision in this development:
Block width. Double fronted lots shall be avoided except where essential to provide separation
of residential development from major traffic arteries or adjacent nonresidential activities or to
overcome specific disadvantages of topography and orientation. Through lots shall have a
minimum average depth of one hundred (100) feet.
§35.23.2. shall be excepted as follows:
Lot, Double Frontage: A lot having frontage on two nonintersecting streets, as distinguished
from a corner lot.
Page - 20
Exhibit D
Schools:
Denton Independent School District (DISD) utilizes a preliminary multiplier/factor of .75
students per single family unit* which is further divided as follows:
0.40 — Elementary School
0.17 - Middle School
0.18 - High School
0.75 —750 students per 1000 s/f units
The multiplier for multifamily developments varies from 0.18 for a typical development to 0.65
for a subsidized development. It is not anticipated that any of the multifamily developments will
be subsidized so the typical 0.18 multiplier was utilized as follows:
0.10 — Elementary School
0.05 - Middle School
0.03 - High School
0.18 =180 students per 1000 s/f units
*,Source: Gene Holloway, Director of Planning and Transportation - Denton Independent School District
The Hills of Denton is proposing a total of 8039 units (6,898 single-family units, 2,204
traditional multi -family units and 4,146 multifamily units within the town center). Although the
above DIDS factors vary up or down depending on socio-economic and price points, they are a
good planning indicator on the number of schools that might be needed to support the proposed
development.
Based on the above factors, 5 Elementary Schools, 1.5 Middle Schools and 0.7 High Schools
will be needed to support the development.
Elementary Schools:
6,898 SF units x .40 = 2,759 students
6,350 MF units x .10 = 635 students
3,394 student / 650 student per school = 5.2 schools
Middle Schools:
6,898 SF units x .17 = 1,173 students
6,350 MF units x .05 = 318 students
1,491 student / 1,000 student per school = 1.5 schools
High Schools:
6,898 SF units x .18 = 1,241 students
6,350 MF units x .03 = 191 students
1,312 student / 2,000 student per school = 0.7 schools
Exhibit C
HILLS OF DENTON
2,120.E TOTAL ACRES Concept Plan
LAND USES
❑ Single Family(1.427+/-acres)
141] Townhorne(146.3+/-acres)
( 1) Multi-Farrdly (110.2+1. acres) J
Q Commercial(182.8+/.acres)
Q ()Kce / Commercial (93+/-acres)
Fall Town Center Commercial (57.2 +/• acers)
Q Town Carter Residential (104.1 +/- aces)
Amenities /
9/ Plood Plain(unstudied)/ Open Space (Up to 300 acres)
O Condors/Trads/Entrys \� 49:6 / K A
Ponds ` !. 19 7 .�'� 1 _ .. .. r
KI /
Vl
Ammemty Center (6, 000-f0,000 SF) .-.... �, ''//K 125 tu.9 •/ K �(/; _•/t'6c.
Constructed with Phase / /
Com undY Center
..... Hlke & Brke Trees //.•C��// ��Li% /x /
102
1e6.3 •/- K. � j
i
6l.4129.2
��. 142.E •/- K.
Sa�O6''a- GANZER/ LONG RC
_Mf 11•av;..w-.�...n1
�o4e„ �i\ 47.9 ./. M.
�L
1 IItIIIS
I 1 en I
I%v OOP 288 '-- r•-vao'I 1�
r.
�IC'SpcinbBregk March 200(i TONH IN INVESTMENTS
HILLS
OF
DENTON
PM4S
LHAA:E,Y
449 At
LAND USE:
SF, FA, Olebul F.E. Os. a ROW
DExAtt:
SE45.o UUNSAC.Mm, 4274,41AC:anmbl
Development
Plan Map
2,120.E
TOTAL ACRES
L.1NP USERS
EMM
AREA:
141 AC. x.
6F- 6 bpe Fanlry 11A2T L: ROSS I
LAND USE:
SF. FP. U.S. A ROW
t❑F-++
RE..":
SF 4 4.5 Ones' Ac. NO, 4119.3t RC. - SIB LOO
TX-TOwnMme llG6.a1`-dCre5
v EDIS:
Sb W.. PoesBb
(?j
ME-61ulmFamlly 1110.2+'-acresl
C- cemmerclal p029 N-acnsl
LHIMS
AREA:
SS AC.6
O
O- Office /Cgnmemal 113+-acres)
LAND USE:
DENSITY:
St. TH, C UL2un F.P.O.S. 6 ROW
SF4a5UnInIt.Wax.(Mlbx AG,-1.1]]LOSI
EI
TCC- TOwn CMIM1r C do scandal (F7.2+'-3COE)
SF 43.5 UTASIC. MIX. 1142.Bx AC: 28J LIS)
TH ZT 12 U"KSAC. l9L4 x A C:1, 108 LWv1
❑�
TER- ToWn Carter Residential ll"A+ iced
-LOSS:
1069 N.1x ROW.
.ammirin
EdAM11
O
FpA PAP/:-FW]Pon(ulMWlefJ/OPm S[e[e(UPto.TAe[rey
AREA:
1I1 AC.x
L USE:
ST. TH. W. C OaUm). EP.O.S, a ROW
❑
G norS/TIhIENrya
.,AND
HUN:
SF 45.5 UnALAc. Mu. 1194A, AC:1.W6 LOS)
❑
Nxlf
TH# 12 Unklac. 153.9 S AE-BJB Lot.)
NF 420 Unit Ac. 164.1 AC-1.282 UNs.
....
MFa B Boa T'Sto
L. TS UNIT
1.714 LMV1.262 Rods Max P0%OA%
see
F Snc W,a
r
SCHOOLS: ---
,,MoonDSD WO.-Uv"9Fxlve OX,r.1-d-nOVm 1
IdknFyldnine9otenb9nuMetWftMolyespupM IS: .0 y
LHAFEI
LtIA;Ed
z Elatgtnaysalwol sees my ee IeOtYFM
1t EPENOXISOISnroM Sde UIv be OSMXA
1 MOAe Stllool Slle nl.y M IMIdM
PHASEd•
1 Eln„el6alYSCIroM SYe Itla/ M Ie44M
PMASEY
1PNWFSCIgW sll•my Oe Ip14M
1EPEIeE� YSCMOISM..Ua,b.,.q"M
1 FM,ae $drool ado Inry 0e IePYtM
NOTE:
Ic oo"'.a ion ORanDdwM6ocnaaM0eo0fxMeodlSd.XI
logis41t" 1U101
aM shoot, oI-n0a tSit.Pm rNa.
FwW.LOexa see Ivgt..sl. maMainland".a otUh,h.d,aplod myheAprO,.19
... xSP. win
DonmoM ot*.-.xW.AMe..n..
..
T
FhOOI Saint kamNtaen Is tuY10
01"
pl.4.
ATC. �ft� SF
f
31.8.
%LAC
SF
56.E `
7/� Phase IV
80 2
SF
SF
'PhaseIV
SF
186.3 •/. K,
SF
', ,�S•
".4 ./. K.
..
Phase VIA
j
129.2
o
SF
'
ASA ./. IC. l(4..
Phase III k#P, Phas-1
LONG
SF
Phase 11
SF Y 4.5 Unts At. N SS. nOSz At -J00 Lora
W 4 N UnMiAc. (J6.1 AC.• 922 UNbI
o L06NNIM
11WLOS122 Unit*RAI. POSWW
LNAte_e
AREA:
IJO AC. J.
LAND USE:
TEE. ICR. EP.'0.5. 9 ROW
DEN91Y:
T[C 418 U...vAc.15].2f AC-L029UnOv1
TER 4 YI Mo. Ac.OREL. AC.-], 121 Vlldal
.UNITS:
4.152 Unst,.. PoaR•M
f"A£E_L'I
AREA:
Iso RE.x
LAND USE:
SF, C(42JOw 1. 0124eac). F➢.O.S. A ROW
DENATy;
SF 45.5 UMS AC. Max RA" AC: ISJ L as
0 LOTS:
354 Loft Nax PossWM
LHAFE-u
AREA:
31]AL. J
LAND USE:
SF. C12L6md. F➢.O.S. AROW
DENSITY:
SF 03.0 UnesAc. Nm 1290.1- RE, 9]O Lela)
a LOTS:
070 LOS Max PosvWM
SF C
„
aJ.6 ai- K,
fe.l
SF
A
lay •/. AC
--•/ Ac
�j•
Phase Vll
i
�/
_,
' ✓.z• 102 ./. K.
1' Phase Ill
(z SF'
SF'
n.5 •/' K.
m
GENERAL NOTES: - """ J'-ODD
1. The avers vedots ched sinpI*4amily den s ity(d units or acre)"povnn," the uhi mat• ... Untm Rum bar of sI,,lo o lay F1
faro IN On ITS(5,703) that a a O b a a on Strutted w lthln the SF areas. The total IS um bar of s in 0le4.mil, On its __
(IRS Walln0 ano. had sln,A tam Ih) ah all not Aaaeod TA6e. I Illl IU, ILII
2. The connectiAr, re0ueast LOTS of the Canton Devele pm ent C ode shall app 1p to the Hills 9f Denton Develop. IN,
unless INS orwI%e Identified In the adspin, 0 ordinance. TSilly, 2007
M IVSri r:TAU areok TCMUN INVESTMENTS
HILLS OF
DENTON
Phasing Plan:
2.120.6 TOTAL ACRES
❑ Phase1(141+%-acres)
L.CAT ION MW
❑ PhiseIl(m5+I-ones)
J�
rbase M (JSL +/-. acres)
❑ 175ase IV,(449+/-acres)
LJJ
❑ -Phase R(140+1-an'is)
-Pliise VI.(128 +1-
❑ Phase VII (31i +/-. aces)
—.—.—.. Proposed ROW
Plsase I:
NTH'
• :auticipafFd Qmistisi lion stiih
-� _ - - _
--
--
date Spline '_MIS.
TI
• santi6pated Mid Out _' to
3 ceiuc.
l
Fuhu a Pfiaies to be Wilt upon.,
Completion of pmioL's phase
iuwh.ipated 4' to 4 N cmIness incuts.
IN'
II
II
Al 0
27,
H \T
V-�.
- OOP 288 -
_ IL2llU I
April, 2007'
�I M,sisriiixarogk TOML IN INVESTMENTS.
HILLS OF DENTON
Conceptual
SF
Density Distribution
2,120.6 TOTAL ACRES
LAND USES
0 Single Family (1.427+/• acres)
Average Single -Family Density (4 units per acre) "Governs"
tri Townhome (146.3 +/-acres)
ultimate maximum number of single-family units.
•1.427.1 SF acres = A maximum of 5.708 SF units
5S4 Multi•Farruly (110.2 +/• acres)
-Density Areas identified would be limited to a maximum density
❑� Commercial (182.8+/• acres)
as identified
-Ultimate "overall" density would = 4 units per acre.
Q Otfice/ Commercial (93+1-acres)
o Density tracked with each plat.
o Once 5.708 SF units platted no additional SF plats approved.
❑� Town Center Commercial (57.2 +1- acrrs)
o Remaining property (if any) would remain as open space.
❑r
Town Center Residential (104.1 +/- aces)
Amenities
y/
Flood Plain (unstudied)/Cpen Space (lip to 300 acres)
QCorridors/Treils/En
trys
❑
Ponds
19.7
Ammenrty Center (e,000 - 10,000 SF)
Consbucted with Phase I��i,,
Community Center
l� j
Hike &Bike Trei6
%.4
•/-.K.
186.3 •/- K.
49.6'•/- K.
?j
Density Area 3
jaxlmum Single -Family DensIN=3 Units per Acre
Density Area 2
Maximum Single -Family
Density = 5.5 Units per Acre
mum Slnale-Famlly Units
_ / // 1
Ba 2•h K. - /�/.t �/i -
Density Area 1
Maximum Single -Family
Density = 4.5 Unit a par Acre
52 •/ K
Imam Sinnia-Famiv Unite = 2159.
71.5 •/-
ep
LOOP 286
IUUU I ••
�alspriri6ero6k .April, 2007 T01\IUN INVESTMENTS
General School Development Concepts:
Acreage Requirements:
Elementary — 12- 17 acres, with 15 acres as ideal per DISD
Middle — 25 to 35 acres with 30 acres as ideal per DISD
High — to be negotiated with DISD, 75 acres ideal per DISD
Campus Capacitie (per DISD)s:
Elementary — 650 Students
Middle — 1,000 Students
High — 2,000 Students
Maximum Service Area (Including Walkers and Riders):
Elementary — 4-mile Radius
Middle — 8.5-mile Radius
High — 9.5-mile Radius
Maximum Walking Distances:
Elementary —2.0 Miles
Middle — 2 Miles
High — 2 Miles
Maximum Commute Time (Time Spent on D.I.S.D. Bus):
Elementary — 30 Minutes
Middle — 45 Minutes
High — 60 Minutes
D.I.S.D. "No -Bussing Zone" (Area Where Bus Service is not Provided):
Boundary established 2-miles from home campus to student residence by public road/street.
Students that reside 2-miles or more from the campus are eligible for bus services.
Interrelation with Neighborhoods:
• Elementary:
o Neighborhood Schools:
• Closely tied and immediately adjacent to residential areas served
• Incorporated with neighborhood facilities — i.e. neighborhood parks, community
centers
o Land Use Relationships:
• Immediately abutting & within residential developments
• Primary access (Parent Loop) off residential collector
• Bus service access should be separated from primary access — preferably off of
secondary site access (i.e. Side Street)
• Middle School:
o Community Oriented Schools:
• Located centrally to neighborhoods and community areas served
• Incorporated with community facilities — i.e. community parks, activity centers
o Land Use Relationships:
• Adequate buffers required between immediately adjacent residential land uses — i.e.
park land, green belts, streets
• Primary access off of residential or commercial collectors
• Adequate separation between primary and secondary access — preferably secondary
site access (i.e. Side Street)
High School:
o Regional Oriented Schools:
• Located centrally to the portion of the district served
• Incorporated with community or regional facilities — i.e. community parks, regional
parks, university facilities
o Land Use Relationships:
• Generates traffic, noise, odor, light and other impacts that may be incompatible with
single family land uses
• Generally located at the fringe of commercial/retail nodes with direct connectivity to
residential areas served — i.e. thoroughfare network, bicycle/pedestrian systems
• Primary access off of commercial collectors or secondary arterials
• Adequate separation between primary and secondary access — preferable secondary
site access (i.e. Side Street)
o Land/Site Development Considerations & Requirements:
• Water & Sewer
• Drainage
• Electrical Power
• Natural Gas
• Fiber Cable/Communications
• Street Access