HomeMy WebLinkAbout1999-205FILE REFERENCE FORM 1 99-205
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Additional File Contains Records Not Public, According to the Public Records
Act
Other
FILE(S) Date Initials
Amended by Ordinance No. 99-350
09/21/99
JR
Amended by Ordinance No. 2000-321
09/12/00
JR
Amended by Ordinance No. 2012-315
11/06/12
JR
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Note Amended by Ordinance No 99-350
NOTE Amended by Ordinance No 2000-321
ORDINANCE NO 99 aO�J
AN ORDINANCE OF THE CITY OF DENTON, TEXAS, INITIALLY DESIGNATING A
PLANNED DEVELOPMENT (PD) ZONING DISTRICT CLASSIFICATION AND USE
DESIGNATION FOR 502 88 ACRES OF LAND GENERALLY LOCATED NORTH OF THE
CITY OF ARGYLE, SOUTH OF JOHNSON ROAD BETWEEN INTERSTATE 35E AND
HIGHWAY 377, PROVIDING FOR A PENALTY IN THE MAXIMUM AMOUNT OF
$2,000 00 FOR VIOLATIONS THEREOF, PROVIDING FOR SEVERABILITY AND
PROVIDING FOR AN EFFECTIVE DATE (Z-99-041)
WHEREAS, Binary Investment, Inc on behalf of Violet Properties, L P has applied for
zoning 5Q.88 acres of land as a Planned development (PD) zoning district classification and use
designation, and
WHEREAS, on June 9, 1999, the Planning and Zoning Commission recommended
approval of the requested zoning, and
WHEREAS, the City Council finds that the zoning will be in compliance with the 1988
Denton Development Plan, the 1998 Denton Plan Policies, and the 1999 Growth Management
Strategies and Plan, NOW, THEREFORE,
THE COUNCIL OF THE CITY OF DENTON HEREBY ORDAINS
SSECTION I. District Established That the 502 88 acres of land described in the legal
description attached hereto and incorporated herein as Exhibit "A" is zoned Planned
Development (PD) zoning district classification and use designation under the comprehensive
zoning ordinance of the City of Denton, Texas
SECTION II Concept Plan That Exhibit `B", attached hereto and incorporated into this
ordinance by reference, is approved as the Concept Plan for the district Land uses, open space
and public facilities authorized or required for the district shall be located generally as designated
on the concept plan and shall be subject to the standards and conditions set forth in this
ordinance If designated sites for public buildings are not donated to or acquired by the
appropriate governmental entity, such sites may be used for one -family dwellings subject to the
standards and conditions set forth in this ordinance
SECTION III Land Uses That the following land uses are authorized within the
district
(1) one -family dwellings detached, not to exceed a gross density of 3 25 units
per acre, provided, however, that the land area used in such calculation
shall be net of the area of any school site that is to be dedicated to or
acquired by a school district,
(2) uses accessory to one -family dwellings,
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(3) other signs conforming to City of Denton sign ordinance,
(4) home office as accessory use,
(5) public schools and other government buildings, structures and facilities,
(6) parks and recreational facilities, including trails, subject to conditions set
forth in section VI,
(7) detached living quarters, and any use allowed in a One -Family Dwelling
Unit (SF-7) District by Specific Use Permit, subject to standards and
procedures set forth in sections 35-106 to 35-115 inclusive, of the zoning
ordinance
SECTION IV Lot Size Mix That, consistent with the density limitations set forth in
section 2, the following mix of lot sizes is authorized within the district
(1) at least 150 lots 8,400 sq ft or greater in size,
(2) at least 600 lots between 7,000 sq ft and 8400 sq ft in size,
(3) for the remainder of the lots, between 5,500 sq ft and 7000 sq ft in size
SECTION V Develonment Standards, That one -family dwellings within the district are
subject to the following development standards by lot size
Min Lot Size 8,400 sf* 7,000 sf 5,500 sf
Min Lot Width
70'
60'
50'
Mtn Lot Depth
110,
105'
105,
Max Bldg Coverage
50%
50%
50%
Open Space per Lot
20%
20%
20%
Front yard set -back
25'
20'
20'
Rear yard set -back
20'
20'
15'
Side yard set -back
7'
5'
5'
Max Height
36'
36'
36'
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Enclosed Garages **
Masonry requirement ***
2 car 2 car 2 car
80% 80% 80%
* Dimensional standards for 8400 sq ft lots also apply to
larger lot sizes
** Attached or detached, cannot extend in front of house
Must be flush or recessed from front facade
*** 80% of the surface area of all exterior walls excluding
dormers, gables, porches, windows, doors, and bay windows
provided that 100% masonry is required for the front side of
residential structures Masonry includes brick, stone, or stucco
SECTION VI. Standards Applicable to Particular Uses That the following additional
standards apply to particular uses authorized within the district
(1) T i s Design of park trails and urban trails shall be differentiated in
accordance with the Concept Plan Trails located on residential streets
shall be 8 feet wide Where a residential trail exists on one side of a street,
no sidewalk is required on the opposite side Trails located along parks,
lakes and open space or between lots shall be of a width and material
agreed to between the City Parks Department and the Property Owner
Materials must be less intrusive and less expensive than concrete Trails
shall lead to the neighborhood centers, schools, parks and open spaces
designated in the Concept Plan
(2) Miscellaneous uses All mailboxes, street signs and light poles shall be
themed to match and differentiate the development Entry features such as
signage, landscaping and other signs meeting City Code may be placed in
the street median, subject to plat review
SECTION VII Landscaping That landscaping shall be installed as required by City
ordinance, except that each lot must have at least one 4-inch caliper tree measured 36 inches
above the ground in the planting area between the sidewalk and the street
SECTION VIII Public Facilities That public facilities shall be installed in accordance
with the following standards
(1) Roads
a Perimeter collector roads shall conform to the street standards set
forth in the Streets Chapter of the Draft Denton Comprehensive
Plan, which is attached hereto as Exhibit C and incorporated by
reference herein
PAGE
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b The internal collector road, which will access the school and the
neighborhood center, will be constructed using the City's current
street standards, except that the right-of-way shall be 65 feet in
width, there shall be two 6-foot planting areas adjacent to the curb,
one side of the road shall have an 8-foot sidewalk and the other
side shall have a 4-foot sidewalk
Internal residential streets will be built according to current street
standards, except that there shall be a 5-foot planting area between
the sidewalk and street paving
d Some traffic circles, as described in Exhibit C, shall be utilized to
reduce speed along the longer direct roads
Alleys are not required, provided that, if alleys are used, both
streets and alleys shall be built according to standards in Exhibit C
for streets
(2) Sidewalks All sidewalks shall be 5 feet wide, unless allowed otherwise
by this ordinance
SECTION IX Additional Conditions That the following conditions shall apply within
the district
(1) All residential lots adjacent to Crawford Road shall be a minimum of
10,000 sq ft
(2) A twenty -foot (20') buffer yard shall be established along and measured
from Crawford Road dedicated right-of-way, in which trees shall be
preserved to the maximum extent possible
SECTION X Zoning v�I p That the City's official zoning map is amended to show the
designation of this zoning district classification
SECTION XI Penalt That any person violating any provision of this ordinance shall,
upon conviction, be fined a sum not exceeding $2,000 00 Each day that a provision of this
ordinance is violated shall constitute a separate and distinct offense
SECTION XII Effective Date That this ordinance shall become effective fourteen (14)
days from the date of its passage, and the City Secretary is hereby directed to cause the caption
of this ordinance to be published twice in the Denton Record -Chronicle, a daily newspaper
published in the City of Denton, Texas within then (10) days of the date of its passage
PAGE
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SECTION XIII Severabili That the terms and provisions of this ordinance shall be
deemed to be severable and if the validity of any section, subsection, sentence, clause or phrase
of this ordinance should be declared to be invalid, the same shall not affect the validity of any
other section, subsection, sentence, clause or phrase of this ordinance
PASSED AND APPROVED this the - day of 1999
JA M ER, MAYOR
ATTEST
JENNIFER WALTERS, CITY SECRETARY
M!/l_� . 0
APPROVED AS TO LEGAL FORM
HERBERT L PROUTY, CITY ATTORNEY
BY
PAGE
EXHIBIT A
LEGAL DESCRIPTION
502 880 ACRES
BEING A 502 880 ACRE TRACT OF LAND SITUATED IN THE WILLIAM SMITH
SURVEY, ABSTRACT NO 1182 AND 1187, THE MARY SMITH SURVEY, ABSTRACT
NO 1181, THE SPENCER GRAHAM SURVEY, ABSTRACT NO 468, THE B B B & C R R
SURVEY, ABSTRACT NO 158, AND THE E PIZANO SURVEY, ABSTRACT NO 994,
DENTON COUNTY, TEXAS AND BEING PART OF TRACT I CONVEYED BY DEED TO
VIOLET PROPERTIES ASSOCIATES, L P , RECORDED IN COUNTY CLERK'S FILE NO
98- 019205, REAL PROPERTY RECORDS, DENTON COUNTY, TEXAS SAID 502 880
ACRE TRACT, WITH BEARING BASIS BEING THE MOST EASTERLY LINE OF SAID
TRACT I, BEING MORE PARTICULARLY DESCRIBED BY METES AND BOUNDS AS
FOLLOWS
BEGINNING AT A 1/2" IRON ROD FOUND FOR THE NORTHWEST CORNER OF SAID
TRACT I, SAID POINT BEING ON THE SOUTHEAST RIGHT-OF-WAY LINE OF
INTERSTATE HIGHWAY 35-W (A VARIABLE WIDTH RIGHT-OF-WAY),
THENCE, DEPARTING SAID SOUTHEAST RIGHT-OF-WAY, ALONG THE COMMON
LINE OF AFORESAID TRACT I AND THE SOUTH LINE OF TRACT II CONVEYED BY
SAID DEED TO HILLWOOD/McCUTCHIN, LTD RECORDED IN VOLUME 2470, PAGE
678, DEED RECORDS, DENTON COUNTY, TEXAS, THE FOLLOWING THREE
COURSES AND DISTANCES
SOUTH 89 DEGREES 57 MINUTES 58 SECONDS EAST, A DISTANCE OF 274 15
FEET TO A 1/2" IRON ROD FOUND FOR CORNER,
SOUTH 00 DEGREES 27 MINUTES 57 SECONDS WEST, A DISTANCE OF 497 64
FEET TO A 1/2" IRON ROD FOUND FOR CORNER,
NORTH 89 DEGREES 58 MINUTES 18 SECONDS EAST, A DISTANCE OF 2290 42
FEET TO A 1/2" IRON ROD FOUND FOR CORNER IN JOHN PAINE ROAD ( A
VARIABLE WIDTH PRESCRIPTIVE RIGHT-OF-WAY),
THENCE NORTH 00 DEGREES 06 MINUTES 45 SECONDS WEST, WITH THE GENERAL
DIRECTION OF JOHN PAINE ROAD, ALONG THE WEST LINE OF SAID TRACT I, AND
THE EAST LINE OF SAID HILLWOOD/McCUTCHIN, LTD TRACT II, A DISTANCE OF
3640 35 FEET TO A 1/2" IRON ROD FOUND AT THE INTERSECTION OF SAID JOHN
PAINE ROAD AND JOHNSON ROAD (A VARIABLE WIDTH PRESCRIPTIVE RIGHT-
OF-WAY), FROM WHICH A 60D NAIL BEARS NORTH 36 DEGREES 41 MINUTES 03
SECONDS WEST, A DISTANCE OF 9 38 FEET,
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May 28, 1999
THENCE NORTH 89 DEGREES 44 MINUTES 44 SECONDS EAST, WITH THE GENERAL
DIRECTION OF JOHNSON ROAD, ALONG THE NORTH LINE OF SAID TRACT I, THE
NORTHERNMOST SOUTH LINE OF SAID HILLWOOD/McCUTCHIN, LTD TRACT II,
AND THE SOUTH LINE OF A TRACT OF LAND CONVEYED BY DEED TO ALBERT R
HUGHES, RECORDED IN VOLUME 3129, PAGE 752, DEED RECORDS, DENTON
COUNTY, TEXAS, A DISTANCE OF 3083 72 FEET TO A 1/2" IRON ROD FOUND AT THE
NORTHEAST CORNER OF SAID TRACT I, AND THE NORTHWEST CORNER OF A
TRACT OF LAND CONVEYED BY DEED TO L Z BROWN, RECORDED IN VOLUME
290, PAGE 382, DEED RECORDS, DENTON COUNTY, TEXAS,
THENCE SOUTH 00 DEGREES 28 MINUTES 34 SECONDS WEST, ALONG THE EAST
LINE OF SAID TRACT I AND THE WEST LINE OF SAID BROWN TRACT, A DISTANCE
OF 2769 75 FEET TO A 5/8" IRON ROD FOUND AT THE SOUTHWEST CORNER OF
SAID BROWN TRACT AND THE NORTHEASTERLY INTERIOR ELL CORNER OF SAID
TRACT I,
THENCE SOUTH 88 DEGREES 19 MINUTES 00 SECONDS EAST, ALONG THE
COMMON LINE OF SAID TRACT I AND THE SOUTH LINE OF SAID BROWN TRACT, A
DISTANCE OF 2347 45 FEET TO A 1/2" IRON ROD FOUND FOR THE NORTHEAST
CORNER OF SAID TRACT I AND THE SOUTHEAST CORNER OF SAID BROWN
TRACT, SAID POINT LYING ON THE WEST LINE OF A TRACT OF LAND CONVEYED
BY DEED TO WILLIAM T SMITH AND WIFE, NONA SMITH, RECORDED IN VOLUME
284, PAGE 187, DEED RECORDS, DENTON COUNTY, TEXAS,
THENCE SOUTH 00 DEGREES 32 MINUTES 58 SECONDS WEST, ALONG THE
COMMON LINE OF SAID TRACT I AND SAID SMITH TRACT, A DISTANCE OF 148 29
FEET TO A 2" IRON PIPE FOUND IN THE NORTHWEST RIGHT-OF-WAY OF LINE OF
AFORESAID TEXAS AND PACIFIC RAILROAD (A 100 FOOT RIGHT-OF-WAY),
THENCE SOUTH 27 DEGREES 34 MINUTES 34 SECONDS WEST (BEARING BASIS),
ALONG SAID NORTHWEST RIGHT-OF-WAY, A DISTANCE OF 1746 79 FEET TO A
POINT FOR CORNER, SAID POINT LYING ON THE NORTH LINE OF CITY LIMITS FOR
THE CITY OF ARGYLE AS DESCRIBED IN VOLUME 794, PAGE 388, DEED RECORDS,
DENTON COUNTY, TEXAS,
THENCE NORTH 89 DEGREES 48 MINUTES 30 SECONDS WEST, OVER AND ACROSS
SAID TRACT I AND ALONG SAID NORTH LINE OF THE CITY OF ARGYLE, PASSING
AT A DISTANCE OF 4584 09 FEET THE NORTHERLY NORTHWEST CORNER OF SAID
CITY OF ARGYLE AND CONTINUING IN ALL A TOTAL DISTANCE OF 4609 09 TO A
POINT FOR CORNER IN WEST LINE OF AFORESAID JOHN PAINE ROAD AND BEING
25 FEET EAST OF THE WEST LINE OF THE CITY OF LIMITS OF THE CITY OF
ARGYLE AS DESCRIBED IN SAID INSTRUMENT,
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THENCE SOUTH 00 DEGREES 08 MINUTES 54 SECONDS EAST, WITH SAID WEST
LINE OF JOHN PAINE ROAD AND 25 FEET WEST OF AND PARALLEL TO THE SAID
WEST LINE OF THE CITY LIMITS OF THE CITY OF ARGYLE, A DISTANCE OF 767 10
FEET TO A POINT FOR CORNER, SAID POINT LYING 25 FEET NORTH OF THE NORTH
LINE OF THE SAID CITY LIMITS OF THE CITY OF ARGYLE AS DESCRIBED IN SAID
INSTRUMENT,
THENCE SOUTH 89 DEGREES 57 MINUTES 52 SECONDS WEST, WITH THE
NORTHERLY LINE OF CRAWFORD ROAD (A VARIABLE WIDTH PRESCRIPTIVE
RIGHT-OF-WAY) AND 25 FEET NORTH OF AND PARALLEL TO THE NORTH LINE OF
THE SAID CITY LIMITS OF THE CITY OF ARGYLE AS DESCRIBED IN SAID
INSTRUMENT, A DISTANCE OF 2350 87 TO A POINT FOR CORNER IN THE EAST LINE
OF A TRACT OF LAND CONVEYED BY DEED TO JOE T SIMPSON AND SPOUSE,
BARBARA J SIMPSON, RECORDED IN VOLUME 3097, PAGE 570, DEED RECORDS,
DENTON COUNTY, TEXAS,
THENCE NORTH 00 DEGREES 06 MINUTES 15 SECONDS EAST, ALONG THE WEST
LINE OF SAID TRACT I AND THE EAST LINE OF SAID SIMPSON TRACT, A DISTANCE
OF 372 84 FEET TO A 5/8" IRON ROD FOUND AT THE NORTHEAST CORNER OF SAID
SIMPSON TRACT,
1 HENCE NORTH 89 DEGREES 47 MINUTES 03 SECONDS WEST, ALONG THE SAID
WEST LINE AND THE NORTH LINE OF SAID SIMPSON TRACT, A DISTANCE OF
199 88 FEET TO A 1" IRON PIPE FOUND AT THE NORTHWEST CORNER OF SAID
SIMPSON TRACT IN THE EAST LINE OF A TRACT OF LAND CONVEYED BY DEED
TO JED ARTHUR COOPER AND WIFE, CAROL JOY COOPER, RECORDED IN VOLUME
3097, PAGE 459, DEED RECORDS, DENTON COUNTY, TEXAS,
THENCE NORTH 00 DEGREES 12 MINUTES 13 SECONDS EAST, ALONG SAID WEST
AND EAST LINES, A DISTANCE OF 428 63 FEET TO A 1/2" IRON ROD FOUND AT THE
NORTHEAST CORNER OF SAID COOPER TRACT,
THENCE SOUTH 89 DEGREES 43 MINUTES 30 SECONDS WEST, ALONG SAID WEST
LINE, THE NORTH LINE OF SAID COOPER TRACT, AND THE NORTH LINE OF A
TRACT OF LAND CONVEYED BY DEED TO DOUGLAS TURNER AND WIFE,
JEANETTE, RECORDED IN VOLUME 643, PAGE 443, DEED RECORDS, DENTON
COUNTY, TEXAS, A DISTANCE OF 437 36 FEET TO A 2" IRON PIPE FOUND IN THE
EAST LINE OF TRACT IV CONVEYED BY DEED TO HILLWOOD/McCUTCHIN, LTD,
RECORDED IN VOLUME 2470, PAGE 678, DEED RECORDS, DENTON COUNTY,
TEXAS,
THENCE NORTH 00 DEGREES 28 MINUTES 31 SECONDS WEST, ALONG SAID WEST
1\SLD\WILLOWLK\98200401\SDATA\DENTON FNS
May 28 1999
LINE AND THE EAST LINE OF SAID TRACT IV, A DISTANCE OF 499 36 FEET TO A 1"
IRON ROD FOUND IN THE AFORESAID SOUTHEAST RIGHT-OF-WAY LINE OF
INTERSTATE HIGHWAY 35-W (A VARIABLE WIDTH RIGHT-OF-WAY),
THENCE ALONG SAID WEST LINE AND SAID SOUTHEAST RIGHT-OF-WAY, THE
FOLLOWING THREE COURSES AND DISTANCES
NORTH 29 DEGREES 23 MINUTES 45 SECONDS EAST, A DISTANCE OF 692 68
FEET TO A CONCRETE MONUMENT FOUND FOR CORNER,
NORTH 23 DEGREES 59 MINUTES 37 SECONDS EAST, A DISTANCE OF 201 38
FEET TO A CONCRETE MONUMENT FOUND FOR CORNER,
NORTH 29 DEGREES 23 MINUTES 41 SECONDS EAST, A DISTANCE OF 50 58
FEET TO THE POINT OF BEGINNING AND CONTAINING 502 880 ACRES OF
LAND, MORE OR LESS,
SURVEYORS CERTIFICATE
I, MICHAEL J BAITUP, REGISTERED PROFESSIONAL LAND SURVEYOR IN THE
STATE OF TEXAS, DO HEREBY CERTIFY THAT THE HEREON LEGAL DESCRIPTION
ACCURATELY REPRESENTS THE DESCRIBED PROPERTY AS DETERMINED BY A
SURVEY, MADE ON THE GROUND UNDER MY DIRECTION AND SUPERVISION AND
5/8" IRON RODS CAPPED "CARTER & BURGESS" HAVE BEEN SET AT ALL
BOUNDARY CORNERS, UNLESS OTHERWISE NOTED THE MONUMENTS OR
MARKS SET, OR FOUND, ARE SUFFICIENT TO ENABLE RETRACEMENT
DATED
i.H.i......... a.
AEL J SAII UP
...............:.
4574 k
MICHAEL J BAIT 4
D SURVEYOR
REGISTERED PRO ESSIONAL LAN
TEXAS REGISTRATION NO 4574
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May 28 1999
EXHIBIT B
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Ism".
EXHIBIT C
Figure 15.3
Proposed Austin -Locust Street
Conservation District
aFligh
a Med
Low
Post 1950
a Burned or Demolished
= Garages not Surveyed
0
Figure 15.4
Proposed Bell Avenue
Conservation District
�t
High t
-Med w ?m e
,mow yl � � •\.
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C HISTORIC SITES
1 Goal
Protect individual sites or aspects of areas identified as being of historical significance
2 Strategies
The city will encourage voluntary landmark designation as a vehicle to protect sites with historical
sigmficance
In those cases where structures located in the downtown area do not qualify for historic designation,
encourage use of Property Appearance Guidelines when renovating, to maintain a consistent and
aesthetic atmosphere
When improving infrastructure within historic districts, efforts will be made to identify and preserve
historically significant features Infrastructure construction will be reviewed by participating de-
partments prior to performing work
D. ARCHEOLOGICAL RESOURCES
1. Goal
Protect remaining archeological resources
2. Strategy
Steps should be taken to ensure that important remains and artifacts are not disturbed whenever
possible In some instances, mitigation maybe achieved simply through documentation rather than
complete preservation The presence of archaeological remains and artifacts may not necessarily
prevent development of a site
Section 15 The Street
The "Street" can be defined as the most important, enduring public space that determines our urban
environment The "Street" should be comfortable and enjoyable, as well as provide efficient movement
of people and goods
■ The "Street" is the single largest public space in the City and should be acknowledged on
that level
The street should complement the distinctive character of the neighborhood or district while
providing connections to adjoining neighborhoods
■ Formation of the Street will include prescriptive standards, which specify exactly how a
facility is to be built and performance standards that describe the objectives a facility will
meet Our "Streets" need to be aesthetically and environmentally pleasing and sensitive to
local situations and needs
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■ Costs should be based on consideration of life cycle costs, level of service, and level of risk
and impact of facility failure
■ The "Street' has a major impact on creating development that is sustainable, facilitating a
walkable community, and creating a pleasant and nurturing environment for our citizens
■ By better distributing the cost per household through increased densities, the cost benefits of
these new street requirements outweigh the initial costs and in fact the per dwelling unit cost
is lower than conventional development Public benefits include reducing the burden of the
infrastructure and the tax base as well as increasing in infrastructure sustamability
■ The large lot street section is basicly the same as currently used in residential developments
of all densities
■ Reductions in residential speed limits are included benefits along with reductions in street
pavement widths, strengthened pedestrianism, traffic calming useage and safety factors
In recent history, Denton has developed exclusively on the back of the single occupant vehicle Suburban
sprawl has impacted our highways and City roadways as people find their way through Denton on
regional trips or into Denton from outlying areas The largest single issue we face is reducing the need to
continually expand the Transportation Roadway System The best available solution is to embrace
dense, more compact development such as the Urban Village concept where trips are satisfied intemally
using Multi -Modal Transportation Modes
Street Development
Streets are generally classified into Freeways, Major Artenals, Secondary Artenals, Collectors and
Local/Residential Streets Each of these Roadway Classifications has unique street sections, amenities
and associated infrastructure The
development of these sections need to
provide the basis for sustainable
development
A NEIGHBORHOOD
STREETS AND ALLEY
Neighborhood streets should be designed in
an interconnected or grid system with smaller
blocks and more dense development (Figure
16 1) The interconnected system provides
multiple routes that diffuse automobile traffic,
and also shorten walking distances The
pattern keeps local traffic off regional roads
Figure 161 Grid Pattern Development
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Public Relied Fditiou
and regional traffic off local streets The streets in a neighborhood need to be designed to provide
equitably for pedestrian comfort and automobile movement Slowing the automobile and increasing
pedestrian activity encourages the casual meetings that form the bonds of a community Traffic calming
as referenced in the Traffic Calming Policy should be designed into new subdivisions Additonally, cul-
de-sacs are not allowed
This proposal addresses the separation caused by the conventional "ranch home" or "estate lot' concept
by moving the home toward the street using build -to lines from the right-of-way Build -to lines require
structures to be set at a specific line parallel to the street The existing setback criteria are not compat-
ible with the creation of interaction because of the separation of the home from the street
Special residential lot conditions at block ends may not require street frontages where the front yard
faces onto a green or community space and there is alley ac-
cess to the property Supplemental parking is required in this
instance within the block Rear C / L j Rear
Yard I i Yard
Residential Alley
New neighborhoods and districts with lots less than 10,000
square feet will use public alleys for primary access (Fig-
ure 16 2) The alley will be dedicated to the public Solid
Waste service will work to serve from the alley The alley
also serves as fire protection access
2 Residential Lane
This street is designed to reduce
the impermeable area from current
standards while providing for ba-
sic access needs (Figure 16 3)
This street section or the Residen-
tial Street may be used at the dis-
cretion of the designer
■ Alleys required
■ Use with lots less than
10,000 SF
■ Ingress & egress from rear
lot lines
■ No on -street parking al-
lowed
■ Supplemental parking in-
sets required within the
block or block ends
Figure 16 2 Residential Alley
42 Feet
Figure 16 3 Residential Lane
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3 Residential Street
This street is designed to reduce the
impermeable area from current stan-
dards while providing for basic ac-
cess needs (Figure 16 4) This street
section or the Residential Lane may
be used at the discretion of the de-
signer
■ Alleys required
■ Use with lots less than
10,000 SF
■ Ingress & egress from rear
lot lines
■ Parking allowed one side
4 Large Lot Street
The large lot (10,000 SF or more)
street allows on -street parking on
both sides with the travel lane in
the middle (Figure 16 5) Use of
pervious materials for private car
storage and shared driveways is fa-
vorable
■ Similar to cuirentresiden-
tial street section
■ No alleys
■ Ingress & egress from
shared driveways
■ Parking allowed both sides
of the street
I
Cl/L,
5'
22 Feet
44 Feet
Figure 16 4 Residential Street
k
C L
28 Feet
50 Feet
Re"%leli 1,dition
6' Mar -
,Reserved
Planting
Area
5'+
6' NLU-
,Reserved
Planting
. Area
WN
Figure 16 5 Residential Large Lot Street
5 Rural/Suburban Street
On the outskirts of the City's urbanizing area, this street section will be utilized for properties subdi-
vided into one acre or more This section will remain the same with 24 feet of pavement and borrow
ditches along either side of the pavement
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The courtyard street is designed for use
with either small or large lot develop-
ment (Figure 16 6) The Courtyard
^I
Street block length is no more than 150
feet to facilitate fire service No lots
Alley
will have frontage at the ends of the
courtyard so that clear pedestrain pas-
sage and view corridors can be used to
if
connect to these systems
■ One-way street section
■ Alley used for small lots
■ Ingress & egress from shared
driveways at large lots
■ Supplemental parking required
■ Access to path system required
at courtyard end
■ No private lot frontage at end
of courtyard
Lccess
crs� v�a�Large
Lots
Small Lots
Allowed
ijrivqm�s
Required
fr
Street Access
Figure 16 6 Courtyard Street
7 Neighborhood Sidewalks, Land-
scaping and Visibility
The sidewalk section for all residential cross sec-
tions will be 5' to allow two persons to walk to-
gether (Figure 16 7) Sidewalks and crosswalks will
include alternative paving materials such as concrete
and pervious paver materials to promote aesthetics
that blend into the neighborhood concept versus the
starkness of concrete The sidewalk section will be
placed at the right-of-way line to separate pedestn-
ans from vehicles and to aid in connecting the resi-
dential structures The residential sidewalks are ex-
pected to connect to other sidewalk systems and
trails
All of the proposed residential sections will provide
a minimum 6' landscaped area between the sidewalks
and the curb Street trees will be placed in this area
along with other neighborhood specific landscaping
to establish the character or theme of that district
Corner clips for residential streets will be 15'
Figure 16 7 Sidewalks,
Landscaping and Visibility
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a i!
B COLLECTOR STREETS
Collector streets will have multiple functions, all of
which are different than residential streets Collectors
have to play a major part in establishing the multi -
modal system The collector has to provide equal or
better aesthetic features to maintain the character es-
tablished in the residential areas Larger comer clips
of 25' to 50' will be provided at intersections to en-
courage lines of sight, landscaping, and adequate room
for utility transitions The Residential Collector collects
the traffic from residential streets and takes it to mi-
nor destinations or to arterial streets The lane width
will be at the minimum allowed to promote slower
speeds The collector streets complete the overall
system connections of the grid patterns (Figure 15 1)
defined in the residential streets The shorter block
lengths and features such as traffic
circles (Figure 16 8) will reduce
speeds to encourage the feeling of
safe interactions between the
modes of transportation
Rey ten
Figure 16 8 Traffic Circle
■ Slow traffic, add interest and set a comer
intersection by giving it a sense of place
(101
Traffic calming design techniques
will be used on the residential col-
lectors Access management re-
quirements apply utilizing tech-
niques like shared access, driveway
separation, and corner clearances
Figure 16.9
Street Design Features
Right-of-way for the residential collectors will provide adequate Imes of sight and promote vertical sight
clearance levels for landscaping Special right-of-way flares are encouraged to create special design
features (Figure 16 9) such as seating areas, landscaping features, or public art along the linear sections
Separations caused by the conventional retail and commercial will now be realized as mixed uses with
vertical integration of offices, retail, and residential The urban village concept moves these types of
structures to a determined line offset from the street right-of-way edge which becomes the build -to line
requirement (Figure 16 10)
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Build -to Lines all structures must be
placed at this line along front and side
yard street frontages --y
4 iA)
Figure 1610 Build -To Lines
1 Commercial Alley
The Commercial Alley section (Figure 16 11) will be used to promote
better view lines, servicing, parking access and to separate the truck
traffic from the mixed use customers The alley also serves as addi-
tional fire access around the commercial structures
2 Residential Avenue
The Residential Avenue will provide
for an outside lane on each side for
parking use and two travel lanes in
the middle (Figure 16 12) No single
family front or rear yard frontages
will occur along this collector street
Driveway access will be to the rear
along the Residential Alley where
attached housing or other uses oc-
cur along tins street
Review Fthtion
Figure 16.11
Commercial Alley
P/L' 16, Min I P/L
Reserved
1 Q. Plantings S I
It r Area
Figure 16 12 Residential Avenue
■ Parking both sides of the
street
■ No single family front or rear yard frontages
■ Ingress and egress from the rear at the alley
8'
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3 Main Street
Mixed Use Collector
The Main Street/Mixed Use Col-
lector will have standard lane
widths to promote the flow of traf-
fic and blend the neighborhood
commerciallmixed use center traf-
fic that includes service trucks
(Figure 16 13) Access manage-
ment regulations will apply to im-
prove capacity and sight lines
■ Parking on both sides
■ Single family residential
lots front and rear yard
frontages not allowed
■ Ingress and egress from
the rear at the alley
4. Commercial/
Mixed Use Center Collector
Commercial/Mixed Use Center Col-
lectors (Figure 16 14) will be pro-
vided in commercial/mixed use cen-
ters areas to address the need for in-
creased capacity, trucks, and the in-
teraction of the multi -modal trans-
portation system These roadways
will provide for four standard size
lanes with no parking allowed At
intersections with artenals, the right-
of-way should be expanded to pro-
vide adequate space for right turn
lanes on and off the arterial Alleys
will be utilized for servicing, park-
ing access, and to seperate truck traf-
fic from the typical user
te« Edition
/— 6' Min
C/L Reserved
Planting
Area
-4' 1 8'-6;}- 22, --+ 8'-6' 8
8' -+
39'
70'
Figure 15 13 Main Street / Mixed Use Collector
Figure 1614 Commercial Center Collector
■ 2 travel lanes with parking or 4 lanes with no parking allowed
■ Single family residential lots front and rear yard frontages not allowed
■ Ingress and egress from the rear at the alley
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5 Miscellaneous Collector Issues
Sidewalks will be 8' wide placed on both sides
to create Class Two Paths that would blend
pedestrians and bicycle traffic (Figure 16 15)
Since one of the functions of the Class II Paths f.>
is to carry bicycle traffic, the main surface of
the walk should be concrete Concrete pav-
ers or other like surface materials maybe used
when commercial/mixed use structures abut
the right-of-way line in neighborhood or com-
mercial mixed use centers
•• i
pgg '0
.. •..ter^
Pavers, other similar paving materials, and
those with rough textures that cause tire vi- Figure 16 15 Sidewalks
Fl -re 16 17 Transit Oriented Design
ReNie\r Fdition
Figure 16.16 Pavers
jryw
bration will be used to enhance the
g aesthetic features at intersections,
areas of interest, special nodes and
corridors, at cross walks, at parks or transit areas, to call attention to the driver that their vehicle is
in an intersection, and to alert drivers to slow their vehicles (Figure 16 16)
Provisions will be made to incorporate transit oriented design into the overall design of collectors
Transit oriented design (TOD) features will be considered essential for high density attached hous-
ing, mixed use and large retail or employment centers (Figure 16 17)
Collector streets will also integrate a reserved planting area to provide opportunities for landscaping
and district themes for greenery
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iei� Edition
C ARTERIALS
Artenals are classified into Primary (Major) and Secondary Arterials are designed to cant' traffic across
a district of town (secondary) or to provide major north/south or east/west routes across the city (ma-
lor) All arterial streets should be divided with a median (Figure 16 18)
Major Artenal 130' - 160' Right -of -Way
Secondary Arterial 120' Right -of -Way
Figure 16 18 Primary and Secondary Arterials
■ No parking allowed
■ Reserved planting in the median and along both sides of paved lanes
■ Limited ingress and egress through shared drives and connecting streets
■ Off-street parking to side or rear of structures
■ No residential front or rear yards adjacent to arterials
■ Bike lanes required
■ Transit nodes and bus queue jumpers
■ Special features
1 Arterial Lanes & Access Management
Artenals will provide four lanes in the secondary classification and six lanes in the major classifica-
tion The lanes shall be standard width except the out lane on each side will provide for an integrated
bike lane The design of the intersection will blend the multi -modal nodes so that the transfers and
interactions occur safely and efficiently Access management tools will direct the traffic at collector
connections to the artenals and some minimized shared driveway connections
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2 Bikes Lanes, Furniture & Transit Stops
The arterials will provide bike lanes on the out-
side edges of the pavement by widening the lane
several feet (Figure 16 19) Provisions will be
made for transit oriented designs (TOD) includ-
ing transit stops, park and rides, and other fea-
tures Bus Queue jumpers (special bus lanes
through intersections) are desired at major inter-
sections along arterial streets (Figure 16 20)
Transportation furniture design should promote
the use of public transit
3. Utilities, Walkways & Planting Areas
The outer portion of the right-of-way will be used
for utilities and pedestrian walkways Specific
space will be provided for major utility lines in
addition to the reserve for sidewalks and the
plantmg area Pedestrians will remain on the side-
walks that reduce back down to 5' from the larger
collector standards
Figure 16.21 Corridors & Nodes
Public Re-*ie« 1-ditiou
Figure 16 19 Bicycle Lane
Figure 16.20 Bus Queue Jumpers
4. Nodes & Corridors
Artenals and arterial intersections will normally be con-
sidered transportation corridors and nodes where special
landscaping, pavement materials and other building re-
quirements are part of the overall presentation of the City
of Denton (Figure 16 21)
5 Freeways, Expressways & Interstates
Note that Freeways, Expressway, and Interstates are to-
tally under the jurisdiction of the Texas Department of
Highways However, special design features along these
corridors, nodes and entranceways to the City will re-
quire special landscaping, pavement materials and build-
ing requirements
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ition
i
When revitalization, reconstruction and street refurbishment efforts are planned, every effort will be
made to reduce these street pavements, utilize traffic calming devices to slow traffic, update sidewalks
or build new ones, and fiunish landscaping where applicable Sidewalks and planting areas may be
established in the interim taking into account future plans for the area that include placement of these
features Traffic calming devices in the interim may be used to reduce traffic speeds with techniques
such as reduced travel lane stripping or marking, rough pavement texture insets at intersections and
along the street, and other methods that are effective in this regard Use of new street standards is
implicit where redevelopment, retrofit of existing neighborhoods, or reconstruction occurs
II.
Utilities in the Street and Alley
All utility systems will be designed with the original subdivision so that they can be constructed prior to
placing the paving course on the street or alley
A. NEIGHBORHOOD STREETS
The neighborhood centers subdivisions will have alleys Alleys allow the design of "WET" utilities
under the street and "DRY" utilities under the alley Utilities are not to be placed in the reserved land-
scape or planting area All utilities, other than transmission and feeder lines, will be underground
1. Wet Utilities
Sewer lines will be placed at the centerline of the street with water lines on one side and storm
sewers on the other side depending on site specific conditions Utility Department Policy encour-
ages the placement of water on the north and east sides where possible Gas would be placed under
the sidewalk on the north or east side as well
2 Dry Utilities
Electric, telephone, cable TV, fiber optics, and other similar utilities will be placed in a duct system
where some reserves are made for future expansions by new companies or reworks/upgrades by
existing companies Service Connections will be consolidated except in extreme circumstances or
where there is an odd number of structures being served This requires use of joint trenches and
placing lines within a set prescribed area instead of the continuous separation across the entire lot
This is particularly critical for small lot, attached housing, clustered and compact developments
3. Special Lot Conditions
Large lot districts and neighborhoods will have all utilities in the front right-of-way The WET
utilities will be placed like the small lot blocks and neighborhoods The DRY utilities would be
placed in a duct bank (with expansion room) under the sidewalk opposite the gas line Service lines
will be consolidated as much as possible to maximize the area where undisturbed landscaping and
aesthetic improvements occur All utilities, other than transmission and feeder lines, will be under-
ground
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B COMMERCIAL/MMD USE CENTER COLLECTOR
Utilities in the Collector Street right-of-way will be placed as described in the large lot district or neigh-
borhood of Residential Streets Utilities are not to be placed in the landscape or planting area All,
utilities, other than transmission and feeder lines, will be underground
C. ARTERMLS
Many artenals will have to provide adequate room for transmission or feeder lines A specific location
will be provided for these on major and secondary artenals The right-of-way will contain the landscape
reserve and sidewalk reserve on each side and additional landscape reserve within the median The
variable width will be based on the need for turn lanes and for placement of transmission lines for
utilities Utilities are not to be placed in the landscape reserve area All utilities, other than transmission
and feeder lines, will be underground
D. SHARER DUCT BANKS
Developers will be responsible for working with all utility companies providing service to the neighbor-
hood in order to address technical issues that area has regarding shared duct banks for dry utilities
Specific routings, termination points, and methods must be identified for accommodating the involved
utilities Duct banks will provide a mimmum of four reserved ducts for future use such as expansion,
upgrades, or replacement and will be provided by the developer
III.
Street Aesthetics
The "Street" is more than just a place to move people and stow utilities As the most intensively used
public space in the urban landscape, the Street should also be recognized as a social space, a "thread"
that can knit together neighborhoods, institutions and business It's design and appearance should
reflect the importance of this space and the desired image of the community Elements of tlus aesthetic
image include street trees and other plants, colors and textures used on paved surfaces, lighting, signage,
public art, and site furniture These elements can be weaved together to create a comfortable and
pleasing space through which people in vehicles, on bicycles, on skates, on foot or in strollers, and the
handicapped may travel
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A MATE ALS
Require the use of alternative paving
materials, including the use of differ-
ent textures, patterns, colors and per-
meability, to delineate pedestrian and
bicycle paths, crosswalks, transit
stops, other non-velucle spaces, and
at major intersections (Figure 16 22
& 23)
Figure 16.22 Paving
Materials
B. LIGHTING
Public Review Edition
The larger the streets
Raise
intersecting, the more
intersections
need for design &
I
at artenals &
I
color for pedestrian
commercial
safety & sense of
_ Pave the entire
intersection
- with alternative
paving materials
Figure 16.23
Crosswalk with
raised patterned
paving materials
Adopt standards for street and security lighting that are consistent
with urban design, environmental, public safety and transit objec-
tives (Figure 16 24)
Figure 16 24
Other Design
Alternatives
- Neck -down
Intersections
- Use of color
changes
- Use of
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C. SIGNAGE
Design and adopt directional and informational signage schemes
that are effective, attractive and reinforce a desirable image for the
City (Figure 16 25)
D. LANDSCAPE DESIGN
Adopt landscape design standards that
achieve urban design objectives, while al-
lowing for variation in style and design
along different corridors, nodes and gate-
ways and on adjacent private property (Fig-
ure 16 26),
E. FURNITURE
Use site furniture (benches, planter seating,
trash containers, drinking fountains, and
other features) to create gathering places
for pedestrians within the street right-of-
way (Figures 16 27, 28, 29, & 30)
Figure 16.27
Figure 16.28
Figure 16.26
Figure 16.29
Figure 16.25
Figure 16.30
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F.
Adopt design standards for transit stops and bus
shelters that are consistent with urban design
objectives (Figure 16 31 & 32)
Figure 16 31
G. INFORMATION SYSTEMS
Use information kiosks at strategic focal points and
gathenng places along the Street to communicate
community news and events (Figure 16 33)
H. PUBLIC PARKING
Apply adopted design standards for paving, lighting, Figure 16.33
signage, and landscaping to public parking spaces
I. PUBLIC ART
Adopt standards to guide placement of art in public
places, such as landmarks, view corridors, pockets,
traffic circles and other locations of prominent stat-
ure (Figure 16 34)
Figure 16.34
J. URBAN DESIGN
Use the urban design criteria to
create relationships between the
street and the structures built ad-
jacent to the nght-of-way line that
exemplify quality design and sus -
tamability (Figure 16 35)
Figure 16,35 Typical Urban
Village utilizing urban design
criteria
Figure 16.32
Public Art
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