HomeMy WebLinkAbout112125 Friday Staff Report
City Manager’s Office
215 E. McKinney St., Denton, TX 76201 (940) 349-8307
OUR CORE VALUES
Inclusion Collaboration Quality Service Strategic Focus Fiscal Responsibility
MEMORANDUM
DATE: November 21, 2025
TO: The Honorable Mayor Hudspeth and Council Members
FROM: Sara Hensley, City Manager
SUBJECT: Friday Staff Report
Upcoming Meetings
1. Economic Development Partnership Board on Tuesday, November 25, 2025, at 10:00
a.m. at the Development Service Center. 2. CANCELLED - Civil Service Commission on Wednesday, November 26, 2025, at 1:00
p.m. in the Public Safety Training Center Room C.
Please check the City of Denton website for final meeting days and times as information is subject to change after the Friday Report is published. Public Meetings & Agendas | Denton, TX (civicplus.com)
General Information & Status Updates
A. Thanksgiving Holiday Friday Staff Report – The City of Denton facilities are closed in
observance of Thanksgiving on Nov. 27 and 28. There will be no Friday Staff Report published next week due to the holiday closures. Have a happy Thanksgiving, and enjoy the time with family and friends. Staff contact: Kristi Fogle, City Manager’s Office B. City Council Priorities Update – The City Manager’s Office is pleased to provide an update
on Council priorities. The report (Attachment A) is reflective of progress through the fourth quarter of the fiscal year. Initiatives aligned with Council priorities are also tracked and reported through the City’s performance management software and included, amongst over 100 initiatives supporting Council’s Key Focus Areas, on the City’s public-facing dashboard. Staff contact: Aimée Kaslik, City Manager’s Office
C. Mayor’s Pet Spotlight – Meet Brindy, A Beautiful Bundle of Brilliance! (Go ahead, try saying that three times fast – we dare you!) Brindy is a gentle, loving soul who’s been patiently waiting for her forever family to find her. She’s been an absolute sweetheart with our staff and volunteers, always ready to share soft kisses and cozy hugs.
Despite coming to us severely underweight, Brindy’s spirit has never wavered, and neither
has her appetite! She’s currently on a weight gain plan, and while the shelter stress has slowed her progress a bit, her determination (and love of snacks) is stronger than ever. Brindy would prefer to be the only dog in the home, which just means more cuddles, more treats, and more love for you! She’s shown no behavioral issues, and her calm, affectionate
nature makes her a joy to be around. To adopt or foster her today contact Denton Animal
Services by phone at (940) 349-7594, or via email at Animal.Services@cityofdenton.com. Staff contact: Bailey Coleson, Animal Services.
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D. 2026-27 Community Development Grant Program Applications Open – The 2026-27 Community Development Grant Program applications for Human Services, Housing, and Public Facility Projects open on Monday, Nov. 24, 2025. Applications close Friday, Jan.
16, 2026, at 5 p.m. Nonprofit agencies interested in serving low to moderate income residents of Denton must attend an In-Person Mandatory Application Training (linked) Tuesday, Dec. 9, 2025, at 10:00 a.m. at the Development Service Center, Training Rooms 1 & 2, 401 N. Elm Street, Denton, TX 76201. Links to the grant applications and to register for the application training are available on the Community Development Webpage:
www.cityofdenton.com/communitydevelopment. Staff contact: Luisa Garcia, Community Services.
E. Postponement of Naming Applications – On Nov. 18, during the City Council meeting, the
Council postponed three naming applications listed below until Jan. 13, 2026, to allow
more time for public input.
• Civic Center
• Day Labor Site
• Juneteenth Tournament To gather additional feedback, City staff will host an in-person public meeting on Monday, Dec. 15 at 6 p.m. in the Civic Center Community Room (321 E. McKinney Street). Community members can also submit input online: Naming Applications 2025
To ensure broad community awareness, City staff will share information about the meeting and online input form through:
• Direct emails to neighborhood associations
• Social media posts
• A City news flash
• The Denton Ya Know newsletter
• Updates on the Discuss Denton platform
Staff contact: Allison Wing, Parks and Recreation
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F. Property Damage Incidents – On Saturday, Nov. 15, a vehicle struck the pedestrian bridge near the Emily Fowler Library in Quakertown Park. The incident resulted in a DUI arrest. City staff have placed barricades to restrict access while a full structural assessment is
conducted. On Sunday, Nov. 16, a vehicle accidentally jumped the curb on North Locust Street and collided with the Welcome to Denton Halloween sign featuring Onion the Monster, causing damage to the adjacent brick wall. The sign has been removed, and the property owner has been notified. Staff contact: Dustin Sternbeck, Marketing and Communications
Responses to Council Member Requests for Information
A. Traffic Sign at Loop 288 – On Oct. 20, Council Member Jester shared a request to add a traffic sign for the southbound service road onto I-35 at the intersection of Loop 288 and Lillian Miller Parkway, which is a TxDOT roadway. Transportation Services Staff found
the lane designation sign and paved markings do not match. TxDOT agreed to replace the
sign to match the pavement markings through their contractor at the earliest convenience. Staff contact: Chandra Muruganandham, Transportation Services B. Denton Central Appraisal District Appointee Nomination – On Nov. 19, Council Member
Jester inquired about the status of nominations for the Denton Central Appraisal District
(DCAD) Board of Directors. The City Council nominated Ann Pomykal and Mike Hennefer. DCAD is preparing all nominations from participating entities into a ballot, which will be returned to the Denton City Council for a final vote on Dec. 2, 2025. Staff contact: Christine Taylor, City Manager’s Office
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Upcoming Community Events and Public Meetings
Please visit the City of Denton website for upcoming community events and details.
Attachments
A. Attachment A – FY 2024-25 Council Priorities Progress Report Q4…..………………….
Informal Staff Reports
A. 2025-010 Craver Ranch Fiscal Impact Analysis………...…………………………….....22
Information
A. Council Requests for Information .....................................................................................54 B. Public Meetings Calendar .................................................................................................56 C. Future Work Session Items ...............................................................................................59 D. Street Closure Report ........................................................................................................60
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Attachment A –
Progress Report
Council Priorities
Report Created On: Nov 06, 2025
July 1, 2025 through September 30, 2025
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Page 1
6
Key Focus Area
22
Priority
16
Initiative
Report Legend Council Priority No Update Overdue
Overall Summary
%
On Track 33
Some Disruption 11
Major Disruption 6
Discontinued 11
Completed 39
Status
0 100
#
Progress
62%
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Pursue Organizational Excellence and Collaborative and Respectful Leadership %#
Completed 100 3
Improve Grants Management %#
Completed 100 1
Implement 311 System %#
Completed 100 2
Improve Grant Management
The City has experienced tremendous growth in the number of grants awarded over the last few years. With this growth, improving the management of
grants internally ensures standardized processes related to how grants are applied for, managed, and closed out. Finance will standardize processes
related to grant funds with creation of grants management office and by coordinating all grants through this team. In addition, communications will be
enhanced, and the department will work to be more proactive in seeking out grant opportunities. In addition, the grants management office will work to
ensure departments are following the process and will work with a third-party to provide updates on grants at the federal level.
The Grant Management Initiative is progressing well and is back on track with the hiring of the Grants Manager. This role is pivotal in ensuring a
structured approach to grant administration, and staff continues to collaborate with various departments to identify and pursue grant
opportunities. Improvements include:
Developed Grant Management Policy, establishing clear guidelines to ensure compliance and consistency across all departments.
Formed Grant Review and Oversight Committee, providing an additional layer of accountability and strategic direction.
Procured grant management software, centralizing grant management, improving compliance, and enhancing reporting and analytics.
Standardized intake and justification forms, streamlining processes for grant applications and justifications.
Enhanced communication and reporting, improving transparency and collaboration within departments.
Trained staff on grant processes, equipping employees with the knowledge and tools to effectively navigate the grant lifecycle.
Developed metrics to track and report on program effectiveness and, most importantly, inform the decision-making process.
Implement 311 System
This initiative offers a comprehensive service solution enabling residents to initiate requests for major city services related to utilities, infrastructure, and
community improvement, either independently or through Customer Service. Following the initial launch and post-implementation across several city
divisions, the project will undergo further phases. These include replacing the Engage Denton app with a more robust mobile application and website
portal, and the complete phasing of infrastructure groups.
311 is live and initial implementation is complete. The application is being used by the public and City staff and available on the web portal, mobile
app, and telephone. The 311 short code is working for all mobile devices. 311 will continue to grow the services available in the application and
engage with the community.
Key Focus Area 1 Progress 100%
Priority: 2 Initiative: 3
Priority 1.1 Progress 100%
Initiative: 1
Initiative 1.1.1 Oct 01, 2021 - Sep 30, 2023 Completed Progress 100%
Priority 1.2 Progress 100%
Initiative: 2
Initiative 1.2.1 Jan 25, 2022 - Nov 16, 2025 Completed Progress 100%
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Launch 311 Three Digit Dialing
Denton 311 provides a single point of contact for residents wanting to request city services and report non police emergencies such as code
enforcement concerns, downed stop signs, electrical outages, and water main breaks. As the City continues to grow its 311 services, 311 abbreviated
dialing will allow residents and visitors to dial the 3-digit short code 311 from their mobile phones.
Denton 311 went live in April with a new internal portal, mobile app, and citizen website. The services are available for citizens, visitors to the City
of Denton, and staff. Denton 311 will continue to grow offering new solutions for residents and community outreach.
Initiative 1.2.2 Sep 01, 2024 - Mar 31, 2025 Completed Progress 100%
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Enhance Infrastructure and Mobility %#
On Track 50 1
Major Disruption 50 1
Prioritize Street Maintenance and Roadway Funding
FY 2023-24 Highlights and Accomplishments
Conducted Roadway Impact Fee Study: Council adopted the 2022 Updated Roadway Impact Fee with an effective date of January 1, 2025.
Identify Opportunities to Ease Travel throughout the City
The City is working closely with federal and regional stakeholders, including the USDOT, TXDOT, the North Central Texas Council of Governments,
Denton County, the Denton County Transit Authority, and other local jurisdictions. We are actively involved in several regional studies aimed at
improving East-West travel opportunities and providing collective feedback from the City during project meetings. East-West travel is a significant
regional issue and has been prioritized by Transportation Services staff and regional stakeholders in their planning efforts, such as:
1. US Department of Transportationʼs Strategic Plan [FY 2022-26]
2. Statewide Long-Range Transportation Plan
3. The Metropolitan Transportation Plan [MTP 2050 of NCTCOG]
4. Denton County Thoroughfare Plan
5. Denton County Transit Study by NCTCOG
6. Recent Transit 2.0 Initiative by the NCTCOG
7. City of Dentonʼs Mobility Plan
8. Denton County Transit Authority Strategic Planning Process
9. APWA Certification Process for Traffic Operations
Furthermore, staff participates in the Surface Transportation Technical Committee [STTC] at NCTCOG, which reviews, comments on, and prepares
recommendations regarding surface transportation planning and funding transportation improvements in the Dallas-Fort Worth Metropolitan Area.
Staff also participates in the Regional Transportation Council; the RTC is an independent transportation policy body of the Metropolitan Planning
Organization for the Dallas Fort Worth region. The STTC and RTC oversee and direct the metropolitan planning process in the Dallas-Fort Worth
Area, and staffʼs participation ensures that the Cityʼs concerns are represented in regional planning efforts. Transportation Services Staff also
participates in the Dallas Regional Mobility Coalition meetings. The Dallas Regional Mobility Coalition (DRMC) is a transportation advocacy group
made up of cities, counties and transportation agencies in a five-county region (Dallas, Denton, Collin, Rockwall and Ellis) with a primary mission to
advance critical mobility projects through advocacy efforts with state and federal elected officials and regional transportation agencies.
For additional information, please refer to the 2025 Semi-Annual Report from the Transportation Services Division.
Expand the Bike and Pedestrian Network
FY 2023-24 Highlights and Accomplishments
Developed a Multimodal Transportation Approach: Staff created a multimodal approach to travel throughout Denton, including a bicycle
and pedestrian network, in concert with the Mobility Plan along with developing the overall work plan to prioritize and deliver projects.
Key Focus Area 2 Progress 43%
Priority: 5 Initiative: 2
Priority 2.1
Priority 2.2
Priority 2.3
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Construct New City Hall with Potential for Retail Lease Space and Partnership Opportunities %#
Major Disruption 100 1
Review and Develop Denton Development Code %#
On Track 100 1
Explore Plan for a New City Hall
Exploration of options for a new City Hall facility will be contingent on the availability of funding. In fiscal year 2022-23, the City is exploring General
Obligation Bonds as a funding source for a new City Hall. A future City Hall building will be introduced for possible inclusion in a 2023 bond program and
be evaluated by the City Council, then by a citizen bond committee, and finally in a November election by voters.
To continue the project's exploration, staff will need to identify and secure additional funding to prepare and issue a new Request for Proposals
(RFP) for concept and design documents. Concurrently, staff continues to evaluate potential new sites and opportunities, with an ongoing focus on
maximizing space and efficiency at all existing City facilities.
Review and Update Denton Development Code
As with all municipal development regulations, the 2019 Denton Development Code (DDC) must be updated regularly to stay current and maintain
consistency with state law, Denton 2040 Comprehensive Plan, and other policy directives.
City staff, in coordination with the Development Code Review Committee (DCRC), is reviewing the following topics. DDC updates are anticipated to
follow:
Updates to the Landscaping requirements to encourage water conservation and industry best practices. These amendments wrapped up
with DCRC and are pending Tree Code updates before going to public hearing.
Updates to the Tree Preservation requirements which focus on industry best practices and updating outdated or ineffective provisions.
Staff is currently preparing public engagement plans for the following updates prior to moving forward to public hearing:
Regulations related Accessory Dwelling Units, including building scale, parking, setbacks, and permitted primary use.
Regulations related to Townhomes, including a reduction of the minimum lot size in Mixed-Use Districts, removal of the limit on the
maximum number of units, and modification to the open space requirement.
Additionally, staff is drafting updates to ensure the DDC complies with recent state legislation. These updates will be scheduled for public hearing as
a group in upcoming months. State legislation which will require updates include the following
Senate Bill 1567 related to residential occupancy of unrelated persons
House Bill 2462 related to home-based businesses
Senate Bill 229 related to food trucks
House Bill 24 related to public notification
Priority 2.4 Progress 85%
Initiative: 1
Initiative 2.4.1 Jan 01, 2023 - Sep 30, 2025 Major Disruption Progress 85%
Priority 2.5 Progress 0%
Initiative: 1
Initiative 2.5.1 Jan 01, 2022 - Ongoing On Track
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Foster Economic Opportunity and Affordability %#
On Track 25 1
Some Disruption 25 1
Discontinued 50 2
Implement the Economic Development Strategic Plan %#
On Track 100 1
Support Economic Development through Incentives and Additional Tools %#
Discontinued 100 1
Implement Economic Development Strategic Plan
This initiative provides for the implementation of the City's Economic Development Strategic Plan, which provides a modern approach to economic
development and helps economic development efforts to be more strategic and effective in responding to forthcoming changes in Denton. It was built
around three major goals: accelerate recovery, foster growth, and strengthen community inclusion. Developed based on input from stakeholder
engagement and economic assessments, the set of strategies and actions identified under each goal are meant to provide the City with a roadmap to
organize its programs and bolster Denton's vitality over the next several years.
The Economic Development Strategic Plan is 84% complete. For more information on plan status, visit the
Economic Development Strategic Plan Dashboard.
Strengthen Relationship with Discover Denton
As a destination market organization, Discover Denton seeks to market and promote Denton in order to generate demand for the destination, creating a
positive economic impact for the community. Aligning the goals of Discover Denton with the City's Economic Development Strategic Plan will result in
an increase return on investment for both parties.
Discover Denton is now a City department for the next 12-18 months as the organization transitions to become its own independent Destination
Management Organization. The final item on this initiative is to "Unify Brand and Marketing Efforts to Attract Visitors" which will likely be completed
as part of the Citywide re-branding initiative.
Provide Incentives for Businesses to Reinvest in Downtown Denton
This priority is specifically addressed in the Economic Development Strategic Plan (see Downtown Development).
Key Focus Area 3 Progress 57%
Priority: 6 Initiative: 4
Priority 3.1 Progress 84%
Initiative: 1
Initiative 3.1.1 Jan 06, 2020 - Jan 04, 2027 On Track Progress 84%
Priority 3.2
Initiative: 1
Initiative 3.2.1 Oct 01, 2022 - Sep 30, 2024 Discontinued
Priority 3.3
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Enhance Support for Small Businesses %#
Discontinued 100 1
Focus on Affordable Housing with Implementation of the Affordable Housing Strategic Toolkit %#
Some Disruption 100 1
FY 2023-24 Highlights and Accomplishments
In 2024, businesses downtown were impacted by road construction, and staff created road signage “Yes, downtown businesses are open
during construction” to show support. In addition, City staff established a one-time utility reimbursement grant program to assist small
businesses
Enhance Business Inclusion Program
Finance will work to enhance the Business Inclusion Program and continue to actively engage Historically Underutilized Businesses (HUB) and ensure all
businesses are solicited and given equal opportunities throughout the procurement process.
Staff provided an update on the project to City Council on May 23, 2025, and has decided to discontinue the project at this time. The read the
reports, click here.
Focus on Attracting Major Employers
This priority is specifically addressed in the Economic Development Strategic Plan (see Foster Growth: Connected Denton).
FY 2023-24 Highlights and Accomplishments
Developed a Public Facility Corporation Program: The Denton City Public Facility Corporation was created to develop affordable housing
within the City of Denton as approved by Council on May 7, 2024.
Priority 3.4
Initiative: 1
Initiative 3.4.1 Oct 01, 2022 - Sep 30, 2023 Discontinued
Priority 3.5
Priority 3.6 Progress 30%
Initiative: 1
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Implement the City's Housing Plan
City Council adopted Denton's Affordable Housing Strategic Toolkit on February 15, 2022. This housing plan furthers the City's commitment to fostering
diverse housing options and opportunities in our community. The toolkit outlines five recommended strategies with targeted activities to deliver
housing interventions. They are as follows:
1. Infill: Leverage empty space and underutilized buildings within existing urban areas for new housing development.
2. Zoning Relief: Offer slight zoning relief to new developments in exchange for affordability.
3. Capacity Building: Commit resources to developers, including non-profit developers, to increase their ability to produce housing at affordable
rates.
4. Preservation: Maintain existing homes, while strengthening existing housing programs.
5. Information: Empower residents and property owners to make informed decisions by sharing data and information in targeted, accessible ways.
City staff has been working to operationalize items in the Housing Incentive Package such as the Zoning Incentive Program, the
Housing Tax Credit Policy, and the Public Facility Corporation. Additionally, staff has implemented an ongoing First-Time Homebuyer 101 Class that
is free to residents.
Of the 17 activities outlined in the toolkit, five have been completed, three are in progress, and nine have not moved beyond the exploration stage.
For additional information and to track overall progress, please visit the Affordable Housing Strategic Toolkit public-facing dashboard.
Initiative 3.6.1 Feb 15, 2022 - Nov 30, 2027 Some Disruption Progress 30%
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Strengthen Community and Quality of Life %#
Some Disruption 100 1
Partner with Vulcan Materials to Relocate Concrete Plant %#
Some Disruption 100 1
Relocate Concrete Plant
Vulcan Materials operates a batch plant in close proximity to Downtown and SE Denton. Relocation of the plant will result in a higher and best use for the
site and remove an environmental hazard to both residents and businesses.
The City, working with a broker, compiled and mapped a list of available, suitable sites and provided the information to the property owner. To date,
the property owner has not selected an alternative site.
Identify Regional Gaps in Services
The City will explore regional gaps in services, such as libraries and food deserts, through master planning and economic development efforts as
well as mapping tools available from third parties such has this map identifying grocery and food locations along with public transportation routes.
Efforts are underway to work more collaboratively to close the food gap across Denton County as proposed in a recent study conducted by
Southern Methodist University and area food banks.
In addition, the Parks, Recreation, and Trails System Master Plan addresses strategies to ensure that residents have access to a quality park within a
10-minute walk from their home.
Develop Strategic Approach to Land Acquisition
Data visualizations are provided below to highlight the acquisition of parkland. The City is on track to achieve its goal of having 6,840 acres of
parkland by 2040, as identified in the Parks, Recreation, and Trails System Master Plan.
Key Focus Area 4 Progress 20%
Priority: 3 Initiative: 1
Priority 4.1 Progress 20%
Initiative: 1
Initiative 4.1.1 Jun 01, 2022 - Jun 01, 2025 Some Disruption Progress 20%
Priority 4.2
Priority 4.3
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Park Acres
# Acres of Parkland4,9674,9674,967
5,2075,2075,207
5,5215,5215,521 5,6485,6485,648 5,6535,6535,653
FY20-21 FY21-22 FY22-23 FY23-24 FY24-25
4k
5k
6k
7k 2040 Target - 6,840
Park Acres Added
5.3
acres of parkland were added in FY24-25. This is below the target of
150 acres per year. The goal is to have 6,840 acres of parkland by 2040.
Expansive parkland preserves natural beauty, provides space for
outdoor recreation, and supports environmental sustainability. It
enhances urban livability by offering residents room to relax, explore,
and connect with nature.
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Support Healthy and Safe Communities %#
On Track 50 1
Completed 50 1
Bolster Mental Health Services %#
Completed 100 1
Enhance Focus on Traffic and Speed Safety %#
On Track 100 1
Enhance Police Department Mental Health Division
The Police Department's Mental Health Division (MHD) was established in 2020 and houses the Homeless Outreach Team (HOT) and Crisis Intervention
Response Team (CIRT). The mission of the MHD is to serve our most vulnerable citizens with compassion and steadfastness by connecting those in a
serious mental health crisis or experiencing homelessness with help. The MHD strives to reduce arrests of people suffering from mental illness while
increasing the likelihood they will receive mental health services. The department is focused on enhancing the program through a number of
approaches including expanding staff, implementing software, creating a crisis call diversion program, expanding training and community outreach,
establish community peer resources, seek additional means of financial support, and expand therapy programs.
In order to enhance the division, a CIRT Program Manager was hired, through an internal promotion, in April 2023 to provide needed supervision for
the CIRT Clinicians and HOT Stability Caseworker. In addition, the MHD staff was expanded with the filling of the MHD Sergeant and HOT Caseworker
positions. Capacity was also increased with two clinicians obtaining a professional counselor designation through the Texas Behavioral Health
Executive Council. This designation allows them to supervisor interns and will allow the MHD to partner with TWU and UNT to provide internship
opportunities for graduates working towards their licensure. In addition, Julota software was implemented as the division's primary reporting
software. Training and educational opportunities were expanded for both staff and the community. Staff research the use of a therapy dog and will
explore the program further through future budget discussions. Lastly, peer groups were established win collaboration with the National Alliance of
Mental Illness of North Texas.
Key Focus Area 5 Progress 70%
Priority: 2 Initiative: 2
Priority 5.1 Progress 100%
Initiative: 1
Initiative 5.1.1 Jan 06, 2022 - Dec 31, 2024 Completed Progress 100%
Priority 5.2 Progress 40%
Initiative: 1
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Initiate Vision Zero
The City of Denton prioritizes transportation safety above all and is committed to enhancing current safety measures and identifying ways to reduce
severe accidents, with the ultimate goal of achieving zero fatalities. The initial step towards this goal is the development of a Vision Zero Plan. To learn
more about Vision Zero, click here.
On Thursday, July 24, 2025, the staff, along with the consulting team, held a public workshop at Civic Center to introduce the Vision Zero initiative.
The consultant presented possible countermeasures aimed at preventing serious accidents and sought feedback from attendees. The event was a
success and well-attended by the public.
Through online engagement, there were:
2,040 views on the website
434 contributions to the interactive map
192 completed written surveys
The engagement and data collection process is ongoing to gather additional information and conduct further data analysis.
Initiative 5.2.1 Jun 02, 2023 - Dec 31, 2026 On Track Progress 40%
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Promote Sustainability and the Environment %#
On Track 25 1
Completed 75 3
Expand Use of Electric Vehicles and Solar Power %#
Completed 100 1
Develop Policies to Align with Climate Action Plan Goals %#
On Track 100 1
FY 2023-24 Highlights and Accomplishments
Expanded Renewable Energy Resources: The City awarded a contract for a new 100-Megawatt solar power purchase
agreement for a new solar generation facility to add to Denton Municipal Electric's renewable energy portfolio.
FY 2024-25 Highlights and Accomplishments
The Denton Fire Department (DFD) made history with the arrival of Texasʼ first electric fire truck, a groundbreaking
addition that highlights the City of Dentonʼs commitment to innovation and sustainability in emergency response. In
celebration of this milestone, DFD hosted a ʻpush-inʼ ceremony on April 11, 2025, at Fire Station 1 where the vehicle will
be housed.
Expand Electrical Vehicle Fleet and Infrastructure
A review the City's fleet will be conducted to determine electrical vehicle (EV) readiness for future procurement. In addition, the City will work to ensure
that the EV charging infrastructure is available to meet the needs of both the City's fleet and the public and identify opportunities for encouraging the
use of EV.
Staff finalized the Electric Vehicle and EV Charging Infrastructure Strategy. Fleet Services has expanded the available EV options for city fleet. The
City provides EV charging at five city facilities for the public.
FY 2023-24 Highlights and Accomplishments
Created Climate Action Plan: The Climate Action Plan, adopted by Council on August 6, 2024, ties various Master Plans to the City's climate
goals, and will progress Denton towards achieving net zero emissions by 2050.
Key Focus Area 6 Progress 75%
Priority: 4 Initiative: 4
Priority 6.1 Progress 100%
Initiative: 1
Initiative 6.1.1 Jun 01, 2022 - May 31, 2024 Completed Progress 100%
Priority 6.2 Progress 0%
Initiative: 1
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Develop Large-Scale Energy Policy %#
Completed 100 2
Champion Climate Action Plan
The City of Denton established Science-Based Targets (SBTs) to reduce community-wide greenhouse gas emissions and ultimately reach net-zero
emissions by 2050 (via ordinance 22-746, April 19, 2022). That ordinance called for a formal Climate Action Plan (CAP) to outline the path to achieving a
SBT while addressing the need to build resilience to climate hazards and vulnerabilities. Subsequently, City Council adopted Denton's first Climate
Action Plan (CAP) on August 6, 2024 (Resolution 24-1420). The CAP includes the following three primary goals tied to 16 actions.
Goal 1: Enhance how the Denton community moves with improved active travel modes and efficient motor driven travel.
Decarbonize fleet (all sources)
Improve Active Transportation Infrastructure
Encourage Walking and Biking (no emission modes)
Decrease total number of trips taken in vehicles
Facilitate Installation of Green Hydrogen Fueling Station
Goal 2: Enhance buildings to improve efficiency, resilience, and reduce long-term impact.
Encourage energy efficiency upgrades (existing bldgs.)
Encourage Reduction in Overall Energy Consumption
Encourage Very High Energy Efficiency Standard (new bldgs.)
Encourage Zero-Emission Systems in buildings
Reduce Waste produced per capita
Increase waste diversion (reuse, recycling, composting, etc.)
Maximize Organic Diversion for Renewable Natural Gas
Reduce water consumption
Goal 3: Enhance land use to improve access to necessities, minimize energy needs, and ensure connectivity across Denton.
Enhance Access to Necessities (walkable communities)
Increase local, renewable energy generation capacity
Produce Renewable Natural Gas from Landfill
Through this initiative, Environmental Services and Sustainability staff will work with other departments and the community to progress the 16 actions
and create the structure to support ongoing tracking and reporting of this progress.
An update was presented to both City Council and the Sustainability Framework Advisory Committee (SFAC) in July 2025, ensuring key stakeholders
remain informed and engaged in ongoing initiatives. Immediately thereafter, the Climate Action Plan Dashboard was launched publicly to provide a
transparent overview of progress toward established sustainability goals.
Initiative 6.2.1 Ongoing - Ongoing On Track
Priority 6.3 Progress 100%
Initiative: 2
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Update Denton Renewable Resource Plan
The Renewable Resource Plan's goal of 100% renewable energy offset was achieved as of 2021. However, the plan needs to be updated to ensure goal is
forward looking and remains clear for future staff. Upon successful implementation of the Denton Renewable Resource Plan, the program will offer
diverse incentives to various customer segments. This strategy aims to optimize energy usage during periods of scarcity or conservation needs, thereby
mitigating the risk of enforced outages within the community.
While the original goal of 100% renewable energy offset was achieved in 2021, the plan has been revised to maintain clarity, relevance, and long-
term vision for future staff. As part of the refresh, the utility has presented updates to the Public Utilities Board and City Council, secured Council
approval, published the revised plan, and gathered feedback to guide implementation. The updated strategy introduces targeted customer
incentives to support energy conservation during peak periods and reduce the likelihood of service disruptions.
Contract for Additional Renewable Resources Plus Battery Storage
Based upon the results of the 2024 version of the Denton Renewable Resource Plan as approved by the City Council, the Denton Municipal Electric will
initiate the planning process to develop or contract for new generation resources necessary to:
1. Meet increased peak demand of the DME customers over the next 20 years.
2. Provide necessary financial hedge against DME's 100% renewable power supply portfolio.
3. Comply with Public Utility Commission of Texas (PUCT) and the Electric Reliability Council of Texas (ERCOT) requirements known as the
Performance Credit Mechanism or alternative regulatory requirements as approved by the PUCT.
4. Achieve eligibility for an Early Completion Bonus pursuant to 16 Texas Administrative Code Section 25.511 as required by Senate Bill 2627 during
the 88th Regular Legislative Session.
This initiative covers the first year of development of the options recommended in the 2024 version of the Denton Renewable Resource Plan.
DME has completed key milestones to launch the first year of new generation resource development under the 2024 Denton Renewable Resource
Plan. These include finalizing the plan, securing greenfield development services, assessing joint ventures, conducting financial analysis, hiring an
owner's engineer, securing site control, initiating interconnection procedures, and issuing an RFP for facility construction. These efforts support
long-term demand, regulatory compliance, financial risk mitigation, and pursuit of an Early Completion Bonus under Senate Bill 2627.
Evaluate the City's Tree Code
Staff has identified areas within the Denton Development Code (DDC) that need to be updated or clarified related to enforcement of the tree
preservation regulations, and the landscape regulations need to be updated to align with the Cityʼs Water Efficiency Plan Update. At the April 28,
2025 Development Code Review Committee (DCRC) meeting, staff concluded discussions related to landscape regulations and introduced
amendments to the Cityʼs tree preservation regulations. At the June and July DCRC meetings, staff presented information regarding tree
preservation and the Texas Local Government Code, setting the foundation for the tree code amendment discussions. It is anticipated the DCRCʼs
review of the tree code amendments will continue through the Fall of 2025. Once the DCRC has completed their review, staff will bring forth
amendments to the Planning and Zoning Commission and City Council regarding DDC amendments to both the landscape and tree code
regulations.
Initiative 6.3.1 Dec 01, 2022 - Sep 30, 2024 Completed Progress 100%
Initiative 6.3.2 Jan 02, 2024 - Sep 30, 2024 Completed Progress 100%
Priority 6.4
21
INFORMAL STAFF REPORT
TO MAYOR AND CITY COUNCIL
SUBJECT: Craver Ranch Planned Development Fiscal Impact Analysis.
EXECUTIVE SUMMARY:
On October 21, Staff and the Developer presented information on the Craver Ranch Planned Development in a work session. The fiscal impact analysis, which was preliminarily discussed in that meeting, has been finalized and detailed in this report. This fiscal impact analysis estimates
the net effect of the Craver Ranch project on the City’s General Fund, General Debt Service Fund,
select Special Revenue Funds, and other key service areas by comparing projected revenues to anticipated service costs. Planning and Zoning Commission held public hearings on November 19, 2025 and recommended approval of a comprehensive plan amendment, mobility plan amendment, and zoning change. The project will come before City Council for consideration of the
comprehensive plan and mobility plan amendments, zoning change and related agreements on
December 2, 2025.
BACKGROUND:
Craver Ranch is an approximately 2,870-acre property in North Denton situated between FM 2153
to the east and north, FM 2164 to the west, and Shepard Road and Gribble Springs Road to the south. The majority of the property was annexed into the City in 2008 and 2009 and has remained undeveloped since that time. Following annexation, the placeholder zoning designation of Rural Residential (RD-5X) was applied under the City’s 2002 Denton Development Code (DDC), and
this transitioned to Rural Residential (RR) zoning with the adoption of the 2019 DDC. Old Prosper
Partners Acquisitions, LLC, intended to develop 2,500-acres of the overall site with the intended mixture of uses, which includes single-family dwellings, multi-family dwellings, townhomes, commercial/retail uses, school sites, and a variety of open spaces.
The City received notice of intent to introduce legislation for the creation of the Craver Ranch
Municipal Management District (MMD) No. 1 (the “District”) on February 6, 2025, and City Council approved a resolution in support of the creation on March 4, 2025. The MMD was approved through a special act by the 89th Legislature of the State of Texas. Part of the requirement of the City Council resolution was that the Developer had to negotiate and enter into a development
agreement with the City for the property. Staff and the Developer have been working through
studies and negotiations regarding the development agreements since that time and a fiscal impact analysis was a component of completing the agreements similar to the process taken for Hunter and Cole Ranches.
City Staff engaged the consulting firm AECOM, Inc. to conduct a fiscal impact analysis assessing
the overall development impact on the City of Denton. This analysis focused specifically on direct revenues and expenditures to the City, such as property and sales tax revenues and the cost of
22
providing municipal services. It is important to note that this type of analysis differs from a broader economic development analysis, which typically evaluates the wider economic implications of a project. An economic development analysis considers factors such as job creation, income growth,
business attraction, and the ripple effects of increased economic activity throughout the community. The results of this assessment highlight areas where the project may generate fiscal surpluses that support broader City priorities, as well as areas where service demand could outpace revenues, leading to fiscal pressures over time.
This report aims to provide City leadership with a framework for understanding the fiscal implications of the proposed development. By highlighting both opportunities and potential funding gaps, the analysis positions the City to enhance long-term fiscal sustainability while ensuring access to the benefits of growth for current and future residents.
DISCUSSION:
Introduction to Fiscal Impact Analysis
The process begins by identifying the growth scenario to be analyzed, in this case the proposed
Craver Ranch project. Next, the analysis establishes baseline demand factors, including
population, number of housing units, non-residential square footage, employment provided by the
developer, and others that allow future change to be measured.
Using these demand factors, the approach incorporates existing city financial data to establish
baseline levels of service, capturing both revenues collected and costs paid under present
conditions. With this foundation in place, the analysis defines assumptions regarding the allocation
of capital projects and maintenance responsibilities of the new development, clarifying which costs
could be expected to be borne by the City versus the developer or other partners. Finally, this
information is combined to generate a fiscal impact model which integrates data and assumptions
from the prior steps
Results
The fiscal impact analysis projects that the Craver Ranch development could result in an overall
net fiscal surplus of approximately $106.6 million over the 40-year analysis period. Table 14
summarizes cumulative revenues and expenditures by fund, highlighting where surpluses and
deficits are expected to occur.
23
Figure 1 displays estimated future year annual net fiscal results over the 40-year analysis period. Points above the horizontal axis ($0 line) represent potential annual surpluses while those below the line represent potential annual deficits. Surpluses in any one year are not carried over from one year to the next.
Figure 2 presents the estimated cumulative fiscal impacts of the Craver Ranch development over the 40-year analysis period, disaggregated by total revenues, capital expenditures, and operating
expenditures. While Figure 1 illustrates annual surpluses and deficits, this cumulative view
highlights the long-term balance between ongoing revenues and expenditures. Notably, revenues are sufficient to cover operating costs in nearly all years, indicating that day-to-day service delivery has the potential to be fiscally sustainable. Substantial capital outlays required to support new infrastructure—together with the debt service obligations incorporated into the analysis—are seen as more likely to yield an overall deficit.
24
It is important to note that these results are based on a series of assumptions regarding development
timing, absorption rates, infrastructure costs, tax and fee structures, and other key fiscal parameters. While these assumptions were developed using the best available information and in consultation with City Staff, they represent reasonable estimates rather than precise forecasts.
This fiscal impact analysis also does not take into consideration some additional benefits being
provided to the city through the development, including:
• Approximately 360 acres of City Parkland Dedication
• 13.5 miles of trails
• Easement for Water transmission line
• Elevated water storage tank to be provided by the developer
• Offsite Wastewater improvements of $12.2M
• Financial contribution to Police/Fire of $2.5M
• Financial contribution to affordable housing of $3M
• Land contribution for 3 school sites, generating benefit to local community
• $402M in infrastructure to be financed by MMD and private developer funding and dedicated to the City
CONCLUSION:
The results of this fiscal impact analysis provide an informed estimate of the fiscal implications
associated with the Craver Ranch development over 40 years, where the analysis indicates a net
surplus of $106 million during this period. The findings should be interpreted within the broader context of development phasing, financing practices, and evolving fiscal conditions. These results are intended to serve as a planning tool to help the City anticipate potential revenue and
25
expenditure trends, refine its capital funding strategies, and support informed decision-making as the project advances from concept to implementation.
ATTACHMENTS:
1. City of Denton Craver Ranch Fiscal Impact Analysis
STAFF CONTACT: Charlie Rosendahl
Interim Director of Development Services Charlie.Rosendahl@cityofdenton.com (940) 349-8452
REQUESTOR: Staff Initiated
STAFF TIME TO COMPLETE REPORT: 4
PARTICIPATING DEPARTMENTS: Development Services
26
Subtask 2.3: Fiscal Impact Model, Report, and Recommendations
1
City of Denton
Craver Ranch Fiscal Impact Analysis
November 19, 2025
27
City of Denton – Craver Ranch Fiscal Impact Analysis
2
Quality information
Prepared by Checked by Verified by Approved by
Nolan Villasmil Christina Biedny Chris Brewer Chris Brewer
Dillon Gillman Dillon Gilman
Christina Biedny
Revision History
Revision Revision date Details Authorized Name Position
Draft v1 11/04/2025
Final 11/13/2025
Final Rev 11/19/2025
28
City of Denton – Craver Ranch Fiscal Impact Analysis
3
Prepared for: City of Denton, Texas
Prepared by:
AECOM
130 E Randolph St., Suite 2400
Chicago, IL 60601
29
City of Denton – Craver Ranch Fiscal Impact Analysis
4
Table of Contents
I. Project Background ........................................................................................... 5
II. Introduction to Fiscal Impact Analysis ............................................................. 6
Key Assumptions for this Analysis ................................................................................................................ 7
III. Methodology ..................................................................................................... 10
Demand Units ............................................................................................................................................. 10
Revenues .................................................................................................................................................... 13
Expenditures ............................................................................................................................................... 22
IV. Results .............................................................................................................. 25
Tables
Table 1. Developer Program for Craver Ranch and Related Derived Assumptions ..................................... 8
Table 2. Demand Units Used in Revenue and Expenditure Multiplier Calculations ................................... 10
Table 3. Trip Generation Data for Residential and Nonresidential Land Uses ........................................... 12
Table 4. Residential Trip Adjustment Factor ................................................................................................ 13
Table 5. General Fund Revenues – Calculation Approaches by Line Item ................................................ 14
Table 6. General Debt Service Fund Revenues – Calculation Approaches by Line Item ........................... 17
Table 7. FY2024-25 Adopted Property Tax Rates ....................................................................................... 17
Table 8. Key Sales Tax Revenue Assumptions ........................................................................................... 19
Table 9. Special Revenue Fund Revenues - Calculation Approaches by Line Tems ................................. 20
Table 10. Roadway Impact Fee Revenue Multipliers .................................................................................. 21
Table 11. Water and Wastewater Impact Fee Revenue Multipliers ............................................................ 21
Table 12. Craver Ranch Capital Expenditure Inventory .............................................................................. 22
Table 13. General Fund, General Debt Service Fund, and Special Revenue Fund Operating Expenditures
– Calculation Approaches by Line Item ....................................................................................................... 24
Table 14. Summary of 40-Year Cumulative Fiscal Impacts ........................................................................ 25
Figures
Figure 1. Annual Net Fiscal Impacts - Craver Ranch .................................................................................. 25
Figure 2. Cumulative Estimated Expenditures and Revenues - Craver Ranch .......................................... 26
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City of Denton – Craver Ranch Fiscal Impact Analysis
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I. Project Background
The City of Denton (“the City”) is evaluating the potential fiscal impacts of Craver Ranch (“the
project”), a proposed development plan put forward by KFM Engineering and Design (“the
Developer”), which encompasses approximately 2,500 gross acres. The plan includes a mix of
residential neighborhoods and commercial spaces, intended to accommodate population
growth, stimulate local economic activity, and expand the City’s long-term tax base. The City
commissioned this analysis to understand how new development could affect municipal
revenues and expenditures, and to provide insights that will inform ongoing negotiations with the
Developer.
This Fiscal Impact Analysis (FIA) estimates the net effect of the Craver Ranch project on the
City’s General Fund, General Debt Service Fund, select Special Revenue Funds, and other key
service areas by comparing projected revenues to anticipated service costs (such as police, fire,
public works, parks, and libraries). Residential and commercial components are evaluated
separately to capture differences in their revenue and service demand profiles. The analysis
does not account for all developer-provided funding or financing contributions at this stage, but it
establishes a baseline against which potential concessions or contributions can be measured.
The results of this assessment highlight areas where the project may generate fiscal surpluses
that support broader City priorities, as well as areas where service demand could outpace
revenues, leading to fiscal pressures over time. These findings are particularly valuable in
identifying negotiation points, such as infrastructure cost-sharing, land dedication for public
amenities, or commitments to phased development that align with the City’s service delivery
capacity.
Ultimately, this report aims to provide City leadership with a framework for understanding the
fiscal implications of the proposed expansion and for shaping negotiations with the Developer.
By highlighting both opportunities and potential funding gaps, the analysis positions the City to
secure concessions that enhance long-term fiscal sustainability while ensuring access to the
benefits of growth for current and future residents.
The sections of this report introduce Fiscal Impact Analysis, describe the methodology and key
assumptions, present the findings, and discuss their implications.
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City of Denton – Craver Ranch Fiscal Impact Analysis
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II. Introduction to Fiscal Impact
Analysis
Overview
A Fiscal Impact Analysis (FIA) is a structured approach used to estimate how proposed new real
estate development could affect a community’s revenues and expenditures over time. By
comparing anticipated costs of providing public services and infrastructure against expected
revenues from new development, an FIA helps decision makers understand the fiscal
implications of growth and identifies potential areas for negotiation or policy action.
The process begins by identifying the growth scenario to be analyzed, in this case the proposed
Craver Ranch project. Next, the analysis establishes baseline (i.e., pre-development) demand
factors including population, number of housing units, non-residential square footage,
employment provided by the developer, and others that allow future change to be measured.
Using these demand factors, the approach incorporates existing city financial data to establish
baseline levels of service, capturing both revenues collected, and costs paid under present
conditions. With this foundation in place, the analysis defines assumptions regarding the
allocation of capital projects and maintenance responsibilities of the new development, clarifying
which costs could be expected to be borne by the City versus the developer or other partners.
Finally, this information is combined to generate a fiscal impact model which integrates data and
assumptions from the prior steps. The model estimates fiscal outcomes of the proposed growth
scenario, providing the city with forward-looking results to evaluate the balance between
revenues and expenditures and to inform planning, policy, and negotiation efforts.
This section provides an overview of revenue and cost estimation, and a brief introduction to
some of the key assumptions used in this analysis. Detailed assumptions and methodologies
used are described in subsequent sections.
Estimating Revenues and Expenditures
Estimating revenues is a critical component of FIA, as it establishes the foundation for
comparing anticipated revenues with projected service costs. For this analysis, major revenue
sources such as Property Tax, Sales Tax, and Impact Fee revenues are modeled using
customized approaches tailored to the way each revenue stream is generated and collected.
These methodologies, described in more detail in Section III, account for the unique structures
and policies that govern each source of funds.
All remaining revenues are estimated using a per-demand unit approach. Under this method,
each revenue line item is linked to a relevant demand unit—such as population, housing units,
non-residential square footage, or employment—ensuring that revenue projections scale
appropriately with growth. The assignment of demand units for each revenue category was
developed in close collaboration with City of Denton to reflect local fiscal realities and service
delivery practices.
The intention of this framework is to provide a consistent and transparent method for estimating
potential future revenues under the growth scenario, while allowing for flexibility where major
revenue sources require more detailed modeling.
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City of Denton – Craver Ranch Fiscal Impact Analysis
7
On the expenditure side, our approach applies a per-demand unit approach for most service
categories, linking projected costs to the same measures used to estimate revenue. This
method ensures that service costs are also scaled in proportion to growth and remain consistent
with current levels of service.
It is important to note that though the per-demand unit (or average cost/revenue) approach is
regularly used for its simplicity and general applicability, several key assumptions are
highlighted:
1. This approach relies on the assumption of a linear relationship between each unit of
demand and the revenues or costs it generates. This implies that, over the long run,
current average operating costs and revenues per capita remain constant in the future.
In other words, the City is assumed to collect and expend the same fixed amount per
person now and in later years, without accounting for potential economies of scale.
While this assumption lends itself to a straightforward and transparent modeling
framework, it does not capture the possibility that certain services may become more
efficient—or less costly to provide—on a per-capita basis as the population grows.
2. This approach assumes that current levels of services will be maintained in the future,
even if they may not be adequate now. For example, while the City may wish to, or may
in the future achieve, an increased level of park space provided per capita beyond
today’s existing conditions, this would not be captured in the analysis.
3. The analysis assumes that the distribution of revenues and expenditures across the
City’s departments and services in the baseline period will remain constant in the
projection period. For example, the department that spends the largest amount in the
baseline period will continue to be the largest spender in the projection periods and
these allocations will not change.
Next, we outline the high-level assumptions that form the backbone of this FIA before turning to
detailed methodologies in Section III and results in Section IV.
Key Assumptions for this Analysis
Some of the key assumptions underlying this analysis are listed below. For details of specific
methodologies, see Section III.
Time Period – The Craver Ranch development program anticipates construction commencing
in 2028, with the first properties to be added to the tax roll in 2030.1 The development’s
construction is assumed to conclude in 2045 (with properties constructed in that year added to
the tax roll in 2047).
To capture both early development and a forward-looking status quo once the development is
established, this FIA evaluates a conceptual future 40-year period from calendar year 2030
through year-end 2069.
Revenue and expenditure data used in the Craver Ranch FIA are based on the Annual Program
of Services (adopted budget) for the fiscal year ending September 30, 2025 (“FY25 APOS”).
Developer Program – Table 1 details the Craver Ranch program as provided by the Developer.
The developer program contained housing units and non-residential space in annual phases.
1 Completed properties will be assessed in January 2030 for taxes due in arrears for calendar year 2029. Subsequent residential
units will follow the same two-year construction assumption, being added to the tax roll in the second year.
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City of Denton – Craver Ranch Fiscal Impact Analysis
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Additional assumptions such as development population and future jobs potential were derived
from this development information.
Table 1. Developer Program for Craver Ranch and Related Derived Assumptions
Developer Provided Assumptions
Construction Period 2028-2045
Development Completiona 2047
Existing Year 10 Year 20 Year 30 Year 40
2025 2039 2049 2059 2069
Residential Lots 65,886 5,650 9,190 9,190 9,190
Residential Units
Single Family 36,089 4,000 7,091 7,091 7,091
Townhome 1,127 450 584 584 584
Multifamily 28,670 1,200 1,515 1,515 1,515
Total Added Residential
Units
65,886 5,650 9,190 9,190 9,190
% growth from existing 8.6% 13.9% 13.9% 13.9%
Derived Assumptionsb
Population 155,374 15,590 26,930 26,930 26,930
% growth from existing 10.0% 17.3% 17.3% 17.3%
Commercial Square Feet
(SF)
Retail 10,748,010 621,549 621,549 621,549 621,549
Office 4,503,801 466,161 466,161 466,161 466,161
Hotel 155,387 155,387 155,387 155,387
Total Added Commercial SF 15,251,811 1,243,097 1,243,097 1,243,097 1,243,097
% growth from existing 8.2% 8.2% 8.2% 8.2%
Employment (2024 data)
Retail 18,038 2,978 2,978 2,978 2,978
Office 18,138 2,196 2,196 2,196 2,196
Hotel 351 56 56 56 56
Total Added Jobs 36,527 5,230 5,230 5,230 5,230
% growth from existing 14.3% 14.3% 14.3% 14.3%
Source: Development Plan documents provided by City of Denton Staff (Developer Provided Assumptions); CoStar, Lightcast
(Existing Commercial SF and Employment); AECOM calculations (Projections only).
Notes: a Construction is estimated to finish in 2045 with the final properties added to the tax roll in 2047.
b Projections were estimated using customized approaches as detailed in upcoming sections. Baseline values are provided for
information only.
Relevant Funds – This FIA models revenues and expenditures for the following funds only:
General Fund
General Debt Service Fund
Special Revenue Funds: Water, Wastewater, and Roadway Impact Fees, and the Street Improvement
Fund
Static Revenues and Expenditures – The analysis is static in that the FY24-25 multipliers are
applied to all years of the Craver Ranch development scenario. The FIA does not update
revenue and expenditure data beyond the FY24-25 baseline, and the results are provided in
2025 dollars.
Revenue Structure and Tax Rates – Revenues are projected under the assumption that FY24-
25 tax policy and/or rates do not change during the projection period.
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City of Denton – Craver Ranch Fiscal Impact Analysis
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Inflation – Revenues and expenditures, both in the baseline period and any projected period,
are in constant 2025 dollars. This assumption avoids the difficulty of speculating about inflation
rates and how inflation might impact various cost and revenue categories differently. It also
avoids having to interpret results expressed in nominal dollars over an extended period.
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City of Denton – Craver Ranch Fiscal Impact Analysis
10
III. Methodology
As described in Section II, a per-demand unit (or average revenue/cost) approach is used to
generate revenue and expenditure multipliers in most cases. All multipliers are computed using
baseline data (FY24-25) and remain fixed at the values detailed below when assessing the
Craver Ranch development scenario. To estimate revenues and expenditures for the
development program, these demand units also need to be projected for each year of the
development’s buildout.
Demand Units
Because demand units are integral to this multiplier-based methodology, this first subsection of
focuses on the methods and assumptions used to derive demand units in detail. While some
demand units are straightforward (e.g., number of housing units, which are provided by the
Developer), others require their own methodologies that warrant further discussion. Table 2
summarizes the various demand units that are used for both revenue and expenditure
calculations. Those that require a unique or more complex calculation, are described in
narrative following the table.
Table 2. Demand Units Used in Revenue and Expenditure Multiplier Calculations
Demand Unit
Single Family Units* Commercial Space Breakout
Total Residential Units* Total Police Calls
Total Nonresidential Square Feet* Total Fire Calls
Population Vehicle Trips
Population and Jobs
Note: Asterisks (*) indicate demand units which were directly provided by the Developer. All others require specific methodologies.
Population
Population growth expectations associated with the Craver Ranch development are estimated
based on the number and type of housing units provided by the Developer, adjusted for an
assumed straight line annual pace of absorption over the development timeline. Unit counts are
categorized into single-family, multifamily, and townhome units. To estimate population, we
apply an assumption of 3.2 residents per single-family and townhome unit and 2.5 residents per
multifamily unit. These household size factors are applied to the units expected to be delivered
and occupied each year, ensuring that projected population growth reflects not only the total
buildout but also the timing of unit occupancy.
Residential absorption is assumed to occur over a three-year period, with 55% of units occupied
in the first year after unit completion, 85% occupied by the second year, and 95% occupied by
the third year. This equates to a long-term stabilized vacancy rate of 5%, consistent with current
market conditions.
Population and Jobs
For this analysis, total demand is expressed in terms of population and jobs, reflecting both
residential and commercial (non-residential) growth attributable to the Craver Ranch
development. Population is estimated using the housing absorption–based methodology
described above. To this, we add jobs estimated to be generated by the development’s
commercial components. To estimate these jobs, AECOM compared 2024 employment and
occupied commercial real estate in the City of Denton to establish the typical amount of square
footage (SF) required per job, by space type. Taking the program provided by the Developer,
new job creation for each type of commercial space was calculated by dividing its SF by the
historical SF per job. These jobs were then summed to reach a total job estimate for the
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City of Denton – Craver Ranch Fiscal Impact Analysis
11
development. Combining the population and jobs estimates produces a comprehensive
estimate of new residents and workers associated with the development.
Commercial Space Breakout
While the developer program provides only a total estimate of commercial square footage,
projecting fiscal impacts requires a framework for how this space could be distributed across
different commercial uses over the future forecast period. Distinguishing between retail, office,
and other commercial categories is important because each use generates revenues in different
ways—for example, retail activity directly contributes to sales tax collections, while office space
primarily influences employment-based revenues and service demands.
AECOM relied on historical commercial real estate development and current inventory data by
space type from CoStar and assumed that commercial space within Craver Ranch will be
restricted to retail, hotel, and office space. The distribution of space within Craver Ranch was
then determined by estimating retail demand based on anticipated population growth, identifying
sites suitable for hotel development and typical hotel size, and allocating the remaining
commercial area to office use.
Police and Fire Calls
Rather than assuming police or fire service calls increase linearly with population growth, this
approach adjusts for the City’s demonstrated ability to handle higher call volumes without
proportional increases in staff. The resulting “efficiency-adjusted” methodology yields more
realistic estimates of future police and fire service calls while remaining consistent with the
observed historical performance of both departments.
The methodology used to estimate police and fire calls can be summarized in three steps
resulting in an efficiency-adjusted per-capita measure of calls for service:
1. Establish baseline service intensity
Data from the FY25 APOS was used to calculate the number of police and fire calls per
resident (“calls per capita”). This provides a snapshot of how intensively existing
residents use emergency services.
Police Fire
Baseline Calls for Service 135,892 22,662
Baseline Population 155,374 155,374
Baseline Calls per Capita 0.87 0.15
Notes: Baseline Calls per Capita rounded for display purposes only.
2. Assess historical data and departmental efficiency
Trends from 2014–2024 were examined to understand how population, calls for service,
and staffing levels (FTEs) in each department have evolved. While population grew
modestly between 2014 and 2024 (2.7% CAGR), both police and fire calls rose
substantially faster—indicating increasing service demand per resident. At the same
time, staffing grew at a much slower pace than calls.
Police Fire
Calls FTE Calls FTE
Compound Annual Growth (2014-2024) 5.0% 2.6% 6.4% 3.4%
Relative to Population2 1.85x faster 0.97x as fast 2.39x faster 1.28x faster
FTE to Calls 0.52x as fast 0.54x as fast
2 These values represent population-based elasticities. Values greater than 1.0 indicate calls (FTE) have grown faster than
population while values less than 1.0 indicate less than linear growth.
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City of Denton – Craver Ranch Fiscal Impact Analysis
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3. Apply an efficiency factor to new calls for service
The ratio of FTE growth to call growth—roughly 0.5 for both Police and Fire—can be
interpreted as an “efficiency factor”. This factor reflects the City’s demonstrated ability to
meet growing service demand without proportional increases in staff or spending. The
baseline “calls per capita” ratio from Step 1 is therefore multiplied by this Efficiency
Factor to create an efficiency-adjusted calls per capita ratio, representing the expected
level of future service demand given continued operational efficiency.
Police Fire
Baseline Calls per Capita 0.87 0.15
Efficiency Factor 0.52 0.54
Adjusted Calls per Capita 0.46 0.08
Note: Values rounded to the nearest hundredth for display purposes only.
Vehicle Trips
Vehicle trips are used as a demand unit to capture transportation-related impacts associated
with new development. Estimating trips requires consideration of both residential and non-
residential travel activity in and around the City.
Vehicle trip generation for the Craver Ranch development was estimated using standard trip
rates published in the Institute of Transportation Engineers (ITE) Trip Generation Manual, 11th
Edition (Table 3), adjusted to reflect local travel behavior in the City of Denton. For residential
land uses, ITE’s average weekday daily trip-end rates were adjusted by 50 percent to represent
complete, round-trip vehicle trips.3 An additional 13 percent adjustment was then applied to
account for Denton residents who commute to workplaces outside of the city, as identified
through the U.S. Census Bureau’s OnTheMap application and the National Household Travel
Survey.4 Together, these adjustments produce a total factor of 63 percent, which is applied to
the number of housing units by type to estimate daily residential vehicle trips (Table 4). This
approach ensures that all trip purposes—both work and non-work—are represented, while also
correcting for the share of external commuting activity specific to Denton.
Non-residential trips were estimated separately using ITE trip rates by land use type, with
simplified trip-end adjustments to reflect typical trip-making behavior. A 50 percent adjustment
was applied to office and lodging (hotel) land uses, consistent with standard practice for
employment-related travel, while a 30 percent adjustment was applied to retail uses to account
for the higher share of pass-by trips generated along arterial and collector roadways.
Table 3. Trip Generation Data for Residential and Nonresidential Land Uses
Land Use
Type
Demand
Unit
Weekday
Trip Ends
per Demand
Unit
Weekday
Trip Ends
per
Employee
Employees
per Demand
Unit
Square Feet
Per
Employee
Nonresidential
Trip Adjustment
Factor
Single Family
Detached
Housing
1 unit 9.43
Single Family
Attached
Housing
1 unit 7.20
3 The ITE trip end rates include both departures from and arrivals back to the home, so without this adjustment, each full trip would
be recorded twice. For example, the ITS rate of 9.43 daily trip ends for single-family homes reflects both departures and returns, meaning it represents roughly 4.7 round trips to and from the home each day.
4 This 13 percent commuting adjustment factor reflects the share of additional outbound trips made by Denton residents who work
outside the city. It is derived by multiplying three underlying proportions: (1) 73% of Denton residents commute to jobs outside the
city (U.S. Census Bureau, On the Map, 2022), (2) 36% of all trips leaving home are trips from home to work (home-based work trips)
(National Household Travel Survey, 2022), and (3) 50% of all trip ends are outbound (to avoid double counting outbound and
inbound legs). Combined, these yield an adjustment factor of approximately 13% (0.73 x 0.36 x 0.50).
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City of Denton – Craver Ranch Fiscal Impact Analysis
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Land Use
Type
Demand
Unit
Weekday
Trip Ends
per Demand
Unit
Weekday
Trip Ends
per
Employee
Employees
per Demand
Unit
Square Feet
Per
Employee
Nonresidential
Trip Adjustment
Factor
Multifamily
Residential* 1 unit 6.74
Retail 1,000 SF 37.01 17.42 2.12 471 33%
Office 1,000 SF 10.84 3.33 3.26 307 50%
Lodging Room 7.99 14.34 0.56 50%
Source: Institute of Transportation Engineers, Trip Generation Manual, 11th Edition
* Multifamily refers to low-rise multifamily housing, ITE Land Use Code 220.
** Retail refers to “Shopping Center (150K sq ft)”, ITE Land Use Code 820.
Table 4. Residential Trip Adjustment Factor
(A) Workers Living in Denton 73,033
(B) Residents Working in Denton 19,664
(C) Residents Working outside of Denton (A)-(B) 53,369
(D) % Workers in Denton Working outside of Denton (C) / (A) 73%
(E) Work Trips as % of Outbound Trips 36%
(F) Complete vehicle trips 50%
(G) Resident Commuter Adjustment (D) x (E) x (F) 13%
(H) Complete vehicle trips by non-commuters 50%
Total Residential Trip Adjustment (G) + (H) 63%
Sources: U.S. Census Bureau OnTheMap, 2022; U.S. DOT National Household Travel Survey, 2022
It is important to note that these estimates represent average daily vehicle trips and are
intended for use in fiscal and infrastructure planning at a conceptual level. They do not account
for peak-hour variations, turning movements, or intersection-level operations, which would
typically be addressed in a detailed traffic impact analysis (TIA). The trip generation factors used
herein reflect average conditions and are appropriate for evaluating overall travel demand and
related fiscal implications, but they should not be interpreted as precise forecasts of traffic
volumes or roadway capacity needs.
Revenues
Forward-looking revenues were calculated for each line item, by fund, using varying demand
units or other, customized methodologies where appropriate. Certain revenues are not expected
to be impacted by demographic changes and are considered fixed. These non-growth-related
funds were not included in the calculation of revenues associated with the Craver Ranch
development. To determine which revenues should be deemed fixed, AECOM reviewed the City
of Denton Annual Comprehensive Financial Reports, Annual Program of Services, and other
supporting data and documentation. Discussions with City representatives were also relied upon
to determine which line items to treat as fixed.
The sections that follow are organized by Fund. Within each fund, line items estimated using the
standard multiplier approach are summarized first, followed by subsections detailing the custom
methodologies applied to specific line items that required additional consideration.
General Fund and General Debt Service Fund
Tables 5 and 6 present, for the General Fund and Debt Service Fund, respectively, the relevant
revenue line items and their associated demand units used in multiplier calculations, along with
items categorized as “Fixed” or requiring a “Custom Approach”. Details on the custom
approaches are provided in the narrative following the tables.
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City of Denton – Craver Ranch Fiscal Impact Analysis
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Table 5. General Fund Revenues – Calculation Approaches by Line Item
Revenue
Category Line Item Base Year (FY25)
Adopted Amount Demand Unit
Base Year
Demand Unit
Value
Multiplier
($ per
Demand
Unit)
Ad Valorem (Property) Tax
Current Year Ad
Valorem
$68,431,077 Custom
Approach
Delinquent Ad
Valorem
$105,340 Fixed
Current Year -
Penalties and Interest
$189,369 Fixed
Prior Year - Penalties
and Interest
$107,021 Fixed
Rendition Penalties $47,111 Fixed
Sales Tax
Sales Tax $60,841,793 Custom
Approach
Other Taxes
Mixed Beverage Tax $590,754 Population
and Jobs
229,878 $2.57
Bingo Tax $17,576 Population
and Jobs
229,878 $0.08
Licenses and Permits
Food Handler Permits $494 Fixed
Zoning Permits $691,604 Population
and Jobs
229,878 $3.01
Moving Permits $6,145 Fixed
Demolition Permits $20,299 Fixed
Pool, Spa, Hot Tub
Permits
$30,804 Fixed
Building Permits $5,249,353 Population
and Jobs
229,878 $22.84
Curb Cut Permits $2,500 Fixed
Mobile Home Park
Licenses
$2,965 Fixed
Sign Permits $78,743 Fixed
Fence Permits $105,878 Single Family
Units
37,216 $2.84
Mechanical Permits $58,501 Population
and Jobs
229,878 $0.25
Certificate of
Occupancy Fees
$72,609 Population
and Jobs
229,878 $0.32
Landscape Fees $7,500 Fixed
Short-Term Rentals $4,000 Fixed
Miscellaneous Permits $7,488 Fixed
Park Vendor Fees $20,000 Fixed
Beer & Wine Permits $54,929 Retail Square
Feet
9,528,780 $0.01
CPR Training $1,994 Fixed
Franchise Fees
DMU Electric $5,459,004 Not Applicable
DMU Water $889,692 Custom
Approach
DMU Wastewater $639,197 Custom
Approach
Solid Waste $769,395 Custom
Approach
Gas $840,464 Fixed
Private Electric $190,963 Fixed
Cable $317,529 Fixed
Telephone $38,293 Fixed
Fines and Fees
Warrant Fees $75,330 Fixed
Juvenile Case
Manager
$2,124 Fixed
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Revenue
Category Line Item Base Year (FY25)
Adopted Amount Demand Unit
Base Year
Demand Unit
Value
Multiplier
($ per
Demand
Unit)
Truancy Prevention
Fees
$339 Fixed
Library Fines & Fees $58,002 Population 155,374
$0.37
Animal Service Fees $184,766 Population 155,374 $1.19
Animal Service Fines $7,075 Fixed
Auto Pound Fees $4,285 Vehicle Trips 431,093 $0.01
Police Escort & Guard
Fees
$14,051 Fixed
Civil Fines $27,480 Fixed
Arrest Fees $54,000 Total Police
Calls
135,892 $0.40
Community
Improvement Fees
$1,000 Fixed
Inspection Fines &
Fees
$4,000 Fixed
Fire Department Fines $2,000 Total Fire
Calls
22,662 $0.09
School Crossing Fines $6,000 Fixed
Denton Municipal
Fines
$622,573 Vehicle Trips 431,093 $1.44
UNT Police Fines $67,846 Fixed
TWU Police Fines $11,000 Fixed
Parking Fines $116,256 Vehicle Trips 431,093 $0.27
Uniform Traffic Fees $19,000 Vehicle Trips 431,093 $0.04
False Alarm Fees $6,726 Fixed
Court Security $170,000 Fixed
Court Cost Service
Fees
$77,678 Population
and Jobs
229,878 $0.34
Court Administration
Fees
$575,000 Population
and Jobs
229,878 $2.50
Service Fees
Community Building
Rentals
$680,238 Fixed
Police Academy
Revenue
$47,953 Fixed
Ambulance Service
Fees
$4,082,649 Population
and Jobs
229,878 $17.76
Ambulance
Reimbursements
$450,000 Fixed
Hazardous Materials
Billing
$8,354 Fixed
Fire Inspections $235,579 Fixed
Restaurant
Inspections
$303,570 Fixed
Swimming Pool
Inspections
$30,000 Total
Residential
Units
65,886 $0.46
Reinspection Fees $108,277 Total
Residential
Units
65,886 $1.64
Electrical Inspections $102,650 Total
Residential
Units
65,886 $1.56
Plumbing Inspections $281,891 Total
Residential
Units
65,886 $4.28
Gas Well Inspections $0 Fixed
Library Non-Resident
Fees
$49,476 Fixed
Parks Identification
Card Fees
$46,031 Population 155,374 $0.30
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City of Denton – Craver Ranch Fiscal Impact Analysis
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Revenue
Category Line Item Base Year (FY25)
Adopted Amount Demand Unit
Base Year
Demand Unit
Value
Multiplier
($ per
Demand
Unit)
Athletic Program Fees $1,959,540 Population 155,374 $12.61
Special Events - Parks $59,560 Fixed
Swimming Pool $64,000 Population 155,374 $0.41
Cemetery Fees $40,639 Fixed
Development Fees $540,990 Population
and Jobs
229,878 $2.35
Plan Review Fees $1,328,588 Population
and Jobs
229,878 $5.78
Development Postage $21,628 Fixed
Traffic/Police Reports $36,327 Population
and Jobs
229,878 $0.16
Natatorium Fees $151,015 Population 155,374 $0.97
Water Works Parks
Fees
$1,448,568 Population 155,374 $9.32
Interest Charge Past
Due Balance
$1,580 Fixed
Clear Creek Rentals $18,000 Fixed
Miscellaneous Revenues
Miscellaneous
Revenues
$5,865,977 Fixed
Return on Investment
DMU Electric $17,931,227 Not Applicable
DMU Water $1,732,889 Custom
Approach
DMU Wastewater $1,244,990 Custom
Approach
Cost of Service Transfers
Cost of Service
Transfers
$20,710,051 Fixed
Other
Use of Fund Balance $0 Fixed
GENERAL FUND SUBTOTAL $207,579,152
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City of Denton – Craver Ranch Fiscal Impact Analysis
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Table 6. General Debt Service Fund Revenues – Calculation Approaches by Line Item
Revenue
Category Line Item Base Year (FY25)
Adopted Amount
Demand
Unit
Base Year
Demand Unit
Value
Multiplier
($ per
Demand
Unit)
General Debt Service Fund
Ad Valorem &
Delinquent Taxes $50,012,675
Custom
Approach
Interest Income $27,368 Fixed
Transfer In - Airport $751,655 Fixed
Transfer In -
Customer Service $78,525 Fixed
Transfer In - Electric $42,394,596 Fixed
Transfer In - Fleet $913,712 Fixed
Transfer In -
Materials
Management $0 Fixed
Transfer In - Solid
Waste $5,269,872 Fixed
Transfer In -
Technology Services $1,031,206 Fixed
Transfer In -
Wastewater $9,785,287 Fixed
Transfer In - Water $14,571,614 Fixed
Transfer In - Water
Impact Fees $1,635,340 Fixed
Transfer In -
Wastewater Impact
Fees $2,990,345 Fixed
Use of Reserves $0 Fixed
GENERAL DEBT SERVICE FUND
SUBTOTAL $129,462,195
Property Tax Revenue
Property taxes are often the largest and most stable source of revenue for municipalities and
are assessed on an ad valorem basis (i.e., according to the value of the property). Each year,
the City of Denton adopts a property tax rate composed of two components:
Operations & Maintenance (O&M) Rate, which supports the General Fund by financing
ongoing city services.
Debt Service Rate, which supports the Debt Service Fund by financing principal and interest
payments on outstanding bonds.
For this analysis, the adopted FY2024–25 property tax rates are applied. Table 7 below
summarizes the adopted O&M and Debt Service rates, along with the combined all-in property
tax rate.
Table 7. FY2024-25 Adopted Property Tax Rates
Rate Component FY2024-25 Rate
(per $100 Assessed Value)
O&M Rate (General Fund) $0.334780
Debt Service Rate (Debt Service Fund) $0.250640
Total Adopted Rate $0.585420
Property tax revenues for the proposed Craver Ranch development are estimated using
developer-provided information on property buildout. This includes the number of single-family
lots by lot size, with developer-estimated assessed values per unit by lot size; the number and
estimated values of townhome and multifamily units; and the non-residential square footage
along with associated assessed value assumptions. These inputs form the basis for projecting
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City of Denton – Craver Ranch Fiscal Impact Analysis
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the assessed valuation of the development and applying the adopted tax rates to estimate
annual property tax revenues.
It is important to reiterate that this analysis does not account for inflation or future appreciation
in property values. All assessed values are held constant at their estimated 2025 values and
applied uniformly throughout the projection period. Similarly, a fixed set of property tax rate
assumptions is used, which maintains a conservative estimate of tax collections but does not
capture the possibility of future rate increases. As a result, property tax revenues shown in this
analysis reflect a fixed-value and fixed-rate scenario. While this approach simplifies modeling
and provides a conservative estimate of revenues, it does not capture potential increases in
assessed valuation or tax rates that could occur due to market appreciation, redevelopment, or
future changes in tax policy. The implication of these assumptions is that projected property tax
revenues may understate actual collections over the long term.
Sales Tax Revenue
Sales tax is another significant revenue source for the City and is assessed based on taxable
retail sales occurring within the jurisdiction. For this analysis, sales tax collections are modeled
on a per-capita basis to account for the fact that in Texas, e-commerce sales tax is distributed
based on the purchaser’s home address rather than the physical location of the store. This
approach ensures that both in-store and online purchases made by new residents are reflected
in projected revenues.
An important assumption in this analysis is that sales tax revenues are tied to property
absorption; households and commercial uses must be occupied before their associated sales
tax revenues can be realized. Revenues therefore phase in gradually, consistent with the pace
of development and occupancy.
The following steps outline the methodology used to estimate sales tax revenues:
1. Housing Affordability Analysis – For each residential property type in the developer
program, we estimate the household income level it would attract based on average
household income thresholds and the assumption that 28% of annual income is spent on
housing (rent or mortgage). This aligns each unit type with a representative household income
level.
2. Aggregate Household Income – The total household income across all developed lots
(subject to absorption schedules) is calculated.
3. Expenditure Share of Income – Drawing on Bureau of Labor Statistics (BLS) data from
2019–2023, we apply the finding that households spend on average, 75.8% of pre-tax income
on annual expenditures.
4. Taxable vs. Non-Taxable Expenditures – Of total household expenditures, only
specific categories are assumed to be subject to sales tax. Expenditure categories such as
“food at home” and “transportation” are excluded, consistent with state sales tax exemptions.
5. Sales Tax Revenue Estimate – Taxable expenditures are multiplied by the City’s
adopted sales tax rate of 1.5%, generating annual sales tax revenue estimates attributable to
the new development.
This approach provides a transparent, data-driven method to estimate sales tax revenues
based on the expected spending capacity of new residents, while ensuring that revenues align
with actual property absorption and occupancy patterns.
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City of Denton – Craver Ranch Fiscal Impact Analysis
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Table 8. Key Sales Tax Revenue Assumptions
Assumption Value (Source) Source Notes
Property Absorption
Year 1; 55%
Year 2; 85%
Year 3; 95%
CoStar
Craver Ranch properties
do not reach full
occupancy in line with
City of Denton historic
experience.
Housing as a share of gross
income 28% CNBC, Business Insider Percent of income spent
on rent or mortgage
Expenditure share of pre-
tax income 75.8% BLS, 2019-2023
average
Average proportion of
income spent on goods
and services
Non-taxable expenditure
categories
Food at Home,
Transportation BLS Excluded from taxable
sales base
City of Denton Sales Tax
Rate 1.5% City of Denton Applied to taxable
expenditures
Return on Investment Revenue
In accordance with the City’s revenue policies stated in the FY25 APOS, the General Fund is
expected to receive transfers from the Utility System on a discretionary basis. These transfers,
which are called Return on Investment (ROI), are currently set at 3.5% of each utility’s gross
revenues. AECOM estimated water and wastewater gross revenues from Craver Ranch
properties to determine ROI transfers to the General Fund. As this new development is not
expected to be served by Denton Municipal Electric (DME), electric utility gross revenues were
not considered in the calculations.
Special Revenue Funds
In addition to the General Fund and the General Debt Service Fund, the City of Denton has a
series of other funds. These include the Special Revenue Funds, which are designed to reflect
the receipt of specific revenue sources whose use is limited to a given purpose or project. The
FY25 APOS details 21 Special Revenue Funds serving a variety of objectives in Denton,
ranging from supporting downtown development projects to accommodating self-insurance
operations. This analysis included four (4) of these funds, such as: the Street Improvement
Fund, the Roadway Impact Fee Fund, Water Impact Fees, and Wastewater Impact Fees.
Table 9 presents the relevant revenue line items alongside their calculation approaches. These
were categorized as “Fixed” or “Custom Approach”, the latter of which are explained in further
detail following the table.
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City of Denton – Craver Ranch Fiscal Impact Analysis
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Table 9. Special Revenue Fund Revenues - Calculation Approaches by Line Tems
Revenue
Category Line Item Base Year (FY25)
Adopted Amount
Demand
Unit
Base Year
Demand Unit
Value
Multiplier
($ per
Demand
Unit)
Street Improvement Fund
Bond Sale Savings $2,126,082 Fixed
Interest Income and
Miscellaneous
$100,000 Fixed
Transfer from
General Fund
$1,573,632 Fixed
Sale of Surplus
Supplies
$10,000 Fixed
Franchise Fees $16,300,000 Custom
Approach
Use of Reserves $422,921 Fixed
Roadway Impact Fee Fund
Roadway
Improvement Fee
$3,500,000 Custom
Approach
Interest Income $0 Fixed
Use of Reserves $3,054,000 Fixed
Water Impact Fee Fund
Water Impact Fee $11,000,000 Custom
Approach
Interest Income $1,400,000 Fixed
Wastewater Impact Fee Fund
Wastewater Impact
Fee
$12,000,000 Custom
Approach
Interest Income $1,000,000 Fixed
SPECIAL REVENUE FUNDS
SUBTOTAL
$52,486,635
Note: Only select Special Funds are included in the analysis.
Street Improvement Revenue
The Street Improvement Fund supports the City’s street maintenance and improvement
activities. While most revenue sources within this fund are assumed fixed, Franchise Fee
revenues were modeled using a custom approach. These fees, charged to utilities at 5% of their
gross revenues5 in exchange for use of the City’s rights-of-way, are partially allocated to the
Streets Improvement Fund. Based on the FY25 APOS, 64% of total franchise fees are directed
to this fund, and this allocation ratio was held constant in projecting future revenues.
Roadway Impact Fee Revenue
Roadway Impact Fees are one-time fees applied to new developments to finance or recover the
costs of roadway capital improvements or facility expansions required by such developments.
Collection rates per service unit are assessed based on the property’s plat approval date, land
use type, and service area.
A per-unit approach was used to estimate revenues from single-family residential development.
AECOM applied the collection rates established in the 2024 Roadway Impact Fees Ordinance
(Ordinance No. 24-1125) for Single-Family Detached Housing and Residential Condominium /
Townhome land use categories in Service Area D, where Craver Ranch is expected to be built.
Rates of $3,673 per single-family unit and $1,402 per townhome (rounded) were applied to the
total number of housing units over the construction period.
5 While Enterprise (Utility) Fund revenues and expenditures were not included in the FIA, annual gross revenues for water and
wastewater were modeled to facilitate the estimation of franchise fees. Gross revenue estimation relied on the City’s FY 2024-2025
Rate Book for residential and commercial water and wastewater rates, drainage fees, and refuse & recycling charges.
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City of Denton – Craver Ranch Fiscal Impact Analysis
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For multifamily residential and commercial development, a separate approach leveraged City-
provided historic impact fee payment data beginning in 2023, from which AECOM derived
multipliers by dividing total annual impact fee payments by aggregate permitted job values.6
These annual ratios were then averaged to obtain distinct multipliers for apartment and
commercial buildings (shown in Table 10), which were applied to estimate their respective
Roadway Impact Fee revenues.
Table 10. Roadway Impact Fee Revenue Multipliers
Property Type Multiplier
(Per $ of Assessed Value)
Apartment 0.00391
Commercial 0.02475
Water and Wastewater Impact Fee Revenue
Water and Wastewater Impact Fees are one-time fees applied to new developments to finance
or recover the costs of water and wastewater capital improvements required by such
developments. While both are regulated by the same ordinance, each has a separate and
dedicated fund as well as an individual fee schedule based on water meter size and service
area. These revenues are restricted for use on projects in specific areas, with surpluses to be
spent on large infrastructure capacity projects over the next several years.7
In July 2025, Denton City Council discussed a new Water and Waster Impact Fee Ordinance
that is expected to come into effect next year. Per discussion with City officials, this analysis
relied on the new impact fees assessed as 75% of the proposed maximum amounts per service
area. It was also determined that Craver Ranch would fall within the boundaries of the proposed
Water Zone 1B and Clear Creek Wastewater Zone.
For single-family housing, a per-unit approach was used to estimate water and wastewater
impact fee revenues. It was assumed that single family units and townhomes—regardless of
their size—had a water meter size of 5/8”, which is the standard for a single-family home. Each
unit was assessed the Maximum Impact Fee of $8,059 for water and $13,437 for wastewater,
respectively, upon construction.
For multifamily residential and commercial development, a separate approach was used due to
greater uncertainty regarding specific building features and water meter sizes. Using City-
provided data, AECOM estimated average water meter sizes for multifamily and commercial
buildings on a single-family equivalent (SFE) basis, which are shown in Table 11. These
multipliers, in conjunction with the 75% Maximum Impact Fees, were applied to Craver Ranch’s
expected count of multifamily units and commercial square footage over the construction period.
Table 11. Water and Wastewater Impact Fee Revenue Multipliers
Property Type Measure Water Wastewater
Apartment Average SFE/Unit 1.23 1.02
Commercial Average SFE/SQF 0.00159 0.00084
6 Permitted Job Value was treated synonymously with Assessed Value for purposes of applying the per-unit fee estimates to the
Developer program. 7 FY25 Annual Program of Services, p.76
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City of Denton – Craver Ranch Fiscal Impact Analysis
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Expenditures
City expenditures can generally be categorized as either capital or operating. Capital
expenditures represent one-time investments in long-lived infrastructure and equipment—such
as roads, utilities, or public facilities—while operating expenditures reflect the ongoing costs of
providing municipal services, including staffing, maintenance, and administrative functions.
The sections that follow describe the approaches used to estimate operating expenditures by
fund, including the application of standard per-demand unit multipliers and any custom
methodologies used for specific expenditure categories.
Capital Expenditures
Capital costs and infrastructure improvements to service the new Craver Ranch development
were provided by City staff. Discussions were held to determine which capital projects and
associated costs would fall under City responsibility versus those to be funded directly by the
developer. These assumptions were incorporated into the modeling framework to reflect a
realistic distribution of financial obligations.
Table 12 summarizes the capital expenditures for Craver Ranch including the cost sharing
agreed upon between the City and the Developer to date. Only projects required to maintain
current levels of service are identified here—planned investments in private amenities for the
exclusive use of Craver Ranch residents are excluded from this analysis and from the list below.
Table 12. Craver Ranch Capital Expenditure Inventory
Department / Facility Quantity City of Denton Developer Total
Northeast Service Center Annex (Public Works)
Land (33 acres) 1 $1,300,000 $2,000,000 $3,300,000
Northeast Service Center Annexa 1 $14,700,000 $14,700,000
Vehiclesb 20 $1,300,000 $1,300,000
Fire
Land (3 acres x 2) 1 $600,000 $600,000
New Fire Substations 2 $28,000,000 $28,000,000
Fire Engines 2 $5,000,000 $5,000,000
Library
Land (5 acres) 1 $500,000 $500,000
New Libraryc 1 $19,575,000 $19,575,000
TOTAL $69,875,000 $3,100,000 $72,975,000
Source: City of Denton Staff, Quorum Craver Ranch Facility Study & Needs Assessment, 2025
Notes: a The Northeast Service Center Annex will accommodate multiple City Departments. Per discussion with City Staff, this
analysis includes only the share of costs attributable to General Fund departments. Using the Annex’s total estimated cost of $105
million and the allocation of 14% of total square footage to General Fund uses, the capital cost incorporated into the model is $14.7
million. b Quorum estimated a total of 159 City vehicles would be located at the Northeast Service Center. Per discussion with City Staff,
those vehicles associated with Public Works Administration, Water/Wastewater, Streets & Drainage, Solid Waste, and Fleet &
Facilities are financed from operating expenses of the relevant department. As a result, only 20 vehicles associated with the Parks
and Environment departments are included as General Fund financeable assets for this analysis.
c Based on discussion with City Staff, the new library is estimated to cost approximately $750 per square foot. For this analysis, it is
assumed that the new facility will be similar in size to existing libraries within the city, averaging 26,100 square feet.
Debt Service
Capital expenditures identified as the City’s responsibility in Table 12 were evaluated to reflect
potential financing assumptions. Major infrastructure investments, including the land and
building of the Northeast Service Center Annex, fire stations, and library were assumed to be
funded through general obligation bonds with conceptual 20-year terms at fixed 5% semi-annual
interest rates. Principal repayment was structured in equal installments over the 20-year term.
Vehicle purchases were modeled separately under a shorter 5-year debt term at the same fixed,
semi-annual rate with equal principal payments. These conceptual assumptions allow debt
service costs to be represented consistently across capital categories while aligning with typical
municipal financing practices.
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City of Denton – Craver Ranch Fiscal Impact Analysis
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Operating Expenditures
Operating expenditures, inclusive of both operating and personnel costs, were generally
estimated using the per-demand unit methodology described for revenues. Table 13 outlines the
General Fund and Special Revenue Fund expenditure line items, their base year (FY25)
adopted budget amount, and the demand unit used to determine the appropriate multiplier.
Expenditure multipliers were determined using the per capita multiplier method described in
Section II.
Although a Parks & Recreation multiplier is included in Table 13 for completeness, no related
operating expenditures are estimated for Craver Ranch. Per discussions with City Staff, no City-
maintained Parks & Recreation facilities are planned within the development, and therefore no
incremental operating expenditures are anticipated. In addition, it is assumed that the Library
will be constructed upon full build-out of Craver Ranch in 2045. Therefore, operating
expenditures will be modelled from 2045 to the end of the analysis period.
A comprehensive utility infrastructure study has not yet been completed for the Craver Ranch
development.8 Accordingly, it was assumed that all Water and Wastewater Impact Fee revenues
will be fully expended on the associated infrastructure build-out, resulting in a net zero fiscal
effect for these funds. However, because these fees are currently assessed at only 75% of the
allowable maximum, actual infrastructure costs may exceed collected fees, potentially creating a
net fiscal deficit for the Water and Wastewater Impact Fee funds.
8 Per discussions with City staff and review of the 2025 Draft Water and Wastewater Impact Fee Study, a portion of the
infrastructure needed to serve the Craver Ranch area is already included in the City’s 10-year Capital Improvement Plan (see pages
6 and 7). However, for this analysis, it remains unclear whether additional infrastructure beyond what is currently planned would be
required to fully support the development.
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City of Denton – Craver Ranch Fiscal Impact Analysis
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Table 13. General Fund, General Debt Service Fund, and Special Revenue Fund Operating
Expenditures – Calculation Approaches by Line Item
Fund /
Expenditure
Category
Line Item
Base Year
(FY25) Adopted
Amount
Demand Unit
Base Year
Demand Unit
Value
Multiplier ($
per Demand
Unit)
Neighborhood Services
Building
Inspections $4,474,631 Population 155,374 $28.80
Libraries $7,444,079 Library SF 78,304 $95.07
Parks &
Recreation $27,320,756 Parks SF 38,202,120 $0.72
Development
Services Admin. $1,708,581
Population and
Jobs 229,878 $7.43
Planning $3,812,282 Population 155,374 $24.54
Gas Well
Inspections - Fixed
Community
Development $4,543,814 Population 155,374 $29.24
Public Safety
Animal Services $4,456,506 Population 155,374 $28.68
Fire $45,029,087
Total Fire (+EMS)
Calls 22,662 $1,986.99
Municipal Judge $700,655
Population and
Jobs 229,878 $3.05
Police $53,886,749 Total Police Calls 135,892 $396.54
Public Safety
Communications $5,467,867
Total Police + Fire
(+EMS) Calls 158,554 $34.49
Transportation
Traffic Operations $3,091,538 Lane Miles 1,666 $1,855.33
Street Lighting $950,000 Lane Miles 1,666 $570.13
Administrative & Community Services
City Manager's
Office $3,946,816
Population and
Jobs 229,878 $17.17
City Council
Administration $306,615 Fixed
Economic
Development $6,053,018
Population and
Jobs 229,878 $26.33
Finance
$8,233,257
Population and
Jobs 229,878 $35.82
Human Resources
$4,473,174
Population and
Jobs 229,878 $19.46
Internal Audit $844,794 Fixed
Legal
$4,066,176
Population and
Jobs 229,878 $17.69
Public Affairs
$2,792,910
Population and
Jobs 229,878 $12.15
Non-Departmental $13,975,847 Fixed
GENERAL FUND SUBTOTAL $207,579,152
General Debt Service Fund
Debt Service
Debt Service $50,005,043 Custom Approach
GENERAL DEBT SERVICE FUND
SUBTOTAL $50,005,043
Special Revenue Funds
Street Improvement Fund
Street
Improvement Fund $20,532,635 Lane Miles 1,666 $12,322.29
Roadway Impact Fee Fund
Roadway Impact
Fee Fund $6,554,000 Lane Miles 1,666 $3,933.27
SPECIAL REVENUE FUNDS
SUBTOTAL $27,086,635
Note: Only select General Debt Service Funds and select Special Revenue Funds are included in the analysis. It was assumed that
all Water and Wastewater Impact Fee revenues will be fully expended on the associated infrastructure build-out, resulting in a net
zero fiscal effect for these funds.
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City of Denton – Craver Ranch Fiscal Impact Analysis
25
IV. Results
The fiscal impact analysis projects that the Craver Ranch development could result in an overall
net fiscal surplus of approximately $106.6 million over the 40-year analysis period. Table 14
summarizes cumulative revenues and expenditures by fund, highlighting where surpluses and
deficits are expected to occur. The Street Improvement Fund is projected to have a shortfall of
approximately $57.5 million, while the General Fund, General Debt Service Fund and Roadway
Impact Fee Fund result in fiscal surplus. As discussed previously, all Water and Wastewater
Impact Fee revenues are assumed to be fully expended on associated infrastructure build-out,
resulting in a net-zero fiscal impact for these funds. However, since total water and wastewater
infrastructure costs were not known for this analysis, and these fees are currently assessed at
only 75% of the allowable maximum, actual infrastructure costs may exceed collected revenues,
potentially resulting in a fiscal deficit for the Water and Wastewater Impact Fee funds.
Table 14. Summary of 40-Year Cumulative Fiscal Impacts
Cumulative
Revenues %
Cumulative
Expenditures %
Net Fiscal
Impact
GENERAL FUND $ 629,180 54% $ 615,100 58% $14,080
GENERAL DEBT SERVICE FUND $ 248,250 21% $ 103,320 10% $144,930
SPECIAL REVENUE FUNDS
Street Improvement Fund $ 24,550 2% $ 82,040 8% ($57,490)
Roadway Impact Fee Fund $ 31,300 3% $ 26,190 2% $ 5,110
Water Impact Fees $ 92,860 8% $ 92,860 9% $ 0
Wastewater Impact Fees $ 138,040 12% $ 138,040 13% $ 0
TOTAL $ 1,164,180 100% $ 1,057,550 100% $106,630
Note: Values presented in $1,000s.
Figure 1 displays estimated future year annual net fiscal results over the 40-year analysis
period. Points above the horizontal axis ($0 line) represent potential annual surpluses while
those below the line represent potential annual deficits. Surpluses in any one year are not
carried over from one year to the next. Notably, the analysis indicates that a majority of annual
deficits occur during the first half of the analysis first half of the analysis period, when significant
debt financing capital expenditures are incurred before the full build-out and occupancy of the
development.
Figure 1. Annual Net Fiscal Impacts - Craver Ranch
($8)
($6)
($4)
($2)
$ 0
$ 2
$ 4
$ 6
$ 8
$ 10
2030 2035 2040 2045 2050 2055 2060 2065Millions
51
City of Denton – Craver Ranch Fiscal Impact Analysis
26
Figure 2 presents the estimated cumulative fiscal impacts of the Craver Ranch development
over the 40-year analysis period, disaggregated by total revenues, capital expenditures, and
operating expenditures. While Figure 1 illustrates annual surpluses and deficits, this cumulative
view highlights the long-term balance between ongoing revenues and expenditures. Notably,
revenues are sufficient to cover operating costs in nearly all years, indicating that day-to-day
service delivery has potential to be fiscally sustainable. Substantial capital outlays required to
support new infrastructure—together with the debt service obligations incorporated into the
analysis—are seen as more likely to yield an overall deficit. This visualization underscores the
extent to which the project’s fiscal outcome is driven primarily by the timing and magnitude of
capital investments rather than operating performance.
Figure 2. Cumulative Estimated Expenditures and Revenues - Craver Ranch
It is important to note that these results are based on a series of assumptions regarding
development timing, absorption rates, infrastructure costs, tax and fee structures, and other key
fiscal parameters. While these assumptions were developed using the best available
information and in consultation with City staff, they represent reasonable estimates rather than
precise forecasts. Accordingly, the results should be interpreted as indicative of general fiscal
trends—highlighting the relative balance between revenues and expenditures—rather than as
exact dollar outcomes. As development proceeds and additional information becomes available,
these assumptions and projections can be revisited and refined to ensure continued alignment
with actual conditions and policy decisions.
In conclusion, the results of this fiscal impact analysis provide an informed estimate of the long-
term fiscal implications associated with the Craver Ranch development. While the analysis
indicates a modest cumulative net surplus over the 40-year period, the findings should be
interpreted within the broader context of development phasing, financing practices, and evolving
fiscal conditions. These results are intended to serve as a planning tool to help the City
anticipate potential revenue and expenditure trends, refine its capital funding strategies, and
support informed decision-making as the project advances from concept to implementation.
$ 0
$ 200
$ 400
$ 600
$ 800
$ 1,000
$ 1,200
$ 1,400
2030 2035 2040 2045 2050 2055 2060 2065Millions
Operating Expenditures Capital Expenditures Revenues
52
City of Denton – Craver Ranch Fiscal Impact Analysis
27
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changes in government policy, in the pricing of commodities and materials, changes in market conditions,
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and changes in the Client’s policies affecting the operation of their projects.
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53
Friday Report - Council Requests FY 25-26Summary of Request or ItemCouncil Member Requestor Date Received Staff AssignedDepartmentCommentsStatus1Speed limit on McKinney near RyanHigh SchoolMayor Hudspeth10/17/25 Farhan ButtDevelopment ServicesTraffic audit in progress.Report ETA December 1.2Drainage on Destin DriveMayor Hudspeth11/14/25 Charlie RosendahlDevelopment ServicesStaff are coordinating aresponse.3Water utility on Crestwood Place Council Member Beck11/13/25 stephen.gay@cityofdenton.com WaterResponse sent.4Utility work at Amherst and Georgetown Mayor Pro Tem Rumohr11/14/25 stephen.gay@cityofdenton.com Public Works -StreetsResponse sent.5Traffic barrels on Sherman Drive Council Member Holland 11/16/25 Seth GarciaCapital Projects/Engineering/Public Works Response sent.6Parking on Hickory StreetMayor Hudspeth11/17/25 Jessica RobledopoliceResponse sent.7District 3 sidewalk projects and cameras Mayor Pro Tem Rumohr11/18/25 Seth GarciaCapital Projects/Engineering/Public Works Response sent.8World Cup Mini PitchesCouncil Member Holland 11/14/25 Allison WingParksResponse sent.9DCAD Council nominationsCouncil Member Jester11/19/25 Christine TaylorFinanceResponse sent.10Oak Gateway Area PlanMayor Pro Tem Rumohr11/10/25 Charlie RosendahlDevelopment ServicesResponse sent.11Traffic sign at Loop 288 and I-35 Council Member Jester10/20/25 Farhan ButtDevelopment ServicesResponse sent.12East Oak Street parkingMayor Hudspeth11/03/25 Farhan ButtDevelopment ServicesResponse sent.13Barrier in front of Quakertown Bridge Council Member Holland 11/16/25 Farhan ButtDevelopment ServicesReferred to staff.14Additional bridge at Quakertown Park Council Member Holland 11/16/25 Allison WingParksResponse sent.54
55
Meeting Calendar
City of Denton City Hall
215 E. McKinney St.
Denton, Texas 76201
www.cityofdenton.com
Criteria : Begin Date: 11/24/2025, End Date: 2/27/2026
Date Time Meeting LocationMeeting Body
November 2025
11/25/2025 10:00 AM Economic Development Partnership
Board
Development Service Center
11/26/2025 1:00 PM Civil Service Commission Public Safety Training Center
Room C
December 2025
12/1/2025 6:00 PM Parks, Recreation and Beautification
Board
Civic Center Community Room
12/2/2025 2:00 PM City Council Council Work Session Room
&
Council Chambers
12/4/2025 8:00 AM Agenda Committee Council Work Session Room
12/4/2025 8:30 AM Downtown Economic Development
Committee
Development Service Center
12/4/2025 4:00 PM Public Art Committee Civic Center Community Room
12/8/2025 3:00 PM Development Code Review Committee Development Services Center
12/8/2025 5:30 PM Board of Ethics Council Work Session Room
12/8/2025 5:30 PM Historic Landmark Commission Development Service Center
12/8/2025 5:30 PM Library Board North Branch Library
12/10/2025 11:00 AM Economic Development Partnership
Board
Development Service Center
12/10/2025 3:00 PM Airport Advisory Board Airport Terminal Meeting Room
12/11/2025 3:00 PM Health & Building Standards
Commission
Development Service Center
12/12/2025 9:00 AM Community Partnership Committee City Council Work Session Room
12/12/2025 12:00 PM Community Services Advisory
Committee
Development Service Center
12/12/2025 1:00 PM Sustainability Framework Advisory
Committee
City Council Work Session Room
12/15/2025 9:00 AM Public Utilities Board Council Work Session Room
12/15/2025 5:30 PM Zoning Board of Adjustment
Page 1City of Denton Printed on 11/20/2025
56
Date Time Meeting LocationMeeting Body
Meeting Calendar continued...
12/16/2025 Denton City Public Facility Corporation Council Work Session Room
12/16/2025 2:00 PM City Council Council Work Session Room
&
Council Chambers
12/17/2025 10:00 AM Mobility Committee Council Work Session Room
12/17/2025 5:00 PM Planning and Zoning Commission Council Work Session Room
&
Council Chambers
12/24/2025 1:00 PM Civil Service Commission City Hall East
Human Resources Training Room
12/31/2025 2:00 PM City Council Council Work Session Room
&
Council Chambers
January 2026
1/5/2026 6:00 PM Parks, Recreation and Beautification
Board
Civic Center Community Room
1/8/2026 3:00 PM Health & Building Standards
Commission
Development Service Center
1/12/2026 5:30 PM Historic Landmark Commission Development Service Center
1/13/2026 2:00 PM City Council Council Work Session Room
&
Council Chambers
1/14/2026 5:00 PM Planning and Zoning Commission Council Work Session Room
&
Council Chambers
1/26/2026 5:30 PM Zoning Board of Adjustment Development Service Center
1/28/2026 5:00 PM Planning and Zoning Commission Council Work Session Room
&
Council Chambers
February 2026
2/3/2026 2:00 PM City Council Council Work Session Room
&
Council Chambers
2/9/2026 5:30 PM Historic Landmark Commission Development Service Center
2/11/2026 5:00 PM Planning and Zoning Commission Council Work Session Room
&
Council Chambers
2/12/2026 3:00 PM Health & Building Standards
Commission
Development Service Center
2/17/2026 2:00 PM City Council Council Work Session Room
&
Council Chambers
Page 2City of Denton Printed on 11/20/2025
57
Date Time Meeting LocationMeeting Body
Meeting Calendar continued...
2/23/2026 5:30 PM Zoning Board of Adjustment Development Service Center
2/25/2026 5:00 PM Planning and Zoning Commission Council Work Session Room
&
Council Chambers
Page 3City of Denton Printed on 11/20/202558
Meeting Date Item Legistar ID Departments Involved Type Estimated
Time
A. Airport Master Plan 25-1543 Airport City Business 0:45
B. Early Closure/Alternative Work Schedules 25-2041 City Manager's Office City Business 0:45
C. Interim City Manager Discussion 25-2158 City Manager's Office City Business 0:30
D. Two Minute Pitch: Utility Payment Deadline (CM Byrd)25-1031 City Manager's Office Council Request 0:30
Closed Meeting Item(s): Legal (if any)City Business 0:30
Total Est. Time: 3:00
Other Major Items for Meeting:
Closed Meeting Item(s): Legal (if any)City Business 0:30
Total Est. Time: 0:30
Other Major Items for Meeting:
A. Strategic Plan Update TBD City Manager's Office City Business 0:30
B. Audit of Parks Management and Planning 25-340 Internal Audit City Business 0:30
C. Future Fire Station TBD Fire City Business 0:30
D. Mosquito Surveillance Response Plan (MSRP)TBD Environmental Services City Business 0:30
E. Naming of the Civic Center, Day Labor Site, and Softball Field TBD Parks City Business 0:45
F. Two Minute Pitch:TBD City Manager's Office Council Request 0:30
Closed Meeting Item(s): Legal (if any)City Business 0:30
Total Est. Time: 3:45
Other Major Items for Meeting:
A. Utility Financial Policy TBD City Manager's Office City Business 0:45
B. Financial Policy TBD City Manager's Office City Business 0:45
C. Streets Operations and Service Levels 25-1625 Water Utilities & Street Ops City Business 0:45
D. Denton Women's Club Building Lease TBD City Manager's Office City Business 0:30
E. CVB Bylaws 25-2042 MarComm City Business 0:30
F. Two Minute Pitch:TBD City Manager's Office Council Request 0:30
Closed Meeting Item(s): Legal (if any)City Business 0:30
Total Est. Time: 4:15
Other Major Items for Meeting:
A. HR Audit TBD Internal Audit City Business 0:30
B. Backflow Prevention and Cross-Connection Control Program 25-1724 Water Utilities & Street Ops City Business 0:45
C. Boards and Commissions Update TBD City Secretary's Office City Business 1:00
D. Two Minute Pitch:TBD City Manager's Office Council Request 0:30
Closed Meeting Item(s): Legal (if any)City Business 0:30
Total Est. Time: 3:15
Other Major Items for Meeting:
A. Surplus Property TBD Development Services City Business 0:30
B. Two Minute Pitch:TBD City Manager's Office Council Request 0:30
Closed Meeting Item(s): Legal (if any)City Business 0:30
Total Est. Time: 1:30
Other Major Items for Meeting:
A.TBD City Business 0:00
B. Two Minute Pitch:TBD City Manager's Office Council Request 0:30
Closed Meeting Item(s): Legal (if any)City Business 0:30
Total Est. Time: 1:00
Other Major Items for Meeting:
Animal Services Building Update TBD City Manager's Office City Business 1:00
Item Date Approved Department Next Step Requestor
Approved Council Pitches to be Scheduled Board of Ethics develop guidance for interactions with external partners 6/18/2024 Internal Audit Work Session CM Beck
March 3
Work Session (@2:00 p.m.)
Regular Meeting (Upon conclusion of the Work
Session)
March 24
Work Session (@2:00 p.m.)
Special Called Meeting (Upon conclusion of the Work
Session)
February 3
Work Session (@2:00 p.m.)
Regular Meeting (Upon conclusion of the Work
Session)
February 17
Work Session (@2:00 p.m.)
Regular Meeting (Upon conclusion of the Work
Session)
Tentative Work Session Topics and Meeting Information
Updated: November 21, 2025
December 2
Work Session (@2:00 p.m.)
Regular Meeting (@6:30 p.m.)
December 16
P.F.C. Meeting (@5:00 p.m.)
Regular Meeting (@6:30 p.m.)
January 13
Work Session (@2:00 p.m.)
Special Called Meeting (Upon conclusion of the Work
Session)
Council Priorities and Significant Work Plan Items to
be Scheduled
~ 2 0 2 6 ~
*This is for planning purposes only. Dates are subject to change.59
1 Street Closure Report: Upcoming ClosuresSCR Nov 24th - 30thStreet/ IntersectionFromToClosure StartDateClosure EndDateDescriptionDepartmentDepartment Contact Closure Type1Audra LnPaisley StAt Intersection12/15/25 01/09/26 Sidewalk / ADA RepairStreetsRoy San MiguelLane Closure2Royal AcresHercules LnSherman Dr12/01/26 06/26/26 Utilities and Pavement replacementEngineeringDante HaleFull Closure3Weslayan Dr (2816)Kirby DrDunlavy Rd01/05/26 02/06/26 Concrete Panel RepairStreetsRoy San MiguelLane ClosurePage 1 of 1Exported on November 21, 2025 11:36:38 AM CST60
2 Street Closure Report: Current ClosuresStreet/ IntersectionFromToClosure StartDateClosure EndDateDescriptionDepartmentDepartment Contact Closure Type1Alice StPanhandle StCrescent St05/02/25 12/05/25 Utility installations and pavement replacement.EngineeringMegan DavidsonFull Closure2Amarillo StHaynes StCongress St08/11/25 12/31/25 Utility installations and pavement replacement.EngineeringScott FettigFull Closure3Apollo DrRedstone RdSelene Dr07/24/25 02/13/26 Utility installations and pavement replacement.EngineeringScott FettigFull Closure4Apollo DrRedstone RdSelene Dr09/29/25 03/28/26 Utilities and Pavement replacementEngineeringDante HaleFull Closure5Audra LnLattimore StRustling Oaks Dr09/24/25 11/28/25 COD Water department to perform taps for developer.Private DevelopmentZabdiel MotaLane Closure6Audra LnRustling Oaks DrOak Tree Dr09/24/25 11/28/25 COD Water Department to perform water taps for developer.Private DevelopmentZabdiel Mota-Balderas Lane Closure7Audra LnMack PlAt Intersection11/10/25 11/28/25 Sidewalk / ADA RepairStreetsRoy San MiguelLane Closure8Audra LnLee DrAt Intersection11/24/25 12/12/25 Sidewalk / ADA RepairStreetsRoy San MiguelLane Closure9Audra Ln (EB)Audra LnOak Valley10/01/25 11/28/25 COD Water department to perform water taps.Private DevelopmentZabdiel MotaLane Closure10Audra Ln (EB)Audra LnOak Valley10/01/25 11/28/25 Utility Contractor to install drainage pipe across Audra Lane.Private DevelopmentZabdiel Mota-Balderas Lane Closure11Audra Ln (WB)Audra LnOak Valley10/01/25 11/28/25 COD Water Department to perform water taps.Private DevelopmentZabdiel MotaLane Closure12Audra Ln (WB)Audra LnOak Valley10/01/25 11/28/25 Utility Contractor to install drainage pipe across Audra Lane.Private DevelopmentZabdiel Mota-Balderas Lane Closure13Ave AMaple StUnderwood St09/02/25 11/28/25 Mabak installing utilitiesPublic Works Inspections Stephany TrammellLane Closure14Ave COak St WEagle Dr11/24/25 11/26/25 Boring under street to install new light. Cross streets will remain open OtherJohn, CantuFull Closure15Bonnie Brae StCarril AL LagoUniversity Dr (US 380)09/19/25 12/12/25 Contractor will be installing storm drain lines, laterals, and curb inletsalong Bonnie Brae.EngineeringJesus PerezLane Closure16Bonnie Brae St SWillowwood StParvin St09/08/25 12/19/25 Installation of drainage infrastructure, embankment work in advance ofstreet widening. (Access to Natl Wholesale & residents only)EngineeringRobin DavisFull Closure17Buckingham DrHercules LnSherman Dr11/17/25 07/03/26 Utilities and Pavement replacementEngineeringDante HaleFull Closure18Carlton StAileen StMalone St07/23/25 11/30/25 Utility installations and pavement replacement.EngineeringScott FettigFull Closure19Cordell StFulton StCoit St09/15/25 01/23/26 Utility installations and pavement replacement.EngineeringScott FettigFull Closure20Denton StHickory StCongress St06/02/25 12/05/25 Utility installations and pavement replacementEngineeringMegan DavidsonFull Closure21Donna RdElm StEnd11/17/25 03/27/26 Utilities and Pavement replacementEngineeringDante HaleFull Closure22Eagle DrAve CAve A03/17/25 01/02/26 Using it or an entrance due to elevation changes in the jobsite it is theonly way to get into the sitePublic Works Inspections Collin ColeLane Closure23Emery StEctor StBonnie Brae St10/27/25 12/05/25 Installing Pre cast sewer Manhole / drainage workPrivate Development PublicWorks InspectionsRyan DonaldsonLane Closure24Emery StDead EndAlice St09/29/25 02/13/26 Full Road ReconstructionEngineeringMegan DavidsonFull Closure25Fulton St NCordell StEmery St09/29/25 02/13/26 Full Road ReconstructionEngineeringMegan DavidsonFull Closure26Hickory Creek RdRiverpass DrCountry Club Rd (FM 1830) 03/13/23 12/31/26 Bridge InstallationEngineeringTracy BeckFull Closure27Hobson LnForrestridge DrCountry Club Rd10/30/25 11/30/25 Signage and striping on Hobson Lane.Public Works Inspections Gavin PetnerFull Closure28Hobson LnForrestridge DrCountry Club Rd10/30/25 12/15/25 replace failing concrete pavement and stripingPrivate DevelopmentGavin PetnerFull Closure29Huntington DrSun Valley DrHercules Ln10/20/25 03/31/26 Utilities and Pavement replacementEngineeringDante HaleFull Closure30Juno LnAtlas DrStuart Dr04/09/25 12/31/25 Utility installations and pavement replacement.EngineeringScott FettigRolling Closure31Kirby Dr (3805)Bissonet DrSan Felipe Dr11/17/25 12/19/25 Concrete Panel RepairStreetsRoy San MiguelLane Closure32Lattimore StMozingo StAudra Ln09/24/25 11/28/25 Water taps to be performed by COD Water Department.Private DevelopmentZabdiel MotaRolling Closure33Margie StAve AMcCormick St11/17/25 12/15/25 Installing sewerPublic Works Inspections Stephany TrammellFull Closure34Mayhill Rd S600ft North of Edwards Rd400ft South of Edwards Rd 10/20/25 07/30/26 Waterline tap being installed on Mayhill EasmentPublic Works Inspections Collin ColeRolling Closure35Mockingbird LnMingo RdUniversity Dr (U.S. 380)06/16/25 11/28/25 Bore work to install new sanitary sewer line.Private DevelopmentZabdiel MotaLane Closure36Mounts AveCongress St WHaynes St08/01/25 12/01/25 Utility installations and pavement replacementEngineeringMegan DavidsonFull Closure37Neptune DrRedstone RdSelene Dr11/24/25 05/08/26 Utilities and Pavement replacementEngineeringDante HaleFull Closure38Normal StScripture StOak St08/18/25 12/31/25 Utility installations and pavement replacement.EngineeringScott FettigFull Closure39Northridge StHinkle DrBolivar St04/16/25 04/20/26 Utilities and Pavement replacementEngineeringDante HaleRolling Closure40Nottingham DrChurchill DrDevonshire Ct10/20/25 11/26/25 Bridge Deck and Curb RepairStreetsRoy San MiguelLane Closure41Oak StCarroll BlvdFry St04/21/25 11/28/25 Mastec relocating gas linesPublic Works Inspections Stephany TrammellRolling Closure42Oak StWelch StAve C04/28/25 11/28/25 Mastec relocating gas linesPublic Works Inspections Stephany TrammellRolling Closure43Parkway StDenton StCarroll Blvd10/20/25 04/21/26 Utility installations and pavement replacement.EngineeringScott FettigFull Closure44Pershing DrAtlas DrStuart Rd05/08/25 12/15/25 Utilities and Pavement replacementEngineeringDante HaleFull Closure45Ponder AveOak St WPanhandle St06/02/25 12/31/25 Utility installations and pavement replacement.EngineeringScott FettigRolling Closure46Prairie StWelch StBernard St11/05/25 03/06/26 Pavement replacementEngineeringScott FettigFull Closure47Quail Creek DrBerry Down LnStockbridge Rd10/20/25 04/20/26 Waterline Tap being installed/Road patchPublic Works Inspections Collin ColeLane Closure48Redstone RdHercules LnNeptune Dr05/05/25 06/12/26 Utilities and Pavement replacementEngineeringDante HaleFull Closure49Scripture StJagoe StPonder St03/04/25 03/31/26 Utility installations and pavement replacement.EngineeringScott FettigFull Closure50Sheraton RdImperial DrSun Valley Dr08/11/25 12/12/25 Utilities and Pavement replacementEngineeringDante HaleFull Closure51Stockbridge DrHudsonwood DrQuail Creek Dr10/20/25 04/20/26 Utilities being upsizedPublic Works Inspections Collin ColeLane Closure52Sunnydale LnSun Valley DrKings Row07/10/25 12/05/25 Utility installations and pavement replacement.EngineeringScott FettigFull Closure53Sunset StCarroll BlvdBolivar St07/07/25 12/31/25 Utility installations and pavement replacement.EngineeringScott FettigFull Closure54Welch StEagle DrMulberry St05/31/24 12/31/25 Utility installations and pavement replacement.EngineeringScott FettigRolling Closure55Welch StMulberry StHickory St10/01/25 01/09/26 Utility relocation and pavement replacementEngineeringMegan DavidsonFull ClosurePage 1 of 1Exported on November 21, 2025 11:37:06 AM CST61
3 Street Closure Report: Completed ClosuresStreet/ IntersectionFromToClosure StartDateClosure EndDateDescriptionDepartmentDepartment Contact Closure Type1Alice StSunset StUniversity Dr (US 380)05/27/25 11/14/25 Utility installations andpavement replacement.EngineeringScott FettigRolling Closure2Audra LnOak Tree StAt Intersection11/03/25 11/21/25 Sidewalk / ADA Repair StreetsRoy San MiguelLane Closure3Crater Lake Ln (2809) Como Lake RdHerring Ct10/13/25 11/14/25 Concrete Panel repairStreetsRoy San MiguelLane Closure4Dunlavy Rd (3800)Hillcroft AveBissonet Dr10/20/25 11/21/25 Concrete Panel Repair StreetsRoy San MiguelLane Closure5Egan StCarroll BlvdBolivar St05/07/25 11/14/25 Utility installations andpavement replacement.EngineeringMegan DavidsonFull Closure6Fry StOak StHickory St04/28/25 10/31/25 Mastec relocating gas lines Public Works Inspections Stephany TrammellRolling Closure7Mills RdMayhill RdCunningham Rd09/15/25 11/21/25 Water and Sewer installationsfor Ryan HS projectPrivate Development PublicWorks InspectionsAlexander CervantesFull Closure8Mulberry StAve CAve D10/01/25 11/21/25 Water Dept/ Tri Dal will beperforming water taps/ asphaltrepairs /sewer manholeinstallationPrivate Development PublicWorks InspectionsRyan DonaldsonLane Closure9Panhandle St (2525) East Park BlvdBonnie Brae St07/31/25 10/31/25 Paving driveway approaches /sidewalks .Private Development PublicWorks InspectionsRyan DonaldsonLane Closure10Ranchman Blvd (3617) Sundown Blvd@ Intersection09/01/25 10/24/25 ADA and Sidewalk Repair StreetsRoy San MiguelLane Closure11Selene DrNeptune DrStuart Rd06/04/25 11/07/25 Utility installations andpavement replacement.EngineeringScott FettigFull Closure12Sun Valley DrBuckingham DrSheraton Rd10/20/25 11/14/25 Utility work and pavementRepairEngineeringDante HaleFull Closure13Sunset StUniversity Dr WCarroll Blvd01/20/25 11/14/25 Utility installations andpavement replacement.EngineeringScott FettigFull Closure14Willowood StBonnie Brae St500ft East09/29/25 11/23/25 Full Road Reconstruction Public Works Inspections Robin DavisFull Closure15Wind River LnWidgeon LnMeredith Ln08/08/25 10/30/25 Emergency pond pumping perWatershed compliance orderPrivate DevelopmentGavin PetnerLane Closure16Yellowstone PlHercules LnJuno Ln06/30/25 10/24/25 Utilities and PavementreplacementEngineeringDante HaleFull ClosurePage 1 of 1Exported on November 21, 2025 11:37:41 AM CST62