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071026 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: July 10, 2026 TO: The Honorable Mayor Watts and Council Members FROM: Cassey Ogden, Interim City Manager SUBJECT: Friday Staff Report Upcoming Meetings 1. Public Utilities Board on Monday, July 13, 2026, at 9:00 a.m. in the City Council Work Session Room. 2. CANCELLED - Development Code Review Committee on Monday, July 13, 2026, at 3:00 p.m. at the Development Service Center. 3. Historic Landmark Commission on Monday, July 13, 2026, at 5:30 p.m. at the Development Service Center. 4. Library Board on Monday, July 13, 2026, at 5:30 p.m. at the South Branch Library. 5. Work Session of the City Council on Tuesday, July 14, 2026, at 1:00 p.m. in the City Council Work Session Room followed by a Regular Meeting at 6:30 p.m. in the Council Chambers. 6. Community Partnership Committee on Thursday, July 16, 2026, at 9:00 a.m. in the City Council Work Session Room. 7. CANCELLED - Committee on Persons with Disabilities on Thursday, July 16, 2026, at 3:00 p.m. at the Development Service Center. 8. Community Partnership Committee on Friday, July 17, 2026, at 9:00 a.m. in the City Council Work Session Room. 9. Community Services Advisory Committee on Friday, July 17, 2026, at 10:00 a.m. at the Development Service Center. 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. Fitch and S&P Global Bond Credit Rating – The City recently received the credit ratings for the upcoming General Obligation (GO) and Certificates of Obligation (CO) bond sales. The global rating agencies assign letter‑grade ratings that reflect an issuer’s ability to pay debt service on time based on economic strength, financial management, debt burden, and other financial factors. Fitch and S&P both assigned the rating of ‘AA+’ to the City’s upcoming bonds, the second highest rating offered by both. This credit rating reflects Denton's strong, growing, and diverse tax base as well as prudent financial management practices. The Fitch and S&P Ratings and Bond Rating Charts (Attachment A) include both agencies’ rating reports and bond rating charts. Staff contact: Randee Klingele, Finance B. North Lakes Park Sand Volleyball Renovation – The Parks and Recreation Department began a full renovation of the North Lakes Park sand volleyball court on July 6. Construction is expected to take approximately three weeks, weather permitting. The court will remain closed during this period for the safety of all park users. The project scope consists of excavation, re-grading, new drainage, sand, border, posts, and net. This project will improve the court’s safety, playability, and long-term maintenance. Staff contact: Russell Koch, Parks and Recreation C. Oakland Street Loading Zone – Transportation Staff investigated commercial trucks blocking travel lanes on Oakland Street between East Hickory Street and East Oak Street. Currently there are no-parking signs along the entire block. Ideally, the northbound travel lane should remain open, even during loading and unloading, to support emergency response. Staff will add a 15-minute loading zone mid-block on the west side of Oakland Street to better serve adjacent businesses’ loading and unloading activities. Staff will add a “Caution during loading and unloading” sign for the southbound bike lane and supporting pavement markings within 3-4 weeks. Staff contact: Chandra Muruganandham, Transportation Services D. Traffic Signal at US-377 and Vintage Boulevard – On July 3, Staff received communication from Union Pacific Railroad (UPRR) stating that, due to a backlog of projects, the signal preemption work needed to activate the traffic signal would not be performed until sometime in 2027. Staff will continue to work with UPRR to improve the timeline if possible. Staff contact: Seth Garcia, Capital Projects 2 E. 2026 Fan Giveaway Recap – Pick up for the 2026 Annual Fan Giveaway started Friday, June 12 at the American Legion Hall Senior Center, and wrapped up Thursday, July 9, with more than 1,200 fans being distributed to Denton residents/Denton Municipal Electric (DME) Customers. Fans are provided on a first-come and first-served basis. There were a total of 1,620 preregistrations, of which 54% are homeowners and 46% are tenants. Fans were available for pickup at the Sustainability Office Monday – Thursday beginning June 15 and at pickup events scheduled at alternative locations. Staff planned for eight events between June 12 and Aug 10, but were only able to hold three events before fans were depleted. Sustainability staff engaged with each of the recipient to share energy-saving tips; provide recycling information, bins, and information about proper battery disposal through Home Chemical Collection. Staff contact: Katherine Barnett, Environmental Services and Sustainability F. Mayor’s Pet Spotlight – Princess is a 3-year-old, 15lb, spayed beauty who has come a long way here at the shelter. This sweet girl struggled to adjust to shelter life at first, but has warmed up to staff and volunteers and proven to be a real love bug! Her previous family tells us she is the ultimate lap cat who is incredibly sweet and cuddly once she’s in a home. Princess is looking for a dog-free kingdom, but she lived happily in a home with a cat sibling for years. If you have a peaceful home and a warm lap to share, Princess is waiting for you. Please contact Denton Animal Services by phone at (940) 349-7594, or via email at Animal.Services@cityofdenton.com. Staff contact: Jenny McGee, Animal Services. 3 Responses to Council Member Requests for Information A. Live Fire Performances – On June 30, Mayor Pro Tem Stevens shared an inquiry regarding the City’s policies and permitting process for live fire performances. In recent years, the City of Denton has not received any permit applications for live fire performances. Permitting for live fire performances is handled through Denton Fire Preventiont fireprevention@cityofdenton.com or (940) 349-8118. Staff contact: Megan Schuth, Fire B. Speeding on Robinwood Lane and Wilsonwood/Emerson – On May 14, Council Member Stevens shared an inquiry regarding speeding on Robinwood Lane and Wilsonwood/Emerson. Transportation staff completed a speed study, analyzed the data, and found that speeds for both streets are well below the prima facie speed limit of 30 mph. Based on these results, no changes are proposed at this time. A follow-up study will be conducted in September, after schools and colleges are open. Staff contact: Farhan Butt, Transportation Services C. Denton Housing Authority Public Notice Requirements – On June 17, Council Member Rumohr shared a concern about the Denton Housing Authority (DHA) meeting its public notice requirements for development. The developments in question are being completed through DHA’s Public Facility Corporation (PFC), North Texas Development PFC, under Chapter 303, not as Housing Authority projects under Chapter 392. PFC-structured projects differ in that they are partnerships in which the private developer, not the Denton Housing Authority, initiates and authorizes construction. Because the PFC is a distinct entity from the Housing Authority, the Housing Authority–specific public notice requirements do not apply. Staff contact: Jesse Kent, Community Services D. Count of Citations for Fireworks – On July 5, Council Member Holland inquired about the police response to illegal fireworks within City limits over the 4th of July weekend (Friday- Sunday). • Out of 1312 total calls for service, 209 involved fireworks • 126 cleared with no report • 57 were disregarded (due to time lapse, lack of information provided by caller, etc) • 20 cleared with a verbal warning • 3 were disregarded by a supervisor • 3 were cleared as unable to locate • 2 citations were issued by a Fire Marshal • 0 arrests were made in relation to fireworks • 2 boxes of fireworks were seized Staff contact: Tony Salas, Police 4 E. Construction Site Cleanliness – On July 6, Council Member Rumohr shared an inquiry from a resident regarding how the City addresses cleanliness and timelines at public worksites for a project along North Locust Street. For City projects, the City’s general conditions and specifications state cleaning minimums (weekly) for contractors during construction. This is monitored by inspection staff during construction. If additional cleaning is needed, the inspector will request it from the contractor. In extreme cases, a stop-work order can be issued until site cleanliness is met. Cleaning generally means organizing piles, clearing any waste that poses hazardous conditions, and removing any trash debris. For franchise utilities, permits require restoration work to be completed within 30 days after work is completed. This is monitored by ROW inspection staff. Traffic control may remain at the site in the public ROW between work ending and restoration beginning. Any deficiencies are communicated to the permit holders, and work may be suspended if deficiencies or areas are not picked up. Staff contact: Seth Garcia, Capital Projects F. Pedestrian Accommodations for Construction – On July 6, Council Member Rumohr also shared an inquiry from a resident regarding how the City addresses pedestrian accommodations for a project along North Locust Street. For this Atmos project, pedestrian detours were not provided by the permit applicant. The area lacks sufficient pedestrian infrastructure for detours, inspection staff is working with the permit holder to open any sidewalks available for use. The expected timeline is 4-6 weeks for work to be completed and pedestrian access to be restored. Residents can utilize Denton 311 anytime to submit concerns about a specific project. Staff contact: Seth Garcia, Capital Projects G. Congress Street Construction – On July 6, Mayor Pro Tem Stevens inquired about the timeline and sequence of events for the Atmos construction project on Congress Street. During replacement of the low-pressure system, the subcontractor found an additional 2” main needing replacement tied to the system. This was located after the street reconstruction was completed. City staff met with Atmos and informed them they would be required to mill and overlay the section to remove the surface cuts once the replacement was complete. The current mill and overlay is estimated to be completed this week, with striping to be completed the week of July 13. City staff has requested Atmos to provide door hangers to the impacted residents with the schedule of restoration. Staff contact: Seth Garcia, Capital Projects 5 H. Data Center Inquiry – On July 6, Council Member Holland shared an inquiry regarding economic and environmental expectations for proposed data centers, covering ecological and utility impacts, employment projections, concessions, accountability, and final approval. Regarding impacts to ecosystems, heat, utilities and noise, the City of Denton reviews through the development review process. Pollution controls follow City ordinances and state and federal regulations overseen by the Texas Commission on Environmental Quality and the Environmental Protection Agency. Heat output is not currently part of the City’s design criteria. For the existing data center project, Core Scientific, has indicated they have had as many as 2,500 construction contractors onsite developing the property. Once operational, they project having about 200 full-time employees operating the data center. Qumulus AI has projected minimal staffing since the data center is modular and for crypto-mining. For concessions, neither project has received any local incentives although Core Scientific was granted a sales tax exemption by the Texas Comptroller’s Office. For accountability, data centers are required to pay upfront, 100% of the infrastructure required to interconnect to water, wastewater, and electric systems. DME requires data center operators to post sufficient collateral to ensure that all obligations of the facility can be met at any time. Failure to meet contractual obligations could constitute a breach of contract and the City would seek all available remedies. Lastly, regarding the approval process, the Denton City Council has already approved both proposed data centers and ERCOT has approved Core Scientific’s grid interconnection. There is a City Council Work Session scheduled for August 4 to discuss data center developments and to receive direction from City Council regarding policy changes including a potential moratorium. Staff contact: Antonio Puente, DME 6 Upcoming Community Events and Public Meetings Please visit the City of Denton website for upcoming community events and details. Attachments A. Attachment A Fitch and S&P Ratings and Bond Rating Charts………………………….8 Informal Staff Reports A. 2026-041 Affordable Housing Strategic Toolkit Update…………………………………23 B. 2026-042 Homelessness Funding Changes………………………………………………60 Information A. Council Requests for Information .....................................................................................62 B. Public Meetings Calendar .................................................................................................64 C. Future Work Session Items ...............................................................................................68 D. 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.>;I;:?I9BEIKH;I7H;KF:7J;:ED7:7?BO87I?I 16 spglobal.com/ratings July 6, 2026 1 S&P Global Ratings. All rights reserved. No reprint or dissemination without S&P Global Ratings permission. See terms of use/disclaimer on last page. Research Update: Denton, TX Certificates Of Obligation, GO Refunding And Improvement Bonds, And GO Refunding Bonds Assigned 'AA+' Rating July 6, 2026 Overview S&P Global Ratings assigned its 'AA+' long-term rating to the City of Denton, Texas' proposed $281.3 million series 2026 certificates of obligation (COs), $158 million series 2026 general obligation (GO) refunding and improvement bonds, and $133 million series 2026A GO refunding bonds. At the same time, S&P Global Ratings affirmed its 'AA+' long-term rating on the city's existing GO debt and COs outstanding, as well as its 'A-1+' short-term rating on the city's commercial paper (CP) notes. The outlook, where applicable, is stable. Rationale Security The bonds and certificates constitute direct obligations of the city, payable from a direct annual ad valorem tax levied, within the limits prescribed by law, on all taxable property within the city. The certificates are further secured by a limited pledge (not to exceed $1,000) of surplus net revenues of Denton's utility system. Given the limited nature of the additional pledged revenues, we base our ratings on these obligations on the city's ad valorem tax pledge. Despite state statutory tax rate limitations, we do not differentiate between the city's limited-tax debt and its general creditworthiness because the ad valorem tax is not derived from a measurably narrower tax base and there are no limitations on the fungibility of resources, which support our view of the city's overall ability and willingness to pay debt service. Proceeds from the COs will fund infrastructure and facility improvements, and the series 2026 GO bond proceeds will be used for capital projects and refund a portion of the city's existing debt for interest savings. Proceeds from the series 2026A GO bonds will refund a portion of the city's utility system's revenue debt for savings. The 'A-1+' short-term rating on the CP notes is based on the 'AA+' long-term rating and strong market access to take out the financing with GO bonds or sell rollover notes, if needed. Primary Contact Karolina Norris Dallas 1-972-367-3341 Karolina.Norris @spglobal.com Secondary Contact Calix Sholander Englewood + 1 (303) 721 4255 calix.sholander @spglobal.com 17 Denton, TX Certificates Of Obligation, GO Refunding And Improvement Bonds, And GO Refunding Bonds Assigned 'AA+' Rating spglobal.com/ratings July 6, 2026 2 S&P Global Ratings. All rights reserved. No reprint or dissemination without S&P Global Ratings permission. See terms of use/disclaimer on last page. Credit highlights The rating reflects Denton's strong, growing, and diverse tax base in the greater Dallas-Fort Worth metropolitan statistical area that is supported by a strong higher education and medical presence, as well as robust finances backed by well-embedded financial management practices. These strengths are somewhat offset by an elevated debt burden with high current costs. The city continues to experience rapid assessed value (AV) growth fueled by a mix of residential and commercial development. Its sales tax base has also benefitted from population growth, as well as retail development, most notably the buildout of the Rayzor Ranch mixed-use development. We expect the city's AV will continue to exhibit strong growth over the outlook period, given ongoing residential and commercial development, as well as plans for several industrial projects, warehouses, and distribution centers. Denton's revenue growth and very strong management have allowed the city to consistently maintain strong budgetary performance while managing its rising growth-related capital and service costs. In fiscal years 2023 and 2024, the city spent reserves for one-time capital expenditures and to better align its general fund balance with its formal policy level of 20%-25% of expenditures. For fiscal 2025, the city expected a deficit due to revenue shortfalls and growing expenditures, but officials were able to close the funding gaps through cost-containment measures. Similarly, management expects to end fiscal year 2026 (Sept. 30) with a slight general fund surplus despite a slowdown in revenue growth and rising costs, offset by expenditure reductions. Management expects to adopt a balanced fiscal 2027 budget, taking into consideration expenditure pressures and a slowdown in the economy and revenue growth. We expect the city will continue to exhibit at least balanced financial performance while using one- time spending to keep available reserves close to its policy range. We expect the city's debt profile will remain elevated and a limiting credit factor for the foreseeable future given ongoing growth and debt plans that include about $50 million annually in voter-approved bonds and $40 million in COs for facility, street, and public safety improvements; these figures exclude utility debt that will be backed by enterprise revenues. The rating also reflects our view of the following: The city's economy is growing, with the University of North Texas and Texas Woman's University providing a stabilizing effect on the local economy. Financial performance is stable, with solid reserves that remain in line with the city's formal policy of maintaining 20%-25% of expenditures in reserves. Financial management policies and practices are robust, highlighted by regular budget and investment monitoring, investment and debt management policies, and robust long-term financial and capital planning. The city's cyber risk mitigation measures align with our view of its credit fundamentals. The elevated debt profile reflects rapid growth, with average amortization. We note that about $1.1 billion of GO debt is supported by Denton’s enterprise funds. After accounting for self- support, net direct debt per capita decreases to $5,269, still high under our criteria but less than half of the debt burden prior to enterprise support.. We do not view pension and other postemployment benefits (OPEB) as a credit pressure given the adequate funded status of the city's pension plans and limited OPEB liability. For more information on our institutional framework assessment for Texas cities, see "Institutional Framework Assessment: Texas Local Governments," Sept. 9, 2024. 18 Denton, TX Certificates Of Obligation, GO Refunding And Improvement Bonds, And GO Refunding Bonds Assigned 'AA+' Rating spglobal.com/ratings July 6, 2026 3 S&P Global Ratings. All rights reserved. No reprint or dissemination without S&P Global Ratings permission. See terms of use/disclaimer on last page. Environmental, social, and governance We view environmental, social, and governance factors as neutral in our credit rating analysis. Outlook The stable outlook reflects our expectation that the city will continue to manage the capital and operating needs associated with its rapid growth, while maintaining at least balanced performance and robust reserves, supported by well-embedded management practices. Downside scenario We could lower the rating if growth-related pressures negatively affect budgetary performance, resulting in sustained operating deficits, decreasing reserves below the city's formal policy. Upside scenario We could raise the rating if the city maintains its very strong available reserves while managing its rapid growth and if its debt profile moderates to levels commensurate with those of higher-rated peers. Denton, Texas‑‑‑credit summary Institutional framework (IF)1 Individual credit profile (ICP)2.10 Economy 2.0 Financial performance 2 Reserves and liquidity 1 Management 1.00 Debt and liabilities 4.50 Denton, Texas‑‑key credit metrics Most recent 2025 2024 2023 Economy Real GCP per capita % of U.S. 71 ‑‑ 71 73 County PCPI % of U.S. 109 ‑‑ 109 111 Market value ($000s) 22,409,601 21,110,332 19,219,844 16,721,124 Market value per capita ($) 142,398 134,142 122,129 111,369 Top 10 taxpayers % of taxable value 4.0 3.9 4.0 4.3 County unemployment rate (%) 3.5 3.8 3.8 3.6 Local median household EBI % of U.S. 94 ‑‑ 94 99 Local per capita EBI % of U.S. 91 ‑‑ 91 96 Local population 157,373 ‑‑ 157,373 150,141 Financial performance Operating fund revenues ($000s) ‑‑ 181,566 169,368 160,374 Operating fund expenditures ($000s) ‑‑ 179,602 170,164 149,528 Net transfers and other adjustments ($000s) ‑‑ (1,216) (1,756) (11,705) 19 Denton, TX Certificates Of Obligation, GO Refunding And Improvement Bonds, And GO Refunding Bonds Assigned 'AA+' Rating spglobal.com/ratings July 6, 2026 4 S&P Global Ratings. All rights reserved. No reprint or dissemination without S&P Global Ratings permission. See terms of use/disclaimer on last page. Denton, Texas‑‑‑key credit metrics Most recent 2025 2024 2023 Operating result ($000s) ‑‑ 748 (2,552) (859) Operating result % of revenues ‑‑ 0.4 (1.5) (0.5) Operating result three‑year average % ‑‑ (0.5) 0.9 2.6 Reserves and liquidity Available reserves % of operating revenues ‑‑ 23.6 24.8 27.8 Available reserves ($000s) ‑‑ 42,826 42,077 44,600 Debt and liabilities Debt service cost % of revenues ‑‑ 16.7 14.2 13.6 Net direct debt per capita ($) 12,846 9,815 8,521 7,235 Net direct debt ($000s) 2,021,593 1,544,562 1,341,032 1,086,323 Direct debt 10‑year amortization (%) 49 21 50 ‑‑ Pension and OPEB cost % of revenues ‑‑ 11.0 11.0 10.0 NPLs per capita ($) ‑‑ 559 704 918 Combined NPLs ($000s) ‑‑ 87,894 110,807 137,889 Financial data may reflect analytical adjustments and are sourced from issuer audit reports or other annual disclosures. Economic data is generally sourced from S&P Global Market Intelligence, the Bureau of Labor Statistics, Claritas, and issuer audits and other disclosures. Local population is sourced from Claritas. Claritas estimates are point in time and not meant to show year‑over‑year trends. GCP‑‑Gross county product. PCPI‑‑Per capita personal income. EBI‑‑Effective buying income. OPEB‑‑Other postemployment benefits. NPLs‑‑Net pension liabilities. Ratings List New Issue Ratings US$281.260 mil certs of oblig ser 2026 dtd 07/15/2026 due 02/15/2056 US$158.045 mil GO rfdg and imp bnds ser 2026 dtd 07/15/2026 due 02/15/2046 US$133.055 mil GO rfdg bnds ser 2026A dtd 08/01/2026 due 02/15/2037 Ratings Affirmed Local Government Denton TX Limited Tax General Obligation A-1+ Denton, TX Limited Tax General Operating Pledge AA+/Stable Denton, TX Limited Tax General Operating Pledge and Water, Sewer, and Retail Electric System Subordinate Lien AA+/Stable The ratings appearing below the new issues represent an aggregation of debt issues (ASID) associated with related maturities. The maturities similarly reflect our opinion about the creditworthiness of the U.S. Public Finance obligor's legal pledge for payment of the financial obligation. Nevertheless, these maturities may have different credit ratings than the rating presented next to the ASID depending on whether or not additional legal pledge(s) support the specific maturity's payment obligation, such as credit enhancement, as a result of defeasance, or other factors. Certain terms used in this report, particularly certain adjectives used to express our view on rating relevant factors, have specific meanings ascribed to them in our criteria, and should therefore be read in conjunction with such criteria. Please see Ratings Criteria at https://disclosure.spglobal.com/ratings/en/regulatory/ratings-criteria for further information. A description of each of S&P Global Ratings' rating categories is contained in "S&P Global Ratings Definitions" at https://disclosure.spglobal.com/ratings/en/regulatory/article/-/view/sourceId/504352. Complete ratings information is available to RatingsDirect subscribers at www.capitaliq.com. All ratings referenced herein can be found on S&P Global Ratings' public website at www.spglobal.com/ratings. 20 Denton, TX Certificates Of Obligation, GO Refunding And Improvement Bonds, And GO Refunding Bonds Assigned 'AA+' Rating spglobal.com/ratings July 6, 2026 5 S&P Global Ratings. All rights reserved. No reprint or dissemination without S&P Global Ratings permission. See terms of use/disclaimer on last page. Copyright ©2026 by Standard & Poor’s Financial Services LLC. All rights reserved. No content (including ratings, credit-related analyses and data, valuations, model, software, or other application or output therefrom) or any part thereof (Content) may be modified, reverse engineered, reproduced, or distributed in any form by any means, or stored in a database or retrieval system, without the prior written permission of Standard & Poor's Financial Services LLC or its affiliates (collectively, S&P). The Content shall not be used for any unlawful or unauthorized purposes. 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Additional information about our ratings fees is available at www.spglobal.com/usratingsfees. 21 Classification Moody's S&P Fitch Meaning Aaa AAA AAA Prime Grade Aa1 AA+ AA+ Aa2 AA AA High Grade Aa3 AA- AA- Investment Grade A1 A+ A+ A2 A A Upper Medium Grade A3 A-A- Baa1 BBB+ BBB+ Baa2 BBB BBB Lower Medium Grade Baa3 BBB- BBB- Ba1 BB+ BB+ Ba2 BB BB Non-Investment Grade Speculative Ba3 BB- BB- B1 B+B+ B2 B B Highly Speculative B3 B-B- Junk Caa1 CCC+ CCC+ Substantial Risks Caa2 CCC CCC Extremely Speculative Caa3 CCC- CCC-In Default with Little Ca CC CC+Prospect of Recovery CCC CC-In Default DDD BOND RATING CHART Note: City's current ratings for all general obligation debt are: AA+ from S&P and Fitch. Moody's has not rated the City's new bonds since 2011 but maintains a surveillance rating of Aa2 for any outstanding general obligation debt (2011 and prior). 22 July 10, 2026 Report No. 2026-041 INFORMAL STATUS REPORT TO MAYOR AND CITY COUNCIL SUBJECT: Five-year staff update to Affordable Housing Strategic Toolkit BACKGROUND: On February 15, 2022, the City of Denton adopted the Affordable Housing Strategic Toolkit (“the Toolkit”). This was the City’s first strategic plan to address housing affordability in our City. Since then, the City of Denton has made progress in housing affordability strategies. Denton’s Housing Plan is a five-year update to the Toolkit. It includes updates on the following: • The state of housing affordability in Denton • Income-Qualified production since 2021 • Strategic initiatives accomplished so far • Existing Tools for affordability DISCUSSION: Denton’s Housing Plan covers several aspects on the topic of housing affordability in Denton, and includes discussion and findings around the following topics: Rental Affordability 1. About one in every three renting households in Denton pay more than half of their monthly income towards housing. 2. To afford the median one-bedroom apartment, a household must earn $22/hour full time, or $46,000 annually. 3. For renting households, Denton needs more affordable homes for households living below 50% of the Area Median Income. Homeownership Attainability 4. To afford to purchase the median two-bedroom home, a household must earn over $100,000 annually. 5. For new homeowners, Denton needs more homes for sale affordable to households living below 100% of the Area Median Income. Strategic Updates 6. Focus future investments on missing-middle infill housing, rather than large-scale multifamily. 7. Focus existing policy to prioritize housing that is Affordable for Denton. Following feedback from the Housing Plan update and FY 26-27 budget discussions, Community Services staff will provide to Council a proposed bond spending plan based around the findings and priorities set forth in this document. 23 July 10, 2026 Report No. 2026-041 EXHIBITS: 1. Denton’s Housing Plan STAFF CONTACT: Jesse Kent Director of Community Services Jesse.Kent@cityofdenton.com REQUESTOR: Staff initiated 24 Denton’s Housing Plan | Page 2 Denton’s Housing Plan Five-year update to the City of Denton’s Affordable Housing Strategic Toolkit July 2026 25 Denton’s Housing Plan | Page 3 Executive Summary Housing Affordability is a priority for the City of Denton. The City's goal is to foster diverse housing options and opportunities affordable for everyone in our community. On February 15, 2022, the City of Denton adopted the Affordable Housing Strategic Toolkit (“the Toolkit”). This was the City’s first strategic plan to address housing affordability in our City. Since then, the City of Denton has made progress in housing affordability strategies. Denton’s Housing Plan is a five-year update to the Toolkit.It includes updates on the following: • The state of housing affordability in Denton • Income-Qualified production since 2021 • Strategic initiatives accomplished so far • Existing Tools for affordability Executive Findings: Rental Affordability 1. About one in every three renting households in Denton pay more than half of their monthly income towards housing. 2. To afford the median one-bedroom apartment, a household must earn $22/hour full time, or $46,000 annually. 3. For renting households, Denton needs more affordable homes for households living below 50% of the Area Median Income. Homeownership Affordability 4. To afford to purchase the median two-bedroom home, a household must earn over $100,000 annually. 5. For new homeowners, Denton needs more homes for sale affordable to households living below 100% of the Area Median Income (roughly $345,000 sales price). Strategic Updates 6. Focus future investments on missing-middle infill housing, rather than large-scale multifamily. 7. Focus existing policy to prioritize housing that is Affordable for Denton. 26 Denton’s Housing Plan | Page 4 Defining Affordability 27 Denton’s Housing Plan | Page 5 Defining Affordability As our community continues to grow, the City of Denton is committed to fostering economic opportunity and affordability for residents. One way of doing this is through affordable housing initiatives. Let’s define some common phrases in affordable housing. Affordable: Housing is considered Affordable if a Low-Income Household spends 30% of their income or less on housing. Some housing is income-qualified, which means the property owner has to rent or sell it to a Low-Income household who has a specific level of income, usually with a limit in price. Other housing is naturally affordable, meaning there are no requirements for affordability, but the natural market price is affordable for Low-Income households anyway. Cost Burden:Households that spend more than 30% of their income on housing are considered cost burdened. Severe Cost Burden:Some households spend more than 50%, or half, of their income on housing. These households are considered severely cost burdened. 9,005 2,992 7,371 4,874 11,807 22,954 0 5,000 10,000 15,000 20,000 25,000 30,000 35,000 Renters Homeowners Cost Burden of Denton Households Severely Cost Burdened Cost Burdened Not Cost Burdened American Community Survey, B25140, 2024 1-Year 28 Denton’s Housing Plan | Page 6 Defining Affordability Area Median Income: Affordable Housing in the U.S. looks at income through the lens of area median household income (AMI). Typically, housing programs focus on households at 30%, 50%, and 80%AMI. Any household that earns below 80% AMI is considered low- income. For the purposes of all federal housing programs, Denton is considered part of the Dallas Fair Market Region (FMR), and household income is considered against the collective AMI of the region. Dallas Fair Market Region Denton Collin Dallas Ellis Kaufman Rockwall Hunt Low-Income:Household earning less than 80% AMI. In Denton, this is 48% of households. Low-Income includes three categories: Extremely Low-Income Earning 30% AMI or less In Denton, this is 16% of households. Of those households, 79% are severely cost burdened. Very Low-Income Earning 31-50% AMI In Denton, this is 13% of households. Of those households, 30% are severely cost burdened. HUD CHAS Data, 2018-2022 ACS Low Moderate-Income In Denton, this is 19% of households. Of those households, 6% are severely cost burdened. Earning 51-80% AMI 29 Denton’s Housing Plan | Page 7 Defining Affordability Income Limits: Income Limits for the Fair Market Region are updated annually by the U.S. Department of Housing and Urban Development (HUD). The Income Limits are set according to the median household income for the region and then adjusted for household size. Income Limits help to inform policy and qualify households for housing programs. Below are Denton’s Income Limits for 2026. $104,700 $96,900 $87,250 $77,550 $67,850 Annual Salary Low-Mod (80%)$50.34 $46.59 $41.95 $37.28 $32.62 Hourly Wage (Full-Time) $65,400 $60,550 $54,500 $48,450 $42,400 Annual Salary Very Low (50%)$31.44 $29.11 $26.20 $23.29 $20.38 Hourly Wage (Full-Time) $39,300 $36,350 $32,750 $29,100 $25,450 Annual SalaryExtremely Low (30%)$18.89 $17.48 $15.75 $13.99 $12.24 Hourly Wage (Full-Time) $15,080 Minimum Wage (Annual) $11,929Maximum SSI (Annual) Rent Limits: Income-Qualified rental properties dedicate rental homes to specific income categories and set rents based on what the highest earner in that income category can afford. Below are Denton’s rental limits for 2026. Number of BedroomsIncome Limit Category 543210 $3,101 $2,811 $2,520 $2,181 $1,817 $1,696 Low-Mod (80%) $1,938 $1,756 $1,574 $1,362 $1,135 $1,060 Very Low (50%) $1,163 $1,055 $945 $818 $681 $636 Extremely Low (30%) 30 Denton’s Housing Plan | Page 8 Defining Affordability Affordable for Denton:Income and Rent Limits are determined based on the Fair Market Region, but Denton is a unique community with its own needs. In Denton, market rental rates are typically lowerthanan80%AMIrent limit. This means that not all Income-Qualified rental homes result in a cost reduction for Denton residents. Median market rents in Denton are naturally affordable to households 65% AMI and above.50% and 30% AMI units are Affordable for Denton. $1,423 $2,181 $1,362 $818 $0 $500 $1,000 $1,500 $2,000 $2,500 Denton Market 80% AMI 50% AMI 30% AMI Two-Bedroom Rent Limits (2026) Affordable for Denton CoStar Realty data (2026 Q1)31 Denton’s Housing Plan | Page 9 Rental Affordability 32 Denton’s Housing Plan | Page 10 Rental Affordability Rental households comprise a disproportionate share of the Denton community, 48% (28,183) of Dentonhouseholds rent, compared to 33% of Denton County, and 38% statewide 1. This can partially be explainedby the fact that younger residents attending college tend to be renting households. While the studentpopulation has a significant impact on Denton’s rental market, they only account for a quarter of renters -75% of renting head of households are 25 or older 2. Of renting households, 32% (9,005)were severely cost burdened in 2024 1.While rents have cooledsomewhat between 2024 and 2026, rents have remained unaffordable for a large portion of rentinghouseholds in Denton. A resident working full time must earn $22 an hour to afford the median one-bedroom rent in Denton 3. 3 Beds2 Beds1 BedStudio $1,783 $1,423 $1,155 $1,007 Market Rent $71,320$56,920$46,200$40,280Annual Income Needed $34.29$27.37$22.21$19.37Hourly Income Needed (Full Time) 57%52%51%48%Market Rent / AMI 1American Community Survey, B25140, 2024 1-Year, 2American Community Survey, B25007, 2024 1-Year, 3CoStar Realty data (2026 Q1), 4HUD CHAS Data, 2018-2022 ACS Renters who are at or below 50% AMI are especially cost burdened. Of these renters, 62% are severely cost burdened4. These households may struggle to afford other basic needs such as food, healthcare, and retirement savings. Note: Severely cost burdened households are also considered cost burdened. The two experiences are separated here for clarity. 62%of renting households under 50% AMI pay more than half their income in rent each month. 0 - 30% AMI 31 - 50% AMI 51 - 80% AMI 81 - 100% AMI > 100% AMI Not Cost Burdened 795 730 3,285 2,210 5,500 Cost Burdened 415 2,535 2,745 400 185 Severely Cost Burdened 5,760 1,615 260 10 0 0 1,000 2,000 3,000 4,000 5,000 6,000 7,000 8,000 Cost Burden by AMI (Renting Households) Not Cost Burdened Cost Burdened Severely Cost Burdened 83% 6% 11% 33% 52% 15% 4% 44% 52% 15% 84% 3% 97% 33 Denton’s Housing Plan | Page 11 Rental Affordability High rental costs has a significant impact on Denton’s workforce. The ten most common occupation types account for 22% of workers in Denton County1. Of the ten most common occupation types, only two allow a median earner to afford the median one- bedroom in Denton1,2. 1JobsEQ Data (2024 Q4), 2CoStar Realty data (2026 Q1) $695 $996 $688 $2,590 $1,435 $951 $983 $775 $927 $708 $- $500 $1,000 $1,500 $2,000 $2,500 $3,000 Cashiers Customer Service Representatives Fast Food and Counter Workers General and Operations Managers Heavy and Tractor-Trailer Truck Drivers Laborers and Freight, Stock, and Material Movers, Hand Office Clerks, General Retail Salespersons Stockers and Order Fillers Waiters and Waitresses Median 2 Bed: $1,423 Median 1 Bed: $1,155 Affordable Rent (median monthly income x 30%) Rental costs also impact many of the industries Denton residents rely on. Median earners in childcare, construction labor, janitorial work, food service, and nursing assistance do not earn enough income to afford the median one-bedroom in Denton1,2. $790 $972 $876 $1,386 $1,653 $1,575 $795 $800 $918 $1,093 $- $500 $1,000 $1,500 $2,000 $2,500 $3,000 Childcare Workers Construction Laborers Cooks, Restaurant Electricians Elementary School Teachers, Except Special Education Firefighters Hairdressers, Hairstylists, and Cosmetologists Janitors and Cleaners, Except Maids and Housekeeping Cleaners Nursing Assistants Pharmacy Technicians Median 2 Bed: $1,423 Median 1 Bed: $1,155 Affordable Rent (median monthly income x 30%) 34 Denton’s Housing Plan | Page 12 Rental Affordability Rents in Denton tend to be naturally affordable to households above 50% AMI, which means they’re already served by the private market. City initiatives to support rental affordability should prioritize homes that are Affordable for Denton, meaning affordable to households at 50% AMI or below. Currently, these households may struggle to find affordable options on the private market, and as a result have the highest rates of cost burden 1. 3 Beds2 Beds1 BedStudioRent Limit $3,148$2,725$2,271$2,120100% AMI $2,520 $2,181 $1,817 $1,696 80% AMI $1,574 $1,362 $1,135 $1,060 50% AMI $945 $818 $681 $636 30% AMI $1,783 $1,423 $1,155 $1,007 Market Rent2 57%52%51%48%Market Rent / AMI 1HUD CHAS Data, 2018-2022 ACS, 2CoStar Realty data (2026 Q1), 3American Community Survey, B25031, 1-Year It is typical for market rate to fluctuate over time.Over the last ten years, market rate in Denton has typically been between 50% AMI and 80% AMI 3. 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 Denton Market $941 $1,031 $1,095 $1,130 $1,136 $1,167 $1,140 $1,279 $1,415 $1,598 80% AMI $1,268 $1,291 $1,321 $1,390 $1,496 $1,553 $1,603 $1,754 $1,901 $1,986 50% AMI $793 $808 $826 $869 $935 $970 $1,001 $1,096 $1,189 $1,241 30% AMI $476 $485 $496 $521 $561 $583 $601 $658 $714 $745 $0 $200 $400 $600 $800 $1,000 $1,200 $1,400 $1,600 $1,800 $2,000 Two Bedroom Rent in Denton Denton Market 80% AMI 50% AMI 30% AMI 35 Denton’s Housing Plan | Page 13 Rental Affordability Rents have cooled between 2024 and 2026. One possible explanation for this is the increase in housing production, especially multifamily housing. This has led to a high vacancy rate in multifamily housing, reaching 17% 1. For context, since 1960 the national vacancy rate has varied between 5-11%, averaging around 7%. In Quarter One of 2026, the national vacancy rate was 7.3% 2. $500 $700 $900 $1,100 $1,300 $1,500 $1,700 $1,900 Rent in Denton Studio 1 Bed 2 Beds 3 Beds 3 Beds2 Beds1 BedStudioPeriod $1,783 $1,423 $1,155 $1,007 2026 Q1 $1,804 $1,456 $1,170 $992 2025 Q4 $1,804 $1,458 $1,183 $994 2025 Q3 $1,874 $1,520 $1,222 $987 2025 Q2 $1,851 $1,509 $1,223 $1,000 2025 Q1 $1,840 $1,507 $1,213 $1,025 2024 Q4 $1,869 $1,540 $1,227 $1,028 2024 Q3 $1,946 $1,571 $1,266 $1,046 2024 Q2 $1,889 $1,553 $1,259 $1,063 2024 Q1 $1,926 $1,556 $1,251 $1,046 2023 Q4 $1,921 $1,568 $1,263 $1,035 2023 Q3 $1,902 $1,585 $1,271 $1,028 2023 Q2 $1,881 $1,566 $1,264 $1,010 2023 Q1 $1,870 $1,546 $1,257 $1,001 2022 Q4 $1,860 $1,550 $1,259 $979 2022 Q3 $1,845 $1,530 $1,246 $972 2022 Q2 $1,796 $1,493 $1,215 $961 2022 Q1 $1,774 $1,455 $1,190 $947 2021 Q4 $1,768 $1,445 $1,173 $937 2021 Q3 $1,738 $1,408 $1,150 $926 2021 Q2 $1,704 $1,366 $1,117 $915 2021 Q1 $1,682 $1,365 $1,108 $909 2020 Q4 $1,679 $1,355 $1,105 $905 2020 Q3 $1,676 $1,355 $1,101 $901 2020 Q2 $1,666 $1,345 $1,102 $905 2020 Q1 $1,655 $1,331 $1,084 $896 2019 Q4 $1,647 $1,331 $1,082 $894 2019 Q3 $1,629 $1,314 $1,069 $885 2019 Q2 $1,618 $1,303 $1,063 $880 2019 Q1 1CoStar Realty data (2026 Q1), 2Census Bureau, Current Population Survey/Housing Vacancy Survey36 Denton’s Housing Plan | Page 14 Rental Affordability 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 Total Multifamily Units 17,729 17,939 18,761 18,903 20,137 20,157 22,082 23,729 25,048 27,951 30,056 Renting Households 23,744 24,982 25,551 25,924 23,996 29,324 30,669 27,257 31,154 28,183 0 5,000 10,000 15,000 20,000 25,000 30,000 35,000 Multifamily Units, Renting Households CoStar Realty Data (May 2026), ACS 1-Year (DP04, 2015-2019, 2021-2024), Census (DP1, 2020) Note: Some gap in multifamily units and renting households is expected, as some households rent single family homes. In 2024, this was 24% of renting households, or about 6,700 households 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 Total Multifamily Units 17,729 17,939 18,761 18,903 20,137 20,157 22,082 23,729 25,048 27,951 30,056 Renting Households 23,744 24,982 25,551 25,924 23,996 29,324 30,669 27,257 31,154 28,183 Average Multifamily Rent $1,237 $1,266 $1,294 $1,326 $1,360 $1,421 $1,517 $1,558 $1,537 $1,486 $0 $200 $400 $600 $800 $1,000 $1,200 $1,400 $1,600 $1,800 0 5,000 10,000 15,000 20,000 25,000 30,000 35,000 Multifamily Units, Renting Households & Rent 37 Denton’s Housing Plan | Page 15 Homeownership Affordability 38 Denton’s Housing Plan | Page 16 Homeownership Affordability Most households in Denton own their home, 52% of Denton households (30,820) are homeowners. Of these households, 10% (2,992) were severely cost burdened in 2024 1. In most cases, low-income households in Denton will struggle to become homeowners for the first time. To afford the median two-bedroom home*, a household must earn over $100,000 annually 2. As of 2024, this was out of reach for 82% of renting households 3. *Note: This is based on a rough estimate where an affordable home is priced at three times a household’s annual income and does not include more in-depth analysis of debt-to-income ratio, credit, or employment history. 4 Beds3 Beds2 Beds $400,935$319,478$305,629Market Price $133,645$106,493$101,876Annual Income Needed $64.25$51.20$48.98Hourly Income Needed (Full Time) 104%102%103%Market Rent / AMI Homeownership can help a household build stability and wealth. It is an important aspiration for many Denton residents, and a strong tool for economic mobility. In a community where homeownership is affordable, the decision to rent or own is truly a matter of choice for as many residents as possible. 1American Community Survey, B25140, 2024 1-Year, 2Zillow Home Value Index, April 2026, 3American Community Survey S2503, 2024 1-Year 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2 Bed $118,855 $113,853 $118,566 $129,192 $141,604 $155,750 $177,756 $201,382 $218,591 $224,121 $235,493 $268,632 $321,877 $325,915 $324,621 $316,343$307,381 3 Bed $131,167 $126,255 $128,866 $139,217 $149,581 $163,220 $184,027 $205,025 $222,146 $229,456 $239,688 $278,622 $340,886 $340,838 $340,135 $329,953$321,348 4 Bed $181,314 $177,152 $181,450 $194,918 $209,128 $226,534 $248,873 $267,916 $282,890 $289,528 $300,385 $351,551 $430,612 $427,050 $424,986 $413,350$403,355 $0 $50,000 $100,000 $150,000 $200,000 $250,000 $300,000 $350,000 $400,000 $450,000 $500,000 Typical Home Values in Denton 2 Bed 3 Bed 4 Bed Note: Here ‘Typical’ means median value for homes within the 65th to 95th percentile 39 Denton’s Housing Plan | Page 17 Homeownership Affordability 0 - 30% AMI 31 - 50% AMI 51 - 80% AMI 81 - 100% AMI > 100% AMI Not Cost Burdened 425 1,070 2,165 2,400 14,775 Cost Burdened 70 515 1,065 690 1,110 Severely Cost Burdened 720 445 310 20 20 0 2000 4000 6000 8000 10000 12000 14000 16000 18000 Cost Burden by AMI (Homeowning Households) Note: Severely cost burdened households are also considered cost burdened. The two experiences are separated here for clarity. Low-income homeowners have lower rates of severe cost burden (22%) than low-income renters (42%)1. Working professionals in Denton may find it difficult to become homeowners. Degreed and licensed professionals such as elementary school teachers, civil engineers, registered nurses, accountants, plumbers, and electricians earning median salaries cannot typically afford a typical two-bedroom home in Denton on their salary alone 2,3. $237,619 $162,739 $276,931 $166,358 $198,370 $188,947 $187,574 $178,838 $253,718 $279,053$0 $100,000 $200,000 $300,000 $400,000 $500,000 Accountants and Auditors Child, Family, and School Social Workers Civil Engineers Electricians Elementary School Teachers, Except Special Education Firefighters Human Resources Specialists Plumbers, Pipefitters, and Steamfitters Police and Sheriffs Patrol Officers Registered Nurses Typical 2 Bed: $305,269 Typical 3 Bed: $319,478 Affordable Home Price (median annual income x 3) 1HUD CHAS Data, 2018-2022 ACS, 2JobsEQ Data (2024 Q4), 3Zillow Home Value Index (April 2026)40 Denton’s Housing Plan | Page 18 Progress on Toolkit Production Goals 41 Denton’s Housing Plan | Page 19 Progress on Toolkit Production Goals Since the Toolkit was published in 2021, Denton has experienced significant growth, especially in the world of affordable multifamily housing. Since 2021, 2,867 income-qualified rental homes have been completed, with 1,489 more under construction. However, only 425 (15%) of those completed homes are affordable for Denton. Of those under construction, only 201 (13%) are affordable for Denton. Want to learn more? Check out the ‘Affordable Rental Map’ on the City website! Westview Heights at Denton The Venn The Beverley The Mark at Denton II Discovery Park North Elm The Hightone The Weldon Woodlands at Denton Square 9 16Ten East Hudson at Pecan Creek Eden Village The Reserves at Magnolia Arbor Ranch Vintage Ranch Stella Haven Ridgecrest Denton Grove Pebblebrook Parkside Mayhill Crossing Elan Denton Birchway Denton Prima Denton Eighteen51 Brinker Under Construction Complete 42 Denton’s Housing Plan | Page 20Denton’s Housing Plan | Page 20 42 6 11 14 55 21 20 27 16 44 17 99 29 9 15 124 276 207 161 243 188 26 106 191 143 55 169 147 55 114 102 135 132 207 8 131 187 157 22 167 161 154 140 37 150 0 50 100 150 200 250 300 350 400 450 Eighteen51 Brinker Denton Grove Vintage Ranch Pebblebrook Parkside Hudson at Pecan Creek Ridgecrest The Reserves at Magnolia Mayhill Crossing The Hightone The Beverley Westview Heights at Denton Birchway Denton Square9 Apartments 16Ten East Discovery Park Woodlands of Denton Elan Denton Income-Qualified Rental Homes Completed Since 2021 < 30% AMI Units < 50% AMI Units < 80% AMI Units Unrestricted Units 43 Denton’s Housing Plan | Page 21Denton’s Housing Plan | Page 21 12 15 41 23 35 45 30 154 167 140 208 41 180 252 111 153 207 139 230 225 111 0 50 100 150 200 250 300 350 400 450 500 Mark at Denton II Prima Denton The Weldon The Venn Stella Haven North Elm Arbor Ranch Eden Village Income-Qualified Rental Homes Under Construction < 30% AMI Units < 50% AMI Units < 80% AMI Units Unrestricted Units 44 Denton’s Housing Plan | Page 22Denton’s Housing Plan | Page 22 Income Qualified Multifamily since 2021 < 80% AMI Units < 50% AMI Units < 30% AMI UnitsTotal Units Property Tax ExemptFinancing ToolsStatusDevelopment 124140270100% ExemptCompleteEighteen51 Brinker 27600276Not Exempt4% Housing Tax CreditCompleteDenton Grove 20700207100% Exempt4% Housing Tax CreditCompleteVintage Ranch 161550216Not Exempt4% Housing Tax CreditCompletePebblebrook Parkside 243042285100% Exempt4% Housing Tax CreditCompleteHudson at Pecan Creek 188210416100% ExemptCompleteRidgecrest 2620660Not Exempt9% Housing Tax CreditCompleteThe Reserves at Magnolia 106270264100% ExemptCompleteMayhill Crossing 19100378100% ExemptCompleteThe Hightone 143160316100% ExemptCompleteThe Beverley 554411132100% Exempt9% Housing Tax CreditCompleteWestview Heights at Denton 16900336100% ExemptCompleteBirchway Denton 147170325100% ExemptCompleteSquare9 Apartments 55990308100% ExemptComplete16Ten East 114290283100% ExemptCompleteDiscovery Park 10290148100% ExemptCompleteWoodlands of Denton 135150300100% ExemptCompleteElan Denton 2,442366594,520Total Complete 15400307100% ExemptUnder ConstructionMark at Denton II 167410415100% ExemptUnder ConstructionPrima Denton 14000279100% ExemptUnder ConstructionThe Weldon 208230461100% ExemptUnder ConstructionThe Venn 4135128850% Exempt9% Housing Tax Credit Under ConstructionStella Haven 180450450100% ExemptUnder ConstructionNorth Elm 2523015297100% Exempt4% Housing Tax Credit Under ConstructionArbor Ranch 11100222100% ExemptUnder ConstructionEden Village 1,253174272,519Total Under Construction 45 Denton’s Housing Plan | Page 23 855 260 2,442 425 0 500 1,000 1,500 2,000 2,500 3,000 < 80% AMI Rental Homes < 50% AMI Rental Homes Progress on Toolkit Rental Production Goals Goal Complete Progress on Toolkit Goals The Toolkit set goals for the production of income-qualified housing by the year 2030. These goals were primarily focused on housing for households below 80%and 50% AMI levels. The goals were not solely for City-funded housing initiatives, but for the community overall. As of 2026, the Toolkit goals for rental housing have been met and exceeded. This was primarily accomplished by large multifamily developments funded by the federal low-income housing tax credit program (“LIHTC”) and tax-exempt partnerships with the Denton Housing Authority. However, very little progress has been made on the Toolkit goals for affordable homeownership. As of 2026, the only project under construction is Habitat for Humanity of Denton County’s Habitat Village, which consists of 35 homes in Southeast Denton for Low-Income Homeownership. One reason for the difference between progress on rental and homeownership goals is the difference in tools available. Rental housing is funded at the federal level through the LIHTC program and incentivized at the state level by property tax exemptions under Chapters 303, 392 and 394 of the Local Government Code. Currently, there are no equivalent funding programs for the construction of affordable homeownership opportunities. For more information on the programs that support affordable housing development in Denton, please refer to the “What’s in our toolkit?”section of this document. Note: Here ‘< 50% AMI Rental’ includes those restricted to < 30% AMI as well. 286% Complete 163% Complete 0% Complete 0% Complete 315 105000 500 1,000 1,500 2,000 2,500 3,000 < 80% AMI Ownership Homes < 50% AMI Ownership Homes Progress on Toolkit Ownership Production Goals Goal Complete 46 Denton’s Housing Plan | Page 24 Progress on Toolkit Goals The goals set in the Toolkit were based on the 2021 Needs Assessment, which relied on pre- pandemic data. This demand estimate presumed pre-pandemic rates of growth in Denton county and pre-pandemic housing costs. The housing market in Denton County has seen dramatic change in the six years since the COVID-19 pandemic. 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2 Bed $118,855 $113,853 $118,566 $129,192 $141,604 $155,750 $177,756 $201,382 $218,591 $224,121 $235,493 $268,632 $321,877 $325,915 $324,621 $316,343$307,381 3 Bed $131,167 $126,255 $128,866 $139,217 $149,581 $163,220 $184,027 $205,025 $222,146 $229,456 $239,688 $278,622 $340,886 $340,838 $340,135 $329,953$321,348 4 Bed $181,314 $177,152 $181,450 $194,918 $209,128 $226,534 $248,873 $267,916 $282,890 $289,528 $300,385 $351,551 $430,612 $427,050 $424,986 $413,350$403,355 $0 $50,000 $100,000 $150,000 $200,000 $250,000 $300,000 $350,000 $400,000 $450,000 $500,000 Typical Home Values in Denton 2 Bed 3 Bed 4 Bed COVID-19 Pandemic Furthermore, the goals set in the Toolkit did not factor cost burden into the need assessment model. This means the goals focused on income levels that were largely served naturally by the market, and do not experience high rates of cost burden. Future housing need estimates for the City of Denton should focus on reducing cost burden, and on housing needs that are not generally served by the market. Need estimates should be updated regularly to reflect changes in the market and growth of the City and rightsized to new housing demand of the city overall. Zillow Home Value Index, April 2026,47 Denton’s Housing Plan | Page 25 Progress on Toolkit Strategies 48 Denton’s Housing Plan | Page 26 1.A 1.B 2.A 2.B 2.C 3.A 3.B 3.C 3.D Strategy One: Infill Development Strategy Two: Zoning Incentives Strategy Three: Increase Capacity and Resources Strategy Four: Preservation of Affordability Strategy Five: Increase Access to Information 4.A 4.B 4.C 4.D 4.E 5.A 5.B 5.C Complete Incomplete 2021 Toolkit Strategies As of 2026, nine of the seventeen activities outlined in the Toolkit have been implemented. Many of the activities that have not been completed currently lack an appropriate funding source. Some could be funded by the 2023 Bond funds, while others may not be an appropriate use for one-time bond funding investment. Progress on Toolkit Strategies 49 Denton’s Housing Plan | Page 27 The Toolkit called for a development code amendment to make small homes for infill development easier to build in Denton. These amendments were brought for consideration by the City of Denton Planning Department and approved by City Council in the Missing Middle Amendment on January 13, 2026 (DCA25-001a). However, there is still opportunity to develop guidance and resources to encourage the construction of missing middle homes. Develop Small Home Communities Program 1.A The Toolkit also called for a development code amendment to make Accessory Dwelling Units (ADU’s) easier to build in Denton. These amendments were also approved as part of the Missing Middle amendment (DCA25-001a). However, there is still opportunity to develop guidance and resources to encourage the construction of ADU’s. Develop Accessory Dwelling Unit Program 1.B Strategy One:Infill Development 2 / 2 activities complete Progress on Toolkit Strategies The Missing Middle Amendment made the following changes to the Denton Development Code: Townhomes: • Allowed for smaller lots in mixed-use districts • Removed a maximum units restriction • Adjusted open space requirements Accessory Dwelling Units: • Expanded by-right zones to include all mixed-use districts • Clarified attached ADU’s and side yard ADU’S as allowable • Adjusted maximum allowable size • Removed additional parking requirement 50 Denton’s Housing Plan | Page 28 The Toolkit called for an affordable overlay district offering zoning relief in exchange for affordability in new construction. Rather than create this as an overlay district for only certain parts of the City, Council approved the Affordability Incentive Program housed in Section 2.12 of the Denton Development Code on October 15, 2024 (DCA24-0010a). This program was amended for greater accessibility and to prioritize Affordable for Denton units on April 7, 2026 (DCA26-001a). Staff continue to administer and monitor this program and will bring any identified opportunities for improvement for consideration. Zoning-Based Affordability Incentives 2.A The Toolkit called for tools to reach out to developers and incentivize affordable housing production. Staff has developed an Affordability Incentive hub page on the City’s website and has begun attending Developer town halls and residential Pre-Application Conferences with the Development Services department to better interface with developers and promote affordability incentives. Marketing to Development Community 2.B Staff completed cross-department trainings reviewing toolkit initiatives in 2024. Staff training for Toolkit Initiatives 2.C Strategy Two:Zoning Incentives 3 / 3 activities complete Progress on Toolkit Strategies The Affordability Incentive Program (Section 2.12) offers nine different zoning incentives such as parking reductions, minimum lot size reductions, and height increases. To qualify, a residential development must include units that are Affordable for Denton. 51 Denton’s Housing Plan | Page 29 The City provided a one-time Non-profit Capacity Building Grant in 2023 using American Rescue Plan Funds. Non-profit Capacity Building Grant 3.A The Toolkit called for a package of financing, land options, technical assistance, and streamlined permitting incentives for developers. Funding has not been allocated for financing or land options. However, City Council has approved a Zoning Incentive Program (2.A), created the Denton City Public Facility Corporation to provide a route for property tax exemption, and updated the Resolution of Support Policy for Low-Income Housing Tax Credit applicants. These incentives are designed to be used together, generally sharing a common application process, requirements and eligibility criteria. Affordability Incentive Package 3.B Strategy Three: Increase Capacity & Resources 2 / 4 activities complete The Toolkit called for the creation of a pre-development financing program in the form of a revolving-door loan fund. Although pre- development was provided as part of the non-profit capacity building grant (3.A) a long term loan fund has not been established. Pre-Development Financing Program 3.C The Toolkit called for a special fund within the Homebuyer Assistance Program to serve households with Housing Choice Vouchers in partnership with the Denton Housing Authority and their existing homeownership program. While the Homebuyer Assistance Program has successfully assisted Housing Choice Voucher Holders become homeowners, a set-aside fund has not been created due to the extremely limited funding for the Homebuyer Assistance Program. Housing Choice Voucher Homeownership Program 3.D Progress on Toolkit Strategies 52 Denton’s Housing Plan | Page 30 Strategy Four: Preservation of Affordability The Toolkit called for an incentive program to support the creation of a Community Land Trust (CLT). A Community Land Trust is a nonprofit entity with the purpose of creating and preserving homes for low- income homeownership. Funding has not been allocated for a Community Land Trust. Community Land Trust Incentive Program 4.A The Toolkit called for a program that would fund repairs on rental single-family rental homes in exchange for a commitment to lease that home at an affordable rate for a period of time. On February 21, 2023, the City created a Rental Repair Program which offers funding for essential repairs to single-family rental homes (four or fewer units) in exchange for leasing the home to low-income households at affordable rates (80% AMI) for the next five years. However, this program has seen low utilization. Landlord Rental Maintenance Program 4.B The Toolkit called for the creation of a homeownership program for City employees, potentially in partnership with local universities and extended to the employees of those universities. Funding has not been allocated for an Employee Homeownership Program. Employee Homeownership Program 4.C 1 / 5 activities complete Progress on Toolkit Strategies The Toolkit called for an expansion of the existing Homebuyer Assistance Program, which offers down payment assistance to low- income first-time homebuyers. This program is funded with federal HOME funds, and no further funding has been allocated for an expansion. Down Payment Assistance Program Expansion 4.D The Toolkit called for the establishment of a land bank that would reserve specific properties for affordable housing development. No funding has been allocated for the creation of a land bank. Land Banking4.E 53 Denton’s Housing Plan | Page 31 Progress on Toolkit Strategies The Toolkit called for a program to provide grant funding to a nonprofit providing legal assistance or rental assistance to residents facing eviction. Funding has not been allocated for an Eviction Prevention program. Eviction Prevention & Education Program 5.A The Toolkit called for the creation of an internal use only online mapping tool for the assessment of properties for land banking. This was created, but not utilized as funding was not allocated for land banking. However, staff has maintained the affordable rental map, which offers residents the ability to search all income-qualified rental properties with an interactive map, contact information, and income eligibility information. Interactive Mapping Tool 5.B The Toolkit called for a program with Denton Housing Authority (DHA) to develop an education campaign to market Housing Choice Vouchers to property owners and increase usage in areas of opportunity. This has not been completed, however, DHA reports the cooling rental market has increased voucher acceptance organically. Landlord Education Program 5.C Strategy Five: Increase Access to Information 1 / 3 activities complete Additionally, the City has partnered with local lenders and realtors to offer free ‘First Time Homebuyer 101’ classes on a bi-monthly basis. The class overviews the process of buying a home, as well as different assistance programs that can help homeownership more affordable and attainable for first time homebuyers. 54 Denton’s Housing Plan | Page 32 What’s in our toolkit? 55 Denton’s Housing Plan | Page 33 What’s in our toolkit? The Business of Affordable Housing Affordable Housing development in the United States is a business, much like any other. The ultimate goal is to reduce the cost to live in a home as much as possible, but that can only be accomplished by offsetting costs to construct or manage the housing. Affordability incentive programs target different parts of a business plan to make that balance possible. Below is an example of what that balance might look like for an apartment complex. Programs like the Low-Income Housing Tax Credit (LIHTC) and HOME Investment Partnerships (HOME) programs directly provide funds to construct or rehabilitate housing. This decreases the amount of debt the developer must take on to complete the project, decreasing their mortgage. Zoning Incentive programs like the City’s Section 2.12 program indirectly offset construction costs (offsetting the mortgage) by providing parking reductions, and they increase rental revenue by allowing more homes to be built on a piece of land. There are several tools in Texas to create property tax exemptions. These can be established by Public Housing Authorities, Public Facility Corporations, Housing Finance Corporations, or Community Housing Development Organizations. Some programs impact the household’s housing cost directly. The Housing Choice Voucher program subsidizes a household’s rent, so the home is affordable to the household, but the property owner still receives fair market rent. Homebuyer Assistance Programs operate in a similar way for homebuyers, providing down payment assistance up front as a grant or forgivable loan. Other programs provide maintenance for housing that is already affordable, such as the City’s Minor Home Repair Program. These tools work together to reduce cost burden for residents. Most have a cost associated with them, that governments and taxpayers must account for. 56 Denton’s Housing Plan | Page 34 What’s in our toolkit? Since approving the Toolkit in 2022, the City of Denton has created and optimized several tools to improve housing affordability.Let’s outline some of the key tools the City uses to address housing. Housing Tax Credit Support Policy: The Low-Income Housing Tax Credit (“LIHTC” or “HTC”) Program is the biggest funder of affordable rental homes in the U.S. The HTC Program is funded federally and administered by the states. In Texas, the program is administered by the Texas Department of Community Affairs (TDHCA). The HTC Program provides upfront equity to fund the construction of multifamily affordable housing, up to $20 million dollars per project. The City of Denton does not fund the HTC Program directly, or directly determine who is awarded funding. However, HTC applicants generally need a Resolution of Support (or of No Objection) from their local City Council. The City of Denton has a policy, application process, and scoring matrix for all HTC applicants seeking a resolution from City Council. Through this policy, the City can set local priorities and standards for HTC funded developments built in our community. On December 2, 2025, City Council approved amendments to this policy that prioritized Affordable for Denton units (ID 25-2169). Affordability Incentive Program: The Affordability Incentive Program, located in Section 2.12 of the Denton Development Code, offers nine different zoning incentives for residential developments that commit to leasing or selling some of their homes to low-income households at affordable rates. This program can be used for any new construction residential development, single family or multifamily, big or small, homebuyer or rental. It allows residential developers to access helpful zoning incentives such as reductions to minimum parking requirements or minimum lot sizes in exchange for committing some of their new homes as affordable housing. HOME Investment Partnership Program Funds: The City is a Participating Jurisdiction for the federally funded HOME Investment Partnership Program (HOME). HOME is the largest federal block grant to state and local governments designed exclusively to create affordable housing for low-income households. The City receives an allocation of HOME funds on an annual basis (typically no more than $450,000) to fund affordable housing programs. These funds are awarded through an annual grant process advised by the Community Services Advisory Committee. Property Tax Exemptions: The State of Texas offers several tools to establish property tax exemptions for affordable housing developments. The City can grant property tax exemptions through Denton City Public Facility Corporation (DCPFC), a nonprofit entity operated by the City of Denton. The DCPFC was created in 2024, and in 2025 it adopted a scoring matrix to evaluate the affordability offered by a development in exchange for the tax exemption. Certain nonprofits in Denton can also grant property tax exemptions for affordable housing developments they’re an owner of. Of these nonprofits, Denton Housing Authority is the most active in the tax-exempt development market. 57 Denton’s Housing Plan | Page 35 What’s in our toolkit? Homebuyer Assistance Program: The City uses HOME funds to operate a Homebuyer Assistance Program (HAP) which offers downpayment assistance of up to $50,000 for low-income first-time homebuyers. Due to limited funding, this program typically assists fewer than five households per year and is regularlyout of funds. Minor Home Repair Program: The City uses funds from the federal Community Development Block Grant (CDBG) Program to operate aMinor Home Repair Program which assists low-income homeowners living in the City of Dentoncomplete minor repairs that, if left unattended, would jeopardize the health and safety of occupants.Typical repairs include HVAC repairs, plumbing and roofing repairs, and accessibility improvements. This program has an annual budget of approximately $450,000 and typically serves about 50 householdsin a year that might otherwise have to leave their home. Rental Repair Program: The City’s Rental Repair Program offers funding for essential repairs to single-family rental homes(four or fewer units) in exchange for leasing the home to low-income households at affordable rates (80%AMI) for the next five years. This program was funded at approximately $45,000 and has served four households since its creation in2023. Development Fee Grant Program: The Development Fee Grant Program offers grant funding to nonprofits building affordable housing ornonprofit facilities to help cover development fees. This program was funded at approximately $100,000 and has assisted two projects since its creation in2020. Housing Choice Vouchers: The Denton Housing Authority (DHA) is a municipal housing authority of the City of Denton. DHA operatesas an independent nonprofit, but the City of Denton mayor maintains the authority over boardappointments. DHA operates the local Housing Choice Voucher program, administering 1,435 vouchersacross the city and the surrounding jurisdiction.75% of a public housing authority’s Housing ChoiceVouchers must be issued to extremely low-income households, while the remaindercanbeissuedtovery low-income households. A Housing Choice Voucher is a type of long-term tenant-based rental assistance that ensures ahousehold pays only 30% of their income towards their housing costs, while the housing authority issuesthe remainder of the payment. Housing Choice Vouchers are specifically designed to be utilized on theprivate market according to the household's choice. However, in the state of Texas property ownersmaintain the right not to lease to a voucher holder, which can limit choice for households. There are approximately 6,970 extremely low-income renting households in Denton 1, meaning DHA canissue approximately one voucher for every five extremely low-income households in Denton. DHA also operates a homeownership program, which allows households with a housing choice voucher tospend their voucher on a mortgage payment for the first five years of the mortgage. 1HUD CHAS Data, 2018-2022 ACS 58 Denton’s Housing Plan | Page 36 Supportive Housing Supportive Housing is a type of affordable housing that provides long term cost subsidy and supportive services for households that would otherwise struggle to live independently. Supportive Housing programs are typically for a specific subpopulation, such as people with disabilities or people exiting homelessness. Programs for people with disabilities who are exiting chronic homelessness are described as Permanent Supportive Housing (PSH). A Supportive Housing program can be site-based or scattered-site, meaning the housing can either be provided at one location, or be provided to individuals renting on the private market. Supportive housing is a type of permanent housing,meaning there is no time limit on how long a household can stay in a Supportive Housing program. It is designed to support the long-term health and housing stability of the household, for as long as they need it. Supportive Housing is a program, not a housing type,meaning the barrier to creating more Supportive Housing is not housing stock, but long-term operational funding for rental subsidy and services. Even when the housing provided is owned by a non-profit service provider, revenue is still needed to cover the costs of utilities, insurance, maintenance, and staffing. For this reason, most Supportive Housing programs require a source of ongoing rental subsidy, usually Project Based Vouchers from a Public Housing Authority or grant funding from the federal Continuum of Care program. $21,718 $26,803 $36,403 $46,200 $56,920 $- $10,000 $20,000 $30,000 $40,000 $50,000 $60,000 Average Social Security Disability Income Median Earnings of Disabled Worker Median Earnings of Non-Disabled Worker Supportive Housing Cost Gap Annual Income Income Needed to Afford Median 1-Bedroom Income Needed to Afford Median 2-Bedroom As of June 2026, there are two scattered-site PSH programs funded through the Continuum of Care Program, although their funding may be at risk as HUD shifts funding priorities for the Continuum of Care program towards Transitional Housing. Denton Affordable Housing Corporation (DAHC), a local nonprofit, operates a Section 811 program, which is a Supportive Housing program for people with disabilities. According to the Texas State Affordable Housing Corporation, it is crucial for site-based PSH programs to build all three layers of funding – construction, rent subsidy, and wraparound services, all at the same time in order to be successful. Social Security Administration (May 2026), American Community Survey, S1811, 2024 1 Year, CoStar Realty Data (2026 Q1)59 July 10, 2026 Report No. 2026-042 INFORMAL STAFF REPORT TO MAYOR AND CITY COUNCIL SUBJECT: Homelessness Funding Changes EXECUTIVE SUMMARY: The US Department of Housing and Urban Development (HUD) announced in June changes to homelessness funding nationally, including on HUD’s priorities for new awards. Denton County agencies have collaborated and submitted applications to support continued housing programs for individuals and households experiencing homelessness as well as for new supportive programming. BACKGROUND: On June 1 the US Department of Housing and Urban Development (HUD) released a new Notice of Funding Opportunity (NOFO) for the Continuum of Care (CoC) Program for homelessness solutions. This NOFO seeks to implement the change in policy direction that HUD first indicated they would be seeking in December last year before a federal court ruled that HUD would have to honor the existing awards and re-release following the proper notice and comment procedures. On June 12 Texas Homelessness Network (THN), who leads the Balance of State CoC, which includes Denton County, started their local CoC competition for agencies interested in being part of their application to the national CoC competition. The application period closed on July 7. DISCUSSION: HUD seeks to move homelessness funding away from permanent housing programs, such as rapid rehousing (RRH) and permanent supportive housing (PSH) into transitional housing (TH) and supportive services (SSO). THN notified currently funded PH agencies if they should reapply for their permanent housing programming or if they should seek to transition their programs to a TH program. MHMR Denton County was selected to continue their PSH programming, while other permanent housing programs through Giving Grace, Denton County Friends of the Family, and Christian Community Action were directed to apply to transition their awards to TH. To administer a scattered site TH program, agencies must select either a leasing model where the agency signs a lease on behalf of the client and assumes the risk, or a tenant-based model where the client signs the lease (most like what currently exists under RRH or PSH now). A complication of the tenant- based model is that HUD requires a unit of government (City, County, or Housing Authority) to join the agency’s application as a subrecipient to administer the rental assistance payments. A leasing model creates unfunded risk for agencies administering the programming. 60 July 10, 2026 Report No. 2026-042 All agencies have decided to move forward with their applications. Giving Grace has applied for TH under a leasing model, with City of Denton support to mitigate risk concerns. Lewisville based Christian Community Action has selected to move forward with a tenant-based model with the City of Lewisville joining as their subrecipient. The City of Denton has submitted an application to THN for a Supportive Services Only – Street Outreach grant to establish an internal street outreach team that would be integrated with public safety dispatch, allowing caseworkers to respond to non-emergency calls related to homelessness in lieu of police officers, when there is not a safety or criminal concern. THN will announce the results of the local competition in advance of their collaborative application due to HUD on Aug. 28. Staff will provide a follow-up ISR on the results of the local competition and what it means for homelessness funding in Denton County. STAFF CONTACT: Jesse Kent Director of Community Services jesse.kent@cityofdenton.com REQUESTOR: Staff initiated STAFF TIME TO COMPLETE REPORT: One hour PARTICIPATING DEPARTMENTS: Community Services 61 62 63 Meeting Calendar City of Denton City Hall 215 E. McKinney St. Denton, Texas 76201 www.cityofdenton.com Criteria : Begin Date: 7/13/2026, End Date: 10/16/2026 Date Time Meeting LocationMeeting Body July 2026 7/13/2026 9:00 AM Public Utilities Board Council Work Session Room 7/13/2026 3:00 PM Development Code Review Committee Cancelled 7/13/2026 5:30 PM Historic Landmark Commission Development Service Center 7/13/2026 5:30 PM Library Board South Branch Library 7/14/2026 1:00 PM City Council Council Work Session Room & Council Chambers 7/16/2026 9:00 AM Community Partnership Committee City Council Work Session Room 7/16/2026 3:00 PM Committee on Persons with Disabilities Development Service Center 7/17/2026 9:00 AM Community Partnership Committee City Council Work Session Room 7/17/2026 10:00 AM Community Services Advisory Committee Development Service Center 7/21/2026 2:00 PM City Council Council Work Session Room & Council Chambers 7/22/2026 10:00 AM Economic Development Partnership Board Development Service Center Training Rooms 7/22/2026 12:00 PM Tax Increment Reinvestment Zone Number One Board Cancelled 7/22/2026 1:00 PM Civil Service Commission City Hall East Human Resources Training Room 7/24/2026 9:00 AM Community Partnership Committee Council Work Session Room 7/27/2026 9:00 AM Public Utilities Board Council Work Session Room 7/27/2026 5:30 PM Zoning Board of Adjustment Council Work Session Room 7/27/2026 6:30 PM Zoning Board of Adjustment Council Work Session Room 7/29/2026 10:00 AM Mobility Committee Council Work Session Room August 2026 8/3/2026 6:00 PM Parks, Recreation and Beautification Board Civic Center Community Room Page 1City of Denton Printed on 7/9/2026 64 Date Time Meeting LocationMeeting Body Meeting Calendar continued... 8/4/2026 2:00 PM City Council Council Work Session Room & Council Chambers 8/6/2026 8:00 AM Agenda Committee Council Work Session Room 8/6/2026 8:30 AM Downtown Economic Development Committee Development Service Center 8/6/2026 4:00 PM Public Art Committee Civic Center Community Room 8/8/2026 8:00 AM City Council Council Work Session Room & Council Chambers 8/10/2026 9:00 AM Public Utilities Board Council Work Session Room 8/10/2026 3:00 PM Development Code Review Committee Development Services Center 8/10/2026 5:30 PM Board of Ethics Council Work Session Room 8/10/2026 5:30 PM Historic Landmark Commission Development Service Center 8/10/2026 5:30 PM Library Board Emily Fowler Central Library 8/12/2026 11:00 AM Economic Development Partnership Board Development Service Center 8/12/2026 3:00 PM Airport Advisory Board Airport Terminal Meeting Room 8/12/2026 5:00 PM Planning and Zoning Commission Council Work Session Room & Council Chambers 8/13/2026 3:00 PM Health & Building Standards Commission Development Service Center 8/14/2026 10:00 AM Community Services Advisory Committee Development Service Center 8/18/2026 2:00 PM City Council Council Work Session Room & Council Chambers 8/21/2026 9:00 AM Community Partnership Committee Council Work Session Room 8/24/2026 9:00 AM Public Utilities Board Council Work Session Room 8/24/2026 3:00 PM Development Code Review Committee Development Services Center 8/24/2026 5:30 PM Zoning Board of Adjustment Development Service Center 8/26/2026 10:00 AM Mobility Committee Council Work Session Room 8/26/2026 1:00 PM Civil Service Commission City Hall East Human Resources Training Room 8/26/2026 1:00 PM Sustainability Framework Advisory Committee City Council Work Session Room 8/26/2026 5:00 PM Planning and Zoning Commission Council Work Session Room & Council Chambers Page 2City of Denton Printed on 7/9/2026 65 Date Time Meeting LocationMeeting Body Meeting Calendar continued... September 2026 9/3/2026 8:00 AM Agenda Committee Council Work Session Room 9/3/2026 6:00 PM Denton Police Department Chief of Police Advisory Board Public Safety Training Center 719 E. Hickory Street Denton, Texas 76205 9/9/2026 11:00 AM Economic Development Partnership Board Development Service Center 9/9/2026 3:00 PM Airport Advisory Board Airport Terminal Meeting Room 9/9/2026 5:00 PM Planning and Zoning Commission Council Work Session Room & Council Chambers 9/10/2026 12:00 PM Bond Oversight Committee Council Work Session Room 9/10/2026 3:00 PM Health & Building Standards Commission Development Service Center 9/11/2026 10:00 AM Community Services Advisory Committee Development Service Center 9/14/2026 9:00 AM Public Utilities Board Council Work Session Room 9/14/2026 3:00 PM Development Code Review Committee Development Services Center 9/14/2026 5:30 PM Historic Landmark Commission Development Service Center 9/14/2026 5:30 PM Library Board North Branch Library 9/14/2026 6:00 PM Parks, Recreation and Beautification Board Civic Center Community Room 9/15/2026 2:00 PM City Council Council Work Session Room & Council Chambers 9/17/2026 3:00 PM Committee on Persons with Disabilities Development Service Center 9/18/2026 9:00 AM Community Partnership Committee Council Work Session Room 9/22/2026 2:00 PM City Council Council Work Session Room & Council Chambers 9/23/2026 12:00 PM Tax Increment Reinvestment Zone Number One Board Development Service Center 9/23/2026 12:00 PM Tax Increment Reinvestment Zone Number One Board Development Service Center 9/23/2026 1:00 PM Civil Service Commission City Hall East Human Resources Training Room 9/23/2026 1:00 PM Sustainability Framework Advisory Committee City Council Work Session Room 9/23/2026 5:00 PM Planning and Zoning Commission Council Work Session Room & Council Chambers 9/28/2026 9:00 AM Public Utilities Board Council Work Session Room Page 3City of Denton Printed on 7/9/2026 66 Date Time Meeting LocationMeeting Body Meeting Calendar continued... 9/28/2026 3:00 PM Development Code Review Committee Development Services Center 9/28/2026 5:30 PM Zoning Board of Adjustment Development Service Center 9/30/2026 10:00 AM Mobility Committee Council Work Session Room October 2026 10/1/2026 8:00 AM Agenda Committee Council Work Session Room 10/1/2026 8:30 AM Downtown Economic Development Committee Development Service Center 10/1/2026 4:00 PM Public Art Committee Civic Center Community Room 10/5/2026 9:00 AM Public Utilities Board Council Work Session Room 10/5/2026 6:00 PM Parks, Recreation and Beautification Board Civic Center Community Room 10/7/2026 5:00 PM Planning and Zoning Commission Council Work Session Room & Council Chambers 10/8/2026 3:00 PM Health & Building Standards Commission Development Service Center 10/9/2026 10:00 AM Community Services Advisory Committee Development Service Center 10/12/2026 3:00 PM Development Code Review Committee Development Services Center 10/12/2026 5:30 PM Board of Ethics Council Work Session Room 10/12/2026 5:30 PM Historic Landmark Commission Development Service Center 10/12/2026 5:30 PM Library Board South Branch Library 10/13/2026 2:00 PM City Council Council Work Session Room & Council Chambers 10/14/2026 11:00 AM Economic Development Partnership Board Development Service Center 10/14/2026 3:00 PM Airport Advisory Board Airport Terminal Meeting Room Page 4City of Denton Printed on 7/9/2026 67 Meeting Date Item Legistar ID Departments Involved Type Dry Run Date Estimated Time A. Council Boards and Committees 26-0967 City Secretary's Office City Business 7/7/2026 0:30 B. Budget Update 26-0557 City Manager's Office City Business 7/7/2026 1:00 C. Bond Program Update 26-0968 Capital Projects City Business 7/1/2026 0:45 D. City Manager Recruitment 26-1040 Human Resources City Business 0:30 E. Municipal Judge Recruitment 26-1041 Human Resources City Business 0:30 F. Two Minute Pitch: Developer Disclosure (Stevens), Changes to Ethics Ordinance (Ferrie), Multi-Family Moratorium (Watts) 26-0626 City Manager's Office Council Request 0:25 Closed Meeting Item(s): Legal (if any)City Business 0:30 Total Est. Time: 4:10 Other Major Items for Meeting: A. Economic Development Update 26-0778 Economic Development City Business 7/14/2026 0:30 B. Budget Update 26-0558 City Manager's Office City Business 7/14/2026 1:00 C. Two Minute Pitch:26-0627 City Manager's Office Council Request 0:30 Closed Meeting Item(s): Legal (if any)City Business 0:30 Total Est. Time: 2:30 Other Major Items for Meeting: A. AI Data Center Facility Process 26-1084 DME Council Request 7/21/2026 0:45 B. Citywide Parking Study 26-0698 Development Services City Business 7/21/2026 0:45 C. State Legislative Program 26-0969 City Manager's Office City Business 7/21/2026 1:00 D. City-Wide Overtime Audit 25-2152 Internal Audit City Business 7/21/2026 0:30 E. Two Minute Pitch:26-0628 City Manager's Office Council Request 0:30 Closed Meeting Item(s): Legal (if any)City Business 0:30 Total Est. Time: 4:00 Other Major Items for Meeting: A. Annual Ethics Training 26-0559 Internal Audit City Business 0:30 B. City Manager's Proposed Budget 26-0559 City Manager's Office City Business 7/21/2026 4:00 Closed Meeting Item(s): Legal (if any)City Business 0:30 Total Est. Time: 5:30 Other Major Items for Meeting: A. DCTA Update 26-0970 DCTA City Business 0:30 B. Budget Update 26-0560 City Manager's Office City Business 1:00 C. Audit of Vehicle Management 26-0416 Internal Audit City Business 0:30 D. Annual Audit Plan TBD Internal Audit City Business 0:30 X. Two Minute Pitch:26-0630 City Manager's Office Council Request 0:30 Closed Meeting Item(s): Legal (if any)City Business 0:30 Total Est. Time: 3:30 Other Major Items for Meeting: A. Emergency Response Service TBD DME City Business 0:30 B. Community Forever Village 26-2429 Development Services City Business 0:45 C. Denton Climate Action Plan Update 26-0855 Environmental Services City Business 0:30 D. Boards and Commissions Update 26-0971 City Secretary's Office Council Request 1:00 X. Two Minute Pitch:26-0631 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. TBD City Business 0:00 B.TBD City Business 0:00 C. TBD City Business 0:00 X. Two Minute Pitch:26-0633 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: A. Federal Legislative Update 26-0972 City Manager's Office City Business 0:45 B. Audit of Financial Planning 25-2153 Internal Audit City Business 0:30 C. TBD City Business 0:00 X. Two Minute Pitch:26-0634 City Manager's Office Council Request 0:30 Closed Meeting Item(s): Legal (if any)City Business 0:30 Total Est. Time: 2:15 Other Major Items for Meeting: A. TBD City Business 0:00 B.TBD City Business 0:00 C. TBD City Business 0:00 X. Two Minute Pitch:26-0635 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: A. Council Priority Update (Affordable Housing)TBD City Business 0:00 X. Two Minute Pitch:26-0636 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: X. Two Minute Pitch:26-0637 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: X. Two Minute Pitch:26-0638 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: Affordable Housing Update TBD Community Services City Business Denton Housing Authority 26-1002 Community Services City Business 0:45 Item Date Approved Department Next Step Requestor July 21 Work Session (@2:00 p.m.) Regular Meeting (@ 6:30 p.m.) Approved Council Pitches to be Scheduled July 14 Work Session (@1:00 p.m.) Special Called Meeting (Upon conclusion of the WS) August 8 Budget Workshop @ 8:00 a.m. August 18 Work Session (@2:00 p.m.) Regular Meeting (@ 6:30 p.m.) September 15 Work Session (@2:00 p.m.) Regular Meeting (@ 6:30 p.m.) September 22 Work Session (@2:00 p.m.) Special Called Meeting (Upon conclusion of the WS) October 13 Work Session (@2:00 p.m.) Special Called Meeting (Upon conclusion of the WS) October 27 Work Session (@2:00 p.m.) Special Called Meeting (Upon conclusion of the WS) November 17 Work Session (@2:00 p.m.) Special Called Meeting (Upon conclusion of the WS) December 1 Work Session (@2:00 p.m.) Regular Meeting (@ 6:30 p.m.) December 15 Work Session (@2:00 p.m.) Regular Meeting (@ 6:30 p.m.) Tentative Work Session Topics and Meeting Information Updated: July 10, 2026 August 4 Work Session (@2:00 p.m.) Regular Meeting (@ 6:30 p.m.) Council Priorities and Significant Work Plan Items to be Scheduled *This is for planning purposes only. Dates are subject to change.68 1 Street Closure Report: Upcoming ClosuresSCR Jul 13th - 19thStreet/ IntersectionFromToClosure StartDateClosure EndDateDescriptionDepartmentDepartment Contact Closure Type1 Exported on July 9, 2026 1:36:07 PM CDT69 2 Street Closure Report: Current ClosuresStreet/ IntersectionFromToClosure StartDateClosure EndDateDescriptionDepartmentDepartment Contact Closure Type1Audra LnAudra/NottinghamMockingbird Ln07/13/26 07/24/26 Lacy to fix panels on Audra Lane for the Audra Lane Project (PCM22-0057)Public Works Inspections Stephany TrammellFull Closure2Bernard StHickory StChestnut St02/06/26 07/24/26 Utility installations and pavement replacementEngineeringMegan DavidsonFull Closure3Bolivar St3rdWestway07/06/26 07/13/26 2in Mill and Overlay on Bolivar from 3rd to WestwayStreetsKronenbergerRolling Closure4Bonnie Brae StUniversity Dr (US 380)South of Panhandle St06/29/26 07/13/26 3" Millling of the street with new surface placed.EngineeringTaylor HoltRolling Closure5Bonnie Brae StRiney Rd / Bronco WayElm Street (US77)05/22/26 07/31/26 Contractor to construct the new concrete southbound lanes.EngineeringJesus PerezFull Closure6Bonnie Brae StUniversity Dr (US 380)Elm St (US77)05/11/26 08/03/26 Contractor will continue to demolish and install infrastructure along thewhole length of the project. At times Contractor will need the use of anadditional lane.EngineeringJesus PerezRolling Closure7Carril Al Lago DrAurora LnBonnie Brae St05/25/26 08/03/26 Contractor will be demolishing the street intersection and median to thenew right of way line.EngineeringJesus PerezFull Closure8Carroll BlvdOak StMulberry St07/06/26 07/17/26 Driver Pipeline to use TCP on S. Carroll to pothole locating excavationoperations.Public Works Inspections Zabdiel MotaLane Closure9Coit StPanhandle StCrescent St07/13/26 07/20/26 2 in Mill and overlay on Coit from Panhandle to Crescent, road will beclosed from 7am to 5pmStreetsKevin KronenbergerFull Closure10Dawnlight DrWaterside PlNightfall Dr06/22/26 07/10/26 Mill and overlayStreetsJesus RodriguezRolling Closure11Donna RdElm StEnd11/17/25 07/31/26 Utilities and Pavement replacementEngineeringDante HaleFull Closure12Eagle DrAve CAve A03/17/25 07/31/26 Using it for an entrance due to elevation changes in the jobsite it is theonly way to get into the sitePublic Works Inspections Stephany TrammellLane Closure13Fishtrap Rd5501 Fishtrap Rd (Fishtrap BusinessCenter)Greenleaf Cir06/22/26 07/24/26 Fink Construction extending waterline on Fishtrap for Riviera MobileHome Park.Public Works Inspections Eder TalamantesLane Closure14Hickory Creek RdRiverpass DrWaterside Pl04/27/26 07/31/26 1) Intersection of Riverpass Drive and Hickory Creek Road will bereconstructed. 2) Hickory Creek Road from Riverpass Drive toWaterside Place will be reconstructedOtherTracy BeckFull Closure15Hickory Creek RdRiverpass DrCountry Club Rd (FM 1830) 03/13/23 12/31/26 Bridge InstallationEngineeringTracy BeckFull Closure16Hobson LnFort Worth DrSanta Monica Dr06/22/26 07/10/26 Paving repairs/replacements for Storage 365Public Works Inspections Stephany TrammellFull Closure17Jupiter DrRedstone RdSelene Dr02/02/26 07/31/26 Utilities and Pavement replacementEngineeringDante HaleFull Closure18Mayhill 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 Alexander CervantesRolling Closure19McKinney St800ft West of Spring Tree St Spring Tree St06/29/26 07/10/26 Adding a new asphalt turn lanePublic Works Inspections Eder Talamantes JrLane Closure20Meadow StInman StI-35 Service Rd06/08/26 07/17/26 Road Repair / Base failure repairsStreetsRoy San MiguelLane Closure21Neptune DrRedstone RdSelene Dr11/24/25 07/31/26 Utilities and Pavement replacementEngineeringDante HaleFull Closure22Oak StCarroll BlvdFry St05/08/26 07/31/26 A&D completing restoration for gas workPublic Works Inspections Stephany TrammellRolling Closure23Oak StWelch StAve C05/08/26 07/31/26 A&D completing restoration for gas workPublic Works Inspections Stephany TrammellRolling Closure24Paisley StPace DrOak Valley01/05/26 07/17/26 awaiting asphalt restorationsPublic Works Inspections Ryan DonaldsonLane Closure25Pershing DrAtlas DrStuart Rd05/08/25 07/31/26 Utilities and Pavement replacementEngineeringDante HaleFull Closure26Quail Creek DrStockbridge RdBerry Down Ln05/04/26 07/20/26 Replacing water linesPrivate Development PublicWorks InspectionsAlexander CervantesFull Closure27Redstone RdHercules LnNeptune Dr05/05/25 10/31/26 Utilities and Pavement replacementEngineeringDante HaleFull Closure28Riney RdDiscovery BlvdElm St (US77)06/08/26 08/03/26 Contractor to install storm drain laterals needed to increase the width ofRiney Road. Contractor will also demolish the concrete street sectionadjacent to US77 in order to construct the street as per plan.EngineeringJesus PerezFull Closure29Riverchase TrlCreekdale DrWaterside Pl06/22/26 07/10/26 Mill and overlayStreetsJesus RodriguezRolling Closure30Riverpass DrHickory Creek RdRiverchase Trl04/27/26 07/31/26 Full Closure of Riverpass between RIverchase Trail and Hickory CreekRoad and Hickory Creek Road at Riverpass.OtherTracy BeckFull Closure31Royal Acres DrHercules LnSherman Dr02/16/26 07/31/26 Utilities and Pavement replacementEngineeringDante HaleFull Closure32Russell Newman BlvdLoop 288 NMayhill Rd N07/08/26 07/17/26 3" Mill and OverlayEngineeringTaylor HoltRolling Closure33Stockbridge DrHudsonwood DrQuail Creek Dr03/30/26 07/24/26 Contractor replacing water lines for Providence Place ProjectPrivate Development PublicWorks InspectionsAlexander Cervantes34Stuart RdSun Valley DrImperial Dr05/15/26 07/17/26 Utility WorkPublic Works Inspections Armando BeltranLane Closure35Stuart RdHercules LnNorth Loop 28805/11/26 07/24/26 SPS to use TCP on Stuard Road for their relocation of their gas main. Public Works Inspections Zabdiel MotaLane Closure36Swisher RdEdwards RdSwisher Rd (4312)06/23/26 07/09/26 Small base failure starting at Edwards and ending at 4312 Swisher StreetsMarlon HarrisonLane Closure37Teasley Ln & Shady Oaks Dr I-35 Frontage RoadColorado Blvd07/13/26 07/31/26 3" Mill & OverlayEngineeringTaylor HoltRolling Closure38Waterside PlRiverchase TrlHickory Creek Rd06/22/26 07/10/26 Mill and overlayStreetsJesus RodriguezRolling Closure39Windsor DrBonnie Brae StWestgate Dr03/26/26 07/17/26 Water Tap and Tie in. Closure will be active from 9am-3pmPublic Works Inspections Armando BeltranLane Closure40Windsor DrNorthwayParkside Dr04/22/26 08/03/26 The Contractor will be demolishing the asphalt roadway that form the (2)west bound lanes West of the Windsor/Bonnie Brae intersection.EngineeringJesus PerezLane Closure41Yellowstone PlImperial DrSun Valley Dr05/15/26 07/17/26 Utility WorkPublic Works Inspections Armando BeltranLane Closure Exported on July 9, 2026 1:36:20 PM CDT70 3 Street Closure Report: Completed ClosuresStreet/ IntersectionFromToClosure StartDateClosure EndDateDescriptionDepartmentDepartment Contact Closure Type1Apollo DrRedstone RdSelene Dr07/24/25 06/12/26 Utility installations andpavement replacement.EngineeringScott FettigFull Closure2Buckingham DrHercules LnSherman Dr11/17/25 07/03/26 Utilities and PavementreplacementEngineeringDante HaleFull Closure3Hickory StLocust StAustin St06/08/26 06/09/26 Repair work on Wells FargoSignPublic Works InspectionsOtherRyan DromgooleFull Closure4Malone StCongress StEgan St06/01/26 06/12/26 Road Repair / Mill and overlay StreetsMarlon HarrisonLane Closure5McKinney StNorth Cedar StOakland St05/21/26 06/22/26 Water to replace valve at theintersection of North Locust andMcKinney Street.Public Works Inspections Zabdiel MotaLane Closure6Montecito DrSwan Park DrSettlement Dr04/27/26 06/12/26 Concrete panel replacement StreetsJordan PorterLane Closure7Mulberry StCarroll BlvdLocust St04/08/26 06/19/26 Contractor extending waterlineon Mulberry.Public Works Inspections Stephany TrammellFull Closure8Scripture StJagoe StPonder St03/04/25 07/03/26 Utility installations andpavement replacement.EngineeringScott FettigFull Closure9Sunset St ECarroll BlvdBolivar St07/07/25 06/30/26 Utility installations andpavement replacement.EngineeringScott FettigFull Closure10Vintage BlvdIH 35w service RdProvence Dr04/20/26 06/30/26 To install Deacceleration Laneand Modifying the medianPublic Works Inspections JDLane Closure11Wainwright StHighland StBell Ave06/15/26 06/19/26 Mill and OverlayStreetsJesus RodriguezFull Closure12Wellington DrSherman DrHercules Ln02/16/26 06/26/26 Utilities and PavementreplacementEngineeringDante HaleFull Closure13Willowwood StHighland Park RdWisteria St06/01/26 06/12/26 Road street repairStreetsMarlon HarrisonFull Closure14Willowwood StHighland Park RdWisteria St06/22/26 06/22/26 Road street repairStreetsMarlon HarrisonLane Closure15Windsor Dr WWindsor Dr W (721)Windsor Dr W (709)06/02/26 06/19/26 Roadway base failure repair StreetsJesus RodriguezLane Closure Exported on July 9, 2026 1:36:32 PM CDT71