Planned Development 5.24.21
Development Services
401 N Elm St., Denton, TX 76201 (940) 349-8541
Updated 11/14/19 Planning Development Checklist 1
Planned Development (PD) Checklist
Planned Development applications shall be submitted in accordance with Denton Development
Code 2.7.3.
All documents shall bear appropriate seals, stamps, or other validations/certifications of work as
applicable in accordance with State law and local requirements.
Items to be submitted:
Applicant
☐ 1.1 Copy of Deed(s) or Owner Authorization Letter
☐ 1.2 Associated Fee(s): as listed on the Development Review Fee Schedule.
☐ 1.3 Legal Description: Provide in Word format and include either: 1) a subdivision
reference or 2) a metes and bounds description of the property prepared and
sealed by a registered land surveyor.
☐ 1.4 Tax Certificate: Provide most recent tax certificate for property.
☐ 1.5 Parcel Map clearly indicating the location and boundaries of the property
☐ 1.6 Acknowledgment of sign to be posted on the property 10 days prior to the public
hearing
☐ 1.7 PD Documents in PDF and Word format(s) (See below for contents). All
documents, except where indicated otherwise, are required to be PDF files.
☐ 1.8 PD Document Materials Required: All PD documents except the Project
Narrative should be referenced as an exhibit, labeled alphabetically and
referenced within the appropriate section of the Project Narrative by their
alphabetical label.
Applicant
☐ 2.1 Project Narrative: Written proposal explaining the Planned Development request
in detail, including the purpose of the PD request and an explanation detailing how
the proposal meets the General Criteria for approval in DDC Section 2.4.5E and
the Specific Criteria for approval in DDC Section. See Project Narrative
Template below.
☐ 2.2 Zoning Plan - should include:
☐ 2.2.1 Map legend, north arrow, scale
☐ 2.2.2 Dark line encompassing total area proposed for rezoning to Planned
Development
Development Services
401 N Elm St., Denton, TX 76201 (940) 349-8541
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☐ 2.2.3 If multiple zoning districts are being rezoned into PD, provide chart
identifying the total acreage of each proposed zoning district that is
contained within the proposed PD boundary.
☐ 2.2.4 For Subject Propert(ies): Label each property in the proposed PD
with the proposed base zoning (show boundary lines if multiple
districts or designations are included in one property).
☐ 2.2.5 Legal description for each base zoning district, submitted in a Word
format.
☐ 2.2.6 For all adjoining properties: Label each property with the following:
land use and current zoning.
PD Development Standards
☐ 3.1 Text of the development regulations that will apply to the proposed PD. Be sure
to carefully consider all relevant regulations pertaining to the various land use
requirement, and if necessary address them. Standards may contain at a minimum
the following for each zoning area within the PD
☐ 3.1.1 Purpose statement for the proposed PD
☐ 3.1.2 Dimensional standards (setbacks, lot sizes, building coverage and
height)
☐ 3.1.3 Minimum landscape area, open space, and tree canopy coverage
☐ 3.1.4 Maximum permitted dwelling units (per type of units permitted)
☐ 3.1.5 Maximum permitted floor area of each commercial, industrial, and
institutional use
☐ 3.1.6 Permitted and Prohibited uses
☐ 3.1.7 Use-specific standards for each permitted use
☐ 3.1.8 Site design requirements, including: parking; architectural design
standards; access and circulation; fencing, screening, and buffering
standards; lighting standards; sign standards; etc.
The development standards document should specify which sections of the DDC
are intended to be followed and list any deviated or alternative standards for the PD
and the wording of each corresponding substitution as proposed (See example chart
below). Note: The PD shall not be allowed to deviate from Subchapter 6: Gas Well
Drilling and Production, Section 7.4: Environmentally Sensitive Areas, or Section
7.7.4: Tree Preservation.
☐ 3.2 If different deviated or alternative standards will be applied to different
Development Plan Areas within the PD, list proposed standards for all areas
separately, label each list of standards, and comparably label the corresponding
Development Services
401 N Elm St., Denton, TX 76201 (940) 349-8541
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lots/tracts/areas on the Development Plan.
☐ 3.3 Provide justification for and/or need for alternative standards.
☐ 3.4 Add a note that where modifications are not expressly authorized, all
requirements of the Denton Development Code, as amended, must be met.
Deviations/Alternatives
Current Regulations Proposed Regulations Justification/Need
Development Services
401 N Elm St., Denton, TX 76201 (940) 349-8541
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☐ 4.1 Development Plan: The Development Plan shall be incorporated as a
component part of the PD district regulations. If the Development Plan appears
too cluttered or difficult to read due to size or amount of information, separate
Development Plan sheets may be required to indicate a clearer vision of the
proposed PD. The Development Plan shall include the following:
☐ 4.1.1 Site Plan
☐ 4.1.1.1 North arrow
☐ 4.1.1.2 Map legend and scale (scale shall be no smaller than
1 inch = 60 feet)
☐ 4.1.1.3 Proposed location of different Development Plan
Areas, with different proposed uses and/or
alternative standards, designated according to the
corresponding labeled lists in the Planned
Development Standards, and labeled with
acreage/square footage.
☐ 4.1.1.4 Development phasing boundaries
☐ 4.1.1.5 Existing physical features of the site
☐ 4.1.1.6 Location of existing and proposed public features
☐ 4.1.1.7 Lot lines (existing and proposed)
☐ 4.1.1.8 Preliminary lot arrangements
☐ 4.1.1.9 Easements (existing and proposed), labeled and
dimensioned, within and adjoining subject property.
☐ 4.1.1.10 Site Data Table
☐ 4.1.1.11 Location and width of public streets and private
drives (planned and existing) within and adjoining
subject property. Include pavement widths, median
openings, turn lanes, and driveways
☐ 4.1.1.12 Vehicular and pedestrian access to all contiguous
properties and right-of-way
☐ 4.1.1.13 Site access streets, labeled with distance to nearest
intersection
☐ 4.1.1.14 Lot lines (existing and proposed)
☐ 4.1.1.15 Preliminary lot arrangements
☐ 4.1.1.15 Proposed residential densities and dwelling unit
count by use type
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401 N Elm St., Denton, TX 76201 (940) 349-8541
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☐ 4.1.1.16 Gross leasable area of non-residential uses
☐ 4.1.1.17 Proposed fencing/screening
☐ 4.1.1.18 Building locations, labeled with height and square
footage
☐ 4.1.1.19 Location and dimension of proposed walkways,
sidewalks, retaining walls, loading areas and ramps,
signs, any subsurface improvements (excluding
utilities), and landscape areas
☐ 4.1.1.20 Parking areas with spaces depicted and dimensioned.
Label number of space per parking area, ADA
accessible parking locations, and access routes.
Show and dimension proposed queuing lanes and
drive aisles.
☐ 4.1.1.21 Bicycle facilities
☐ 4.1.1.22 Fire Lanes, dimensioned, and location of fire
hydrants
☐ 4.1.1.23 FEMA 100-year floodplain areas or note stating “no
100-year floodplain exists on the property”
☐ 4.1.1.24 Environmentally Sensitive Areas (if any)
☐ 4.1.1.24 Solid Waste – dumpster location, dimensioned
approach (minimum 50 feet), and screening (height
and material)
☐ 4.1.2 Landscape/Open Space Plan: Differentiate between proposed
landscaping and open space meeting the standards of DDC Section
7.10.4.C. Should include the following:
☐ 4.1.2.1 Depict and dimension landscape areas
☐ 4.1.2.2 Depict and dimension open space areas
☐ 4.1.2.3 Depict existing trees to remain and new trees to be
planted
☐ 4.1.2.4 Identify individual tree symbols and a legend on plan
☐ 4.1.2.5 “Landscape Summary Table” to indicate species,
quantity, and size of plantings, as well as percentages
of Landscape and Open Space area provided (see
example below).
Development Services
401 N Elm St., Denton, TX 76201 (940) 349-8541
Updated 11/14/19 Planning Development Checklist 6
☐ 4.1.3 Amenities Plan: Provide specific and detailed information
regarding each proposed amenity, including the location, materials,
etc. Amenities should be prominent and easily accessible to the
entire development. Examples include, but are not limited to, the
following:
☐ 4.1.3.1 Unified theme and enhanced site elements, such as
lighting and street furniture
☐ 4.1.3.2 Recreation: Active (sport courts, playgrounds, etc.)
or Passive (gazebo, fountain, etc.)
☐ 4.1.3.3 Enhanced signage
☐ 4.1.3.4 Enhanced fencing
☐ 4.1.3.5 Multi-purpose trail (include width, distance,
location)
☐ 4.1.3.6 Community center or clubhouse
☐ 4.1.3.7 Preservation of natural features
☐ 4.1.3.8 Heavily wooded common area
☐ 4.1.3.9 Picnic areas
Landscape Summary Table
Type DBH Quantity Location
Street Trees
Ornamental
Trees
Shrubs
Buffer
Percentages of Total Property Area
Landscape %
Open Space %
Development Services
401 N Elm St., Denton, TX 76201 (940) 349-8541
Updated 11/14/19 Planning Development Checklist 7
☐ 4.1.3.10 Pedestrian seating areas
☐ 4.1.4 Building Elevations: Proposed north, south, east, and west building
elevations, with dimensions, for each building style proposed for the
development.
☐ 4.1.5 Phasing Plan: If applicable, provide Development Phasing Plan
which depicts proposed phases of development, including depiction
of areas, residential and non-residential land uses, building sites,
infrastructure (public and private), landscaping/open space, and
other improvements to be developed in independent phases, and
which identifies the general sequence and timing of the phases.
Additional Documentation (required unless waived by Planning Director):
☐ 5.1 Tree Survey and Preservation Plan: May be required by Project Manager if
determined to be relevant to PD request. Must be prepared by or under the
supervision of an ISA certified or ASCA registered arborist, a SAF certified
forester, botanist, professional land surveyor that has documented completion of at
least eight hours of training in Texas tree identification, or a registered landscape
architect. Will be included in final Development Plan document.
☐ 6.1 Trip Generation Analysis: Should be prepared based on either: 1) the proposed
use or 2) on the most intense use possible in the requested new zoning district.
Should be prepared by a licensed Civil Engineer using the most recent Institute of
Transportation Engineers (ITE) manual. Results must include the peak hour and
twenty-four (24) hour trip generation data.
☐ 6.1 Traffic Impact Analysis: If the traffic generation analysis shows that the site will
produce 1,000 or more trips in a day, or 100 or more trips in an hour, or if Planning
staff identifies that the proposed project has the potential to have significant specific
negative offsite traffic impacts, a Transportation Impact Analysis (TIA) will be
required to be submitted and approved prior to scheduling the PD for a public
hearing.
☐ 7.1 Fiscal Impact Analysis: Should provide a simplified analysis of the net financial
impacts the development would impose on the City of Denton to provide and
maintain city services, including but not limited to: schools, parks, public
infrastructure, and emergency services. At a minimum, the analysis should compare
anticipated tax revenues against operating costs to serve the proposed development
over a period of 5 – 10 years.
Development Services
401 N Elm St., Denton, TX 76201 (940) 349-8541
Updated 11/14/19 Planning Development Checklist 8
Project Narrative Guidelines:
The purpose of the narrative statement is to provide information on the effects that the proposed
development or land use will have on the existing area. The project narrative assists staff with the
analysis necessary to address concerns regarding compatibility with adjacent land uses and
adequate public facilities. The following is to be used as a guide in drafting the project’s narrative
statement:
Section 1: Introduction
☐ 8.1 Description of the Subject Property: Briefly describe the current area – vacant,
existing structures, landforms, surrounding area, major thoroughfares, adjacent
streets, etc.
☐ 8.2 Description of Proposed Development: Describe the proposed development –
general activity (residential, professional offices, commercial, industrial and
specific activities as to retail stores, restaurant, medical offices, pipe manufacturer,
etc.)
☐ 8.3 Describe the Area: Describe the area of land in acreage by way of a survey, site
plan, and/or legal description.
☐ 8.4 Purpose Statement: A statement as to the purpose and intent of the PD district
established therein.
☐ 8.5 General & Specific Approval Criteria: Provide a written statement or
explanation of how the proposed PD meets the General Criteria for approval in
DDC Section 2.4.5E (see DDC), as well as the specific PD approval criteria
pursuant to 2.7.3.D of the DDC (as follows):
a. Complies with the goals of the Comprehensive Plan, including the Future Land
Use element;
b. Complies with the 2019 DDC, except where modifications are expressly
authorized through the PD zoning document, the PD development standards
document, and in the PD development plan map;
c. Provides a greater level of building design quality, community amenities, and
connectivity than would be required if the project were not being developed in
a PD district;
d. For residential PDs, that the development will promote compatible buildings
and uses and that it will be compatible with the character of the surrounding
area;
e. For commercial, industrial, institutional, recreational and other non-residential
uses or mixes uses, that such development will be appropriate in area, location,
and overall planning for the purpose intended; and
Development Services
401 N Elm St., Denton, TX 76201 (940) 349-8541
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f. The provisions for public facilities such as schools, fire protection, law
enforcement, water, wastewater, streets, public services and parks are adequate
to serve the anticipated population within the PD district.
Section 2: Zoning and Land Use:
☐ 9.1 Describe the proposed base zoning district(s) and provide the acreages for those
areas. Use zoning districts from the 2019 DDC and refer to locations on the
Development Plan.
☐ 9.2 If multiple Development Plan Areas with different base zoning districts and/or
different permitted uses and/or alternative standards are proposed, describe the
boundaries of those Development Plan Areas. Provide the acreages for those areas.
Generally describe the location of the various areas.
☐ 9.3 Describe the different specific permitted, conditional, and accessory uses and/or
alternative standards that are proposed within each Development Plan Area (if
proposed), designated according to the corresponding labeled lists in the Planned
Development Standards.
☐ 9.4 Describe the general standards applicable to development within the district,
referencing base zoning districts as needed, including but not limited to: density,
lot area, lot width, lot depth, yard depths and widths, building height, building
elevations, coverage, parking, access, accessory buildings, signs, lighting, project
phasing or scheduling, management associations, and such other requirements as
the City Council may deem necessary in order to implement the Comprehensive
Plan, and the purposes of the PD District.
☐ 9.5 Provide a land use summary table (see example below) outlining the percent of use
in each Development Plan Area. Include detention and major thoroughfares as
separate items. Discuss possible variations from percentages in table and amount
of variance requested, if any.
Land Use Summary Table
Use Acres Percentage of Total
Acres
Development Plan
Area #
Single Family
Multiple Family
Parkland to be
Dedicated to the City
Common
Spaces/Trails/Recreation
Development Services
401 N Elm St., Denton, TX 76201 (940) 349-8541
Updated 11/14/19 Planning Development Checklist 10
to be Maintained by
HOA
Internal
Streets/Vehicular
Circulation
Detention
Public Streets/ROW
☐ 9.6 For residential uses, provide lot areas, lot widths, and number of lots for each
designated separate Development Plan Area (see below)
Development Plan
Area #
Lot Area Lot Width Number of Lots
☐ 9.7 For residential (single or multi-family) uses, provide density by individual
Development Plan Area(s), overall for residential land within the PD, and for the
PD as a whole. Discuss any possible variation as development may occur.
Section 3: Proposed Dedications of Land or Public Improvements
Section 4: Phasing Schedule
☐ 10.1 Where applicable, setting forth the dates for submittal of site development plans
and the timing of performance by the developer for dedications of land or public
improvements and satisfaction of any conditions in relation to the phasing of
development. Reference the Phasing Plan exhibit.