1999-439FILE REFERENCE FORM 99-439
X Additional File Exists
Additional File Contains Records Not Public, According to the Public Records Act
Other
FILE(S) Date Initials
Mobili Plan Amendment - Ordinance No. 2001-036 01/16/01 JR
Pedestrian&Bic cle Com onent-Mobili Plan-Ordinance No. 2001-147 04/03/01 JR
Land Use Plan Amendment - Ordinance No. 2002-021 01/08/02 JR
Mobili Plan Amendment - Ordinance No. 2002-022 01/08/02 JR
Land Use Plan Amendment - Ordinance No. 2002-144 05/14/02 JR
Land Use Plan Amendment - Ordinance No. 2002-197 06/18/02 JR
Land Use Plan Amendment - Ordinance No. 2002-258 08/20/02 JR
Land Use Plan Amendment - Ordinance No. 2002-411 12/10/02 JR
Land Use Plan Amendment - Ordinance No. 2003-010 01/07/03 JR
Land Use Plan Amendment - Ordinance No. 2003-345 10/21/03 JR
Mobili Plan Amendment - Ordinance No. 2004-034 02/03/04 JR
Mobili Plan Amendment - Ordinance No. 2004-061 03/02/04 JR
Land Use Plan Amendment - Ordinance No. 2004-124 04/20/04 JR
Mobili Plan Amendment - Ordinance No. 2004-348 11/02/04 JR
Land Use Plan Amendment - Ordinance No. 2004-349 11/02/04 JR
Land Use Plan Amendment - Ordinance No. 2004-351 11/02/04 JR
O en S ace Conce t Plan - Ordinance No. 2005-319 10/18/05 JR
Land Use Plan Amendment - Ordinance No. 2006-123 05/02/06 JR
Mobili Plan Amendment - Ordinance No. 2006-249 09/12/06 JR
Land Use Plan Amendment - Ordinance No. 2006-250 09/12/06 JR
Mobili Plan Amendment - Ordinance No. 2006-345 12/12/06 JR
Mobili Plan Amendment - Ordinance No. 2007-047 02/20/07 JR
FILE REFERENCE FORM 99-439
Land Use Plan Amendment - Ordinance No. 2007-067 03/27/07 JR
Land Use Plan Amendment - Ordinance No. 2007-069 03/27/07 JR
Land Use Plan Amendment - Ordinance No. 2007-109 05/15/07 JR
Land Use Plan Amendment - Ordinance No. 2009-015 01/06/09 JR
Mobili Plan Amendment - Ordinance No. 2011-117 07/19/11 JR
Amendment to Pedestrian & Bicycle Linkage Component of Mobility
Plan - Ordinance No. 2012-046 02/21/12 JR
Land Use Plan Amendment - Ordinance No. 2012-249 09/18/12 JR
Mobili Plan Amendment - Ordinance No. 2016-012 01/05/16 JR
AN ORDINANCE OF THE CITY OF DENTON, TEXAS ADOPTING COMPREHENSIVE
PLAN AS AN OFFICIAL POLICY DOCUMENT INTENDED TO GUIDE FUTURE
COMMUNITY GROWTH AND DEVELOPMENT DECISION-MAKING AS AUTHORIZED
BY CHAPTER 219 OF THE TEXAS LOCAL GOVERNMENT CODE AND THE CHARTER
OF THE CITY OF DENTON; PROVIDING FOR REPEAL OF ALL ORDINANCES IN
CONFLICT HEREWITH; PROVIDING A SEVERABILITY CLAUSE; PROVIDING A
SAVINGS CLAUSE; AND PROVIDING AN EFFECTIVE DATE.
WHEREAS, the City Council of the City of Denton initiated the Denton Plan process in
July 1997; and
WHEREAS, the City Council adopted a Community Vision Statement and Planning
Policies on April 7, 1998; and
WHEREAS, the City Council adopted a Growth Management Plan and Strategy on
January 19, 1999; and
WHEREAS, the City Council has determined that a Comprehensive Plan is necessary to
guide future decision-making related to growth and development of the Denton community; and
WHEREAS, Chapter 219 of the Texas Local Government Code authorizes Texas
mtmicipalities to create and adopt comprehensive plans; and
WHEREAS, the powers granted under Chapter 219 are for the purpose of promoting
sound development of municipalities and promoting public health, safety, and welfare; and
WHEREAS, the City Council of the City of Denton may adopt a comprehensive plan for
the long-range development of the City, and may define the content and design of a
comprehensive plan; and
WHEREAS, a comprehensive plan may include but is not limited to provisions on land
use, transportation, and public facilities, may consist of a single plan or a coordinated set of plans
organized by subject and geographic area, and may be used to coordinate and guide the
establishment of development regulations; and
WHEREAS, the City of Denton may define, in its charter or by ordinance, the
relationship between a comprehensive plan and development regulations and may provide
standards for determining the consistency required between a plan and development regulations;
and
WHEREAS, a comprehensive plan may be adopted or amended by ordinance following a
heating at which the public is given the opportunity to give testimony and present written
evidence and, if one exists, review by the municipality's planning commission or department;
and the City of Denton may establish, in its charter or by ordinance, procedures for adopting and
amending a comprehensive plan; and
WHEREAS, the comprehensive plan does not limit the ability of the City of Denton to
prepare other plans, policies, or strategies as required; and
WHEREAS, a map of a comprehensive plan illustrating future land use contains the
following clearly visible statement: "A comprehensive plan shall not constitute zoning
regulations or establish zoning district boundaries;" and
WHEREAS, the City of Denton conducted more than twenty-five public meetings and
public heatings devoted to public review, comment, and revision of the draft comprehensive
plan; and
WHEREAS, the City of Denton Planning and Zoning Commission conducted three
public heatings to hear citizen comments regarding the City of Denton Comprehensive Plan, and
on October 12, 1999 declined to make a recommendation regarding the Comprehensive Plan to
the City Council; and
WHEREAS, prior to the adoption of the comprehensive plan, the City of Denton City
Council conducted three public heatings and heard citizen comments and gave the public the
oppommity to give testimony and present written evidence regarding the City of Denton
Comprehensive Plan, and conducted several work sessions to review and revise the
Comprehensive Plan, and it is the intent of the City Council to adopt the Comprehensive Plan;
NOW, THEREFORE,
THE CITY COUNCIL OF THE CITY OF DENTON HEREBY ORDAINS:
SECTION 1. That the findings set forth in the preambles to this ordinance are tree and
correct and are hereby adopted.
SECTION 2. The Denton Comprehensive Plan 1999-2020, attached hereto as Exhibit A,
is hereby adopted as the comprehensive land use and land development plan to be used as a
guide for planning and land use decisions in the manner and for the purposes stated therein until
such time as it is repealed or hereafter amended. It is the intent of the City Council to implement
the land use and growth management policies of the comprehensive plan through the adoption of
consistent zoning and development regulations and to promulgate standards by which
development decisions can be reviewed for consistency with such policies.
SECTION 3. The Community Vision and Planning Policies adopted by City Council on
April 7, 1998, and Growth Management Plan and Strategy adopted by City Council on January
19, 1999, are hereby incorporated and adopted as part of the comprehensive plan, and are no
longer recognized as separate adopted planning documents of the City of Denton. In the event of
any conflict between these documents, the Denton Comprehensive Plan shall control.
Page 2 of 3
SECTION 4. The Denton Comprehensive Plan may be amended by ordinance by the
City Council, upon prior receipt of an advisory recommendation from the City of Denton
Planning & Zoning Commission. A minimum of one public heating must be held by the
Planning & Zoning Commission and City Council before taking action on proposed
amendments. The City of Denton City Council may further define by ordinance the conditions
under which proposed amendments to the Comprehensive Plan will be evaluated and considered.
SECTION 5. That this ordinance shall repeal the Denton Development Guide and the
1988 Denton Development Plan, and these documents are hereby replaced and superceded by the
attached Denton Comprehensive Plan. In addition, this ordinance shall repeal every prior
ordinance in conflict herewith, but only insofar as the portion of such prior ordinance shall be in
conflict; and as to all other sections of the ordinance not in direct conflict herewith, this
ordinance shall be and is hereby made cumulative except as to such prior ordinances or portions
thereof as are expressly repealed hereby.
SECTION 6. That if any provision of this ordinance or application thereof to any person
or circumstance is held invalid by any court, such holding shall not affect the validity of the
remaining portions of this ordinance, and the City Council of the City of Denton, Texas, hereby
declares that it would have enacted the remaining portions despite any such validity.
SECTION 7. That this ordinance shall become effective immediately upon its passage
and approval.
PASSED AND APPROVED this the day of ,
/qqq
ATTEST:
JENNIFER WALTERS, CITY SECRETARY
APPROVED AS TO LEGAL FORM:
HERBERT L. PROUTY, CITY ATTORNEY
Page 3 of 3
l~hank yo~.~ to t~e followin9 people for their participation in The Denton Plan process:
Mike ^]exa~der~Steve Ambuehl-~ Margaret Ambuehl-kBrenda Appleton~rAnge Ayala*Carolyn Bacon*
Barnett~R~ssell Bates~Jack Bell~rShelly Bell~Beneva Berg~Dale Branum~Sidney Braswell*Ed Bright. R.M. B
(~.W. Brow~l-kb~ancy Brown.Brian Burke~Chuck Carpenter-~-Jan Carrin§ton~{iarland Cates~'Bobbie Cates-~
Cauduro'~'Bi]i Ciairborne~Jesse Coffey~-Jane Cole-~Elsie Cole-kCyndi Coley~rJohn Curry~rLealand Dean~Judy
Don Dilla~rd.~arcm Dumas~rR.B. Escue-kD'Lynn Ewing~Suan Fagan~Joel Fowler~Charlotte Fowler~rE
Fulton~Joyce Gaorge~Vera 6ershner-kCaroll Goen, Jr.-kKen Gold. Fred 6osseR*Monty Harrup-~Bene Hartman*
Ha~te~Jim Ha~¢h~Floyd Hawkins~Jim Heath~Vicki Holt-kFaye Hughes~rSharon Humpert*Dale Irwin'~'Cha~
lrwin~kWiletta Kelling~$herri Kemp-kBetsy Kensinger'~Kent Key~Vince King-kBecky King'k.
Klein~Ke~Koel!n*G~etche] Koelln*Donzie Lilly, P.E.~rJim Mabrey~Mildred Marsh*Frank IVlartino. Er!e t
~Luriene t4ayo ~Wiiliam ~,IcM~rty-kAl IVlcNatt *Darlene McNatt-~Marcia Merdtt~-Arthur Mille~rDorothy Minter~r D
MJtchell~i~like bqzell~t4arvin Morgant~rt4ark Morris~Alan Nelson~Kent Noell-~Oleta North~-Arthur Oken-~
Or~'~kHa~r), Pt~illig~ J~ ~Jim Poirot~rPeggy Poirot-~Janay Pollock-~Tom Rayner~Aprit San Miguelt~Nathan Sarvis*
$chneidel'~clo~:~ Scott~rLaura 5hoemaker~Barbara Smartt~Jerry Smith*Ed Soph*Carol Soph*Kath~
~prayberry~Lyle Spr~inger~Wm. B. Stephens~Richard Stewart-~Bi]l Stoneburner-~Randy Stout~rDor
Thefford~Su~tn Thomas~Dan Tomlin~rJohn Tompkins*A.L. Torres~Bettye T~llos*lVlary Tunnell*K
T~rnbow~'Rotar~d VelaJdoye Williams~John Williamson~Jean Williamson'~Bill Williamson*Robin Wilson*L
Zachary~Brya~: Woods*Lois Wood~Robert Donnelly~rCada Marion~Mike Long-~Ed Wolski~Alex Martinez~r
Kinfi~Pe~er ~iooti~ E. Sanders'~Tom Edmundson~Elizabeth McMath~rRoss Melton, Jr~-~John Cooper~rl~
Scott'~(~re9 Hedge~ Kay Adamson~Peggy Longworth~Julie Parks~rLinda Clark~Lisa Creecy* Donna Taylor*~
Warren~[)eni~e Leag~e~Pat Sherman~J~anita Diamond~Jan Stringer~rCoy Roltins-kAlexandra C~arcia~
Pinnetl*Ca~rie Pinneli~Marla Fullerton~Chuck Norton~T. Jervis Underwood~Chris Watts*Don Womack*CI.
Co×*Richarc! $imms~Bonnie Bassett~Ralph Chenault'~Cyndi Dunn~rWes Dunn:~Duncan Weathers*Mo
Franklin-~$~aroI~ Davis~Mary Fleming'~-Mable Devereast-kLucy Campbeer-kPinkyJohnson~rMellon Woodson~J~
James~Betty KimbiIl:~Donald Co×~Teri Woods~Fritz Poppe~Mark Moore~'Deborah Cosimo~rSuzanne & Rc
Akins~$t~sa~ Vol~amore~Car~oll Trait-kDebo~ah Netz-~Dylan Bath*Mary Morimoto~rDan Shea*E
D~ndas~Armette Pember~on*-Jennifer Wages~itLJnda Chapel%Beri Aschenbrenner~rLynn Hagter-~Curtis Ramsey~
$hrader'.kl~B Melto~l-~Daie ~artin~Robert Morrison~rVada Defoar~Jean July~Janice Coilins*John Eddy-~-
Thompson -* I~acvi~a leffries~rPreston Curry~kNorma Curry-kDon Wright~rMartha Webb-~Robert Katlman*
Austin~Majode Devereaux-kJeffie McQueen~Chris Tate~Lou Delaney~Chris Noonan-kStuart Btankenship*'
Visentine~Tiffany Jor~es%Omar Romaro~Bene Luster~Daken York*Brandon Cook*Brian Anderson~l:
Smith-kBen Ti~dale~Jason McGeough~Ashley Jones~Jeremy Heckler~Briggs Bennett'~Justin Walker~Sf
Spraba~y~ Bobby Cadey*Shirley Cadey*Foster Byrd~rLinda Byrd~tDavid Boots~rAndrea Boots-~Kay Wilson~rDe
Shytles~Lee Ann B~'eading~rNancy CarsomkDonald Vau§hn~rJoe Bendrick~IVlary Bendrick*Pei-chuem Li~Wi
Fewcht~Dorot}~y Fewcht-kSue Rogers*Jim Rogers~Brad Taylor*Marilyn Taylor*Valerie Meredith~Jona
Littmann~Eva Cadwaliader~Randy Smith-~Roger Wilkinson-kBeau Johnson~rMary Johnson~Claudette Fette'~
Reidy~Do~§ F'ewtecbaugh~E.R, Ginn~rVance Lavelle~rPatti Janeski~rBarbara Russell*Jean Collins~-Ra
F~eese~kVic:ki O~e~heim-kNancy DiMarco-kMarshall Smith.Brace Chalon~Link Chalon~-Heidi Klein~rVicki Falde-~,
Ryan~cJea~me Thune~David Fender-kBetty Tomboulian~rCarol Brantley-kHarry Phillips*Ceil 6inn*Pat Langa*Rc
Moses-kFalaz Q~zeslin~Jerry Daniel~Barbara Stinnett-kTip Hall-~Bill Hall~Douglas Steet~rDoug Hoggard-~-
$argentkSteve Stone~:Margaret Stone.Jeff Noe-~Lori Cadwailader~:Frank Rabold--~Emily Rabold~Ja
Kirkpatrick. Wayne Rickard~:Peggy Hale*Natalie Massengale~rRobert Toulouse-kVirginia Toutouse~rF
$1ack~$tever~ Johannson~Bemadette Johansson~Sterling Smith~'Bary Hayden~6eorge Young*James Villines~rl
Cc~!li~te~'i%!'~'/ ~(?,~eil~Adune McNeil~A-Melanie Collins~Melanie Simon~Sara Jane Ca,ret*Jane Lunt~Da
Planning & Development Department
Comprehensive Planning Section
City of Denton, Texas
MERIT AWARD
IN APRIL OF 1999, THE CiTY OF DENTON'S COMPREHENSIVE
PLANNING SECTION OF THE PLANNING 8~ DEVELOPMENT DEPARTMENT,
HELLMUTH, OBATA + KASSABAUM, INC., AND RENEE PERKINS JAYNES,
PLANNING CONSULTANT, WERE PRESENTED A MERIT AWARD FROM THE
TEXAS CHAPTER OF THE AMERICAN SOCIETY OF LANDSCAPE
ARCHITECTS IN RECOGNITION OF OUTSTANDING PROFESSIONAL
ACHIEVEMENT FOR THE CITY OF DENTON 1999-2020 GROWTH
MANAGEMENT STRATEGY AND PLAN.
PUBLISHED:
Acknowledgements
The creation of The Denton Plan was made possible by the cooperative efforts of elected and appointed
officials, city staff and concerned citizens. It is the primary objective of any long-range plan to produce defin-
able and attainable goals while providing glimpses of possible futures grounded in the realities of today.
The Comprehensive Planning Section of the City of Denton's Planning and Development Department wishes to
thank the many people, organizations and departments for their efforts in providing historical data, direction,
insight and constructive critisim in the production of The Denton Plan.
Special Recognition
to the
CITIZENS OF* DENTON
and
Mayor & City Council
Mayor Jack Miller Mayor Pro-Tern Roni Beasley
Council Member Carl 6. Young, Sr. Council Member Nell Durrance
Council Member Mike Cochran Council Member Sandy Kristoferson
Council Member Mark Burroughs (Former)Mayor Pro-Tern Euline Brock
Planning & Zoning Commission
Chair Jim Engelbrecht Vice Chair Salty Rishel
Commissioner Elizabeth 6curdle Commissioner Rudy Noreno
Commisioner Perry McNeill Commissioner Susan Apple
Commissioner Carl Williams (Former) Chair Ellen Schertz McFarling
(Former) Commissioner Bob Powell (Former) Commissioner Carol Ann 6anzer
Last, but certainly not least, the following city staff and departments, for their
collaboration, contributions and incomparable expertise, and without which
The Denton Plan would not exist:
City Staff
Michael W. Jez, City Manager
Rick Svehla, Deputy City Manager
Jennifer Walters, City Secretary
Howard Martin, Assistant City Manager, Utility Services
Jerry Clark, Diredor, Engineering & Transportation Department
Ed Hodney, Director, Parks & Recreation Department
Linda Ratliff, Director, Economic Development Department
JuNe Smith, Manager, Environmental Management Department
City Departments
City Manager's Office
Water and Wastewater Utilities
Engineering & Transportation Department
Economic Development Department
Solid Waste Department
Police Department
Fire Department
Facilities Management Department
Finance Department
Planning and Development Department
Environmental Management Department
Parks and Recreation Department
Drainage Department
Electric Department
Legal Department
Denton Libraries
Information Services
Purchasing Department
Particular Thanks & Regards
Dr. Jim Rodgers for volunteering his invaluable editorial expertise.
Gayle Backstrom, Proof Reading
Denton Chamber of Commerce and Denton Independent School District
City of Denton, City Hall, 215 East NcKinney, Denton, Texas 76201 Main (940)349-8200
TDD (800)735-2989
MAY 2000, BY THE CITY OF
DENTON, TEXAS
ADOPTED:
BY THE CITY OF DENTON,
DECEMBER 7TH, 1,999
ORDINANCE 99-439
PRODUCED BY:
THE COMPREHENSIVE
PLANNING SECTION OF THE
PLANNING ~ DEVELOPMENT
DEPARTMENT, CITY OF
DENTON, AND INCLUDING:
I~ DAVID HILL,
ASSISTANT CITY MANAGER,
DEVELOPMENT SERVICES
~' DOUG POWELL,
DIRECTOR, PLANNING &
DEVELOPMENT DEPARTMENT
~ MARK DONALDSON,
(FORMER) ASSISTANT
DIRECTOR, PLANNING ~3~
DEVELOPMENT DEPARTMENT
i~ NANCY McBETH,
MANAGER, COMPREHENSIVE
PLANNING, PLANNING ~
DEVELOPMENT DEPARTMENT
1~ STEPHEN COOK,
PLANNER, COMPREHENSIVE
PLANNING, PLANNING ~
DEVELOPMENT DEPARTMENT
THE PUBLIC INVOLVEMENT
AND GENERAL ASS/STANCE
OF LARRY REICHHART,
DEDRA RAGLAND, MICHELLE
LAZO, THOMAS GRAY, WAYNE
REED, ~ DONNA BATEMAN
I~ MARK BOWERS ~ .JOHN
~,HREVE, HELLMUTH, OBATA,
+ KASSABAUM, /NC., RENEE
PERKINS JAYNES. LAND
PLANNING CONSULTANT,
ROD ZEILKE, ~ AL PETRASEK
[:OR CONSULTATION
SERVICES INVOLVING THE
POPULATION FORECASTS,
~:ROWTH MANAGEMENT
STRATEGY, PLAN, <~
IMPLEMENTATION TOOLS
*~raphic Design by NK NcBeth
www.cityofdenton.com ADA/EOE/ADEA
Table of Contents
PAGE 1 ..................................................................................................... INTRODUCTION
1 ................................................................................................. STATEMENT FROM THE MAYOR & CITY COUNCIL
2 ................................................................................................................ STATEMENT FROM THE CITY MANAGER
3 ...................................................................................................................................... STATEMENT OF PURPOSE
4 ................................................................................................................................................. VISION STATEMENT
E ement 2: involvement
PAGE '7 ......................................................................................... PUBLIC INVOLVEMENT
7 ........................................................................................................................................................ INTRODUCTION
7 .................................................................................................................................................................. POLICIES
8 ................................................................................................. PUBLIC INVOLVEMENT GOALS AND STRATEGIES
8 ............................................................................................................................... PUBLIC INVOLVEMENT GOALS
9 ...................................................................................................................... PUBLIC INVOLVEMENT STRATEGIES
9 ................................................................................................... PUBLIC INVOLVEMENT PLANNING STRATEGIES
9 .............................................................................................PUBLIC INVOLVEMENT NOTIFICATION STRATEGIES
10 .............................................................................................. PUBLIC INVOLVEMENT EDUCATION STRATEGIES
11 .......................................................................................... PUBLIC INVOLVEMENT PARTICIPATION STRATEGIES
Element 3: Lancl
PAGE I 3 ................................................................................. POPULATION F'ORECASTS
13 .............................................................................................................................................. CITY BACKGROUND
13 ............................................................................................................................................... MARKET POSITION
14- ............................................................................................................................................. HOLDING CAPACITY
15 ................................................................................................................................... POPULATION FORECASTS
16 ................................................................................................. POPULATIONS FORECASTS BY SUB-AREA MAP
PAGE'] 7 .................................................................................... (~ROWTH MANAGEME;NT
17 ..................................................................................................................................................... INTRODUCTION
17 .............................................................................................................................................................. PROCESS
17 ......................................................................................................................................... COMPOSITE ANALYSIS
18 ........................................................................................................ ALTERNATIVE DEVELOPMENT SCENARIOS
19 ................................................................................................................... GROWTH MANAGEMENT STRATEGY
20 ............................................................................................................................................................... POLICIES
22 .......................................................................................... GROWTH MANAGEMENT STRATEGY ASSUMPTIONS
23 .................................................................... SPECIFIC ASPECTS OF THE GROWTH MANAGEMENT STRATEGY
26 ........................................................................................................................... GROWTH MANAGEMENT PLAN
PAGE 27 ............................................................................................................ THE EDGE
27 ..................................................................................................................................................... INTRODUCTION
28 ............................................................................................................................................................... POLICIES
29 .......................................................................................................................................................... STRATEGIES
Table of Contents
PAGtE 3 1 ............................................................................................................ LAND USE
31 ..................................................................................................................................................... INTRODUCTION
31 ............................................................................................................................................................... POLICIES
32 ................................................................................................................................ KEY PLANNING PRINCIPLES
32 ................................................................................................................................... PRINCIPLE OF INCLUSION
32 ........................................................................................................................... PRINCIPLE OF SUSTAINABILITY
32 ..................................................................................................................................... PRINCIPLE OF BALANCE
32 ............................................................................................................................. PRINCIPLE OF MAINTENANCE
32 ......................................................................................................................................... GOALS & STRATEGIES
34 .................................................................................................................................. RESIDENTIAL LaND USES
34 .................................................................................................... RESIDENTIALLY DEVELOPED ~ ZONED LAND
35 ............................................................................................................................. HOUSING tARGET DENSITIES
37 ...................................................................................................... RESIDENTIAL LAND USE CLASSIFICATIONS
:37 .............................................................................................. EXISTING RESIDENTIAL / INFILL COMPATIBILITY
37 .................................................................................... NEIGHBORHOOD CENTERS / NEW NEIGHBORHOODS
37 ............................................................................................................................................... LARGE-LOT RURAL
37 ........................................................................................................................................... OTHER RESIDENTIAL
38 ........................................................................................... RESIDENTIAL LAND USE GOALS AND STRATEGIES
38 .................................................................................................... BALANCING RESIDENTIAL LAND USE GOALS
38 ........................................................................................... BALANCING RESIDENTIAL LAND USE STRATEGIES
39 ............................................................................ PROJECTED DEMAND FOR RESIDENTIAL LAND USE GOALS
39 ................................................................... PROJECTED DEMAND FOR RESIDENTIAL LAND USE STRATEGIES
39 ...................................................................................................... RESIDENTIAL LAND MSE LOCATION GOALS
40 ............................................................................................. RESIDENTIAL LAND USE LOCATION STRATEGIES
40 ......................................................................................................... RESIDENTIAL LAND USE DENSITY GOALS
4I ................................................................................................ RESIDENTIAL LAND USE DENSITY STRATEGIES
41 ................................................................................................................................. COMMERCIAL LAND USES
42 ................................................................................................ PRIMARY COMMERCIAl LAND-USE PRINCIPLES
43 ..................................................................................................... COMMERCIAl LAND-USE CLASSIFICATIONS
43 .......................................................................................................... REGIONAl MiXED-USe ACTiVitY CENTer
43 ....................................................................................................... COMMUNITY MIXED-USE ACTIVITY CENTER
43 ............................................................................................... NEIGHBORHOOD MIXED-USE ACTIVITY CENTER
43 ........................................................................................................ DOWNTOWN UNiVERSItY CORE DISTRICT
45 ............................................................................ TYPICAL MIXED-USE CENTER LAND-USE CONFIGURATIONS
45 ................................................................................................................. COMMERCIAL GOALS & StRAtEGIES
45 ....................................................................................... ORGANIZATION OF COMMERCIAL LAND USE GOALS
46 .............................................................................. ORGANIZATION OF COMMERCIAL LAND USE STRATEGIES
46 ...................................................................................... COMMERCIAL LAND Use DESIGN STANDARD GOALS
47 ............................................................................. COMMERCIAL LAND USE DESIGN STANDARD STRATEGIES
47 ..................................................................................................... COMMERCIAL LAND USE DIVERSITY GOALS
48 ............................................................................................ COMMERCIAL LAND USE DIVERSity STRAtEGiES
48 .................................................................................................................................... INDUSTRIAL LAND USeS
49 ................................................................................................... PRIMARY INDUSTRIAl LAND USE PRINCIPLES
49 .............................................................................................................. ORGANIZING TO MINIMIZE CONFLICTS
49 ........................................................................................................ DEVELOPING PERFORMANCE STANDARDS
50 ......................................................................................................... INDUSTRIAL LAND-USE CLASSIFICATIONS
Table of Contents
50 .......................................................................................................................................... INDUSTRIAL CENTERS
50 ...................................................................................................................................... EMPLOYMENT CENTERS
..%1 ................................................................................................................ INDUSTRIAL GOALS AND STRATEGIES
51 .............................................................................................................................................. INDUSTRIAL GOALS
51 ..................................................................................................................................... INDUSTRIAL STRATEGIES
52 ............................................................................................................................................... CIVIC LAND USES
52 ..................................................................................................... ROLE OF THE UNIVERSITIES AND SCHOOLS
53 .......................................................................................................................................... IMPACT ON TAX BASE
54 ....................................................................................................................................... MUNICIPAL FACILITIES
54. ................................................................................................................................... CATEGORIES OF SERVICE
54 .................................................................................................. MUNICIPAL FACILITIES GOALS 84 STRATEGIES
54 ............................................................................................................................ MUNICIPAL FACILITIES GOALS
55 ................................................................................................................... MUNICIPAL FACILITIES STRATEGIES
56 ............................................................................................................................................ SPECIAL DiSTRiCTS
56 ................................................................................................ ThE DOWNTOWN UNIVERSITY CORe DISTRICT
57 .................................................................................................................... THE RAY ROBerts LAKe DiSTRiCT
57 .................................................................................................................... THE DENTON MUNICIPAL AIRPORT
58 .................................................................................. FLOODPlAINS/ENvIRONMENTALLY SENSITIVE AREAS
59 ................................................................................................................................................... LAND Use PlAn
Element 4: Design
PAGE (5 '1 ................................................................................................... URBAN DESIGN
(51 ..................................................................................................................................................... INTRODUCTION
61 ............................................................................................................................................................... POLICIES
63 ............................................................................................................................... URBAN DESIGN PRINCIPLES
63 ..................................................................................................................................................... ACCESSIBILITY
63 ............................................................................................................................................... HEALTH & SAFETY
63 ...................................................................................................................................................... PERMEABILITY
64 ................................................................................................................................ DURABILITY & ENDURANCE
64 ............................................................................................................................................................ LEGIBILITY
64 ................................................................................................................................... ARCHITECTURAL QUALITY
65 ................................................................................................................. TRANSPORTATION INFRASTRUCTURE
65 ............................................................................................................................................................. LOCATION
66 ......................................................................................................... TRANSPORTATION PRIORITY AND CHOICE
66 .......................................................................................................................................... PARKING STANDARDS
66 ................................................................................................................................... CAR-FREE DEVELOPMENT
66 ............................................................................ DESIGN OF BRIDGES AND TRANSPORTATION STRUCTURES
66 ....................................................................................................................................................... SOLID WASTE
66 ....................................................................................................................................... 100-YEAR FLOODPLAIN
67 .................................................................................................................... STREET TRESS AND LANDSCAPING
67 .............................................................................. NEW NEIGHTBORHOOD DISTRICTS & MIXED-USE DESIGN
67 ............................................................................................................................................ THE PLANNING UNIT
67 ................................................................................................................................. THE NEIGHBORHOOD SIZE
67 ............................................................................................................................... CORRIDORS AND DISTRICTS
Table of Contents
68 ......................................................................................................................... MIXED~USE AND COMPATIBILITY
68 ........................................................................................................................... DEFINITION OF PUBLIC SPACE
68 ................................................................................................................................................. STREET PATTERN
(59 .................................................................................................................. C~v~c BUILDINGS AND OPEN SPACE
69 ..................................................................................................................................................... ARCHITECTURE
69 ......................................................................................... STREET WALLS AND BASIC DESIGN COMPONENTS
70 .............................................................................................................. URBAN DESIGN GOALS 8<: STRATEGIES
70 ........................................................................................ URBAN DESIGN STANDARDS GOALS & STRATEGIES
70 .................................................................................................................. URBAN DESIGN STANDARDS GOALS
70 ......................................................................................................... URBAN DESIGN STANDARDS STRATEGIES
'72 ....................................................................................... VARIETY 84 DISTINCTIVENESS GOALS 84 STRATEGIES
72 ................................................................................................................. VARIETY 8~ DISTINCTIVENESS GOALS
72 ........................................................................................................... VARIETY 8~ DISTICTIVENESS STRATEGIES
73 ................................................................................ VISUALLY SENSITIVE LOCATIONS GOALS & STRATEGIES
73 .......................................................................................................... VISUALLY SENSITIVE LOCATIONS GOALS
73 ................................................................................................. VISUALLY SENSITIVE LOCATIONS STRATEGIES
74 ................................................................................................................... PUBLIC ART GOALS & STRATEGIES
74 ............................................................................................................................................. PUBLIC ART GOALS
74 .................................................................................................................................... PUBLIC ART STRATEGIES
75 ................................................................................................... URBAN DESIGN PLAN GOALS 84 STRATEGIES
75 ............................................................................................................................. URBAN DESIGN PLAN GOALS
'75 .................................................................................................................... URBAN DESIGN PLAN STRATEGIES
PAGE 77 ........................................................................................................ T,LIE STREET
77 ..................................................................................................................................................... INTRODUCTION
78 ....................................................................................................................................... STREET DEVELOPMENT
78 .................................................................................................................. NEIGHBORHOOD STREETS & ALLEY
82 ......................................................................... NEIGHBORHOOD SIDEWALKS, LANDSCAPING AND VISIBILITY
82 ..................................................................................................................... COLLECTOR STREETS AND ALLEY
85 .............................................................................................................. MISCELLANEOUS COLLECTOR ISSUES
86 ...................................................................................................... ARTERIAL LANES & ACCESS MANAGEMENT
87 ..................................................................................................................... RETROFIT AND RECONSTRUCTION
87 ................................................................................................................. UTILITIES IN THE STREET AND ALLEY
87 .................................................................................................................................. NEIGHBORHOOD STREETS
88 ............................................................................................................................ TYPICAL UTILITY CONDITIONS
89 ............................................................................................................................ SPECIAL UTILITY CONDITIONS
89 .......................................................................... COMMERCIAL / MIXED-USE CENTER COLLECTOR UTILITIES
89 ............................................................................................................................................. ARTERIAL UTILITIES
90 ......................................................................................................................................... SHARED DUCT BANKS
90 ........................................................................................................................................... STREET AESTHETICS
91 .............................................................................................................................................................. LIGHTING
91 ............................................................................................................................................................... SIGNAGE
91 ............................................................................................................................................ LANDSCAPE DESIGN
92 ........................................................................................................................................................... FURNITURE
92 ................................................................................................................................................................ TRANSIT
93 ...................................................................................................................................... INFORMATION SYSTEMS
93 .................................................................................................................................................. PUBLIC PARKING
93 .......................................................................................................................................................... PUBLIC ART
94 .................................................................................................................................................... URBAN DESIGN
Table of Contents
PAGE 95 .................................................................................. HISTORIC PRESERVATION
95 ..................................................................................................................................................... INTRODUCTION
95 ............................................................................................................................................................... POLICIES
95 ............................................................................................. HISTORIC PRESERVATION GOALS & STRATEGIES
95 ...................................................................................................................... HISTORIC PRESERVATION GOALS
96 ..................................................................................................................... HISTORIC DISTRICTS STRATEGIES
96 ........................................................................................................................ HISTORIC TOURISM STRATEGIES
96 ............................................................................................................................. HISTORIC SITES STRATEGIES
96 ............................................................................ BELL AVENUE NEIGHBORHOOD CONSERVATION DISITRICT
97 ..................................................................................................... ARCHEOLOGICAL RESOURCES STRATEGIES
97 ................................................................... AUSTIN - LOCUST STREET CONSERVATION DISTRICT PROPOSAL
98 ..................................................................................... CONGRESS SCHOOL HISTORIC DISTRICT PROPOSAL
98 ................................................................................. COURTHOUSE SQUARE HISTORIC DISTRICT PROPOSAL
PAGE 99 ....................................................................... MAINTENANCE 8( ENFORCEMENT
99 .................................................................................................................................................... INTRODUCTION
99 ............................................................................................................................................................... POLICIES
99 ................................................................................. MAINTENANCE & ENFORCEMENT GOALS 8( STRATEGIES
99 .......................................................................................................... MAINTENANCE 84 ENFORCEMENT GOALS
1 O0 ............................................................................................... MAINTENANCE 8( ENFORCEMENT STRATEGIES
Element 5: Environment
PAGE 1 0 1 ....................................................................ENVIRONMENTAL MANAGEMENT
101 ................................................................................................................................................... INTRODUCTION
102 ............................................................................................................................................................. POLICIES
102 ................................................................................ ENVIRONMENTAL MANAGEMENT GOALS & STRATEGIES
102 ........................................................................................ ECOSYSTEM MANAGEMENT GOALS 84 STRATEGIES
103 ................................................................................................................. ECOSYSTEM MANAGEMENT GOALS
103 ......................................................................................................... ECOSYSTEM MANAGEMENT STRATEGIES
105 ....................................................................................................... A~R MANAGEMENT GOALS & STRATEGIES
105 ................................................................................................................................ AIR MANAGEMENT GOALS
105 ........................................................................................................................ AIR MANAGEMENT STRATEGIES
106 ................................................................................................. WATER MANAGEMENT GOALS & STRATEGIES
106 ............................................................................................................................ WATER MANAGEMENT GOAL
106 ................................................................................................................. WATER MANAGEMENT STRATEGIES
107 .................................................................................. LAND AND SOIL MANAGEMENT GOALS & STRATEGIES
107 .............................................................................................................. LAND AND SOIL MANAGEMENT GOAL
107 ................................................................................................... LAND AND SOIL MANAGEMENT STRATEGIES
PAGE I 09 ........................................................... PARKS, RECREATION & OPEN SPACE
109 ................................................................................................................................................... INTRODUCTION
109 ............................................................................................................................................................. POLICIES
110 .......................................................................... IMPLICATIONS OF THE GROWTH MANAGEMENT STRATEGY
110 ................................................................... PARKS, RECREATION AND OPEN SPACE GOALS & STRATEGIES
110 ............................................................................................ DISTRIBUTION OF PARKS GOALS & STRATEGIES
110 ........................................................................................................................ DISTRIBUTION OF PARKS GOAL
Table of Contents
lO ............................................................................................................. DISTRIBUTION OF PARKS STRATEGIES
I I ....................................................................... PARK AND OPEN SPACE ACQUISITION GOALS 8~ STRATEGIES
11 ....................................................................................................... PARK & OPEN SPACE ACQUISITION GOAL
11 ............................................................................................ PARK 8( OPEN SPACE ACQUISITION STRATEGIES
12 ....................................................................................... FINANCIAL EFFECTIVENESS GOALS & STRATEGIES
12 .................................................................................................................... FINANCIAL EFFECTIVENESS GOAL
12 ......................................................................................................... FINANCIAL EFFECTIVENESS STRATEGIES
12 ........................................................................................................ RESPONSIVENESS GOALS & STRATEGIES
12 .................................................................................................................................... RESPONSIVENESS GOAL
13 ......................................................................................................................... RESPONSIVENESS STRATEGIES
13 ............................................................................................................ PARK CLASSIFICATIONS & STANDARDS
I3 .................................................................................................................................... OPEN SPACE PRESERVE
I3 .......................................................................................................................................... URBAN OPEN SPACE
14 .............................................................................................................................. LINKAGES AND GREENWAYS
I4 ....................................................................................................................................... NEIGHBORHOOD PARK
I5 ............................................................................................................................................... COMMUNITY PARK
"[5 ................................................................................................................................................... CITYVVIDE PARK
Element 6: Community Development
PAGE 1 I7 .........................................................................ECONOMIC DIVERSIFICATION
1 17 .................................................................................................................................................... INTRODUCTION
I I7 .............................................................................................................................................................. POLICIES
I 18 .................................................................................... ECONOMIC DIVERSIFICATION GOALS & STRATEGIES
1 18 .............................................................................................................. ECONOMIC DIVERSIFICATION GOALS
I 18 ..................................................................................................... ECONOMIC DIVERSIFICATION STRATEGIES
PAGE I 2, 'I .......................................................................................................... HOUSING
121 ................................................................................................................................................... INTRODUCTION
122 ............................................................................................................................................................. POLICIES
122 ........................................................................................................................................... HOUSING POLICIES
122 ............................................................................................................................... NEIGHBORHOOD POLICIES
123 .......................................................................................................................................... EXISTING SITUATION
125 ................................................................................................................................................................. ISSUES
125 ...................................................................................................... DOWNTOWN UNIVERSITY CORE HOUSING
126 .................................................................................................... VARIETY OF HOUSING IN NEIGHBORHOODS
126 ........................................................................................................................................ ATTAINABLE HOUSING
127 ...................................................................................................................... HOUSING GOALS & STRATEGIES
127 ............................................................................................................................................... HOUSING GOALS
127 ...................................................................................................................................... HOUSING STRATEGIES
PAGE 129 ........................................................................................................ SCHOOLS
129 ................................................................................................................................................... INTRODUCTION
129 ......................................................................................................................................... NEEDS ASSESSMENT
129 ............................................................................................................................ SCHOOL SITING GUIDELINES
130 ........................................................................................................................... PHYSICAL CHARACTERISTICS
130 ...................................................................................................................................... LOCATIONAL CRITERIA
Table of Contents
130 ...................................................................................................................................................... ELEMENTARY
131 ............................................................................................................................................................... MIDDLE
131 .................................................................................................................................................................... HIGH
132 ..................................................................................................................... SCHOOLS GOALS & STRATEGIES
132 ............................................................................ ADEQAUTE SCHOOL FACILITIES GOALS AND STRATEGIES
132 ............................................................................................................ ADEQUATE SCHOOL FACILITIES GOAL
132 ................................................................................................. ADEQUATE SCHOOL FACILITIES STRATEGIES
133 ..................................................................................... LAND USE COMPATIBILITY GOALS AND STRATEGIES
133 ..................................................................................................................... LAND USE COMPATIBILITY GOAL
133 .......................................................................................................... LAND USE COMPATIBILITY STRATEGIES
133 ................................................................ ADEQUATE SCHOOL INFRASTRUCTURE GOALS AND STRATEGIES
133 ................................................................................................ ADEQUATE SCHOOL INFRASTRUCTURE GOAL
134 ..................................................................................... ADEQUATE SCHOOL INFRASTRUCTURE STRATEGIES
134 ............................................................... C~TY SCHOOL DISTRICT RELATIONSHIP GOALS AND STRATEGIES
134 ............................................................................................... C~TY SCHOOL DISTRICT RELATIONSHIP GOAL
134 .................................................................................... C~TY SCHOOL DISTRICT RELATIONSHIP STRATEGIES
Element 7: Infrastructure
135 ...................................................................................................... TRANSPORTATION
135 ................................................................................................................................................... INTRODUCTION
135 ............................................................................................................................................................. POLICIES
136 ................................................................................................... TRANSPORTATION GOALS AND STRATEGIES
136 ............................................................................ ENVIRONMENTAL STEWARDSH1PGOALS AND STRATEGIES
137 ........................................................................................................... ENVIRONMENTAL STEWARDSHIP GOAL
137 ................................................................................................ ENVIRONMENTAL STEWARDSHIP STRATEGIES
137 ...................... CHANGING & MANAGING TRAVEL DEMAND 8~ TRAVEL BEHAVIOR GOALS AND STRATEGIES
137 .................................................................. CHANGING & MANAGING TRAVEL DEMAND & BEPIAVlOR GOALS
138 ......................................................... CHANGING & MANAGING TRAVEL DEMAND ~ BEHAVIOR STRATEGIES
138 ............................................................................. LAND USE & TRANSPORTATION GOALS AND STRATEGIES
139 ............................................................................................................. LAND USE & TRANSPORTATION GOAL
139 .................................................................................................. LAND USE & ~RANSPORTATION STRATEGIES
140 .................................................................................................... USE OF THE STREET COALS ~ STRATEGIES
140 ............................................................................................................................. USE OF THE STREET ~OALS
14o .................................................................................................................... UsE OF THE STREET STRATEGIES
141 ...................................................................................................... LEVEL OF SERVICE COALS & STRATEGIES
141 ............................................................................................................................... LEVEL OF SERVICE GOALS
141 ...................................................................................................................... LEVEL OF SERVICE STRATEGIES
142 ....................................................................................................................... PARKING GOALS & STRATEGIES
142 ................................................................................................................................................. PARKING GOALS
142 ........................................................................................................................................ PARKING STRATEGIES
I 43 ......................................................................................................... TRANSIT COALS ~ STRATEGIES
143 ................................................................................................................................................... TRANSIT GOAL
144 ........................................................................................................................................ TRANSIT STRATEGIES
145 ............................................................................................. PEDESTRIAN & BICYCLE GOALS & STRATEGIES
145 ....................................................................................................................... PEDESTRIAN & BICYCLE GOALS
145 .............................................................................................................. PEDESTRIAN & BICYCLE STRATEGIES
I46 .................................................................................... MOVING GOODS & SERVICES GOALS & STRATEGIES
Table of Contents
146 ................................................................................................................ MOVING GOODS & SERVICES GOAL
I46 ..................................................................................................... MOVING GOODS & SERVICES STRATEGIES
I47 ................................................................................................... MUNICIPAL AIRPORT GOALS & STRATEGIES
147 ............................................................................................................................... MUNICIPAL AIRPORT GOAL
147 .................................................................................................................... MUNICIPAL AIRPORT STRATEGIES
148 ....................................................... INTELLIGENT TRANSPORTATION SYSTEMS (ITS) GOALS & STRATEGIES
148 ............................................................................................ INTELLIGENT TRANSPORTATION SYSTEMS GOAL
148 .................................................................................... INTELLIGENT TRANSPORTATION SYSTEMS STRATEGY
149 ................................................................................... TRANSPORTATION FINANCING GOALS & STRATEGIES
149 ............................................................................................................... TRANSPORTATION FINANCING GOAL
149 .................................................................................................... TRANSPORTATION FINANCING STRATEGIES
150 ........................................................................................... ROADWAY COMPONENT OF THE MOBILITY PLAN
151 ................................................................................................................................................... INTRODUCTION
151 ............................................................................................................................................................. POLICIES
152 ........................................................................................................ WATER SERVICES GOALS & STRATEGIES
152 ................................................................................................................................. WATER SERVICES GOALS
152 ......................................................................................................................... WATER SERVICES STRATEGIES
PAGE I 5:~i~ ............................................................................... %~/ASTE~ATER ,SERVIC'.ES
1 55 .................................................................................................................................... INTRODUCTION
155 ............................................................................................................................................. POLICIES
156 ............................................................................................ WASTEWATER SERVICES GOALS & STRATEGIES
156 ...................................................................................................................... WASTEWATER SERVICES GOALS
157 ............................................................................................................. WASTEWATER SERVICES STRATEGIES
PAGE t 59 ............................................................................. STORM~¥ATEF~ iDI;:AtN/kGE
159 ................................................................................................................................................... INTRODUCTION
160 ............................................................................................................................................................. POLICIES
161 ........................................................................................... STORMWATER DRAINAGE GOALS & STRATEGIES
161 ..................................................................................................................... STORMWATER DRAINAGE GOALS
162 ............................................................................................................ STORMWATER DRAINAGE STRATEGIES
PAGE 165 ................................................................................. SOLID ~/ASTE SEI:?VICES
165 ................................................................................................................................................... INTRODUCTION
165 ............................................................................................................................................................. POLICIES
166 .............................................................................................................. SOLID WASTE GOALS & STRATEGIES
166 ........................................................................................................................................ SOLID WASTE GOALS
166 ............................................................................................................................... SOLID WASTE STRATEGIES
PAGE 167 ....................................................................................... ~]LECTRIC ~-:RVI(;ES
167 ................................................................................................................................................... INTRODUCTION
167 ............................................................................................................................................................. POLICIES
168 ..................................................................................................... ELECTRIC SERVICE GOALS & STRATEGIES
168 ............................................................................................................................... ELECTRIC SERVICE GOALS
168 ...................................................................................................................... ELECTRIC SERVICE STRATEGIES
Table of Contents
Element 8: Implementation
PAGE I 69 ............................................................................................. IMPLEMENTATION
169 ................................................................................................................................................... INTRODUCTION
169 ........................................................................................................................................ PLAN PERFORMANCE
169 ............................................................................................................................ BENCHMARKS & INDICATORS
169 ............................................................................................................ COMPREHENSIVE PLAN AMENDMENTS
170 ........................................................................................................ IMPLEMENTATION FRAMEWORK & TOOLS
170 ....................................................................................................................................... PUBLIC INVOLVEMENT
171 .................................................................................................................................... GROWTH MANAGEMENT
I '73 ........................................................................................................................................................... THE EDGE
174 ........................................................................................................................................................... LAND USE
1 '76 .................................................................................................................................................. URBAN DESIGN
177 ....................................................................................................................................................... THE STREET
178 ................................................................................................................................. HISTORIC PRESERVATION
1 '78 ..................................................................................................................... MAINTENANCE & ENFORCEMENT
1 '79 ...................................................................................................................... ENVIRONMENTAL MANAGEMENT
I '79 .............................................................................................................. PARKS, RECREATION ~ OPEN SPACE
180 ........................................................................................................................... ECONOMIC DIVERSIFICATION
181 ............................................................................................................................................................ HOUSING
182 ........................................................................................................................................................... SCHOOLS
183 .............................................................................................................................................. TRANSPORTATION
184 ............................................................................................................................................... WATER SERVICES
184 ................................................................................................................................... WASTEWATER SERVICES
184 .................................................................................................................................. STORMWATER DRAINAGE
185 ................................................................................................................................... SOLID WASTE SERVICES
185 .......................................................................................................................................... ELECTRIC SERVICES
Element 9: Glossary of Terms
PAGE I 8'7 ......................................................................................................... GLC)SSARY
Element 10: Bibliography
PAGE 195 ................................................................................................. BIBLIOGRAPHY
Appen$ix
THE APPENDIX TO TU~S DOCUMENT iS AW^~ABLE SEPARATELY AN~ ~S U~UAT~
TO REFLECT CHANGES IN GENERAL CONDITIONS, ANALYSIS, POPU~TION
UPDATES, AND ANY ADDITIONAL DATA OR iNFORMATION.
Car[ G. Young, Sr.
District 1
Nell Durrance
District 2
Mike Cochran
District 3
Sandy
Kristoferson
District 4
Mark
Burroughs
At-Large
Introduction
Statement from the Mayor & City Council
Mayor Mayor Pro-Tem
Jack Miller Dear Fellow Citizens: Roni Beasley
The Denton Plan is the first comprehensive plan developed for our community in more than
twelve years. The Plan is the result of two years of long and hard work, many public meetings, and
many citizens taking the time to participate in their future. Our city is about to embark upon a period
of rapid growth and change, and the goals set forth in the Plan are intended to set the framework for
improved quality of life, prosperity, and economic stability. The Plan is a statement of our investment
in the future. We must have a clear vision of how our community will grow and to provide for future
generations.
During the many public meetings held to discuss the P/an, the City Council, Planning and Zoning
Commission, and staff were fortunate to have the input and guidance of more than a thousand
concerned residents and property owners. Even when differences of opinion were expressed, each
person spoke with conviction and sincere interest in assuring that Denton will continue to thrive and
support its people. On behalf of all Council Members, I extend a special thanks to each person who
took the time to participate in their local government and who helped to form the Plan.
The Denton Plan sets the framework for the organization of new development and land uses
envisioned by current residents. Growth management is the central theme of the Plan, and all
recommendations in the plan adhere to growth management principles. Essential services, such as
clean water, good roads, and efficient wastewater and stormwater systems, are emphasized in the
Plan. Other concerns, such as urban design, environmental quality, and parks receive equal attention
as quality of life issues considered important to life in Denton.
The Denton Plan was developed to guide the next twenty years of community growth. We must
not allow the plan to become a "shelf document" that is set aside and forgotten to collect dust. The
Plan must be recognized as a guiding document for city actions, and as a dynamic statement that
should be revised and updated on a regular basis. The Plan is not "set in stone"; we can and should
change it when community sentiment warrants revisions. At a minimum, the Plan should be revisited
every five years for possible updating.
My pledge, and that of the City Council, Planning & Zoning Commission, and dry staff, is to use
The Denton Plan to make our community a better place to "work, live, learn and play".
Jack Miller, Mayor
Introduction
Statement from the City Manager
City Manager
iVlichael W. Jez
Dear Fellow Citizens:
I am pleased and veryproud m present ~o you The Denton P/an. I have witnessed first hand the
hard work, devotion, and dedication of the many people that helped to produce the Plan. I a/so
witnessed the debates and discussions that occurred regarding a wide range of topics, and know that
some decisions made regarding plan recommendations required tough decisions and compromise.
The prospect of rapid growth can be very disconcerting, but if we continue to plan together, everyone
will benefit.
The City Council adopted The Denton Plan by ordinance on December 7, 1999. The Plan is now
an official document of the City of Denton, and is available to anyone interested in the city's future.
City staff has also posted the Plan on the City of Denton website. Amendments to the Plan must be
formatted as ordinances, reviewed by the Planning & Zoning Commission, and adopted by the City
Council. As an adopted policy document, The Denton Plan will affect citizens in many ways, and will
serve to a certain extent as a work program for city staff. Development proposals will be strongly
influenced by the Plan when the City Council makes zoning and land use decisions. New zoning and
subdivision regulations are being drafted that are required by state law to be consistent with the plan.
When master plans are developed or updated for water, wastewater, thoroughfares, transit, parks,
bike and pedestrian trails systems, or to prepare the city's annexation strategy, The Denton Plan will
guide our decision-making. Annual budget and capital improvement program decisions will also use
the Plan to coordinate public expenditures with private development activity.
A community prospers when its citizens become active participants and partners in their local
government. I urge you to become familiar with the Plan's contents. Denton's citizens should now
continually monitor the Plan's effectiveness to determine if growth occurs as intended. Plan imple-
mentation will take many forms and wi//occur over a period of several years. Please continue to
participate and let us know if you think our community is heading in the right direction.
City of Denton
THE PLAN INCORPORATES
THE FOLLOWING PURPOSES:
· THE PLAN IS A STATEMENT
OF POLICY, ADDRESSING
THE COMMUNITY'S VISION
AND GOALS.
· THE PI_AN WILL BE
IMPLEMENTED BY
ADOPTING ZONING AND
LAND DEVELOPMENT
REGULATIONS.
· THE PLAN I$ LONG-RANGE,
EXPRESSING STRATEGIES
THAT WILL SHAPE THE
CITY FOR TWENTY YEARS
AND MORE.
· THE PLAN COVERS AN
AREA THAT DESCRIBES
THE CITY'S SPHERE OF
INFLUENCE, WHERE LAND-
USE WILL IMPACT THE
COMMUNITY.
· THE PLAN MAY BE USED
TO MAKE A VARIETY OF
LONG-RANGE DECISIONS
THAT AFFECT THE
COMMUNITY.
· THE PLAN INFORMS
PROPERTY OWNERS AND
POTENTIAL DEVELOPERS
ABOUT THE COMMUNITY'S
DESIRED FUTURE AND
EXPECTATIONS
REGARDING FUTURE
DEVELOPMENT.
· THE PI_AN GUIDES
EVALUATION OF ZONING
AND ANNEXATION
PROPOSALS.
Introduction
Statement of Purpose
The Denton Plan is intended to guide community growth and development for the next
twenty years. The plan is the start of an enduring process to make life better for all citizens.
During the next two decades, regional market forces may cause Denton's population to double
or even triple. City limits may expand from fity five to as much as 1 O0 square miles. Thousands
of investment decisions will affect the character of the city for years. Areas known for decades
to be wooded tracts or pastureland will become part of Denton's urban environment, with
lasting impacts that our grandchildren will inherit. The city faces many challenges to ensure
that growth is positive.
The purpose of the comprehensive plan is to translate a vision statement and planning policies
into meaningful actions to benefit the entire community. The plan describes the steps city
government will take to protect public health and safety, to provide services efficiently and
effectively, and to provide the quality of life that our citizens expect. The plan expresses com-
munity sentiments and values for all to see, and implementation success is dependent upon
support and consensus. Potential investors, developers, businesspersons, and residents should
use this document to learn more about the community that they may decide to join.
The land-use plan is intended as a guide to land-use decision-making by public officials, resi-
dents, and existing and potential property owners. This should help the city achieve its vision,
meet its goals, and provide efficient and fiscally prudent services.
The plan is formatted with policies, followed by goals and strategies that lead to implementation
statements (see Implementation Element). Special sections of the plan such as Land Use, The
Street, Urban Design, Schools, and The Edge provide further information regarding design or
other issues not covered specifically within the plan elsewhere. These sections are intended to
give more specific direction or information than other sections of the plan. These sections may
not be formatted exactly like the remainder of the document for this reason, although they
generally follow the same pattern as the remainder of the plan.
The policies in the plan are the course of action that lead to the goals and strategies adopted
and pursued by the city. The goals are the achievement toward which specific efforts are
directed. The goals may cumulatively cover several policies. The strategies are the plan,
method, or series of tactics used to obtain a specific goal or result.
Using the goals and strategies from each section of the plan, an implementation section has
been prepared to create a work plan for the next few years. Its purpose is to lay the ground-
work for future work and financial needs related to the plan. This section sets forth specific
Introduction
actions or tasks that can be completed to implement the policies and goals of the comprehen-
sive plan. The implementation section will be reviewed periodically and updated to reflect progress
and changes necessary to implement the plan. The implementation section is the last section
of the plan and is intended to be replaced periodically, as updated. It is in table format, reflect-
ing the intent of each plan section with specific implementation tools. This section also indi-
cates related documents and master plans that fall under the umbrella of the comprehensive
plan. It indicates, for the user's reference, other master plans that may provide specific infor-
mation regarding a particular topic, such as parks or water services. Additionally, the imple-
mentation section describes plan performance measures and the amendment process.
The comprehensive plan is not cast in stone. Revisions will be made when warranted, and the
plan will be formally updated every five to seven years. The plan will be continually monitored to
track the extent to which the plan has been implemented, and to determine if plan implementa-
tion causes desirable results. An annual report will be prepared to track plan performance in
this manner.
Amendments to the comprehensive plan must be approved by the City Council subject to Plan-
ning & Zoning Commission recommendation. For every proposed plan amendment, at least
one public hearing must be conducted prior to the Planning and Zoning Commission's recom-
mendation, and prior to consideration by the City Council. Should actions be contemplated
regarding proposed zoning changes that would not be consistent with the comprehensive plan,
an amendment to the comprehensive plan must be made prior to or concurrent with approval
of the zoning change.
Vision Statement
Denton is a unique community whose diversity gives it strength. This uniqueness is a
point of community pride, and it is the goal of The Denton Plan to insure that growth, develop-
ment and the use of community resources foster, encourage, and promote the preservation of
this vital quality. Although Denton is no longer a small town, there are certain qualities of small
town life that our citizens hold dear.
The proper stewardship of community assets, while managing the pressures of growth, is a
balancing act that will require foresight, long-range planning, and a great amount of community
involvement. The Denton Plan should represent the best of our collective community aspira-
tions and, while preparing Denton for the 21st Century, should never lose sight of the funda-
mental qualities on which this town was built.
Introduction
(~uality, diversity, and opportunity are key to the future success of our community. People with
all kinds of different backgrounds are welcome to Denton where they can find a community that
offers well-paying jobs, reasonably priced housing, good schools, and convenient parks. Dis-
tinct neighborhoods with homes of all types and sizes offer a choice of housing for everyone.
The historic downtown is the heart of Denton; the Square and surrounding streets are used
every day and night as a gathering place for commerce, civic events, and entertainment. Grow-
lng numbers of downtown residents will increase the energy level of the downtown, while cul-
tural events in Civic Center Park attract new visitors from throughout the region. The City of
Denton is committed to historic preservation as a means of fostering community pride and
encouraging one of our strongest assets.
To grow properly, Denton must nourish its university partnerships. The University of North
Texas is a major Denton landmark. The Fry Street Area and Oak-Hickory Historic District are
important physical and social links between the downtown and UNT. Texas Woman's University
will also be a major contributor to Denton's distinction as a city. UNT, TWU, and the Square area
will continue to develop as dynamic and lively areas, essential to the well being of the city.
Working with city government and the business community, the two universities are good insti-
tutional citizens of Denton and are magnets for high-tech and research-oriented development.
The Denton community is committed to enriching the lives of its citizens - regardless of age,
income, or ethnic background - through education, culture, recreation, and entertainment.
Denton has a distinctive reputation as an arts city, and most especially a music city. Through
public art, galleries, museums, theaters, and clubs; through our festivals, concerts, and stage
shows - Denton is known throughout the region as a culturally attractive and innovative com-
munity.
Public natural areas are an essential part of a great city. Our built environment cannot remain
healthy without properly managed land, air, and water resources; as we grow these resources
will become even more precious. Proper planning will allow us to capitalize on our natural
assets. Lake Ray Roberts and the Elm Fork Nature Conservatory will prove to be resources of
incredible value as Denton becomes more urbanized. Floodplains and creeks, when developed
as greenway corridors, will serve many needs, such as flood protection, recreation, tree pres-
ervation, and habitat support. Environmental planning must take its rightful place as an essen-
tial part of Denton's strategy to grow wisely.
Denton is strategically situated as a regional transportation hub by its position on Interstate 35
and its proximity to both Alliance and Dallas-Fort Worth regional airports, iVlanaging and fos-
Introduction
tering this unique geographical position is a major goal of the comprehensive plan as we reap
the benefits of our location.
Although we are a community that benefits from our various institutions, we should never lose
sight of the fact that we are first a community of people: not just a collection of houses, roads,
and buildings. Our sense of community in Denton is a delicate natural resource: a legacy from
the past, which once lost cannot be regained. Therefore, the primary goal of the comprehen-
sive plan should be to preserve and retain the qualities that make Denton the unique and
prosperous place it is today and to help it develop into an even better city in the future.
Public Involvement
Introduction
Public involvement is a cyclical process that includes three primary forms of communica-
tion - notification (we tell you about it), education (we explain the options to you), and partici-
pation (you tell us what you think about it). Cities have traditionally shown a tendency to
concentrate efforts on notification and participation. As is true in many areas of specialization,
city planning and development issues have become increasingly complex. Education has re-
cently been recognized as a very important process if citizens are to be empowered to make
well-informed comments and decisions.
Determining the appropriate level of public involvement for different planning processes is not
always easy. State law requires the city to post meeting agendas, notify adjacent property
owners, and hold public hearings to hear public comments before decisions are made. A
legalistic view of public involvement is often too narrow to involve those affected by planning
decisions. Local procedures that extend beyond the minimums set by state law need to be
considered to meet citizen expectations.
For example, the city recently improved the process of notification for zoning-related public
hearings. The law requires notification for zone changes and other similar matters to property
owners within 200 feet of the subject property. The city has gone beyond this by notifying
residents outside the required area as a courtesy and by posting signs on the property in
question. This was done after evaluations of the benefits of improving the notification were in
line with the cost of providing the notice. Other opportunities to improve public notification,
education, and participation should be explored and developed.
Policies
l~1 City of Denton stakeholders should be invited to participate in all stages of
city planning processes. City staff will develop procedures that actively engage
stakeholders in city planning. This approach should extend beyond planning into
design and project-specific adivities. Charettes, which are used to involve groups
of people in project design, and demonstration projects should be considered to
obtain citizen input before major projects are implemented or to introduce inno-
vative design concepts.
~1 Public involvement should serve the planning process as an educational tool.
The comprehensive plan is of only limited value if members of the community
don't understand what it means. Development concepts can be highly technical
and complex, and the plans should explain unusual concepts that may not be
easily understood.
Public Involvement
The city should find out which types of media will engage as many stakeholders in the
planning process as possible. Television, newspapers, newsletters, meetings, speak-
ing engagements, publications, resource centers, and other options should be used
as appropriate to communicate with as many stakeholders as possible.
The city must coordinate these efforts to avoid communication over-saturation.
Public Involvement Goals & Strategies
Public participation in planning involves people who are not professional planners or gov-
ernment officials. These citizens and other stakeholders review, discuss, debate, and influence
the development of public plans, regulations, and development projects. Citizens in Denton do
take part in decision-making. They have consistently shown interest in many community issues.
Public involvement brings in individuals, interest groups, organizations, government agencies,
and corporations.
Public Involvement Goals
Citizens are invited to take part in planning for several reasons:
{3 Democratic government guarantees citizens the right to have a strong voice
in all matters of public policy.
~ Citizens often provide needed information to develop, maintain, and carry
out effective public policies.
r.3 Local officials need comments and ideas from those who will be directly af-
fected by proposed policies.
Citizen involvement educates the public about governmental issues. It creates an
informed community which, in turn, leads to better decision-making.
Giving citizens a sense of empowerment and ownership in the development of poli-
cies, plans, and projects creates a higher level of public participation and consensus
in government decision-making.
Citizen involvement is an important means of enforcing our land-use laws. Having
citizens informed about laws that affect them and acknowledging their right of access
to governmental processes ensures that the laws are applied properly.
Public Involvement
Public Involvement Strategies
Public Involvement Planning Strategies
The best way to have strong citizen involvement is to have strong planning for
citizen involvement. A successful public participation procedure must be carefully
designed and managed.
Manage public involvement as a major element of planning.
Provide a way for the public to take part in each major action and to address
important community issues in land-use decisions.
Develop and use formal procedures to make sure the public is notified and
involved.
~ Provide timely and accurate information to members of boards and commis-
sions to improve the quality of public decision-making.
Maintain a registry of stakeholders, interest groups, and individuals with expertise or
interests in specific processes or areas. Make sure appropriate information is con-
tinually distributed regarding projects, plans and development codes.
In recognition of the cost of public notification, education, or participation, the city
should provide resources (staff and funds) to support new public involvement pro-
cesses.
The city should continue to recruit residents who express interest in serving as board
or commission members. It should improve the process if needed. Such volunteers
should continue to be recognized for their contribution of time and expertise.
Public Involvement Notification Strategies
The most common complaint from citizens about government is "Nobody told us!" In spite of
city efforts, people do not always get the information they want. State law requires some forms
of media, but these don't always do a good job of getting the word out to the public. We should
add to traditional notice and hearing procedures to let everybody in the community know about
important matters.
Public Involvement
The following may make the message heard more widely:
Information should be sent to the people most likely to be affected. This shouldn't be
limited to the minimum requirements of state law.
Notices should be posted in conspicuous places such as public buildings, community
centers, public gathering places, the affected property, or any other location where
many people can see them.
Public information messages should be clear, simply stated, and supported with pho-
tos or illustrations when appropriate.
Newsletters could be distributed regularly to report on community planning issues,
major projects, upcoming meetings, and other matters of public interest.
A speaker's bureau should be developed, listing city officials and other well-informed
persons available to speak before service groups, clubs, and school classes.
Newcomers to the city should learn immediately about how they can take part in public
city activities. They could be reached by notices placed in high-visibility sites in high-
traffic areas.
City staff members should work actively to provide news media with information for the
public.
Public Involvement Education Strategies
When major planning tasks arise, the city could should consider a special task force or an
advisory committee. Resources should be adequate for the job, including city staff support.
The following are ways to educate the public:
i_] Briefings or roundtable discussions with key community leaders and stakeholders.
L] Summaries of new policies and regulations for the people and groups who participate
or testify in development process. Explanations of the findings made by decision-
makers to help people understand conclusions.
Public Involvement
Ask schools and teachers to help get students involved in planning and participation
in government. Nany very successful curriculum modules have been developed for
use in classrooms of all ages and sizes.
Develop specific materials, using a wide variety of media, to let citizens know more
about planning and development. Use of the public-access cable channel for informa-
tional tapes on growth and development issues.
Public Involvement Participation Strategies
A common criticism of government is "You didn't listen to our concerns." Strategies should be
used to get public comments so that we have clear communication and constructive use of the
public's ideas.
Public meetings in neighborhoods should be a requirement before scheduled public
hearings for zoning changes.
The public should be invited to meet in places that are clean, safe and secure, are
handicapped accessible, and have plenty of off-street parking.
Times of public hearings and neighborhood meetings should be chosen to keep from
conflicting with other events as much as possible.
Telephone surveys, mail surveys, or door-to-door interviews should be considered
when community views are needed to gauge feelings about significant issues.
Speakers from interest groups or other agencies should be invited to make presenta-
tions to the planning staff, public officials, council, boards, committees and commis-
sions.
Town hall meetings, workshops, charettes, and brainstorming sessions should be con-
sidered as alternatives to audience meetings when appropriate.
Written records of public comments should be made part of the public record, and city
staff should indicate a response to each comment.
FOR PLANNING
PURPOSES, A STUDY AREA
THAT INCLUDES FOUR LAND
AREAS OF IMPORTANCE TO
THE ITY WERE REVIEWED.
THE STUDY AREA
ACCOUNTS FOR 29
PERCENT OF THE 95'7
SQUARE MILES WITHIN
DENTON COUNTY.
THESE INCLUDE:
I; THE AREA WITHIN THE
CURRENT CITY LIMITS
I~ 'THE AREA THAT IS
EXPECTED TO BECOME
URBANIZED
~' THE AREA WITHIN THE
CITY'S CURRENT 3- °
MILE EXTRATERRITORIAL
JURISDICTION (ET.J)
~' THE AREA WITHIN THE
CITY'S FUTURE 5-MIIE
EXTRATERRITORIAL
JURISDICTION (ET.J)
ONCE A POPULATION OF
100,000 IS ACHIEVED
WITHIN THE CITY LIMITS
Population Forecasts
City Background
Denton is located about thirty five miles north of Dallas and Fort Worth where interstate
highways 35 East and 35 West join. The Dallas-Fort Worth region, a sixteen county region
known as the Metroplex, has grown substantially in recent decades, except during an economic
downturn in the late 1980s. The regional economy diversified considerably since the 1980s,
and sustained growth is expected.
The City of Denton is the seat of Denton County government and is located approximately in the
geographic center of the county. Excellent highway and rail corridors serve the city. It is close
to two major airports: Dallas-Fort Worth (DFW) International Airport, second only to Chicago's
O'Hare Airport in passenger traffic, and Alliance Airport, the nation's first all-cargo airport.
Summary of Land Areas Used For Study
Area ! Acres of Land [
Square
f4iles
of Land
City of Denton 39,475 61.68
Urbanizing Area 24,296 37.96
3-1/2 Nile Extraterritorial
79,315 123.93
Jurisdiction
5 Nile Extraterritorial
32,966 51.51
Jurisdiction
Total Study Area 176,051 275.08
Market Position
Three factors stimulate economic development and corresponding population growth within
Denton County: proximity to air service, the highways linking the city with Dallas and Fort Worth
employment centers, and the presence of major public institutions within the city. The University
of North Texas and Texas Woman's University provide a significant economic base for the city
and provide a skilled labor pool for local employers. Denton County, the City of Denton, several
school districts, Denton State School, and the Federal Emergency IV]anagement Agency provide
additional economic base.
Denton is located to take advantage of metroptex growth and development activities. Because
of regional development patterns, real estate in the Denton area has become very desirable.
Land in and around Denton is relatively inexpensive when compared to other rapidly develop-
ing areas of the metroplex such as southern Denton County and southern Collin County. Major
Population Forecasts
land developers are beginning to be attracted to the city. Rapidly growing communities such as
Carrrollton, Flower Mound, Lewisville, Corinth, and Frisco in southeast Denton County and south-
west Collin County have been experiencing annual growth rates throughout the 1990s ranging
from ten to thirty percent.
Holding Capacity
T he latest data available (1995) from the North Central Texas Council of Governments
projects Denton's current population density at approximately 1,220 people per square mile
within the city limits. About forty percent of Denton land within the city is developed, with a
density of 3,655 people per square mile. The average density observed for ivletroplex cities is
2,461 people per square mile. This ranges from University Park at 6,162 per square mile to
Rockwall at 826 people per square mile. Using the 100-square mile urbanizing area as Denton's
build-out land area, the following table of holding capacities is derived:
Holding Capacity for the Denton Urbanizing Area
Based on Various Population Densities
Population Density -
Area in People per Square Nile
Description Square Miles 1,300 1,750 2,250 I 2,640
Urbanizing 99.6 i 130,000 176,000 224,000 26:3,000
I
I ~
Source: The City of Denton Planning & Development Department, January 1999
Over time Denton will most certainly become more densely populated. With only forty percent
of the land area developed within the current city limits, significant tracts of land within the core
area of the city and at its periphery are not developed. These areas will probably be devel-
oped within the time frame of the population forecast. In addition, areas outside the current
city limits will be annexed into the city and developed, primarily for residential uses. The best
population estimate of the holding capacity of the urbanizing area is approximately 224,000,
based on an average density of 2,250 people per square mile, less than the average for other
metroplex cities. Within the current city limits of about 62 square miles, the population esti-
mate of the holding capacity is 139,500 people.
POPULATION ESTIMATES:
THE I999 POPULATION
FORECAST ESTIMATES A
"MOST LIKELY"
POPULATION FOR THE
275 SQUARE MILE
DENTON STUDY AREA
OF2 15, 100.
THE CITY OF DENTON IS
EXPECTED TO GROW TO
ONE HUNDRED SQUARE
MILES WITH A
POPULATION OF
1,93,600, OR EIGHTY
FIVE PERCENT OF THE
STUDY AREA
POPULATION.
IN 19981TIS
ESTIMATED THAT
A PPR OXIMA TEL Y EIGHTY
SIX PERCENT OF THE
STUDY AREA
POPULATION LIVED
WITHIN THE CITY OF
DENTON.
THE POPULATION
FORECASTS ARE ONLY
AN ESTIMATE OF THE
CITY'S POTENTIAL
POPULATION GROWTH.
THE ESTIMATES ARE
USED FOR PLANNING
PURPOSES BY THE CITY
TO GAUGE SERVICES
AND DEVELOPMENT,
WHICH MAY OCCUR IN
THE FUTURE.
Population Forecasts
Year
Population Forecasts
Denton Planning Area and City of Denton Forecasts
of Additional Population and Land Area
1999 - 20ZO
5-mile ETJ Study Area City of Denton
Annual Annual
Percentage Numeric Study Area
Growth Growth Population
Population
Area in Sq.
Niles
Density in
Population
per Sq. Nile
1999 3.0% 1,850 87,930 77,300 61.7 1,220
2001 3.0% 2,680 93,280 79,890 64.0 1248
2002 3.0% 2,760 96,080 82,280 66.0 1,247
2003
2004
3.0%
5.0%
2,840
4,880
98,970
103,910
84,750 68.0
88,990 70.0
1,246
1,271
~.006 5.0% 5,380 114,570 98,110 74.0 1,326
2007 5.0% 5,650 120,290 103,020 76.0 1,356
2008 5.0% 5,940 126,310 108,170
2009 5.0% 6,230 132,620 113,580
78.0 1,387
80.0 1,420
2011 5.0% 6,880 146,220 125,220 84.0 1,491
2012
5.0% ] 7,200 153,530
131,480 86.0 1,529
2013 i 5.0% ] 7,680 161,210 138,050 88.0 1,569
, I
I 4.7% 7,700 168,910 144,540 90.0 1,606
2016 4.3% 7,700 184,310 157,540 94.0 1,676
4.1% 7,700 192,010 164,000 96.0 1,708
2018 4.0% 7,700 199,710 170,560 98.0 1,740
2019 3.8% 7,700 207,410 177,040 99.0 1,783
+61%
Population Forecasts
Population Forecasts by Sub-Area Map
NOTES:
~ SUBAREAS 7B AND 7C
ARE CURRENTLY WITHIN
DENTON'S ETJ, BUT ARE
NOT CONSIDERED AS
PROBABLE ANNEXATIONS
INTO THE CITY.
~ ALL INFORMATION
REPORTED ON THIS MAP IS
ACCURATE ON THE DATE
OF ITS CREATION.
I~ ETJ BOUNDARIES ARE
ESTIMATED. VERIFICATION
OF ACTUAL ETJ HAS NOT
TAKEN PLACE FOR ALL
AREAS.
Legend
Land Area
Current Denton City Limits
Urbanizing Extraterritorial Jurisdiction
3-1/2 mile Extraterritorial Jurisdiction
5 mile Extraterritorial Jurisdiction
Total
Square Niles
61.68 square miles
39.62 square miles
122.27 square miles
51.51 square miles
275.08 square miles
Growth Management
Introduction
comprehensive plan. The growth management strategy and plan were adopted in January of
1999. The strategy has been updated to retied changes in strategy that occurred with the
development of the comprehensive plan.
Process
T he process of developing the growth management strategy and plan involved detailed
investigations into the existing natural and man-made systems. Multiple methods were utilized
to accomplish this investigation, including field surveys, satellite imagery, aerial photography,
and "ground-truthing" (verifying data on-site).
Specifically, the following information was studied:
Existing land use pattern
Floodplains
Soils
Vegetation and tree cover
This information was assembled into a composite suitability map, which combined the various
constraints to development and indicated portions of Denton that were more suitable, less
suitable, or unsuitable for development.
By studying the natural and man-made opportunities and constraints to development in Denton,
the growth management strategy capitalizes upon the city's assets. This approach helps guide
growth where it is most appropriate, as well as preserve and protect environmentally sensitive
areas. The development suitability was utilized in the development of the alternative develop-
ment scenarios and growth management plan.
Composite Analysis
The analysis of the existing natural and man-made systems identified a number of oppor-
tunities for and constraints to development. When considered cumulatively, some areas be-
come less desirable to develop than others:
Growth Management
Existing Land Use Development Pattern
The City of Denton has developed with a variety of residential uses, with most of the
central portion of the city being developed. Retail and nonresidential development is
generally located in the downtown area, along IH 35, along US 380, and along Loop
288.
Floodplains
Floodplains should be preserved as natural areas because of their important envi-
ronmental function. It is recommended that floodplains not be developed.
Soil Suitability for Urbanization
Soils may increase the construction cost for structures and roadways, and are a mod-
erate constraint to growth in some areas. Denton development has overcome these
conditions in the past through site preparation and engineering.
Trees
The eastern half of Denton contains many mature forested and treed areas that add
to the environmental quality of the city in the areas of air quality, drainage control,
noise abatement, and aesthetic value. Future development should occur in a manner
that preserves forested and treed areas, which in some areas may constrain growth,
depending upon the allowable land uses in treed areas.
These factors were overlaid using ERDAS Imagine software to develop a composite opportuni-
ties and constraints map. Because of multiple factors associated with the 100-year floodplains,
flooding, poor soils, adjacent steep slopes, and mature tree stands, it is recommended that
these areas not be developed. Most of the rest of the city is suitable for some type of develop-
ment with soils and vegetation placing less stringent limitations upon development.
Alternative Development Scenarios
were presented to exhibit the differences in how patterns of development could be applied.
These alternative development scenarios are a series of maps and major implications of devel-
opment that implementation would have on the city. The four hypothetical scenarios were de-
veloped to identify a physical form for the community; the potential implications related to
development patterns, land use, transportation, environmental and urban design; and, the
potential city policies that should be considered resulting in the development of the growth
management strategy for the city. The purpose of these scenarios was to review overall impli-
Composite Suitability Map
THE COMPOSITE
SUITABILITY MAP OVERLAYS
VARIOUS FACTORS TO
PRODUCE "OPPORTUNITIES
AND CONSTRAINTS" THAT
EXIST IN DENTON.
THESE INCLUDE:
~ THE MAN-MADE OR BUILT
ENVIRONMENT
~*' THE I O0-YEAR
FLOODPLAINS AND BODIES
OF WATER
~ ,~OIL TYPES AND SLOPES
~ VEGETATIVE COVERAGE
AND RELATED HABITATS
Corridors Scenario
Urban Centers Scenario
Neighborhood Centers Scenario
Compact Growth Scenario
· Growth Management
cations of different options for land use, as a guide for development of the comprehensive plan.
All four scenarios are distinctly different, although there are many common elements among
them. The four hypothetical scenarios that were explored include:
Corridor Scenario
The corridor scenario includes patterns of high intensity development occurring in
patterns of bands along major thoroughfares and highways with limited reinvestment,
redevelopment, or infill development. Overall a Iow-density land use pattern with high-
est densities occurs along the roadways. This scenario would increase the service
area for public facilities, utilities, and transportation.
Urban Centers Scenario
A focus of mixed commercial, office and higher density residential land 'uses exempli-
fies the urban centers scenario. Growth would occur around designed centers within
the city, downtown, northwest Loop 288, IH 35, and southeast Loop 288 and IH 35E,
and an industrial node surrounding the Denton ['4unicipal Airport. Strictly residential
areas would remain similar to current patterns with a higher emphasis on transporta-
tion improvement.
Neighborhood Centers Scenario
Lower intensity and density of use contrasts the neighborhood centers from the urban
centers scenario. Residential uses based on a gridded street network would center
around local, limited-use retail, parks or schools. Residential developments occur within
walking distances of the neighborhood center. Commercial and industrial districts exist.
Compact I~rowth Scenario
6rowth would be accommodated within a limited area. This development pattern in-
creases the city's use of redevelopment, reinvestment and infill development and higher
densities in order to grow. It allows less investment in capital costs for public facilities
and infrastructure and lends the ability to design more efficient public transportation
systems.
Growth Management Strategy
The growth management strategy is a composite of the desirable elements exhibited in the
four alternative development scenarios, and also reflects existing land use patterns within the
city. The growth management strategy and plan are included in the comprehensive plan, and
have been revised and supplemented as necessary.
Growth Management
Policies
Growth will continue to occur in Denton, and the rate of growth will likely
accelerate in the near future. Proactive planning is considered the preferable
approach, defining the rules by which growth will benefit the most people. Proac-
tive planning requires preparation and an investment of resources in anticipation
of growth. Public involvement is critical to plan success.
Anticipation of the adverse impact of growth is a key element in proactive plan-
ning. In reactive planning, preparation is not necessary. Without proactive plan-
ning, growth is solely driven by consumer demand, and planning for governmen-
tal services and utility systems is done after the fact. The less preferable alterna-
tive is to react to growth and its impacts as they happen. Preparation is not
necessary. Consumer demand drives the location and type of new development,
and governmental services and utilities systems are designed in response to growth trends.
Adverse impacts are typically more expensive to fix than to prevent. Proactive planning is
staying a step ahead of growth; reactions to growth are always a step behind.
The growth management strategy contains policies that keep Denton a step ahead. All other
policies in the comprehensive plan must adhere to the growth management strategy.
Essential services provided by government must be maintained at the highest levels
of quality possible. City services intended to protect and preserve public health and
safety must be provided to all existing and future Denton stakeholders.
The growth management strategy should support the coordination of public services
with private development. Development patterns that make the most efficient use of
public services and infrastructure should be promoted. The true impact of private
development should be accurately identified and assessed in proportion to public
costs and benefits.
The community should establish development rules that are clearly stated, adminis-
tered efficiently, and enforced consistently. If development is proposed that does not
satisfy all the rules, it should not be allowed.
Land uses should be balanced to maintain quality of life, a diverse economy and a
well-proportioned tax base. The city will provide opportunities for the development of
a full array of land uses within the city.
Areas of the city susceptible to environmental damage, where infrastructure systems
are stressed, or where development would contradict city planning objectives should
be identified and protected.
Growth Management
Zoning should be used as originally intended, to address extreme incompatibilities
between land uses. Zoning should be used to identify performance standards that
allow land uses in defined districts based on their ability to mitigate potential negative
impacts on neighboring properties. A reexamination of the use of zoning as a plan-
ning tool should be conducted to reflect community values successfully.
Development guidelines should be established to allow a wider range of land uses to
coexist within close proximity to each other. Site design principles, aesthetic guide-
lines, and construction standards should be investigated as possible tools to promote
land use compatibility and encourage developmental diversity.
The location, placement, and design of public facilities such as parks, schools, fire
stations, libraries, or human service facilities should be used to create neighborhood
activity centers.
Coordination of planning efforts between different units of local government should
be encouraged to save money and yield greater benefits to residents.
Residential development that establishes a variety of lot sizes, dwelling types, and
housing prices should be encouraged.
The city should be designed with all means of transportation in mind. As growth
occurs, a variety of mobility syste~ns should be given space to connect people to
destinations that are important to daily functions. Public transit, bicycle, pedestrian
linkages, and streets should be planned and implemented to serve daily transporta-
tion needs safely and conveniently.
Denton's ability to grow and expand should be identified in the city's annexation strat-
egy. City limits and extraterritorial jurisdiction (ETJ) boundaries should be clearly es-
tablished, and relationships with other jurisdictions should be determined through
interlocal agreements. The annexation strategy should also reflect the costs of ser-
vice provision and external environmental impacts associated with land located in the
ETJ.
Four major growth aspects have been identified and are subject to the following man-
agement preferences:
Quality - Quality of growth will be strongly managed.
Quantity - Quantity of growth will be strongly managed through adequate public facili-
ties requirements and proactive planned extensions of services.
Location - Location of growth will be strongly managed through organization of broad
land use patterns, matching land use intensity with available infrastructure, and by
preserving floodplains as environmental and open space corridors.
Growth Management
Timing - Timing of growth will be strongly managed through tools such as adequate
public facilities requirements, capital improvements programming, and phasing of utility
extensions.
Growth Management Strategy Assumptions
~ he following growth management strategy and plan is the preferred alternative for future
growth in Denton. The plan combines many ofthe concepts from the alternative development
scenarios that received favorable responses at the community meetings, including the devel-
opment of neighborhood centers, urban centers, and a strong industrial district within the city,
while encouraging the restoration, redevelopment, and infill of parcels in the downtown area
and adjacent to the University of North Texas and Texas Woman's University.
The following are the basic assumptions of the Growth IV]anagement Plan:
The Planning Horizon is for the year 2020.
The estimated population in the year 2020 will be 215,000 for the entire study area,
which includes the City of Denton and its 5-mile extraterritorial jurisdiction (ETJ).
The population of the City of Denton in the year 2020 will be 183,590, with an addi-
tional 45 square miles of ETJ expected to receive urban services and be considered
for annexation.
The city may accommodate the additional population that the market dictates.
The mix of residential and commercial land uses will be approximately the same as
currently exists', industrial land uses will be higher, and institutional uses will be lower.
Within residential land uses, the percentage of multifamily to single-family uses will be
less than exists today.
The zoning mix in 2020 may or may not be the same as currently exists.
Denton will continue to encourage a range in housing types and densities in order to
respond to the needs and desires of its residents.
Average residential densities will be the same as exist today.
There will continue to be a citywide average of 2.8 people per single-family residential
unit and 1.8 people per multifamily unit.
The citywide average density for single-family development will be three units per
gross acre.
The citywide average density for multifamily development will be fourteen units per
gross acre.
The minimum lot size for single-family Iow-density development outside the urbanizing
area will be based on Denton County requirements in order to support a septic sys-
tem.
¢'*'Q UALITY, QUANTITY,
LOCATION AND TIMING OF
GROWTH WILL BE STRONGLY
MANAGED.
GROWTH MANAGEMENT
TOOLS MAY INCLUDE:
~ ADEQUATE PUBLIC
FACILITIES REQUIREMENTS
~ ORGANIZATION OF' LAND
USE PA TTERNS
~ PRESERVATION OF'
FLOODPLAINS
~ CAPITAL IMPROVEMENTS
PROGRAMS
PHASING: OF UTILITY
EXTEN$ION~
DESIGN ~,TANDARD$
Growth Management
Based upon the anticipated quantities and locations of future population, and the
city's existing land use mix, the city will need to accommodate approximately 15,000
additional acres of single-family development, and 1,200 additional acres of multifam-
ily development.
Based upon the additional residential development and the existing land use mix, the
city will need to accommodate approximately 3,000 acres of industrial development,
3200 acres of commercial development, and 2,700 acres of institutional develop-
ment.
The plan encourages infill development, restoration and redevelopment within the ex-
isting center city and surrounding the universities.
Specific Aspects of the Growth Management Strategy
Anticipating and allowing growth along the southern borders of the city, provided
development pays its own way, except in cases where the city wishes to provide incen-
tives to encourage its desired urban form or corridors.
Adopting an aggressive annexation policy in order to manage the density and quality
of growth within current ETJ land, and to maintain the existing certificate of conve-
nience and necessity (CCN).
Using infrastructure master plans to develop expectations of adequate levels of public
services. In areas where water and sewer services are provided, moderate density
development can be accommodated. In areas where services are not available, Iow-
density development will be necessary, using septic systems and wells.
Single-family Iow-density residential uses will be allowed to develop in areas outside of
the urbanizing areas. The size of the lots in those areas will be based upon the area
required to support a septic system, and will vary based upon each location's soils.
The remaining land within those areas would remain as agricultural uses.
Within the urban and urbanizing areas, higher density residential patterns would be
allowed to occur, if strict quality standards are observed, and:
These areas could be developed as neighborhood centers that are developed in
an inwardly oriented manner with a focus upon the center of the neighborhood.
These developments should be established in a manner that locates the center of
Growth Management
the neighborhood within a five to ten minute walking distance from the edge of
the neighborhood.
The center would contain uses necessary to support the surrounding neighbor-
hood. These support uses could include service-oriented retail such as a small
grocery, hair salon, dry cleaner, or small professional offices.
Residential uses could occur at higher densities with town homes or residential
flats above service oriented uses.
Open space would be encouraged in neighborhood centers with park uses in-
cludin9 central neighborhood "greens" and floodplain preservation.
Civic uses such as fire stations, schools, libraries, and mass transportation nodes
would be encouraged to be essential elements of neighborhood centers as land-
marks that are a focus to the neighborhood.
The mix of uses identified to support each neighborhood may be developed to
incorporate shops on the ground floor and offices or residences on the upper
floors.
Future residential development within established residential areas would be devel-
oped in a manner that responds to the existing residential development with compat-
ible land uses and development patterns. Existing neighborhoods within the city will
be protected and preserved.
The center of the infill development would be in the downtown district where preser-
vation, restoration, redevelopment and infill would be the focus. Also, it is recom-
mended that the city consider creating "University Districts" at UNT and TWU. These
districts would focus on developing compatible, supporting land uses adjacent to the
universities.
Accommodate multifamily residential development in a variety of forms. Many of the
deteriorating apartments adjacent to the universities could be renovated or redevel-
oped as new student housing in order to better support the needs of UNT and '[WU.
Additionally, other types of attached residential development such as townhomes should
be considered, tt is recommended that multifamily development be located in areas
that provide transitions between lower and higher intensity uses, and in a manner that
will not negatively impact surrounding uses. Additionally, multifamily uses should be
located in small groupings around the city in a manner that provides a mix of uses and
densities, rather than concentrating all multifamily uses in one area which can have
negative impacts upon the city.
Accommodate future commercial uses at key nodes throughout the city. It is recom-
Growth Management
mended that commercial uses not be located continuously along corridors in a "strip"
manner.
Accommodate businesses in several activity centers. At the intersection of Loop 288
and IH 35, the plan calls for an adivity center. This center would be a mixed-use
center containing office, retail, and high-density residential uses. This center could
also include some research or technological uses that would be compatible with the
activities at the universities. A second activity center south of the intersection of Loop
288 and IH 35E could contain medically related offices with a mix of supporting uses.
A third activity center on the south side of town would be located at the city's ETI along
IH 35 W. This center would probably develop after the first two activity centers and
could support general office uses or activities supporting Alliance Airport.
In order to support the proposed activity centers, and to provide additional support
for the universities, the city should consider extending the existin9 runway at the
airport to 7,500 feet in length in order to accommodate business jets. Areas immedi-
ately adjacent to the airport would be reserved for industrial uses. Industrial uses are
typically very compatible with airports due to noise restrictions. These could include
light manufacturing uses, distribution centers, or other industrial uses that are com-
patible with the city's environmental quality policies. Existing floodplains in this area
could provide a very effective visual buffer between industrial uses and other sur-
rounding uses.
Locate future parks and institutional uses as required to support future residential
development. These uses will be located in a manner that encourages developing a
sense of community within neighborhoods. The layout of neighborhoods should in-
corporate these facilities, with strong pedestrian links from the surrounding neighbor-
hoods, and with links to the city's regional pedestrian and transportation systems.
In all areas, preserve the lO0-year floodplain in order to provide adequate drainage
systems, preserve wildlife habitats, for passive recreational uses, for the development
of trails systems, and for providing buffers between incompatible land uses.
Evaluate the value and function of the natural environment within the study area to
identify areas with unique ecological significance for consideration on a more site-
specific basis.
The city's urban design objectives will be considered on a more site-specific basis in
the comprehensive plan. Adopt design standards for all types of development.
Growth Management
Growth Management Plan
Water CCNs
Wastewater CCNs
Interlocal Agreements
The Edge
Introduction
The edge addresses the relationships between the developed parts of the city and its
undeveloped edges. A period of rapid growth is projected, and significant challenges will be
faced regarding Denton's edges during the next twenty years. The city currently holds about
77,000 people. By contrast, areas on the perimeter of Denton will accommodate 110,000
additional persons by the year 2020. Not all of the areas that will grow are inside the city at this
time. A 3-1/2 mile extraterritorial jurisdiction, or ET], extends outward from the city limits, which
can be annexed and made part of the city if municipal services are made available to the
annexed properties. Another important boundary at the city's edge is the (CCN) certificate of
convenience and necessity. CCNs arecertified by the Texas Natural Resources Conservation
Commission (TNRCC) for water, wastewater, or other utility services. The city water and waste-
water CCNs grant exclusive authority to provide these services within specific boundaries.
Many cities grow from the center outward, through annexation, by extending utilities and ser-
vices incrementally from existing points of service. As a member of the Dallas Fort Worth
metroplex region, extending water and sewer lines is very expensive and a "leapfrog-effect"
occurs when thousands of acres of undeveloped land are bypassed. Police and fire protection,
solid waste collection, and other services likewise experience stress when "urban sprawl" oc-
curs. Should the City of Denton decline requests to provide services to properties within its ETJ,
particularly for water and wastewater services, other providers such as Nunicipal Utility Dis-
tricts could serve ET] areas in place of city government. Development would then be exempt
from zoning and building code requirements, creating an environment of uncertain density,
land use patterns, and unmanaged growth.
As a member of the Dallas-Fort Worth metroplex, Denton must also consider the impact of edge
development on neighboring municipalities. Several interlocal agreements have been made
with other cities such as Argyle, Corinth, and Shady Shores, and help to define boundaries
between municipalities to the benefit of property owners near city borders.
When Denton's population surpasses 100,000, the ETJ will extend five miles from city borders.
This would raise Denton's ETJ from 161 square miles to 213 square miles. State annexation
statutes will be reflected in any annexation plans for the city.
The Edge
Policies
~ roactive planning is considered the preferable approach, and proper edge
planning is important to define a growth management strategy that will benefit the
most people. Proactive planning requires preparation and an investment of re-
sources in anticipation of growth. Public involvement is critical to plan success.
Anticipation of potential adverse impacts of unmanaged growth is a key objective.
The less preferable alternative is to react to growth and its impacts as they hap-
pen. Adverse impacts are typically more expensive to fix than to prevent. Proac-
tive planning is staying a "step ahead" of growth; reactions to growth are always
a step behind. The edge policies are intended to keep Denton a step ahead.
Denton should endeavor to set finite boundaries that make sense, rather than
allowing annexations to set arbitrary ETJ edges. ETJ edge areas that are isolated
or pose accessibility problems should be carefully evaluated to determine if service provision
can occur on a cost effective basis. Political subdivisions adjacent to Denton, such as Argyle or
Corinth, are obvious hard edges to Denton's jurisdiction. Geographic boundaries can also be
used advantageously - water bodies such as Lewisville Lake and Lake Ray Roberts represent
natural barriers that define Denton's current edges. Watershed delineation is another method
useful to determine the feasibility of jurisdiction extensions, because watersheds define direc-
tional gravity flow for sewerage and drainage systems to a common point and water quality
objectives can be addressed within individual basins. The Hickory Creek watershed (to the
west) and Clear Creek watershed (to the north) represent two edge basins that may help to
define jurisdiction expansion objectives. Proactive planning should be utilized to perform cost-
benefit analysis whenever edge expansions are considered.
_.~ Zoning should be used as originally intended, to address extreme incompatibilities
between land uses. Zoning should be used to identify performance standards that
allow land uses in defined distrids based on their ability to mitigate potential negative
impacts on neighboring properties. A reexamination of the use of zoning as a plan-
ning tool should be conducted to reflect community values successfully.
Development guidelines should be established to allow a wider range of land uses to
coexist within close proximity to each other. Site design principles, aesthetic guide-
lines, and construction standards should be investigated as possible tools to promote
land use compatibility and encourage developmental diversity.
~J The location, placement, and design of public facilities such as parks, schools, fire
stations, libraries, or human services facilities should be used to create neighborhood
activity centers.
.J Coordination of planning efforts between different units of local government should
be encouraged to save money and yield greater benefits to residents. Residential
~'~ OLICIES INCLUDE:
~ ESSENTIAL SERVICES
PROVIDED BY
G'OVERNMENT MUST BE
MAINTAINED AT THE
HIGHEST LEVELS OF
OUALITY POSSIBLE. CITY
SERVICES INTENDED TO
PROTECT AND PRESERVE
PUBLIC HEALTH AND
SAFETY MUST BE PROVIDED
TO ALL EXISTING AND
FUTURE
STAKEHOLDERS,
~ THE GROWTH
MA NAG, EMENT STRA TEG® Y
SHOULD SUPPORT THE
COORDINATION OF PUBLIC
SERVICES WITH PRIVATE
DEVELOPMENT,
DEVELOPMENT PATTERNS
THAT MAKE THE MOST
EFFICIENT USE OF PUBLIC
SERVICES AND
INFRASTRUCTURE SHOULD
BE PROMOTED. THE TRUE
IMPACT OF PRIVATE
DEVELOPMENT SHOULD BE
ACCURATELY IDENTIFIED
AND ASSESSED IN
PROPORTION TO PUBLIC
COSTS AND BENEFITS.
POLICIES INCLUDE:
THE COMMUNITY
SHOULD ESTABLISH
DEVELOPMENT RULES
THAT ARE CLEARLY
STATED, ADMINISTERED
EFFICIENTLY, AND
ENFORCED CONSISTENTLY.
IF' DEVELOPMENT IS
PROPOSED THAT DOES
NOT SATISFY ALL THE
RULES, IT SHOULD NOT BE
ALLOWED.
1~ LAND USES SHOULD BE
BALANCED TO MAINTAIN A
DIVERSE ECONOMY AND A
WELL.~PROPORTIONED TAX
BASE. THE CITY WILL
PROVIDE OPPORTUNITIES
FOR THE DEVELOPMENT
OF A FULL ARRAY OF LAND
USES WITHIN THE CITY.
The Edge
development that establishes a variety of lot sizes, dwelling types, and housing prices
should be encouraged.
The city should be designed to accommodate people rather than automobiles. As
growth occurs, a variety of mobility systems should be given space to connect people
to destinations that are important to daily functions. Transit, bicycle, and pedestrian
linkages should be planned and implemented to serve daily transportation needs safely
and conveniently.
Denton's ability to grow and expand should be identified in the city's annexation strat-
egy. City limits and extraterritorial jurisdiction (ETJ) boundaries should be clearly es-
tablished, and relationships with other jurisdictions should be determined through
interlocal agreements. The annexation strategy should also reflect the costs of ser-
vice provision and external environmental impacts associated with land located in the
ET].
Denton will endeavor to protect the integrity of neighboring communities where devel-
opment in Denton occurs adjacent to those communities.
Strategies
Li The city will prepare an annexation plan, in accordance with state legislation
and with a minimum three year time horizon, to coordinate the availability of
municipal services with areas likely to experience development pressure at urban
densities. The city annexation plan will be considered a master plan that requires
coordination with other master plans that address water, wastewater, drainage,
transportation, parks, libraries, capital improvement programs and other improve-
ments.
~ The city will not encourage development at the edges of its ET], in recogni-
tion of the higher costs of "leapfrog" development and haphazard urban sprawl.
An estimated sixty percent of the land area within the city remains undeveloped,
and services are for the most part reasonably available to vacant land inside
Denton. Incentives encouraging infill development will be implemented, particu-
larly within existing city limits.
.J The city will proactively annex land within its southern ETJ and other urbaniz-
ing areas that become attractive for urban development due to availability of munici-
pal utilities, and due to location within close proximity to areas being subdivided and
developed. Proper management of development in the urbanizing areas depends
upon annexation and application of zoning regulations that support the recommended
land use plan. Pending anticipated changes in state law regarding municipal
The Edge
annexation authority and the vested rights statute, the city annexation plan will identify
areas that should be annexed, by priority, to ensure that zoning regulations will gov-
ern proposed subdivision plats and subsequent development.
The city will work with adjacent municipalities to determine shared boundaries, and will
execute interlocal agreements based upon mutual agreement that will benefit affected
property owners. The municipalities along the western edge of the ETJ - Northlake,
Ponder, and Sanger-will be approached to determine if jurisdictional boundaries can
be determined through the negotiation of interlocal agreements.
The ETJ area that extends south from Hickory Hill Road, toward Bartonville and Copper
Canyon, will not be annexed by the city. The city will provide wastewater services in this
area, and will relinquish its ETJ authority to other interested municipalities that are
prepared to provide full services required by state annexation law. Hickory Hill Road
will be considered the southernmost boundary of ET] that will be eventually consid-
ered for annexation.
The ETJ area that extends east from Hickory Hill Road, toward Lewisville Lake between
Highland Village and Corinth, will not be relinquished by the city unless all water quality
concerns are addressed with respect to Denton's raw water supply, stormwater qual-
ity, and other environmental objectives. This area is not likely to be annexed due to the
extent of floodplain land under the jurisdiction of the U.S. Army Corps of Engineers.
The extent of westward ETJ expansion will be analyzed in the city annexation plan.
Consideration will be given to the environmental management objectives being formu-
lated for the Hickory Creek watershed, and the feasibility of extending ETJ jurisdiction
into other watersheds. Additional research will be devoted to the policy choices in-
volved in extending ETJ boundaries to the west side of Krum, Justin, Northlake, and
Fort Worth, where access to ETJ areas will prove difficult.
The northern edge of Denton ETJ will be determined through examination of the ex-
tent of the Clear Creek watershed, the jurisdiction governed by Sanger, and the impact
of Highway 1-35N. Lake Ray Roberts is a significant resource and geographic barrier
to the northeast. The Lake Ray Roberts district plan will contain analyses as needed to
prepare edge recommendations in the northeast corner of the city's ETJ.
VISION CABINET:
A VISIONING' EF'F~ORT,
RECENTLY CONDUCTED
OVER SEVERAL YEARS,
SPONSORED BY THE CITY
OF DENTON, DENTON
CHAMBER OF COMMERCE,
DENTON INDEPENDENT
~,CHOOL DISTRICT,
DENTON RECORD-
CHRONICLE, TEXAS
WOMAN '$ UNIVERSITY,
UNITED WAY OF DENTON
COUNTY, AND THE
UNIVERSITY OF NORTH
TEXAS RESULTED IN "A
VISION FOR DENTON --
THE 2 1 ST CENTURY."
Land Use
Introduction
The City of Denton land-use plan has been developed to implement the growth manage-
ment strategy and long-range vision of the community in the city's comprehensive plan. The
land use plan focuses on the use of land and future development within the Denton planning
area and the Denton urbanizing area. All parts of the land use plan should work together to
achieve the vision statement adopted by City Council in 1998.
Policies
~n 1999 the City Council adopted the Denton plan policies and growth man-
agement strategy that outlined many elements that are directly applicable to the
proposed land-use plan.
The vision statement included these concepts:
[J Denton is a unique community whose diversity gives it strength .... It is the
goal of the Denton plan to insure that growth, development and the use of com-
munity resources foster, encourage and promote the preservation of this vital
strength.
~J Ouality, diversity and opportunity are the keys to future success. People with
all kinds of different backgrounds .... Houses of all types and sizes... Neighbor-
hood centers will contain small shops and stores that are designed to harmonize
with surrounding homes and provide daily necessities for the neighborhood. Resi-
dents will be able to walk ... bike ... use transit ... or drive to many destinations
throughout the city. There must be a place in the city for all types of development.
The downtown is and always will be the heart of Denton ... Growing numbers of
downtown residents will increase the energy level of the downtown ... The UNT -
downtown - TWU corridor will achieve its full potential as a dynamic and lively area,
essential to the well being of the city.
We need nature as much in the city as in the countryside. Our built environment
cannot remain healthy without properly managed land, air and water resources ...
Lake Ray Roberts and the Elm Fork Nature Conservatory ... will prove to be re-
sources of incredible value ... Floodplains and creeks will emerge as greenway corri-
dots that serve many needs.
Land Use
Key Planning Principles
~ uring development of the Denton plan policies and growth management strat-
egy, four planning principles that captured the essence of citizens' comments
were identified and defined. Understanding each principle and their interrelation-
ships are a important to understanding the vision of Denton citizens and the way
we can achieve that vision.
Principle of Inclusion:
_~ The plan vision states that Denton is a city for all types of people and all types
of uses. Participants throughout the plan process reiterated this principle. Denton
is a city, and a city creates opportunities for all types of people and businesses. To
accommodate all types of people, a city must allow all types of housing. And to
accommodate a complete range of business opportunities, the city must organize
those uses to minimize land use conflicts and must define performance require-
ments that require property owners to perform to community standards.
Principle of Sustainability:
J
Community sustainability can be defined as the ability of a community to use its re-
sources to ensure that its members can attain a high degree of health and well-being,
economic security, and a say in shaping their future. This is done while maintaining the
integrity of the ecological systems upon which all life and production depends. This
implies a sense of fairness and justice within the community, across generations, and
across communities. The citizens of Denton stated that they wish to live in a commu-
nity that is sustainable on all levels.
Goals & Strategies
~ ithin the land use plan framework of neighborhood, community, and regional classifica-
tions are found the more traditional residential, commercial, and civic land uses. In addition,
the plan also establishes several districts that are of special interest to the community:
The Downtown University Core District
Ray Roberts Lake
The Denton Municipal Airport
Industrial districts
Employment districts
The city's undeveloped lO0-year floodplain area
PRINCIPLE OF BALANCE:
BALANCE IS THE
CONDITION OF STABILITY
AND COHESION WITHIN THE
SYSTEMS OF GOVERNMENTS,
RESIDENTS, ORGANIZATIONS,
AND THE ENVIRONMENT. A
COMMUNITY IN BALANCE IS
RESILIENT AND
SUSTAINABLE. THE
PRACTICAL ASPECT OF` LAND
USE BALANCE IS REFLECTED
IN THE RATIO BETWEEN
RESIDENTIAL AND
NONRESIDENTIAL USES AND
THE RELATIONSHIPS AMONG
RESIDENTIAL AND
NONRESIDENTIAL LAND
USES. THE CiTY MUST ALSO
BE AWARE OF THE FINANCIAL
IMPLICATIONS OF' ITS LAND
USE PLAN. THE CITIZENS Of
DENTON ASKED THAT THE
CITY ORGANIZE ITS LAND TO
ACCOMMODATE A BALANCE
OF` LAND USES.
PRINCIPLE OF
MAINTENANCE:
A CITY MUST ALLOW
DEVELOPMENT TO OCCUR
THAT PROVIDES THE
RESOURCES TO MAINTAIN ITS
INFRASTRUCTURE AND
PUBLIC FACILITIES. IN A
COMMUNITY THAT HAS A
HIGH PERCENTAGE OF
PUBLIC LANDS, IT MAY BE
ADVANTAGEOUS TO CREATE A
TAX BASE WITH MULTIPLE
REVENUE SOURCES. THE
CITIZENS OF' DENTON HAVE
ASI'~ED THAT THE CITY
MAINTAIN AND ENHANCE THE
OPPORTUNITIES TO EXPAND
THE TAX BASE OF' THE
COMMUNITY AND THAT
ADEQUATE RESOURCES ARE
MADE AVAILABLE TO
MAINTAIN AND ENHANCE
PUBLIC LANDS AND
FACILITIES.
SPRAWLING AND
ISOLATED DEVELOPMENT
PATTERNS RESULT IN:
~ INCREASED VEHICLE
MILES TRAVELED TO AND
FROM HOME AND WORK,
PLAY, SCHOOL AND
SHOPPING'
INCREASED NUMBER OF
VEHICLE TRIPS BECAUSE
THERE ARE NO
OPPORTUNITIES TO WALK
TO AND FROM
DESTINATIONS
~ INCREASED
CONGESTION AS TRAFFIC
FROM ISOLATED
RESIDENTIAL
DEVELOPMENT IS F'ED
ONTO LIMITED AND
CONSTRAINED PATHS TO
OTHER DESTINATIONS
INCREASED POLLUTION
AND NOISE DUE TO
INCREASED TRAFFIC
INCREASED CRIME DUE
TO THE ISOLATED NATURE
OF RESIDENTIAL
DEVELOPMENT
LOSS OF OPEN SPACE
THAT I$ AVAILABLE TO THE
PUBLIC
~ DESTRUCTION OF
NATURAL AND A~RARIAN
VIEWS
Land Use
A summary of developed, undeveloped, and zoned land in the city follows:
1995 Summary of Developed Land Uses
Percent of All
Percent of All
Developed Developed Area in City
Land Use Area in Acres Area
Residential 6,679 50.6% 19.6%
Commercial 1,235 9.4% 3.6%
Industrial 1,167 8,8% 3.4%
CMc 4,086 30.9% 1 ;>.0%
Under Construction 17 0.0% 0.0%
Total Developed 13,184 100% 38.8%
Total Undeveloped 20,818 61.2%
Total Area 34,002 ! 00.0%
North Central Texas Council of Governments, 1995 Land Uses
1998 Summary of Zoning Classifications
Percent of
Area in
Zoning Classification Acres All Zoned
Area
Agricultural (A) 14,150 39.6
One-Family Dwelling (SF-16) 1,076 3.0
One-Family Dwelling (SF-13) 8 0.0
One-Family Dwelling (SF-IO) £,042 5.7
One-Family D~elling (SF-7) 3,630 10.2
Two-Family Dwelling (2F) 241 0.7
Multifamily Restricted (MF-R) 44 0.1
Multifamily Dwelling-1 (MF-1) 772 2.2
Multifamily Dwelling (MF-2) 792 2.2
ParEng (P) 7 0.0
O[fice (0) 155 0.5
Neighborhood Service (NS) 15 0.0
General Retail (GR} 433 1.2
Commercial (C) 1,546 4.3
Central Business (CB} 54 0.2
Light Industrial (LI) 4,448 12.4
Heavy Industrial (HI) 117 0.3
Planned Development (PD) 6,209 17.4
TOTAL 35,742 1 O0
City of Denton GIS Zoning Coverage, October 1998
Land Use
Residential Land Uses
Residentially Developed & Zoned Land
A summary of residentially developed land, land uses, and zoned land in the city
follows:
1995 Developed Residential Land Uses
Number of Density or
Type of Area Developed Housing Units Units per
Residential Land Developed
Use Percent Acres Percent Acres Acre
Single-family 82% 5,504 48% 14,387 2.61
Multifamily 8% 547 45% 13,476 24.64
Other Residential 9% 628 8% 2,323 3.70
Total Residential 6,679 30,186 4.52
North Central Texas Council of Governments, 1995 Land Use and 1998
Current Housing Estimates
1995 Developed Residential Land Uses
as a Percent of All Developed Land
Area Percent of Ali
Type of Residential
Land Use Developed Developed
in Acres Area
Single-Family 5,504 Acres 41.7 %
Residential
Multifamily 547 Acres 4.1%
Residential
Other Residential 628 Acres 4.7 %
Total Residential
Developed Area 6,679 Acres 50.6%
All Developed Area 13,184 Acres 100 %
North Central Texas Council of Governments, 1995 Land Use
and 1995 Current Housing Estimates
DEFINITIONS:
~ ,~INGLE FAMILY MEANS
ONE-FA MIL Y D ETA CHED
UNIT AND DUPLEXES
MULTI-FAMILY MEANS
STRUCTURES WITH THREE
OR MORE SEPARATE UNITS
SUCH AS APARTMENTS,
TOWNHOUSES AND
CONDOMINIUMS
OTHER RESIDENTIAL
INCLUDES MOBILE HOMES
INSIDE MOBILE HOME
PARKS AND FREE
STANDING UNITS OUTSIDE
PARKS. ALSO INCLUDES
GROUP QUARTERS OR
NURSING HOMES,
ORPHANAGES, COLLEGE
DORMITORIES, .JAIL, AND
MILITARY BASE PERSONNEL
QUARTERS
NOTES:
MFs2 IS THE ZONING
CLASSIFICATION USED FOR
LAND OWNED AND
DEVELOPED BY THE
UNIVERSITY OF NORTH
TEXAS AND TEXAS
WOMAN'S UNIVERSITY,
INCLUDING THEIR GOLF
COURSES.
PRIMARY RESIDENTIAL
LAND USE PRINCIPLES:
~,- PRESERVE
NEIGHBORHOODS:
THE PRESERVATION OF
EXISTING AND FUTURE
NEIGHBORHOODS CAN BE
ACHIEVED BY DEMANDING
HIGH-OUALITY
DEVELOPMENT AND
ESTABLISHING DESIGN AND
CONSTRUCTION
STANDARDS THA T ARE FAIR
AND EVENLY APPLIED,
PROMOTE A DIVERSE
HOUSING ._.~TOCK:
THE RESIDENTIAL
COMPONENT OF' THE LAND-
USE PLAN ALLOWS ALL
TYPES OF PEOPLE TO LIVE
IN DENTON BY ALLOWING
A VARIETY OF' HOUSING
TYPES, SIZES AND PRICES.
THE HOUSING STOCK
SHOULD REFLECT THE
DEMOGRAPHICS AND
ECONOMIC STRUCTURE OF'
THE COMMUNITY,
~' LIMIT ..~PRAWL:
THE RESIDENTIAL
COMPONENT OF THE LAND-
USE PLAN SHOULD GUIDE
DEVELOPMENT OF
HOUSING PATTERNS THAT
LIMITS SPRAWL,
ACCOMMODATES
PROJECTED HOUSING
DEMAND, AND ALLOWS
QUALITY HIGH DENSITY
DEVELOPMENT WHERE IT IS
CLOSE TO JOBS,
SHOPPING, SCHOOLS, AND
TRANSIT.
Land Use
1998 Residential Zoning Classifications
Planned
Straight Develop- Total Percent
Zoned ment Zoned of All
Zoning Classification
Area in Zoned Area in Zoned
Acres Area in Acres Land
Acres
Agricultural (A) 14,149,8 5.2 14,155.0 39,6
One-Family Dwelling (SF-16) 1,076,1 41.3 1,117.4 3,1
One-Family Dwelling (SF-13) 7.8 25.3 33.1 0.0
One-Family Dwelling (SF-IO) 2,042.3 385.4 2,427.7 6.7
One-Family Dwelling (SF-7) 3,629.7 1,0.53.5 4,683.2 13.1
One-Family Dwelling (Smaller) 0.0 204.8 204.8 0.5
Two-Family Dwelling (2F) 240.7 122.6 363.3 1.0
Multifamily Restricted (MF-R) 44.3 267.7 312.0 0.8
Multifamily Dwelling-1 {MF-I) 771.6 813.0 1,584.6 4.4
Multifamily Dwelling-Z (MF-2) 792.3 0.0 792.3 2.2
Total Residential 22,754.6 2,918.8 25,673.4 71.8
Total Zoned Area 29,532.5 6,209.4 35,741.9 100
City of Denton 61S Zoning Coverage as of October 29, 1998
Housing Target Densities
Housing should be allowed within all land-use districts except for industrial dis-
tricts. However, long-term care facilities and boarding and rooming houses may
be feasible in some cases within the industrial district. The residential densities
within Denton will be in accordance with the growth management strategy, as
follows:
~Lt There will continue to be a citywide average of 2.8 people per single-family
residential unit and 1.8 people per multifamily unit.
L] The citywide average density for single-family development will be three units
per gross acre.
J The citywide average density for multifamily development will be fourteen* units per
gross acre.
Land Use
The minimum lot size for single-family Iow-density development outside the urbanizing
area will be based on Denton County requirements in order to support a septic sys-
tem.
*NOTE: Retirement homes, manufactured homes, group quarters, and other housing types
were included in this calculation.
Further definition of residential land use classifications that differ by type, density, and geo-
graphic location will be included in the revised development code and citywide zoning map. Four
evaluation criteria will be taken into account to determine appropriate site-specific residential
densities:
Design quality
Adequacy of public facilities
Amenities provisions
Compatibility with existing neighborhoods
The elements identified above cannot and will not be separated from each other when relative
zoning densities are assessed. Development standards addressing design quality, adequacy of
public facilities, and amenities provision will be codified and applied to all development. The
rationale governing the regulation of residential density include the following points:
Dense development can magnify negative impacts if improperly constructed.
Denton has experienced first hand the detrimental effects of high-density develop-
ment that have caused resident concern.
As density increases, the expectations of quality and assurance of proper regulation
must increase.
As density increases, requirements to provide higher quality and more amenities per
dwelling unit increases. The city will use these opportunities advantageously.
Density increases can be used advantageously to protect or acquire lands that are
environmentally sensitive or of significant value to the city.
The recommended land use plan identifies the areas that will be treated as separate character
areas.
Increased levels of home ownership is an objective that has been determined to provide many
potential community benefits, and serves an important public purpose, Different regulatory
options will be considered to facilitate the implementation of the stated objective: to achieve a
sixty percent single family- forty percent multifamily ratio of residential development over the
next twenty years.
CHARACTERISTICS OF
SPRAWL & THOSE FOUND
IN DENTON:
~ LOW RESIDENTIAL
DENSITY. DENTON 'S
OVERALL PATTERN OF
DEVELOPMENT IS VERY LOW
DENSITY.
~' UNLIMITED OUTWARD
EXTENSION OF NEW
DEVELOPMENT. IN ALL
DIRECTIONS, DENTON IS
SURROUNDED BY
UNDEVELOPED LAND.
~ SPATIAL SEGREGATION
OF DIFFERENT TYPES OF
LAND USES THROUGH
ZONING REGULATIONS.
DENTON'S l 969 ZONING
REGULATIONS ARE
TRADITIONAL EUCLIDEAN
SEPARATION OF' USES.
~' LEAPFROG
DEVELOPMENT. RECENT ~
PAST DENTON
DEVELOPMENT HAS BEEN
ALLOWED TO LEAPFROG
OVER UNDEVELOPED LAND.
~ CENTRALIZED
OWNERSHIP OF LAND OR
PLANNING OF
DEVELOPMENT. ONLY IN
RARE CIRCUMSTANCES
HAVE AREAS OF DENTON
BEEN MASTER PLANNED.
~ TRANSPORTATION
DOMINATED BY PRIVATELY
OWNED MOTOR VEHICLES.
THE SINGLE-OCCUPANT
VEHICLE IS THE NORM IN
DENTON. OPTIONS ARE
CURRENTLY LIMITED.
CHARACTERISTICS OF
SPRAWL 8: THOSE FOUND
IN DENTON:
~ FRAGMENTATION OF
GOVERNANCE AUTHORITY
OVER LAND USE BETWEEN
MANY LOCAL
GOVERNMENTS. ~)ENTON~S
ETJ HAG NO LAND USE
CONTROLS AND SHARES
COMMON BOUNDARIES
WITH SEVERAL CITIES.
~ GREAT VARIANCE IN
FISCAL CAPACITY OF
LOCAL GOVERNMENTS
WITHIN THE REGION.
ADJOINING AND ADJACENT
CITIES ARE SIGNIFICANTLY
SMALLER THAN DENTON.
~ WIDESPREAD
COMMERCIAL STRIP
DEVELOPMENT ALONG
MAJOR ROADWAYS. THE
HISTORIC COMMERCIAL
DEVELOPMENT SINCE THE
1950S HAS BEEN STRIPS
ALONG MAJOR ROADWAYS.
~ MAJOR RELIANCE ON
THE TRICKLE-DOWN
PROCESS TO PROVIDE
HOUSING FOR LOW-
INCOME HOUSEHOLDS.
THERE IS LITTLE NEW
HOUSING DEDICATED TO
OWNERSHIP BY LOW-
INCOME HOUSEHOLDS.
Robert W. Burchell, Naveed A. Shad, et al.
The Costs of Sprawl - Revisited. Transit
Cooperative Research Program, 1998.
Land Use
Residential Land Use Classifications
J Existing Residential/Infill Compatibility
Within established residential areas, new development should respond to existing
development with compatible land uses, patterns, and design standards. The
plan recommends that existing neighborhoods within the city be vigorously pro-
tected and preserved. Housing that is compatible with the existing density, neigh-
borhood service, and commercial land uses is allowed.
Neighborhood Centers / New Neighborhoods
Within the undeveloped urban and urbanizing areas of the city, new neighbor-
hoods may develop in traditional patterns. Hixed-use and mixed housing types
will be allowed to develop in a pattern of 'neighborhood centers'. These are
oriented inwardly, focusing on the center of the neighborhood. These neighbor-
hoods will exemplify the interrelationship between quality of development, density,
services and provision for adequate facilities. These developments should locate
the center of the neighborhood within a five to ten minute walking distance from
the edge of the neighborhood. The center contains uses necessary to support the surround-
ing neighborhood. These support uses could include service-oriented retail such as a small
grocery, hair salon, dry cleaner or small professional offices. Residential uses may occur at
higher densities with townhomes or residential flats above service oriented uses. Open space
occurs in neighborhood centers with park uses including central neighborhood "greens" and
floodplain preservation. Civic uses such as fire stations, schools, libraries, and mass transpor-
tation nodes are encouraged to be essential elements of neighborhood centers as landmarks
that are a focus to the neighborhood. Limited multistory development in the neighborhood may
be developed to incorporate shops on the ground floor and offices or residences on the upper
floors.
Large-Lot Rural
Single-family large-lot residential uses will be regulated. Outside of the urbanizing areas the
size of the lots will be based on Denton County requirements. The remaining land within these
areas would remain as agricultural uses.
J Other Residential
Residential uses will occur within the downtown university core, community mixed-use centers,
regional mixed-use center, and employment centers. Some areas of the downtown university
core may not be appropriate for residential uses. Hultistory structures may develop uses
Land Use
other than residential such as office, retail, and service uses. Uses may occur in separate
structures but follow a pattern of development that focuses on the mixed-use center.
Residential Land Use Goals & Strategies
Balancing Residential Land Use Goals
Accommodate balanced future residential developments:
Between residential and nonresidential land uses.
J Among the various types, styles and prices of housing.
IVlaintain about fifty percent of the developed land area within the city as
residential land uses. increase the percentage of owner-occupied housing to sixty
percent by the year 2020.
J Revise the zoning regulations and consider requirements for a variety of
housing types in new development.
Balancing Residential Land Use Strategies
Revise the zoning and subdivision regulations to affect desired residential land
use including:
_J For land that has been developed, maintain minimum residential lot sizes in
the zoning code to protect existing neighborhoods.
J For undeveloped land, take into account both minimum residential lot size
and density ranges that are consistent with the principles and concepts of the
growth management strategy and plan.
Establish design standards for all housing according to housing type.
~ Encourage a variety of housing styles, types and prices with large, newly
developed neighborhoods.
Provide adequate pubic facilities for all development.
NEIGHBORHOOD
CENTERS DEVELOPMENT IS
REQUIRED TO ASSURE A MIX
OF A VARIETY OF HOUSING
WITHIN ANY NEW
DEVELOPMENT. TYPES OF
HOUSING THAT MAY BE
CONSIDERED IN THESE
AREAS INCLUDE:
~ ~TANDARD LOT SINGLE-
FAMILY DETACHED
DWELLINGS
~ SMALL LOT SINGLE-
F'A MIL Y DETACHED
DWELLINGS
~ ACCESSORY DWELLING
UNITS
~ TWO~F'AMILYDWELLINGS
~. SINGLE-FAMILY
ATFACHED DWELLINGS
~ MIXED-USE DWELLING
UNITS
SMALL STRUCTURE
MULTIF'AMILY DWELLINGS
NEIGHBORHOOD
CENTERS DEVELOPMENT
CONTAINS USES OTHER
THAN RESIDENTIAL THAT
SERVE THE NEIGHBORHOOD
AND MAY INCLUDE:
I~ SCHOOL USES
CiViC USES
POST OFFICES
PARKS, OPEN SPACE,
AND FLOODPLAINS
~" MASS TRANSPORTATION
HUBS
~ LIMITED SERVICE
ORIENTED RETAIL ~ OFFICE
~ ECCUMENICAL ~
SERVICE ORGANIZATIONS
Land Use
Projected Demand for Residential Land Use Goals
Ej Neet projected demand. Over the period from 1999 to 2020, if growth
projections are accurate, nearly 50,000 additional housing units are needed in
the city to accommodate projected demand.
Projected Demand for Residential Land Use Strategies
~ Accommodate 27,000 single-family homes and 18,000 multifamily units by
the year 2020 to bring the ratio of single to multifamily housing from 51:49 in
1998 to 59:41 in 2020.
'J Establish land use plan density criteria in the development code for all hous-
ing according to the growth management strategy.
.a Establish mixed-use development areas that allow housing in regional, com-
munity, and neighborhood centers and the downtown university core district.
Residential Land Use Location Goals
Increase housing opportunities in the core of the city.
Accommodate urban-style-housing units in the university areas by 2020.
rj Accommodate owner-occupied (condominiums, townhouses, duplexes and
single-family detached) housing units inside the loop (Loop 288, 1-35 and 1-35E):
~L~ Revise the development regulations and allow urban-style housing in mixed-
use districts.
r_t Preserve existing single-family housing stock within the city.
Land Use
Residential Land Use Location Strategies
'J Define a downtown university core district and develop small area plans that
identify specific housin9 opportunities and 9oals.
J Establish a variable-rate impact fee for water distribution and wastewater
collection lines that encourages development in the center of the city.
~ Establish criteria for evaluating residential zoning changes to assure consis-
tency with the growth management strategy and Denton comprehensive plan poli-
cies and consistency with area plan recommendations.
Encourage all new development to be contiguous to existing development.
L.! Establish regulations that allow neighborhood-oriented, nonresidential land
uses in neighborhood centers.
Allow higher-density, single and multifamily housing along major arterial roads and
near intersections of arterial and collector roads.
Residential Land Use Density Goals
-J To achieve environmental goals, deliver urban services efficiently and allow
lower densities elsewhere, higher residential density occurs in regional, commu-
nity, and neighborhood activity centers, where it makes sense.
.J High densities should be concentrated where infrastructure can support them
and near jobs, schools, shopping, and cultural centers.
..J Increase the number of housing units and achieve higher housing densities
in the downtown university core and mixed-use centers.
Enable the creation of moderate housing densities within neighborhood centers in a
mixed-use setting.
14-18 10-14
du/ac du/ac
12-16 18-20
duh, c du/ac
Inlnln,¢'
15-22 27-30
du/ac du/ac
I 5-20 36-40
du/ac du/ac
IIIIII;
14-18 40-65
du/ac du/ac
t rJllJJ/
30-45
du/ac
20-30
du/ac
Land Use
Residential Land Use Density Strategies
~ Allow high-density urban-style housing in appropriate areas within the down-
town university core and other activity centers,
Adopt minimum density standards in activity centers.
J Require adequate levels of service and public facilities prior to residential
development. Adequate public facilities shall be a criterion by which zoning is
granted.
La Determine the appropriate methods to prevent development in the lO0-year
floodplain,
Commercial Land Uses
The role of commercial activity in the city is to provide convenient and available retail,
service, and office opportunities to residents of the Denton market area. Commercial activity
provides return on investment for business and property owners, employment opportunities
for local residents, and an economic base for local taxing entities. Commercial activity generally
supports community residential activity, but certain aspects of the retail, service, and office
uses such as big-box retail, and service and office headquarters may be more regionally ori-
ented and act as basic elements of the economy.
A summary of commercially developed and zoned land in the city follows:
1995 Developed Commercial Land Uses
Commercial Percent of All
Developed All Developed Developed
Area
Area Area
Acres 1,235 13,184 9.4 %
North Central Texas Council of Governments, 1995 Land Use
Definitions; Commercial includes all office structures and retail buildings, such as department
stores, repair shops, supermarkets and restaurants, as weft as hotels and motels,
Land Use
1998 Commercial Zoning Classifications
Percent of All
Zoning Classification Area in Acres
Zoned Land
Office (0) 158.3 0.4
Neighborhood Service (NS) 14.9 ~ 0.0
General Retail (GR) 432.9 1.;
Commercial (C) 1,545.6 4.3
Central Business (CB) : 54.5 O.
Planned Developments 1,739.9 ~ 4.8
Total Commercial :],946.1 11.0
Total Zoned Area 35,741.9 t00
City of Denton GIS Zoning Coverage as of October 29, 1998 and City of Denton
Planning Dept.; Planned Development Summary; March 1998
Primary Commercial Land-Use Principles
.~ Maintaining Balance
it is the desire of the residents of Denton to maintain and enhance the balance
between residential and commercial land uses and assessed values in Denton.
..~ Limiting Strip Development
One of the overall goals of the land use plan is to limit the amount of strip com-
mercial development along Denton's arterial streets, collectors, and highways.
:J Demanding Quality
The quality of development, particularly commercial development along the city's
corridors, is a significant factor in the quality of neighborhoods, the urban envi-
ronment, and the sustainability of structures. Adequate public facilities shall be a
criterion by which zoning is granted.
COMMERCIAL LAND USE
ISSUES:
~ INAPPROPRIATELY
LOCATED COMMERCIAL
USES ~ STRIP
COMMERCIAL ADVERSELY
IMPACT ADUACENT
RESIDENTIAL AREAS AS
THEY DO NOT CONTRIBUTE
TO IMPROVED SERVICE ~
FUNCTION OF THE
RESIDENTIAL LIVING AREAS
~' MOST COMMERCIAL
AREAS LACK A FULL
COMPLEMENT OF ACTIVITY
CENTER USES THEREBY
DIMINISHING THE ROLE OF
THE CENTER AS A
MEANINGFUL FOCAL POINT
TO SUPPORT COMMUNITY
IDENTITY
~ MANY COMMERCIAL
CENTERS BUILT UNDER
LESS RESTRICTIVE
STANDARDS ARE UNABLE
TO MEET CURRENT
STANDARDS FOR PARKING,
LANDSCAPING, SITE
DESIGN, AND OTHER
DESIGN ISSUES
~.qTRONGER DESIGN
REQUIREMENTS ARE
NEEDED TO MAINTAIN
INDIVIDUAL TOWN
CHARACTER ~ TO RESTORE
FOCUS ON THE
PEDESTRIAN THROUGH
DESIGNS WITH HUMAN~
SCALE ORIENTATION
COMMERCIAL PROJECTS
SHOULD ADDRESS:
BUILDING DESIGN,
HEIGHT ~ MASS
~- ARRANGEMENT ~ SITING
OF STRUCTURES
DESIGN COMPATIBILITY
ADDRESS THE STREET
PROVIDE FOR PUBLIC
SPA
TREES, LANDSCAPING
NATURAL ENWRONMENT
YARDS ~ SCREENING
VISUAL IMPACTS
NOISE ~ LIGHT IMPACTS
ROADWAYDESIGN
CRITERIA
PARKING CRITERIA
PEDESTRIAN ~ BICYCLE
ACCESS ~ CONNECTIONS
~ TRANSITACCESS
CONNECTIONS
Land Use
Commercial Land-Use ¢/assificatJons
L.] Regional Nixed-Use Activity Center
For a regional activity center, the focus area contains the shopping, services,
recreation, employment, and institutional facilities supported by and serving an
entire region. A regional activity center could include a regional shopping mall, a
number of major employers, restaurant and entertainment facilities, a large high
school or community college, and high-density housing. A regional activity center
is considerably larger and more diverse in its land uses than any other activity
center. It includes vertically integrated uses where different uses may occur on
each floor of the building.
.~ Community Mixed-Use Activity Center
The focus area of a community activity center contains the shopping, services,
recreation, employment, and institutional facilities that are required and supported
bythe surrounding community. Thus, a community activity center could contain a
supermarket, drug store, specialty shops, service stations, one or more large
places of worship, a community park, midsize offices, and employers, high- to moderate-
density housing, and perhaps an elementary or middle school. It includes vertically inte-
grated uses where different uses may occur on each floor of the building.
;J Neighborhood Nixed-UseActivity Center
The focus area of a neighborhood center contains facilities vital to the day-to-day activity
of the neighborhood. A neighborhood center might contain a convenience store, small
restaurant, personal service shops, church or synagogue, daycare, individual office space,
a small park, and perhaps and elementary school. These diverse facilities are ideally
located in close proximity to one another in the center, so that all the essential neighbor-
hood facilities are in one convenient location, accessible in a single stop or by walking or
biking. It includes vertically integrated uses where different uses may occur on each floor
of the building.
~ Downtown University Core District
Specified commercial areas of the downtown university core district should be places of
great vitality, with a mix of educational, residential, retail, office, service, government,
cultural, and entertainment development. The health and vitality of the area can contrib-
ute in a major way to the city, its local and regional image, and quality of life. It is a place
where residents can live, work, learn, and play in the same neighborhood. It includes
different uses which may occur on each floor of the building.
Land Use
Characteristics of Commercial Development in Mixed-Use Activity Centers
Neighborhood Nixed- Community Regional
Use Activity Center Nixed-Use Mixed-Use
Activity Center Activity Center
Purpose To provide convenience To provide convenience To provide convenience &
shopping for goods & and comparative shopping comparative shopping for
services to an individual for goods & services to goods & services to an
neighborhood, an individual individual neighborhood
neighborhood as well as as well as the entire city
a number of nearby & surrounding area.
neighborhoods.
Typical Land Up to 10 acres. Up to 30 acres. More than 30 acres
Area
Typical Service Up to 1 square mile & Up to 8 square miles and Multi-county area & up to
Area & 5,000 people 40,000 people 250,000 people.
Population
Typical Retail Convenience grocer Specialty stores, grocer, Malls, Big Box Retail &
Tenant drug, hardware Superstores
Typical Store Less than 4,000 square Less than 100,000 More than 100,000
Size feet. square feet square feet
Typical Convenience & Services Convenience & Comparative
Purchase Type Comparative
Typical Shopping Low Medium High
Expenditure
Typical Shopping High Medium Low
Frequency
Typical Service Personal Services Automotive Services Automobile Dealers
Types
Typical Office Individual Office Spaces Small Office Buidings or Large Office Buildings or
Types Nixed-Use Buildings Mixed-Use Buildings
Typical Moderate density, small High & moderate density, High density, large
Housing Types apartment buildings and medium size mixed-use mixed-use apartment or
town homes, housing apartment buildings, condominiumbuildings,
above commercial/retail housing above housing above
uses. commercial/retail uses. commercial/retail uses.
Local Example Bell Place Denton Town Center Golden Triangle Mall
NOTE: Local examples listed in this table represent aspects of land area, square footage and
typical service areas. These examples do not necessarily represent design criteria for architecture
or site design.
Typical Neighborhood Mixed-Use Activity Center
Typical Community Mixed-Use Activity Center
Typical Regional Mixed-Use Adivity Center
WITHIN THE
DOWNTOWN UNIVERSITY
CORE DISTRICT, THERE ARE
MANY SUBAREAS THAT
DESERVE SPECIAL
ATTENTION, THE
FOLLOWING IS A SAMPLE OF
THIS AREA:
THE DOWNTOWN CORE
THE FRY STREET AREA
~' THE OAK-HICKORY
HISTORIC DISTRICT
THE AREA NORTH OF
CONGRESS STREET TO
UNIVERSITY DRIVE,
BETWEEN CARROLL
BOULEVARD AND TWU IS A
SPECIAL MIXED-USE
DISTRICT
I1, THE AREA BOUNDED BY
SOUTH CARROLL
BOULEVARD (WEST),
SOUTH ELM (EAST), WEST
SYCAMORE (NORTH, AND
EAGLE DRIVE (SOUTH) IS A
SPECIAL SUBAREA WITH
HISTORIC RESIDENCES
UNIVERSITY OF' NORTH
TEXAS
TEXAS WOMAN'S
UNIVERSITY
Land Use
Typical Mixed-Use Center Land-Use Configurations
Neighborhood Center / New Residential Nixed-Use Centers
Minimum Core Area
(~ ~ercial · Hixed-Use. Core. Area
' ~1-'~< .~7 ':: X, O~F,=.~.:'
-. :0,. --,o': .' ',~" .".':~'- .. -0.: ·
Naximum Core Area
Community & Regional Mixed-Use Centers
~ ' Commerdal Hixed-Use,Co_re._Are_a£~ ~.
'. '~;'-~: r ~ ~%'~ fF.:.'~- '~? ....... q..FFv'
Ninimum Core Area
q,t_ ' : Commerciat'.Hixe_cL~se.Cor~-~.~__¢:~. :~_-->->
. -:a.3 ·
w
'....- :5~...:':~'5'....(~!- .:%:. '.: ':re · ·
Naximum Core Area
Commercial Goals & Strategies
Organization of Commercial Land Use 6oals
'.L] To provide for reasonable amounts and distribution of various types of com-
mercial land use in attractive and well-located settings.
~_i To provide for commercial activities in planned activity or neighborhood cen-
ters, rather than on scattered sites or highway strips.
~ To develop activity centers where commercial uses, professional offices, and
public facilities are located near residential development, while providing safe and
convenient pedestrian access.
J To maintain, intensify, and/or expand existing commercial areas, where appropriate,
while removing commercial uses from, and stopping intrusions into, areas not appropriate
for commercial use.
J To locate neighborhood-oriented, commercial activities conveniently to dwelling units
in order to minimize the need for frequent automobile trips for everyday household needs.
L] To encourage the location of daycare centers, housing, churches, social clubs, and
other quasi-public uses within or adjacent to activity centers in order to share public
facilities and help establish these areas as focal points.
Land Use
Organization of Commercial Land Use Strategies
J As commercial areas are developed, redeveloped, or expanded, the provi-
sion of multiple-use activity centers, as identified in the plan, is developed in lieu
of development as single-function shopping areas.
i~ Commercial activity or neighborhood centers are the preferred location for
retail, commercial, and community services and encroachment of these uses into
other areas is discouraged.
_.~ Commercial development occurs only in activity centers that are appropriate
to its service and trade area and that are compatible with adjacent existing and
proposed land uses and with existing and programmed public services and facili-
ties.
..a Service-commercial establishments locate in appropriate activity centers,
rather than at haphazardly chosen locations that contribute to the formation of strip or
spot commercial development.
J The location and size of neighborhood centers areas relate to the character and
needs of the specific residential development these centers are intended to serve.
Commercial Land Use Design Standard Goals
-~ To provide for convenient, aesthetically pleasing, and environmentally sound
commercial opportunities that are easily accessible to the existing transportation
network.
!_l To encourage and provideforthe upgrading and maintenance of commercial
corridors.
~ To develop and maintain a healthy, vital downtown.
Land Use
Commercial Land Use Design Standard Strategies
i_l Redeveloped and expanded commercial areas are subjected to high stan-
dards of site design and designed in relation to surrounding areas so as to pro-
vide safe, visually pleasing vehicle and pedestrian access without compromising
the character and appearance of the built and natural environments.
=1 Activity centers are integrated with surrounding streets and uses, where ap-
propriate, by means of landscaping, berms, fencing, and the siting of structures.
Facades, architectural screening (walls, fences, parapets, etc.) and a unified land-
scape treatment is consistent and creates an identifiable activity center.
,.21 Neighborhood centers may include uses specifically supportive of the neigh-
borhood, uses in scale with residential structures, and service-oriented uses such
as daycare centers, dry cleaners, corner stores, civic structures, and moderate-
density housing, when the design demonstrates adequately that these uses and
structures will be compatible with both the neighborhood center and the sur-
rounding neighborhood.
~_~ Renovation and reuse of downtown buildings will be appropriately scaled, high-quality
design, and maintenance is necessary to bind the downtown into a quality environment.
LJ Buildings are designed to be compatible with the established character and built form,
or with surrounding development.
Commercial Land Use Diversity Goals
LJ To maintain a diversity of uses in the community.
i21 To create job opportunities and enhance the economic base of the planning
area and the county, by focusing on retaining and attracting commercial uses, in
particular retail and service-oriented business, in addition to focusing on indus-
trial economic development activities, and by developing an up-to-date inventory
of all businesses and buildings within the planning area.
.J Information on size, average rents, property values and amenities, traffic
counts, and estimated sales of existing businesses should be included. A break-
down of the categories for types of businesses will also be useful.
Land Use
Commercial Land Use Diversity Strategies
ij The amount and type of proposed retail-commercial uses permitted in an
activity center is based upon an analysis of the potential market generated by the
size and type of population that will liv~ within the center's market area. The
analysis should also take into consideration all other nearby existin9 or approved
commercial uses and the possibility of overlapping service areas.
Industrial Land Uses
The role of industry in Denton is relatively new. Two historic industries date back to before
the turn of the century: Morrison's Milling, a processor and manufacturer of food produds
located near downtown Denton, and Acme Brick, a manufacturer of building products located
south of 1-35E, east of Fort Worth Drive. Denton's economy has been more dependent upon
government, education, and retail activities for its base. In the past several decades, many
additional manufacturing entities have made their home in Denton, broadening the employ-
ment base in a time when most communities are becoming less dependent upon industrial jobs.
Denton currently has approximately 5,098 acres (nearly eight square miles) of industrially
zoned land located throughout the city. Depending upon site and infrastructure needs, pro-
spective businesses are presented with several options as to location, price of land, and de-
gree of infrastructure in place. Internal existing infrastructure varies as well as direct/indirect
highway access. It is very important that opportunities for public/private development part-
nerships be formed to identify and encourage addressing specific infrastructure needs within
the industrial and employment centers.
A 1998 land use inventory indicates that there are approximately 1,167 acres of developed
industrial land use, less than twenty four percent of the industrially zoned land within the city.
The developed industrial land represents sixteen acres per thousand population.
Community goals should be incorporated into industrial recruitment and expansion programs.
Therefore, a primary goal of economic diversification is to attract and recruit industries that
~[ NDUSTRIAL CENTERS:
THE LAND USE PLAN
IDENTIFIES FOUR
INDUSTRIAL CENTERS.
DENTON IS STRATEGICALLY
LOCATED AT THE JUNCTION
OF U.S. INTERSTATE 35,
35EAST, AND 35WEST,
PROVIDING EXCELLENT
TRANSPORTATION OF
GOODS FROM MEXICO TO
CANADA. IN ADDITION,
STATE HIGHWAY 380
ESTABLISHES ACCESS TO
EAST AND WEST MARKETS.
ALL INDUSTRIAL ZONING
DISTRICTS ARE LOCATED
' ALONG THESE MAJOR
THOROUGHFARES OR ARE
CONNECTED VIA LOOP
288.
WESTERN INDUSTRIAL
CENTER
DENTON 'S LARGEST
INDUSTRIAL AREA IS
LOCATED IN WESTERN~
MOST DENTON, WITH THE
DENTON MUNICIPAL
AIRPORT AS ITS CENTRAL
FOCUS. IT IS BORDERED
BY U.~,. INTERSTATE 35 ON
THE EAST, BY THE
PROPOSED EXTENSION OF
LOOP 288 ON THE WEST,
AND BY U,S. HIGHWAY380
ON THE NORTH.
NDUSTRIAL CENTERS:
I~' ACME INDUSTRIAL
CENTER
THIS CENTER IS LOCATED
IN SOUTH CENTRAL
PORTION OF DENTON
BETWEEN US 377 AND
TEASLEY LANE. MISSION
ROAD PROVIDES THE
SOUTHERN BOUNDARY.
~,OUTHEAST INDUSTRIAL
CENTER
THIS CENTER IS LOCATED
IN THE SOUTHEAST
PORTION OF THE CITY
WITH LOOP 288
PROVIDING THE
NORTHWESTERN
BOUNDARY AND THE
ABANDONED RAILROAD
PROVIDING THE
SOUTHWESTERN
BOUNDARY.
I1,, NORTHEAST
INDUSTRIAL CENTER
THIS INDUSTRIAL CENTER
IS LOCATED ON THE
NORTH SIDE OF U.~,. 380,
IMMEDIATELY EAST OF
LOOP 288 IN THE
NORTHEAST PORTION OF'
THE CITY. THE UNION
PACIF'IC RAILROAD RUNS
ALONG THE NORTHERN
BOUNDARY OF' THE AREA.
Land Use
use high-quality environmental practices, bring new capital into the economy, and provide higher-
than-average wage jobs. Just as important as the make-up of industry within Denton is its
location. The land use plan focuses on designated locations for certain types of industrial uses
with large manufacturing facilities locating in industrial centers and light manufacturing facilities
in both industrial centers and employment centers. Current development standards and per-
mitted uses should be reviewed to ensure compatibility within the centers and surrounding land
uses. A summary of industrially developed and zoned land in the city follows:
1995 Developed Industrial Land Uses
Industrial All Developed Developed
Developed Area
Area Area
~,cres 1,167 13,184 8.8
1998 Industrial Zoning Classifications
Percent of All
Zoning Classification Area in Acres Zoned Land
Light Industrial (LI) 4,448.5 12.4
Heavy Industrial (H) 116.5 0.3
Planned Developments 532.7 1.4
Total Industrial 5,097.7 14.2
Total Zoned Area 35,741.9 100
North Central Texas Council of
5overnments, 1995 Land Use
Definitions: Industrial includes
manufacturing plants, warehouses, office
showrooms, etc,
City of Denton 61S Zoning Coverage as of
October 29, 1998
City of Denton, Planned Development
Summary, Narch 1998
Note: Planned development (PD-139) had
a classification of "Business Park" that
allowed commercial and industrial uses. For
the purposes of these tables,
business park has been included in
commercial land uses.
Primary Industrial Land Use Principles
Organizing to Hinimize Conflicts
It is the desire of the residents of Denton to organize industrial and employment
land use districts so as to minimize conflicts with adjoining land uses and to most
efficiently utilize the existing transportation systems.
Developing Performance Standards
Just as the quality of commercial development is important to Denton residents,
the performance standards of industrial and employment development is critical
to the health, safety, and welfare of the community, its environment and its se-
curity.
Land Use
Industrial Land-Use Classifications
~ Industrial Centers
Industrial centers are intended to provide locations for a variety of work pro-
cesses and work places such as manufacturing, warehousing and distributing,
indoor and outdoor storage, and a wide range of commercial and industrial op-
erations. The industrial centers may also accommodate complementary and sup-
porting uses such as convenience shopping and child-care centers. There will
most likely be instances where residential uses will be incompatible with industrial
and manufacturing processes used in industrial centers. Adequate public facilities
shall be a criterion by which zoning is granted.
~ Employment Centers
Employment centers are intended to provide locations for a variety of workplaces,
including limited light manufacturing uses, research and development activities,
corporate facilities, offices, and institutions. Employment centers are also intended
to accommodate secondary uses that complement or support the primary work-
place uses, such as hotels, restaurants, convenience shopping, and child-care.
Adequate public facilities shall be a criterion by which zoning is granted.
Additionally, employment centers are intended to:
The land
..~ Encourage the development of office and business workplaces in close proximity
to housing, civic, and recreational uses;
..~ Promote excellence in the design and construction of buildings, outdoor spaces,
transportation facilities, and streetscapes;
~ Direct the development of workplaces consistent with the availability of public
facilities and services; and,
~! Continue the vitality and quality of life in adjacent neighborhoods.
use plan identifies four employment centers:
Northwest Employment Center
The Northwest Employment Center is located to the
west of U.S. Interstate 35 and to the south and east
of the proposed Loop 288 extension. The Kansas
City Southern Railroad bisects the area running from
the northwest to the southeast.
Southwest Employment Center
The Southwest Employment Center is located south of
i~' INDUSTRIAL USES
COULD BE DESCRIBED AS
THOSE ENGAGED IN THE
BASIC PROCESSING AND
MANUFACTURING OF
MATERIALS OR PRODUCTS
PREDOMINATELY FROM
EXTRACTED OR RAW
MATERIALS, OR A USE
ENGAGED IN STORAGE OF,
OR MANUFACTURING
PROCESSES USING
FLAMMABLE OR EXPLOSIVE
MATERIALS, OR STORAGE
OR MANUFACTURING
PROCESSES THAT
POTENTIALLY INVOLVE
HAZARDOUS CONDITIONS.
~ INDUSTRIAL WOULD
ALSO INCLUDE THOSE USES
ENGAGED IN THE CLEANING
OF EQUIPMENT OR WORK
PROCESSES INVOLVING
SOLVENTS, SOLID WASTE
OR SANITARY WASTE
TRANSFER STATIONS,
RECYCLING
ESTABLISHMENTS, AND
TRANSPORT TERMINALS
(TRUCK TERMINALS, PUBLIC
WORKS YARDS, CONTAINER
STORAGE).
INDUSTRIAL USES
WOULD BE ALLOWED IN
INDUSTRIAL CENTERS AS
DESIGNATED ON THE LAND
USE PLAN.
~' LIGHT INDUSTRIAL USES
COULD BE DESCRIBED AS
THOSE ENGAGED IN THE
MANUFACTURE,
PREDOMINANTLY FROM
PREVIOUSLY PREPARED
MATERIALS, OF FINISHED
PRODUCTS OR PARTS,
INCLUDING PROCESSING,
FABRICATION, ASSEMBLY,
TREATMENT, PACKAGING,
INCIDENTAL STORAGE,
SALES, AND DISTRIBUTION
OF SUCH PRODUCTS.
I~ FURTHER, LIGHT
INDUSTRIAL WOULD
INCLUDE THE
MANUFACTURE OF
ELECTRONIC INSTRUMENTS,
PREPARATION OF FOOD
PRODUCTS,
PHARMACEUTICAL
MANUFACTURING,
RESEARCH AND SCIENTIFIC
LABORATORIES, AND
SIMILAR USES.
LIGHT INDUSTRIAL USES
WOULD NOT INCLUDE
MINING AND EXTRACTING
INDUSTRIES,
PETROCHEMICAL
INDUSTRIES, RUBBER
REFINING, PRIMARY METAL
AND RELATED INDUSTRIES.
LIGHT INDUSTRIAL USES
WOULD BE ALLOWED IN
INDUSTRIAL CENTERS AND
EMPLOYMENT CENTERS AS
DESIGNATED ON THE LAND
USE PLAN.
HEAVY INDUSTRIES WILL
NOT BE PERMITTED IN
INDUSTRIAL AREAS.
Land Use
~j
the Western Industrial Center on the west side of 1-35W. The proposed Loop 288
extension defines the western boundary of the center,
East Loop 288 Employment Center
This center runs along both sides of the easternmost portion of Loop 288 from
McKinney north beyond Mingo Road.
North Texas Research Park Employment Center
This center is located in the southeast portion of Denton. The center extends past
Woodrow Lane on the west and past Hayhill on the east. Spencer Road provides the
southern boundary, The northern boundary is formed by the floodplain between
Woodrow and Loop 288.
Industrial Goals and Strategies
Industrial 60als
J When appropriate, the city should form public/private partnerships to meet
infrastructure needs within the industrial districts. Development that complements
existing businesses in the district should be encouraged.
Li The economic development partnership formed by the City of Denton and
the Denton Chamber of Commerce should work closely with property owners within
each industrial district to market land to businesses identified as appropriate for
each district.
The University of North Texas, Texas Woman's University, and North Central Texas
College should be considered a vital part of the marketin9 program.
Industrial Strategies
CI Considerations should be given to businesses that are in line with economic
diversification and environmental policy statements.
C] Create a target list of businesses suitable for each district to be included in
the overall marketing plan,
ill Consider public/private partnerships to stimulate location and expansion of
businesses within the districts.
ill Continue to develop partnerships with the higher education institutions, fo-
cusing on the development of research activities, training, and entrepreneurial
opportunities.
Assist the higher education institutions in creating links with private industry.
Land Use
Civic Land Uses
Civic land uses are lands that are public or quasi-public in nature, including but not limited
to:
Lands owned and utilized by public agencies or governments for the public good;
Lands dedicated as parks, drainage facilities or open space; and,
Lands that are owned and operated in a quasi-public manner such as churches or
private schools.
The adjacent table summarizes developed civic land:
In addition to the local municipal government,
Denton is home to the University of North
Texas, Texas Woman's University, the Denton
State School, Denton County, and the Fed-
eral Emergency Management Administration,
all of which have significant land holdings.
In addition, within Denton there are two ma-
jor interstate highways, two major railroad
rights-of-way, and numerous other state
highways.
1995 Developed Civic Land Uses
Area Percent'of All
Types of Use Developed in Developed
Acres Land
Institutional 1,062 8.0
Infrastructure 1,838 13.9
Dedicated 1,060 8.0
Water 126 0.3
Total Civic 4,086 30.9
North Central Texas Council of Governments, 1995
Land Use
Civic land uses should be used to the maximum extent possible to lead and guide development.
The community should invest in civic development that serves as local landmarks. Civic land
uses can be organized to provide focus for regional, community, and neighborhood activity
centers. Civic land uses can be located to provide shared facilities and most efficient use of
land. Civic land uses can be used to prevent strip commercial development along the regional
and community highway system.
Role of the Universities and Schools
Collectively, the University of North Texas, Texas Woman's University, the Denton State School,
and the facilities of the Denton independent School District comprise a significant, but not
large, portion of Denton's developed land area. These institutions are major employers in the
community and are the most significant economic engine in Denton. Within these lands are
recreational facilities, golf courses at the two universities, and open space and park lands at
many schools, that have community-wide benefits.
DEFINITIONS:
~ INSTITUTIONAL
INCLUDES USES SUCH AS
CHURCHES, GOVERNMENT
FACILITIES, MUSEUMS,
SCHOOLS, HOSPITALS,
MEDICAL CLINICS,
LIBRARIES, AND MILITARY
BASES.
I~' INFRASTRUCTURE
INCLUDES ALL ROADS,
AIRPORTS, (.INCLUDING
TERMINALS AND RUNWAYS),
RAILROADS, RADIO AND
TELEVISION
COMMUNICATION STATIONS,
TRUCK TERMINALS, SEWAG'E
TREATMENT AND POWER
PLANTS, POWER LINE
EASEMENTS, PUMP
STATIONS, WATER
TREATMENT PLANTS, AND
WATER SYSTEMS, ETC.
~ DEDICATED LAND
INCLUDES ALL PUBLIC AND
PRIVATE PARKS, GOLF
COURSES, CEMETERIES,
TENNIS COURTS, SWIMMING
POOLS, AMUSEMENT PARKS,
SANITARY LANDFILLS, LAND
APPLICATIONS AND SIMILAR
WASTE MANAGEMENT
FACILITIES. ALSO
INCLUDED ARE MAJOR
FLOOD CONTROL
STRUCTURES, LEVIES AND
F'LOOD CHANNELS.
WATER INCLUDES ALL
WATER BODIES.
PRIMARY CIVIC LAND
USE PRINCIPLES:
PROVIDING ADEQUATE
PUBLIC FACILITIES
ONE OF' THE PRIMARY
FUNCTIONS OF CIVIC LAND
USES IS TO SUPPORT
EXISTING AND PROPOSED
DEVELOPMENT WITH
ADEQUATE PUBLIC
FACILITIES, ADEQUATE
PUBLIC FACILITIES SHALL
BE A CRITERION BY WHICH
ZONING IS GRANTED.
BUILDING lANDMARKS
A MEASURE OF THE
IDENTITY OF A COMMUNITY
IS ITS ENDURING
LANDMARK BUILDINGS AND
PLACES. MOST OF THESE
ARE CIVIC IN NATURE,
PUBLIC OR QUASI-PUBLIC
PLACES THAT ENHANCE
THE QUALITY OF LIFE FOR
ALL RESIDENTS,
~ ENHANCING
CORRIDORS
CIVIC LAND USES,
INCLUDING THE CITY'S
CORRIDORS THEMSELVES,
CAN BE ENHANCED TO
DISTINGUISH AND
ENCOURAGE THE
BEAUTIFICATION OF THE
NON-CIVIC LAND USES
ALONG THESE CORRIDORS.
Land Use
Impact on Tax Base
The tax base of the community has historically been thought of as "taxable property", but since
the advent of the additional ° cent sales tax in Denton, total city sales taxes collected are now
greater than the total city property taxes. The dominant tax base in Denton is now taxable
expenditures.
Even though public institutions do not appear on the property tax rolls, their impact on the
city's tax base is significant. Institutional expenditures and payroll spent locally are an impor-
tant component of local sales taxes collected. The more administrators, teachers, and stu-
dents that live and make expenditures in Denton, the greater their impact on the local tax base.
Utility revenues derived from the universities are an important benefit to the city.
Less significant is the role of these civic land uses on the tax base of the local school district and
Denton County. These entities do not have the ability to collect sales taxes and therefore are
limited to local property taxes and intergovernmental transfers for revenues. The impact on
county and school tax bases is secondary in nature, depending upon the investment of employ-
ees in their housing and the investment of community commercial entities seeking to capture
the expenditures of the institutions and their employees.
Civic land uses include lands owned by public or private nonprofit entities that are accessible to
the general public and contribute to the civic fabric of the community. This uses include the
streets, parks and public buildings maintained by the city, county, state and federal govern-
ments, as well as privately-owned and maintained institutions such as churches and private
schools. Civic land uses make up a significant share of the total developed land in the city.
Summary of Estimated Land Use
by Civic Category
Estimated
Category Land Area in
Acres
Transportation Right-of-Way 4,152
Institutional 2,503
Parks and Open Space 1,264
Total 7,91 9
City of Denton Planning & Development Department, January 1999
Land Use
Municipal Facilities
~enton's city government is obligated to provide high quality public facilities while, at the
same time, limiting the financial burden of these facilities as much as possible. The availability
of an array of public facilities relates strongly to the quality of life for residents. These facilities
can be centralized or decentralized and they are managed based on performance standards
related to growth, new development, service standards, and convenience. The development
and implementation of goals and policies help the city to ensure public facilities will be available
to serve new development. They also support the city's efforts toward in-fill development and
redevelopment by ensuring that development away from the city core does not deprive in-fill
and redevelopment activity because of inadequate facility capacity. These policies should be
coordinated with the city's overall program for scheduling and funding capital facilities.
In addition, other levels of government maintain comparable public facilities. Denton County
maintains its general government, courts and jail facilities. The State of Texas maintains many
general government offices as well as Texas Department of Transportation (TXDOT) mainte-
nance facilities. The federal government also maintains many facilities in and around Denton.
Categories of Service
Public facilities may be centralized or distributed around the city. Hany services, such as admin-
istration, customer service, code enforcement, building inspections, engineering, and planning
are developed as centralized manner. These offices are located towards the center of the city to
provide equal access to all the residents. Other public facilities are located throughout the
community. Parks, fire stations, schools, and even some police facilities are located in many
different areas.
Nunicipal Facilities Goals & Strategies
Nunicipal Facilities Goals
.~! To provide municipal facilities adequate to support the future development of
Denton.
~ To organize civic land uses into regional activity centers.
J Locate major recreational activity centers within or adjacent to regional ac-
tivity centers, industrial, or employment districts.
~..~ To organize civic land uses into community activity centers.
.~. To organize civic land uses into neighborhood centers.
~; ..... UBLIC FACILITIES
INCLUDE A VAST NUMBER
OF LOCAL GOVERNMENT
BUILDINGS, FACILITIES, AND
PLACES, INCLUDING:
':~- UTILITIES
POLICE FACILITIES
FIRE FACILITIES
PARKS ~ RECREATION
FA CILITIES
:ts- LIBRARIES
~' AIRPORT
GENERAL GOVERNMENT
FACILITIES SUCH AS THE
SERVICE CENTER, CITY
HALL, CITY HALL EAST ~
CITY HALL WEST
Land Use
~ To develop civic landmarks.
_~ To utilize civic land uses to lead and guide other development.
Municipal Facilities Strategies
_I Identify thresholds of development that require civic support and invest-
ment in civic facilities.
~_1 Combine civic uses for the most efficient use of resources- for example, the
location of city parks adjacent to school facilities.
..J Locate major recreational activity centers within or adjacent to regional ac-
tivity centers, industrial, or employment districts.
~J Locate high school and school athletic facilities within or adjacent to regional
activity centers.
Consolidate university land uses within the downtown university core area.
Locate major local government facilities within the downtown area.
Locate middle schools within or adjacent to community or regional activity centers.
Churches, service clubs, and other quasi-public uses are encouraged to locate within
appropriate activity centers, to help establish these areas as focal points and to pro-
vide for the sharing of parking and other facilities.
Locate elementary schools within neighborhood centers.
Provide a budget for exemplary architectural details when constructing community
facilities.
Develop civic landmarks that lead by example.
Locate civic facilities along major corridors to prevent strip commercial development.
Implement the parks and recreation master plan to provide a system of parks and
greenways.
Land Use
Special Districts
Small area plans will be used to develop distinctive and specific plans for special districts or
areas of the city that require specific treatment because of that area's uniqueness or specific
issues that should be used.
These special districts help knit the components of the community into a place that has unique
identity and special character. They are important destinations for living, working, shopping,
and playing, and become focal points of the city. These districts represent the opportunity and
potential to achieve the cohesiveness of a city rather than a collection of individual neighbor-
hoods and subdivisions.
The Downtown University Core District
Residents will continue to view the downtown university core as a unique and dominant area in
the head of the city that merits special planning attention. A comprehensive downtown revital-
ization program, based on the strategies of the Texas Hain Street program, should be imple-
mented to maintain the momentum created by recent successes and improvements. It is ira-
portant to encourage the broadest mix of activities and greatest intensity of development
within the entire downtown university core. To promote the continued vitality of the downtown
area, particular attention should focus on the retail core, including encouragement of hospital-
ity uses.
Denton's image is strongly influenced by its universities, and efforts should be made to enhance
their appearance and connectivity to the community whenever possible. The city should strive
to encourage more community interaction with the universities by linking physical access be-
tween university and public property. In support of a vision for Denton 2001 proposal, the city
allocated funds to begin the connectivity process. Street and landscape improvements are
being designed to improve downtown and begin the creation of an "arts corridor" linkin9 the
Visual Arts Center with the courthouse square.
The uniqueness of the downtown university core areas create a set of special needs specifically
for those areas. Further study should investigate zoning, parking, special mixed-uses, density,
and the creation of tax increment financing or other special improvement districts. Consider-
ation of a historic district for downtown and conservation districts along Congress and Elm/
Locust should be investigated. Small area plans should be used to delineate special needs
areas within the district.
WITHIN THE PLANNING
AREA, SEVERAL SPECIAL
DISTRICTS WARRANT
ADDITIONAL ATTENTION
BECAUSE OF THEIR UNIQUE
CHARACTER, SPECIAL ROLE
IN LAND USE PATTERNS, OR
UNIQUE OPPORTUNITIES
FOR THE COMMUNITY. THEY
INCLUDE:
tl~ THE DOWNTOWN
UNIVERSITY CORE
DISTRICT
THE RAY ROBERTS
lAKE DISTRICT
~ THE DENTON
MUNICIPAL AIRPORT AREA
THE UNDEVELOPED
100~YEAR FLOODPLAINS
ENVIRONENTALL Y
SENSITIVE AREAS
Land Use
The Ray Roberts Lake District
Perhaps the greatest environmental, economic, and recreation asset of the city, as well as
North Central Texas, is Ray Roberts Lake. The less obvious but nonetheless primary purpose
of the reservoir, however, is its use as a crucial raw water supply for the cities of Dallas and
Denton. Balancing these competing interests recreation/development uses and environ-
mental concerns, especially water quality issues- is a primary concern for the city. Because of
the many unique aspects and opportunities this reservoir offers, the city considers it a special
district within the comprehensive plan.
Located twelve miles north of the city and forty-five miles from the heart of the metroplex, Ray
Roberts Lake not only supplies Denton and Dallas with a significant raw water source, but also
offers an outdoor recreation experience rarely found so close to a large urban area. The dam
that creates the lake is on the Elm Fork of the Trinity River, thirty miles upstream from the Lake
Lewisville dam. The Elm Fork watershed above the lake has a total drainage area of 692
square miles. The conservation pool is 29,350 acres at an elevation of 632.5 feet. In addition
to a large water surface area, 19,216 acres of recreation and wildlife management area are
associated with the lake. The authorized purposes of the lake are water supply for Dallas and
Denton, recreation (specifically parks, boat ramps, camping sites, and trails), and fish and
wildlife conservation and enhancement.
The Denton I~lunicipal Airport
The economy plays a major role in the health and vitality of the aviation industry and is re-
flected in the amount of hangar and business development at municipal airports throughout
the nation. Aviation development at the Denton IVlunicipal Airport was nearly nonexistent
during the 1980s - a Iow point in the nation's aviation economy. However, the city has wit-
nessed a significant increase in airport development in the last three years. It is important
that expansion and capital improvements continue to be coordinated with the Federal Aviation
Administration and Texas Department of Transportation Aviation Division, and the existing
partnership must be nurtured in order to ensure adequate facilities for future growth.
It will be necessary to take a close look at unique development opportunities for the Denton
Hunicipal Airport in its relation to the growth of the city and the industrial base nearby. The
small area plan process should also be implemented at the airport in order to provide appro-
priated regulations where special circumstances warrant variation from or supplementation of
standard zoning and building provisions (e.g., landscape ordinance, fire, and building codes).
Land Use
Roodplains/Environmentally Sensitive Areas
Among the most dominant physical features of the planning area are the floodplain areas of
Clear Creek, Cooper Creek, Pecan Creek and Hickory Creek. Within the planning area, these
floodplains encompass sixty five square miles, or nearly a fourth of the entire land area. Only
about five percent of the floodplain area within the planning area have been reclaimed by
development, about ninety five percent of the floodplain area remains in undeveloped, natural
condition.
Additionally, sites have been identified on the land use plan that have significant environmental
sensitivity. Areas of environmental sensitivity will be protected from development impacts. En-
vironmentally sensitive areas will be further identified in the land development code's environ-
mental regulations. Environmentally sensitive areas should be an overlay district to all land use
designations. There may be some uses allowed within some areas and none in others, depen-
dent on the environmental analysis.
The undeveloped floodplain areas represent a unique opportunity to preserve an important
natural feature of the community while meeting significant community goals.
Preservation of floodplain offers these benefits:
Prevents development in the floodplain subject to flooding
Protects adjoining and downstream property from impacts of eroding
Conserves natural habitat for wildlife
Maintains the quality of the city's water supply
Provides vital open space for recreation opportunities
Provides important corridors for pedestrian and bicycle trails linking neighborhoods
together
Enhances values of adjoining property
Creates a "green" identity for Denton
Regulations that preserve to the maximum extent possible these floodplain areas in their natu-
ral condition should be developed and implemented through the land development codes of the
city.
(~**~i ONSERVAT1ON OF
ENVIRONMENTALLY
SENSITIVE AREAS IS
IMPORTANT FOR THE
COMMUNITY FOR A VARIETY
OF REASONS:
~ PREVENTS
DEVELOPMENT IN AREAS
OF' ENVIRONMENTAL
SENSITIVITY
~ PRESERVES OUALITY
ENVIRONMENTAL
F'EATURES OF THE AREA
"~ PROTECTS WILDLIFE
HABITATS EVIDENT IN
THESE AREAS
~- PREVENTS
DESTRUCTION OF NATIVE
VEGETATION
PROVIDES VITAL OPEN
SPACE, PEDESTRIAN ~
BICYCLING CORRIDORS
THAT LINK
NEIGHBORHOODS
~ CONSERVES
GEOGRAPHICALLY
IMPORTANT LANDMARKS
ENHANCES THE VALUE
OF ADJACENT PROPERTIES
Texas Local Government Code 215.005:
A comprehensive plan shall not
constitute zoning regulations or
establish zoning district boundaries.
Land Use
Land Use Plan
LEGEND
Lake Ray Roberts
December 1999
DEVELOPMENT
REGULATIONS MUST BE
REVISED TO PLACE
GREATER EMPASIS ON THE
IMPORTANCE OF URBAN
DESIGN, WHICH IS DEFINED
AS:
THE RELATIONSHIP
BETWEEN DIFFERENT
BUILDINGS
THE RELATIONSHIP
BETWEEN BUILDINGS ~
THE STREET, SQUARES,
PARKS, WATERWAYS, ~
OTHER SPACES WHICH
MAKE UP THE PUBLIC
DOMAIN ITSELF
· THE RELATIONSHIP OF
ONE PART OF A VILLAGE,
TOWN, OR CITY WITH ANY
OTHER PARTS
· THE PATTERNS OF
MOVEMENT ~ ACTIWTY
WHICH ARE THEREBY
ESTABLISHED
· IN SHORT, THE
COMPLEX RELATIONSHIPS
BETWEEN ALL THE
ELEMENTS OF THE BUILT ~
UNBUILT SPACE
-Kevin Lynch
Urban Design
Introduction
Urban design is a term used to define how a community manages the physical and visual
character of its built environment. Urban design has become an increasingly dominant issue in
Denton in response to growth in development and construction activity. The design quality of
the built environment can have a profound effect on the economic and social health of a city.
The quality of the surroundings where people work, live and play affects Denton's image and
attractiveness to developers searching for high quality business and residential locations. By
contrast, a poorly designed urban environment can be a barrier to investment and economic
development. A high quality environment is a fundamental requirement to attract long-term,
high-quality investment. The issue of urban design must be addressed rigorously if Denton is to
achieve the quality of development that most citizens desire.
The urban design strategy aims to substantially raise the quality of Denton's urban environ-
ment. As the twenty-first century approaches, expectations of quality will be raised. Denton will
take an urban design leadership role within the region. A quality-based philosophy will be adopted
and embraced. Urban design should receive equal consideration alongside concurrent objec-
tives related to environmental quality, social equity, economic stability, and tong-term prosperity.
Policies
Properly developed urban design policies need to acknowledge economic re-
alities and functional necessities. Different areas in the city serve different pur-
poses, so district-oriented urban design strategies are appropriate. Practical and
reasonable expectations require that urban design efforts are concentrated on
the "public environment," a term that refers to an area that is either physically
accessible or visually prominent to members of the general public. Denton seeks
to maximize both public and private benefits by improving visual quality and per-
ceptions of our image.
L,q Visual quality objectives and a healthy business climate should not be consid-
ered mutually exclusive. Urban design concepts should be incorporated into pri-
vate development plans early into the review process.
~1 The impact of public features such as signage, electric lines, valve boxes,
solid waste receptacles, streets, curbs and gutters, sidewalks, buildings, parking
lots, and parks should be recognized as important factors in affecting community
appearance. City government will exert a leadership role in following the prin-
ciples of good urban design.
Urban Design
The city's urban design strategies will be guided by the principle that the spaces be-
tween buildings are just as important as the buildings themselves. The form of public
spaces should support their intended functions, and their visual qualities should com-
municate the values we feel are important.
Concern for community appearance should be addressed in a comprehensive manner.
Such an approach provides the opportunity to integrate urban design objectives with
other planning mechanisms, such as land use, zoning, subdivision regulations, historic
preservation, economic development, and environmental protection.
Architectural diversity and creativity should be encouraged to avoid homogeneity and
sterility. Contrast and variety contribute strongly to visual interest and viewer percep-
tions of quality. Implementation of design standards by the city will pay strong atten-
tion to avoid regulations that promote sameness and stifle individuality.
Urban design principles should be emphasized in neighborhood revitalization plans,
and residents should help to determine social and cultural values that are reflected
visually. Infill development should be evaluated carefully to promote compatibility with
existing structures. New development can provide contrast yet complement older
structures.
Opportunities for the display of public art and practice of the performing arts should
be provided in a variety of public property venues, including parks, street rights-of-
way and public buildings.
The unique and distinctive cultural and architectural features of Denton should be
identified, restored, preserved and maintained through a partnership between the
city and private interests, in keeping with the historic preservation plan.
Development along major entranceways influences first impressions and the image of
Denton. 6ood urban design should be encouraged and promoted to enhance the
appearance and perception of quality along thoroughfare corridors.
The City of Denton's image is strongly influenced by its universities, and efforts should
be made to enhance their appearance whenever possible. The city should strive to
encourage more community interaction with the universities by linking physical access
between these institutions and public property.
The value of trees and landscaping should be recognized as important features that
strongly influence the aesthetics and environmental quality of the city. This recogni-
tion of value will be reflected in all development standards.
The city will continue to view the downtown as ~ unique and dominant area that merits
special attention. A comprehensive downtown revitalization program, based on the
strategies of the Texas Urban Main Street Program, will be pursued to maintain the
momentum created by recent improvements.
Urban Design
Urban Design Principles
Urban design policy implementation will be guided by several principles. Proper
consideration of these principles will be achieved using regulations, flexible guide-
lines, or conditional funding. The urban design principles address, on a policy
and/or detailed level, the following issues:
Accessibility
This is the ease with which people can access a full range of facilities such as
shops, leisure, employment and other public areas. Accessibility is affected by the
location and distribution of uses; transportation choices, including facilities for
less mobile people; the physical design of spaces and pedestrian circulation sys-
tems. New development will be accessible to the widest range of people both in
terms of its location and the physical design of spaces and buildings.
Health & Safety
A well designed built environment can help to improve safety and security. An unsafe environ-
ment can discourage human activity and render a site useless. Good lighting and proper site
design are also important factors. Efficient transportation design can contribute to reduce air
pollution emissions. Strategically placed landscaping and careful architectural design can re-
duce energy consumption and save money. Designers will be expected to demonstrate that the
health and safety of the city has been a factor in producing new development schemes.
Permeability
The number of alternative ways through an environment is a mea-
sure of an area's permeability. New development should maxi-
mize permeability both within the site and in the neighborhood.
Site design must be based on efficient use of existing paths and
patterns of movement. New development is designed to comple-
ment the existing network and maximize the choice of movement within and through the site.
Paths into a site connect rather than forming a series of dead-ends. New development will be
expected to take advantage of opportunities to improve choice and convenience of movement.
Urban Design
Durability & Endurance
Durability and endurance are very important factors in achieving a sustainable built environ-
ment. The use of high-quality materials for surfaces should be a priority. The resistance of
materials to wear is important if they are to last and not require excessive maintenance. Flexibil-
ity and adaptability in the design and layout of space are also important factors to accommo-
date changing demands and a variety of activities in coming decades.
Legibility refers to the ease with which people can understand and are comfortable with the
organization of a place. Good legibility is important because it allows people to find their way
around the city. Development schemes will be expected to complement and reinforce the urban
character of:
Paths that help define proper routes for movement
Districts that are recognized as areas of similar character, with unified features such
as land use, density, architectural style, scale, or construction age
Landmarks that provide specially recognized feature unique to the city
Edges that indicate distinctions between different neighborhoods or land use districts
Nodes that are created at the juncture of paths or are created as special activity
centers
Architectural @uality
The impact of architectural quality will strongly influence the quality of growth during the next
twenty years. The following architectural principles shall be used to guide decisions regarding
design of structures:
!`3 New buildings should demonstrate thorough knowledge
of historical architectural information and context, but should
not imitate older buildings.
[J High-quality architectural design should be encour-
aged. Innovation, creativity and originality are considered to
be primary ingredients of high-quality architecture. Radical
or challenging design solutions will be welcomed. Such build-
ings are individualistic, provide contrast, and in these ways
create local identity and contribute to local distinctiveness.
DESIGN CONTEXT:
SITE ANALYSIS WILL BE
CONSIDERED AN
IMPORTANT ASPECT DURING
THE DEVELOPMENT OF
DESIGN AND
CONSTRUCTION
PROPOSALS, AND WILL
INCLUDE, BUT NOT BE
LIMITED TO:
· PATHS IN ~AROUND
THE SITE
· CHANGE IN LEVELS
· BEHAVIOR PATTERNS IN
~ AROUND THE SITE
· URBAN FORM
· VIEWS INTO ~ OUT OF
THE SITE
· RELATIONSHIP TO
EXISTING STRUCTURES
· VISTAS
· ENCLOSURE OF
STREETS ~ SPACES
· TOPOGRAPHY IN &
AROUND THE SITE
· DIVERSITY OF USE
· .~UNLIGHT
· LANDMARKS
· ORIENTATION
· ~,TRATEGIC C]UALITIES
OF THE SITE
· NATIVE ~ EXISTING
HABITATS
· THE NATURE OF
BOUNDARIES
· PROXIMITY TO OTHERS
· PUBLIC
TRANSPORTATION ROUTES
· RIPARIAN 8t
FLOODPLAIN PROTECTION
· CLIMATE
Urban Design
Careful consideration of proportioning, de-
tailing and context is important in design-
ing buildings adjacent to landmark build-
ings by providing variety and defining
space.
Architectural design will be used to inte-
grate the functions of buildings with public
spaces, adding to interest and vitality. The
impact of architecture on public spaces
must be considered. Main frontages and
corners should include major entrances,
windows, or other features to create ac-
tivity and visual interest at the ground floor
level.
Design materials will be used and ex-
pressed authentically and appropriately.
The city will partner with developers on
development projects and will actively ex-
plore the use of competitions in the de-
velopment of significant publicly owned
sites as a means of encouraging more dis-
tinctive design. Calls for design and pro-
grams for development related to projects
that demonstrate consistency with the
comprehensive plan may be explored by
the city in partnership with potential de-
velopers and design professionals.
Transportation Infrastructure
The design of transportation systems strongly influences the form of the built environment and
the quality of life for its users, The city will take steps to reduce the negative impact of motor
vehicles on the quality of the urban environment. Transportation infrastructure principles in-
clude:
Location
Nixed-use and urban village developments of appropriate scale and compatible de-
sign are encouraged. Isolated nonresidential land uses will be discouraged if they
Urban Design
generate excessive vehicular travel or are not well served by public transportation.
Use of transit-oriented design (TOD) is encouraged.
Transportation Priority and Choice
Integration of pedestrian and public transportation systems with new development is
encouraged. This includes consideration of the approaches and access to develop-
ment, and the arrangement of spaces within the site. Developers should contribute
funding for public transportation improvements where warranted, accompanied by a
reduction in off-street parking requirements.
Parking Standards
Off-street parking requirements should reflect respect for environmental quality con-
siderations. Parking location and associated landscaping should be carefully regu-
lated to avoid unacceptable expanses of pavement. Large parking lots should be
broken into smaller sub-lots. Parking standards should be carefully set to avoid un-
necessary pavement. Shared use parking facilities should be encouraged.
Car-Free Development
Experimental residential developments on inner-city/university center sites, in which
no car-parking provision is made, should be encouraged. Where innovative vehicles
(ie. electric cars, etc.) are used, this parking restriction is lifted and parking is allowed
on the street for these vehicles. Such developments will cater to noncar owners, or as
otherwise stated and will be in locations with good access to public transportation and
to a range of facilities such as shops. It will be necessary for the occupancy to be
limited to noncar owners or innovative vehicle owners.
Design of Bridges and Transportation Structures
Qualified and creative engineering input should be used in the design of transporta-
tion infrastructure, with interesting structural solutions, rather than the addition of
decorative detailing to a standard structure.
Solid Waste
Solid waste containers should be located out of public view on private property, in
areas specially designed to accommodate truck maneuvering. The use of innovative
technologies to reduce the visibility of solid waste operations should be encouraged.
Small area plans should contain strategies for solid waste improvements in existing
developed areas.
lO0-year Floodplain
Roadways should be located parallel to, and outside of, the 100-year floodplain limits
',leighborhood Center
Employment Center
or Communit
Parking Par king
Parkin~
~rtv~t e
Urban Design
to establish green space between the road and the floodplain to serve as open space,
limit flood exposure, and facilitate channel maintenance.
Street Trees and Landscaping
Trees and landscaping will be designed as a crucial component of all roadway net-
works. Trees and other plantings will be properly coordinated with utilities to avoid
conflicts and competition for limited underground space on city-owned properties
and right-of-ways. The city will fully consider the significant value of trees and the
urban forest when resolving infrastructure conflicts; and select and plant appropriate
tree species on public rights-of-way that maximize planting potential while protecting
the safety of the public.
New Neighborhood Districts & I~lixed-Use Design
The following principles are intended to apply to new neighborhoods and activity centers with a
variety of densities. The pattern of development described has been called variously the urban
village, new urbanism, neo-traditional planning, traditional neighborhood development, and
transit-oriented development.
The Planning Unit
The basic unit of planning is the neighborhood.
The Neighborhood Size
A neighborhood is limited in physical size, with weIFdefined edges and a focused cen-
ter. The size of a neighborhood is defined as a five minute walk or one-quarter mile
from the neighborhood edge to its center and a ten minute walk edge to edge. Hu-
man scale is the proportional standard for all structures and accessory components.
Automobiles are allowed within the neighborhood but do not take precedence over
the pedestrian or human needs, particularly the aesthetic functions that include a
"sense of place". These neighborhoods will typically contain transit stops and will
utilize transit-oriented design.
J
Corridors and Districts
Corridors form the boundaries between neighborhoods, both connecting and defining
them. Corridors can incorporate natural features like streams and hillsides. They can
take the form of parks, nature preserves, travel corridors, or railroad lines. A neigh-
borhood or part of a neighborhood can compose a district. Districts are made up of
streets or ensembles of streets where special activities are emphasized. A corridor
can also be a district such as a major shopping avenue that connects neighborhoods.
Urban Design
Mixed Use and Compatibility
Mixed use that meets pre-
determined standards may
be permitted within the
neighborhood and provides
a variety of housing for
people with various in-
comes. Buildings may have !i'~'
a variety of functions but
must be compatible with one another in size and their relation to the street. Uses may
change within a building both vertically and horizontally. Neighborhood services should
be accessible within the five-minute walk. Retail is integrated with residential, com-
mercial and even some types of manufacturing use, though not typically on the same
street in a given neighborhood. Apartments are also permitted over stores and of-
fices. Forms of housing may include apartments, duplex, townhomes, and single-
family homes, accessory apartments, and outbuildings. Nultifamily development is typi-
cally in smaller, human-scale buildings on separate lots.
Definition of Public Space
Buildings should be sited carefully to create defined public space. Build-to lines should
be utilized to establish a consistent series of building facades, and to promote regular
alignment. The street is an important form of public space, and the buildings that
define it should be expected to reinforce and enhance the streetscape corridor.
~ Street Pattern
The neighborhood street pattern should be gridded. Parks, squares, diagonals, T-
intersections, rotaries, landmarks, and other devices should be used to relieve the
visual monotony of the grid system. The range of street type is limited, from mixed-
use neighborhood collectors to narrow lanes and alleys. Limited access highways may
only exist within a corridor. Cul-de-sacs are discouraged except under extraordinary
circumstances, such as cases where rugged topography requires them or large lot
USeS OCCUr.
Residential Retail/Mixed Use Office/Mixed Use Civic
Urban Design
Civic Buildings and Open Space -
Civic buildings, such as city halls, churches, schools,
libraries, fire and police, post offices, and museums,
should be placed in prominent locations. Potential sites
include the frontage of squares, in neighborhood cen-
ters, and where street vistas terminate in order to serve
as landmarks and reinforce their importance. Build-
ings should define parks and squares, which are dis-
tributed throughout the neighborhood and appropri-
ately designed for a range of neighborhood functions.
Design and scale should be compatible with surround-
ing structures. Open space is a required component of the neighborhood. Public
open space is a necessity that links different parts of the neighborhood and estab-
lishes a sense of place for residents.
Architecture
Architectural guidelines may be required for neighborhoods to establish unity with
respect to massing, facade details, materials, and roof pitch, although many variations
would be possible. Such architectural guidelines would be neighborhood-specific and
would supplement citywide design standards.
Street Walls and Basic Design Components
In order for a street to achieve the intimate
and welcoming quality of an outdoor room,
the buildings along it should compose a suit-
able street wall. Building height should be
sized in proportion to the width of the street.
Build-to lines should be used to determine
how close buildings will stand to the street.
If parking lots are necessary, they should be
located behind or to the side of buildings.
Resiential garage structures will be located
to the rear of the lot with alley access or em-
ploy shared driveways from public street frontages where there is no alley access.
Garage entrances facing the street or those with side garage entrances accessed
from a shared drive are set well back from the front facade so as to obscure views of
the garage entry. Additional standards may be employed to govern recess lines for
upper stories, and transition lines, which denote a distinction between ground floors
used for retail and the upper story floors for offices and apartments.
Urban Design
Urban Design Goals & Strategies
Urban Design Standards Goals & Strategies
The most significant improvement to be made regarding Denton's urban design policies is to
incorporate regulatory standards into the development code that address aesthetics and vi-
sual quality.
Urban Design Standards Goals
~ Develop urban design standards to be included as part of the city's develop-
ment code.
CI The standards may vary in application to different parts of the city, but in all
instances, the requirements should be tied to a legitimate public purpose and
consistently applied to all properties of similar nature.
'~t Specific attention should be paid to urban design elements.
Urban Design Standards Strategies
~ Revise the city development code to include urban design standards. Use
land use classifications to impose appropriate standards upon different types of
development.
'~ Require the consideration of design standards at the earliest possible stage
in the development review process.
i_:l Incorporate design standards that may be unique to specific geographic ar-
eas, such as transportation corridors or redevelopment districts, as appropriate
during the development and adoption of small area plans.
~ All proposed development in the city will undergo some form of site plan and
design review. Review complexity should be proportional to the potential visual
impact of the proposed project.
Determine in advance the design standards that will apply to any given property, and
differentiate between the qualitative standards that will require discretionary review
and approval versus quantitative standards that can be measured and administered
equitably.
Detailed design standards will be developed for new neighborhood centers. The rela-
SPECIFIC ATTENTION
SHOULD BE PAID TO URBAN
DESIGN ELEMENTS.
INCLUDING, BUT NOT
LIMITED TO:
,~,ITE DESIGN
~' ~,UBDIVISION DESIGN
~ ~,~TREET LAYOUT
1~ ~,ITE LAYOUT
I~' COMPATIBILITY WITH
NEIGHBORING PROPERTIES
~ OPEN SPACE
OUTDOOR STORAGE
PARKING PLACEMENT
ARCHITECTURAL DESIGN
I~ BUILDING HEIGHT AND
BULK
I~ BUILDING PLACEMENT
II~ BUILDING ORIENTATION
~ GARAGE ORIENTATION
I~ BUll_DING MATERIALS
,~,ITE -~LEMENTS
~; FENCES AND
SCREENING DEVICES
I~ LIGHTING
~- BUFFERING OF
ADJACENT PROPERTIES
MECHANICAL EQUIPMENT,
DUMPSTERS, AND UTILITIES
~' LANDSCAPING
~ ~_.~IGNAGE
Urban Design
tionships between permitted density, mix of uses, adequacy of services, and ameni-
ties will receive special attention. The issue of buffering between existing neighbor-
hoods and new neighborhood centers will be also be addressed.
Develop street tree standards for adoption as part of the development code once
proper alignment of streetscape infrastructure has been resolved in revisions to the
city's subdivision regulations.
Develop a design strategy intended to coordinate public improvements such a side-
walks, signage, utility poles, utility lines, valve boxes, and solid waste receptacles.
Adopt specific urban design review processes that apply to city and other governmen-
tal development projects.
i~ Roof De~k ~
Prlwte
Urban Design
Variety c~ Distinctiveness 6Dais & Strategies
New development should be allowed the opportunity for site specific design solutions. Develop-
ment that complements and reinforces local distinctiveness stimulates visual interest and eh-
hances the urban character of an area. Replication of structural styles and detailing becomes
monotonous and is less appealing than compatible variety.
Variety & Distinctiveness Goals
.J Development proposals that require discretionary review should contain site-
specific design solutions, based on an understanding of the character of the sur-
rounding area, and should reinforce and enhance Benton's distinctiveness.
~ Developers should be encouraged to utilize and invest in architectural de-
sign services that promote individualistic, creative and distinctive design.
J The city and other governmental entities should also adopt such an approach.
Variety & Distinctiveness Strategies
I~3 Project design concepts should be identified and explained as important cfi-
teflon for consideration during discretionary review processes. The appearance
of proposed development and its relationship to its surroundings should be prop-
erly communicated and considered prior to project approval. Poor designs should
be improved to acceptable standards or rejected.
~ The city will undertake urban design studies and analyses to develop guide-
lines that promote variety and distinctiveness. Different character areas within
the city should be specifically identified, and a broad-based urban design ap-
proach that treats all properties the same should be avoided.
~ Design review pro-
cesses shall be structured
to provide opportunities to dem-
onstrate alternative compliance
within a reasonable period of
time.
Urban Design
Visual/y Sensitive Locations 6oa/s & Strategies
Visually sensitive locations include unique natural or manmade areas considered to be impor-
tant community places, historic areas, special open spaces, key entryways into the city, or other
locations that merit special consideration due to public visibility.
Visually Sensitive Locations Goals
~ In sensitive locations, new development will be expected to demonstrate high
standards of architectural and urban design in a manner that complements or
enhances the urban context.
Gl Architectural style, site design, and impact on surrounding properties should
be carefully examined when development is proposed in a sensitive location.
C] Demolition in sensitive locations should also be reviewed to determine the
impact of both removal and replacement features.
Visually Sensitive Locations Strategies
Gl Visually sensitive locations should be identified, geographically defined, and
protected through formal Council action.
~ Development and demolition review and approval will be required for visually
sensitive locations, and will require discretionary review based on predetermined
standards.
!_1 The impact of sensitive location designation on private property should be
assessed and evaluated to determine the appropriate use for the site.
Urban Design
Public Art Goals & Strategies
Public art provides a number of benefits to the city. It can create interest, create local distinc-
tiveness, provide a memorable image associated with the city or certain districts within the city,
lend character to urban spaces, and make the urban environment more attractive.
Public Art Goals
~-~ The provision of public art will normally be expected as part of any large
development scheme.
L) Public art should be considered as an integral part of the design of spaces
in and around development.
J Encouragement is given to the involvement of commissioning experts, so
that opportunities are available to a wide range of artistic talent.
Public Art Strategies
Public art should be encouraged as part of public and private projects.
'~ Potential funding mechanisms should be explored to develop a public art
program.
~ Temporary displays of public art should be encouraged to increase aware-
ness of its effect and benefits.
_1 Public art should be located in suitable locations that include city entryways,
gateways, urban open spaces, areas of high visitation, pedestrian areas, and
other locations. Public art should be used in strategic locations to provide empha-
sis to places that should be memorable.
LI Public art should be used to complement design features of the specific
location in which it is placed.
~ Practical issues should be considered in the design of public art such as
maintenance, durability, and safety.
'1
Urban
Urban Design
Design Plan Goals & Strategies
Urban Design Plan Goals
Q A citywide urban design plan will be developed that describes the Denton
community's approach to visual quality and image.
~ The plan should be used as policy document to describe ongoing efforts to
coordinate urban design objectives with other public concerns such as utilities,
streets, environmental management, or parks, and should be used to critically
examine areas in need of improvement or protection.
Urban Design Plan Strategies
~ The urban design plan should be used to formally identify visually sensitive
sites and locations.
~J The urban design plan should be used to identify and map the city's charac-
ter areas that will be treated separately. Features that are significant, such as
transportation corridors, waterways, activity and mixed-use centers, large open
spaces, major development sites, historic areas, or conservation areas should be
considered in terms of visual impact and attractiveness.
The urban design plan should be used to rate and prioritize the sensitivity of
Traditlonaltown
The Street
Introduction
The street can be defined as the most important, enduring public space that determines
our urban environment. The street should be comfortable and enjoyable, as well as provide
efficient movement of people and goods.
The street is the single largest public space in the city and should be acknowledged on
that level.
The street should complement the distinctive character of the neighborhood or dis-
trict while providing connections to adjoining neighborhoods.
Formation of the street will include prescriptive standards, which specify exactly how a
facility is to be built, and performance standards that describe the objectives a facility
will meet. Our streets need to be aesthetically and environmentally pleasing and sen-
sitive to local situations and needs.
Costs should be based on consideration of life cycle costs, level of service, and level
of risk and impact of facility failure.
The street has a major impact on creating development that is sustainable, facilitating
a walkable community, and creating a pleasant and nurturing environment for our
citizens.
Reductions in residential speed limits are included benefits along with reductions in
Street pavement widths, strengthened pedestrianism, traffic calming usage, and safety
factors.
In recent history, Denton has developed exclusively on the back of the single occupant vehicle.
Suburban sprawl has impacted our highways and city roadways as people find their way through
Denton on regional trips or into Denton from outlying areas. The largest single issue we face is
reducing the need to continually expand the transportation roadway system. The best available
solution is to embrace development concepts, where trips are satisfied internally using a vari-
ety of transportation modes.
The Street
Street Development
Streets are generally classified into freeways, major arterials, secondary arterials, collec-
tors and residential streets. Each of these roadway classifications has unique street sections,
amenities and associated infrastructure. The development of these sections needs to provide
the basis for sustainable development.
Neighborhood Streets & Alley
Neighborhood streets should be designed in an interconnected or grid system with smaller
blocks and more dense development. The interconnected system provides multiple routes that
diffuse automobile traffic and shorten walking distances. The pattern keeps local traffic off of
regional roads and regional traffic off of local streets. The streets in a neighborhood need to be
designed to provide equitably for pedestrian comfort and automobile movement. Slowing the
automobile and increasing pedestrian activity encourages the casual meetings that form the
bonds of a community. Traffic calming as referenced in the traffic calming policy should be
designed into new subdivisions
This proposal addresses the separation caused by the conventional "ranch home" or "estate
lot" concept by moving the home toward the street using build-to lines from the right-of-way.
Build-to lines require structures to be set at a specific line parallel to the street. The existing
setback criteria are not compatible with the creation of interaction because of the separation
of the home from the street.
Special residential lot conditions at block ends may not require street frontages where the front
yard faces onto a green or community space and there is alley access to the property. Supple-
mental parking is required in this instance within the block.
THE FUNCTIONAL
CLASSIFICATIONAL
HEIRARCHY OF STREETS:
SERVICE STREETS
RESIDENTIAL ALLEY
COMMERCIAL ALLEY
NEIGHBORHOOD
STREETS
RE..~IDENTIAL LANE
RESIDENTIAL STREET
RURAL / SUBURBAN
STREET
COURTYARD STREET
COLLECTOR STREETS
RESIDENTIAL A VENUE
MAIN STREET / MIXED~
USE COLLECTOR
COMMERCIAL / MIXED-
USE CENTER
COLLECTOR
ARTERIAL STREETS
PRIMARY ARTERIAL
SECONDARY ARTERIAL
RESIDENTIAL ALLEY:
~' USE WITH LOTS 7,000
SE OR LESS
SERVICE ACCESS FROM
REAR LOT LINES
RECREATIONAL
VEHICLES SHOULD BE
STORED OFF-STREET IN
REAR YARDS OR WITHIN
SEPARATE RECREATIONAL
VEHICLE STORAGE
FACILITIES
~ SUPPLEMENTAL
PARKING INSETS WITHIN
THE BLOCK OR BLOCK
ENDS
NO PARKIN~ ALLOWED
WITHIN ALLEY RIgHT-OF~
WAY
RESIDENTIAL LANE:
~. ALLEYS REQUIRED
~. USE WITH LOTS 7,000
SE' OR LESS
~* ACCESS FROM REAR
LOT LINES
~- PARKING ALLOWED ONE
SIDE
RECREATIONAL
VEHICLES SHOULD BE
STORED OFF-STREET IN
REAR YARDS OR WITHIN
SEPARATE RECREATIONAL
VEHICLE STORAGE
FACILITIES
~ SUPPLEMENTAL
PARKING INSETS WITHIN
THE BLOCK OR BLOCK
ENDS
The Street
New neighborhoods and districts with lots7,000 square feet or less can use public alleys
for secondary access. The alley will be dedicated to the public. Solid waste service will work to
serve from the alley. The alley also serves as fire protection access.
Yardi
C/L
Yardi
20'
This street is designed to reduce the impermeable area from current standards while pro-
viding for basic access needs. This residential lane orthe residential street may be used at the
discretion of the designer.
44
The Street
This street is designed to reduce the impermeable area from current standards while
providing for basic access needs. This section has a wider right-of-way requirement and a
narrow pavement section to allow alt utilities within this right-of-way. This street section or the
residential lane may be used at the discretion of the designer. Use of pervious materials for
private-car storage and shared driveways is favorable.
On the outskirts of the city's urbanizing area, this street section will be used for properties
subdivided into one acre or more. This section will is designed with 24 feet of pavement and
borrow ditches along either side of the pavement.
RESIDENTIAL STREET:
~ USE WITH LOTS
GREATER THAN 7, 000 SF
~ PARKING ALLOWED
BOTH SIDES
I~ NO ALLEYS
I~ ACCESS FROM SHARED
DRI VEWA Y$
~" RECREATIONAL VEHICLE
STORAGE NEEDS OCCUR IN
SEPARATE LOTS FOR THAT
PURPOSE
RURAL/SUBURBAN
STREET:
COURTYARD STREET:
ONE-WA Y STREET
SECTION
I~ ALLEY USED FOR SMALL
LOTS
I~ INGRESS ~ EGRESS
FROM SHARED DRIVEWAYS
AT LARGE LOTS
I~' .SUPPLEMENTAL
PARKING REQUIRED
~ ACC~S~ TO PATH
SYSTEM REOUIR~D AT
COURTYARD END
NO PRIVATE LOT
~RONTA~ AT TH~ ~ND O~
A COURTYARD WILL
PREVENT P~D~STRIAN
LINKAGE
CUL-DE-SAC:
II, ACCESS FROM SHARED
DRIVEWAYS AT LARGE LOTS
I" ACCESS FROM ALLEYS
WITH USE OF THE
RESIDENTIAL LANE
I~' ~,UPPLEMENTAL
PARKING REQUIRED
I~ ACCESS TO PATH
SYSTEM REQUIRED AT CUL-
DE-SAC END
The Street
The courtyard street is designed for use with either small or large-lot development. The
courtyard street block length is no more than 150 feet to facilitate fire service. No lots will have
frontage at the ends of the courtyard so that clear pedestrian passage and view corridors can
be used to connect to these systems.
ALbey
Pa~:h
L~
~LL~w~d
~rnaLL L¢~:5 ..Shared
AL~wecl -- Driver/ay5
12-eq uire<]
with
ALL~y
6'
5' ..Sidewal.k
.5~reeScAcce~
Min.82'
Use of cul-de-sacs in functional street design reduces the ability for interconnectivity to
neighborhoods, isolates tots, allows for only one way of ingress and egress from a lot and
emergency access is less accessible. New street designs with cul-de-sacs will be limited in
length to match that of a courtyard street. An alternative to the cul-de-sac is the courtyard
street. The cul-de-sac is designed for use with large lot development. No lots will have frontage
at the ends of the cul-de-sac so that clear pedestrian passage and view corridors can be used
to connect to these systems. A vegetative island is centered within the cuFde-sac while main-
taining land with criteria and thereby reducing the quantity of impervious surface within the
right-of-way. The cul-de-sac will be used onlywhere alternative options are not available.
The Street
Neighborhood Sidewalks, Landscaping, and Visibility
The sidewalk section for all residential cross sections will be five feet to allow two persons to
walk together. Sidewalks and crosswalks will include alternative paving materials such as con-
crete and pervious paver materials that blend into the neighborhood concept versus the stark-
ness of concrete. The sidewalk section will be placed at the right-of-way line to separate pedes-
trians from vehicles and to aid in connecting the residential structures. The residential side-
walks are expected to connect to other sidewalk systems and trails.
All of the proposed residential sections will provide a minimum six feet landscaped area be-
tween the sidewalks and the curb. Street trees will be placed in this area along with other
neighborhood specific landscaping to establish the character or theme of that district.
Corner clips for residential streets will be fifteen feet.
Collector Streets and Alley
Collector streets will have multiple functions, all of which are different than residential streets.
Collectors have to play a major part in establishing coordinated transportation systems. The
collector has to provide equal or better aesthetic features to maintain the character established
in the residential areas. Larger corner clips of twenty five to fifty feet will be provided at inter-
sections to encourage lines of sight, landscaping, and adequate room for utility transitions. The
residential collector collects the traffic from residential streets and takes it to minor destinations
orto arterial streets. The lane width will be at the minimum allowed to promote slower speeds.
The collector streets complete the overall system connections of the grid patterns defined in
the residential streets. The shorter block lengths and features such as traffic circles will reduce
speeds to encourage the feeling of safe interactions between the modes of transportation.
Traffic calming design techniques will be used on the residential collectors. Access management
techniques like shared access, driveway separation, and corner clearances to maximize street
capacity while improving the aesthetic characteristics.
Right-of-way for the residential collectors will provide adequate lines of sight and promote
vertical sight clearance levels for landscaping. Special right-of-way flares are encouraged to
create special design features such as seating areas, landscaping features, or public art along
the linear sections.
~' .~LOW TRAFFIC, ADD
INTERI~$T AND .~ET A
CORNER INTER.~ECTION BY
CREATING A SENSE OF
PLACE
BUILD-TO LINES:
COMMERCIAL ALLEY:
· USE WITH ALL
COMMERCIAL SERVICE
ACCESS SUCH AS
LOADING, TRASH, AND
UTILITY SERVICE
· USE FOR ADDITIONAL
FIRE ACCESS
· SEPARATES TRUCKAND
PEDESTRIAN TRAFFIC
· NO PARKING ALLOWED
RESIDENTIAL AVENUE:
· PARKING BOTH SIDES
OF THE STREET
· NO SINGLE FAMILY
FRONT OR REAR YARD
FRONTAGES
· ACCESS FROM THE
REAR AT THE ALLEY
The Street
The urban village concept moves residential, retail, and commercial structures to a deter-
mined line offset from the street right-of-way edge which becomes the build-to line require-
ment.
I~uiL,,t -'bo Lines: aLL
s:cru¢:cureD muD:c be placed
:chid Line aLong front and Didg
The commercial alley section will be used to promote
better view lines, servicing, parking access and to separate
the truck traffic from the mixed-use customers. The alley
also serves as additional fire access around the commercial
structures.
20 Fee:c
The residential avenue will provide for an outside lane on each side for parking use and two
travel lanes in the middle. No single family access will occur along this collector street. Driveway
access will be to the rear along the residential alley where attached housing or other uses occur
along this street.
Attached or multi-
family uses are ap-
propriate along P/L' eDerved - ~-_~.~ P/L
this street.
.. ...: ... ,,,,,ea , ! ,
The Street
The main street/mixed-use collector will have standard lane widths to promote the flow of
traffic and blend the neighborhood commercial / mixed-use center traffic. Access management
regulations will apply to improve capacity and sight lines.
CIE
22_'
70'
j/ 6' Min.
12.~rw~l
PLan{ing
ommercial / IVlixed Use Center Collectors will be provided in commercial/mixed use cen-
ters to provide increased capacity, trucks, and the interaction of all transportation modes.
These roadways will provide four standard-size lanes with no parking allowed at intersections
with arterials. The right-of-way should be expanded to provide adequate space for right-turn
lanes on and off the arterial. Alleys will be utilized for servicing, parking access, and to separate
truck traffic from the typical user.
M AIN STREET / MIXED-
USE COLLECTOR:
i~- PARKING ON BOTH
.SIDES
1~' SINGLE FAMILY
RE.S/DENT/AL FRONT AND
REAR YARD FRONTAGES
NOT ALLOWED
~ SECONDARYACCEB$
FROM THE REAR AT THE
ALLEY
COMMERCIAL / MIXED-
USE CENTERS COLLECTOR:
TWO TRA VEL LA NEB
WITH PARKING OR FOUR
LANES WITH NO PARKING
ALLOWED
~" ~,INGLE FAMILY
RESIDENTIAL LOTB FRONT
AND REAR YARD
FRONTAGES NOT ALLOWED
li~ ~,ECONDARY INGRESS
AND EGRESS FROM THE
REAR AT THE ALLEY
The Street
Hiscellaneous Collector Issues
Sidewalks will be eight feet wide, placed on both sides to create Class II paths that would
blend pedestrians and bicycle traffic. Since one of the functions of the class II paths is to carry
bicycle traffic, the main surface of the walk should be concrete. Concrete pavers or other like
surface materials may be used when commercial/mixed-use structures abut the right-of-way
line in neighborhood or commercial mixed-use centers.
Pavers, other similar paving materials, and those with rough textures that cause tire vibration
will be used to enhance the aesthetic features at intersections, areas of interest, special nodes
and corridors, at crosswalks, at parks, and transit areas, to alert the driver that the vehicle is in
an intersedion and warning drivers to slow their vehicles.
Transit-oriented design will be incorporated into the overall design of collectors. Transit-ori-
ented design (TOD) features will be considered essential for high-density attached housing,
mixed-use, and commercial or employment adivity centers.
Collector streets will also integrate a reserved planting area to provide opportunities for land-
scaping and greenery for district themes.
The Street
Arterial Lanes & Access Management
Arterials are classified into primary (major) and secondary. Arterials are designed to carry
traffic across a district of town (secondary) or to provide major north-south or east-west routes
across the city (major). All arterial streets should be divided with a median.
Median
PLan~cing
~ Area
I1' 12 A~eriaL~
IVJajor ArkeriaL 1_50' - 160' IZ.igh{:-of-\~/ay
PLan~:ing Area -
\~/id~h ~/aries. bu~:
Less ~han I0'
ARTERIALS:
I~ NO PARKING ALLOWED
1~ RESERVED PLANTING IN
THE MEDIAN AND ALONG;:
BOTH SIDES OF PA rED
LANES
I~ L/M/TED INGRESS AND
EGRESS THROUGH SHARED
DRIVES AND CONNECTING
STREETS
OFF-STREET PARKING
TO SIDE OR REAR OF
STRUCTURES
~ NO RESIDENTIAL FRONT
OR REAR YARDS ADJACENT
TO ARTERIALS
ARTERIALS:
I~' BIKE LANES REC)UIRED
TRANSIT NODES AND
BUS OUEUE .JUMPERS
I~ PARK <~ RIDES
I~ TRANSIT ORIENTED
DESIGN APPROPRIATE
TRANSITSHELTERS ~
FURNITUR~
~ ~PECIAL FEATURES TO
INCREASE AWARENESS OF
TRANSPORTATION
CORRIDOR~ ~ NODE~ WITH
~PECIAL FEATURES AND
DESIGN
The Street
Primary arterials will have six lanes and secondary will have four lanes. The lanes shall be
standard width except the outside lane on each side will provide an integrated bike lane. The
design of the intersection will blend the various nodes so that transfers and interactions occur
safely and efficiently. Access management tools will serve to direct the traffic at collector con-
nections with arterials and some minimized shared driveway connections.
Retrofit and Reconstruction
When improvements, repair, or reconstruction of streets are planned, every effort will be
made to reduce the amount of pavement, use traffic calming devices to slow traffic, update
sidewalks or build new ones, and furnish landscaping where applicable. Sidewalks and planting
areas may be established in the interim taking into account future plans that include such
features. Traffic calmin9 devices may be used to reduce traffic speeds with techniques such as
reduced travel lane stripin9 or markin9, and rough pavement texture insets at intersections and
alon9 the street. Use of new street standards is implicit where redevelopment, retrofit of exist-
lng neighborhoods, or reconstruction occurs and it will not have an adverse impact on an
existin9 neighborhood or historically sensitive area.
Utilities in the Street and Alley
All utility systems will be designed with the original subdivision so that they can be con-
structed prior to placing the paving course on the street or alley.
Neighborhood Streets
New neighborhoods with alleys allow the design of wet utilities under the street and dry
utilities under the alley. Utilities are not to be placed in the reserved landscape or planting area.
All utilities, other than transmission and feeder lines, will be underground. Standards will be
developed that locate all utilities in a manner that coordinates design, installation and overall
construction of a development.
The Street
Typical Utility Conditions
Sewer lines may be placed at the centerline of the street with water lines on one side and
storm sewers on the other side depending on site-specific conditions.
an85cap¢
Ext:eM: Gf ~t:ree~c
0
C~L
I
E_x~ceM: of ALLey P-ight-of-\~/ay
F 'L F/L
ALL Pry Ll~ciLit:ies
'L
Electric, telephone, cable TV, fiber optics, and other similar utilities may be placed in a duct
system where some reserves are made for future expansions by new companies or reworks/
upgrades by existing companies.
WET UTILITIES:
I~ SEWER LINES MAY BE
PLACED AT THE
CENTERLINE OF THE
STREET WITH WATER LINES
ON ONE SIDE AND STORM
SEWERS ON THE OTHER
SIDE DEPENDING ON SITE-
SPECIF-IC CONDITIONS.
I~' ENCOURAGE THE
PLACEMENT OF WATER ON
THE NORTH AND EAST
,SIDES WHERE POSSIBLE.
~AS WOULD BE PLACED
UNDER THE SIDEWALl'( ON
THE NORTH OR EAST SIDE.
DRY UTILITIES:
1~ SERVICE CONNECTIONS
MAY BE CONSOLIDATED
EXCEPT IN EXTREME
CIRCUMSTANCES OR
WHERE THERE ARE AN ODD
NUMBER OF' STRUCTURES
BEING SERVED. THIS MAY
REC)UIRE USE OF ,JOINT
TRENCHES AND PLACING
LINES WITHIN A SET
PRESCRIBED AREA INSTEAD
OF' THE CONTINUOUS
SEPARATION ACROSS THE
ENTIRE LOT. THIS IS
PARTICULARLY CRITICAL
F-OR SMALL-LOT, ATTACHED
HOUSING, CLUSTERED,
AND COMPACT
DEVELOPMENTS.
I1~ STREET LIGHTS WILL BE
COORDINATED WITH ALL
OTHER UTILITIES AND
CONSTRUCTION,
SPECIAL LOT
CONDITIONS:
THE WET UTILITIES WILL
BE PLACED LIKE THE
SMALL LOT BLOCKS AND
NEIGHBORHOODS.
THE DRY UTILITIES WILL
BE PLACED IN A DUCT
BANK (WITH EXPANSION
ROOM) UNDER THE
SIDEWALK OPPOSITE THE
GAS LINE.
~ .~ERVlCE LINES WILL BE
CONSOLIDATED AS MUCH
AS POSSIBLE TO MAXIMIZE
THE AREA FOR
UNDISTURBED
LANDSCAPING AND
AESTHETIC
IMPROVEMENTS.
~ ALL UTILITIES, OTHER
THAN TRANSMISSION AND
FEEDER LINES, WILL BE
UNDERGROUND.
~' STREET LIGHTS WILL BE
COORDINATED WITH ALL
OTHER UTILITIES AND
CONSTRUCTION.
The Street
Special Utility Conditions
Large-lot districts and neighborhoods without alleys will have all utilities in the street right-
of-way.
E_.x~:en'k of ~J:ree~: 12-.igh]:-of-\Vay
L
g_.x~:gn]: of Pavemen{
_rvea - I I~.e.~e r~/!l~]
L ~] [~ L~na~cape Area bna~cape A~
Puc~
~{~rm
0
ALL Dry .hewer
LJJ:iLi{ie~
~ I~' ~in.
F'L
~a5
'
Commercial / Mixed-Use Center Collector Utilities
Utilities in the collector street right-of-way will be placed as described in residential streets.
Utilities are not to be placed in the landscape or planting area. All utilities, other than trans-
mission and feeder lines, will be underground.
Arterial Utilities
M any arterials will have to provide adequate room for transmission or feeder lines. ^
specific location will be provided for these on major and secondary arterials. The right-of-way
will contain the landscape reserve and sidewalk reserve on each side and additional landscape
reserve within the median. The variable width will be based on the need for turn lanes and for
placement of utility transmission lines. Utilities are not to be placed in the landscape reserve
area. All utilities, other than transmission and feeder lines, will be underground.
The Street
Shared Duct Banks
Developers will be responsible for working with all utility companies providing service to
the neighborhood in order to address technical issues for shared dry utility duct banks. Spe-
cific routings, termination points, and methods must be identified to accommodate utilities.
Duct banks will provide a minimum of four reserved ducts for future expansion, upgrades, or
replacement and will be provided by the developer.
Street Aesthetics
The street is more than just a place to move people and stow utilities. As the most intensively
used public space in the urban landscape, the street should also be recognized as a social space, a
thread that can knit together neighborhoods, institutions and business. It's design and appearance
should reflect the importance of this space and the desired image of the community.
The Larger ~clae
s'[:ree~cs int:ersec'q:ing,
~che more neecl for
~si~n ~ coLor for
sense ~f arrivaL.
CrosswaLk - ~cop
Barrier wi{h
rabecl paH:ernecl
paving ma{griaLs
Pave
intersect:ion
wi{h aLterna~:ive
paving ma'kgriaLs
C'rosswa Lk- .5{op
Barrier wi~ch
raised pa~erned
paving materiaLs
[:2..aisc
in'J:ers~ckions
arl:eriaLs ~,
commercial
MATERIALS
~ REQUIRE THE USE OF
A L TERNA TI VE PA VIN (~
MATERIALS, INCLUDING
THE USE OF DIFFERENT
TEXTURES, PATTERNS,
COLORS AND
PERMEABILITY, TO
DELINEATE PEDESTRIAN
AND BICYCLE PATHS,
CROSSWALKS, TRANSIT
STOPS, OTHER NON-
VEHICLE SPACES, AND AT
MAJOR INTERSECTIONS.
The Street
Elements of this aesthetic image include street trees and other plants, colors and textures
used on paved surfaces, lighting, signage, public ad, and site furniture. These elements can
be woven together to create a comfortable and pleasing space through which people in ye-
hides, on bicycles, on skates, on foot or in strollers, and the handicapped may travel.
Lighting
Adopt standards for street and security lighting that are consis-
tent with urban design, environmental, public safety and transit
objectives.
Signage
Design and adopt directional and informational signage schemes that are effective, attractive
and reinforce a desirable image for the city,
Landscape Design
Adopt landscape design standards that achieve urban design objectives, while allowing for
variation in style and design along different corridors, nodes and gateways and on adjacent
private properly.
Furniture
The Street
Use site furniture (benches, planter seating, trash containers, drinking fountains, and other
features} to create gathering places for pedestrians within the street right-of-way,
Transit
Adopt design standards for transit stops and bus shelters that are consistent with urban design
objectives and transit-oriented design.
The Street
Information Systems
Use information kiosks at strategic focal points
and gathering places along the street to com-
municate community news and events.
Public Parking
Apply adopted design standards for paving,
lighting, signage, and landscaping to public
parking spaces.
Public Art
Adopt standards to guide placement of art in public
places, such as landmarks, view corridors, pockets, traf-
fic circles and other locations of prominent stature.
The Street
URBAN DESIGN
USE THE URBAN DESIGN
CRITERIA TO CREATE
RELATIONSHIPS BETWEEN
THE STREET AND THE
STRUCTURES BUILT
ADJACENT TO THE RIGHT-
OF-WAY LINE THAT
EXEMPLIF'Y (DUALITY
DESIGN AND
SUSTAINABILITY.
Historic Preservation
Introduction
Denton received designation as a Texas Historical Commission Outstanding Urban Hain
Street City in 1989 and received the National Trust for Historic Preservation "Great American
Main Street Award" in 1999. In addition, Benton's downtown received State approval as a
district on the National Register of Historic Places in 1999, having more than 120 renovated
structures in the downtown area. The unique and distinctive cultural, historical, and architec-
tural features of Denton should be identified, restored, preserved, and maintained through a
partnership between the city and private interests, in keeping with the historic preservation
plan.
Policies
J Existing neighborhoods should be protected and preserved.
i_~ The city will continue to view the downtown as a unique and dominant area
that merits special attention. A comprehensive downtown revitalization program,
based on the strategies of the Texas Urban Main Street program, will be pursued
to maintain the momentum created by recent improvements.
Historic Preservation Goals & Strategies
Histodc Preservation 6oals
Identify and create additional historic and conservation districts.
Enhance the historic tourism potential of historic districts.
Protect individual sites or aspects of areas identified as being of historical
significance.
J Protect remaining archeological resources.
Historic Preservation
Historic Districts Strategies
~J The Historic Landmark Commission and city preservation officer will identify
and recommend areas within the city limits that qualify for historic district designa-
tion. Historic districts receive appropriate zoning classification in order to enforce
and ensure preservation of structures within the district. Potential historic district
sites currently under consideration are Courthouse Square District and Congress
School District.
;~ The Historic Landmark Commission and city preservation officer will identify
and recommend areas within the city limits that qualify for conservation district
designation. Potential conservation district sites currently under consideration
are Austin-Locust Conservation District and Bell Avenue Neighborhood Conser-
vation District.
ij The Historic Landmark Commission and city preservation officer will educate
property owners of historic district benefits and encourage participation in
district development.
The city will designate structures having historic or cultural significance. Property owners
of designated individual sites may receive an incentive in the form of a fifty percent
exemption from city taxes for fifteen years. The Historic Landmark Commission will
review plans within the historic districts.
=High
=Med.
=Low
Bell Avenue Neighborhood Conservation Disitrict Proposal
HISTORIC TOURISM
STRATEGIES:
1t, THE CITY WILL ACTIVELY
PROMOTE PRESERVATION
AS A MEANS TO INCREASE
ECONOMIC, CULTURAL
AND EDUCATIONAL
DIVERSITY WITHIN THE
COMMUNITY.
THE CITY WILL SUPPORT
AND ENCOURAGE THE
RESTORATION.
PRESERVATION AND
MAINTENANCE OF AREAS
HAVING HISTORICAL OR
CULTURAL SIGNIFICANCE.
HISTORIC SITES
STRATEGIES:
I~ THE CITY WILL
ENCOURAGE VOLUNTARY
LANDMARK DESIGNATION
AS A VEHICLE TO PROTECT
SITES WITH HISTORICAL
SIGNIFICANCE.
~ IN THOSE CASES WHERE
STRUCTURES LOCATED IN
THE DOWNTOWN AREA DO
NOT C2UALIFY FOR
HISTORIC DESIGNATION,
THE CITY WILL
ENCOURAGE USE OF
PROPERTY APPEARANCE
GUIDELINES WHEN
RENOVATING, TO MAINTAIN
A CONSISTENT AND
AESTHETIC ATMOSPHERE.
1~ WHEN IMPROVING
INFRASTRUCTURE WITHIN
HISTORIC DISTRICTS,
EFFORTS WILL BE MADE TO
IDENTIFY AND PRESERVE
HISTORICALLY SIGNIFICANT
FEATURES.
· INFRASTRUCTURE
CONSTRUCTION WILL BE
REVIEWED BY
PARTICIPA TING
DEPARTMENTS PRIOR TO
PERFORMING WORK.
ARCHEOLOGICAL
RESOURCES STRATEGIES:
· ,~TEPS SHOULD BE
TAKEN TO ENSURE THAT
IMPORTANT REMAINS AND
ARTIFACTS ARE NOT
DISTURBED WHENEVER
POSSIBLE. IN SOME
INSTANCES, MITIGATION
MAY BE ACHIEVED SIMPLY
THROUGH
DOCUMENTATION RATHER
THAN COMPLETE
PRESER VA TIO N.
Historic Preservation
= Low
= Post 1950
= Burned or Demolished
= Garages not Surveyed
Austin - Locust Street Conservation District Proposal
Historic Preservation
Congress School Historic D/strict Proposal
c
Courthouse Square Historic District Proposal
Maintenance & Enforcement
Introduction
The image of a community its viability as a place to live, work and prosper--is to a great
extent determined by the condition and appearance of both public and private properties and
structures. The degree of care applied to public and private buildings, roads, sidewalks, parks,
utilities, trees, landscaping, signage and other urban features reflect directly the vision and
values Denton's residents hold for their city.
Policies
LJ All paved surfaces, including streets, alleys, parking spaces, ramps, and side-
walks within the public right-of-way will be developed and maintained in accor-
dance with adopted standards.
~ All signage, lighting, site furniture and transit-related improvements within
the public right-of-way will be developed and maintained in accordance with adopted
standards.
~ The dty will adopt maintenance standards for public and private facilities that
enhance and support Denton's image and appearance.
~ Provide a level of enforcement that ensures the standards are applied uni-
formly to all areas and structures in the city and that ensures the standards are
not used as an instrument for harassment of any person.
Maintenance & Enforcement Goals & Strategies
I~laintenance & Enforcement ~oals
~ Haximize the service life and performance of paved surfaces by maintaining
them in accordance with adopted standards and practices. IVlaximize the life and
protect the investment value of trees and other landscape placed in the public
right-of-way.
L3 Promote community pride and economic values while curtailing the expan-
sion of urban blight. Establish measurable goals based on identified community
needs. Pursue violations actively rather than reactively. Remember that compli-
ance is the primary objective while penalties and/or punishment are secondary.
I.j Routinely assess results for effectiveness by determining whether reguia-
tions are understandable and readily enforceable. Educate the community of ordi-
nances to prevent future violations.
Maintenance & Enforcement
Naintenance & Enforcement Strategies
~_1 Develop and implement alternative funding strategies in order to defray main-
tenance costs.
ij Adopt and implement pavement design and materials specifications that meet
cost and performance objectives.
!.51 Ensure that paved surfaces are constructed to meet city standards by imple-
menting strict quality control measures.
:~ Adopt maintenance schedules and budgets to achieve performance specifi-
cations and desired design life cycles.
_1 Adopt and implement landscape design and materials specifications, includ-
ing tree species and irrigation systems, that meet urban design, performance and
life cycle objectives.
Implement landscape system installation and maintenance requirements to ensure
that city standards are achieved.
Ensure that all property fences are maintained in sound condition and good repair at
all times.
Sidewalks and driveways on private property should be maintained to be safe, free of
holes, and significant breaks, cracks or changes in grade.
Inspect all off-street parking areas to ensure that they are maintained in good repair
to be free of holes, significant breaks or changes in grade.
On private structures, the city should ensure that every foundation, exterior wall, roof,
window and all exterior surfaces are maintained in good repair and maintain the struc-
tural integrity as exhibited at the time of original construction or comply with current
standards, whichever is least restrictive. Repairs on private structures should be made
with materials of like kind as the original construction or better.
STRATEGIES:
~' INITIATE A PROGRAM TO
INSPECT ALL APARTMENT
COMPLEXES ON A YEARLY
BASIS.
~' EVALUATE
ENFORCEMENT ISBUES
DURING; THE DRAFTING OF
ORDINANCES.
~ EVALUATEALL
AVAILABLE ENFORCEMENT
OPTIONS AND RESOLVE
ENFORCEM,~'-NT CASES
EFFECTI VEL Y.
~ IN AN EFFORT TO
REMOVE VISUAL BLIGHT
AND PUBLIC NUISANCES
THROUGHOUT THE CITY OF
DENTON, SPECIFIC AREAS
WILL BE TARGETED. THE
TARGETING OF THESE
AREAS WILL BE LIMITED TO
AN INCREASE IN OFFICERS
ASSIGNED TO THE AREA
DUE TO THE NUMBER OF'
VIOLATIONS. ADDITIONAL
TARGETAREAS MAY BE
ADDED, AS DETERMINED BY
THE CITY AND BASED ON
THE NEEDS OF THE
COMMUNITY.
I~ IN ORDER TO EDUCATE
THE COMMUNITY OF CODE
VIOLATIONS, EACH YEAR
OFFICERS WILL PROVIDE
PROPERTY OWNERS AND
TENANTS WITH A
BROCHURE OF THE MOST
COMMON VIOLATIONS,
THIS WILL PROVIDE THE
COMMUNITY WITH
PROACTIVE VERSUS
REACTIVE ENFORCEMENT.
THE CONCERN FOR THE
ENVIRONMENT BY THE
CITIZENS OF DENTON
ECHOES HENRY DAVID
THOREAU'S 1861
OBSERVATION IN THE
JOURNAL:
"WHAT ARE THE NATURAL
FEATURES WHICH MAKE A
TOWNSHIP HANDSOME?. A
RIVER, WITH ITS
WA TERFALLS AND
MEADOWS, A LAKE, A HILL,
A CLIFF OR INDIVIDUAL
ROCKS, A FOREST AND
ANCIENT TREES STANDING
SINGLY. ,~,UCH THINGS ARE
BEAUTIFUL; THEY HAVE
HIGH USE WHICH DOLLARS
AND CENTS NEVER
REPRESENT. IF THE
INHABITANTS OF' A TOWN
WERE WISE, THEY WOULD
SEEK TO PRESERVE THESE
THINGS, THOUGH AT A
CONSIDERABLE EXPENSE;
FOR SUCH THINGS
EDUCATE FAR MORE THAN
ANY .... RECOGNIZED
SYSTEM OF SCHOOL
EDUCATION. I DO NOT
THINK HIM FIT TO BE THE
FOUNDER OFA STATE OR
EVEN OF A TOWN WHO
DOES NOT FORESEE THE
USE OF SUCH THINGS, BUT
LEGISLATE CHIEFLY FOR
OXEN, AS IT WERE.
IF' WE HAVE THE LARGEST
BOULDER IN THE COUNTY,
THEN IT SHOULD NOT
BELONG TO AN
INDIVIDUAL, NOR BE MADE
INTO DOORSTEPS."
Environmental Management
Introduction
Environmental protection is one of the most significant ongoing concerns expressed by our
community. During the public review process for development of the growth management
strategy and plan, citizens repeatedly questioned the existing quality of their environment and
the means the city could use to protect and manage it.
Environmental protection encompasses a host of issues: water quality, air quality, soil erosion,
habitat preservation, public health, conservation, compatible development, wetlands protec-
tion, retention and enhancement of urban forests, floodplain protection, open space designa-
tions, etc. [V]anagement of
these issues is extraordi- ~ ·-' ': .
narilychallenging. Tosuc- :: ~
cessfully address all of
these issues, a holistic ap-
proach, aimed at balancing
a myriad of values and in-
terests, must be utilized.
The city is committed to a
built environment that pro-
tects the health and safety
of its citizens.
The City of Denton recog-
nizes the need to value its
environmental resources
appropriately. By identify-
ing, protecting, and pre-
serving those areas with
significant ecological value,
further loss of our natural
heritage can be avoided.
['4inimizing environmental
degradation and pollution is
an associated priority. With
environmental concerns reaching out far beyond our city limits, any successful program ad-
dressing these issues must determine the value these resources hold for our local community,
our regional community, and our global community. Our responsibility lies finally to this not-so-
infinite planet on which nothing less than our very survival depends.
Environmental Management
Policies
.J Development policies will emphasize environmental awareness, promote the
ethical use of natural resources, and encourage the preservation of native habi-
tat.
:.J Environmental protection will be an integral consideration in the develop-
ment of policies concerning economic growth and community development.
;ZI The city will evaluate the value and function of the natural environment and
identify areas with unique ecological significance.
.'LJ Appropriate protection measures and management techniques will be used
to minimize harmful discharges directly to the environment.
~11 Site-specific pollution control techniques will be based on the environmental
significance of the area and the pollution potential of the development.
~ Environmental mitigation, or lessening of the force or intensity of develop-
ments will be considered for development in areas of ecological significance or
sensitivity.
Development policies will establish the equitable distribution and use of natural re-
sources. For example, provide floodplain and open space access as a recreational
resource for the community instead of singular ownership by one person or a single
neighborhood.
The city will take a leadership role in shaping and implementing federal regulations
and programs for air and water quality issues including stormwater discharge and
erosion control.
Environmental Management Goals & Strategies
Ecosystem Management Goals & Strategies
Denton will be a responsible steward of the natural environment by improving air quality, water
quality, conserving resources (land, water, etc.), and reducing solid wastes. The city will con-
sider environmental impacts of proposed plans, programs, and regulations and work with re-
gional, state and federal agencies and neighboring jurisdictions to improve the quality of the
city's and region's natural environment.
Denton will develop and implement strong resource conservation programs for energy, water,
native, and restored wildlife habitat areas, sensitive lands, and urban forests. Green energy will
be an important component in our management programs, including conservation of electric-
ity, natural gas, coal, and other forms of fossil fuels, and encouraging alternative sources of
energy such as solar. Preservation and restoration of our sensitive lands and habitats requires
Environmental Management
strong governance. Conservation of these areas will be promoted through education pro-
grams, incentives, design standards and regulations.
Ecosystem Management Goals
Develop conservation and development priorities by:
~ Providing city planners and decision makers with a method to systematically
identify, evaluate, and synthesize various environmental attributes.
~ Using assigned ecological values to determine what type of growth is com-
patible with each habitat area.
F~ Acquiring and preserving open spaces considered to be of high value by
the city.
Requiring proposed developments to protect the natural resources associated with
the development site to the greatest extent possible.
Encouraging "Green Builder" standards.
Expanding the public education program.
Ecosystem Ivlanagement Strategies
The City of Denton contracted with the University of North Texas (UNT) to de-
velop descriptions, rating criteria, functions, and values for local and regional
habitats. The objective of this ecological values project is to provide the city with
a method for systematically identifying, evaluating, and synthesizing the various
environmental attributes associated with a particular piece of land. The project
considers ecological resources including air quality, water quality, stormwater treat-
ment/flood control, recreation/trails, wildlife habitat, native species, core habitat,
connectivity habitat, restoration, fisheries, municipal economic benefits, and re-
habilitation needs. The city will utilize aerial photographs developed in January
2000 at a one-foot resolution to identify these areas. Once criteria and values
are assigned, the city can identify what areas are appropriate for what types of
development, conserving the most critical environmental resources while permit-
ting more intensive development of lower prioritized resources.
Utilize the extensive databases developed by the Environmental Protection Agency,
the U.S. Army Corp of Engineers, the Texas Natural Resource Conservation Commis-
sion, and other environmental agencies, the scientific and technical expertise of UNT
and other universities, literature related to ecological valuation (particularly on the
city and county government level) and develop a framework for identifying and priori-
tizing various habitats.
Environmental Management
Utilizing this approach, development will be integrated into the natural landscape by
directing it away from sensitive natural areas by applying innovative planning, design
and management practices. Sensitive natural areas can be protected when develop-
ment occurs in close proximity.
Relate ecological values to the growth management and land use plan to determine
what areas are appropriate for what type of growth.
The city will develop effective partnerships with the county, other governmental agen-
cies, and the private sector for the protection and preservation of important natural
areas.
Establish values and rating criteria for various ecological functions associated with a
specific area. Rate each habitat area based on site characteristics and values of
those characteristics. Develop associated geographic information system layers indi-
cating different ecological values to determine the most suitable area for develop-
ment. By adding these different criteria layers together, habitat value can be immedi-
ately identified for any piece of property within Denton County.
Make broader use of mitigation banks to facilitate market-based compensation to
landowners that choose to help protect environmentally sensitive lands.
Facilitate wise real estate development, especially in difficult economic times. Real
estate developers and lenders need to know that certainty of approval and availability
of infrastructure, rather than speculative leapfrogging, will reduce costs and process-
lng time. Therefore, new real-estate developments can be brought to market more
quickly and inexpensively within areas where effective plans for growth management
tied to conservation and urbanized development have been created.
Implement adequate public facilities requirements.
Require an environmental impact analysis for development sites. For developments in
areas with high ecological values(environmentally sensitive areas), require appropri-
ate management practices including any necessary mitigation actions.
Enhance clearing and grading requirements to minimize erosion, eliminate clear-cut-
ting, reduce sedimentation, and reduce fugitive dust (airborne particles).
Denton
Comprehensive
Plan
DRAFT
Habitat Map
The Greenhouse Effect (EPA)
Ozone Contribution (EPA)
Global Warming Trend (EPA)
Environmental Management
Air Management Goals & Strategies
Denton will continually improve its air quality as the city grows through comprehensive pro-
grams, policies, and implementation. Effective strategies will be applied to address the followin9
issues: motor vehicle emissions, commercial and industrial pollution, wood-smoke emissions,
street dust, indoor air quality, and visibility. ]'he city shall endeavor to minimize the amount of
allowable particulate emissions, as well as odorous, noxious, and toxic matter into the air.
Air Management Goals
C_i Encourage public transportation systems and efficiencies.
~ Develop policies to reduce ozone concentrations from mobile and stationary
sources.
F.21 Improve air quality throughout the DFW-Denton airshed.
Air Management Strategies
~ Develop pedestrian transportation routes such as a "velo-web" to encour-
age bicycle commuting and connected trails to encourage walking.
Enhance public transportation alternatives.
Protect existing tree canopies.
Continue to work with the NCTCOG to address air pollution on an airshed
basis.
Environmental Management
~/ater Management Goals & Strategies
The value of tributaries and watersheds, until recently, has regrettably been overlooked. An
innovative, comprehensive approach to water quality will be utilized to conserve stream corri-
dors and other water bodies as natural and managed ecological systems and as critical wildlife
habitat. Water quality will be protected and monitored to ensure high standards, addressing all
forms of water resources such as drinking water, streams and water bodies, stormwater runoff,
ground water, and wastewater treatment.
Water Management Goals
~J Preserve floodplain areas to improve water quality and maintain floodplain
habitat.
_1 Preserve wetlands.
Li Preserve stream buffers and the bottomland hardwood habitat associated
with such areas.
:3 Protect the water quality of our water supply reservoirs.
Water IVlanagement Strategies
.J Implement and enforce floodplain-zoning restrictions, including development
restrictions and use of greenbelts and other Iow-intensity land uses.
:3 Apply comprehensive guidelines and policies to manage existing and pro-
posed development adjacent to floodplains or bodies of water, to minimize im-
pacts on and restore the riparian ecology and to minimize hazardous conditions
associated with flooding.
~ Expand the city limits to include the entire greenbelt corridor and 1135 projed
area.
[_1 Acquire and preserve the lO0-year floodplain and necessary conservation
easements.
Coordinate development of greenways and trails along the floodplain and tributaries.
Use measures to minimize stormwater runoff that significantly improve environmental
impacts.
21 Limit impervious surface areas.
Environmental Management
Land & Soil l, lanagement Goals & Strategies
Land & Soil Management Goal
0 Encourage preservation of open spaces.
ILl Reduce erosion and sedimentation caused by development in areas with highly
erodible soils.
Land & Soil Management Strategies
Q Because open spaces have been recognized as a requisite to a healthy com-
munity, Denton will continue to acquire and manage land and water to preserve,
protect, and enhance important natural areas.
LEI Create an integrated system of publicly owned natural areas to protect the
integrity of important conservation sites, protecting corridors between natural
areas, and preserve outstanding examples of our diverse natural environments.
I~ Administer a program to acquire and manage important natural areas that
preserve wildlife habitat and native landscapes, while providing opportunities for
education, scientific research, nature interpretation, art, fishing, relaxation, wild-
life observation, hiking, and other activities which do not require a motorized
vehicle. Actively protect, manage, and enhance our natural stream corridors and
other waterways as natural ecological systems, important wildlife habitat, and ac-
cessible recreational areas.
Develop creative approaches to
conservation of other habitat
and open space, such as prime
agricultural land.
Adopt guidelines for erosion and
sedimentation controls for con-
struction sites. _
Soil Texture Classes in Northwest Denton
Environmental Management
Ray Robe,s
LEGEND
Greenbelt Corridor
Proposed
Clear Creek WRP
Krugerville
1135 Proje¢[ Area
April 2000
Lake
LewisvilN
Lake Ray Roberts
Greenbelt Corridor
Cross Roads
The ~reenbelt £orridor-10-mile hike, bike, canoe & equestrian wildlife trail.
Parks, Recreation &
Open Space
Introduction
Urban open-space lands may be publicly or privately owned, developed with recreation
facilities or a preserved natural landscape, as small as a house lot or as large as thousands of
acres. While private open space and recreation facilities are important elements of urban de-
sign, this chapter addresses only the public system of parks, recreation facilities, and open
space.
Attractive, safe and well-maintained public parks, open spaces, and recreation facilities are
essential elements of Denton's image and quality of life. If strategically placed and equitably
distributed, they can provide a wide array of opportunities for both individual and community
enrichment. In addition, parks and open spaces may serve to protect environmentally sensitive
lands from potentially harmful effects of urban development, while preserving their recreation
and transportation benefits.
Parks and open spaces are places to play, to relax, to enjoy the natural environment, and to
connect socially with others in the community. They can define a neighborhood and provide a
cultural and historical focal point, as does Fred Moore Park. If properly designed and main-
tained, parks can enhance the economic value of nearby properties. Linear open spaces can
be used to knit together neighborhoods with other important elements of the city's fabric,
including schools, government service centers, and commercial developments. Such lands can
also serve as an effective buffer between incompatible land uses.
In short, public parks and open spaces help to protect the social, economic, and aesthetic
qualities that Denton values. In order to preserve these qualities, the city will continue to ex-
pand its award-winning parks system as the community grows.
Policies
~ A wide array of parks and recreation opportunities should be equitably dis-
tributed and accessible to all Denton residents. Park and facility locations will be
determined in accordance with the parks and recreation strategic plan and the
parks, recreation, and open-space master plan.
F_:l Parks and open spaces should be located in or adjacent to floodplains, where
possible, to aid in floodplain conservation efforts and to enhance recreation op-
portunities. Such areas may be developed with recreation facilities or set aside as
open space to preserve sensitive areas.
F..1 The city should acquire and develop parks in combination with other public
Parks, Recreation &
Open Space
facilities to provide the most cost-effective public services. Park property could be
developed jointly with new schools, storm water detention basins, drainage channels,
fire and police stations, or libraries. This policy should not contradict the spatial distri-
bution objectives of the parks and recreation strategic plan and the parks, recreation,
and open-space master plan.
To ensure the reasonable distribution of public parks in accordance with plan objec-
tives, residential developers should provide in their projects land for neighborhood
parks sufficient to meet the needs generated by their development or provide an
alternative strategy to satisfy this demand.
The city should be responsible for the acquisition and development of community- and
city-wide parks.
Goals & Strategies
Distribution of Parks Goals & Strategies
Distribution of Parks Goal
J Ensure the adequate and equitable distribution of parks, open space, and
recreation facilities.
Distribution of Parks Strategies
Q Complete a new parks, recreation, and open space master plan that ad-
dresses public needs in all park and open space categories and meets the city's
urban design, transportation, drainage, and environmental conservation objec-
tives.
-J Based on service standards for each park category; acquire and maintain
sufficient land to keep pace with Denton's population growth.
Q Develop, fund, and implement future capital improvements programs consis-
tent with the parks, recreation and open-space master plan.
IMPLICATIONS OF THE
GROWTH MANAGEMENT
STRATEGY:
DENTON'S POPULATION IS
PROJECTED TO REACH
183,500 BY 2020, MOST
OF WHICH WILL RESIDE IN
PLANNING SUBAREAS SA,
4A, 6, 7A, 8A, I 4 AND 15.
APPROXIMATELY 2,400
ACRES OF NEIGHBORHOOD,
COMMUNITY- WIDE
PARKLAND WILL BE NEEDED,
AN INCREASE OF 1,588
ACRES. Q;ROWTH IN THESE
AREAS WILL REQUIRE
PUBLIC INVESTMENT IN THE
ACQUISITION AND
PLANNING OF COMMUNITY
PARKS, MULTIPURPOSE
CENTERS, AND ATHLETIC
FACILITIES PRIMARILY IN THE
SOUTH AND FAR-EAST
PARTS OF THE CITY. PARK
DEDICATION REQUIREMENTS
SHOULD HELP THE CITY
KEEP PACE WITH THE NEED
FOR NEIGHBORHOOD PARKS
AS NEW SUBDIVISIONS ARE
PLATTED AND HOMES ARE
BUILT.
I1~ PARK DEDICATION MAY
BE USED TO ACOUIRE
OWNERSHIP OF LANDS
ALONG DRAINAGE
CORRIDORS TO PRESERVE
ENVIRONMENTALLY
SENSITIVE LANDS AND
RECREATION
OPPORTUNITIES.
HOWEVER, BUBSTANTIAL
PUBLIC INVESTMENT WILL
BE REC~UlRED TO UNITE
THESE LANDS INTO THE
CONTINUOUS GREENBELT
AND TRAIL SYSTEM
ENVISIONED IN THE
~'ROWTH MANAGEMENT,
~,TORM WATER, PARKS AND
TRANSPORTATION
ELEMENTS OF THE
COMPREHENSIVE PLAN.
· TO PROWDE
EFFICIENTLY FOR PUBLIC
SERVICES, THE CITY
SHOULD WORK WITH THE
DENTON INDEPENDENT
· ~,CHOOL DISTRICT AND
OTHER SCHOOL DISTRICTS
TO CONSOLIDATE LANDS
FOR PARKS, LIBRARIES,
FIRE STATIONS, AND
SCHOOL SITES. TO
ACHIEVE THE OBJECTIVES
OF THE TRANSPORTATION
SYSTEM, THESE FACILITY
CLUSTERS COULD BE
LINKED BY THE GREENBELT
SYSTEM TO RESIDENTIAL
AREAS, MAJOR
COMMERCIAl CENTERS,
AND THE UNIVERSITIES.
· A NEW PARKS AND
RECREATION MASTER PLAN
IS NEEDED TO GUIDE THE
ACOUI$1TION AND
IMPROVEMENT OF NEW
PARKS, GREENBELTS, AND
OTHER SIGNIFICANT
NATURAL AND HISTORIC
RESOURCES. THE MASTER
PLAN SHOULD BE
COMPLETED AND ADOPTED
IN 2000, AND SHOULD BE
UPDATED AT LEAST ONCE
EVERY FIVE YEARS.
· THE RAPID GROWTH OF
CORINTH AND OTHER
SURROUNDING
COMMUNITIES MA Y
PRESENT OPPORTUNITIES
FOR COOPERATIVE
VENTURES WITH DENTON
AND SHOULD BE MUTUALLY
EXPLORED.
Parks, Recreation &
Open Space
Park and Open Space Acquisition Goals & Strategies
Park & Open Space Acquisition Goal
Q Achieve urban design, transportation, drainage, and environmental conser-
vation objectives through park and open-space acquisition
Park & Open Space Acquisition Strategies
Q Identify land and easements necessary to establish a unified greenbelt and
trails system that achieves recreation and transportation system objectives.
Q Identify significant scenic, historical, and environmentally sensitive lands, and
determine strategies to preserve them.
Parks, Recreation &
Open Space
Rnancial Effectiveness Goals & Strategies
Financial Effectiveness Goal
Ensure the cost-effective provision of parks, open-space, and recreation fa-
cilities.
Financial Effectiveness Strategies
~1 Working with city departments, area school districts, and developers, identify
opportunities for clustering multiple public functions with parks and recreation
facilities into neighborhood service centers. Develop appropriate planning poli-
cies, development regulations, and implementation strategies.
~1 Research the need for and feasibility of developing specialized parks and
recreation facilities that can function as profit centers, which reduce the depen-
dency on property tax revenue and generate profits to underwrite other recre-
ation facilities and services.
Responsiveness Goals & Strategies
Responsiveness Goal
Ensure that future parks and recreation improvements are responsive to the
changing needs of Denton's citizens
TRENDS MUST BE
RECOGNIZED IN PLANNING
THE TYPE 8: LOCATION OF
PARKS 8( RECREATION
FACILITIES ~ SERVICES:
~' SERVICE DELIVERY ~
LOCATION SHOULD BE
INFLUENCED BY THE
NEEDS OF' SENIORS FOR
SOCIAL ACTIVITY THAT IS
AFFORDABLE,
CONVENIENT <~
A CCE~IBLE,
~ DESIGN ~ACILITIES ~
~ERVIC~ TO MEET THE
UNIQUE NEEDS O~ ALL
POPULATION GROUPG.
~ PARKS ~ RECREATION
SPACES WILL BECOME
MORE IMPOR%AN~ AS
ELEMENTS OF AIR ~ WA~ER
POLLUTION MANAGEMENT
AS WELL A~ AN IMPOR%AN%
TOOL IN BUFFERING
INCOMPATIBLE LAND U~ES
AND CON%ROLLING URBAN
SPRAWL.
~ ~HE DEMAND FOR
UNIOUE, MORE COMPACT ~
IN~ENSE EXPERIENCES MA Y
RESUL% IN OPPORTUNITIES
~OR "PROFIT CEN~ER"
FACILITIES.
CHANGES IN FAMILY
S%RUC%URE, EMPLOYMENt,
~ECHNOLOGY ~ OTHER
FAC%OR~ SHOULD BE
ACCOUNTED FOR IN
PROGRAM ~ VENUE
DESIGN.
~ AS IMPROVEMENTS ARE
FUNDED, I~ 1~ CRITICAL TO
CONSUL~ WITH THE
APPROPRIATE
S~AKEHOLDERS
REGARDING DESIGN ~
LOCATION OF PARKS.
Parks, Recreation &
Open Space
Responsiveness Strategies
-21 Periodically survey the wants and needs of Denton's citizens for their parks
and recreation system. Incorporate this information into revisions of the strate-
gic plan, annual action plans, and updates of the parks and recreation master
plan.
Q Update the parks, recreation, and open-space plan at least once each five
years.
Park Classifications & Standards
Open Space Preserve
~ No standards apply. Land acquired and managed in accordance with land use, preser-
vation, environmental, and urban design objectives.
Urban Open Space
Service Standard
None
Size
~ Typically 2,500 square feet to 1 acre.
Service Area
~1 Immediate area, less than 1/8 mile radius. Public or private park.
Typical Develeopment
~ Used to address limited, isolated or unique needs.
~1 Typically for passive use, may include very limited recreation.
~ Nay include squares, plazas, gardens, urban pavements, formal spaces such as foun-
tains and public art, and may be at the intersection of streets.
Parks, Recreation &
Open Space
Sun
Bathing
Fishing
Rock
Picnic
Bhelter
~Wild
Flowers
Road
Wadlns;
Bhelter
Fishing
LINKAGES &
GREENWAYS:
1~ SERVICE STANDARD:
NO STANDARD
SIZE:
NO STANDARD
I~ SERVICE AREA:
TYPICALLY LINKS SEVERAL
NEIGHBORHOODS.
IDEALLY SERVES THE
ENTIRE .JURISDICTION
TYPICAL DEVELOPMENT:
HARD ~ SOFT SURFACE
TRAILS FOR HIKING,
BIKING, SKATING,
HORSEBACK RIDING.
CONNECTS NEIGHBORHOOD
AREAS TO SCHOOLS,
PARKS, CIVIC BUILDINGS,
OTHER COMMUNITIES
NEIGHBORHOOD PARK:
I~ SERVICE STANDARD:
2.5 ACRES PER I, 000
RESIDENTS
I1~ SIZE:
TYPICALLY FROM 5 TO 20
ACRES; MAY BE LARGER
DEPENDING ON NATURAL
FEATURES~ TOPOGRAPHY
SERVICE AREA:
I/2 MILE
TYPICAL DEVELOPMENT:
PLAYGROUND, PICNIC
AREA, COURT GAMES,
TRAILS, MINIMAL PARKING.
AT LEAST 50% OF THE
SITE IS SET ASIDE FOR
PASSIVE RECREA T/ON
ACTIVITIES AND / OR
CONSERVATION AREA.
OFTEN LOCATED NEXT TO
ELEMENTARY SCHOOLS
COMMUNITY PARK:
· SERVICE STANDARD:
3 ACRES PER 1,000
RESIDENTS
· SIZE:
TYPICALLY 30 TO 50
ACRES; MAY BE LARGER
DEPENDING ON
CONSERVATION AREAS
· SERVICE AREA:
2 MILES
· TYPICAL DEVELOPMENT:
SERVING SEVERAL
NEIGHBORHOODS, THESE
PARKS INCLUDE "DRIVE
TO" RECREATION
FACILITIES, AS WELL AS
FACILITIES FOUND IN
NEIGHBORHOOD PARKS.
RECREA TION-MUL TI-
PURPOSE CENTERS,
COMPETITIVE SPORTS
FIELDS, (~ SWIMMING
POOLS. MAY SERVE AS
THE "TRAILHEAD" FOR
COMMUNITY-WIDE
GREENWWA Y SYSTEMS
C ITYWlDE PARK:
· SERVICE STANDARD:
7 ACRES PER 1,000
RESIDENTS
· SIZE:
50 ACRES PLUS,
TYPICALLY SEVERAL
HUNDRED ACRES
~. SERVICE AREA:
~NTIRE JURISDICTION ~
BEYOND
TYPICAl DEVELOPMENT:
UNIQUE, "ONE-OF*A~KIND "
FACILITIES, SUCH AS
GARDEN CENTERS, WATER
PARKS, OUTDOOR
THEATRE, CIVIC CENTER,
FITNESS CENTER, MODEL
AIRPLANE FIELD, MULTI~
FIELD ATHLETIC COMPLEX,
NATURE CENTER, lIKELY
TO INCLUDE SIGNIFICANT
CONSERVATION AREAS
Parks, Recreation &
Open Space
, Open
Economic Diversification
Introduction
In the broadest sense, economic development refers to the changes in an economy over
time that occur because of the formation of population centers such as towns and cities.
Economic development usually has a connotation of growth. Economies develop due to simul-
taneous interactions among increasing population, increasing numbers of employers and work-
ers, and increasing numbers of businesses that provide goods and services for local consump-
tion as well as for export.
Economic diversification refers to a more directed type of economic development resulting in a
more stable and resilient economy, which provides high-quality jobs in businesses acceptable
to Denton. Diverse and developed economies are characterized by many different types of
industries and interlinked by mutual suppliers and consumers. These economies often export
goods and services to other population centers. Such an economy will be more resilient,
stable, and self-sufficient, thus being less vulnerable to the national and regional economic
fluctuations caused by federal and state policies over which local governments have little con-
trol.
A healthy economy is important to all city functions. Major issues that must be addressed
include job creation, business recruitment, business expansion, and small business formation.
A number of elements merit consideration, including job quality, environmental impacts, public
resource demands, quality of the location (inside or outside of the city), and quality-of-life
prospects. All are important in determining strengths and weaknesses of a healthy business
climate.
Policies
:2t The city should encourage a strong, diversified, and self-sustaining economy,
creating a wide range of employment opportunities, enhancing local ownership
opportunities, and expanding and balancing the tax base of the city.
~ Local business ownership and small business creation should be considered
high economic diversification priorities.
CI Development incentives should be considered to encourage industries and
businesses to expand or relocate within the city. A cost/benefit analysis should be
performed to define and measure short-and long-term benefits prior to granting
incentives. Incentives should be considered only when proposed development is
consistent with community plans. Projects involving retention or expansion of
existing businesses should be given the highest priority.
~ Development incentives may vary by size and type of establishment and by
Economic Diversification
initial and potential capacity as a generator of employment and other economic gains.
Priority may be given to basic industries that are clean and that will make a significant
contribution to Denton's employment or its tax base.
Consideration of site planning, urban design, or neighborhood compatibility objectives
will be included in the eligibility requirements for business retention, expansion, or
recruitment incentives.
Economic Diversification Goals & Strategies
Economic Diversification Strategies
Gi Sustain and support business development activities to retain, expand, and
recruit businesses.
ij Encourage investment in the development, redevelopment, rehabilitation, and
adaptive reuse of land and buildings for employment opportunities.
~ Support community-based economic development initiatives consistent with
this comprehensive plan and compatible with neighborhood livability.
LJ Promote and enhance the special character and identity of designated com-
mercial areas.
.'J Promote a business environment within designated industrial areas that is
conducive to the formation, retention, and expansion of industrial businesses.
Promote a variety of efficient, safe, and attractive industrial and mixed employment
areas in Denton.
Foster a positive entrepreneurial environment for business incubation and small busi-
ness 9rowth.
Encourage development of university-related efforts into independent entrepreneur-
ial spin-off businesses.
Seek ways to assist clusters of related businesses to collaborate more closely with
one another and to market themselves as magnets for capital, research talent and
high-skill manufacturing jobs.
ECONOMIC
DIVERSIFICATION GOALS:
· THE CITY SHOULD
ENCOURAGE A STRONG,
DIVERSIFIED, AND SELF-
SUSTAINING ECONOMY,
CREATING A WIDE RANGE
OF EMPLOYMENT
OPPORTUNITIES,
ENHANCING LOCAL
OWNERSHIP
OPPORTUNITIES, AND
EXPANDING THE TAX BASE,
· LOCAL BUSINESS
OWNERSHIP AND SMALL
BUSINESS CREATION
SHOULD BE CONSIDERED
HIGH ECONOMIC
DIVERSIFICATION
PRIORITIES.
· TO ENSURE A SKILLED,
D/VERSIFIED WORKFORCE
FOR EXISTING AND FUTURE
EMPLOYERS, THE CITY WILL
ENCOURAGE EMPLOYERS,
EMPL 0 YEE
ORGANIZATIONS, AND
EDUCATION AND TRAINING
INSTITUTIONS AND
AGENCIES TO PROVIDE
TRAINING AND RETRAINING
OPPORTUNITIES TO
DENTON CITIZENS.
~ DEVELOPMENT
INCENTIVES SHOULD BE
CONSIDERED TO
ENCOURAGE INDUSTRIES
AND BUSINESSES TO
EXPAND OR LOCATE
WITHIN THE CITY.
ECONOMIC
DIVERSIFICATION GOALS:
· TO DIVERSIFY THE
EXISTING TAX BASE,
ECONOMIC DEVELOPMENT
PROGRAMS WILL FOCUS
INDUSTRY RECRUITMENT
AND MARKETING EFFORTS
ON BUSINESSES THAT ARE
COMPATIBLE WITH
COMMUNITY, WORKFORCE,
AND ECONOMIC
DEVELOPMENT GOALS.
· RECRUITMENT
ACTIVITIES SHOULD BE
DEFINED IN A TARGETED
MARKETING PLAN,
· ~TRA TEGIES SHOULD
FOCUS ON IDENTIFIED
MARKETS. AS CONDITIONS
WITHIN THE COMMUNITY
CHANGE, TARGET MARKETS
SHOULD BE REASSE$SED.
Economic Diversification
Support the retention of existing business and major institution base.
Support Denton's artists, art organizations, and institutions because of their signifi-
cant contributions to the city's healthy business climate, their role in creating a cul-
tural environment that attracts high-wage employers to the region, and the substan-
tial benefits they provide to residents.
Promote close working relationships between financial institutions and the business
community. Where appropriate, promote the development of new initiatives and inno-
vative programs (e.g. Denton Community Development Corporation, loan packaging
for SBA, loan guaranties, Industrial Development Bonds) to lower the cost of borrow-
ing or to assist small business growth through increased access to capital.
Where appropriate, support efforts to assist small business through technical assis-
tance for business start-up and expansion.
Seek ways to improve the environment for small businesses to thrive in Denton where
consistent with the 9oals and policies of the plan.
Encourage increased linkages between community job access and information sys-
tems and training programs.
Increase access to literacy development and English-as-Second Language (ESL) pro-
grams to help overcome literacy and language barriers to employability.
Work closely with school districts to identify and achieve basic competencies needed
by young people who enter the workforce upon graduation.
Offer apprenticeship and other workplace learning opportunities with the City of Denton
and Denton industries.
Site planning, urban design, and neighborhood compatibility objectives will be included
in the eligibility requirements for business retention, expansion, or recruitment incen-
tives.
Incentives should be considered only when proposed development is consistent with
community plans. Development incentives should focus on businesses that:
· Provide higher-than-averagewage levels
· Bring new capital into the economy
Economic Diversification
[] Have good future growth prospects
[] Involve a cluster of businesses engaging in similar activities
[] Use quality environmental practices
[] Diversify the economic base
[] Keep their workforce in Denton
Incentive agreements will require businesses to meet specific thresholds or perfor-
mance standards in order to receive benefits (e.g., capital investment, employment,
and payroll).
[..l
Identify existing and prospedive industry workforce needs and enlist the resources
of the University of North Texas (UNT), Texas Woman's University (TWU), North Cen-
tral Texas College (NCTC), and local school districts to develop customized training
programs as part of a marketing strategy.
Target those industries that require an educated workforce. Match existing degree
programs at UNT, TWU, and NCTC to businesses that require a significant workforce in
these fields.
Foster a positive environment for international trade.
Recognize and support environmental conservation and enhancement activities for
their contributions to the local economy and quality of life for residents, workers, and
ecosystems of the city.
Encourage new commercial businesses to locate in established commercial/mixed use
activity centers. Where suitable sites in those areas are not available, encourage
those businesses to locate in other designated commercial areas.
Encourage development that attracts a diversity of employment opportunities.
Promote public/private partnerships for the development of infrastructure to foster
economic development.
Seek ways to assist related technology-oriented businesses to locate in close proxim-
ity to one another and near research institutions. Promote the development of tech-
nology by connecting research institutions, hospitals, and manufacturing companies.
Housing
Introduction
Housing is the predominant land use in Denton. Housing and residential land use is one of
the most important factors considered in the comprehensive plan. Housing is important, not
only in its own right, but also because it strongly influences the size of the population and its
balance of demographic factors, such as household size, age, and income.
Housing has different meanings to different people. Some people envision a farm with acreage,
while others think of an apartment on the square. Home ownership continues to be an impor-
tant element of the American dream. Housing construction and land costs have made this goal
of many households much more difficult to achieve, and growth intensifies the competition and
demand for existing homes. Homes that are similar to each other tend to be concentrated in
one area, a phenomenon that creates neighborhoods based on income. Development and
lending practices are market-driven, and construction that is affordable for Iow- and moderate-
income households is becoming more and more rare. Because of their potentially greater
impact on infrastructure, large expanses of higher density apartments and manufactured housing
should be located with great care.
Neighborhoods can be defined in many ways, but for the purposes of the comprehensive plan,
they are viewed as clusters of residential development that share a variety of functional and
social ties. Neighborhoods form the background of Denton's citizenry; these areas are where
people live. Neighborhoods are expected to be safe and secure, places of quality where fami-
lies thrive and children go to school and play.
Neighborhoods face challenges as well. Low-income and minority neighborhoods need revital-
ization assistance. Other neighborhoods feel ove~helmed by traffic congestion and developI
ment that outstrips the city's ability to provide schools and other services. An increasing body
of knowledge indicates that large-lot, single-use neighborhood subdivisions contribute to urI
ban sprawl, causing city infrastructure systems to be stressed and inefficient. When services
are inefficiently provided, tax dollars are not spent wisely. A recent series of national debates
has also focused on the relationship between neighborhood design and quality of life. Current
zoning trends tend to separate land uses from each other, increasing the need to travel and
promoting social isolation for the less mobile members of the community, primarily the young,
the elderly, and the disabled. These subdivision practices have been found to contribute to
greatly increased vehicle use, vehicle speeds, and thoroughfare traffic congestion. These is-
sues must be understood as Denton's future is planned.
Housing
Policies
Housing Policies
t~ Alternative types of housing that respond to the differing economic and indi-
vidual life-styles of Denton's citizens that should be developed in all areas of the
city to achieve balance and diversity.
r..ZI Homes that vary in lot size, building size, and cost may be permitted in new
development.
I~1 Existing housing stock, particularly for affordable housing, should be pro-
tected and preserved to avoid the loss of dwelling units that are unlikely to be
replaced.
[~1 Incentives should be investigated to encourage infill housing construction
especially in conjunction with neighborhood revitalization plans.
~1 Design and construction quality expectations should not be relaxed in order
to meet affordable housing objectives.
Li City review and inspection fees should be reviewed to determine if changes
could be made to ease affordable home construction costs. Such a program should
be undertaken only if benefits are passed on to Iow- and moderate-income homebuyers.
The need to provide enough land to meet housing demand should be balanced by the
desire to maintain unique urban patterns, character, and neighborhoods of the city.
The range of housing types available for the specialized needs of the elderly, disabled,
Iow-income, students, single-person, or female-headed households should be acknowl-
edged as part of a strategy to diversify the city's neighborhoods.
Areas where higher housing densities are allowed should be supported only after the
availability of employment, commercial services, schools, public utilities and facilities,
and transit, pedestrian, and bicycle systems has been addressed.
Neighborhood Policies
All neighborhoods shall be served by adequate infrastructure and shall have adequate
access to public and community facilities.
Land use policies that encourage a mix of uses should be investigated to offer a range
of benefits to residents and the entire city. Standards could ensure well-designed
mixed-use projects for undeveloped property, including the mitigation of any potential
adverse impacts on existing neighborhoods.
Existing neighborhoods should be protected and preserved.
Bicycle and pedestrian traffic within and between neighborhoods should be encour-
aged to promote public safety and reduce vehicle use.
Housing
Discussions should be initiated to determine how neighborhoods can be designed to
promote social contact and civic responsibility. The mobility-impaired citizens of the
city, including the elderly, young and disabled, should be provided affordable and timely
access to stores, libraries, parks, amusements, and other facilities that promote social
well-being.
A forum should be developed to address neighborhood quality-of-life issues, avoid
competition for resources among neighborhoods, and ensure that the larger commu-
nity interests are not sacrificed for the interests of a single neighborhood. The City of
Denton will designate a "single point of contact" staff liaison to provide information
and support to neighborhood groups.
Existing Situation
Denton's single-family homes come in many styles, sizes, and ages. In the much-admired,
historic core of the community, older bungalows and larger estate-style homes exist side-by-
side. Nany dwellings in the older part of Denton would today be classified as accessory dwell-
ings: dwellings such as an apartment above a garage or at the rear of a home that is secondary
to the primary residence on the property.
The University of North Texas and Texas Woman's University play a significant role in the de-
mand for housing in the city. Because of a relatively young, transient, and very mobile univer-
sity-related population, Denton has a greater percentage of multifamily dwelling units that any
other community in the Dallas Fort Worth metroplex. There is a wide variety of rental multifamily
housing types, ranging from duplexes to large apartment complexes that offer many amenities,
such as clubhouses, pools, and security.
Denton's existing housing situation is strongly influenced by the same regional forces that affect
the local economy. Denton is primarily a free-standing community with a balance of work, live,
play and learn opportunities, yet is linked to the DFW metroplex and to the surrounding rural
countryside. A significant number of people who work in other places within the Dallas-Fort
Worth area choose to make Denton their home, while a large number of those who work in
Denton choose to live in outlying communities or rural areas. On any given day commuters leave
Denton and come to Denton for work opportunities.
Housing
The nearly equal mix of single- and multifamily housing in Denton produces household charac-
teristics that are very unusual. Denton has an unusually large number of households that have
only one or two people, resulting in an average household size of 2.3 persons per household
which is about 20 percent less than the average elsewhere in the region.
Population & Density
1945 to 1999
Density
Year Area in Square Population (Population
Miles per Square
Mile)
1945 321 16,282 5,072
1960 9.22 26,844 2,911
1970 29.30 39,874 1,361
1980 34.26 48,063 1,399
1990 51.93 66,270 1,276
1999 61.70 77,300 1,252
City of Denton Planning & Development Department, 1999
Denton Planning Area & Denton Urbanizing Area
Estimates of Population & Required Housing Units
Denton
Denton Denton City
Urbanizing Umits
Planning Area Area
77,300
1999 Population Estimate 87,930 ~
1999 Area (Square Miles) 275 ~.:, :,:,:~ 6t,7
1999 Population per Sqaure Mile 320 ~.. 1,252
2020 Population Estimate 215,110 183,590
2020 Area (Square Miles) 275 99.6
2020 Population per Square Mile 782 1,843
Change in Population 127,180 106,290
Percent Change 1998-2020 145% 144%
Change in Single-Family Population 94,100 73,340
Change in Multifamily Population 33,080 3;),949
Required Single-Family Units 33,600 (65%) 26,193 (59%)
Required Multifamily Units 18,400 (35%) 18,305 (41%)
City of Denton, REI Population Forecast, 1999
GENERAL HOUSING
ISSUES:
HOUSING AND
RES/DENT/AL LAND USE
ISSUES INCLUDE THE
FOLLOWING:
· NEIGHBORHOOD
PROTECTION
· HOUSING DENSITY
· WALKABLE
NEIGHBORHOODSAND
CONVENIENT
NEIGHBORHOOD SERVICES
· HOUSING
AFFORDABILITY
· HOUSING ACCESSIBILITY
· ~,PRAWL AND
INEFFICIENT PRO VISION OF
URBAN SERVICES
· MANUFACTURED
HOUSING SITING
ROLE OF
MANUFACTURED HOUSING
(ISSUES):
· CURRENT ZONING IN
DENTON ALLOWS
MANUFACTURED HOUSING
IN PARKS ON LESS LAND
PER UNIT THAN
CONVENTIONAL SINGLE-
FAMILY HOUSING. THIS IS
POSSIBLE WITH AN
APPROVED SPECIF"IC USE
PERMIT WITHIN THE
AGRICULTURAL,
COMMERCIAL, LIGHT
INDUSTRIAL AND
MUL TIF'A MIL Y-TWO ZONING
DISTRICTS.
· MANUFACTURED
HOUSING OFFERS TO LOW-
AND MODERATE-INCOME
HOUSEHOLDS AN
ALTERNATIVE TO RENTAL
APARTMENTS.
· ,~TRICT DESIGN AND
COMPATIBILITY
STANDARDS MUST BE
STRENGTHENED AND
MAINTAINED FOR
MANUFACTURED HOUSING.
Housing
Issues
Downtown University Core Housing
The historic downtown area of Denton offers unique opportunities for housing a growing seg-
ment of the community: small, non-family households for those who want to live near where
they work, play, or go to school. The area generally bounded by Carroll Boulevard, Eagle
Drive, Bell Avenue, and Congress Street has several stable and affordable single-family neigh-
borhoods that need to be preserved.
Throughout the United States, downtown housing is booming. Cities are reversing a long,
steady decline in the number of housing units in their core areas. In Denton, this phenomenon
is occurring at a very small scale. Housing units are being created above stores a few units at
a time. The Pecan Place senior housing project is the largest recent downtown housing project.
High-density, urban-style housing should be encouraged in the downtown area through mixed-
use types of projects. The city can do this by:
Offering convenient transit service connecting to universities, job centers, and shop-
ping areas.
~.1 Providing streets with safe, pleasant pedestrian connections from downtown to both
universities.
LI Keeping major city institutions such as the library, city halls, and police departments
in the downtown area.
Collectively, the University of North Texas and Texas Woman's University had a 1998 enrollment
of about 34,000 students. It is estimated that less than half the enrolled students live in the
city. If more students lived on the campuses or adjacent to the campuses, many positive
impacts on the community would be created:
Ci Opportunities for transit, bicycle and pedestrian travel between home, work, play, and
school would be greatly enhanced.
F..t Pressure on parking in and around the campuses would be greatly reduced.
.g.I Pressure on the roads of the city and the surrounding area would be greatly reduced.
~ Ivlore disposable income would be captured in the city.
University students live in unique households with unique transportation demands. The demo-
graphics of university-oriented households tend to be either small households or larger house-
holds made up of several unrelated individuals. As a result, many of these households could
be
Housing
accommodated with rdatively high density in proximity to the two campuses. The area along
the 1-35E corridor between Carroll Boulevard and Avenue D, northward to Mulberry is an ideal
location for university-oriented, high-density housing.
Variety of Housing in Neighborhoods
One of the adopted policies related to housing is to encourage a variety of housing types,
styles, sizes, and prices within the same neighborhood. Neighborhood stability could be eh-
hanced by allowing households to stay within the same neighborhood as households and hous-
ing needs change. A newly-wed couple does not need the same size house as a two-parent,
two-child family, or an empty-nester household or a widowed grandparent. The current zoning
ordinance and prevailing development patterns often cause families to move from one neigh-
borhood to another as their housing needs change.
Attainable Housing
Housing in Denton must be attainable to those who work or attend school in Denton and want
to live in Denton. Attainable housing is housing that is available, accessible, and affordable.
Availability
The demand for housing in Denton is currently very high relative to its supply. This is
true for university student housing, new types of housing for changing household
characteristics, and conventional single-family housing.
Accessibility
In general, housing in Denton is becoming less accessible to jobs, shopping, schools,
and other activities. New single-family residential subdivisions are often located on
the fringe of the community, isolated from work places, stores, and schools that are
centrally located. In-fill residential development that is accessible to other community
facilities and activities should be encouraged. In the downtown university core area
and community and regional activity centers, some types of housing can be encour-
aged in close proximity to other activities.
Affordability
Housing demand has led to rapidly increasing housing prices. This pressure tends to
produce new housing only at the upper end of the housing cost spectrum. For most
members of the community, living in new housing is less and less likely. Aful[ range of
housing should be available in Denton so that all members of the community that want
to can live here. This housing should be accessible to work, play, education, and
shopping.
VARIETY OF HOUSING
TRADITIONAL
NEIGHBORHOOD MIXED-
USE DEVELOPMENT
ENCOURAGES A VARIETY
OF HOUSING TYPES WITHIN
A NEW DEVELOPMENT.
TYPES OF HOUSING THAT
MAY BE CONSIDERED IN
TRADITIONAL
NEIGHBORHOOD OR MIXED-
USE NEIGHBORHOOD
DEVELOPMENT INCLUDE:
· STANDARD LOT SINGLE-
FA MIL Y DETACHED
DWELLINGS
· SMALL LOT BINGLE~
FAMILY DETACHED
DWELLINGS
· ACCESSORY DWELLING
UNITS
· TWO-FAMILY DWELLINGS
· SINGLE-FAMILY
ATTACHED DWELLINGS
· MIXED-USE DWELLING
UNITS
· SMALL MULTIFAMILY
DWELLINGS
Housing
Housing Goa/s
Housing Goals & Strategies
~ One of the housing component goals is to encourage the development and
preservation of affordable housing for Iow- and moderate-income households.
Housing must be made available and affordable for those who work in the city.
Work with agencies to increase owner-occupied affordable housing.
~1 One of the best ways to assure that some affordable housing remains avail-
able for those with Iow and moderate incomes is to maintain the existing housing
stock in good condition. As new housing is created, households move-up, leaving
behind an existing housing unit that is usually available at less cost than new hous-
ing.
Attainability is the confluence of availability, accessibility, and affordability. The housing
needs of the existing and projected population must be met.
Housing Strategies
Add housing units at the same rate of growth as that of job growth.
~ Maintain existing housing stock which is usually more affordable than new
housing.
~ At least sixty percent of new housing should be owner-occupied.
~ Allocate up to fifty percent of community development block grant (CDBG)
funds annually to housing assistance programs for Iow- and moderate-income
households.
~11 Use incentives, bonuses, and public-private partnerships to develop housing
for Iow- and moderate-income households in areas accessible to jobs, education,
and civic facilities.
~ Structure an impact fee for new development to discourage sprawl and the
long extension of utilities. Encourage the development of affordable housing where
infrastructure capacity already exists.
Revise the development codes to allow residential and nonresidential land uses within
the same zoning districts.
Use incentives such as residential density bonuses and allow accessory dwelling units
where appropriate.
Schools
Introduction
Whenever values are discussed within a community, the quality of education is consis-
tently mentioned as a priority of the residents. The City of Denton is fortunate to be served by
several comprehensive and innovative independent school districts. The school districts are
challenged with continuing their level of service to area students in a climate of population
growth and increasing responsibility mandated by the State of Texas.
Recent residential development activity within the City of Denton planning area has been lo-
cated primarily within the Argyle and Denton Independent School Districts. These two districts
contain almost all of the urbanizing areas and are expected to experience most of the pro-
jected residential growth over the next several years. As development continues to move from
the southern portion of the planning area to the north, the remaining districts are also ex-
pected to receive a share of this significant residential activity.
Needs Assessment
The estimated addition of 33,600 single family and 18,400 multifamily dwelling units over
the next 20 years will have a significant impact on the districts located within the study area.
This residential development is projected to add another 2.8,800 students to area schools -
15,300 elementary, 6,500 middle, and 7,000 high school students. The urbanizing sub-areas
are expected to generate eighty five percent of the projected student growth, a total of ;)4,500
school-age children - 13,000 elementary, 5,500 middle, and 6,000 high school students.
School Siting Guidelines
The establishment of school siting guidelines will help ensure that future elementary and
secondary campuses are located, designed, and built in the most efficient manner possible.
They will also enable the city to work more closely with all its school districts for the reservation
and acquisition of adequate school sites and the integration of future schools with other city
services, such as transit systems and parks facilities.
Requirements for each school site will vary by the intended use and physical characteristics of
the property being analyzed. The specifications outlined here are intended as general guide-
lines for the identification, evaluation, and acquisition of appropriate school property. Siting
guidelines may be expressed in three categories - physical characteristics, service area, and
Iocational criteria.
Schools
Physical Characteristics
The following are general guidelines to develop schools in Denton. Each school district has
own standards for development.
School Acreage Guidelines by Type of Facility
Required Ideal Site Additional Issues
SchoolFacility TypeAcreage
Elementary 12 to 17 acres 15 acres Must accommodate
separate parent and
bus/service traffic.
Middle 25 to 35 acres 30 acres
Hust accommodate off-
High 45 to 55 acres 50 acres street traffic circulation
and parking.
Locational Criteria
Educational facilities should be located appropriately according to their intended uses and
anticipated impacts on adjacent property. Elementary, middle, and high schools each serve
significantly different populations and provide significantly different services and should be
located accordingly.
Li Neighborhood Schools
Elementary schools are intended as neighborhood-oriented facilities and should
be closely tied, internal to or immediately adjacent to the residential areas they
serve. Every effort should be made to incorporate them with neighborhood facili-
ties such as neighborhood parks and community centers.
Q Land Use Relationships
Elementary schools should be immediately abutting and/or within residential
developments. Primary access to each elementary site should be from a residen-
rial collector. Bus service access should be separated from primary access - pref-
erably from a secondary site access (i.e. side street).
ACREAGE:
· THE TYPES OF
PROPOSED SCHOOLS AND
THEIR PLANNED
CAPACITIES WILL
DETERMINE MINIM UM
ACREAGE REQUIREMENTS.
TOPOGRAPHY:
· ~,CHOOL SITES SHOULD
NOT HAVE ANY SLOPE LESS
THAN TWO PERCENT NOR
GREATER THAN TEN
PERCENT. F'URTHERMORE,
THE NATURAL GRADE
SHOULD NOT EXCEED FIVE
PERCENT AT ALL BUILDING
AND PAVING AREAS.
DRAINAGE AND
EASEMENTS:
· PREFERRED SITES
SHOULD BE PRIMARILY
FREE FROM FLOODPLAIN
AND DRAINAGE AREAS.
· OUTDOOR PLAYAREAS
MAY BE LOCATED W/THIN
FLOODPLAIN AREAS
PENDING CITY APPROVAL
OF SITE PLANS; HOWEVER,
ALL PERMANENT
STRUCTURES WILL BE
LOCATED WELL OUTSIDE
FLOODPLAIN AREAS.
· THE INTERIORS OF
PROPOSED SITES SHOULD
BE CLEAR OF EASEMENTS.
UTILITY EASEMENTS MAY BE
LOCATED ALONG THE
PERIMETER OF A SITE.
SERVICE AREA
GUIDELINES:
~,ERVICE AREAS VARY BY
THE TYPE OF' EDUCATIONAL
FACILITY AND THE DENSITY
OF' THE RESIDENTIAL AREA
SERVED.
~. ~,ERVICE AREA
G;UIDELINE$ HELP ENSURE
AN EC)UITABLE
DISTRIBUTION OF $OHOOI_
F'A¢ILITIE$ THROUG;HOUT
THE PLANNING; AREA.
Schools
Service Area Guidelines
Maximum Maximum
School Facility Maximum Walking Commute
Type Service Area Distance Time*
Elementary 4.0 mile radius 2 miles 30 minutes
Middle 8.5 mile radius 2 miles 45 minutes
High 9.5 mile radius 2 miles 60 minutes
* The maximum time a student should spend on a district school bus.
g Community Schools
Middle schools are intended as community-oriented facilities since they are in-
tended to serve several neighborhood areas. Middle school sites also contain
outdoor facilities - tracks, football/soccer fields, baseball diamonds, and tennis
courts -that may be incompatible with lower density residential land uses.
~ Land Use Relationships
Adequate buffers are recommended between immediately adjacent single-family
land uses. Appropriate buffers include parkland, green belts, streets, etc.
Primary access to each middle school should be from a residential or commercial
collector. Adequate separation is recommended between primary and secondary
access - preferably from a secondary site access (i.e. side street).
~ Regional Schools
High schools are located centrally to a region of the district in which they are
located. They should be incorporated with community or regional facilities like
community parks, regional parks, or university facilities.
[21 Land Use Relationships
Due to noise, traffic, odor, light, and other similar impacts, high schools are typi-.
cally considered less compatible with single-family land uses. High schools should
be generally located at the fringe of commercial centers with direct connectivity
to the residential areas they serve, via the thoroughfare network, transit conneo-
tions, and/or bicycle/pedestrian systems. Primary access should be from com--
Schools
mercial collectors. Adequate spacing should be provided between primary and sec-
ondary access preferably from a secondary site access (i.e. side street).
Schools Goals & Strategies
Adequate School Facilities Goals and Strategies
Adequate School Facilities ISoal
~ Adequate school facilities should be planned and constructed to accommo-
date anticipated student growth.
Adequate School Facilities Strategies
L.I The city should share development proposal information at the earliest pos-
sible stage to allow school districts to facilitate school district-developer contact
and allow time for discussion and mitigation of school impacts, and develop a
process to expedite implementation of this strategy. School districts may provide
their specific standards at the time of development proposals.
;..I The city and the school distrids will mutually analyze student impacts of
proposed residential developments at the pre-design, zoning, and plat phases.
Assess and determine the adequacy of schools as an important infrastructure
component necessary to serve a proposed development. Develop a consistent
approach to evaluate the impact of proposed development.
Encourage developers to donate and reserve adequate school sites.
Partner with school districts to support state legislation that would allocate adequate
funding for mandated programs.
Promote economic diversification in the form of commercial and industrial tax base to
increase available funding for future school facilities.
THE CITY SHOULD
STRIVE TO FACILITATE THE
ESTABLISHMENT AND
GROWTH OF HIGH-(2UALITY
PUBLIC SCHOOL SYSTEMS.
~' INTERGOVERNMENTAL
COORDINATION SHOULD BE
FACILITATE'D TO THE'
MAXIMUM EXTENT
POSSIBLE, REGARDLESS OF
JURISDICTION OR SE'F?VICE
~PONSI~ILITI~.
~FFORT8 SHOULD BE MADE
WHENEVER POSSIBL~, AND
R~DUNDANCIES OR
DUPLICATION OF EFHORT
SHOULD BE ~LIMINATED.
~' GOVE'RNMENT ~
SCHOOL PROJECTS
SHOULD COMPLY WITH THE
SAME RE'GULATIONS THAT
ARE' IMPOSED ON PIRIVATE
DEVE'LOPMENT WITHIN THE
COMMUNITY. EVERY
EFFORT SHOULD BE MADE'
TO ENSURE COMPLIANCE
ON THE' PART OF CITY,
SCHOOL D/STRICT, AND
COUNTY PROJECTS.
· THE IMPACT OF
RESIDENTIAL
DEVELOPMENT ON
SCHOOL DISTRICT
FACILITIES SHALL BE
EVALUATED TO MEASURE
ANTICIPA TED STUDENT
ENROLLMENT IMPACT; TO
FACILITATE THE
RESER VA TION AND
DONATION OF ADEC)UATE
SITES FOR FUTURE
EDUCATIONAL FACILITIES;
AND TO INTEGRATE
SCHOOL SITES WITH
OTHER PUBLIC FACILITIES
INCLUDING', BUT NOT
LIMITED TO,
NEIG'HBORHOOD PARKS,
PEDESTRIAN/BICYCLE
SYSTEMS, AND TRANSIT
SYSTEMS. MUNICIPAL
DEVELOPMENT DECISIONS
SHOULD CONSIDER THE
ADEC)UACY OF SCHOOL
FACILITIES AS AN
IMPORTANT CRITERION
DURING' THE EVALUATION
OF INFRASTRUCTURE
CAPACITY.
Schools
Land Use Compatibility Goals & Strategies
Land Use Compatibility Goal
Q A network of educational facilities should be developed that provides the
greatest benefit to the residential areas they serve.
Land Use Compatibility Strategies
~i Coordinate with school districts to site future schools in areas that are best
equipped to accommodate residential growth.
Q Work with school districts to design school site access plans that mitigate
negative traffic impacts. Develop typical site designs to help ensure consistency
of design and compatibility with adjacent neighborhoods.
r~l Create connectivity between schools and immediately adjacent residential
areas. Elements to achieve include comfortable pedestrian and landscape sys-
tems, reliable and efficient bus systems, and integrated school and parks/recre-
ation facilities.
Meet architectural and urban design criteria set by the city.
Adequate School Infrastructure Goals & Strategies
Adequate School Infrastructure Goal
~ Properly timed transportation, utility, and parks infrastructure improvements
should be planned and integrated to serve school facilities adequately.
Schools
Adequate School Infrastructure Strategies
~-'t Develop a school site selection, assessment, and acquisition system that
allows school districts to protect confidential acquisition plans, allows assessment
of impacts on city infrastructure prior to acquisition, enhances the city's and
school districts' ability to coordinate capital improvements, and facilitates the pursuit
of an early site acquisition program. An interlocal agreement should be consid-
ered to identify the terms under which confidential information will be shared.
:J Coordinate city capital improvements programs with school district bond pro-
grams to coordinate the provision of adequate infrastructure to serve all school
sites.
Q Assist school districts with the evaluation of future school locations that con-
form with and take full advantage of the city's long-range parks, transportation,
and utility master plans.
Qty School Distdct Relationship Goals & Strategies
City School District Relationship Goal
J Engage in collaborative projects with the various school districts to maximize
public funds and the functionality of public places.
City School District Relationship Strategies
F.2 Coordinate city capital improvement programs and district bond packages
for the joint purchase and acquisition of publicly held land that may be used for
city and school district uses and development of collaborative projects like public
libraries, pools, playgrounds, athletic facilities, and education centers.
~1 IVlaximize the use of existing city and school district facilities for multiple uses
- i.e. after school action sites, community education programs.
COORDINATE CITY
CAPITAL IMPROVEMENTS
PROGRAMS WITH SCHOOL
DISTRICT BOND PROGRAMS
TO COORDINATE THE
PROVISION OF ADEQUATE
INFRASTRUCTURE TO SERVE
ALL SCHOOL SITES.
ELEMENTS TO ACHIEVE
INCLUDE:
· STREET IMPROVEMENTS
IMMEDIA TEL Y A DJA CENT TO
AND WITHIN CLOSE
PROXIMITY TO EACH
SCHOOL SITE
· SIDEWALK
CONSTRUCTION AND
REHABILITATION
IMMEDIA TEL Y AD. IA CENT TO
AND WITHIN CLOSE
PROXIMITY TO EACH
SCHOOL SITE
· WATER AND
WASTEWA TER LINE
UPGRADES AND
EXTENSIONS TO EACH
SCHOOL SITE
· ELECTRIC LINE
UPGRADES AND
EXTENSIONS TO EACH
SCHOOL SITE
· WHERE POSSIBLE, THE
DEVELOPMENT OF PARKS
AND RECREATION
FA ClLITIES THAT A RE
INTEGRATED WITH AN
EXISTING OR F'UTURE
SCHOOL SITE
ROADS WITHIN DENTON
UNDER TEXAS DEPARTMENT
OF TRANSPORTATION
(TXDOT) JURISDICTION:
INTERSTATE 35 (ALL)
LooP 288
~ U~, 380 (UNIVERSITY
[DR.)
~ US 377 (FT. WORTH,
ELM, Locust 8:
UNIVERSITY DR.)
US 77 (ELM, LOCUST,
DALLAS DR.)
~ FM 2 18 1 (TEASLEY LN.)
~ FM 1515 (AIRPORT
RD.)
~ FM 1830 (COUNTRY
CLUB RD.)
!~- FM 426 (EAST
MCKINNEY)
~, FM 428 (SHERMAN
DR.)
~ FM 2 1 64 (N. LOCUST)
~ FM 1173
~ FM 3163 (MILAM RD.)
~' FM I56
Transportation
Introduction
As the binding force of the city, Denton provides and maintains transportation, water, waste-
water, solid waste, stormwater drainage and electrical infrastructure system services. This sec-
tion details the policies and the direction in which these vital services will 9row through 2020.
Franchise services such as 9as, telephone, and cable television are addressed within the street
section of this document. An approach that coordinates several transportation alternatives,
such as transit, bicycle, and pedestrian systems has been found to cost less, work better, and
improve the city's appearance. Denton must handle interstate and regional traffic with innova-
tive solutions that meet or exceed local needs using appropriate and coordinated state-of-the-
art transportation systems.
Policies
J
J Denton shall use access management practices to make the investment in
the roadway infrastructure as cost efficient as possible. These practices include
placement of curb cuts, median opening spacing, and parallel access roads (pub-
lic and private).
:J Residential streets shall be designed to include traffic calming practices that
promote the use of collectors and arterials for trips that are not locally oriented.
.3 The transportation network shall be designed to optimize emergency routes
for police and fire operations and promote efficient delivery of services such as
mail and solid waste.
'J The city should plan, design, and build a network of freeways, arterials (ma-
jor and secondary), and collectors that provide acceptable levels of service while
complementing the land-use decisions in the comprehensive plan. The Denton
transportation system must be compatible with regional plans including the mobility
2.020 plan, the regional thoroughfare plan (NCTCOG), and the Denton County thor-
oughfare plan.
The city shall use the thoroughfare plan to plan and design transportation improve-
ments, program capital improvement plan projects, and guide development review
decisions. ['4any of the arterials in Denton are state roadways, so cooperation with the
Texas Department of Transportation (TXDOT) is essential to the construction and
operation of the city's transportation system.
All freeways shall be designed with limited access that includes frontage or parallel
access roads. Loop 288 between US 380 and IH 35 East shall be upgraded in this way
to the extent possible.
Transportation
IV]ajor arterials are intended to carry traffic across town and between major intensity
centers. These facilities shall be divided by landscaped medians, iVlinor arterials should
be at least four lanes, with left-turn lanes provided at all major intersections. Collec-
tors shall have at least one full lane in each direction to carry traffic to the arterial
system.
A transportation Iobbyin9 campaign should be conducted to ensure participation in
federal, state, and regional infrastructure fundin9 decisions. Local lundin9 participa-
tion in priority projects should be considered for inclusion in the city's capital improve-
ment program.
The public transportation system shall provide services to all citizens at a reasonable
cost, usin9 routes that maximize service delivery and that meet the needs of the
mobility impaired. The system shall be compatible with eventual connection to regional
systems such as Dart, the "T", DFW Airport, and other future systems.
The Denton trails plan should be adopted and the network of sidewalks, bike trails,
and greenbelt paths should be included in the CIP for funding. Developers shall aid
this network by dedicating rights-of-way and constructin9 portions of the network
across their properties. Linkages to daily destinations that serve daily needs should
be emphasized to reduce use of automobiles.
The Denton Airport shall be a key component in the multi-modal transportation sys-
tem. Denton iVlunicipal Airport is effectively located to optimize the movement of goods
and services throughout the metroplex.
The city will promote the use of roadways parallel to and outside the limits of the 100-
year floodplains to provide a natural riparian environment by establishing green space
between the road and the floodplain. Green space is required even if the channels are
improved so that the limits of the parallel roadways may be dedicated to the city to
serve as open space, limit flood exposure, and facilitate channel maintenance.
Goals and Strategies
Environmental Stewardship 6oals & Strategies
increased trips by motor vehicles, increased travel time, congestion, and longer trips all con-
tribute to deteriorating environmental quality. Policies in other parts of the plan (environmental
management, urban design, and gro~h management strategy) and elsewhere in the transpor-
tation element are key to reducing transportation-related environmental impacts. These re-
duce single-occupant vehicle (SOY) use, support transit, and encourage walking and bicycling.
In addition, the strategies below address specific air, water, and noise environmental impacts.
Transportation
Environmental Stewardship Goal
ij Reduce and mitigate air, water, and noise pollution from motor vehicles. Pro-
mote energy-efficient transportation.
Environmental Stewardship Strategies
J Identify, evaluate, and fully consider environmental impacts of transportation
investments and operating decisions.
:J Pursue transportation projects, programs, and investment strategies con-
sistent with noise reduction, air quality, and water quality objectives.
J Encourage travel demand management (TDM) initiatives including but not
limited to park-and-ride sites, adjustments to work schedules, ride-sharin9 initia-
tives, and improved bicycle/pedestrian facilities.
J Continue air-quality mitigation procedures as recommended by the North
Central Texas Council of Governments (NCTC06).
Changing & Managing Travel Demand & Travel Behavior Goals & Strategies
To slow the trend of increasing single-occupant vehicle (SOV) use, the city must provide alter-
natives and must change the way people think about and act upon travel choices. Transporta-
tion alternatives to the SOV should respond to people's needs for mobility, privacy, comfort,
safety, and convenience. The city recognizes that transportation needs and travel choices will
change over time as alternatives to SOV travel become more viable.
Changing & Hanaging Travel Demand & Behavior Goals
~J Neet the current and future mobility needs of residents, businesses, and
visitors with a balanced transportation system.
J Provide a range of viable transportation alternatives, including transit, bicy-
cling, and walking.
J Reduce use of the SOV's over time or maximize occupants per vehicle. Invest
in transit planning and transit systems
Transportation
Changing & IVlanagin9 Travel Demand & Behavior Strategies
..5 Educate the public, especially youth, about the individual and societal ben-
efits of alternatives to SOV's. Encourage incentives and support efforts to induce
future generations to become regular users of transit and nonmotorized modes
of travel.
..: initiate and support public awareness campaigns. Focus attention on the
societal and environmental impacts and costs of travel choices, inform people of
the range of travel choices available. Inform those who now commute by single-
occupant vehicle about the economic, societal, and environmental costs of their
choices. Support federal, state, and other efforts that increase the single-occu-
pant vehicle driver's share of the true cost of SOV use.
~ Support and promote commuter trip reduction (CTR) programs,
telecommuting, eledronic communications, variable work-weeks, and flex-time. Travel
demand management (TDiq) strategies to reduce the number and length of SOV trips
and increase transportation efficiency. Develop and implement a coordinated pro-
gram of incentives, alternative travel options, land-use measures, innovative design,
regulations, services, and marketing strategies. Allow developers to choose among
TDH strategies. Where appropriate, pursue TDH strategies at the regional level. Sup-
port implementation of advanced transportation and communications technologies,
such as intelligent vehicle, highway, arterial, and transit systems.
Evaluate the success of the city's and the region's land-use strategies, and transpor-
tation systems and programs, in reducing single-occupant vehicle use.
Land Use & Transportation Goals & Strategies
Land use and transportation are fundamentally interrelated. That is why the growth manage-
ment strategy focuses development in concentrated rather than linear patterns, directs transit
investments to link pedestrian-oriented activity centers, and provides more opportunities for
walking and bicycling. Low-density development spreads the city over a greater area, causing
the need to construct more miles of roads. Increased amounts of pavement lead to higher
initial capital improvement costs and continuous maintenance costs. Development patterns
with more density together with gridded street networks can allow for transit-oriented design
and a diffusion of traffic along many different routes. However, the city recognizes that auto
access will continue to be a key element in accommodating growth in activity centers and
neighborhoods.
Transportation
Land Use & Transportation Goal
~l Ensure that land use and transportation decisions, strategies, and invest-
ments are coordinated, are complementary, and support the growth management
strategy.
~J
Land Use & Transportation Strategies
~ Provide transportation facilities and services to promote and accommodate
growth and change in activity centers, neighborhoods, and industrial centers. Seek
to provide transit services and walking and bicycling opportunities so that activity
centers and neighborhoods will minimize single-occupant vehicle travel.
~ Promote the use of the thoroughfare master plan and capital improvement
program as tools to achieve desired land-use patterns.
~,' Build transportation facilities to reflect the character of the surrounding neigh-
borhood, and be accessible, comfortable, and safe. Make the scale of transporta-
tion facilities consistent with surrounding land uses.
'~ Involve the public in identifying needs for transportation facilities, programs,
and services. Encourage and provide extensive public involvement opportunities, both
for city decisions and for those of other agencies. In this process, address the special
needs of Iow-income people, children and youth, the elderly, people with disabilities,
businesses, and residents.
Minimize direct vehicular access from developments facing arterial streets.
Avoid through-traffic within industrial and commercial developments to reduce con-
flicts between automobiles and commercial vehicles except within the downtown uni-
versity core and activity centers.
Limit new traffic demands on local streets through residential neighborhoods. Large-
scale multifamily uses generally should not take primary access through a lower-den-
sity residential neighborhood unless it is by way of a collector or arterial street. Traffic
to and from a commercial land use should not be routed through a residentially zoned
area unless it is by way of an arterial or collector street.
Transportation
Require new subdivisions to be designed so that the internal local street system pro-
vides access to collector streets. Whenever possible, access to arterial streets is lim-
ited to collector and arterial street intersections.
Use of the Street Goals & Strategies
The city has a limited amount of street space, and is unlikely to expand this space significantly.
Thus this space must be carefully allocated among competing uses.
Use of the Street Goals
J Hake the best use of the city's limited street capacity, and seek to balance
competing uses.
:~ Ensure adequate capacity on the street system for transit and other impor-
tant uses.
J Support a shift towards transit, carpools and vanpools, bicycling, and walk-
ing.
.~ Support efficient freight and 9oods movement.
Differentiate among the various functions of city streets.
Protect neighborhood streets from through traffic.
Design residential streets that will promote safe driving speeds and turning move-
ments.
Use of the Street Strategies
L~ Designate principal arterials, a transit priority network, and major truck routes
to identify the key functions of these streets. Hake operating, design, access, and
service changes to enhance the key functions of these streets when congestion
significantly hinders the key functions. Changes to these streets should take into
consideration the expected type and volume of traffic, safety, accessibility, and for
pedestrians walking along and crossing a street.
J Designate roadway classifications as shown in the roadway component of the
Denton mobility plan.
_,t Coordinate with the Texas Department of Transportation and adjacent juris-
dictions to discourage diversion of traffic from regional roadways and principal
arterials onto lesser arterials and local streets.
Transportation
Use neighborhood traffic control devices and strategies to proted local streets from
through traffic, high volumes, high speeds, and pedestrian/vehicle conflicts. Use these
devices and strategies on collector arterials where they are compatible with the basic
function of collector arterials. Expand the traffic calming policy to accommodate more
variety in street designs and traffic calming techniques. Use traffic calming techniques
in both existing and new neighborhoods and activity centers.
~J
Use an inter-conneded transportation system to increase traffic flow, reduce traffic
congestion, increase emergency access, and provide increased transportation sys-
tem routes.
Level of Service Goals & Strategies
Level of Service (~oals
2~ Use level-of-service standards to judge the performance of the arterial, col-
lector, and transit system. Develop and maintain a transportation model for the
city.
Level of Service Strategies
._1 Consider development of adequate public facilities standards as a tool that
would allow for transportation needs (LOS) to be addressed when land uses are
considered for development.
,_i Transportation modeling is the key component for measuring level of service
and development impacts, designing future arterials, and providing quantitative
measurements of cause and effects to elected and appointed officials, citizens,
and regional entities.
CI Define arterial level-of-service (LOS) to be the volume-to-capacity ratio (v/c)
at designated locations. Measurements will be provided usin9 the highway capac-
ity manual, traffic simulation programs (Tran-SINS), and the TRANPLAN programs.
Pleasure p.m. peak hour directional traffic volumes on the arterials crossin9 at
each location to calculate the LOS. To judge the performance of the arterial sys-
tem, compare the calculated LOS for each location with the LOS standard for that
location. Develop a LOS map for locations to be calculated.
Transportation
Define transit level-of-service (LOS) to be the volume-to-capacity-ratio (v/c) at desig-
nated locations. Measure p.m. peak hour directional traffic volumes on the arterials
crossing each location to calculate the LOS. To judge the performance of the transit
system, compare the calculated LOS with the LOS standard for that location.
When the calculated LOS approaches the LOS standard (Level of Service D), pursue
strategies to reduce vehicular travel demand and/or increase the operating capacity.
Parking Goals & Strategies
Long or short-term parking is part of every single-occupant vehicle (SOV) trip and is a key
factor in the choice of mode for a trip. The availability and price of parking influences people's
choices about where to live, work, shop, and conduct personal business. Parking policies can
influence SOV use. The challenge is to provide enough parking to meet mobility and economic
needs while limiting supply to encourage people to use non-auto modes.
Parking (~oals
.~ Reduce use of cars over time, particularly for commuter trips.
..4 [vlake the best use of the city's limited street space, seek balance among
competing uses, and protect neighborhoods from overflow parking.
Parking Strategies
_! Consider establishing maximum parking limits for long and short-term off-
street parking to be provided by new nonresidential development tied to the chang-
ing availability of non-auto modes in a particular area. Review minimum parking
requirements and maximum limits periodically as conditions change, such as land-
use mix, land-use density, and the availability of transit and other non-auto modes.
..I Consider the development and use of off-site and shared parking for high
density areas, such as the downtown university core, Fry Street area and the
developing adivity centers. Coordinate parking areas with access to the public
transportation system.
Transportation
Balance the removal of long and short-term on-street parking over time with the
availability of non-auto modes and with the availability of off-street parking, in part to
preserve the vitality of commercial areas.
Allow long-term parking on most collectors and local streets, limited only by safety,
street design, and property access needs. Use strategies such as parking duration,
time-of-day limits, or restricted parking zones (RPZs), to keep parking in commercial
or activity centers from spilling over onto residential streets.
Allow flexibility in meeting long-term parking needs in commercial areas, activity cen-
ters, and neighborhood centers, such as discouraging long-term accessory parking
for single-occupant vehicles while allowing principal-use parking.
Emphasize short-term parking over long-term parking in commercial areas, both on-
street and off-street.
Establish or maintain minimum long-term and/or short-term off-street parking re-
quirements for new development for special vehicles and purposes. This could include
carpools, vanpools, bicycles, zero-emission vehicles, and vehicles for persons with
disabilities.
Transit Goals & Strategies
Provide a special lane or other priority treatment for transit to help people move around the city
and the region. The transit system will need to change so it can respond to people's behavior
and travel needs. A major investment will be needed to provide more innovative transit service,
along with related land-use changes and capital facilities. These policies will guide city decisions
to enhance transit, and guide decisions of other agencies that operate transits to, from, or
within Denton.
Transit Goal
~ Provide mobility and access with public transportation for the greatest num-
ber of people to the greatest number of services, jobs, educational opportunities,
and other destinations.
Transportation
Transit Strategies
.J Designate the transit priority network. Nonitor bus speeds and operations
along the transit priority network and, where needed, pursue measures to in-
crease bus speeds and reliability and to plan future rail corridors.
-~ Strive to maintain at least the minimum goals for bus speeds and making
changes as warranted to city street design and operations. Focus on designated
segments of the transit priority network, monitoring average p.m. peak period
directional bus speed, excluding dwell time (time stopped for loading/unloading
passengers).
~J Work with small area planning to develop specific area transit solutions for
high-density areas such as the downtown university core. Ensure connection of
the smaller system is integrated with the city-wide transit system.
Work actively toward a citywide transit system, the local initiative for neighborhood
circulation (LINC). This includes two types of services: 1) limited-stop, frequent ser-
vice connecting activity centers, neighborhood centers, and industrial centers; and,
2) intracommunity feeder service connecting homes and businesses with neighbor-
hood transit facilities. The intracommunity service may include small vehicles, flexible
routes, demand-responsive or dial-a-ride service, subsidized taxis, night shuttles, or
other types of service.
Work with the transit provider(s) to offer transit service that is within 1/4 mile of at
least 90 percent of the city's residences and businesses; connects activity centers
and neighborhood centers; is competitive with auto travel; operates reliably; is conve-
nient, safe, secure, and comfortable; and, has affordable fares and an integrated fare
system.
Integrate transit stops, stations, and hubs into existing communities and business
districts to make it easy for people to ride transit and to reach local businesses. Pro-
vide adequate lightin9, security, pedestrian amenities, and weather protection. Mini-
mize the negative impacts of transit service and facilities on surroundin9 areas.
Work actively to obtain convenient connections to regional transportation services
such as commuter rail services to Dallas and Fort Worth.
Transportation
Pedestrian & Bicycle Goals & Strategies
With supportive land use and transportation policies, walking and bicycling can be practical
alternatives to driving (especially for short trips), contribute greatly to the quality and vitality of
the street scene, and help achieve environmental goals. Pedestrian and bike improvements to
intersections, sidewalks, and other facilities can improve access and safety, and are particularly
important for children, senior citizens, people with disabilities, Iow to moderate income resi-
dents, and people who choose to use this mode of transportation.
Pedestrian & Bicycle Goals
.J To increase walking and bicycling. Create desirable, safe, convenient environ-
ments that are conducive to walking and bicycling.
Pedestrian & Bicycle Strategies
L~ Create an urban trails system to facilitate walking and bicycling as viable trans-
portation choices, provide recreational opportunities, and link major parks and
open spaces with Denton neighborhoods.
:~1 Integrate pedestrian and bike facilities, services, and programs into both
city-wide and regional transportation systems.
:J Provide these features: pedestrian amenities and weather protection; safe
and convenient pedestrian and bike access to transit stops, centers, and stations;
adequate lighting, security, and other improvements for persons with disabilities
and special needs bike capacity on buses, rail, and other modes; and covered,
secure bicycle parking at transit centers and stations.
Recognize the importance of walking and the contribution it makes to personal mobil-
ity and to the environment. Improve the pedestrian environment throughout the city.
Designate key pedestrian streets within the highest-density portions of activity and
neighborhood centers. Design and operate these streets to be safe and attractive for
pedestrians, improve access to transit, encourage street-level activity, and facilitate
social interaction. Integrate pedestrian facilities into improvements on these streets.
Transportation
Accelerate the improvement of pedestrian facilities and develop new ones throughout
the city. Increase pedestrian activity, enhance pedestrian safety, and promote a pleas-
ant walkin9 environment. Provide recommended school walking routes, access to transit,
access for people with disabilities, and access to and within activity and neighborhood
center environments.
Maintain direct, continuous bicycle routes, and make all appropriate streets bicycle-
friendly. Accelerate development of bicycle facilities in, around, and between mixed-
use centers, neighborhood centers, and other key locations. Facilitate bicycling, where
appropriate, with separate trails or bicycle lanes.
Moving Goods & Services Goals & Strategies
Commercial transportation mobility and access are critical to Benton's economic development.
Moving Goods & Services Goal
Preserve and improve commercial transportation mobility and access.
Novinq Goods & Services Strateqies
..~ Designate major truck routes. Monitor these streets and make operating,
design, access, and/or service changes, as well as capital investments, to accom-
modate trucks.
~.~ Support efficient movement of commercial goods by rail where appropriate.
Promote continued operation of existing rail lines.
_~ Coordinate commercial transportation by rail, truck~, and air. Work toward
improved connections between modes of transportation.
Denton Municipal Airport
ACLUD1
ACLUD Map
Hazard Map
Transportation
~J
Consider the needs for delivery and collection of goods at businesses by truck when
making street operating decisions, and when developing projects and programs for
highways, streets, and bridges. Consider at least these features: access to freeways;
street width, turning radii, and overhead clearance; railroad crossings; and traffic con-
gestion and conflicts with cars, bicycles, and pedestrians.
I~lunicipal Airport 6oals & Strategies
The Denton municipal airport is an important link in Denton's highway, rail, and aviation trans-
portation systems. The airport will continue to meet current and future aviation growth trends.
This proactive approach will maintain the airport as an asset to the community and those
conducting business in the region.
Municipal Airport Goal
Provide aviation facilities that will integrate with the various coordinated trans-
portation systems.
Municipal Airport Strategies
-~ Maintain and improve airport infrastructure to promote additional develop-
ment through high-quality service and to reduce costly reconstruction.
-~ Coordinate with the Federal Aviation Administration (FAA) and State Aviation
Division to determine likely funding of proposed airport improvements. Get in
queue for runway extension, air traffic control tower, and terminal expansion/re-
construction.
~J Plan active property acquisition to avoid inflated real estate costs. Investi-
gate joint use of Iow-impact land usage (open space, nature areas, maintenance
depot, etc.).
J Maintain a development pattern consistent with the airport master plan. Work
with neighboring and affected property owners to ensure airport consolidated
land-use districts (ACLUD) are effective. Maintain integrity of airport height haz-
ard district and ACLUD.
Transportation
Investigate public-private partnership agreements to assist with infrastructure and
facility development.
Establish a formal western entranceway into the airport when Loop 288 is completed
to the west side of the airport. Design transportation routes to maximize truck, auto,
and aircraft mobility.
Since the airport is located in the industrial centers within population subarea 1, it will
support activities in the movement of goods and services of city businesses.
Intelligent Transportation Systems (ITS) Goals & Strategies
Intelligent Transportation Systems Goal
.~ Develop intelligent transportation systems for freeway management, incident
management, traffic signal control, electronic toll and transit fare payment, transit
management, highway-rail intersections, emergency mana9ement, and regional
transportation systems traveler information.
Intelligent Transportation Systems Strategy
J To initiate investments that integrates intelligent transportation systems into
the transportation infrastructure. These systems reduce investments to enlarge
capacity by maximizing the existing infrastructure.
Transportation
Transportation Financing Goals & Strategies
Transportation Financing Goal
~J To use available financial resources to implement transportation goals.
Transportation Financing Strategies
.J Emphasize investments for maintaining existing transportation facilities; safety;
transit priority improvements; and transportation system facilities and programs
to stimulate a shift towards transit, carpoois and vanpoois, bicycling, and walking;
freight and goods movement; supporting the growth management strategy; and
complying with level-of-service standards.
,.a Identi[y funding sources and strategies, including contributions from those
that benefit from an investment, such as property owners near an investment',
grants from local, regional, state, and federal funding sources', contributions from
the region for investments that serve regional destinations and investments in
regionally-designated activity centers; gro~h-related revenues where consistent
with economic development policies; and, new locally-generated revenues for ex-
panded local transit services.
Haintain sufficient flexibility so the city can take advantage of new funding opportuni-
ties and maximize competitiveness for funding.
Require new developments to provide or share the cost of transportation improve-
ments including pavement, traffic control, parking, public transit, and bicycle and pe-
destrian facilities.
Consider operating and maintenance costs associated with improvements when mak-
ing transportation capital investment decisions.
Coordinate debt-financing strategies with other jurisdictions in the region.
Use any funds or grants for transportation improvements as they become available.
Transportation
Roadway Component of the Mobility Plan
MAJOR FREEWAYS ~ STUDY AREA BOUNDARY
PRIMARY MAJOR ARTERIAL~ ...... CJTY LIMITS BOUNDARY
6ECONDARY MAJOR ARTERIALS RAIL ROAD6
COLLECTOR(INVESTIQATEFORCURRENT ~ ICONDARYMAJORALT.
EXIIBTIN(~ INFORMATION) ~ P~IMARY MAJOR ALT.
RAILS TO TRAILS FR I=RONTA~E RDAQ
(~ INTERCHANGES ON CONTROII ACCESS
r 'l ROADS DO NOT EXIGT - FUTURE
......... EXI6TIN~ ROADe- - NOT TO CLA6$1FICATION STANDARDg:
~.~"',~'~;~:,;~'"',~, ROAD8 MAINTAINED BY TXDOT
Spencer Water Treatment Plant
Water Services
Introduction
Across Texas, establishing new water supplies is becoming increasingly difficult. The city's
first priority is to ensure that its citizens-customers have a sufficient source of raw water. Through
existing and future surface water rights, contracts with other entities, and careful conservation,
the city can provide sufficient water to meet Denton's population projections through the year
2015. New sources will have to be established, either through contracts or construction, to
meet the projected long-term demand.
Policies
~ The city will develop and operate a water infrastructure system that is safe,
reliable, cost-effective, environmentally sensitive, and sufficient to meet future
demands in cooperation with other entities.
~I Developments will be constructed and property owners will maintain their
properties and private infrastructure so they do not compromise public health,
endanger public drinking supplies, or pollute the environment.
.J Water facilities should be located in areas that meet engineering criteria and
are compatible with adjacent properties to the greatest extent possible.
.J Generally, infrastructure extensions to residential and commercial develop-
ment will be the responsibility and expense of the developer. The city will follow
development as determined by the private sector or as directed by the governing
body by oversizing lines and upgrading trunk system. The city may also extend
infrastructure to certain areas targeted for growth in the 9rowth management
plan.
Promote infill infrastructure improvements over new line extensions that expand the
geographic coverage of the city's infrastructure systems.
Evaluate the use of impact fees to fund additional infrastructure to accommodate
system growth and help manage utility rates.
Use adequate public facilities criteria or other tools to influence compact versus satel-
lite growth policies.
Water
Water
Water Services
Water Services Goals & Strategies
Services Goals
~J Develop long-term water supply contracts to ensure an adequate water sup-
ply.
.J Expand water treatment capabilities and provide additional overhead stor-
age to meet anticipated increase in demand. Design the water distribution system
to provide flexibility in the refillin9 of tanks, providing sufficient water to meet
average-day, peak-day, and peak-hour demand conditions as well as emergency
fire conditions.
.J Construct improvements to the transmission and distribution systems to ac-
commodate population growth demands.
IVlaximize raw water supplies and increase wastewater reuse to extend existin9 water
supplies.
Services Strategies
J Renew the city's untreated water supply contract with the City of Dallas. Based
on recent population projections, Denton may need to purchase additional water
supplies from the City of Dallas beginning in 2012 through 2015. The most
significant issue to be renegotiated is the renewal/expiration terms. Denton has
historically been an untreated water supply customer of the City of Dallas and
wants to reaffirm this relationship and commitment for a long-term water supply.
J Follow the provisions of SB1, passed by the Texas Legislature in 1997, as a
comprehensive approach to water plannin9. Amon9 other issues, SB1 provided a
framework for the state to develop a state-wide drought contingency plan that
incorporates water plannin9 through the year 2050. Denton County falls into
Region C, along with fourteen other counties. Because growth within Region C will
demand more water supply than the region can provide, ne9otiations for possible
future interbasin transfers from Region D are beginning.
Build an additional water treatment plant to improve the city's ability to manage non-
essential water demands during periods of supply shortages, equipment failures or
related emergencies. Build the plant at the Lake Ray Roberts site with a twenty HGD
(million 9allons per day) capacity.
Selected Denton County Water CCN Boundaries
Present & Proposed Water Facilities
Water Lines 12" & Larger
Water Services
Build additional elevated storage over the next twenty years to accommodate future
water needs. The locations should include an additional one MG storage tank in the
upper plane area for the northwest, a 1 MG elevated tank for the upper plane area for
the southwest, an additional 1 MG elevated tank in the lower plane and two, two MG
tanks in the middle plane area. Phase the existing Peach Street tank out of service
because of age, location, and limited capacity. Convert the McKenna Park standpipe to
serve a ground storage role for the upper pressure plane. Regain credit for the
existing elevated storage by modifying the boundaries of the upper plane in a manner
that satisfies regulatory criteria for elevated storage.
Construct two new booster pump stations (the Hartlee Field booster pump station
and the high school booster pump station) and increase ground storage capacity to
12MG.
Build a new booster pump station at the Ray Roberts water treatment plant site to
bring water into the middle and lower planes of the Denton system. This facility will
provide for needed expansion of ground storage and high service pumping for the
lower pressure plane on the east side of Denton as well as for the upper pressure
plane on the northwest side of the city. Build three million gallons of additional
ground storage for the initial phase of the Ray Roberts ground storage and booster
pump station facility. This will serve as a remote ground storage and high service
pump station for the new water treatment plant at Lake Ray Roberts. A total capacity
of twelve ivlG of ground storage is ultimately planned at this location.
Construction of a high school booster pump station will help supply the upper plane
area.
As Denton grows, the infrastructure must be upgraded to provide for the transporta-
tion of treated water from the plant and storage facilities through the existing system
into newly developed areas; and, proper balancing of new elevated storage tanks to
the existing elevated storage tanks and allow for adequate refill rates.
Utilize the Denton Water Conservation and Drought Contingency Plan to help reduce
per capita water use during peak summer months. The conservation plan strongly
encourages the use of drought tolerant/native species for landscaping, reduction in
lawn grasses, Iow water-use plumbing fixtures, increased public awareness through
public education, and provides for both internal and external water audits.
Water Services
The city currently operates a wastewater reuse program for supplying treated waste-
water effluent for cooling tower use at the Spencer Power Plant. The existing program
should be expanded to serve other customers. The expansion of this system would
extend the existing capacity of the water supply, treatment, and transmission systems
and lower operating costs for high-volume water users.
Wastewater Services
Introduction
For wastewater services, the city's purpose is to provide effective collection, transmission,
and treatment of wastewater generated in Denton with minimal impact to the environment.
Though simplistic by description, this mission is challenging in the face of a rapidly growing
population and in the midst of an ever-increasing body of environmental regulations.
To meet these challenges, the city recognizes the need to modernize and expand the wastewa-
ter treatment plant, increase the biosolids management (composting) program, enhance the
industrial pretreatment and stormwater program, expand the laboratory facilities and services,
and intensify efforts to upgrade and maintain lines and lift stations. In an effort to maximize
existing water supplies for a growing population, the current beneficial use of wastewater efflu-
ent must also be expanded.
Policies
_~ Developments will be constructed and property owners will maintain their
properties and private infrastructure in such a manner that will not compromise
public health, endanger the public drinking supplies, or pollute the environment.
~ Wastewater facilities will be located in areas that meet engineering criteria
and are compatible with adjacent properties to the greatest extent possible.
~ Oversee the development and operation of wastewater infrastructure so
that it is safe, reliable, cost effective, environmentally sensitive, and sufficient to
meet future demands in cooperation with other entities.
~ Generally, wastewater collection infrastructure extensions to residential and
commercial development will be the responsibility and expense of the developer.
The city will follow development as determined by the private sector or as directed
by the governing body by oversizing lines and upgrading trunk system. The city
may also extend infrastructure to certain areas targeted for growth in the growth
management plan.
The city may participate in the cost of oversizing wastewater lines to meet future
development, subject to fund availability and approval by City Council.
The city will promote inflow/infiltration infrastructure improvements over new line ex-
tensions that expand the geographic coverage of the city's infrastructure systems.
In order to help finance improvements necessary to serve population increases, the
State Legislature enacted legislation enabling cities to charge a Capital Impact Recov-
ery (trvlPACT) fee to each new commercial and residential development.
The city reserves the right to prohibit any connection to the city sewer system when it
is determined that a line or the system is overloaded.
Wastewater Services
Major Denton County Watersheds that Impact the City of Denton
Wastewater Services Goals & Strategies
Wastewater Services Goals
~_~ Protect surface and groundwater supplies from contamination by inadequately
treated wastewater, wastewater system overflows and/or on-site sewage systems.
_1 Expand on the current recycling and reuse programs by increasing compost
production, increasing the marketability of the products, reduce the cost of man-
aging biosolids and wood waste, and prolong the life of the landfill.
~_.~ Expand beneficial use of wastewater effluent, reducing the demand for raw
water supply and treatment while at the same time decreasing the cost of water to
certain large customers.
Wastewater CCN
Wastewater Lines 10" & Larger with Lift Stations
Wastewater Services
Wastewater Services Strategies
~ Provide wholesale wastewater services to entities outside the Denton area in
the Hickory Creek watershed to protect the city's drinking water intake from waste-
water pollutants. Because the city's intake for drinking water is located on the
Hickory Creek arm of Lake Lewisville, it is imperative to prevent contamination of
this water supply. By providing wastewater services to entities outside of the
Denton area but located in the Hickory Creek basin, the city can limit the number
of wastewater discharges to Hickory Creek.
J It is anticipated that the rural areas and a few small communities will con-
tinue to use septic tanks beyond the year 2010. All communities in areas around
Lakes Lewisville and Ray Roberts must establish effective collection and treatment
systems to alleviate potential water quality problems. Active permitting, monitor-
lng, and enforcement will be required.
~.J Beneficial use of treated wastewater involves using the reclaimed water (ef-
fluent) as it leaves the Pecan Creek WRP. The effluent water, while not drinking
water quality, is of high enough quality to be safely used for a number of purposes.
An effluent reuse system is already in place providing cooling tower water for the
Spencer Power Plant. Components of this system can be utilized to expand the capa-
bilities of providing effluent to the industrial and commercial sectors as well as parks
and golf courses for irrigation purposes. By using wastewater effluent for non-drink-
ing water applications, costs for treating raw water to drinking water standards can be
avoided. This would make cheaper water available to large users, cut down on the
amount of water treated at the water production plant, and help meet water conser-
vation standards currently being implemented.
As population continues to grow, raw water is quickly becoming the most valuable
commodity in the North Texas area. Because treatment technology is rapidly evolving
and regulatory requirements are becoming more stringent, the quality of effluent is
improving dramatically. With the cost of developing new raw water sources becoming
astronomical, direct reuse of wastewater effluent will soon become the economic al-
ternative.
Wastewater Services
Hixing wood chips and biosolids produces compost. Wood construction debris and
yard waste provides the source for the wood chips. The sludge used for the composting
program comes from the Pecan Creek WRP secondary biosolids. The secondary
biosolids account for only one-half of the total biosolids ultimately planned for the
composting operation. Primary biosolids are presently land applied/injected. The
composting program permits citizens to participate in the city's largest recycling pro-
gram with trees and wastewater from citizens to produce compost for citizen and
consumers.
The city began compost-marketing activities in 1997. Customers currently pick up
compost material in bulk at the compost site, but plans are under way to develop a
bagging facility for wholesale distribution.
Stormwater Drainage
Introduction
he stormwater drainage system is responsible for conveying all runoff in the city from
each storm event through a network of street inlets, underground pipes, culverts, improved
channels, and natural channels. The runoff is eventually discharged into Lake Lewisville. The
drainage system uses a l O0-year flood as the design storm. In the 1950s, Denton experi-
enced a flood close to this magnitude. One-half to two-thirds of the town flooded.
The lack of a devastating storm in recent history and memory has given homeowners and
developers a false sense of security. Construction within the lO0-year floodplain is prevalent,
leaving little floodplain and floodplain fringe to mitigate the effects of a significant storm. As the
city has grown and watersheds have become more developed, runoff has increased accord-
ingly. Relatively small ten-year floods are becoming a challenge to manage, as floodplain area
becomes a scarce commodity. Flooding during these events is the dired result of inadequate
drainage design, poor construction techniques, an increase in impervious surfaces, and lack of
undeveloped floodplain area.
Cross-Section of a Typical Floodplain
CROSS-SECTIONAL VIEW
NO DEVELOPMENT
FLOOD PLAIN
F FLOODWAY---[
FLOOD FLOO~D
FRINGE FRINGE
BASE FLOOD ELEVATION
~ ! NORMAL I ~
PERSPECTIVE VIEW
100-YEAR FLOOD PLAIN
NO DEVELOPMENT .......
CROSS-SECTIONAL VIEW
FLOOD PLAIN
J FLOOD GE - FLOODWAY-- FFRLI~
I~N
WITH EXISTING
DEVELOPMENT
Note: This is how development has been allowed in the past,
Stormwater Drainage
Over time we have observed the value of the floodplain area with respect to flood control.
Areas with the floodplain left in a natural state absorb flooding events and provide water quality
improvements far more successfully than areas where the floodplain has been filled and modi-
fied. By fillin9 and developing floodplain areas, protecting property during flood situations
became more difficult and expensive.
The city recognizes the value of keeping the floodplain intact, maximizing the city's ability to
manage storm events. By promoting this basic approach to stormwater management, the city
will be able to effectively address the challenges of managing storm events in the face of
significant growth.
Policies
~ Preserve, protect and, where possible, dedicate floodplains to the city in
accordance with the city's watershed management plans and the parks and rec-
reation plan. Floodplains should perform multiple functions for flood conveyance,
transportation (trails), recreation and open space, habitat protection, and envi-
ronmental preservation.
~ As infill and redevelopment occur inside the developed portions of the city,
existing substandard drainage systems must be reconstructed in a cost-effective
manner to limit impacts on the adjacent developed properties.
~.J Drainage infrastructure for development shall conform to approved water-
shed management plans that address both water quality and quantity issues, in-
cluding giving guidance on where natural versus improved channels and rural
versus urban drainage systems should be located.
..~ Implement regional detention ponds rather than onsite detention ponds, ac-
cording to the approved watershed management plans. The city and private develop-
ers will form partnerships to satisfy regional detention plans.
Hinimize the number of channel crossings to reduce potential restrictions and safety
hazards and replace the existing box culvert crossings with clear spans that will bring
the roadways out of the 100-year floodplain.
[Vlinimize erosion occurring during the physical construction of infrastructure and pri-
vate improvements of developments using adopted best management practices and
necessary enforcement, where appropriate. These practices should reduce the po-
tential of erosion during and after construction.
Endeavor to protect the life and property of its citizens from the lO0-year storm by
requiring that all built structures be above the l O0-year flood level and removing
those structures in the lO0-year flood level as opportunities develop.
Detention Pond
Blocked Storm Channel Culvert
Stormwater Drainage
Provide and oversee a safe, effective drainage system that respects both the natural
and urban environment within the city limits.
Address stormwater issues on a watershed-wide basis,
Stormwater Drainage Goals & Strategies
Stormwater Drainage Goals
..J Prevent the addition of new structures in the floodplain to reduce flooding
and improve water quality.
L..I Limit the amount of reclamation of floodplain property to protect water quality.
~-J Correct the deficiencies associated with street flooding, inadequate channel
capacity, and the existence of an estimated 1,000 structures currently located in
the 100-year floodplain.
...t Protect the water quality of streams and lakes from stormwater runoff through
enhanced monitoring, enforcement, and public education programs.
WOODED SURFACE WETLANDS STEEP
RIDGELINES
LAND WATERS I SLOPES
FLOOD FRINGE
FLOOD FRINGE
10 O YEAR FLOODPLAIN
Stormwater Drainage
5tormwater Drainage Strategies
~ Revise the current ordinance to prevent any new structures from being con-
structed in the 100-year floodplain. The ordinance would allow the floodplain prop-
erty to be dedicated to homeowners' associations or directly to the city as a park
or open space area. The property would be dedicated as one lot, preventing
individual homeowners from constructing structures at the back of their lots in
what has traditionally been floodplain easement.
~ Develop new drainage regulations that require a new or existing develop-
ment to make floodplain improvements in or adjacent to a floodplain to meet the
l O0-year floodplain restrictions. Provide drainage facilities by reserving a suffi-
cient amount of land for landscaping, green space, or other permeable areas
based on fully developed watershed conditions in developments.
Promote open space and buffer zones to enhance water quality.
...~ Focus on the development of an organized, systematic and documented
approach to operation and maintenance through a focused operational objective; a
definable schedule of operation and maintenance activities; a measure of continuous
operational and productivity improvements; and, documents that can educate the
public in duties and responsibilities of the drainage operation, resources required to
maintain the system, and problems preventing efficient progress.
Increase channel capacity, enlarge creek crossing structures, and purchase some
properties to accommodate larger channel designs. Remove existing structures from
or adjacent to the 100-year floodplain as opportunities develop.
Adopt a more aggressive capital improvements program (CIP) for stormwater facility
upgrades and the necessary funding mechanisms to support the additional expendi-
tures.
Acquire the necessary property to develop regional versus site-specific detention
ponds.
Upgrade the flood monitoring system to include predictive flooding condition capabili-
ties.
Provide criteria with a balance among the value of multiple uses, and Iow maintenance
life-cycle costs.
Watersheds
' ,~ , - --,,- / '
. ~.~
Stormwater Drainage
Develop methods to eliminate excess dirt, leaves and construction debris from enter-
ing the stormwater network, restrictions concerning excess water runoff, and removal
of soil and leaves from construction sites. Methods of erosion control will be explained
through public education programs.
Develop an active role in monitoring and enforcement of all construction activities,
establishing the control agency for the program at the local level and requiring and
enforcing pollution prevention plans for construction activity.
Develop an education program for citizens regarding potential problems that result
from throwing grass clippings, leaves, and tree limbs into drainage channels. The
program will address the common desire of citizens to have trees and other large
vegetation remain in the channels as a "natural habitat," when such practice only
increases flooding problems.
Establish natural channels with appropriate vegetation toimprove water quality and
maximize management opportunities.
Propose pretreatment of water before disposal at each industrial site. Regulate sur-
face runoff and control ~ressure washing of industrial and commercial parking lots.
Increase street sweeping activities to pick up pollutants before they get into the storm
system.
Denton Landfill
Solid Waste Services
Introduction
The City of Denton recognizes the absolute necessity to protect public health by the re-
sponsible collection and disposal of the waste generated by the community. No modern com-
munity can remain healthy, desirable, or economically attractive without adequate collection
and disposal of its waste stream.
The city approaches waste disposal with a priority towards reducing waste at its origin and
recovering recyclable materials. The city is minimizing the amount of waste which must be
landfilled by providing recycle material collection, separate collection of yard waste, composting
of biosolids waste, recycling discarded appliances and bulky items, collection and disposal of
household hazardous waste, and providing waste education programs to the public. The land-
fill itself will soon collect and use methane gas generated by decomposing waste as another
example of resource recovery.
A well-operated solid waste management system ensures waste minimization, resource recov-
ery, environmental protection, and disposal capabilities to meet future demands.
Policies
~ Protect public health by the consistent and efficient removal and disposal of
trash and rubbish from each residence, business, and institution.
3 Support cost-effective recycling programs through policies that encourage
public education, waste minimization, materials reuse, and environmental stew-
ardship.
~ Promote effective and efficient solid waste collection and recycling services
planning during the development process.
~ Site planning for all residential and commercial development will promote
efficient, on-site access for solid waste collection.
Promote efficient onsite solid waste collection access for all residential and commercial
developments.
Solid Waste Services
Solid Waste Goals & Strategies
Solid ~/aste Goals
~..* Ensure that the environment is adequately protected through the proper
collection and disposal of solid waste.
~..~ Encourage waste minimization and maximize material recovery and reuse.
.~ Protect public health, reduce litter and fugitive trash, and enhance commu-
nity appearance by the efficient, cost-effective collection of solid waste.
Solid l~aste Strategies
.~ Utilize groundwater protection and monitoring systems, methane collection
and monitoring for off-site methane migration prevention, collection and treat-
ment of leachate, and management of stormwater to ensure that the landfill is
operated without harm to the environment.
..~ Site design for commercial, multifamily, industrial, and institutional land uses
will require construction of revetments (typically vertical screening, ramps, plat-
forms and gates) to house containers (both dumpsters and/or compactors) for
fully automated collections. Specifications will be developed for revetments and
for the paving of the surface on, and leading to, the container sufficient to with-
stand the weight of the collection vehicles. The collection of bulky items will be
addressed to reduce the appearance of these items at the curb. The city will
continue to support community efforts to remove litter and fugitive trash.
~ Construct a materials recovery facility (NRF) adjacent to the landfill. Devel-
opment of a MRF would accelerate the achievement of the Plan's waste diversion
goals and recycling volumes. This in turn would extend the life expectancy of the
landfill and offer other opportunities for the city to offset some of its capital and oper-
ating costs by taking in waste from outside the city.
· Evaluate the waste minimization benefits of charging solid waste customers for vol-
ume-based, containerized collection services.
Citizen Drop-off
Electric Services
Introduction
Benton Hunicipal Electric (DHE), the City of Denton's power company, provides electricity to
more than 35,000 customers. By generating and purchasing power, providing transmission,
and maintaining customer service through an expanding distribution system, DME is able to
meet the power demands of a growing population in a cost-effective, service-oriented manner.
At the street level, maintaining and developing an infrastructure that is safe, reliable, and envi-
ronmentally sensitive is a top priority. Long-term plans focus on securing future sources of
wholesale power to meet projected demand as the city continues to grow.
Electric power is a vital component of the community, and DI'4E will expand the electric services
it offers as the city grows.
Policies
.~ Electric service to all new commercial and residential developments will be
installed underground.
~1 Electric service providers and the city will work together to achieve the goal
of installing electric utilities underground along and adjacent to major entranceways.
J New electric feeder lines to major load centers may be installed overhead
except in specially designated areas or where existing electric, communications
and cable facilities have already been converted to underground facilities.
~ Electric service initiatives will continue to fund the conversion of existing
overhead electric facilities to underground on a fiscally responsible basis.
~ All tree trimming or other removal of vegetation to clear electrical lines will be
in compliance with existing city policies and ordinances.
_3 The city will promote the use of municipal lighting fixtures that direct illumina-
tion efficiently, reduce potential nuisance lighting problems, and enhance views of the
nighttime sky.
Electric Services
Electric Service Goals & Strategies
Electric Service Goals
.J Provide safe and reliable electric utilities that will meet future demands.
J Ensure that electric utility installation and operation is environmentally and
aesthetically sensitive.
J Use cost-effective methods to develop and maintain the electric system.
Electric Service Strategies
.~ Provide cost-effective purchase power through wholesale electric providers,
to achieve the best customer rate for energy generation in a deregulated market
place.
J Electric service providers will continue to expand the installation of under-
ground distribution facilities to ensure the reliable delivery of electric services to a
growing population. Electric service to all new commercial and residential devel-
opments will be installed underground. Electric service providers and the city will
work together to achieve the goal of installing electric utilities underground along
and adjacent to major entranceways.
J The utility will provide efficient and effective customer services by maintaining
rapid response times (less than fifteen minutes) to customer outages, enhancing
communication systems, developing automated meter reading capabilities and
improving system automation and analysis capabilities.
Underground electric utility service to developments is important to promote good
urban design and enhance the aesthetic quality of the developing neighborhoods. The
city will continue to encourage service providers (cable, telephone, electricity, data
communications) in the city to cooperate with initiatives to convert existing overhead
facilities to underground. The city will adopt and promote the same service criteria
(through ordinance development, etc.) utilized by Denton Municipal Electric for all
providers related to overhead versus underground conversion, tree trimming and
planting requirements and new service installations.
ELECTRIC SERVICE
STRATEGIES:
~ ALL STREET LIGHT
FIXTURES IN NEW
DEVELOPMENTS WILL BE
IN COMPLIANCE WITH CITY
SPECIFICATIONS. THE CITY
WILL USE MUNICIPAL
LIGHTING FIXTURES THAT
DIREOT ILLUMINATION
EFFICIENTLY, REDUCE/
POTENTIAL NUISANCE
LIGHTING PROBLEMS, AND
ENHANCE VIEWS OF THE
NIGHTTIME SKY.
~ A COOPERATIVE
EFFORT BETWEEN LOCAL
GOVERNMENT AND THE
PRIVATE SECTOR IS
REQUIRED TO PROVIDE
ELECTRIC FACILITIES IN A
COST-EFFECTIVE MANNER.
BOTH PUBLIC AND PRIVATE
INTERESTS WILL BASE
POLICIES RELATED TO
ELECTRIC SERVICE ON FAIR
AND EQUITABLE
PARTICIPATION IN THE
COSTS.
NTRODUCTION:
THIS IMPLEMENTATION
SECTION IS INTENDED TO
GUIDE THE CITY BY USING
TOOLS AND PROdECTED
TIMEFRAMES TO
IMPLEMENT SECTIONS OF
THE COMPREHENSIVE
PLAN,
~' THIS SECTION
INCLUDES THE MEANS THE
CITY WILL USE TO TRACK,
PROTECT, AND IMPLEMENT
THE PLAN,
-[-HE IMPLEMENTATION
SCHEDULE IS SET UP TO
REFLECT THE GENERAL
COMPONENTS OF EACH
COMPREHENSIVE PLAN
SECTION WITH A LIST OF
TOOLS THAT CAN BE USED
FOR THAT FRAMEWORK.
Implementation
Plan Performance
Benchmarks & Indicators
Benchmarks and indicators tell us where the comprehensive plan is, has been and what direc-
tion it is takin9 the city. For example, these indicators may come from assessments of growth
trends, built environments in the recent past, taxing abilities and ratios, and how often the plan
is amended. Typically, a major assessment of the comprehensive plan will take place every five
to seven years. Where assessments indicate failures within the plan or changes in direction
from the adopted comprehensive plan, a potential update of the plan is foreseen.
In an effort to track the comprehensive plan's .performance, an annual report will be prepared
with updates of all statistical data and recommendations for revisions to the plan if necessary.
The recommendations within the plan guide the development of implementation tools. As
these tools are produced, this will be updated and amended where new implementation priori-
ties or tools are recommended.
Comprehensive Plan Amendments
The comprehensive plan amendment process is a new tool to track the viability of the compre-
hensive plan and allow the city to review potential amendments to the plan, whether the amend-
ment is viable or not. The process is established to protect the plan from misuse, keep the plan
a living document, protect the will of our citizenry, and potentially allow change to the compre-
hensive plan where the viability of that proposed amendment meets the intent of the plan.
The amendment process will be part of the zone change process within the development
regulations. An amendment to the comprehensive plan will require a public hearing, a recom-
mendation from the Planning & Zoning Commission, and City Council approval prior to any
action. In this way, the city can track changes to the comprehensive plan and note potential
problem areas or areas of the plan that may need to be amended. The amendment, where
approved, would automatically update the land use plan should it be affected by the amend-
ment. Amendments to the comprehensive plan may occur at predetermined times during a
given year, based on a schedule prepared by the director of planning and development. Project
applications for comprehensive plan amendments that are denied amendments by the City
Council may not apply for another amendment to the plan on that property for one year from
the date of denial.
Implementation
Implementation Framework & Tools
Planning:
· Design a public
participation procedure.
· Create a database of
interested persons.
· Provide staff & funding
resources.
· Public service
recruitment.
· Public Notification:
Add to traditional
notification & hearing
requirements to get the
word out.
· Public Education:
Create task forces/
committees to help
educate the public.
· Public Participation:
Clearly communicate &
have constructive use of
the public's ideas.
Develop/Use/Implement:
· Public Participation Program
· Notification Strategy
· Speakers Bureau
· Workshops
· Media Packets
· Public Information Resources
· Development Process
Planning &
Development
Utilities
Transportation
Economic
Development
Parks & Recreation
Community
Development
City Managers Office
1999-2005
General Fund
Implementation
quality of Growth:
· Strongly manage quality of
new development.
· Protect environmentally
sensitive areas.
· Retain quality of life &
Develop/Use/Implement:
· Growth Management Strategy & Map
· Comprehensive Plan
· Small Area & Corridor Plans
· Capital Improvement Program
· Infrastructure Master Plans
Planning &
Development
Utilities
Environmental
Management
1999-2005
General Fund
CIP
Grants
unique character.
quantity of Growth:
· Strongly manage quantity
of growth to ensure that
adequate public facilities
exist to service the growth
& that new development
meets community
standards.
· Adequate Public Facilities Policies
· Incentives to Encourage Infill &
Redevelopment Activity
· Incentives to Accomplish Comprehensive
Plan Objectives
· Zoning Ordinance & Map, Subdivision
Regulations, & Site Plan Review Process
· Joint Planning & Inter-local Agreements with
Other Governmental Agencies
Develop/Use/Implement:
· Growth Management Strategy & Nap
· Comprehensive Plan & Land Use Plan
· Small Area & Corridor Plans
· Capital Improvement Program
· Infrastructure Master Plans
· Adequate Public Facilities Policies
· Impact Fee Program
· Annexation Plan
· Incentives to Encourage Infill &
Redevelopment Activity
· Incentives to Accomplish Comprehensive
Plan Objectives
· Zoning Ordinance & Map
Transportation
Engineering
Economic
Development
Parks & Recreation
City Manager Office
Planning &
Development
Utilities
Environmental
Mana9ement
Transportation
Engineering
Economic
Development
TXDOT
State &
Federal Funds
Parks & Recreation
City Manager Office
1999-2005
General Fund
CIP
Grants
TXDOT
State &
Federal Funds
Implementation
Location of Growth:
· Strongly manage location
of growth.
· Support mixed-usein
appropriate locations.
· Encourage infill
development.
· Preserve existing
neighborhoods &
downtown.
Encourage
nonresidential growth
that enhances the city
and schools districts tax
bases,
Timing of Growth:
· Control the timing of
growth to ensure the
adequate provision of
city services & facilities.
· Stimulate growth in
desired areas.
Develop/Use/Implement:
· Growth rvlanagement Strategy & Hap
· Comprehensive Plan & Land Use Plan
· SmallArea & Cnrridor Plans
· Capitallmprovement Program
· Infrastructure IVlaster Plans
· Adequate Public Facilities Policies
· Impact Fee Program
· Annexation Plan
· Incentives to Encourage Infill&
Redevelopment Activity
· Incentives to Accomplish Comprehensive
Plan Objectives
· Zoning Ordinance & Map, Subdivision
Regulations, & Site Plan Review Process
Develop/Use/Implement:
· Capitallmprovement Program
· Infrastructure Master Plans
· Adequate Public Facilities Policies
· Revised Utility Participation Policies
· Impact Fee Program
· Annexation Plan
· Incentives to Encourage Infill &
Redevelopment Activity
· Incentives to Accomplish Comprehensive
Plan Objedives
· Zoning Ordinance & Map
Planning &
Development
Utilities
Environmental
Management
Transportation
Engineering
Economic
Development
Parks & Recreation
City Manager Office
Planning &
Development
Utilities
Environmental
Nanagement
Transportation
Engineering
Economic
Development
Parks & Recreation
City iVlanager Office
1999-2005
Genera! Fund
CIP
Grants
TXDOT
State &
Federal Funds
1999-2005
General Fund
CIP
Grants
TXBOT
State &
Federal Funds
Implementation
The Edge:
· Prepare for current &
future patterns of
growth.
· Coordinate with adjacent
communities & determine
service areas for city
growth.
Develop/Use/Implement:
· Comprehensive Plan
· Growth Management Strategy & Plan
· Adequate Public Facilities Policies
· Annexation Plan
· Interlocal Agreements
· Water Master Plan
· Drainage Master Plan
· Wastewater Master Plan
· Environmental Standards
· Lake Ray Roberts District Plan
Planning &
Development
City Managers Office
1999-2005
General Fund
CIP
Smart Growth Program
& Initiatives
Implementation
Residential:
· Accommodate balanced
future residential
developments.
· Neet the projected
demand for residential
with a maximum
threshold for
· Establish density criteria.
· Establish mixed-use
development criteria in
neighborhood & activity
centers.
· Increase housing in the
core of the city.
· Establish high densities
where infrastructure can
support them.
· Establish moderate
densities in
neighborhood centers.
· Establish compatibility
standards in existin9
neighborhoods.
· Use adequate public
facilities as a criterion for
zone chanqes.
Commercial:
· Organize commercial
land uses.
· Develop design
standards.
· Establish mixed-use
development criteria in
neighborhood & activity
centers.
· Encourage reuse and
redevelopment in the
DUCD.
· Establish compatibility
standards in existing
nei~]hborhoods.
Develop/Use/Implement:
· Zoning Ordinance & Nap, Subdivision
Regulations, & Site Plan Review Process
· Architectural & Site Design Standards
· Single-family & Nultifamily Tracking
Program
· Incentives to Encourage Infill &
Redevelopment Activity
· Small Area Plans
· Adequate Public Facilities Policies
Develop/Use/Implement:
· Zoning Ordinance & Nap, Subdivision
Regulations, & Site Plan Review Process
· Architectural & Site Design Standards
· Incentives to Encourage Infill &
Redevelopment Activity
· Small Area Plans
Planning &
Development
Planning &
Development
1999-2005
General Fund
ClP
Grants
State &
Federal Funds
CDBG
Smart Growth Program
& Initiatives
1999-2005
General Fund
CIP
Grants
State &
Federal Funds
Smart Growth Program
& Initiatives
Implementation
Industrial & Employment
Centers:
· Form public/private
partnerships to meet
infrastructure needs.
· Market businesses in
appropriate districts.
· Develop partnerships
with the universities.
· Organize land useto
avoid land use conflicts.
· Develop standards to
protect the health, safety
& welfare of the
community.
· Use adequate public
facilities as a criterion for
zone changes.
· Establish mixed-use
development criteria in
employment centers.
· Compatibility with
adjacent neighbors.
· Promote excellence in
design & construction of
buildings, outdoor
spaces, transportation
facilities, & streetscapes.
Zoning Ordinance & Nap, Subdivision
Regulations, & Site Plan Review Process
· Architectural & Site Design Standards
· Performance Standards
· incentives to Encourage Development &
Redevelopment Activity
· Small Area Plans
· Adequate Public Facilities Policies
· Marketing Programs
· Educational Partnerships Program
~lanning &
Development
Economic
Development
1999-2005
General Fund
CIP
Grants
State &
Federal Funds
Smart Growth Program
& Initiatives
Implementation
Urban Design Standards:
· Standards of
development for all types
of development.
· Design standards
considered early in
planning stages.
· Standards for unique
areas.
· Compatibility & buffering
issues.
· Neighborhood centers
design parameters.
· Variety & Distinctiveness:
Reinforce & enhance
neighborhood character.
Promote individualistic,
creative & distinctive
design.
Government facilities
should meet design
criteria.
· Visually Sensitive
Locations:
Demonstrate high
standards of
architectural & urban
design to complement or
enhance sensitive
locations.
· Public Art:
Create interest, local
distinctiveness, &
memorable image of the
city in public & private
developments.
Urban Design Plan:
Describe Denton's
approach to visual
quality & image.
Coordinate urban design
objectives with other
public concerns.
Examine areas of the city
in need of improvement
or protection,
Develop/Use/Implement:
· Comprehensive Plan
· Development Code
· Subdivision Regulations
· Site Design Standards
· Architectural Design Standards
· Site Element Requirements
· Neighborhood Centers Standards
· Development Review Process
· Urban Design Review Process
· Small Area Plans
· Compatibility Standards
· Buffering Standards
· Street Tree Standards
· Public Improvements Strate~]y
· Urban Design Studies & Analysis
· AIternativeCompliance Standards
· Sensitive Locations Identification. Designation
& Protection Criteria & Process
· Public Art Criteria
· Urban Design Plan & Policies Document
· Urban Design Plan [Vlonitoring
Planning &
Development
Main Street
Parks & Recreation
1999-2005
I~eneral Fund
(Srants
State &
Federal Funds
Smart (Srowth Program
& Initiatives
Implementation
Street Development:
· Create streets & alleys
that are designed to
meet criteria for
sustainable development,
· Create neighborhood
streets & alleys that are
interconnected/grid
systems with smaller
blocks that diffuse traffic
& shorten walking
distances.
· Use build-to lines for
structures.
· Create streets with
multiple functions.
· Promote the use of
alleys.
· Use sidewalks
appropriate to the street
type.
· Use transit-oriented
design.
· Design on-street parking
requirements.
· Street trees
requirements along all
streets.
Develop/Use/Implement:
· Subdivision Regulations& Criteria Nanual
· Development Code
· Urban Design Standards
· Neighborhood Centers Standards
Planning &
Development
Utilities
Transportation
Parks & Recreation
1999-2005
General Fund
Smart Growth Program
& Initiatives
State & Federal Funds
Implementation
Historic Districts:
· Identify & create
additional historic
districts.
· Historic Tourism:
Enhance historic district
tourism.
·Historic Sites:
Protect sites or areas of
historical significance,
· Archeological Resources:
Protect remaining
archeological resources.
Develop/Use/Implement:
· Historic Districts Plans
· Development Code
· City Historic Distrid & Landmarks Designations
· State & Federal Designations & Programs
· Education Program
· Enforcement Provisions
· Incentive Provisions
· Property Appearance Guidelines
· Infrastructure Preservation Guidelines
· Archeological Protection & Mitigation
Guidelines
Main Street
Planning &
Development
1999-2005
Private Sector Funds
Hotel-Motel Funds
Certified Local
Government Grant
General Fund
Grants
Public Assets:
· Maximize the service life
of paved surfaces.
· Maximize the life & value
of trees & landscaping
on public properties.
· Inspection &
Enforcement:
Promote community
pride & economic values.
Curtail urban blight.
Assess results for
effectiveness.
Educate the community
to prevent future
violations.
Develop/Use/Implement:
· Street Maintenance Program
· Street Maintenance Standards
· Funding Strategies
· Pavement Design & Materials Specifications
· Construction Standards
· Landscape Design & Materials Specifications
· Landscape Systems Installation & Maintenance
Requirements/Schedules
· Educational Programs
· Small Area Plans
· Redevelopment Programs
· Inspection/Violation Programs
Planning &
Development
1999-2005
General Fund
Building Inspections &
Code Enforcement
Funds
Implementation
Ecosystem Management:
· Develop conservation &
development priorities.
· Air:
Encourage public
transportation systems &
efficiencies.
Develop policies to
reduce ozone
concentrations.
· Water:
Preserve floodplain &
maintain floodplain
habitat to improve water
quality.
· Land:
Encourage preservation
of open spaces.
Develop/Use/Implement:
· Environmental Overlay & Standards
· Ecological Values & Rating Criteria & Plan
· Land Acquisition Program
· Floodplain/Sensitive Lands Protection
Regulations
Green Builder Standards
Public Education Program
Clearing & Grading Standards
Drainage Regulations
Velo-web Transportation System Plan
Public Transit Systems
Urban Trails Plan & Strategy
Regional NCTCOG Air Quality Programs
Floodplain Zoning Restrictions
Floodplain & Riparian Ecology Restoration
Projects
Greenbelt & 1135 Project
Publicly Owned Conservation Lands Program
Environmental
Management
Utilities
UNT
Planning &
Development
Parks & Recreation
1999-2005
Utilities Funds
General Fund
CIP
Grants
State &
EPA Funds
Federal Funds
Distribution of Parks:
· Ensure adequate &
equitable distribution of
facilities.
· Parks & Open Space
Acquisition:
Achieve comprehensive
plan objectives through
acquisition programs.
· Financial Effectiveness:
Ensure cost-effective
provision of facilities.
· Responsiveness:
Ensure facilities are
responsive to changing
needs.
Develop/Use/Implement:
· Parks, Recreation, & Open Space Master Plan
· Park Acquisition & Development Plan
· Civic, School & Park Siting Coordination Strategy
· Profit Center Planning
· AnnualAction Plan
· Strategic Plan
· Citizen Surveys
Parks & Recreation
Planning &
Development
School Districts
1999-2005
General Fund
General Obligation
Bonds, Revenue Bonds,
Certificates of
Obligation
Park Dedication Funds
CIP
Grants
State &
Federal Funds
Implementation
Employment Opportunity:
· Encourage a strong,
diversified & self-
sustainin9 economy.
· Create a wide range of
employment
opportunities.
· Enhancelocalownership
opportunities.
· Expand the tax base.
· Local & Small
Businesses:
Support local business
ownership & small
business creation.
Support Denton's
cultural activities.
Work with financial
institutions & the
business community.
Provide technical
assistance for business
start-up & assistance.
· Workforce:
Ensure a skilled,
diversified workforce.
Work with educators to
provide education &
training programs.
Offer apprentice
/workplace learning
opportunities.
· Development Incentives:
Establish mixed-use
development criteria in
neighborhood & activity
centers.
Develop/Use/Implement:
· Comprehensivelncentive Packageto
Encourage Business/Industry
Development/Investment with Guidelines
· Targeted Marketing Plan
· Marketing Strategies & Materials
· Small Loan Packaging Opportunities
· Coalition of Educators&Industry
Representatives
Economic
Development
1999-2005
General Fund
CIP
Grants
State &
Federal Funds
Private Sector
Contributions
Utility Fund
Local Bank Funds
CDBG
Implementation
Affordable housing:
· Encourage development
& preservation of
affordable housing.
· Add housing units at the
same rate of growth to
job growth.
· 60% of housing should
be owner-occupied.
· Conserve housing:
· Maintain existing housing
in good condition.
· Allocate fundsto housing
assistance programs.
· Attainable housing:
· Meet housing needs of
the existing & projected
population.
Develop/Use/implement:
· Zoning Ordinance & Map, Subdivision
Regulations, & Site Plan Review Process
· CDBG Funds
· Small Area Plans
· Community Development Programs/Assistance
· Incentive Programs
Planning &
Development
1999-2005
General Fund
CIP
Grants
State &
Federal Funds
CDBG
Implementation
Adequate School Facilities:
· Adequate schoolfacilities
should be planned &
constructed to
accommodate
anticipated student
growth.
· Evaluate the impact of
proposed development.
· Encourage donations &
reservations of school
sites,
· Support state legislation
that allocates adequate
program fundin9,
· Promote economic
diversification that
increases school funding.
· Land Use Compatibility:
Plan & integrate
transportation, utility &
park projects with school
facilities.
· City-School District
Relationship:
Engage in collaborative
projects to maximize
funds & public space
[undion.
Develop/Use/Implement:
· Schools Siting Guidelines
· Development Review Committee
· School Impacts Analysis Model & Strategy
· Incentive Program
· Economic Marketing Programs
· School Site Selection, Assessment, &
Acquisition System
· Interlocal Agreements
· Coordinated Funding Packages
· Joint Use Plans
Planning &
Development
Utilities
Transportation
Economic
Development
Parks & Recreation
Community
Development
City Managers Office
1999-2005
General Fund
School District
Contributions
Implementation
Environmental Stewardship:
· Reduce & mitigate air,
water & noise pollution.
· Promote energy efficient
transportation.
· Travel Demand/Behavior:
Neet current & future
mobility demands.
Provide transportation
alternatives.
Reduce the use of SOVs.
Invest in transit planning
& systems.
· Land Use &
Transportation:
Coordinate land use &
transportation systems.
· Use of Streets:
Make best use of street
capacity.
Ensure street capacity
for all transportation
uses,
Support use of transit &
other modes of travel.
Differentiate between
street functions.
Design streets to
promote safety.
Develop/Use/Implement:
· Transportation & Operation Impact Evaluation
· Travel Demand Nanagement &Incentives
· Air Quality i'4itigation Procedures
· Public Education & Public Awareness Campaign
· Transit & Non-motorized Vehicle Use
Incentives
· Commuter Trip Reduction Program
· Advanced Transportation &Communication
Technologies
· Nobility Plan
· Transportation Design
· Access Management
· Land Use & Street Relationships
· Interconnected Transportation Systems
· Street Classification System
· Traffic Control Devices
· Traffic Calming Policies & Techniques
· Street & ROW Sections
· Land Use Hap
· Subdivision Regulations
Transportation
Planning &
Development
Environmental
Management
1999-2005
General Fund
CIP
Grants
T×DOT
C~4AO
State &
Federal Funds
NCTCOG
Transit Program
Smart Growth Program
& Initiatives
FAA
Developer Funds
Implementation
Water Services:
· Ensure an adequate
water supply.
· Neet anticipated
increase in water
demand.
· Provide flexibility for
refilling tanks, meeting
peak demands &
emergency fire
conditions.
E)evelop/Use/Implement:
· Water System Master Plan
· Long-term Water Supply Contracts
· Water Conservation & Drought Contingency
Plan
· Wastewater Reuse Program
Utilities
1999-2005
Water Fund
Rates determined by
purchase agreement
with City of Dallas.
Cost determined
pendin9 program
design.
Wastewater Services:
· Protect water supplies
from on-site sewage
system contamination.
· Expand beneficial use of
wastewater effluent.
· Expand on recycling &
reuse programs.
Develop/Use/Implement:
· Wastewater System Master Plan
· Wholesale Wastewater Services (outside of
Hickory Creek)
· Permitting, Monitoring & Enforcement
Programs
· Effluent Reuse System
· Composting Program
· Tree Farm
Utilities
1999-2005
Wastewater Revenues
Revenue Producing
Stormwater:
Reduce floodin9 &
improve water quality.
Correct deficiencies in
street flooding,
inadequate channel
capacity, & the 1000+~
structures in the
floodplain.
· Limit floodplain
reclamation.
Develop/Use/Implement:
Floodplain Development Criteria
Monitoring, Enforcement & Public Education
Programs
Regional Detention Facilities Planning
· Drainage Regulations
· Water Quality Planning
· Industrial Pretreatment Requirements
· Open Space & Buffer Zone Requirements
· Operations & Maintenance Plan
· Watershed Planning
Utilities
1999-2005
Water/Wastewater
Revenues
General Fund
State & Federal Funds
Implementation
Solid Waste:
· Protect public health,
reduce litter & fugitive
trash, & enhance
community appearance.
· Ensure the environment
is protected.
· Encourage waste
minimization.
· Maximize material
recovery & reuse.
Develop/Use/Implement:
· Solid Waste Collection System
· iVlonitoring & Protection Systems
· Materials Recovery Facility (NRF)
· Revetment Specifications
Planning &
Development
Utilities
Transportation
Economic
Development
Parks & Recreation
Community
Development
City Managers Office
1999-2005
Ope~ting Budget
Revenue Producing
Electric:
· Provide safe & reliable
electric services.
· Neet future demands.
· Ensure system is
environmentally &
aesthetically sensitive.
· Haintain & develop in a
cost effective method.
Develop/Use/Implement:
· Electric Services Plan
· Purchase Power through Wholesale Providers
· Expand Underground Distribution System
· Maintain Rapid Response Times
· Convert Overhead Utilities to Underground
Systems
· Street Light Specifications
· Light Ordinance
Nunicipal Electric
1999-2005
Operating Budget
Glossary of Terms
100 Year Storm
Access Hanagement Practices
Alternative Development Scenarios
Annexation
Average City-wide Density
Capital Improvement Program
Certificate of Convenience and Necessity
(CCN)
Charette
City Limits
The one hundred year storm is a flood event which is determined to happen within a 1 O0 year
cycle. It is determined by use of periodic flood measurements of past storm events, actual
flood tables, water flow, and other means.
The use of engineering practices which determine site distances, vehicular speed, and other
methods to calculate the maximum access points allowable at any given section along a road-
way. Curb cuts are limited so that congestion occurs primarily off the roadway.
A series of maps, descriptions and development implications used to examine the differences in
how patterns of development could be applied to the City.
The incorporation of land area into an existing community resulting with the change in the
boundaries of that community.
The overall average density of all single-family or multifamily uses within the city's planning
area. The average citywide density is applied only to the planning area as a whole to track
growth management objectives..
A program that forecasts infrastructure improvements to the City using a set timeline and fi-
nancing methodology.
CCN boundaries refer to an area certified for a certain type of service provision within a given
area. The Texas Natural Resources Conservation Commission (TNRCC) is the state agency
responsible for making CCN designations. Denton water and wastewater CCN boundaries, which
extend beyond city limits, exclude other service providers, such as Fresh Water Supply Districts
(FWSD's) from competing with city systems. Electric CCNs can be obtained by more than one
service provider. Upon refusal to provide services, Denton's CCN areas are subject to "decerti-
fication" and reassignment to a different service provider.
A group design process usually utilizing the skills of design professionals, city officials, citizens,
and other interested parties. The "Charette" is accomplished over a predetermined time period
regarding a specific land area, or a larger overall plan area as a design tool. This process is
also used as a forum for ideas and goal setting.
In Denton, the city limits are about 55 square miles in area. Property owners inside the city pay
city taxes, and a full range of city services is available, including police protection, fire protec-
tion, emergency medical services, solid waste collection, streets, utilities, and parks. City resi-
dents have the right to vote in all city elections. When property is developed inside the city, all
city regulations are applicable, and compliance with subdivision, zoning and building codes is
required.
Glossary of Terms
Commercial Mixed Use Centers
Compatibility
Corridor
Density
Denton Planning Area
Detention
Dry Utilities
Dwelling Unit
Ecosystem
Extraterritorial Jurisdiction (ETJ)
An area of mixed residential and commercial uses that has a high level of transit service, are
compact and dense developments and will eventually serve thousands of people. They provide
shopping and employment opportunities within a local market area as well as some specialty
attractions and regional interest.
The characteristics of different uses or activities or design which allow them to be located near
or adjacent to each other in harmony. Some elements affecting compatibility include height,
scale, mass, and bulk of structures. Other characteristics include pedestrian or vehicular traffic,
circulation, access, and parking impacts. Other important characteristics that affect compatibil-
ity are landscaping, lighting, noise, odor and architecture. Compatibility does not mean "the
same as." Rather, compatibility refers to the sensitivity of development proposals in maintaining
the character of existing development.
Land area surrounding a public road within the City.
The overall average number of dwelling units located on the gross acreage contained within the
development and calculated on a per acre basis.
The area bounded by a projected 5-mile Extra Territorial Jurisdiction based on City of Denton
City Limits as of December 1999.
A method of detaining or delaying the flow of water or runoff, and eventually releasing the water
at a slower rate of flow. Another storm water control option, called retention, captures water
and creates a ponding effect.
Utilities which do not consist of water, such as electric, cable, telephone, gas.
A structure or portion thereof which is used exclusively for human habitation.
The natural systems of our environment, including air quality, water quality, plant and wildlife
habitats, soil stability and other systems of our habitat.
The City of Denton is "home-rule" city according to state law, and because it has a population
between 50,000 and 100,000, the city's ETJ extends 3° miles from the city limit line, unless
another city's jurisdiction is already in place. Denton's ETJ currently encompasses about 220
square miles on the perimeter of the city limits. When the city's population surpasses 100,000
people, the ETJ extends five miles from the city limits, which is the farthest extension allowed by
state law. Some properties may have access to city utilities, but most ETJ development does not
benefit from city services. Density is limited due to dependence on well-water and septic sys-
Glossary of Terms
Floodplain
Floodway
Functional Street Classification
Granny Flat / Accessoq/ Dwelling Unit
5reenbelt
Groundwater
~ro~h
Growth Management Strategy
Habitat
Holding Capacity
Impact Fees
terns. Residents within the ETJ do not vote in city elections. When property is developed in the
ETJ, city subdivision regulations must be followed, but zoning and building codes do not apply.
The channel and area adjoining the channel of a natural stream or river which has been or may
be covered by floodwater.
The channel of a natural stream or river and portions of the floodplain adjoining the channel,
which are reasonably required to carry and discharge the floodwater or flow of any natural
stream or river.
System which classifies how roads move vehicles, bicycles and pedestrians. The system is based
on variables including, length, speed, accessibility and capacity of the roadway.
Separate living quarters built on the same lot as the main residential structure. These may be
attached or detached from the main building.
An open space which may be cultivated or maintained in a natural state surrounding develop-
ment or used as a buffer between land uses which may be used for recreational or non-
vehicular transportation purposes.
The supply of freshwater under the surface in an aquifer or soil that forms the natural reservoir
[or potable water.
The term growth refers to the natural increase in population of a given area. Population growth
occurs as a function of birth rate subtracting death rate plus migration.
An overall statement of policies and strategies which exemplify how the City should develop.
Elements of quality, quantity, location and timing of growth determine the level of control placed
on growth in the City.
The sum total of all the environmental factors of a specific place that is occupied by an organ-
ism, a population or a community.
The computed amount of population the City could accommodate at total land build out assum-
ing current zoning remains the same and land use ratios remain constant.
Single payments required to be made by builder or developers at the time of development
approval and calculated to be the proportionate share of the capital cost of providing major
facilities (water, wastewater, etc.) to that development.
Glossary of Terms
Infill Development
Infrastructure
Intelligent Transportation Systems
Main Street
Master Plan
Multifamily
Multi-modal
Neighborhood
Neighborhood Mixed-Use Centers / Town
Centers
Open 5pace
Parks:
Neighborhood Park
The planned conversion of empty lots, underused or rundown buildings, and other available
space in densely built-up urban and suburban areas for use as sites for commercial or residen-
tial buildings, frequently as an alternative to overdevelopment of rural areas.
Public facilities that support the City such as water mains, sewer mains, streets, sidewalks,
parks, public facilities, wastewater treatment plants, storm water, electric facilities, and solid
waste disposal.
Technological information systems which may monitor, survey, alert, and inform vehicular traffic
of current, changing, and future traffic and road conditions.
A street having a mix of attached residential and neighborhood commercial areas along it or at
an intersection with good transit service, and having a unique character that draws people from
outside the area. Main streets have an intense mix of pedestrian scale uses, including residen-
tial, good transit service and pedestrian facilities.
A master plan is a tool used for planning future land use, transportation, water, sewer, parks
and other city facilities. These plans allow the City to forecast future costs and infrastructure
needs. Some ofthe plans in this document include the Parks and Recreation Strategic Plan, the
Thoroughfare Naster Plan and others.
A dwelling containing more than two dwelling units.
The coordination of a variety of transportation devices, such as, vehicles, bicycles, transit, and
pedestrian systems.
A neighborhood is an area that may be bounded by natural or engineered barriers and is
approximately one-quarter of a mile radius. Neighborhoods include a variety of uses.
An area of mixed residential and commercial use that may eventually serve thousands of people
and is easily accessible by different types of transit. Nixed-use centers are the focus of com-
pact development, redevelopment, and transit and pedestrian improvements.
A parcel or area of land or water essentially unimproved and set aside, dedicated, designated
or reserved for public or private use or enjoyment, or for the use and enjoyments of owners and
occupants of land adjoining or neighboring the open space.
Local parks ranging in size from 5 to 20 acres. Typical developments include playground, picnic
area, court games, trails minimal parking. At least 50% of the site is set aside for passive
Glossary of Terms
Community Park
Performance Standards
Policies
Regional Detention
Right-of-way
Ripadan
Stakeholder
Single-family Dwelling Unit
Single-Occupant Vehicle (SOV)
Streetscape
Street Tree
recreation activities and/or conservation area. Often located next to elementary schools.
Typically 30 to 50 acres, but may be larger depending on conservation areas. Serving several
neighborhoods, these park include "drive to" recreation facilities, as well as the facilities found
in Neighborhood parks. Recreation/multipurpose centers, competitive sports fields, and swim-
ming pools are typical. Hay serve as the "trailhead" for community-wide greenway systems.
Unique, "one of a kind" facilities, such as a garden center, water parks, outdoor theater, civic
center, fitness center, model airplane field, multi-filed athletic complex, nature center. Likely to
include significant conservation areas. Could be of a size of 50 acres or greater (typically
several hundred acres.)
A set of criteria or limits relating to nuisance elements which a particular use or process may
not exceed.
Statements of consensus adopted by the City Council as base direction from which decisions
regarding challenges to the city are made.
A series of large basins, publicly owned, that are designed to hold stormwater and release it
slowly to avoid channel overflow or drainage system failure.
A public or private area that allows for the passage of people or goods. Right-of-way includes
passageways such as freeways, streets, bikeways, alleys and walkways. A public right-of-way is
dedicated to the public for its use and under the control of a public agency.
A term used to describe areas or features on or near a bank of a river, pond, or small lake.
Interested parties or groups and organizations with a share or interest in a property, commu-
nity or city.
A building containing one dwelling unit.
Any truck, car, van or personal vehicle in active use of transporting one person.
The architectural, landscape architectural and engineering design of a public right-of-way.
Any tree growing within the public right-of-way.
Glossary of Terms
Sub-area
Subdivision
Sustainable
Thoroughfare
Transit-Oriented Development (TOD)
Transportation Accessibility
Transportation System Management (TSM)
Regions of the City of Denton Planning Area bounded by US Census tract boundaries and Traffic
Serial Zones used to identify areas of population and housing unit growth.
The division of a lot, tract, or parcel of land into two or more lots, tracts, parcel or other
divisions of land for sale, development or lease.
To maintain and support a system or lifestyle without detrimental harm or overburdening of the
community or system. Includes a broad-based economic process through a system that pro-
tects and restores the quality of life for individuals, the quality of the natural environment, and
broadens the prospects for future generations. The merging of economic and environmental
goals is a concept of sustainable development.
A roadway that serves as a link between major activity centers within an urban area.
A mix of residential, retail, and office uses and a supporting network of roads, bikeways, and
walkways focused on a major transit stop and designed to support a high level or transit use.
The key features of transit oriented development include:
· A mixed use center at the transit stop, oriented principally to transit riders and pedestrian
and bicycle travel from the surrounding area;
· High density residential development proximate to the transit stop sufficient to support
transit operation and neighborhood commercial uses within the TOD;
· A network of roads, bikeways, and walkways to support high levels of pedestrian access
within the TOD and high levels of transit use; and,
· A lower demand for parking than auto-oriented land uses.
A combination of the distribution of land uses and the characteristics of the transportation
networks. The measure for success for accessibility are:
· The number of job opportunities within 30 minutes from a major residential sector by the
fastest mode during peak hours.
· The number of jobs accessible by transit within 30 minutes from those subareas having a
higher than average number of transportation disadvantaged persons.
· The percentage of total regional population having access to a regional shopping area
within 15 minutes by fastest mode during off-peak hours.
· The population within 15 minutes of travel time of selected major regional shopping loca-
tions, by fastest mode and during off-peak hours.
· The off-peak travel time from major freight distribution centers to the nearest freeway
interchange using a route compatible with surrounding land uses.
Engineering designs, programs and principles which are geared to reduce traffic and single-
occupancy vehicles. Programs may include roadway design, traffic light timing, high-occupancy
Travel Demand Management (TDM)
Urban Design
Urbanizing Area
Urban Sprawl
Urban Village & Nixed-Use Development
Walkable Communities
ICetlands
Wet Utilities
Zoning
Glossary of Terms
vehicle lanes (HOV), incorporated transit and bicycle design.
Policies and programs designed to allow greater choice of transportation alternatives and
reduce single-occupant vehicle use. TDH programs include ridesharing, carpool, vanpool, flex-
ible work hours, telecommuting, mass transit assistance incentive programs, and other similar
policies.
Development regulations must be revised to place greater empasis on the importance of urban
design, which is defined as the relationship between different buildings, the relationship be-
tween buildings & the street, squares, parks, waterways, & other spaces which make up the
public domain itself, the relationship of one part of a village, town, or city with any other parts.,
the patterns of movement & activity which are thereby established, in short, the complex rela-
tionships between all the elements of the built & unbuilt space.
Any area outside of current City limits, but within the Denton Planning Area that may be consid-
ered for annexation within the next twenty years.
The uncontrolled spread of development into neighboring regions.
Development which is designed with an emphasis primarily on the street sidewalk and on pe-
destrian access to the site and building, rather than on auto access and parking areas. The
building is generally placed close to the street and the main entrance is oriented to the street
sidewalk.
Integration of land use, transportation, parks and other urban design elements which enables
connectivity between different areas of the city to pedestrians.
An area of land that eventually drains to a single destination, through surface runoff, a series of
streams, or a drainage system.
Areas that are inundated or saturated by surface or groundwater at a frequency and duration
sufficient to support a prevalence of vegetation typically adapted for life in saturated soil condi-
tions and the wildlifecommunities that use the habitat.
Water-based utilities segregated from other utilities such as water distribution, wastewater and
stormwat~r drainage.
City-maintained and enforced set of laws which regulate the use of publicly or privately owned
property.
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