2017-047 Downtown Form Based Code UpdateDate: July 14, 2017 Report No. 2017-047
INFORMAL STAFF REPORT
TO MAYOR AND CITY COUNCIL
SUBJECT: Downtown Form Based Code Update
EXECUTIVE SUMMARY:
The Downtown Implementation Plan (DTIP) recommended the formal adoption of a Form Based
Code (FBC) created as part of an Overlay District. Although a FBC Overlay for the Downtown
was drafted, it has not been implemented to date. This has provided the Planning Division the
opportunity to (re)evaluate the draft FBC Overlay as part of the Denton Development Code
update by Clarion Associates. The Planning Division staff and Clarion Associates are currently
evaluating the following options; a new Zoning District with FBC principles, a separate FBC
Overlay, or a hybrid of both. A draft of the Denton Development Code update with the
recommended option will be available for review in December 2017.
BACKGROUND:
On August 17, 2010, the City Council accepted the DTIP. The purpose of the DTIP is to serve
as the catalyst to achieve the goals that define the vision of Downtown as described in the
Downtown Master Plan. The DTIP provides a set of physical plans and detailed
recommendations that addresses issues raised by the Downtown business community. One of
the recommendations was the creation of a FBC Overlay District.
DISCUSSION:
FBCs are land development regulations that fosters predictable built results and an enhanced
public realm by using physical form (rather than separation of uses) as the organizing principle
for the code. FBCs address the relationship between building facades and the public realm, the
form and mass of buildings in relation to one another, and the scale and types of streets.
Compared to conventional zoning that focuses on the separation of land uses (internal functions)
and the control of development density and intensity through floor area ratio (FAR), setbacks,
parking requirements, maximum building heights, a FBC focuses on the public realm (street) and
building types, build-to lines, number of floors, and percentage of built frontage. The idea is to
establish a form (building and site planning) that will serve for decades, similar to what is
already established on the Square. The FBC regulations and standards provide for flexibility to
respond to changing market demands and to minimize its disruption of the public realm.
CONCLUSION:
As part of the Denton Development Code update, the Planning Division staff and Clarion
Associates are currently evaluating land development regulations options for the Downtown.
The goal is to create a functional, attractive, and economically successful Downtown while
providing more predictable development outcomes.
STAFF CONTACT:
Ron Menguita, AICP
ron.menguita@cityofdenton.com
Date: July 14, 2017 Report No. 2017-047
(940) 349-8328