2008-286FILE REFERENCE FORM 2008-286
Additional File Exists
Additional File Contains Records Not Public, According to the Public Records Act
Other
FILE S Date Initials
Amended b Ordinance No. 2010-159 06/15/10 J R
Amended b Ordinance No. 2010-160 06/15/10 � R
Re ealed b Ordinance No. NIPC 19-0002c 04/07/20 JR
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ORDINANCE NO. 2 MMS 2 d
AN ORDINANCE OF THE CITY OF DENTON, TEXAS, APPROVING A ZONING CHANGE
FROM THE AGRICULTURE (A), INDUSTRIAL CENTER GENERAL (IC-G),
NEIGHBORHOOD RESIDENTIAL 2 (NR-2), REGIONAL CENTER RESIDENTIAL 1 (RCR-1),
COMMUNITY MIXED USE EMPLOYMENT (CM-E), AND PLANNED DEVELOPMENT 138
(PD-138) ZONING DISTRICTS AND USE CLASSIFICATIONS TO THE INSPIRATION
MASTER PLANNED COMMUNITY (INSPIRATION MPC) ZONING DISTRICT
CLASSIFICATION AND USE DESIGNATION ON 3,331 ACRES OF LAND LOCATED ON
BOTH SIDES OF I-35 W, BETWEEN ROBSON RANCH ROAD AND VINTAGE BOULEVARD
IN THE CITY OF DENTON, DENTON COUNTY, TEXAS; PROVIDING FOR A PENALTY IN
THE MAXIMUM AMOUNT OF $2,000.00 FOR VIOLATIONS THEREOF, SEVERABILITY
AND AN EFFECTIVE DATE. (MPC07-0001)
WHEREAS, Larry Reichhart, on behalf of the owner, has applied for a change in zoning for
approximately 3,331 acres of land legally described in Exhibit A, attached hereto and incorporated
herein by reference (hereinafter, the "Property") from Agriculture (A), Industrial Center General (IC-
G), Neighborhood Residential 2 (NR-2), Regional Center Residential 1 (RCR-1), Community Mixed
Use Employment (CM-E), and Planned Development 138 (PD-138) zoning district classifications
and use designations to the Inspiration Master Planned Community (Inspiration MPC) zoning district
classification and use designation; and
WHEREAS, on April 23, 2008, the Planning and Zoning Commission recommended
approval of the requested change in zoning; and
WHEREAS, based upon the proposed development standards and the submitted Cost Impact
Analysis attached hereto as Exhibit "D," the City Council finds that the change is consistent with the
Denton Plan and the Development Code, specifically including those considerations set forth at
35.7.12.6; NOW, THEREFORE,
THE COUNCIL OF THE CITY OF DENTON HEREBY ORDAINS:
SECTION 1. The findings and recitations contained in the preamble of this ordinance are
incorporated herein by reference as true.
SECTION 2. The exceptions to the development standards of the City of Denton, as set forth
in the Inspiration MPC Zoning Document and the Development Standards Document, attached
hereto and incorporated herein as Exhibit "B", are approved, and shall apply in the Inspiration MPC.
All other provisions of the Denton Development Code not specifically excepted by this Exhibit shall
remain in full force and effect.
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SECTION 3. The zoning district classification and use designation for the Property is hereby
changed from Agriculture (A), Industrial Center General (IC-G), Neighborhood Residential 2 (NR-
2), Regional Center Residential 1 (RCR-1), Community Mixed Use Employment (CM-E), and
Planned Development 138 (PD-138) zoning district classifications and use designations to the
Inspiration Master Planned Community (Inspiration MPC) zoning district and use designation, with
the following conditions:
1. Along the common property line between the Inspiration MPC and Robson Ranch, adjacent
to the Common Open Space identified as Lot 22X, Block F, Robson Ranch 2, Phase 1 and
Lot 16X Robson Ranch 5-1:
a. The Inspiration HOA shall construct and maintain either: (1) an eight foot (8') wood
frame fence, finished on both sides with a decorative weather-resistant fiber-cement
siding material, compliant with ASTM Standard Specification C1186 Grade II, Type
A, and supported by steel support posts, or (2) an eight foot (8') high masonry wall
with masonry support columns. In either case, spans shall not exceed thirty-four feet
(34') between supports. The fence or wall is not required in areas designated as
Environmentally Sensitive Areas (ESAs). The fence or wall must be constructed
upon plat approval of each Inspiration subdivision abutting this area.
b. The Inspiration HOA shall construct and maintain an open space buffer twenty-eight
feet (28') or greater in width, as depicted in Exhibit "E", attached hereto and
incorporated herein by reference.
c. Single-family lots adjacent to the new twenty-eight (28') foot wide buffer shall have
a minimum width of sixty-two feet (62') and a minimum depth of one hundred feet
(100').
d. All of the single-family houses constructed adjacent to the new twenty-eight foot
(28') wide buffer shall be single-story.
2. Schools shall not be located adjacent to the Robson Ranch property.
3. Private Parks shall not be located adjacent to the Robson Ranch property.
4. There shall not be any multi-family development abutting Robson Ranch Road or the Robson
Ranch Development.
5. Residential lots within the Inspiration MPC, and adjacent to the Robson Ranch property,
shall have the same or larger square footage as the minimum allowable lot size on abutting
lots within Robson Ranch, unless the approved Inspiration development standards or these
conditions specify or necessitate a larger square footage requirement.
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Notwithstanding the attached real property description, the Property being rezoned includes all
property to the centerline of all adjacent street rights-of-way.
SECTION 4. The City's official zoning map is amended to show the change in zoning
district classification, and the Development Plan Map and Phasing Plan attached hereto and
incorporated collectively as Exhibit "C", are hereby approved.
SECTION 5. If any provision of this ordinance or the application thereof to any person or
circumstance is held invalid by any court, such invalidity shall not affect the validity of other
provisions or applications, and to this end the provisions of this ordinance are severable.
SECTION 6. Any person violating any provision of this ordinance shall, upon conviction,
be fined a sum not exceeding $2,000.00. Each day that a provision of this ordinance is violated shall
constitute a separate and distinct offense.
SECTION 7. This ordinance shall become effective fourteen (14) days from the date of its
passage, and the City Secretary is hereby directed to cause the caption of this ordinance to be
published twice in the Denton Record-Chronicle, a daily newspaper published in the City of Denton,
Texas, within ten (10) days of the date of its passage.
PASSED AND APPROVED this the day of 2008.
ATTEST:
JENNIFER WALTERS, CITY SECRETARY
BY:
U - _U -
APPROVED AS TO LEGAL FORM:
EXHIBTT A
INSPIRATION MPC LEGAL DESCRIPTION
TRACTI
FIELD NOTES to all that certain tract of land situated in the following six surveys: 1) E. Pizano Survey
Abstract-Number 994; 2) G. Pettingale Survey Abstract Number 1041, 3) J. Taft Survey'Abstract Number
1269, 4) G. West Survey Abstract Number 1393, 5) B.B.B. & C. Railroad Company Survey Abstract
Number 159, and 6) B.B.B. 6 C. Railroad Company Survey Abstract Number 158, in Denton County,
Texas and being the McCutchin lands known as Pilot Knob Ranch lying West of Interstate Highway 35
West, south of F.M. Highway 2449 and North of Crawford Road, as recognized and occupied on the
ground; the subject tract being more particularly described as follows:
BEGINNING for the most Southerly Southwest corner of the tract being described herein at the
recognized Southwest comer of the E. Pizano Survey in the middle of Crawford Road, same being the
apparent Southwest comer of a called 400 acre tract of land described in the McCbtchin Deed recorded in
Volume 321, Page 65 of the Deed Records of Denton County, Texas; an iron rod set from which a 8 inch
bois d'arc fence comer post in concrete bears North 25 feet;
THENCE North 00 degrees 04 minutes 29 seconds West with the West line of the said survey and said
400 acre tract a distance of 3345.0 feet to the monumented Southwest comer of a called 1491.6 acre tract
of land described in the McCutchin Deed recorded in Volume 296, Page 503 of the said Deed Records; a 1
1/2 inch iron pipe found at a bend in a very old abandoned road from which a 9 inch steel fence comer
post in concrete bears South 15 feet and East 6 feet;
THENCE North 00 degrees 04 minutes 29 seconds Fast generally along a fence with the monumented
West line of the said 1491.6 acre tract and the said survey a distance of 3074.86 feet to a reentrant corner
of the said tract,-same being the apparent Northeast comer of the M. Scurlock Survey Abstract Number
1141 and the Northwest comer of the said Pizano Survey in the South line of the G. Pettingale Survey
Abstract Number 1041; a bois d'are fence comer post in concrete from which a 1 '/z inch iron pipe bears
East 3 feet;
THENCE North 89 degrees 35 minutes 40 seconds West generally along a fence with the South line of the
said 1491.6 acre tract and the apparent South line of the said Pettingale Survey a distance of 1215.55 feet
to a bois d'arc fence comer in concrete at the West Southwest comer of the said tract, same being the
apparent Southwest comer of the said Pettingale Survey and the apparent Southeast comer of the F. Garcia
Survey Abstract Number 502;
THENCE North 00 degrees 40 minutes 51 seconds East generally along a fence with the recognized and.
occupied West line of the said 1491.6 acre tract a distance'of 3802.57 feet to a bois d'arc fence comer post
at the Northwest comer of the said tract;
THENCE South 89 degrees 39 minutes 42 seconds East generally along a fence with the North line of the
said tract a distance of-5806.06 feet to a reentrant comer of the said tract; a bois d'arc fence comer post in
concrete from which a 1 inch iron pipe bears East 3 feet;
THENCE North 01 degrees 51 minutes 13 seconds East with a fence a distance of 92.21 feet to a bois
d'arc fence corner in concrete at a salient comer in the North line of the said tract;
THENCE South 89 degrees 56 minutes 51 seconds East generally along a fence continuing with said
North line a distance of 5406.7 feet to the Northeast comer of the said 1491.6 acre tract in the West line of
the 895 1/2 acres set apart to Randolph Paine in the partition of the Estate of J. H. Paine as described in
the Field Notes recorded in Volume 296, Page 503, same being the West line of the called 1 st tract
described m the Deed to MCCutchin recorded in Volume 304, Page 123; an iron rod set in John Paine
Road from which a bois d'arc fence corner post bears West 13.8 feet;
THENCE North 00 degrees 24 minutes 24 seconds East along the middle of said road and with the West
line of the said McCutchin 1 st tract passing its Northwest corner and the Southwest comer of the called
3rd tract recorded in Volume 304, Page 123 and the South line of the G. West-Survey Abstract Number
1393 and continuing with the middle of the said road and the apparent West line of the said 3rd tract, in
all, a total distance of 6119.52 feet-to the Southwest comer of the tract described in the Deed to the State
of Texas for F.M. 2449 right-of-way recorded in Volume 537, Page 150 of the Deed Records of Denton
County, Texas; an iron rod set: from which a wooden right-of-way marker at a comer of the East line
fence of the said road bears North 44 degrees 41 minutes East a distance of 44.feeti
THENCE North 44 degrees 41 minutes 34 seconds East with the monumented South line of a flare in the
South right-of-way of F. M. 2449 a distance of 231.60 feet to a wooden right-0f--way marker at the end of
the said.flare and being -in a curve to the right having a radius of 1096.28 feet;
THENCE in a Southeasterly direction continuing with the monumented South line of the said highway
along the arc of the said curve an arc length of 214.93 feet (chord bearing South 66 degrees 11 minutes 00
seconds East a distance of 214.59 feet) to a wooden right-of-way marker at the end of the said curve; '
THENCE continuing with the monumented South line of the said highway South 60 degrees 34 minutes
00 seconds East a distance of 2321.10 feet to a wooden right-0f--way marker at the beginning of a curve to
the left having a radius of 5779.65 feet;
THENCE in a Southeasterly direction continuing with the South line of the said highway along the arc of
the said curve an are length of 150.28 feet (chord bearing of South 61 degrees 18 minutes 42 seconds East
a distance el'150.27 feet) to the Southeast corner of the said State of Texas tract in the apparent East line
of the said G. West Survey, same being the apparent West line of the S. Pritchett Survey Abstract Number
1021; from which an 5/8 inch iron.rod found bears South 1.4 feet;
-THENCE South 00 degrees 05 minutes 31 seconds West generally along a fence with the East line of the
abovementioned McCutchin 3rd tract a distance of 1962.90 feet to the monumented Northwest corner of
the called 2nd tract recorded in Volume 304, Page 123; a 3/4 inch iron rod found at a fence comer post;
THENCE South 89 degrees 28 minutes 29 seconds East with the North line of the said 2nd tract along a
fence a distance of 47.19 feet to a 3/4 inch iron rod found in the monumented West line of the said
Interstate Highway 35 West;
THENCE with the West line of the said interstate highway as monumented on the ground the following
26 courses and distances (number to coincide with the accompanying sketch);
1) South 26 degrees 51 minutes 50 seconds West a distance of 1541.05 feet to an angle point;
2) South 32 degrees 24 minutes 59 seconds West a distance of 200.99 feet to a concrete right-of--way
monument;
3) South 26 degrees 50 minutes 48 seconds West a distance of 399.97 feet to a concrete right-of-way
monument;
4) South 19 degrees 59 minutes 29 seconds West a distance of 201.6 feet to an angle point;
5) South 26 degrees 51 minutes 07 seconds West a distance of 2963.37 feet to a concrete right-of-way
monument;
6) North 32 degrees 58 minutes 24 seconds West a distance of 200.44 feet to a concrete right-of-way
monument;
2
7) North 18 degrees 38 minutes 52 seconds West a distance of 155.22 feet to a concrete right-of-way
monument;
8) North 00 degrees 00 minutes 36 seconds East a distance of 111.56 feet to a concrete right-of-way
monument;
9) North 29 degrees 35 minutes 38 seconds West a distance of 44.23 feet to a concrete right-of-way
monument in the East line of John Paine Road;
10) North 89 degrees 31 minutes 51 seconds West crossing said road a distance of 46.34 feet to a
concrete right-of-way monument in the West line of the said road;
11) South 30 degrees 08 minutes 29 seconds West a distance of 44.49 feet to a concrete right-of-way
monument;
12) South 00 degrees 07 minutes 33 seconds West a distance of 210.67 feet to a concrete right-of-way
monument;
13) South 09 degrees 29 minutes 35 seconds East a distance of 101.10 feet to a concrete right-of-way
monument;
14) -South 01 degrees 01 minutes 12 seconds East a distance of 119.57 feet to a concrete right-of-way
monument;
15) South 32 degrees 55 minutes 17 seconds East a distance of 272.33 feet to the remains of a concrete
monument;
16) South 26 degrees 52 minutes 06 seconds West-a distance of 2560.36 feet to the remains of a
concrete right-of-way monument the beginning of a curve to the right having a radius of 11,296.19 feet;
17) Southwesterly direction along the arc of the said curve an arc length of 606.91 feet (chord bearing
South 28 degrees 32 minutes 29 seconds West a distance of 606.84 feet) to a concrete right-of-way
monument at the end of the said curve;
18) South 29 degrees 56 minutes 48 seconds West a distance. of 2715.14 feet to a concrete right-of-way
monument;
19) South 35 degrees 25 minutes 55 seconds West a distance of 202.01 feet to a concrete right-of-way
monument;
20) South 29 degrees 56 minutes 31 seconds West a distance of 899.10 feet to the remains of a concrete
monument;
21) South 33 degrees 04 minutes 08 seconds West a distance of 145.47 feet to a 4 inch steel fence comer
post;
22) North 89 degrees 28 minutes 51 seconds West a distance of 55.76 feet to a 6 inch steel fence comer
post at a reentrant comer of the called 69.318 acre tract described in the Deed to McCutchin recorded in
Volume 321, Page 42;
23) South 00 degrees 03 minutes 00 seconds East a distance of 91.13 feet to a 4 inch steel fence comer
post;
24) South 29 degrees 56 minutes 30 seconds West a distance of 750.28 feet to a concrete right-of--way
monument;
25) South 33 degrees 22 minutes 50 seconds West a distance of 497.76 feet to a concrete right-of-way
3
monument;
26) South 29 degrees 55 minutes 50 seconds West a distance of 128.26 feet to an iron red set in the West
line of the said 69.318 acre tract;
THENCE North 00 degrees 09 minutes 01 seconds East with the said West line passing at 105 feet, a 4
inch steel fence comer post and continuing along the same course and with a fence, in all, a total distance
of 1573.13 feet to a fence comer post at a reeentrant corner of the said 69.318 acre tract;
THENCE North 89 degrees 46 minutes 33 seconds West generally along a fence and the South line of the
said tract a distance of 723.01 feet to the most Westerly Southwest comer of the said 69,318 acre tract in
the East line of the abovementioned McCutchin 400 acre tract; an iron rod set in an abandoned road, from
which a 6 inch steel fence corner post bears East 39 feet and a 4 inch bois d'arc fence comer post bears
West 2 feet and North 2 feet;
THENCE South 00 degrees 14 minutes 41 seconds West with the apparent East line of the said 400 acre
tract and along the abandoned road a distance of 2453.18 feet to the Southeast comer thereof in the
apparent south line of the said E. Pizano Survey in Crawford Road; an iron rod set from which a bois d'arc
fence comer post bears North 25 feet and West 23 feet;
THENCE North 89 degrees 32 minutes 57 seconds West along Crawford Road with the South lne of the
said tract and the South line of the said Pizano Survey a distance of 5225.00 feet to the PLACE OF
BEGINNING and enclosing 2329.49 acres of land.
TRACT H
FIELD NOTES to all that certain tract of land situated in the following seven surveys 1) B.B.B. & C.
Railroad Survey Abstract Number 158, 2) J. Taft Survey Abstract Number 1269, 3) B.B.B. & C. Railroad
Company Survey Abstract Number 159, 4) G. Pettingale Survey Abstract Number 1041, 5) B.B.B. & C.
Railroad Company Survey Abstract Number 160, 6) S. Pritchett Survey Abstract Number 1021, and 7) G.
West Survey Abstract Number 1393, Denton County, Texas and being the McCutchin lands known as
Pilot Knob Ranch lying East of Interstate Highway 35 West, recognized and occupied on the ground; the
subject tract being more particularly described as follows:
BEGINNING at a salient corner of the called 1491.6 acre tract described in the Deed to McCutchin
recorded in Volume 296, Page 503 of the Deed Records of Denton County, Texas and called in the said
Deed to be the Southeast comer of the J. Taft Survey; an iron rod set in John Paine Road at its intersection
with Johnson Lane from which a 1 inch iron pipe bears West 23.6 feet and North 25 feet;
THENCE South 00 degrees 02 minutes 39 seconds West with the East line of the B.B.B. & C. Railroad
Company Survey Abstract Number 158 in said John Paine Road being the East line of a called 215 acre
McCutchin tract described in the Deed recorded in Volume 298, Page 318 of the said Deed Records, a
distance of 3648.27 feet to an iron rod set for the Southeast comer of the said 215 acre tract from which a
bois d'arc fence comer post bears West 13.5 feet;
THENCE North 89 degrees 32 minutes 20 seconds West generally along a fence with the South line of the
said 215 acre tract a distance of 2290.84 feet to the apparent and occupied Southeast corner of the called 5
acre tract excepted to in the Deed describing the said 215 acre tract; an iron rod found at a fence comer
post;
THENCE North 00 degrees 58 minutes 25 seconds East generally along a fence with the East line of the
said 5 acre tract a distance of 497.55 feet to the occupied and recognized Northeast comer thereof; an iron-
4
rod found at a fence comer post;
THENCE North 89 degrees 28 minutes 51 seconds West generally along a fence with the North line of the
said 5 acre tract a distance of 274.12 feet to an iron rod set in the Easterly right-0f--way line of Interstate
Highway 35 West;
THENCE with the East line of the said Interstate Highway as monumented on the ground the following 20
courses and distances (numbered to coincide with accompanying sketch);
5
27) North 29 degrees 55 minutes 05 seconds East a distance of 847.36 feet to a concrete right-of-way
monument;
28) North 24 degrees 19 minutes 46 seconds East a distance of 203.06 feet to a concrete right-of--way
monument;
29) North 29 degrees 57 minutes 39 seconds East a distance of 2716.63 feet to a concrete right-of-way-
monument at the beginning of a curve to the left having a radius of 11051.73 feet;
30) Northeasterly direction along the arc of the said curve an are length of 623.08 feet (chord bearing of
North 28 degrees 24 minutes 50 seconds East a distance of 623.01 feet) to a concrete right-of-way
monument;
31) North 26 degrees 51 minutes 24 seconds East a distance of 2147.84 feet to a concrete right-of-way
monument;
32) South 89 degrees 28 minutes 18 seconds East a distance of 470.78 to a concrete right~of--way
monument;
33) South 75 degrees 54 minutes 08 seconds East a distance of 71.35 feet to a concrete right-of--way
monument;
34) South 89 degrees 46 minutes 35 seconds East a distance of 80.17 feet to a concrete right-of-way
monument;
35) North 72 degrees 34 minutes 49 seconds East a distance of 52.80 feet to a concrete right-of-way
monument in the South line ofAllred Road;
36) North 17 degrees 13 minutes 20 seconds East crossing said road a distance of 51.61 feet to a
concrete right-of--way in the North line of the said road;
37) North 69 degrees 30 minutes 03 seconds west a distance of 229.53 feet to a concrete right-of-
way monument;
38) North 54 degrees 05 minutes 14 seconds Nest a distance of 163.42 feet to a concrete right-of-way
monument;
39) North 33 degrees 12 minutes 11 seconds West a distance of 210.76 feet to a concrete right-of-way
monument;
40) North 26 degrees 51 minutes 41 seconds East a distance of 3165.30 feet to a concrete right-of-way
monument;
41) North 36 degrees 44 minutes 37 seconds East a distance of 203.09 feet to a concrete right-of-way
monument;
42) North 26 degrees 49 minutes 40 seconds East a distance of 399.43 feet to a concrete right-of-way
monument;
43) North 33 degrees 24 minutes 38 seconds East a distance of 400.30 feet to a concrete right-of-way
monument;
44) North 26 degrees 39 minutes 55 seconds East a distance of 399.88 feet to a concrete right-of-way
monument;
45) North. 15 degrees 48 minutes 59 seconds East a distance of 305.23 feet to a concrete right-of-way
monument;
46) North 26 degrees 54 minutes 23 seconds East a distance of 833.65 feet to a 1 inch iron rod found in
the North line of a called 2nd tract in the McCutchin Deed recorded in Volume 304, Page 123;
THENCE South 89 degrees 54 minutes 09 seconds East generally along a fence with the North line of the
said 2nd tract a distance of 1997.83 feet to a 1 inch iron rod found at the Northeast comer of the said tract
in the apparent East line of the S. Pritchett Survey Abstract Number 1021;
THENCE South 00 degrees 13 minutes 57 seconds East generally along a fence with the East line of the
said 2nd tract and said survey crossing Roark Branch and continuing along said course, in all, a total
distance of 2217.65 feet to a 1 inch iron rod found at the Southeast comer of the said 2nd tract and said
survey;
THENCE South 89 degrees 38 minutes 41 seconds East generally along a fence with the North line of the
called 200.935 acre tract described in the Deed to MCCutchin recorded in Volume 328, Page 332 and the
apparent North line of the B.B.B. & C. Railroad Company Survey Abstract Number 160 a distance of
2659.26 feet to the Northeast corner of the said 200.935 acre tract and said survey, an iron rod found in
the middle of Bonnie Brae Road from which 12 inch steel fence corner post bears West 31 feet;
THENCE South 00 degrees 39 minutes 53 seconds East along Bonnie Brae Road with the East line of the
said tract and the said survey a distance of 3265.02 feet to the Southeast corner of the said 200.935 acre
tract in the intersection with Allred Road; an iron rod set from which a 6 inch fence comer post bears
North 18 feet and West 31 feet;
THENCE North 89 degrees 27 minutes 39 seconds West along Allred Road with the apparent South line
of the said tract a distance of 3609.61 feet to an iron rod found at the Northwest comer of a called 147.58
acre, tract of land described in Deed from G. H. Flowers et ux to McCutchin Investment Company Inc.
recorded in Volume 332, Page 86 of the said Deed Records;
THENCE North 89 degrees 41 minutes 30 seconds West continuing along Allred Road, passing the
Southeast corner of the said Pettingale Survey and continuing along the same course with the South line of
the Pettingale Survey and the North line of the B.B.B. & C. Railroad Co. Survey Abstract Number 159, in
all, a total distance of 2122.09 feet to the Northeast comer of a called 142 acre tract described in the Deed
to McCutchin recorded in Volume 301, Page 522 of the said Deed Records; a nail feue5 from which a
fence comer post bears South 25 feet;
THENCE South 00 degrees 06 minutes 52 seconds West generally along a fence with the East line of the
said 142 acre tract a distance of 2639.77 feet to the Southeast corner thereof in the apparent South line of
the said B.B.B. & C. Railroad Co. Survey Abstract Number 159; an iron red set in Johnson Lane from
which a fence comer post bears North 10 feet and another fence corner post bears North 32 feet;
THENCE North 89 degrees 27 minutes 34 seconds West along Johnson Lane with the South line of the
said tract and survey a distance of 2353.07 feet to the PLACE OF EGINNING and enclosing 917.60 acres
of land.
TRACT III
FIELD NOTES to all that certain tract of land situated in the S. Pritchett Survey Abstract No. 1004, the G.
West.Survey Abstract Number 1393, the L Byerly Survey Abstract Number 1458 and the J. Dalton Survey
Abstract Number 353, Denton County, Texas and being all the 4th, 5th, and 6th tracts and a part of the 3rd
tract described in the Deed to MCCutchin recorded in Volume 304, Page 123 of the Deed Records of
Denton County, Texas; the subject tract being more particularly described as follows:
BEGINNING at a 1 inch iron rod found at the called Northwest corner of the S. Pritchett Survey Abstract
Number 1021, same being the South Southwest comer of the called 51 acre 5th tract mentioned above;
THENCE South 00 degrees 04 minutes 56 seconds West generally along a fence with the West line of the
said Pritchett Survey Abstract Number 1021, same being the East line of the said G. West Survey and the
East line of the said 3rd tract, a distance of 997.02 feet to the most Easterly Northeast comer of the tract
described in the Deed to the State of Texas for F. M. 2449 right-0f-way recorded in Volume 537, Page
150 of the said Deed Records; a point in the North line thereof 0.2 feet North of an iron rod found and
being in a curve to the right having a radius of 5679.65 feet;
THENCE in a Northwesterly direction along the arc of the said curve and the North line of the said
highway an arc length of 94.70 feet (chord bearing of North 61 degrees 02 minutes 39 seconds West a
distance of 94.69 feet) to a wooden right-of-way marker at the end of the said curve;
THENCE North 60 degrees 34 minutes 00 seconds West continuing with the North line of the said
highway a distance of 2321.10 feet to a wooden right-of-way marker at a flare in the said highway;
THENCE North 00 degrees 17 minutes 18 seconds East with said flare a distance of 100.0 feet to the
apparent North line of the said West survey in the middle of Underwood Road; an iron rod set from which
a wooden right-of--way marker bears South 24.5 feet;
THENCE South 89 degrees 42 minutes 00 seconds East along Underwood Road with the apparent North
line of the said survey a distance of 986.30 feet to the Southwest comer of the said 5th tract; an iron rod
set at a bend in the road from which a fence comer post bears East 32 feet and South 23 feet;
THENCE North 01 degrees 46 minutes 48 seconds East continuing along Underwood Road with the
apparent West line of the said 5th tract a-distance of 1205.84 feet to the celled West Southwest corner of
the Dalton Survey and the apparent Northwest corner of the said tract; an iron rod set from which a fence
comer post bears East a distance of 23.4 feet;
THENCE South 88 degrees 57 minutes 09 seconds East along the general course of a fence line with the
North line of the said 5th, tract and the South line of the said Dalton Survey at 389.6 feet an iron rod
fourth for the Southeast comer of the called 2.408 acre tract described in the Deed to Kenneth Morgan
recorded in Volume 1010, Page 825 of the Deed Records of Denton County, Texas bears North 5.4 feet;
continuing along the same course, in all, a total distance of 1186.63 feet to the Northwest comer of the
called 6th tract at a reentrant comer of the Dalton survey;
THENCE South 89 degrees 48 minutes 53 seconds East continuing along the general course of the said
fence with the North line of the said 6th tract a distance of 657.86 feet to the Northeast comer thereof-in
the West line of the said S. Pritchett Survey Abstract Number .1004; a 4 inch bois d'arc fence comer post
n concrete on the South bank of Hickory Creek;
THENCE South 00 degrees 08 minutes 38 seconds West generally along a fence with the west line of the
Pritchett Survey at 230 feet crossing Hickory Creek continuing along the same course, in all, a total
distance of 527.73 feet to the middle of Hickory Creek where crossed again for the Northwest comer of
the said 4th tract;
THENCE the meanders of Hickory Creek the following 3 courses and distances:
1) South 38 degrees 01 minutes 02 seconds East a distance of 256.75 feet;
2) South 43 degrees 16 minutes 26 seconds East a distance of 563.31 feet to a bend in the old channel;
3) South 05 degrees 47 minutes 51 seconds West with the old channel a distance of 329.56 feet to the
South line of the said S. Pritchett Survey Abstract Number 1004, being the North'line of the S. Pritchett
Survey Abstract Number 1021 at the Southeast comer of the said 4th tract; an iron pipe set in the old creek
bed from which a cross-tie fence comer post bears South 87 degrees 30 minutes West a distance of 67.5
feet;
THENCE North 89 degrees 53 minutes 44 seconds West along the general course of an old fence line with
the North line of the said S. Pritchett Survey Abstract Number 1021, passing the Southwest comer of the
S. Pritchett Survey Abstract Number 1004, continuing along the same course, in all, a total distance of
1272.40 feet to the PLACE OF BEGINNING and enclosing 96.85 acres of land.
TRACT 1V
FIELD NOTES to all that certain tract of land situated in the E. Pizano Survey Abstract Number 994,
Denton County, Texas and being part of the called 69.318 acre tract described in the Deed from William
L. Gravley et ux to Alex McCutchin recorded in Volume 321, Page 42 of the Deed Records of Denton
County, Texas; the subject tract being more particularly described as follows:
BEGINNING for the Southeast comer of the tract being described herein at a 6 inch steel fence comer
post at the South Southeast comer of the said 69.318 acre tract;
THENCE North 87 degrees 13 minutes 13 seconds West with the South line of the said tract generally
along a fence at 303.6 feet passing the end of the said fence and continuing along said course, in all, a total
distance of 359.06 feet to the remains of a concrete right-of-way monument in the East line of Interstate
Highway 35 West;
THENCE North 30 degrees 01 minutes 38 seconds Fast with the East line of the said highway a distance
of 153.66 feet to a concrete right-of-way monument;
THENCE North 27 degrees 03 minutes 45 seconds East continuing with the said highway a distance of
500.93 feet to a concrete right-of-way monument at an angle point in said highway;
THENCE North 29 degrees 54 minutes 55 seconds East with the said highway a distance of 106.75 feet to
an iron rod set for the North comer of the herein described tract in the East line of the said 69.318 acre
tract;
THENCE South 00 degrees 03 minutes 00 seconds East with the East line of the said tract generally along
a fence a distance of 689.05 feet to the PLACE OF BEGINNING and enclosing 2.82 acres of land.
SAVE AND EXCEPT:
4.102 ACRE TRACT
FIELD NOTES to all that certain tract of land situated in the I. Byerly Survey Abstract Number 1458 and
the J. Dalton Survey Abstract Number 353, Denton County, Texas and being a part of Tract III described
in the Deed from Perot Investment Partners, Ltd. to Hillwood/McCutchin, Ltd. recorded in Volume 2470,
Page 678 of the Real Property Records of Denton County, Texas; the subject tract being a strip off the
North end of the said Tract III and being more particularly described as follows:
BEGINNING for the Northwest comer of the tract being described herein at the Northwest comer of the
said Tract III at a 1/2" iron rod found in Underwood Road (approximately 54 feet wide as fenced at this
point) 23.4 feet Westerly from a fence comer post on the East side of the road and further being the called
West Southwest comer of the said J. Dalton Survey;
THENCE South 88 Degrees 57 Minutes 09 Seconds East with the North line of the said Tract III and the
South line of the said Dalton Survey, at 389.6 feet an iron rod found for the Southeast comer of the called
2.408 acre tract described in the deed from Kenneth Morgan et ux to William Clinton Lynch et ux
recorded in Volume 2190, Page 507 of the said Real Property Records bears North 5.43. feet; continuing
along the same course, in all, a total distance of 1186.63 feet to a 1/2 inch iron rod set at an angle point in
the North Line of Tract III at a reentrant comer of the said Dalton Survey;
THENCE South 89 Degrees 48 Minutes 53 Seconds East continuing along the general course of the said
fence with the North line of the said Tract III a distance of 657.86 feet to the Northern Northeast comer
thereof in the West Line of the S. Pritchett Survey Abstract Number 1004; a 4" bois d'arc fence corner
post in concrete on the South bank of Hickory Creek;
THENCE South 00 Degrees 08 Minutes 38 Seconds West generally along a fence with the East line of the
said Tract III and the West line of the Pritchett Survey a distance of 100.00 feet to a 1/2 inch iron rod set
for the Southeast comer of the herein described tract;
THENCE North 89 Degrees 15 Minutes 35 Seconds West severing Tract III and crossing the East line of
the Byerly Survey and the West line of the Dalton Survey, continuing along the same course, in all, a total
distance of 1847.30 feet to a 1/2" iron rod 'set for the Southwest comer of the herein described tract on the
West line of the said Tract III in Underwood Road 23 feet Westerly from the fence on the East side
thereof;
THENCE North 01 Degrees 46 Minutes 48 Seconds East with the West line of Tract III a distance of
100.00 feet to the PLACE OF BEGINNING and enclosing 4.102 acres of land.
Exhibit B
INSPIRATION MPC
Zoning Document
Development Standards Document
Including
Zoning Districts
Limitations
Development Thresholds
General Regulations
Site Design Standards
Parking Standards
S ignage
Environmentally Sensitive Areas
Transportation
Definitions
Additional Standards
General Note: Except as clearly and specifically stated herein, the provisions of this document
are subordinate to all ordinances of general application in the City of Denton, Texas. The
provisions of this document do not modify or amend any ordinance of the City of Denton, and
have no applicability whatsoever outside the Inspiration Master Planned Community. The terms
of this document serve as limited exceptions to the general zoning standards of the City of
Denton, only to the limited extent specified herein, and are intended to be construed narrowly
and restrictively. Any stated exceptions to specific sections of any ordinance or land use
standard shall apply only to the limited extent necessary to achieve the stated exception, and all
other requirements of such cited provisions that are not specifically excepted shall continue to
apply in full force and effect within the Inspiration Master Planned Community.
Page 1
§ 35.5 shall be excepted as follows:
Only those uses listed in the tables below shall be permitted in each phase of the Inspiration
MPC development in the areas so designated on the Development Plan Map. If there is a
question as to whether a use not listed below is permitted, the Director of Planning shall make a
determination whether the use is permitted or prohibited.
Neighborhood Districts:
NR-1
Neighborhood Residential 1
NR-1 (l)
Neighborhood Residential IN
NR-2
Neighborhood Residential 2
NR-3
Neighborhood Residential 3
NR4
Neighborhood Residential 4
NR-6
Neighborhood Residential 6
NR-10
Neighborhood Residential 10
NR-15
Neighborhood Residential 15
NR-20
Neighborhood Residential 20
Permitted Uses:
The following uses and their accessory uses are permitted as contained in the use tables below:
Residential Land Use Categories
V-4
a
z
?S
z
a
z
a
z
a
z
a
z
o
a
z
~n
a
z
o
a
z
Agriculture
P
P
P
P
P
P
P
P
P
Livestock
IL(i)
N
IL(i)
IL(i)
IL(i)
IL(i)
IL(i)
IL(i)
IL(i)
Single Family Dwellings
P
N
P
P
P
P
P
N
N
Accessory Dwelling Units
II,(2)
N
IL(2)
IL(2)
IL(2)
IL(2)
IL(2)
N
N
Attached Single Family Dwellings
N
N
N
N
N
P
P
P
P
Dwellings Above Businesses
N
N
N
N
N
N
P
P
P
Live/Work Units
P
N
P
P
P
P
P
P
P
Duplexes
N
N
N
N
N
P
P
N
N
Community Homes For the Disabled
P
N
P
P
P
P
P
P
P
Group Homes
N
N
N
N
N
N
SUP
SUP
SUP
Multi-Family Dwellings
N
N
N
N
N
N
P
P
P
Manufactured Housing
Developments
N
N
N
N
N
N
N
N
N
P = Permitted, N = Not Permitted, SUP = Specific Use Permit Required, IL(x) = Limited as
defined on page 10.
Page 2
Commercial Uses
fx
z
z
z
a
z
z
a
z
z
o
z
~
z
o
N
z
Home Occupation
P
N
P
P
P
P
P
P
P
Sales of Product Grown on Site
N
N
N
N
N
N
N
N
N
Hotels
N
N
N
N
N
N
N
P
P
Motels
N
N
N
N
N
N
N
N
N
Bed and Breakfast
N
N
N
N
N
N
N
P
P
Retail Sales and Service
N
N
N
N
N
N
N
IL(3)
IL(3)
Movie Theaters
N
N
N
N
N
N
N
N
N
Restaurant or Private Club
N
N
N
N
N
N
N
IL(a)
IL(a)
Drive-through Facility
N
N
N
N
N
N
N
N
N
Professional Services and Office
N
N
N
N
N
N
N
IL(3)
IL(3)
Quick Vehicle Servicing
N
N
N
N
N
N
N
N
N
Vehicle Repair
N
N
N
N
N
N
N
N
N
Auto and RV Sales
N
N
N
N
N
N
N
N
N
Laundry Facilities
N
N
N
N
N
N
N
P
P
Equestrian Facilities
SUP
N
SUP
N
N
N
N
N
N
Outdoor Recreation
P
N
P
P
P
P
P
P
P
Indoor Recreation
N
N
N
N
N
N
N
N
N
Major Event Entertainment
N
N
N
N
N
N
N
N
N
Commercial Parking Lots
N
N
N
N
N
N
N
N
N
Administrative or Research Facility
N
N
N
N
N
N
N
IL(s)
IL(s)
Broadcasting of Production Studio
N
N
N
N
N
N
N
IL(s)
IL(5)
Sexually Oriented Business
N
N
N
N
N
N
N
N
N
Temporary Uses
IL(6)
IL(6)
IL(6)
IL(6)
IL(6)
I1161
IL(6)
IL(6)
IL(6)
P = Permitted, N = Not Permitted, SUP = Specific Use Permit Required, IL(x) = Limited as
defined on page 10.
Page 3
Industrial Land Use Categories
9
z
z
a
z
a
z
a
z
a
z
O
a
z
1n
a
z
O
a
z
Printing / Publishing
N
N
N
N
N
N
N
N
N
Wholesale Bakeries
N
N
N
N
N
N
N
L(7)
L(7)
Manufacture of Non-odoriferous
Foods
N
N
N
N
N
N
N
N
N
Feed Lots
N
N
N
N
N
N
N
N
N
Food Processing
N
N
N
N
N
N
N
N
N
Light Manufacturing
N
N
N
N
N
N
N
N
N
Heavy Manufacturing
N
N
N
N
N
N
N
N
N
Wholesale Sales
N
N
N
N
N
N
N
N
N
Wholesale Nurseries
N
N
N
N
N
N
N
N
N
Distribution Center
N
N
N
N
N
N
N
N
N
Wholesale Storage and Distribution
N
N
N
N
N
N
N
N
N
Self-service Storage
N
N
N
N
N
N
N
N
N
Construction Materials Sales
N
N
N
N
N
N
N
N
N
Junk Yards and Auto Wrecking
N
N
N
N
N
N
N
N
N
Kennels
N
N
N
N
N
N
N
N
N
Veterinary Clinics
N
N
N
N
N
N
P
P
P
Sanitary Landfills, Commercial
Incinerators, Transfer Station
N
N
N
N
N
N
N
N
N
Gas Wells
N
P
N
N
N
N
N
N
N
P = Permitted, N = Not Permitted, SUP = Specific Use Permit Required, IL(x) = Limited as
defined on page 10.
Page 4
Institutional Land Use Categories
a
z_
'
a
a
a
a
o
a
t
a
o
a
z
z
z
z
z
z
z
z
z
Basic Utilities
P
P
P
P
P
P
P
P
P
Community Services
P
N
P
P
P
P
P
P
P
Parks and Open Space
P
P
IL
P
IL
P
P
P
P
(10
(10
Churches
P
N
P
P
P
P
P
P
P
Semi-public, Halls, Clubs & Lodges
N
N
N
N
N
N
P
P
P
Business / Trade School
N
N
N
N
N
N
P
P
P
Adult or Child Day Care
P
N
P
P
P
P
P
P
P
Kindergarten, Elementary School
P
N
IL
P
IL
P
P
P
P
(10
10
Middle School
N
N
N
P
P
P
P
P
(IO)
High School
N
N
N
P
P
P
P
P
(IO)
Colleges
N
N
N
N
N
N
N
N
N
Hospital
N
N
N
N
N
N
N
N
N
Elderly Housing
N
N
N
N
N
N
N
P
P
Medical Centers
N
N
N
N
N
N
N
P
P
Cemeteries
N
N
N
N
N
N
N
N
N
Mortuaries
N
N
N
N
N
N
N
N
N
P = Permitted, N = Not Permitted, SUP = Specific Use Permit Required, IL(x) = Limited as
defined on page 10.
Page 5
Mixed Use Districts:
MUND Mixed Use Neighborhood District
MUCD Mixed Use Community District
MURD-E Mixed Use Regional District - Employment
MURD-C Mixed Use Regional District - Commercial
Permitted Uses:
The following uses and their accessory uses are permitted as contained in the use tables below:
Residential Land Use
Categories
p
p
Agriculture
P
P
P
P
Livestock
IL(I)
IL(i)
fL(1)
IL(I)
Single Family Dwellings
N
N
N
N
Accessory Dwelling Units
N
N
N
N
Attached Single Family
Dwellings
P
N
N
N
Dwellings Above Businesses
P
N
N
N
Live/Work Units
P
N
N
N
Duplexes
N
N
N
N
Community Homes For the
Disabled
P
P
P
P
Group Homes
SUP
N
N
N
Multi-Family Dwellings
P
P
N
P
Manufactured Housing
Developments
N
N
N
N
P = Permitted, N = Not Permitted, SUP = Specific Use
Permit Required, IL(x) = Limited as defined on page 10.
Page 6
Commercial Uses
z
A
Home Occupation
P
N
N
N
Sales of Product Grown on Site
N
N
N
N
Hotels
P
P
P
P
Motels
N
N
N
P
Bed and Breakfast
P
P
P
N
Retail Sales and Service
IL(3)
P
IL(5)
P
Movie Theaters
P
P
N
P
Restaurant or Private Club
IL(a)
P
P
P
Drive-through Facility
N
P
P
P
Professional Services and Office
IL(5)
P
P
P
Quick Vehicle Servicing
N
N
N
P
Vehicle Repair
N
N
N
P
Auto and RV Sales
N
N
N
P
Laundry Facilities
P
P
P
P
Equestrian Facilities
N
N
N
N
Outdoor Recreation
P
P
P
P
Indoor Recreation
N
P
P
P
Major Event Entertainment
N
P
P
P
Commercial Parking Lots
N
P
P
P
Administrative or Research Facility
IL(5)
P
P
P
Broadcasting of Production Studio
IL(5)
P
P
P
Sexually Oriented Business
N
N
N
N
Temporary Uses
IL(6)
IL(6)
IL(6)
IL(6)
P = Permitted, N = Not Permitted, SUP = Specific Use
Permit Required, EL(x) = Limited as defined on page 10.
Page 7
Industrial Land Use Categories
Z
U
a
Printing / Publishing
N
P
IL(s)
P
Bakeries
IL(K)
P
IL(s)
P
Manufacture of Non-odoriferous Foods
N
N
N
N
Feed Lots
N
N
N
N
Food Processing
N
N
N
N
Light Manufacturing
N
N
P
N
Heavy Manufacturing
N
N
N
N
Wholesale Sales
N
N
N
N
Wholesale Nurseries
N
N
P
N
Distribution Center
N
N
P
N
Wholesale Storage and Distribution
N
N
N
N
Self-service Storage
N
N
P
N
Construction Materials Sales
N
N
N
N
Junk Yards and Auto Wrecking
N
N
N
N
Kennels
N
N
N
N
Veterinary Clinics
P
P
P
P
Sanitary Landfills, Commercial Incinerators, Transfer Station
N
N
N
N
Gas Wells
N
N
N
N
P = Permitted, N = Not Permitted, SUP = Specific Use
Permit Required, IL(x) = Limited as defined on page 10.
Page 8
Institutional Land Use Categories
~
z
U
Basic Utilities
P
P
P
P
Community Services
P
P
P
P
Parks and Open Space
P
P
P
P
Churches
P
P
P
P
Semi-public, Halls, Clubs & Lodges
P
P
P
P
Business / Trade School
P
P
P
P
Adult or Child Da Care
P
P
P
N
Kindergarten, Elementary School
P
N
N
N
Middle School
P
N
N
N
High School
P
N
N
N
Colleges
N
P
P
P
Hospital
N
N
N
N
Elderly Housing
P
N
N
N
Medical Centers
P
P
P
P
Cemeteries
N
N
N
N
Mortuaries
N
P
P
P
P = Permitted, N = Not Permitted, SUP = Specific Use
Permit Required, IL(x) = Limited as defined on page 10.
Page 9
§ 35.5.8 shall be excepted to provide the following additional limitations with respect to the
zoning classifications and use designations defined by this document:
The following define the limitations to land uses when the use table identifies a use as permitted,
but limited.
IL(1) = Limited to two (2) animals on parcels one (1) to three (3) acres in size. Additional
animals may be added at a rate of one per each acre over three.
IL(2) = Accessory dwelling units are permitted, subject to the following additional criteria:
1. The proposal must conform to the overall maximum lot coverage and setback
requirements of the district.
2. The maximum number of accessory dwelling units shall not exceed 1 per lot.
3. The maximum gross habitable floor area (GHFA) of the accessory residential structure
shall not exceed 50% of the GHFA of the primary residence on the lot.
4. One additional parking space shall be provided that conforms to the off-street parking
provisions of the Denton Development Code.
11L(3) = Uses are limited to no more than 15,000 square feet of gross floor area per use. Uses
may be larger with approval of an SUP.
IL(4) = Limited to sit down only, and no drive up service permitted. Limited to no more than
6,000 square feet of restaurant area.
IL(5) = Uses are limited to no more than 10,000 square feet of gross floor area. Uses may be
larger with approval of an SUP.
II.(6) = Must meet the requirements of § 35.12.9 of the Denton Development Code, Temporary
Uses.
IL() = Bakery and bottling area areas not to exceed 2,500 square feet. Sales on premises of
products produced required in this zone.
IL(8) = If propose use is within 200 feet of a residential zone, approval is subject to a Specific
Use permit.
IL(9) = Must comply with the provisions of Subchapter 22 of the Denton Development Code,
Gas Well Drilling and Production. If the initial operation is proposed within five hundred feet
(500') of a residential structure (as measured from the center of the well head), approval is
subject to a Specific Use Permit.
IL(10) = No school sites or non-ESA open space / park land shall be developed abutting to
existing Robson Ranch single-family lots as shown below in Exhibit A.
Page 10
§ 35.5 shall be excepted to establish the following thresholds for development:
DEVELOPMENT THRESHOLDS:
Maximum number of Single-Family Units
11,914
Average Single-Family Density
4.5 units per acre
Maximum number of Multi-family Units
3,408
Minimum Lot Sizes
50' x 100' 5,000 s q. ft. Alley loaded Lots
50' x 110' (5,500 s q. ft. - Non-alley loaded Lot
A minimum of 12% of the total non-attached single-family lots shall be 10,000 square foot or larger.
Each phase of the single-family development shall contain a mixture of different lot widths consisting of at
least 50', 60' and 70' higher depending on market conditions. At least 40% of the lots shall be 60' wide or
higher.
House Sizes
1,600 square foot minimum
A minimum of 10% of the detached single family dwellings shall be a minimum of 2,000 square feet
A minimum of 10% of the detached single family dwellings shall be a minimum of 2,200 square feet
Sin le-famil to Multi-family Ratio* 77.8% to 22.2%
A minimum of 2,500 single-family houses shall be constructed (permitted) prior to any multi-family units
being constructed.
*The Single-Family to multi-family ratio is based on maximum densities allowed within each zoning
districts.
§ 35.5 shall be excepted to establish the following additional restrictions or exceptions with
respect to the zoning classifications and use designations defined in this document:
GENERAL REGULATIONS:
Density (dwelling units per acre
Maximum FAR
Acreage
NRA
1
n/a
214.8
NRA
0
n/a
74.7
NR-2
2
n/a
475.2
NR-3
3.5
n/a
163.6
NR-4
4
n/a
728.2
NR-6
6
n/a
841.6
NR-10
10
n/a
221.7
NR-15
15
n/a
63.7
NR-20
20
n/a
62.7
MUND
20 (maximum of 200 units)
0.75
33.2
MUCD
20 (maximum of 300 units
0.75
62.4
MURD-C
20 (maximum of 700 units)
1.5
205.3
MURD-E
0
0.75
183.5
Page 11
GENERAL REGULATIONS:
Single-Family Setbacks/Standards Matrix Per Lot Range or Building Type
Detached Single-Family Homes
000 $ F N h imam' &'ql . 4Loaded >J t - fl ;
Maximum Building Height 35'
Maximum Lot Coverage 50%
Minimum Lot Width at Building Line 50'
Minimum Lot Width at Corner Lots 60'
Minimum Setbacks:
Front to Living Area
15'
Front to Porch
10'
Front to Garage
n/a
Front to Swing in Garage
n/a
Side to Living Area
5'
Side to Living Area at Corner Lots
15'
Side to Porch
5'
Rear to Living Area
20' min.
Rear Living Area Over Garage
3' recessed offset from lower building face
allowed to encroach into setback
Rear Alley Edge to Face of Garage
20' min.
Note: All setbacks are from right-of-way or lot lines unless noted otherwise.
5;004 to 5;999.~S.F,. - Con~entlonal hots
Maximum Building Height 35'
Maximum Lot Coverage 50%
Minimum Lot Width at Building Line 50'
Minimum Lot Width at Corner Lots 60'
Minimum Setbacks:
Front to Living Area
15'
Front to Porch
10'
Front to Garage
20'
Front to Swing in Gara e*
12'
Side to Living Area
5'
Side to Living Area at Corner Lots
15'
Side to Porch
5'
Rear to Living Area
15' min.
Note: All setbacks are from right-of-way or lot lines unless noted otherwise
*Restricted to lots 55' wide or greater.
Page 12
X6;000 to 6,999,S FK= Convento al Lots t
Maximum Building Height
35'
Maximum Lot Coverage
50%
Minimum Lot Width at Building Line
60'
Minimum Lot Width at Corner Lots
70'
Minimum Setbacks:
Front to Living Area
15'
Front to Porch
15'
Front to Garage
20'
Front to Swing in Gara e*
12'
Side to Living Area
5'
Side to Living Area at Corner Lots
15'
Side to Porch
5'
Rear to Living Area
15' min.
Note: All setbacks are from right-of-way or lot lines unless noted otherwise.
*Restricted to lots 55' wide or greater.
I MIN 111111111111, 11
7 %OO!to 9;999 S.F. C
onventional Lots ` "
Maximum Building Height
35'
Maximum Lot Coverage
45%
Minimum Lot Width at Building Line
60'
Minimum Lot Width at Corner Lots
70'
Minimum Setbacks:
Front to Living Area
20'
Front to Porch
12'
Front to Garage
20'
Front to Swing in Gara e*
15'
Side to Living Area
5'
Side to Living Area at Corner Lots
15'
Side to Porch
5'
Rear to Living Area
15' min.
Note: All setbacks are from right-of-way or lot lines unless noted otherwise.
*Restricted to lots 55' wide or greater.
Page 13
10,000'„;SFor_LargerF ConveoNonal-Lots.
Maximum Building Height
35'
Maximum Lot Coverage
40%
Minimum Lot Width at Building Line
80'
Minimum Lot Width at Comer Lots
100'
Minimum Setbacks:
Front to Living Area
25'
Front to Porch
20'
Front to Garage
30'
Front to Swing in Gara e*
20'
Side to Living Area
5f
Side to Living Area at Corner
15'
Side to Porch
51
Rear to Living Area
20' min.
Note: All setbacks are from right-of-way or lot lines unless noted otherwise.
*Restricted to lots 55' wide or greater.
Page 14
Attached Single-Family Homes
Attached RowToR'nhomes
-
Maximum Building Height
35'
Building Separation:
Living Space to Living Space - at Central Green
Court
30'
Living Space to Livings ace - at Green Court
20'
Front to Side
20'
Side to Side
15'
Opposing Porches, Garden Walls, Balconies
12'
Opposing Entries - Door to Door
20'
Minimum Setbacks:
Note: All setbacks are from right-of-way or lot lines unless noted otherwise.
Living Space
10,
Porch, Balcony
61
Minimum Setbacks/Building Separation - at Alley:
Garage Face to Face
30' min.
Garage Face to Alley (Drive Apron)
20' min.
Living Space to Living Space
26' min.
Living Space Over Garage
2' min. offset or 2' max. cantilever from face
of garage allowed to encroach into setback
Minimum Private Open Space Per Unit:
Ground Unit
150 s.f.
Note: Front of buildings face street or green court.
Note:
Central Green Court and Green Court are open space areas that serve as common outdoor
space for the adjoining units. The units typically have an interior atrium / patio and a large
entry porch facing the green court areas or sidewalk connecting to the green court areas.
Central Green Court and Green Court are maintained by an HOA.
Page 15
Attaehed Multifamik4
Maximum Building Height
35'
Building Separation:
Living Space to Living Space - at Central Green
Court
30'
Living Space to Living Space - at Green Court
20'
Front to Side
20'
Side to Side
15'
Opposing Porches, Garden Walls, Balconies
12'
Opposing Entries - Door to Door
20'
Minimum Setbacks:
Note: All setbacks are from right-of-way or lot lines unless noted otherwise.
Living Space
10,
Porch, Balcony
61
Minimum Setbacks/Building Separation - at Alley:
Garage Face to Face
30' min.
Garage Face to Alley rive Apron)
3' min.
Living Space to Living Space
26'
Living Space Over Garage
2' min. offset or 2' max. cantilever from
face of garage allowed to encroach into
setback.
Minimum Private Open Space Per Unit:
Ground Unit 150 s.f.
Upper Story 100 s.f.
Parking: Per Zoning Ordinance
Note: Front of buildings face street or green court.
Note:
Central Green Court and Green Court are open space areas that serve as common outdoor
space for the adjoining units. The units typically have an interior atrium / patio and a large
entry porch facing the green court areas or sidewalk connecting to the green court areas.
Central Green Court and Green Court are maintained by an HOA.
Page 16
Zoning District
MUND
MUCD
MURD-C
MURD-E
Min. Front Setback
None
None
None
10'
Min. Side Setback
6'
6'
6'
6'
Min. Side and adjacent to a street
None
None
None
10'
Min, Rear Setback
None
None
None
10'
Max. Lot Coverage
85%
80%
80%
85%
Min. Landscape Area
15%
20%
20%
15%
Min Setback Adjacent to SF
20' plus 1
foot for each
foot of
building
height above
20 feet
20' plus 1
foot for each
foot of
building
height above
20 feet
20' plus 1
foot for each
foot of
building
height above
20 feet
20' plus 1
foot for each
foot of
building
height above
20 feet
Min Lot area Ss. Ft.
2,500
2,500
2,500
2,500
Mn. Lot width
50'
50'
50'
50'
Min. Lot depth
50'
50'
50'
50'
Max. budding height
65'
65'
100'
65'
Page 17
LANDSCAPE AND TREE CANOPY REQUIREMENTS:
Landscape and tree canopy requirements shall comply with §35.13.7.13 of the Denton
Development Code with the following exceptions:
The Landscape and Tree Canopy Requirement Table on page 13-14 of the DDC is
excepted as follows:
Inspiration Landscape and Tree Canopy Requirements
Inspiration Districts
MUND - Mixed Use Neighborhood District
Percent
Landscape
Area
15%
Percent
Tree
Canopy
30%
MUCD - Mixed Use Community District
20%
25%
MURD-E - Mixed Use Regional District - Employment
15%
20%
MURD-C - Mixed Use Regional District - Commercial
20%
30%
NR-1 - Neighborhood Residential 1
60%
40%
NR-1 (N) - Neighborhood Residential IN
N/A
0*
NR-2 - Neighborhood Residential 2
55%
40%
NR-3 - Neighborhood Residential 3
50%
40%
NR4 - Neighborhood Residential 4
50%
40%
NR-6 - Neighborhood Residential 6
50%
40%
NR-10 - Neighborhood Residential 10
40%
45%
NR-15 - Neighborhood Residential 15
40%
45%
NR-20 - Neighborhood Residential 20
25%
40%
Subject to landscape regulations of § 22 of the Denton Development Code, Gas Well Drilling and Production.
STREET TREE REQUIREMENTS:
35.13.7.C. Street Tree Requirements are excepted as follows:
35.13.7.C.1 Street Tree Plan. All development shall be required to submit a master
street tree plan with the submission of a preliminary plat, noting location, number, and
species of trees to be used within the development.
35.13.7.C3.a.i. Single Family Residential - spacing of street trees within single-
family residential developments shall be conducted as follows:
(a) A minimum of one street tree in the right-of-way for each home site.
Page 18
(b) Plant a minimum of one street tree in front and two street trees in the side
right-of-way for each corner home site yard (three parkway street trees total
for each corner lot).
(c) Provide an average tree spacing of 40 to 45 feet on center. Clustering or
variations in spacing may occur in some neighborhoods or streets depending
on mature canopy size of selected tree species.
35.13.7.C3.a.ii. Multi-Family Residential, Townhome and Non-residential
Developments - spacing of street trees within multi-family residential, townhome or
non-residential developments shall be one (1) tree for every 40 to 45 linear feet of
street frontage. Clustering or variations in spacing may occur in some neighborhoods or
streets depending on mature canopy size of selected tree species.
35.13.7.C.3.b.iii. Street lighting - street lighting instruments shall be installed
according to the design criteria of the City of Denton. Individual street light
instruments may be substituted in the place of individual street trees in order to reduce
tree/instrument conflict.
35.13.7.C.3.b.iv. Within planting strip/parkway - all street trees shall be planted
within the centerline of the planting strip/parkway running parallel between the
curbline and sidewalk.
35.13.7.C.3.b.v. Root Barrier System - spacing requirements from utilities may be
reduced at the discretion of the Development Review Committee Chair with a street
tree plan submitted and approved which would include the installation of root barrier
systems approved by the Utility Department including Water/Wastewater and
DME
ACCESS, PARIUNG AND CIRCULATION REQUIREMENTS:
§35.13.10 - Access, Parking and Circulation Requirements:
35.13.10.A.3 shall be excepted to read as follows:
Transit Amenities. Transit amenities, bus shelters, and pullouts shall be provided as
required under Subchapter 20 (Transportation) of the Denton Development Code.
35.13.10.B.1.c shall be excepted to read as follows:
Parking lots with 150 spaces or more shall be divided into separate areas and divided by
landscaped areas or walkways at least 10 feet in width, or by a building or group of
buildings
35.13.10.B.1.d shall be excepted to read as follows:
d. Permeable paving is not required, but may be employed, for those surface parking
spaces that exceed the number of parking spaces required. For each additional
parking space that exceeds the number of parking spaces required:
Page 19
(1) 100 sq ft of parking lot tree canopy above and beyond the minimum required,
and/or
(2) 10% of additional parking lot open space shall be provided in the parking lot,
(10% of the additional parking space(s) and required maneuvering space area)
and/or
(3) The equivalent amount of open space (i.e. 1,000 sq. ft. excess parking = 1,000
excess open space above and beyond minimum required) shall be provided
within 100' of the parking lot.
35.13.10.B.2.a shall be excepted to read as follows:
Parking lots with 150 spaces or more shall provide adequate pedestrian circulation within the
site. Pedestrian walkways shall be directly linked to entrances and the internal circulation of
the building(s).
35.13.10.C.Lc shall be excepted to read as follows:
The tree species shall be an appropriate shade tree and shall be selected from the Tree List
in the City of Denton Site Design Criteria Manual.
35.13.10.C.2 shall be excepted to read as follows:
Parking between the building and the street.
a. Unlimited rows of parking between the building and the street is permitted in the
MURD-C and MURD-E districts, in the MUCD district only abutting to Robson
Ranch Road or FM2449 (Future Loop 288) and if abutting to I-35 providing:
i That the perimeter parking is screened by any combination of:
(a) A 36" high masonry wall, and/or
(b) A minimum 48" high tubular steel / wrought iron style fence with masonry
columns evenly spaced approximately 40' on center, and/or
(c) A 20' wide landscape buffer with a minimum 42" high berm with 1 on 3
maximum side slopes, and/or
1 Landscape area must contain one large tree for every 40 linear feet. A
minimum of 3 small accent trees clustered every 30 linear feet within the
15' landscape area may be substituted for the large tree requirement.
(d) A 15' wide landscape buffer with a minimum 24" high berm with 1 on 3
maximum side slopes with a vegetative screen for a combined 48" height.
1 Landscape area must contain one large tree for every 40 linear feet. A
minimum of 3 small accent trees clustered every 30 linear feet within the
15' landscape area may be substituted for the large tree requirement.
Page 20
ii That the parking area between the building and the street receive:
(a) An additional 5% tree canopy above and beyond the 15% required (for a
total of 20%). Additional canopy coverage cannot be credited towards other
canopy requirements.
(b) An additional 3% open space above and beyond the 7% required (for a total
of 10%). Additional open space cannot be credited towards other open
space requirements
(c) Parking lots shall provide interior planting islands between parking spaces at
an average of every 10 parking spaces to avoid long rows of parked cars.
The planting islands shall be a minimum of 153 square feet and be protected
by a 6-inch high curb on all sides and a 12-inch wide concrete step-off area
adjacent to parking spaces. A large tree shall be planted within this planting
island.
b. A maximum of two rows of parking between the building and the street is
permitted in all districts, except as identified in 3.c. above, providing:
i That the perimeter parking is screened by any combination of:
(a) A 36" high masonry wall,
(b) A minimum 48" high tubular steel / wrought iron style fence with masonry
columns evenly spaced approximately 40,
(c) A 15' wide landscape buffer with a vegetative screen,
Landscape area must contain one large tree for every 40 linear feet. A
minimum of 3 small accent trees clustered every 30 linear feet within the
15' landscape area may be substituted for the large tree requirement.
(d) That the parking area between the building and the street receive:
1 An additional 5% tree canopy above and beyond the 15% required (for a
total of 20%). Additional canopy coverage cannot be credited towards
other canopy requirements.
2 An additional 3% open space above and beyond the 7% required (for a
total of 10%). Additional open space cannot be credited towards other
open space requirements.
Parking lots shall provide interior planting islands between parking
spaces at an average of every 10 parking spaces to avoid long rows of
parked cars. The planting islands shall be a minimum of 153 square feet
and be protected by a 6-inch high curb on all sides and a 12-inch wide
concrete step-off area adjacent to parking spaces. A large tree shall be
planted within this planting island.
Page 21
SITE DEVELOPMENT REQUIREMENTS:
35.13.13 Site Development Requirements.
35.13.13.1.A shall be excepted to read:
4. Covered front porches a minimum of six (6') deep
35.13.13.1.A shall be excepted to add the following:
8. Second story decks or balconies.
9. Carriage style garage doors
35.13.13.1 shall be excepted to read:
C. Houses with the same fagade (represented by "A" and "B" below) must be separated
by a minimum of three lots
A
C
J
E
\
K
F
A
E D K F A D C J E
J. 100% of the surface area of the front side of the residential structure, excluding
dormers, gables, porches, windows, doors, and bay windows, shall be masonry. The
total percentage of masonry on the entire residential structure, excluding dormers,
gables, porches, windows, doors, shudders and bay windows, shall be a minimum of
80%. Masonry includes brick, stone, or stucco. The balance of the net exterior wall
may be wood clapboard siding, wood beaded siding, stucco, masonry, HDO board or
other high ualit material (as determined by the Building Official) customarily used
for the building and neighborhood style.
K. The minimum square footage of detached single-family dwellings shall be 1,600
square feet.
L. A minimum of 10% of the detached single family dwellings shall be a 2,000 square
feet or larger.
Page 22
M. A minimum of 10% of the detached single family dwellings, above and beyond the
requirement identified above, shall be a minimum of 2,200 square feet.
N. Garage access shall not be from a primary or side street when alley access is
available.
0. Each detached single-family dwelling shall have a 2-car enclosed garage.
MULTI-FAMILY DWELLINGS:
35.13.13.2 Multiple Unit Residential Dwellings and Multi Family Developments are
excepted to read as follows
35.13.13.2.A.1 shall be excepted to read as follows:
Orientation requirements for all multi-unit buildings except in MUND Zoning Districts:
35.13.13.2.A.l.d shall be excepted from application
35.13.13.2.A.l.e shall be excepted from application
35.13.13.2.B.2 shall be excepted to read as follows:
100% of the surface area of the front side of the structure, excluding dormers, gables,
porches, windows, doors, and bay windows, shall be masonry. The total percentage of
masonry on the entire residential structure, excluding dormers, gables, porches, windows,
doors, and bay windows, shall be a minimum of 80%. Masonry includes brick, stone, or
stucco. The balance of the net exterior wall may be wood clapboard siding, wood beaded
siding, stucco, masonry, HDO board or other high quality material (as determined by the
Building Official) customarily used for the building and neighborhood style
Page 23
NONRESIDENTIAL & MIXED USE BUILDINGS:
35.13.13.3 Nonresidential and Mixed Use Buildings are excepted as follows:
Non-residential buildings or mixed-use buildings and their lots (Those that combine non-
residential and residential uses)-not in a MUND Zoning District and their lots shall comply with
the following standards.
35.13.13.3.B.2 shall be excepted to read as follows:
100% of the surface area of the front side of the structure, excluding dormers, gables,
porches, windows, doors, and bay windows, shall be masonry. The total percentage of
masonry on the entire residential structure, excluding dormers, gables, porches, windows,
doors, and bay windows, shall be a minimum of 80%. Masonry includes brick, stone, or
stucco. The balance of the net exterior wall may be wood clapboard siding, wood beaded
siding, stucco, masonry, HDO board or other high ug_ alitX material (as determined by the
Building Official) customarily used for the building and neighborhood style
35.13.13.3.C. shall be excepted from application
35.13.13.4 shall be excepted to read Nonresidential and Mixed Use Buildings in a
MUND Zoning District and shall be excepted as follows:
Design standards non-residential buildings or mixed-use buildings (Those that combine
non-residential and residential uses) in a MUND district and their lots.
Page 24
PARIUNG STANDARDS:
35.14.4 Parking Standards shall be excepted as follows:
35.14.4.A.3 shall be excepted as follows:
Clubs, lodge halls, union halls - 1 for each 200 square feet of gross floor area.
35.14.4.A.4 shall be excepted as follows:
Motels and hotels - 1 for each guest unit, plus additional parking as required for accessory
uses
35.14.4.A. shall be excepted to provide the following additional parking requirements:
Timeshare condominiums and timeshare hotels - 1.5 for each dwelling unit
35.14.4.B.1 shall be excepted as follows:
Motor vehicle sales and automotive repair shops - 1 per 400 square feet of gross floor
area
35.14.4.13.2 shall be excepted as follows:
Bowling lanes and billiard halls - 5 for each hall, alley, 2 for each billiard table contained
therein
35.14.4.13.3 shall be excepted as follows:
Retail stores
■ General, except as otherwise specified herein - 1 for each 200 square feet of gross
floor area
■ Discount department stores - 1 for each 125 square feet of gross floor area
■ Furniture and appliances - 1 for each 500 square feet of gross floor area
35.14.4.13.5 shall be excepted as follows:
Offices:
■ General, professional and administrative - 1 for each 250 square feet of gross
floor area
■ Medical clinics or offices; veterinary hospitals and clinics - 1 for each 150 square
feet of gross floor area
■ Banks, savings & loans, credit unions and other financial institutions - 1 for each
300 square feet of gross floor area
Page 25
35.14.4.13.6 shall be excepted as follows:
Restaurants, drive-ins, cafes, nightclubs, taverns, lounges or other establishments for
the sale and consumption on the premises of food and beverages - 10 minimum or 1 for
each 100 square feet of gross floor area (including outdoor serving areas) up to 4,000
square feet, plus 1 for each 80 square feet of gross floor area over 4,000 square.feet
35.14.4.13.7 shall be excepted as follows:
Skating rinks, ice or roller - 1 for each 250 square feet of gross floor area, plus the spaces
required for additional uses on site
35.14.4.13.8 shall be excepted as follows:
■ Auditoriums, theaters (not including cinemas), sports arenas, stadiums - 1 for
each 3 seats or 1 for each 35 square feet of gross floor area where there are no fixed
seats
■ Cinemas - 1 for each 3 seats plus 1 spaces for employees
35.14.4.13 shall be excepted to provide the following additional parking requirements:
Automobile washing and cleaning establishment, except self-service - 5 for each 2
washing stalls
Barbershops or beauty parlors - 2 for each barber chair and 3 for each beautician
Dance halls - 1 for each 7 square feet of dance floor area, plus 1 for each 35 square feet of
additional gross floor area
Handball/racquetball facility - 1.5 for each court plus the spaces required for additional
uses on the site
Health studios and spas - 1 for each 150 square feet of gross floor area (swimming pool
area shall be counted as floor area)
Laundry or dry cleaning establishments, solely coin operated - 1 for each 3 machines
Lumberyards - 1 for each 500 square feet of gross floor area for retail sales, plus 1 for
each 1,000 square feet of open area devoted to display or sales, plus 1 for each 2 employees
Mortuaries and funeral homes - 5 plus 250 square feet if usable and accessible paved
parking area for every 25 square feet or fraction thereof of assembly room floor area
Shopping centers - 1 for each 250 square feet of gross floor area (regional shopping
centers may require additional parking and will be evaluated on a case-by-case basis)
Stables, commercial - Sufficient area, treated to prevent dust, to provide for the needs of
customers and employees, but not less than 1 accessible space for each 5 horses kept on the
premises
Swimming pools, commercial - 1 for each 500 square feet of gross enclosed area, plus the
spaces required for additional uses on the site
Page 26
Tennis clubs, commercial - 3 for each court, plus the spaces required for additional uses
on the site
35.14.4.C.I shall be excepted as follows:
Industrial uses of all types except a building used exclusively for warehouse purposes
- 1 for each 500 square feet of gross floor area.
35.14.4.C.2 shall be excepted as follows:
■ Warehouses, storage building or structures used exclusively for storage - 1 for
each 1,000 square feet of gross floor area for storage purposes
■ Wholesale establishments and warehouses not used exclusively for storage - 1 for
each 500 square feet of gross floor area, excluding that area devoted to offices or
sales, plus 1 for each 250 square feet of office or sales area
35.14.4.C.3 shall be excepted as follows:
Public utility facilities, including but not limited to electric, gas, water, telephone and
telegraph facilities not having business offices on the premises - 1 for each 2 employees
in the largest shift, plus 1 for each vehicle used in connection with the use. A minimum of
spaces shall be provided for each such use regardless of building space or number of
employees
35.14.4.D.I shall be excepted as follows:
Day nurseries, including pre-schools and nursery schools - 2 for each 3 employees and
teachers plus 1 loading space for every 8 children.
35.14.4.D.2 shall be excepted as follows:
Churches, temples and other places if assembly not specified elsewhere - I for each 3
fixed seats within the main auditorium or for every 35 square feet of seating area within the
main auditorium where there are no fixed seats; 18 lineal inches of bench shall be
considered a fixed seat
35.14.4.D.3 shall be excepted as follows:
Golf Courses
■ Driving ranges - 1 per tee, plus the spaces required for additional uses on the site
■ Pitch and putt and miniature golf courses - 3 per hole, plus requirements for
accessory uses.
■ Regulation course - 8 per hole, plus the space required for additional uses on the site
35.14.4.D.4 shall be excepted as follows:
Hospitals - 1.75 for each patient bed.
Page 27
35.14.4.13.5 & 6 shall be excepted as follows:
Convalescent and nursing homes, homes for the aged, rest homes, children's homes
and sanitariums - 1 for every 4 beds in accordance with the resident capacity of the home
as listed on required license or permit
5.14.4.D.7 shall be excepted as follows:
Schools, elementary and junior high - 1.5 for each classroom
5.14.4.13.8 shall be excepted as follows:
Senior high schools - 1 for each member of the faculty and each employee, plus 1 for each
6 full-time equivalent students regularly enrolled
5.14.4.13.9 shall be excepted as follows:
Colleges, universities and institutions of higher learning -1 for each 3 full-time
equivalent students, plus 1 for each 2 faculty and employee members
35.14.4.13 shall be excepted to provide the following additional parking requirements:
Libraries - 1 for each 300 square feet of gross floor area
Trade schools, business colleges and commercial schools - 1 for each 3 student capacity
of each classroom plus 1 for each faculty and employee member
Page 28
SIGNAGE STANDARDS:
Signage standards and procedures shall be the same as for DDC Sub-chapter 15, except as noted
below:
35.15.17.5 of the Denton Development Code shall be amended to include the following
graphic exception for effective area of signs within Single-family (including townhouses)
and Multi-family districts.
Signage on Perimeter Fencing & Entry Monuments
Page 29
EFFECTIVE AREA
ENVIRONMENTALLY SENSITIVE AREAS:
Requirements for Environmentally Sensitive Areas shall be the same as for DDC Sub-chapter 17,
except as noted below:
35.17.8.A.1 shall be excepted to read as follows:
Up to 10% of the area may be disturbed for private and non-private yard structures
including but not limited to: gardens, yards, trails, and clearings, but which are no closer
than 25 feet from the stream bank or riparian buffer. No disturbance is permitted in
delineated wetlands.
35.17.9.A.1 shall be excepted to read as follows:
The residential development shall be designed to retain an overall minimum fifty-five
percent (55%) tree canopy, which shall remain predominantly in its natural state. Non-
residential development may remove any or all of the Upland Habitat. The four areas
containing upland habitat (identified on the Environmentally Sensitive Area Map, Exhibit
5) total approximately 264.2 acres and shall be retained as depicted below:
Upland Habitat
Area
Existing
Acreage
Proposed
Acreage
Percentage
Retained
A
136.3
56.0
41%
B
26.2
18.3
70%
C
(Pilot Knob)
98.7
73.0
74%
D
3.0
3.0
100%
Total
264.2
150.3
56.9%
35.17.9.A. shall be excepted to add the following:
1. Trails, maximum 8' wide and to the extent that tree removal is minimized.
i. Trails in upland habitat areas must be pervious
2. Overlooks, to the extent that tree removal is minimized.
3. Benches
4. Historic Markers
5. Trees 4" d.b.h. or larger located within Upland Habitat areas and proposed to be
removed will required staff approval.
35.17.12 shall be excepted to read as follows
In the event that the Developer wants to propose impacts to the ESAs, then the following
provisions shall apply. These provisions apply only to the proposed ESA impacts and
mitigation. Any other deviations from the Denton Development Code must be addressed
in accordance with the procedures for an Alternate Development Plan (ADP), in
conformance with Section 35. 13.5.
Page 30
1. Mitigation of any ESA disturbance will be allowed subject to approval of any ESA
Mitigation Plan including any one or combination of the following measures:
a. Enhancement of existing ESA's within the Inspiration MPC at a 2:1 ratio of
enhanced ESA to original ESA. Enhancement shall be defined as providing
additional vegetative plantings to an existing ESA for the purposes of increasing
the ecological quality in exchange for the inherit loss of net ESA land.
Enhancement of existing environmentally sensitive areas must bring the natural
habitats enhanced to at least the same quality as the ESAs removed. Priority for
enhancement shall be given to environmentally sensitive areas for which quality
was determined to be "poor" or "fair" in the ESA Assessment documents
approved by the Planning Director. For example, if one acre of existing ESA
were removed, then under the enhancement option, the developer would be
required to enhance the plantings in two acres of existing ESA. This example
would result in the net loss of one acre of ESA land area.
b. Relocation of the ESA to protected open space areas outside the original ESA
areas on an acre-for-acre basis. Relocation shall be defined as replacing the
original ESA, as closely as possible with respect to vegetative planting,
hydrology and land area. For example, if one acre of ESA were removed, then
under the relocation option, the developer would be required to construct a new
one acre ESA in an open space location outside of any existing ESA. This
example would result in no net loss of ESA land area.
c. Implementation of best management practices addressing impacts to ecological
functions and water quality.
Mitigation of any impacts to USCE jurisdictional areas will also serve as the
mitigation for any impacts to ESAs that fall within the same impacted area.
2. ESA Mitigation Plan - Requirements
An ESA Mitigation Plan shall include the following specific items:
a. Delineation of existing ESAs based on an approved ESA Review and/or ESA
Assessment.
b. Overlay of proposed development activity necessitating the need to impact the
existing ESAs.
c.. Delineation of ESAs impacted, including a chart with each impact area numbered
or lettered and an acreage or square footage calculation of the respective
impacted area.
d. Construction plans and details for the implementation of the ESA Mitigation
Plan, including plans for grading, planting, erosion control and irrigation
(temporary or permanent).
e. Specifications for construction methods and materials.
f. A Mitigation Plan Summary Table providing calculations that demonstrate the
appropriate mitigation ratio of enhanced or replaced ESA to existing ESA.
g. An Inspection Schedule for the proposed improvements consistent with the type
Page 31
of improvements being proposed, and allowing sufficient time for city staff
inspection.
h. A summary of all impacted ESAs approved by the Planning Director.
3. ESA Mitigation Plan - Process
a. An ESA Mitigation Plan will be submitted to the City for review concurrent with
an application for preliminary plat for residential subdivision uses or with an
application for a site plan or final plat for non-residential uses and for vertically
integrated mixed uses.
b. Upon determination that the ESA Mitigation Plan is in conformance with the
Denton Development Code and the Inspiration MPC Development Standards, the
Director of Planning and Development will approve the ESA Mitigation Plan
subject to any applicable conditions of approval.
c. The Developer may appeal any non-approval action by the Director of any ESA
Mitigation Plan to the Planning and Zoning Commission in accordance with
Section 35.3.7.
d. The Developer may proceed with construction of the development project,
including the mitigation improvements, upon the approval of the ESA Mitigation
Plan, posting of a cash bond, surety bond or letter of credit in an amount equal to
100% of the estimated cost of the plantings and any other approvals and permits
required by the Denton Development Code appropriate for the particular
development project.
e. The mitigation improvements will be inspected by City Staff during the
construction period in accordance with the Inspection Schedule described above
and must be deemed substantially complete in accordance with the approved
plans by the Director of Planning an Development prior to issuance of building
permits for residential projects (except for model homes) and prior to certificate
of occupancy for non-residential projects.
4. ESA Mitigation Standards
The standards by which any mitigation plan will be reviewed for approval will be
dependent on the type of ESA being impacted and whether replacement or
enhancement of the impacted ESA is being proposed.
a. The following general guidelines will apply to all Inspiration ESAs and any
proposed impacts and subsequent mitigation:
(1) All development plans and plats shall use best efforts to avoid or minimize
impacts to ESAs to the extent practical within the context of a master planned
community.
(2) The total aggregate of impacted ESA acreage shall not exceed 25% of the
baseline 805 acres of existing ESA (exclusive of Upland Habitat) on the
Inspiration MPC as a result of residential or commercial development.
Impacts to ESAs by or on behalf of federal and state entities and public
utilities, as defined in Subchapter 23 of the DDC, shall not apply to the 25%
Page 32
maximum acreage impact.
(3) Proposed mitigation for ESA impacts shall generally be in-kind and located
within the Inspiration MPC area.
(4) Proposed mitigation for ESA impacts shall take into consideration the
resulting ecological function of the remaining area and water quality
associated with storm water runoff resulting from any net loss of ESA.
b. The following mitigation standards shall apply to any impacts to ESAs within an
undeveloped floodplain, riparian buffer or water related habitat:
(1) Mitigation of impacts shall be accomplished by a) replacement of the ESA, b)
enhancement of an existing ESA or open space area, or c) a combination of
both.
(2) ESAs shall be replaced on an acre-for-acre basis, determined by an inventory
of hydrology, ground cover, shrubbery and trees within the area of impact,
prior to the area being disturbed. Replaced ESA vegetation may exceed the
amount of original vegetation for the area, but in no case be less than
originally existed. All replacement trees shall be a minimum of 2" caliper and
shrubs shall be a minimum of one gallon container or caliper equivalent. The
species of replacement trees, shrubs and ground cover shall be similar to the
vegetation being replaced, with a deliberate effort being made to produce a
sustainable environment free of undesirable plant materials, consistent with
the City's Native Plant List. Replacement streams shall have substantially the
same hydrology and at least the same overall length as the original stream.
(3) In the event that new information, approved by FEMA and the City of
Denton, indicates an increase in floodplain area, the increased area shall not
be considered ESA floodplain and shall not be subject to mitigation
requirements. The 805 acres of environmentally sensitive areas shall prevail
as the baseline condition to determine mitigation and maximum ESA
impacted areas. However if ESA assessment(s) determines a reduction in
ESA area, then the baseline shall be reduced accordingly based on the new
information.
(4) Enhancement of other existing ESAs or open space areas for mitigation of
ESA impacts shall be provided on a minimum 2:1 ratio of enhancement to
original ESA acreage. The 2:1 ratio shall apply to the acreage being impacted
and mitigated. All enhancement trees shall be a minimum of 2" caliper and
shrubs shall be a minimum of one gallon container or caliper equivalent. The
species of enhancement trees, shrubs and ground cover shall be the same as
practical to the vegetation being replaced with a deliberate effort being made
to produce a sustainable environment free of undesirable plant materials,
consistent with the City's Native Plant List.
5. ESA Mitigation Monitoring and Reporting
The Developer will prepare an annual report each year for three consecutive years,
beginning 12 months following the commencement of the implementation of an ESA
Mitigation Plan, for the purposes of describing the cumulative construction work that
Page 33
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has been performed as of the reporting period, and to report on the current
survivability of the plantings. These annual reports will be submitted to the city for
review and inspection. Developer shall provide security for the survivability of
mitigated trees and other plantings, in the form of currency, bond, or letter of credit,
in the same manner otherwise applicable to tree mitigation under §35.13.7.A.7 of the
DDC, and related criteria manual standards,
6. ESA Planting Survivability and Replacement
Upon completion of the three-year monitoring and reporting period, the City shall
inspect the plantings and determine whether ninety percent (90%) of the plantings are
healthy and have a reasonable chance of surviving to maturity. Upon such a finding,
the City shall release the currency, bond or letter of credit. In the absence of such a
finding, the Applicant shall be notified to replace any unhealthy or dead plantings. If
the applicant does not take remedial steps to bring the property into compliance, the
City shall make demand for payment on the cash bond, surety bond, or letter of credit.
The City may use all legal remedies to enforce this provision in addition to making
demand on the security provided herein.
Page 34
TRANSPORTATION:
Transportation standards and procedures shall be the same as for the DDC Sub-chapter 20,
except as noted below:
35.20.2.G.3 shall be excepted to read as follows:
Block Width. Double fronted lots shall be avoided except where essential to provide
separation of residential development from major traffic arteries or adjacent
nonresidential activities or to overcome specific disadvantages of topography and
orientation. Through lots shall have a minimum average depth of one hundred (100) feet.
DEFINITIONS:
Definitions shall be the same as for the DDC Sub-chapter 23, except as noted below:
35.23.2. shall be excepted to read as follows:
Lot, Double Frontage: A lot having frontage on one two nonintersecting streets, as
distinguished from a corner lot.
Page 35
ADDITIONAL STANDARDS
The following additional standards shall apply in the Inspiration Master Planned Community and
constitute exceptions to any lesser conflicting standard:
PARK LAND DEDICATION
The Inspiration MPC will be required to dedicate park land to the City of Denton according to
the requirement found in the Park Land Dedication Ordinance 98-039. The park land dedication
will be calculated by each development phase. Any open space or park area not dedicated to the
City of Denton will be owned and maintained by the Inspiration homeowners association as
required in the Inspiration MPC ordinance.
POA REQUIREMENT
One or more Property Owner Associations (POA) shall be established. The POA will be
responsible for the maintenance of all common property not dedicated to the City of Denton.
Documents establishing the POA must be submitted as part of the final plat application,
providing for the maintenance, repair, and/or replacement obligations of the POA for private
roads, alleys, gates, perimeter and common fences, street lighting, drainage items and/or other
like held facilities and/or common areas, there appurtenances and/or other associated ancillary
items and improvements, shall be incorporated into the final plat.
a. The POA must provide for the power to file a lien, to foreclose, or to otherwise secure
payment from property owners concerning the maintenance, repair and replacement, in part
or in whole, of all privately held common areas, including but not limited to, drainage items,
street lighting, and other appurtenances and or other associated ancillary items.
b. The Association documents must be submitted to, reviewed by an approved by the city
attorney prior to the final plat approval.
c. The property owners Association may not be dissolved, nor may deed restrictions and
covenants providing for maintenance of common areas be deleted or amended, without prior
written consent of the City Council of the City of Denton, by way of plat amendment.
d. The final plat and restrictive covenants shall contain language whereby the Property Owners
Association, as owner of various private improvements within a private street, lot or
easement, agrees to release, indemnify, defend and hold harmless the city from claims and
suits for property damage or bodily injury (including death) arising from the condition, use
our operation of any privately owned streets or facilities.
Page 36
ARCHITECTURAL STANDARDS.
The applicant shall establish architectural standards including but not limited to:
Ornamental Details
1. Decorative elements such as balconies, chimneys, gable vents, exterior lighting,
and shutters shall appear as functional elements, and match the style of the home.
2. Shutters do not need to be operable, but shall be sized so that two (2) shutters
match the window width.
3. Gable vents are traditional, historic-based details and shall be designed to reflect
the character of each architectural style. Gable vents and similar design details
shall be treated to look like functioning, actual vents (whether they are
functioning or not). The details must also be centered in the roof gable.
4. Exterior light fixtures shall be appropriately selected to enhance the architectural
style of the home.
These standards shall be governed by an HOA (Home Owners Association or similar
organization.
AVIGATION EASEMENT
The applicant shall dedicate an avigation easement to the City of Denton as a required
component of final plat approval, approved as to form by the city attorney, conveying to the City
of Denton an unobstructed right-of-way for the passage of all aircraft and rights to cause within
such easement such noise vibration, fumes, just, fuel particles and all other effects that may be
caused the operating or aircraft landing at, taking off from, or operating at, the Denton Municipal
Airport.
The easement will be applicable to any lot of the Property that falls wholly or partially within the
Airport Compatibility Land Use District 2 (ACLUD2) zone as described in Subchapter 35.7.4
Denton Municipal Airport Overlay District in the Denton Development Plan. The avigation
easement will be shown on preliminary plats and all final plats.
AIRPORT COMPATIBILITY LAND USE DISTRICT
In addition to providing an avigation easement as described above, all residential uses within
Airport Compatibility Land Use District 2 will meet the Noise Mitigation Standards provided in
Subchapter 35.7.4.12. The Noise Mitigation Standards.
Page 37
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EXHIBIT D
®®DWI~!' CIVIL ENGINEERS PLANNERS - SURVEYORS
MARSHALLY
October 28, 2008
Mr. Mark Cunningham, AICP
Director - Planning & Development
City of Denton - City Hall West
221 N. Elm Street
Denton, Texas 76201
Re: Financial Responsibility for Inspiration, Phase I
Dear Mr. Cunningham:
The timing and phasing of the construction of the Inspiration project infrastructure will in
large part be determined by the future economic conditions and future City infrastructure
growth.
Other infrastructure needs such as streets, internal water and sewer lines, and storm
drainage will be the responsibility of the project as required by relevant City codes and
ordinances (Attachment 1) and to be determined at the time of platting. Perimeter streets
will be dedicated and constructed as required in Chapter 20 of the Development Code.
Other public infrastructure improvements will be provided by the project as required to
serve the project with options for City participation as identified in Attachment 1.
Financing of the project and its infrastructure costs will be provided by equity and- debt
secured by the project. These sources may include but are not limited to private equity,
internal fund sources, financing provided by banks or other lending institutions and
private financing.
2405 MUSTANG DRIVE I GRAPEVINE,TX 76051 1817-329-43731817-329.4453 (FAX)
3131 EAST CAMELBACK, SUITE 200 1 PHOENix,AZ 850161602-606-57601602-606-5759 (FAx)
Mr. Mark Cunningham, AICP
October 28, 2008
2:of2
Potential project and infrastructure reimbursement vehicles that are subject to approval
by the City of Denton may include but are not limited to public improvement districts,
impact fee credits and pro-rata agreements.
Mr. Cunningham, I appreciate your time as well as the rest of the staff's time and if you
have any questions or need any additional information, please feel free to contact me.
Sincerely,
Goodwin and Marshall, Inc.
John W. Andersen II, P.E.
jwa/jc
JOHN W. ANDERSEN 11
.o 91672 •
f e ,
I, 01VAL
ATTACHMENT 1
Responsibility for Payment:
The responsibility for the payment of infrastructure is also identified in the Development Code.
The MPC Ordinance § 35.7.12.2.D.2 (see below) states that the MPC shall comply with the
design standards and subdivision regulations of the code.
The proposed MPC District shall comply with the design standards and subdivision regulations
(Subchapters 13, 14, and 16 - 22 of the Denton Development Code) and other adopted policies,
codes and ordinances of general applicability, except where modifications are expressly
authorized through an approved MPC Zoning Document, the MPC Development Standards
Document and the MPC Development Plan Map.
Impact Fees:
This development is also required to pay impact fees as required by § 35.21.7 of the code.
§35.21.71mpact Fees
All connections to the City's water distribution and wastewater collection systems will require
the payment of impact fees in accordance with the provisions of Chapter 26 - Utilities of the
Code of Ordinances of the City.
Applicants Responsibility:
§35.16.20.D Construction identifies that the cost of all required improvements are at the
applicants expense.
Improvements related to plat approvals shall comply with the following.
D. Cost of Improvements and City Participation.
The applicant shall make all required improvements, at his expense, according to City
regulations, without reimbursement by the City, except for certain reimbursable costs as
provided in Sections 35.21.9 and 35.21.10.
Cost Sharing:
§35.21.9 Oversize Participation by the City
The City reserves the right to require developers to install water mains, sewer lines and
wastewater lift stations that have excess capacity to serve adjacent properties that are located
outside of the WC boundaries and to comply with the adopted comprehensive master plans
for these utility systems. The City shall participate in the cost of such required facilities.
Oversize participation agreements are subject, however, to approval by the Denton City
Council after receiving a recommendation from the City of Denton Public Utilities Board.
§35.21.10 Pro-Rata Agreements
Any developer who bears the cost of off-site water or sanitary sewer main extensions to a
development or installs a lift station with excess capacity to serve adjacent property without City
oversize participation shall be entitled to reimbursement of the pro rata cost paid to the City, as
provided below, for each user who extends a service line from the main or connects to the lift
station within twenty (20) years from the date the facility is finally inspected and accepted by the
City.
35.21.10.1 Basic Policy
Pro rata charges for tapping mains extended by developer. The pro rata charges for tapping
mains extended by the developer shall be as follows:
A. Every person or developer applying for a tap of any water or sanitary sewer main
which has been constructed under the terms of the developer extension requirements
of this section or the City extension requirements of this section shall pay for the
requested taps at the following rates:
1. Where a water or sewer main is located on a City Street or county road and abuts
and is accessible to separate platted tracts, the pro rata charge shall be sixty (60)
percent of the average current per-foot cost of such main.
2. Where a water or sewer main is located on a state or federal highway and abuts and
is accessible to separate platted tracts, the pro rata charge shall be one hundred
(100) percent of the average current per-foot cost of such main.
3. Where a water or sewer main is located in a proper easement across an owner's
property and where such easement does not abut a street or is not in any other way
directly accessible to any separately owned tract, the pro rata charge shall be one
hundred (100) percent of the average current per-foot cost of such main.
The pro rata charge shall be based on the average current cost of similar projects with
pipe of the same size up to eight-inch inside diameter water pipe and ten-inch
diameter sewer pipe. All pro rata charges shall be charged on a per-front-foot basis.
1. Adequate public infrastructure requirements:
§ 35.16.20G.2 & 3 address adequate water and sewer system, Subchapter 19
addresses Drainage and 20 addresses Transportation. - As noted above, MPC's
SHALL comply with all those subchapters;
35.16.20.G. Construction. (Adequate water & wastewater requirements)
Improvements related to plat approvals shall comply with the following.
G. Utility Extension Regulations.
In addition to satisfying Subchapter 21 and all applicable Criteria Manuals, the applicant must
demonstrate the ability to satisfy the requirements set forth herein prior to development, at each
stage of the platting process, including applications for general development plans, preliminary
plats, and final plats. The Commission may deny a general development plan or preliminary plat
if the applicant cannot demonstrate the ability to satisfy these requirements, the requirements of
Subchapter 21, and applicable Criteria Manuals, prior to approval.
2. Adequate water system.
A. No general development plan, preliminary or final plat application shall be approved unless
the applicant demonstrates that there will be a sufficient volume and pressure for domestic use
and fire protection to serve the subdivision concurrent with development. The water system
serving the subdivision shall be deemed adequate when in conformance with sections 35.21.3,
35.21.4 and 35.21.5.
City distribution mains are to be used for supplying water, and there is an existing
distribution main with adequate capacity to serve the development, the applicant shall, at
his initial expense, and subject to standard City participation policies, extend one or more
approach mains from the existing distribution main to the subdivision, of a size sufficient
to serve the development. The city reserves the right to require over sizing of the line in
accordance with standard City of Denton oversize policies. This requirement does not
apply where the approach main is already a component of a funded capital improvement
project that the City has initiated, consistent with its adopted capital improvements plan
for water facilities.
B. The applicant shall demonstrate that the water system serving the development will be
adequate to serve the development at the time of preliminary plat application and prior to
approval for development. Where a development plan or phased preliminary plat is proposed,
the applicant shall demonstrate that each phase of the development will be served by an adequate
water system under this standard.
3. Adequate sewer system.
A. No general development plan, preliminary or final plat application shall be approved unless
the applicant demonstrates that there will be an adequate sanitary sewer system to serve the
subdivision concurrent with development. Adequacy of treatment facilities cannot be
demonstrated by reliance upon package treatment plants. The sanitary sewer system serving the
development shall be deemed adequate when in conformance with sections 35.21.3, 35.21.4, and
35.21.6.
City collection mains are to be used for collecting sewage, and there is an existing
collection main with adequate capacity to serve the development, the applicant shall
agree to extend one or more existing collection mains to the subdivision of a size
adequate to serve the development, at his expense, including the cost to construct all
necessary lift stations and force mains, in accordance with standard City participation
policies. The city reserves the right to require oversizing of the line in accordance with
standard City of Denton oversize policies. This requirement does not apply where the
approach main is already a component of a funded capital improvement project that the
City has initiated, consistent with its adopted capital improvements plan for wastewater
facilities.
B. The applicant shall demonstrate that the sanitary sewer system serving the development will
be adequate at the time of preliminary plat application and prior to approval for development
within the City limits, or at the time of final plat approval for developments within the City's
extraterritorial jurisdiction. Where a development plan or phased preliminary plat is proposed,
the applicant shall demonstrate that each phase of the development shall be served by an
adequate sanitary sewer system under this standard.
§35.19.4 General Drainage Requirements. (Adequate drainage requirements)
General requirements for drainage shall include the following:
A. Drainage Improvements Required.
All developments shall provide for new drainage facilities, the improvement of any existing drainage
facilities, channel improvements, grading, driveway adjustments, culvert improvements or any other
improvement, drainage facility or work which is necessary to provide for the stormwater drainage
needs of a development, in accordance with the requirements and design standards of this section,
shall be included but not limited to any drainage facilities, improvements or other work which is
necessary to:
1. Provide for the conveyance of all storm water from the development when fully
developed to an adequate discharge point;
2. Fulfill any purpose for which the requirements of this section are imposed;
2. Adequately protect the development from flooding, including the effects of the one-
hundred-year flood;
3. Properly control any increase in the upstream or downstream stage, concentration or
water surface elevation caused by the development;
4. Provide for the conveyance of off-site storm drainage based on ultimate developed
watershed conditions through the development.
B. Off-site Drainage.
Off-site drainage facilities and improvements shall be provided by the developer whenever
additional storm water runoff from the development would adversely affect any off-site property or
overload an existing drainage facility, whether natural or manmade. Where storm water runoff from
three (3) or more acres has been collected or concentrated to one (1) point, it shall not be discharged
onto adjacent proper-ties, except into existing creeks, channels or storm drains, unless drainage or
flowage easements are obtained for those properties. If the developer cannot obtain the necessary
easements to make required off-site drainage improvements, upon the request of the developer after
compliance with the provisions of this Code, the City may bring condemnation proceedings to
obtain the off-site drainage easements.
C. Detention Facilities.
Publicly dedicated or privately maintained detention facilities may be used to reduce peak discharges
where conditions prevent conveying storm water to an adequate discharge point or studies show
that off-site structural facilities will not mitigate hydraulic effects more efficiently. On-site detention
facilities that are public shall be a minimum size of one (1) acre. All detention facilities shall comply
with the design criteria of this section. A development may provide for drainage by participating in
the design and construction of a regional detention facility. Detailed engineering studies of the entire
basin shall be required to ensure that the timing of peak flows has not been altered to create higher
peak flows elsewhere in the basin. Detention facilities may be constructed in phases, if phased to
provide for the timely needs of the development.
§35.20.2 Street Standards. (Adequate transportation requirements)
The following street standards shall apply to developments under this Subchapter. Street standards
shall be established by the number of dwelling units served by the street and total expected traffic.
For the purpose of determining the street requirements of this Subchapter, all streets shall be
classified and defined as follows:
J. Compliance with specifications.
1. All street improvements shall comply with the street design specifications, as
contained in the Transportation Criteria Manual which is adopted by reference and
included in this Code the same as if set out at length in this section.
2. All street improvements shall be constructed in accordance with division II, Materials,
and division III, Methods, of the City's Standard Specifications for Public Works
Construction, North Central Texas Council of Governments (NCTCOG Standard
Specifications), as amended by the City. Where any provision of this Code conflicts
with a provision or requirement of the NCTCOG Standard Specifications, the
provisions of this Code shall control.
K. Street capacity.
1. All developments shall provide for those streets, including internal streets, the
improvement of existing and new adjacent streets, the improvement of existing and
new offsite streets and rights-of-ways to the standards listed in the Transportation
Criteria Manual or if necessary in excess of those standards if the increased traffic to
be generated by the property at full development" would create less than a level of
service D as defined in the Transportation Criteria Manual. Offsite street
improvements are to be provided to the extent that the effects of additional traffic
created by the development will be mitigated and not absorb existing street capacity
on a first come first serve basis.
2. Any streets required by the provisions of this section shall also include any drainage
structures that are part of the street improvements and are necessary to serve the
development, in accordance with the drainage requirements of this Chapter and the
Drainage Criteria Manual. In the case of rural/suburban streets, no underground
drainage improvements, other than driveway culverts and cross drainage, shall be
required. Adequate borrow ditches as described in the Drainage Criteria Manual shall
be provided.
3. To provide for Future Street improvements, any development may elect, upon the
approval of the Planning and Zoning Commission, to dedicate more street right-of-
way than would otherwise be required for the development, in lieu of constructing
the total street system otherwise required of the development by this Code, when:
a. The additional right-of-way will be needed for a proposed arterial street, as shown
on the City Thoroughfare Plan;
b. Omitting the street improvements that would otherwise be required would not
substantially impair the safe movement of traffic created by the development;
and
c. The market value of the additional right-of-way would, as determined by the City
Engineer, be equal to or greater than the cost of the street improvements, which
are to be omitted.
L. Perimeter streets.
1. Whenever existing streets adjacent to or within a tract are of inadequate width,
additional right-of-way in accordance with the Transportation Criteria Manual shall
be provided at the time of subdivision. All means of access to a subdivision shall be
from existing streets fully improved to City standards, and which have the capacity to
carry all anticipated traffic from the development in accordance with the
Transportation Criteria Manual or an approved Traffic Impact Analysis.
2. New perimeter streets. If an arterial or collector street is proposed by the mobility plan
on, near or within the boundary of the development or the development creates the
need for a new perimeter street, the development shall provide the portion of the
perimeter street including right of way dedication for which it reasonably creates the
need, but in no case shall that portion of the street provided be less than a pavement
width of twenty-five (25) feet plus required bicycle lane in the case of an arterial.
Minimum right of way dedication for new perimeter streets shall be sufficient to
provide the required amount of pavement, the required parkway width for the street
classification as shown in the Transportation Criteria Manual, and an additional five
feet to provide for any sloping needed between the pavement and the property line
of the development. All perimeter streets shall be provided with curb and gutter
along the side abutting the development. If the perimeter street is ultimately
proposed to serve as a divided arterial street and the development is required to
install half of the arterial street, then curb and gutter shall be provided on both sides
of the perimeter street so as to provide the curb for the future median of the arterial
street.
3. Existing perimeter streets.
a. Any development on the perimeter of an unimproved perimeter street shall
dedicate the right-of-way and improve or reconstruct the street to the same extent as
is required for new perimeter streets, unless the perimeter street has already been
partially improved, in which case the development shall dedicate the additional right-
of-way and make the additional street improvements necessary to complete the
perimeter street to the classification required. For the purpose of this subsection, an
"unimproved perimeter" street shall mean a perimeter street which does not have
curb and gutter or which does not substantially comply with the standards for street
construction listed in the Transportation Criteria Manual or NCTCOG
Specifications.
b. Where any development would be required by this Code to improve an existing
unimproved perimeter street to less than its full width and the City's approved capital
improvements plan proposes improvement of the existing perimeter street to City
specifications within three (3) years of the date the required improvements are to be
undertaken, the development may elect, in lieu of making the required perimeter
street improvements, to pay to the City prior to filing the plat the total construction
cost, excluding engineering and design cost, of the required street improvements.
The amount to be paid shall be determined by the City Engineer, based on the actual
cost of providing for the improvements, as shown in the most recent public bids for
the same or similar type street improvements. If the money paid to the City is not
used for the required improvements within five (5) years of payment, the funds shall
be returned to the person making the payment. In the event that the Plat is not filed
until after the City has entered a Contract with a contractor to construct the subject
street improvements, the payment by the development is no longer required.
c. Phasing of Perimeter Paving Improvements. Perimeter paving improvements are
required to be constructed adjacent to the property which is final platted. In a
development where final platting will occur in phases, the developer may choose to
perform the required perimeter paving improvements adjacent to each phase as it is
platted, or may choose to perform all perimeter paving improvements at one time
with the platting of a latter phase as long as the paving is constructed prior to or with
the phase of the development that includes 50% of the lots in the entire
development and the subject perimeter road is not the sole access to the property.
The developer will be required to enter into a Perimeter Paving Postponement
Escrow Agreement
M. Improvements to existing of site streets.
1. Developments generating less than 100 vehicles per day are not required to make
pavement improvements to offsite streets, but shall be required to participate in the cost
of any proposed signal improvements at the nearest intersection in accordance with the
Transportation Criteria Manual if signalization in the future is expected.
2. Developments expected to generate at least 100 but less than 1000 vehicle trips per
day and less than 100 vehicle trips per hour at full development shall improve or repair
connecting off-site streets as necessary to provide a safe and adequate paved surface for
the amount and type of traffic generated by the development. The off-site street
improvements or repairs need not meet the specifications for new streets, but shall be
made to a standard determined to be necessary by the City Engineer to provide for the
safe movement of vehicular traffic generated by the development, pursuant to a distress
rating performed by the City Engineer in accordance with the Transportation Criteria
Manual. Off-site street improvements shall not be required to extend beyond the
nearest existing intersecting arterial or collector street indicated on the roadway
component of the Mobility Plan. Such developments accessing an Arterial Street shall
provide right turn lanes into each entrance and left turn lanes into each entrance that
left turns are possible. In addition, such developments shall be required to participate in
the cost of any proposed signal improvements at nearby intersections determined by the
City Engineer in accordance with the Transportation Criteria Manual if signalization in
the future is expected
3. Developments generating 1000 or more vehicle trips per day or 100 or more vehicle
trips per hour shall provide offsite street improvements as determined by the City
Engineer in accordance with an approved Traffic Impact Analysis. Offsite improvements
may include but are not limited to installation of turn lanes, pavement widening,
pavement reconstruction, signal construction, installation of pavement markings, signage
or equitable participation in the cost of any of the listed types of improvements. Such
improvements shall be required to the extent that the effects of the increased traffic the
development generates will not reduce level of service of surrounding streets rather than
allowing absorption of existing street capacity on a first come first serve basis.
N. Adequate street access.
All developments shall provide the necessary street system to ensure that there is safe and
adequate access to each lot within the development in accordance with these standards, the
Transportation Criteria Manual and any other applicable City Ordinance.
GOODWIN
~~~~~AI~~Z CIVIL ENGINEERS - PLANNERS - SURVEYORS
October 28, 2008
Mr. P.S. Arora, P.E.
Engineering Administrator - Wastewater Utilities
City of Denton
901-A Texas Street
Denton, Texas 76209
Re: Conceptual Sewer System Analysis for Inspiration, Phase 1
Dear Mr. Arora:
I am writing this letter to provide an executive summary of the conceptual sewer system
analysis for that has been performed in conjunction with the Master Plan Community
process for Phase 1 of the proposed Inspiration development. The information contained
within this study has been revised per the Development Review Committee comments
received on August 13`s, 2007, as well as comments and requests received during several
meetings during the months of July, August and September of 2008.
Introduction
The first phase of the Inspiration project consists of approximately 389 acres of
residential development and is located approximately 2.7 miles southwest of the I-35E/I-
35W junction in Denton County, Texas. It is projected that the first phase will consist of
approximately 1,869 single family units and 300 multi-family units for a total of 2,169
dwelling units with an approximate population of 7,590 persons. The total peak sewage
flow from Phase 1 has been calculated as 1,765 gallons per minute. This report
summarizes the methodology used in determining the on- and off-site sanitary sewer
facilities required to accommodate the proposed development.
2405 MUSTANG DRIVE / GRAPEVINE,TX 76051 1817-329-43731817-329-4453 (FAX)
3131 EAST CAMELMCK, SUITE 200 1 PHOENoc AZ 85016 / 602-606-5760 / 602-606-5759 (FAx)
Mr. P.S. Arora,.P.E.
October 28, 2008
2 of 4
Sewer System Analysis
Per our meeting with you on June 14'', and our follow-up conversation on June 22na,
2007 the following criteria was used in calculating the peak design flows for sanitary
sewer service.
• 3.5 persons per single family and 52 persons/ acre for multi-family dwelling units
• 100 g/p/d wastewater flow per single family and multi-family dwelling unit
• 18 persons per acre in mixed use areas
• 60 g/p/d wastewater flow for mixed use acres
• Harmon's peaking factor formula used to develop peak flows
• Default peaking factor of 4.0 used when basin population less than 1,000 persons
• Manning's "n" coefficient value of 0.013 for PVC pipe
The capacities of all proposed gravity lines have been computed using. the minimum
allowable slope, per the City, of Denton Criteria Manual, for its respective diameter. Pipe
capacities for these and other referenced slopes are listed on Figures 3 and 3A. The
Phase 1 onsite sewer facilities will tie into an existing trunk line just east of I.H. 35W.
Sanitary Sewer Line "H", a 24" trunk line serving basins West 6 and East 1 in the build-
out system configuration will tie into the existing 27" sanitary sewer at an existing
manhole as shown on Figure 3, where it will eventually enter the 36" Graveyard Branch
Sewer Interceptor. For Phase 1 purposes, S.S. Line "H", a 21" trunk line will serve
basins West 6A and West 2A and will tie into an existing 18" sanitary sewer at an
existing manhole as shown on Figure 3A. Rather than following the S.S. Line "H"
horizontal alignment shown on Figure 3, further alignment and sizing analysis during the
preliminary platting stage will be performed to provide the most economical and practical
solution. In addition, if during the design and platting of Phase 1 the capacity of the
existing 18" line is reached, it may be necessary to construct an additional parallel line. It
shall be determined at that time whether the parallel line shall be the ultimate build-out
scenario 24" line (the extension of S.S. Line "H'~, as shown in Figure 3, or a smaller
interim line. In order to allow S.S. Line "H" to serve basin West 2A, a temporary lift
Mr. P.S. Arora, P.E.
October 28, 2008
3 of 4
station and force main will need to be constructed as shown on both Figures 3 and 3A.
Said force main will carry the effluent from the north-central portion of Phase 1 to a point
on S.S. Line "H". The purpose of the temporary lift station is due to the fact that the
northern portion of Phase 1 is within basin West 2 which ultimately will drain to an 18"
main line (S.S. Line "A" on Figure 3). S.S. Line "A" would then continue approximately
4.5 miles to an existing 27" trunk line. At this point in the development of the
community, it would not be feasible to construct S.S. Line "A". As future phases
develop that require S.S. Line "A", the lift station and force main will be
decommissioned. A note stating this has been added to Figure 3.
All proposed gravity lines range in size from 8" to 21" as shown on Figure 3A. The
temporary force main would more than likely be an 8" line. The capacity of each gravity
line is a function of slope and is calculated using Manning's Equation, as stated in
Section 4.4 of the criteria manual, with an "n" value of 0.013 for all of the proposed
sanitary sewer pipes. With the manufacturer's suggested "n" value for PVC pipe at 0.009
and based on the fact that all proposed lines will be PVC, this higher "n" value creates a
built-in safety factor to Manning's equation. Therefore, no other safety factors have been
used in calculating the pipe sizes required to provide adequate sewer service. The sizing
of the force main is based upon maintaining a velocity between 3 and 8 feet per second.
Conclusions
The intention of the study is determine the approximate size of on-site and off-site
wastewater mains and to determine if all of the existing downstream sewer lines have
adequate capacity to handle this development if the proposed zoning is approved by the
Denton City Council. In addition, it is to provide an indication of the amount of
wastewater service capacity necessary during the peak design load conditions. However,
during the design and platting phase, pipe sizes may increase or decrease based on many
factors including but not limited to more accurate topographical information, final lot
Mr. P.S. Arora, :P.E.
October 28, 2008
4 of 4
layouts of the property and possible design criteria modifications or requirements. All of
the pipe sizes shown in Figure 3A are based on minimum pipe slope requirements and it
is likely that the majority of these lines could be designed with a greater slope than the
minimum, and therefore create a greater capacity which in turn could allow for a smaller
pipe diameter to be installed. Once a land plan for this project has been developed, we
can ensure that no sanitary sewer mains will be constructed within side or back yards of
any single-family residential lots as part of the preliminary plat stage: of
development/approval. Based on the slopes of the existing mains it may be necessary to
upsize those' lines or install parallel sewer mains to fully accommodate the wastewater
flows generated by existing and future developments in this area, including this project.
It should also be noted that the pipe sizes shown on Figures 3 and 3A do not include any
capacity for. surrounding upstream development, which would obviously impact the
proposed sewer lines in this project as well as the existing downstream sewer mains. A
further analysis of the capacity of the existing lines will be performed in conjunction with
the design phase of the project based on the actual constructed slopes of those lines in
order to determine if any upsizing or parallel lines will be required based on- the
development of this proposed project.
Mr. Arora, I appreciate your time as well as the rest of the staff's time in reviewing: this
analysis, and if you have any questions or need any additional information, please feel
free to contact me.
Sincerely,
~P.~E.0- FF
Goodwin and Marshall, Inc.
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GOODWIN
CIVIL ENGINEERS - PLANNERS - SURVEYORS
?SRS H ALL
October 28, 2008
Mr. Frank Payne, P.E_
Engineering and CIP Administrator
City of Denton - Engineering Department
City Hall East 601 E. Hickory Street
Denton, Texas 76205
Re: Conceptual Storm Water Detention Analysis for Inspiration, Phase 1
Dear Mr. Payne:
I am writing this letter to provide an executive summary of the conceptual storm water
detention analysis that has been performed in conjunction with the Master :Plan
Community process for Phase 1 of the proposed Inspiration development. The following
information contained within this study has been revised per the Development Review
Committee comments received on April 25t', 2007, as well as comments and requests
received during several meetings during the months of July, August and September,'
2008.
Introduction
The first phase of the Inspiration project consists of approximately 389 acres of
residential development and is located approximately 2.7 miles southwest of the I-35E/I-
35W junction in Denton County, Texas. With approximately 1,869 single family units
and 300 multi-family units, the anticipated ultimate developed 100-year storm water run-
off is expected to be approximately 1,900 cfs. The existing conditions 100-year storm
water run-off is calculated to be approximately 1,240 cfs. A preliminary hydrologic
analysis has been performed to determine what impact Phase 1 of the Inspiration
development will have on the existing creeks.
Preliminary Wdroloeic Analysis
2405 MUSTANG DRIVE / GRAPEVINE,TX 76051 1817-329-43731817-329-4453 (1")
3131 EAST CAMELeACa, SUITE 200 1 PHOENIx,AZ 850161602-606-57601602-606-5754 (FAX)
Mr. Frank Payne, P.E.
October 28, 2008
2 of 4
For the purpose of this analysis, Phase 1 was subdivided into two drainage basins.. The
peak 100-year discharge for each drainage basin was determined for both the existing and
the developed condition. The necessary detention volume was calculated to mitigate the
increase in peak discharge due to development. These volumes, as well as the
approximate detention locations, are shown on the Conceptual Drainage and Detention
Plan, Figure 4A.
The peak discharges were calculated using the Soil Conservation Service Method as
described in section 4.4 of the City of Denton Drainage Criteria Manual. The time of
concentration for each area was taken as the sum of sheet flow, shallow concentrated
flow, and channelized flow. The runoff curve numbers were taken from Table 4-3 of
Drainage Criteria Manual, assuming a hydrologic soil type of "D". Rainfall quantities
were taken : from figure 3-1, City of Denton Rainfall Intensity-Duration-Frequency
curves. Once a flood hydrograph for a developed drainage basin is created, it is routed
through a hypothetical detention pond using standard reservoir routing techniques. Each
of the detention ponds were sized so that there would be no increase in peak lWyear
discharge between the existing condition and the developed condition. Attached are the
flood hydrographs for each basin (existing and developed), the time-of-concentration
worksheet, and the reservoir routing calculations.
Conclusions
There is one defined outfall associated with Phase 1 of the Inspiration development that is
located within or near Zone A non-detailed FEMA designated 100-year floodplain limits
as defined on the Denton County FIRM Maps #48121C0365 E and #48121C0370 E.
Assuming this project does continue to move forward, we would obtain more accurate
topographic information for this area and then perform more detailed hydrologic and
hydraulic studies. Based on the fact that this creek has not been studied to date it would
be our intention to analyze it in conjunction with the preliminary and final
Mr. Frank Payne, P.E.
October 28, 2008
3 of 4
plats/construction plans and establish base flood elevations. We would also determine
the specific limits of the existing and ultimate developed 100-year flood plain limits by
submitting an Ultimate Developed HEC-RAS model to the City and an Existing
Conditions model along with a Letter of Map Revision (LOMR) to the City and FEMA
for the creek. Also in conjunction with the final plat/construction plan stage of
development we would design each of the detention ponds and their corresponding
outfall structures. Understanding the City of Denton's strict policy on limiting
reclamation of FEMA defined floodplain, it is our intention that the majority of the
detention facilities would not be located inside the limits of the FEMA 100-year
floodplain. However, if a scenario arises where it is determined that it would be
appropriate to construct a detention facility within the 100-year floodplain limits, the
developer would mitigate those impacts in accordance with City requirements. In any
case, all of the storm drain lines/culverts and detention ponds will be designed in
compliance with the City of Denton's Development Code Subchapter 19, Drainage
Standards. As required by the above referenced Subchapter 19, or the City of Denton
Drianage Criteria Manual it is our intention to follow the guidelines presented in the
NCTCOG Integrated Storm Water Management Manual to help prevent stream bank
erosion. We will also be performing a jurisdictional waters/wetlands analysis on the
property and will comply with all regulations or apply for any necessary permits that the
Corp of Engineers will require based on the disturbance of any of these types of areas that
identified within that report.
All detention ponds shall have the outfall structures designed to mitigate 5 and 25 year
flows (and/or other lower flow conditions than the 100-year event) while providing
detention for the 100-year event. In conjunction with the preliminary plat stage of
development, we expect to define the limits and size of the open spaces necessary to
accommodate each of these detention areas. It is also anticipated that most of the areas
shown in Figure 4A would be divided up into smaller open space areas that could provide
Mr. Frank Payne, P.E.
October 28, 2008
4:of 4
an equivalent detention volume as what is shown through this preliminary analysis.; All
of the open space areas, greenbelts, etc. (whether they include drainage features or not)
will be owned and maintained by the Homeowners/Property Owners Association.
Mr. Payne, I: appreciate your time as well as the rest of the staff's time in reviewing: this
analysis, and if you have any questions or need any additional information, please -feel
free to contact me.
Sincerely,
Goodwin and Marshall, Inc.
John W. Andersen II, P.E.
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JOHN W. ANDERSEN II
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GOODWIN
CIVIL ENGINEERS - PLANNERS -SURVEYORS
ARSHALL2
October 28, 2008
Mr. Timothy Fisher, P.E.
Assistant Director - Water Utilities
City of Denton
901-A Texas Street
Denton, Texas 76209
Re: Conceptual Water System Analysis for Inspiration, Phase I
Dear Mr. Fisher:
I am writing this letter to provide an executive summary of the conceptual water system
analysis that has been performed in conjunction with the Master Plan Community process
for the proposed Inspiration Development, Phase I. The following information contained
within this study has been revised per the Development Review Committee comments
received on April 25 h, 2007, as well as comments and requests received during several
meetings during the months of July, August, September and October of 2008. . .
Introduction
The first phase of the Inspiration project consists of approximately 389 acres of
residential development and is located approximately 2.7 miles southwest of the I-35E/1-
35W junction in Denton County, Texas. With approximately 1,869 single family units
and 300 multi-family units, the anticipated Phase 1 average daily usage for potable water
was calculated to be 1,108 gpm (1.59 MGD). There are very few existing water facilities
in this area, however, the existing and proposed water lines, for both pressure planes,
have been shown on Figures 1 and 1A. For the purpose of this study the 24" waterline
along Bonnie Brea between Vintage and Allred and the 24" water line along Robson
Ranch Road were considered existing based on information provided by the City of
Denton that this line would be under construction sometime in 2007. However, no
connections were made to the latter due to the capacity within the line being solely
dedicated to the Robson Ranch community.
2405 MUSTANG DRIVE / GRAPEVINE,TX 76051 / 817-329-43731817-329-4453 (FAX)
3131 EAST CAMELRACK, SurrE 200 / PHOENDr AZ 850161602-606-57601602-606-S7S9 (FAX)
Mr. Timothy Fisher„ P.E.
October 28, 2008
2 of 4
Water System Analysis
Per the letter I received on March 30th from the City of Denton the following criteria was
used in calculating the maximum daily, maximum hourly, and fire flow demands.
• Fire Flow of 1500 gpm for residential and 3000 gpm for commercial
• C value of 120 for all water line pipes
• Headloss values of 3-5 ft. per 1000 ft. of pipe
• 3.5 people per single family home and 52.0 persons per acre of multi-family
• 215 gallons per capita per day for single family residential; 180 gallons per capita
per day for multi-family residential; 0.25 gallons per day per square foot of
commercial
Maximum Daily Demand is 2.25 times the average daily demand
• Maximum Hourly Demand is 2.0 times the maximum daily demand
• 20 psi residual pressure for Max. Day plus Fire Flow
• 35 psi minimum for Max. Dour Demand
The computer program H2OMap was used to simulate the proposed water system that
was analyzed. Because a base model for this area has yet to be completed by the city,
the model studied here within is a simple steady state condition. A single point.of water
supply was used by establishing a "dummy" tank with a fixed node elevation and an
endless water supply. Per the City's recommendation this tank was placed near the
intersection of Corbin Road and Roselawn and was given a hydraulic grade of 810 MSL.
This tank was used in order to adequately supply the upper pressure plane with water
through the booster pump station and still provide adequate pressure for the lower
pressure plane.
The attached Figure IA shows Phase 1 of the Inspiration project along with only the
major water lines that are proposed along arterial and collector type roadways. .The
project was divided into two pressure planes utilizing the 670 MSL elevation contour as
the approximate division line for the proposed development. Phase I which is within the
upper pressure plane is proposed to be served through the existing booster pump station
with 1-50 hp and 1-100 hp pump, as shown in the water model. Based on the fact-that
Mr. Timothy Fisher, P.E.
October 28,'2008
3 of 4
this analysis was a steady state condition only, the existing and most likely proposed
ground storage tanks were not analyzed at this time. In addition to the attached Figure
IA, the output data for the maximum hourly conditions and the maximum day plus fire
flow conditions have been included with this report.
Conclusions
The intention of the study is determine the approximate size of on-site and off-site water
mains and additional appurtenances (i.e., booster pumps, ground storage tanks, elevated
tanks, etc.) that will be necessary to adequately supply water and pressure to Phase 1 if
the proposed zoning is approved by the Denton City Council. In addition, it is to provide
an indication of the amount of water necessary during the maximum hourly conditions
(the controlling scenario). However, during the design and platting phase, pipe sizes may
increase or decrease based on many factors including but not limited to more accurate
topographical information, final lot layouts of the property and possible design criteria
modifications or requirements. Based on information provided by the City, it will be
necessary for an off-site water line to be constructed from one of the existing water lines
in either Bonnie Brea or Corbin Road Per the H2OMap water models it was determined
that either one of these off-site water lines as shown in Figure IA (Option #1 and Option
#2) will work to supply additional water to the Southwest booster pump station, which in
turn will supply Phase I of Inspiration with adequate water supply and pressure.
However, in recent conversations City Staff has expressed concern that Option #2 may
not be viable. Nevertheless, we will continue to work with City Staff and the Cityrs
consultant during the preliminary platting, design and final platting stages of the
development in an effort to determine the most viable and economical solution for all
involved.
Mr. Timothy Fisher, P.E.
October 28, 2008
4 of 4
Mr. Fisher, I appreciate your time as well as the rest of the staff's time in reviewing this
analysis, and if you have any questions or need any additional information, please feel
free to contact me.
Sincerely,
Goodwin and Marshall, Inc.
John W. Andersen II, P.E.
jwa/jc
OODWINT i CIVIL ENGINEERS - PLANNERS - SURVEYORS
ARSHA L-0
October 28, 2008
Mr. Frank Payne, P.E.
Engineering and CIP Administrator
City of Denton - Engineering Department
City Hall East 601 E. Hickory Street
Denton, Texas 76205
Re: Conceptual Traffic Impact Analysis for Inspiration, Phase 1
Dear Mr. Payne:
I am writing .this letter to provide an executive summary of the conceptual traffic impact
analysis that has been performed in conjunction with the Master Plan Community process
for Phase 1 of the proposed Inspiration development- The. following information
contained within this study has been revised per the Development Review Committee
comments received on April 25`b, 2007, as well as comments and requests received
during several meetings during the months of July, August and September of 2008.
Introduction
The first phase of the Inspiration project consists of approximately 389 acres of
residential development and is located approximately 2.7 miles southwest of the I-35E/1-
35W junction in Denton County, Texas. With approximately 1,869 single family units
and 300 multi-family units, the anticipated Phase 1 average daily volume of traffic was
calculated to be approximately 14,660 trips. Access to Phase 1, from Robson Ranch
Road, is considered to be relatively good however it is currently constructed as a two-
lane asphalt county roadway with bar ditches. Therefore, based on the size of Phased, it
has been projected that Robson Ranch Road will need improvements in order to
adequately handle the projected traffic volumes that will be generated. Based on
conversations with the City and TxDOT, the existing on/off ramps for Robson Ranch
Road should remain, which provides direct access to I-35W.
2405 MUSTANG DRIVE / GRAPEVINE,TX 76051 / 817-329-4373 / 817-329-4453 (FAx)
3131 EAST CAMELBACK, SUITE 200 / PHOENDC,AZ 850161602-606-5760/ 602-606-5759:(FAX)
Mr. Frank Payne, P.E.
October 28, 2008
2 of 4
Traffic Impact Analysis
The attached Figure 2A shows the existing and proposed roadway system for this area in
conjunction with Phase 1 of the Inspiration development. A variety of different roadway
sections are proposed throughout this mixed-use development. The various cross
sections are shown on Figure 2A as well, and per the City's DRC comments we have
revised the minimum sidewalk width to five feet (5'). Per recent meetings with the City
staff and the fact that there will be a significant trail system within this proposed
community we have not revised the sidewalks along the collector roads to be a minimum .
of eight feet (8') in width. The majority of the proposed roadway cross sections have a
similar concrete pavement section as the standard City of Denton criteria show.
However, the R.O.W. width for these sections varies but does not have an impact on the
volume capacities of these roadways. Therefore, the R.O.W. variations are not discussed
as part of this preliminary traffic impact analysis, but are discussed under separate cover
as to why this development is proposing variations to the standard RO.W. widths. A is
not proposed as part of this analysis to deviate from the standard pavement sections
(thickness). This issue can and should be addressed in conjunction with the construction
plans and would be accompanied by a full geotechnical analysis and recommendations.
The following criteria were used in computing the capacities of the various street cioss-
sections, and the average daily traffic (ADT) capacity numbers have been discussed and
agreed upon by Staff during several meetings and conversations over the past 18 to 24
months. The ADT capacity number for the Primary Arterial was obtained from the LJ.S.
Federal Transportation Research Board's Highway Capacity Manual (HCM). The ADT
capacity numbers for all other proposed cross sections were obtained from the City of
Denton Design Criteria Manual (DCM).
• Neighborhood Collector - 10,050 ADT - 2 Lane Roadway
• Residential Collector (with or without trail) - 10,050 ADT - 2 Lane Roadway
Mr. Frank Payne, P.E.
October 28, 2008
3 of 4
• Main Street Mixed Use 1- 10,050 ADT - 2 Lane Roadway
• Main Street Mixed Use 2-10,050 ADT - 2 Lane Roadway
• Commercial Mixed Use Collector - 10,050 ADT - 2 Lane Roadway
• Community Parkway (with or without trail) - 21,050 ADT - 4 Lane Roadway
• Secondary Arterial - 21,050 ADT - 4 Lane Roadway
• Primary Arterial - 37,200 ADT - 6 Lane Roadway
The projected volumes for the various land uses within this development were obtained
from the Institute of Transportation Engineers (ITE) publication entitled Trip Generation,
7" Edition. The projected trips as calculated by this manual associated with general
commercial land use are typical for stand-alone commercial developments and
independent of any of the other development category data.
All traffic approaches and departs Phase 1 from existing Robson Ranch Road. It is
typical that the PM peak hour volumes control the design of necessary cross-section
roadways due to a higher frequency of "errands" that are run after normal working hours
or on the way home from a typical "9 to 5" job. However for the purpose of this study
and per the City's recommendation we have analyzed the total daily trips. Figure 2A
shows the average daily trip volumes and directional flow of traffic for the roadway
infrastructure associated with Phase 1 and Robson Ranch Road.
Conclusions
It was not the intention of this study to determine the "final" R.O.W. dedication for all of
the on-site and off-site roadways that will be necessary to adequately serve the projected
traffic volumes associated with Phase 1. However, this analysis gives a better indication
of the total number of daily trips and an anticipated roadway cross-section that will be
necessary to adequately handle the projected traffic flows. In addition to this, the study
Mr. Frank Payne, P.E.
October 28, 2008
4of4
provides information on the typical R.O.W. section that could be expected to be
dedicated in order to serve the subject tract if the zoning for this development is approved
by the Denton City Council. Based on the varying possibilities of types of uses within
future adjacent zoning categories (MU and MURD-E) and an unknown residential layout
within the NR districts, it will be necessary to further analyze this development as part of
the preliminary plat stage of development/approval. At that time, a further evaluation of
specific intersections will be studied to determine the necessity of right and left turn lanes
and/or stops sips/traffic signal lights. In addition to this, connectivity with adjacent
undeveloped. properties can be addressed with local residential streets and/or collector
streets if required.
Mr. Payne, I appreciate your time as well as the rest of the staffs time in reviewing this
analysis, and if you have any questions or need any additional information, please feel
free to contact me.
Sincerely,
Goodwin and Marshall, Inc.
John 4Wdemrsemn II, P.E.
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October 28, 2008
Mr. P.S. Arora, P.E.
Engineering Administrator - Wastewater Utilities
City of Denton
901-A Texas Street
Denton, Texas 76209
Re: Conceptual Sewer System Analysis for Inspiration
Dear Mr. Arora:
I am writing this letter to provide an executive summary of the conceptual sewer system
analysis that has been performed in conjunction with the Master Plan Community process
for the proposed Inspiration development. The information contained within this study
has been revised per the Development Review Committee comments received on August
13th, 2007, as well as comments and requests received during several meetings during the
months of July, August and September of 2008.
Introduction
The Inspiration project consists of approximately 3,340 acres of mixed use, retail,
commercial, and residential development and is located approximately 2.7 miles
southwest of the I-35E/I-35W junction in Denton County, Texas. It is projected that at
final build-out, the community will be host to approximately 481.6 acres of mixed
use/retail/commercial property with 12,206 single family units, 3,213 multi-family units
for a total of 15,419 dwelling units and housing an approximate population of 491340
persons. The total peak.sewage flow from the development has been calculated as 122951
gallons per minute. This report summarizes the methodology used in determining the on-
and off-site sanitary sewer facilities required to accommodate the proposed development.
2405 MUSTANG DRIVE / GRAPEVINE,TX 76051 / 817-329-4373 / 817-329-4453 (FAX)
3131 EAST CAMELsACK SuITE 2001 PHOENoc,AZ 85016 / 602-606-5760 / 602-606-5759 (FAx)
Mr. P.S. Arora, P.E.
October 28, 2008
2 of 4
Sewer System Analysis
Per our meeting with you on June 10, and our follow-up conversation on June 22"d,
2007 the following criteria was used in calculating the peak design flows for sanitary
sewer service.
• 3.5 persons per single family and 52 persons/ acre for multi-family dwelling units
• 100 g/p/d wastewater flow per single family and multi-family dwelling unit
• 18 persons per acre in mixed use areas
• 60 g/p/d wastewater flow for mixed use acres
• Harmon's peaking factor formula used to develop peak flows
• Default peaking factor of 4.0 used when basin population less than 1,000 persons
Manning's "b" coefficient value of 0.013 for PVC pipe
The capacities of all- proposed gravity lines have been computed using the minimum
allowable slope, per the City of Denton Criteria Manual, for its respective diameter. Pipe
capacities for these and other referenced slopes are listed on Figure 3. The onsite sewer
facilities will tie in at three main points to the existing downstream facilities. Sanitary
Sewer Line (S.S. Line) "A", a 36" main line. serving basins West 1 through 5, and East 3
& 4, will tie in to the existing 27" Trunk Main as shown on Figure 3. S.S. Line "H", a
24" trunk line serving basins West 6 and East 1 will tie into the existing 18" sanitary
sewer at the existing manhole as show on Figure 3, where it will eventually enter the 36"
Graveyard Branch Sewer Interceptor. S.S. Line "J", a 15" sewer line will tie into the
existing westernmost manhole of the 36" Graveyard Branch Sewer Interceptor. All lines
are gravity lines ranging in size from 8" to 36" as shown on Figure 3. The capacity of
each line is a function of slope and is calculated using Manning's Equation, as stated in
Section 4.4 of the - criteria manual, with an "n" value of 0.013 for all of the proposed
sanitary sewer pipes. With the manufacturer's suggested "n" value for PVC pipe at 0.009
and based on the fact that all proposed lines will be PVC, this higher "n" value creates a
built-in safety factor to Manning's equation. Therefore, no other safety factors have been
used in calculating the pipe sizes required to provide adequate sewer service.
Mr. P.S. Arora, P.E.
October 28, 2008
3of4
Conclusions
The intention of the study is determine the approximate size of on-site and off-site
wastewater mains and to determine if all of the existing downstream sewer lines have
adequate capacity to handle this development if the proposed zoning is approved by the
Denton City Council. In addition, it is to provide an indication of the amount of
wastewater service capacity necessary during the peak design load conditions. However,
during the design and platting phase, pipe sizes may increase or decrease based on many
factors including but not limited to more accurate topographical information, final lot
layouts of the property and possible design criteria modifications or requirements. All. of
the pipe sizes shown in Figure 3 are based on minimum pipe slope requirements and it is
likely that the majority of these lines could be designed with a greater slope than the
minimum, and therefore create a greater capacity which in turn could allow for a smaller
pipe diameter to be constructed. Once a land plan for this project has been developed, we
can ensure that no sanitary sewer mains will be constructed within side or back yards of
any single-family residential lots as part of the preliminary plat stage! of
development/approval. Based on the slopes of the existing mains it may be necessary to
upsize those lines or install parallel sewer mains to fully accommodate the wastewater
flows generated by existing and future developments in this area, including this project.
It should also be noted that the pipe sizes shown on Figure 3 do not include any capacity
for surrounding upstream development, which would obviously impact the proposed
sewer lines in this project as well as the existing downstream sewer mains. A further
analysis of the capacity of the existing lines will be performed in conjunction with the
design phase of the project based on the actual constructed slopes of those lines in order
to determine if any upsizing or parallel lines will be required based on the development
of this proposed project.
Mr. P.S. Arora, P.E.
October 28, 2008
4of4
Mr. Arora, I appreciate your time as well as the rest of the staff's time in reviewing this
analysis, and if you have any questions or need any additional information, please: feel
free to contact me.
Sincerely,
Goodwin and Marshall, Inc.
John W. Andersen IL P.E.
jwa/jc.
G®®1DWT i CIVIL ENGINEERS - PLANNERS - SURVEYORS
ARSHA L
October 28, 2008
Mr. Frank Payne, P.E.
Engineering and CIP Administrator
City of Denton - Engineering Department
City Hall East 601 E. Hickory Street
Denton, Texas 76205
Re: Conceptual Storm Water Detention Analysis for Inspiration
Dear W. Payne:
I am writing this letter to provide an executive summary of the conceptual storm water
detention analysis that has been performed in conjunction with the Master Plan
Community process for the proposed Inspiration development. The following
information contained within this study has been revised per the Development Review
Committee comments received on April 25th, 2007, as well as comments and requests
received during several meetings during the months of July, August and September,
2008.
Introduction
The Inspiration project consists of approximately 3,340 acres of mixed use, retail,
commercial, and residential development. With 12,206 single family units, 3,213 multi-
family units, and approximately 482 acres of mixed use(retail/commercial property the
anticipated ultimate developed 100-year storm water run-off is expected to: be
approximately 13,965- cfs. The existing conditions 100-year storm water run-off is
calculated to be approximately 9,205 cfs. A preliminary hydrologic analysis has been
performed to determine what impact this development will have on the existing creeks.
Preliminary. Hydrologic Analysis
2405 MUSTANG DRIVE / GRAPEVINE,TX 760511817-3294373 /817-329-4453 (Fax)
3131 EAST CAMELBACK, SUITE 200 / PHOENIx,AZ 85016 / 602-606-5760 / 602-606-5759 (FAx)
Mr. Frank Payne,. P.E.
October 28, 2008
2 of 4
For the purpose of this analysis, the project was subdivided into nine drainage basins.
The peak 100-year discharge for each drainage basin was determined for both the
existing and the developed condition. The. necessary detention volume was calculated to
mitigate the increase in peak discharge due to development. These volumes, as well as
the approximate detention locations, are shown on the Conceptual Drainage and
Detention Plan, Figure 4.
The peak discharges were calculated using the Soil Conservation Service Method as
described in section 4.4 of the City of Denton Drainage Criteria Manual. The time of
concentration for each area was taken as the sum of sheet flow, shallow concentrated
flow, and channelized flow. The runoff curve numbers were taken from Table 4-3 of
Drainage Criteria Manual, assuming a hydrologic soil type of "D". Rainfall quantities
were taken from figure 3-1, City of Denton Rainfall Intensity-Duration-Frequency
curves. Once a flood hydrograph for a developed drainage basin is created, it is routed
through a hypothetical detention pond using standard reservoir routing techniques. Each
of the detention ponds were sized so that there would be no increase in peak 100-year
discharge between the existing condition and the developed condition. Attached are the
flood hydrographs for each basin (existing and developed), the time-of-concentration
worksheet, and the reservoir routing calculations.
Conclusions
There are eight defined outfalls associated with this development that are located within
or near Zone A non-detailed FEMA designated 100-year floodplain limits as defined on
the Denton County FIRM Maps #48121C0365 E and #48121C0370 E. Assuming this
project does continue to move forward, we would obtain more accurate topographic
information on each of these creeks and then perform more detailed hydrologic and
hydraulic studies for each of the main creeks and their tributaries. Based on the fact that
these creeks have not been studied to date it would be our intention to analyze each of
Mr. Frank Payne, P.E.
October 28, 2008
. f4
3o
these in conjunction with the preliminary and final plats/construction plans and establish
base flood elevations. We would also determine the specific limits of the existing and
ultimate developed 100-year flood plain limits by submitting an Ultimate Developed
BBC-RAS model to the City and an Existing Conditions model along with a Letter of
Map Revision (LOMR) to the City and FEMA for each of these creeks. Also in
conjunction with the final plat/construction plan stage of development we would design
each of the detention ponds and their corresponding outfall structures. Understanding the
City of Denton's strict policy on limiting reclamation of FEMA defined floodplain, it is
our intention that the majority of the detention facilities would not be located inside the
limits of the FEMA 100-year floodplain. However, if a scenario arises where it is
determined that it would be appropriate to construct a detention facility within the 100-
year floodplain limits, the developer would mitigate those impacts in accordance with
City requirements. In any case, all of the storm drain lines/culverts and detention ponds
will be designed in compliance with the City of Denton's Development Code Subchapter
19, Drainage Standards. As required by the above referenced Subchapter 19, or the City
of Denton Drianage Criteria Manual it is our intention to follow the guidelines presented
in the NCTCOG Integrated Storm Water Management Manual to help prevent stream
bank erosion. We will also be performing a jurisdictional waters/wetlands analysis on the
property and will comply with all regulations or apply for any necessary permits that the
Corp of Engineers will require based on the disturbance of any of these types of areas: that
identified within that report.
All detention ponds shall have the outfall structures designed to mitigate 5 and 25 year
flows (and/or other lower flow conditions than the. 100-year event) while providing
detention for the 100-year event. In conjuncti on with the preliminary plat stage of
development, we expect to define the limits and size of the open spaces necessary to
accommodate each of these detention areas. It is also anticipated that most of the areas
shown in Figure 4 would be divided up into smaller open space areas that could provide
Mr. Frank Payne;, P.E.
October 28,-2008
4 of 4
an equivalent detention volume as what is shown through this preliminary analysis. All
of the open space areas, greenbelts, etc. (whether they include drainage features or not)
will be owned and maintained by the Homeowners/Property Owners Association.
Mr. Payne, I appreciate your time as well as the rest of the staff's time in reviewing this
analysis, and if you have any questions or need any additional information, please feel
free to contact me.
Sincerely,
Good
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ARSHAL LZ
October 28, 2008
Mr. Timothy Fisher, P.E.
Assistant Director - Water Utilities
City of Denton
901-A Texas Street
Denton, Texas 76209
Re: Conceptual Water System Analysis for Inspiration
Dear Mr. Fisher:
I am writing this letter.to provide an executive summary of the conceptual water system
analysis that has been performed in conjunction with the Master Plan Community process
for the proposed Inspiration development. The following information contained within
this study has been revised per the Development Review Committee comments received
on April 25h, 2007, as well as comments and requests received during several meetings
during the months of July, August, September and October of 2008.
Introduction
The Inspiration project consists of approximately 3,340 acres of mixed use, retail,
commercial, and residential development. With 12,206 single family units, 3,213 multi-
family units, and approximately 481.6 acres of mixed use/retail/commercial property the
anticipated ultimate developed average daily usage for potable water was calculated to be
8,445 gpm (12.1 MGD). There are very few existing water facilities in this area,
however, the existing and proposed water lines, for both pressure planes, have been _
shown on Figure I. For the purpose of this study the 24" water line along Bonnie Brea
between Vintage and Allred was considered existing based on information provided by
the City of Denton that this line would be under construction sometime in 2007. The 24"
water line that is currently under construction along Robson Ranch Road was also
considered existing but no connections were made to this line.
2405 MUSTANG DRIVE / GRAPEVINE,TX 76051/817-3294373 1817-329-44S3 (FAx)
3131 EAST CAMELsACU, SUITE 200 / PHOENDr AZ 85016 / 602-606-5760 / 602-606-5759 (FAx)
Mr. Timothy Fisher,`P.E.
October 28,2:008
2 of 4
Water System Analysis
Per the letter I received on March 30t' from the City of Denton the following criteria was
used in calculating the maximum daily, maximum hourly, and fire flow demands.
• Fire Flow of 1500 gpm for residential and 3000 gpm for commercial
• C value of 120 for all water line pipes
• Headloss values of 3-5 ft. per 1000 ft. of pipe
• 3.5 people per single family home and 52.0 persons per acre of multi-family
• 215 gallons per capita per day for single family residential; 180 gallons per capita
per day for multi-family residential; 0.25 gallons per day per square foot of
commercial
• Maximum Daily Demand is 2.25 times the average daily demand
• Maximum Hourly Demand is 2.0 times the maximum daily demand
• 20 psi residual pressure for Max. Day plus Fire Flow
• 35 psi minimum for Max. Hour Demand
The computer program H2OMap was used to simulate the proposed water system: that
was analyzed. Because a base model for this area has yet to be completed by the City,
the model studied here within is a simple steady state condition. A single point of water
supply was used by establishing a "dummy" tank with a fixed node elevation and an
endless water supply. Once again per the City's recommendation in the March 30'h letter
this tank was placed near the intersection of Corbin Road and Roselawn and was given a
hydraulic grade of 775 MSL. However, based on the fact that this was the only simulated
water supply, when modeled, this fixed hydraulic grade could not supply adequate
pressure to the lower pressure plane. Therefore the fixed hydraulic grade of 800 MSL
was used in order to adequately supply the upper pressure plane with water supply
through the booster pump station and still provide adequate pressure for the lower
pressure plane. Although it is not existing, the City recommended adding in the proposed
elevated storage tank that is proposed to be constructed in 2010 into this model.
However, based on the steady state condition that was modeled and the fact that the water
supply for the elevated tank would come from the one "dummy" tank, adding this in had
a negative impact on the system and therefore was not modeled as part of this initial
Mr. 2-imothy Fisher, P.E.
October 28, 2008
3. of 4
study. If the elevated tank could have been set up as another "dummy" tank with a fixed
node elevation, it certainly would have made a significant positive impact on the water
supply and pressures throughout the system.
The attached Figure 1 shows the entire Inspiration project along with only the major
water lines that are proposed along arterial and collector type roadways. The project: was
divided into two pressure planes utilizing the 670 MSL elevation contour as.
approximate division line for the proposed development. The upper pressure plane is
proposed to be served through the existing booster pump station with a necessary upgrade
of 3-250 hp 'pumps, as shown in the water model, that will be required to adequately
serve this portion of the community. Based on the fact that this analysis was a steady
state condition only, the existing and most likely proposed ground storage tanks were not
analyzed at this time. In addition to the attached Figure 1, the output data for the
maximum hourly conditions and the maximum day plus fire flow conditions have been
included with this report.
Conclusions
The intention of the study is determine the approximate size of on-site and off-site water
mains and additional appurtenances (i.e., booster pumps, ground storage tanks, elevated
tanks, etc.) that will be necessary to adequately supply water and pressure to Phase 1 if
the proposed zoning is approved by the Denton City Council. In addition, it is to provide
an indication of the amount of water necessary during the maximum hourly conditions
(the controlling scenario). However, during the design and platting phase, pipe sizes may
increase or decrease based on many factors including but not limited to more accurate
topographical information, final lot layouts of the property and possible design criteria
modifications or requirements. Based on information provided by the City, we know it
will be necessary for an off-site water line to be constructed from one of the existing
water lines in either Bonnie Brea or Corbin Road. We will continue to work with City
Mr. Timothy Fisher,.P.E.
October 28, 2008
4 of 4
Staff and the City's consultant'during the preliminary platting, design and final platting
stages of the development in an effort to determine the most viable and economical
solution for all involved.
Mr. Fisher, I appreciate your time as well as the rest of the staffs time in reviewing this
analysis, and if you have any questions or need any additional information, please feel
free to contact me.
Sincerely,
Goodwin and Marshall, Inc.
John W. Andersen II, P.E.
jwa/jc
GOODWIN 2
{ A1E~S~1[AL~,I,Z CIVIL ENGINEERS - PLANNERS - SURVEYORS
October 28, 2008
Mr. Frank Payne, P.E.
Engineering and C1P Administrator
City of Denton - Engineering Department
City Hall East 601 E. Hickory Street
Denton, Texas 76205
Re: Conceptual Traffic Impact Analysis for Inspiration
Dear Mr. Payne:
I am writing this letter to provide an executive summary of the conceptual traffic impact
analysis that has been performed in conjunction with the Master Plan Community process
for the proposed Inspiration development. The following information contained within
this study has been revised per the Development Review Committee comments received
on April 25`h, 2007, as well as comments and requests received during. several meetings
during the months of July, August and September of 2008.
Introduction
The Inspiration project consists of approximately 3,247 acres of mixed use, retail,
commercial, and residential development. With 12,202 single family units, 3,136 multi-
family units, and approximately 141 acres of mixed use/retail/commercial property the
anticipated ultimate developed average daily volume of traffic was calculated to be
approximately 150,750 trips. The proposed development is divided by I-35W with
approximately 918 acres of the subject tract on the east side and approximately 2;330
acres located on the west side of I-35W. There are several other existing roadways
adjacent to and within the boundary limits of this project, therefore, the site accessibility
for this project is considered relatively good. On the other hand, the majority of the
adjacent streets are currently constructed as two-lane asphalt county roadways with, bar
ditches. Therefore, based on the size of this development, it has been projected that the
2405 MUSTANG DRIVE / GRAPEVINE,TX 7605 I / 817-3294373 / 817-3294453 (FAX)
3131 Easy CAMELsACK, SurrE 200 / PHOENix,AZ 850161602-606-S7601602-606-57S9 (Fax)
Mr. Frank Payne,; P. E.
October 28, 2008
2 of 6
majority of these roadways will need drastic improvements in order to adequately handle
the projected traffic volumes that will be generated by Inspiration. Based on
conversations with the City and TxDOT, the existing on/off ramps for Robson Ranch
Road and Vintage Blvd. (currently FM 2499) should remain, which provides direct
access to I-35W at the northern and southern boundary lines.
Traffic Impact Analysis
There is an existing overpass at the intersection of Allred Rd. and I-35W, and based on
previous conversations with TxDOT, it is not expected that an interchange would be
constructed by TxDOT in the near future. However, it is the developer's intention to
pay for and construct a diamond interchange at the existing overpass intersection of
Allred Road and I-35W. The developer is aware of the challenges to this assumption
and therefore we will be contacting the local TxDOT offices, the Austin TxDOT offices,
as well as the United States Department of Transportation to begin the necessary
conversations of obtaining an approval to construct this interchange. In previous
conversations with TxDOT they had also commented that it was not determined if
frontage roads would eventually be installed adjacent to this development. Therefore, if
on/off ramps and an additional bridge structure at Allred and I-35W can not be
installed, it is the intention of the developer to construct service roads adjacent to I-
35W at his own expense and dedicate those roads to either the City of Denton or
TxDOT. Therefore in evaluating the traffic patterns for this development a diamond
interchange has been included at Allred. If this can not be accomplished then a revised
TIA would be required to include frontage roads along I-35W. However, it is anticipated
that the traffic patterns within this development would be very similar and therefore
would not have a significant impact on the internal roadway infrastructure. TxDOT also
mentioned that it is anticipated that the future Loop 288 connection point with I-35W
would follow the Vintage Road/F.M. 2499 alignment. The impacts of this connection
would most likely not have a drastic impact on the directional distribution of traffic to
Mr. Frank Payne, P.E.
October 28, 2008
3 of 6
and from the development. However, based on past conversations with the City of
Denton, we have included a minor arterial connection to the northwest of this proposed
development in conjunction with the Cole Ranch proposed roadway alignment. 'This
secondary arterial roadway would provide an additional route to the future Loop 288 and
consequently an alternative route to I-35W. Therefore, we have included this roadway
connection and expect a portion of traffic from within this development to utilize this
roadway.
The attached Figure 2 shows the existing and proposed roadway system for this area in
conjunction with this proposed development. A variety of different roadway sections are
proposed throughout this mixed-use development. The various cross sections are shown
on Figure 2 as well, and per the City's DRC comments we have revised the minimum
sidewalk width to five feet (5'). Per past meetings with the City staff and the fact that
there will be a significant trail system within this proposed community we have not
revised the sidewalks along the collector roads to be a minimum of eight feet (8') in
width. The majority of the proposed roadway cross sections have a similar concrete
pavement section as the standard City of Denton criteria show. However, the R.O.W.
width for these sections varies and does not have a significant impact on the volume
capacities of these roadways. Therefore, the R.O.W. variations are not discussed as. part
of this preliminary traffic impact analysis, but are discussed under separate cover as to
why this development is-proposing variations to the standard RO.W. widths. It is not
proposed as part of this analysis to deviate from the standard pavement sections
(thickness). This issue can and should be addressed in conjunction with the construction
plans and would be accompanied by a full geotechnical analysis and recommendations.
The following criteria were used in computing the capacities of the various street cross-
sections, and the average daily traffic (ADT) capacity numbers have been discussed: and
agreed upon by Staff during several meetings and conversations over the past 18 to 24
Mr. Frank Payne,: P.E.
October 28, 2008
4 of 6
months. The ADT capacity number for the Primary Arterial was obtained from the U.S.
Federal Transportation Research Board's Highway Capacity Manual (HCM). The ADT
capacity numbers for all other proposed cross sections were obtained from the City of
Denton Design Criteria Manual (DCM).
• Neighborhood Collector -10,050 ADT - 2 Lane Roadway
• Residential Collector (with or without trail) - 10,050 ADT - 2 Lane Roadway:
• Main Street Mixed Use 1- 10,050 ADT - 2 Lane Roadway
• Main. Street Mixed Use 2- 10,050 ADT - 2 Lane Roadway
• Commercial Mixed Use Collector - 10,050 ADT - 2 Lane Roadway
• Community Parkway (with or without trail) - 21,050 ADT - 4 Lane Roadway
• Secondary Arterial - 21,050 ADT - 4 Lane Roadway
• Primary Arterial - 37,200 ADT - 6 Lane Roadway
The projected volumes for the various land uses within this development were obtained
from the Institute of Transportation Engineers GTE) publication entitled Trip Generation,
74' Edition. The projected trips as calculated by this manual associated with general
commercial land use are typical for stand-alone commercial developments and
independent of any of the other development category data
The direction from which traffic approaches and departs the site is based 'on -the
framework of the internal and adjacent roadway network and the associated land uses
within the development. Based on the location of this development to surrounding major
cities, it was assumed that 47.5% of the traffic would travel to I-35W and then south on
that freeway, 37.5% of the traffic would travel to I-35W and then north and 15% of the
traffic would travel either within the community or in other directions. It is typical that
the PM peak hour volumes control the design of necessary cross-section roadways due to
Mr. Frank Payne,: P.E.
October 28, 2008
j of 6
a higher frequency of "errands" that are run after normal working hours or on the, way
home from a typical "9 to 5" job. However for the purpose of this study and per the
City's recommendation we have analyzed the total daily trips. Figure 2 shows the
average daily trip volumes and directional flow of traffic for the roadway infrastructure
associated with this community and the surrounding existing roadways.
Conclusions
It was not the intention of this study to determine the "final" R.O.W. dedication for all of
the on-site and off-site roadways that will be necessary to adequately serve the projected
traffic volumes associated with this development. However, this analysis gives a better
indication of the total number of daily trips and an anticipated roadway cross-section that
will be necessary to adequately handle the projected traffic flows. In addition to this, the
study provides information on the typical R.O.W. section that could be expected to be
dedicated in order to serve the subject tract if the zoning for this development is approved
by the Denton City Council. Based on the varying possibilities of types of uses within
the MU categories and an unknown residential layout within the NR districts, it will be
necessary to further analyze this development as part of the preliminary plat stage of
developmentlapproval. At that time, a further evaluation of specific intersections will be
studied to determine the necessity of right and left turn lanes and/or stops signs/traffic
signal lights. In addition to this, connectivity with adjacent undeveloped properties: can
be addressed with local residential streets and/or collector streets if required.
Mr. Frank Payne,. P.E.
October 28, 2008
6of6
Mr. Payne, I appreciate your time as well as the rest of the stars time in reviewing this
analysis, and if you have any questions or need any additional information, please feel
free to contact me.
Sincerely,
Goodwin and Marshall, Inc.
John W. Andersen II, P.E.
jwa/jc
JOHN W. ANDERSEN If
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Exhibit E
ROBSON RANCH 5-2
CAB. W, PG. 26, P. R. D.C.T.
ROBSON RANCH 5.1
CAB. W, PG. 28, P.R.D.C.T.
EXISTING
PRIVATE OPEN SPACE
28'- 29 WIDE
ROBSON RANCH 2 PF
CAB. S, PG. 227, P.R.
Jj tj 11, 2008
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t7
NR-2
PROPOSED 8' HIGH
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Inspiration
Buffer Map
October 9, 2008