1999-205
%(+$1$%$1$-"$%.1,
99205
AdditionalFileExists
AdditionalFileContainsRecordsNotPublic,AccordingtothePublicRecords
Act
Other
%(+$2#§º«(´¯º¯§²¹
AmendedbyOrdinanceNo.9935009/21/99JR
AmendedbyOrdinanceNo.200032109/12/00JR
AmendedbyOrdinanceNo.201231511/06/12JR
Note Amended by Ordinance No 99-350
NOTE Amended by Ordinance No 2000-321
ORDINANCE NO ¢~7-~
AN ORDINANCE OF THE CITY OF DENTON, TEXAS, INITIALLY DESIGNATING A
PLANNED DEVELO?MENT (?D) ZONINO DISTRICT CLASSIFICATION AND USE
DESIGNATION FOR 502 88 ACRES OF LAND GENERALLY LOCATED NORTH OF THE
CITY OF ARGYLE, SOUTH OF JOHNSON ROAD BETWEEN INTERSTATE 35B AND
HIGHWAY 3??, PROVIDING FOR A PENALTY IN THE MAXIMLrM AMOUNT OF
$2,00000 FOR VIOLATIONS THEREOF, PROVIDING FOR SEVERABILITY AND
PROVIDING FOR AN EFFECTIVE DATE (Z-99-041)
WHEREAS, Binary Investment, Inc on behalf of Violet Propertms, L P has apphed for
zoning 502.88 acres of land as a Planned development (PD) zoning d~stnet classlfieatmn and use
designation, and
WHEREAS, on June 9, 1999, the Planmng and Zomng Commmmon recommended
approval of the requested zomng, and
WHEREAS, the Cxty Council finds that the zorang will be in comphance w~th the 1988
Denton Development Plan, the 1998 Denton Plan Pohcms, and the 1999 Growth Management
Strategms and Plan, NOW, THEREFORE,
THE COUNCIL OF THE CITY OF DENTON HEREBY ORDAINS
SECTION I. District Estabhshed That the 502 88 acres of land described in the legal
description attached hereto and incorporated here~n as Exhibit "A" m zoned Planned
Development (PD) zoning d~stnet clasmfieatmn and use designation under the comprehensive
zoning ordinance of the C~ty of Denton, Texas
S]~CTION II Concept Plan That Exhibit "B", attached hereto and incorporated ~nto th~s
ordinance by referanee, m approved as the Concept Plan for the dmtnct Land uses, open space
and pubhe famlmes authorized or reqmred for the dmtnct shall be located generally as designated
on the concept plan and shall be subject to the standards and conditions set forth in flus
ordinance If demgnated rotes for public buildings are not donated to or acquired by the
appropriate governmental entity, such rotes may be used for one-family dwelhngs subject to the
standards and condmons set forth ~n thru ordinance
SECTION HI Lan~t Uses That the following land uses are anthonzed witban the
d~stnct
(1) one-family dwellings detached, not to exceed a gross denmty of 3 25 umts
per acre, prowded, however, that the land area used ~n such calculatton
shall be net of the area of any school rote that m to be de(hcated to or
acquired by a school dmtnct,
(2) uses accessory to one-family dwelhngs,
(3) other signs conforming to C~ty of Denton sign ordinance,
(4) home office as accessory use,
(5) pubhc schools and other government buildings, structures and facilities,
(6) parks and reereatmnal faclhtaes, including trmls, subject to eonthtions set
forth an section VI,
(7) detached hying quarters, and any use allowed in a One-Family Dwelling
Unit (SF-7) District by Specffic Use Permit, subject to standards and
procedures set forth an sections 35 - 106 to 35-115 Inclusive, of the zoning
ordinance
SECTION IV Lot Size Mix That, consistent with the density hmltations set forth in
section 2, 'the following mix of lot s~zes is authorized within the dismct
(1) at least 150 lots 8,400 sq ft or greater ~n size,
(2) at least 600 lots between 7,000 sq fl and 8400 sq ft ~n s~ze,
(3) for the remmnder of the lots, between 5,500 sq ft and 7000 sq fl in size
SECTION V Develonment Standards. That one-family dwellings within the district are
subject to the following development standards by lot size
Mm Lot Size 8,400 sf* 7,000 sf 5,500 sf
Mm Lot Width 70' 60' 50'
Mln Lot Depth 110' 105' 105'
Max Bldg Coverage 50% 50% 50%
Open Space per Lot 20% 20% 20%
Front yard set-back 25' 20' 20'
Rear yard set-back 20' 20' 15'
Side yard set-back 7' 5'
Max Height 36' 36' 36'
PAGE 2
Enclosed Garages ** 2 car 2 car 2 car
Masonry requirement *** 80% 80% 80%
* Dimensional standards for 8400 sq ft lots also apply to
larger lot sizes
** Attached or detached, cannot extend in front of house
Must be flush or reoessed from front facade
*** 80% of the surface area of all exterior walls excluding
donners, gables, porches, windows, doors, and bay windows
prowded that 100% masonry ~s reqmred for the front s~de of
res~dentml structures Masonry ~ncludes brick, stone, or stucco
SECTION VI. ~0ndards A~ahcable to Partacular Uses That the following addmonal
standards apply to particular uses authorized w~thm the d~stnct
(1) Trails Design of park trails and urban trails shall be d~fferent~ated m
accordance w~th the Concept Plan Trails located on residential streets
shall be 8 feet w~de Where a residential trail exists on one s~de of a street,
no s~dewalk ~s required on the opposite s~de Trails located along parks,
lakes and open space or between lots shall be of a w~dth and material
agreed to between the Oty Parks Department and the Property Owner
Materials must be less ~ntruswe and less expensive than concrete Trails
shall lead to the neighborhood centers, schools, parks and open spaces
designated in the Concept Plan
(2) M~scellaneous uses All mailboxes, street signs and hght poles shall be
themed to match and differentiate the development Entry features such as
s~gnage, landscaping and other s~gns meeting Oty Code may be placed an
the street median, subject to plat rewew
SECTION VII Landscanme That landscaping shall be xnstalled as required by C~ty
ordinance, except that each lot must have at least one 4-tach caliper tree measured 36 mches
above the ground m the planting area between the s~dewalk and the street
SECTION VIII Pubhc Facilities That pubhc facilities shall be ~nstalled m accordance
w~th the following standards
(1) Roads
a Perimeter collector roads shall conform to the street standards set
forth m the Streets Chapter of the Draft Denton Comprehensive
Plan, wbach is attached hereto as Exhibit C and ~ncorporated by
reference here~n
PAGE 3
b The internal collector road, which will access the school and the
neighborhood center, will be constructed using the City's current
street standards, except that the right-of-way shall be 65 feet in
width, there shall be two 6-foot planting areas adjacent to the curb,
one side of the road shall have an 8-foot sidewalk and the other
side shall have a 4-foot sidewalk
c Internal residential streets will be built according to current street
standards, except that there shall be a 5-foot planting area between
the sidewalk and street paving
d Some traffic circles, as described in Exhibit C, shall be utilized to
reduce speed along the longer direct roads
e Alleys are not required, provided that, if alleys are used, both
streets and alleys shall be built according to standards in Exlublt C
for streets
(2) Sidewalks All sidewalks shall be 5 feet wide, unless allowed othar~ase
by this ordinance
SECTION IX Ad~lll;a0nal Conditions That the following conditions shall apply within
the district
(1) All residential lots adjacent to Crawford Road shall be a minimum of
10,000 sq ft
(2) A twenty-foot (20') buffer yard shall be established along and measured
from Crawford Road dedicated right-of-way, in which trees shall be
preserved to the maximum extent possible
SECTION X Zoning Man That the City's official zomng map is amended to show the
designation of flus zoning district classfficatlon
SECTION XI Penalty That 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 XII Effective Date That flus 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 th~s ordinance to be published twice in the Denton Record-Chromcle, a dmly newspaper
published m the City of Denton, Texas within then (10) days of the date of its passage
PAGE 4
SECTION XIII Severabthty That the terms and provisions of this ordinance shall be
deemed to be severable and if the vahd~ty of any section, subsection, sentence, clause or phrase
of this ordinance should be declared to be invalid, the same shall not affect the vahdlty of any
other section, subsection, sentence, clause or phrase of th~s ordinance
J~LER, IglAYOR -
ATTEST
JENNIFER WALTERS, CITY SECRETARY
APPROVED AS TO LEGAL FORM
HERBERT L PROUTY, CITY ATTORNEY
PAGE 5
EXHIBIT A
LEGAL DESCRIPTION
502 880 ACRES
BEING A 502 880 ACRE TRACT OF LAND SITUATED IN THE WILLIAM SMITH
SURVEY, ABSTRACT NO 1182 AND 1187, THE MARY SMITH SURVEY, ABSTRACT
NO 118 l, THE SPENCER GRAHAM SURVEY, ABSTRACT NO 468, THE B B B & C R R
SURVEY, ABSTRACT NO 158, AND THE E PIZANO SURVEY, ABSTRACT NO 994,
DENTON COUNTY, TEXAS AND BEING PART OF TRACT I CONVEYED BY DEED TO
VIOLET PROPERTIES ASSOCIATES, L P, RECORDED IN COUNTY CLERK'S FILE NO
98- 019205, REAL PROPERTY RECORDS, DENTON COUNTY, TEXAS SAID 502 880
ACRE TRACT, V/ITH BEARING BASIS BEING THE MOST EASTERLY LINE OF SAID
TRACT I, BEING MORE PARTICULARLY DESCRIBED BY METES AND BOUNDS AS
FOLLOWS
BEGINNING AT A 1/2" IRON ROD FOUND FOR THE NORTHWEST CORNER OF SAID
TRACT I, SAID POINT BEING ON THE SOUTHEAST RIGHT-OF-WAY LINE OF
INTERSTATE HIGHWAY 35-W (A VARIABLE WIDTH RIGHT-OF-WAY),
THENCE, DEPARTING SAID SOUTHEAST RIGHT-OF-WAY, ALONG THE COMMON
LINE OF AFORESAID TRACT I AND THE SOUTH LINE OF TRACT II CONVEYED BY
SAID DEED TO HILLWOOD/M¢CUTCHIN, LTD RECORDED IN VOLUME 2470, PAGE
678, DEED RECORDS, DENTON COUNTY, TEXAS, TH~ FOLLOWING THREE
COURSES AND DISTANCES
SOUTH 89 DEGREES 57 MINUTES 58 SECONDS EAST, A DISTANCE OF 274 15
FEET TO A 1/2" IRON ROD FOUND FOR CORNER,
SOUTH 00 DEGREES 27 MINUTES 57 SECONDS WEST, A DISTANCE OF 497 64
FEET TO A 1/2" IRON ROD FOUND FOR CORNER,
NORTH 89 DEGREES 58 MINUTES 18 SECONDS EAST, A DISTANCE OF 2290 42
FEET TO A 1/2" IRON ROD FOUND FOR CORNER IN JOHN PAINE ROAD ( A
VARIABLE WIDTH PRESCRIPTIVE RIGHT-OF-WAY),
THENCE NORTH 00 DEGREES 06 MINUTES 45 SECONDS WEST, WITH THE GENERAL
DIRECTION OF JOHN PAINE ROAD, ALONG THE WEST LINE OF SAID TRACT I, AND
' F
THE EAS,T LINE O SAID HILLWOOD/M¢CUTCHIN, LTD TRACT II, A DISTANCE OF
3640 35 FEET TO A 1/2" IRON ROD FOUND AT THE INTERSECTION OF SAID JOHN
PAINE ROAD AND JOHNSON ROAD (A VARIABLE WIDTH pRESCRIPTIVE RIGHT-
OF-WAY), FROM WHICH A 60D NAIL BEARS NORTH 36 DEGREES 41 MINUTES 03
SECONDS WEST, A DISTANCE OF 9 38 FEET,
I \SLD\WILLOWLKg98200401%SDATA%DENTON INS
May 28, 1999'
THENCE NORTH 89 DEGREES 44 MINUTES 44 SECONDS EAST, WITH THE GENERAL
DIRECTION OF JOHNSON ROAD, ALONG THE NORTH LINE OF SAID TRACT I, THE
NORTHERNMOST SOUTH LINE OF SAID HILLWOOD/McCUTCHIN, LTD TRACT II,
AND THE SOUTH LINE OF A TRACT OF LAND CONVEYED BY DEED TO ALBERT R
HUGHES, RECORDED IN VOLUME 3129, PAGE 752, DEED RECORDS, DENTON
COUNTY, TEXAS, A DISTANCE OF 3083 72 FEET TO A 1/2" IRON ROD FOUND AT THE
NORTHEAST CORNER OF SAID TRACT I, AND THE NORTHWEST CORNER OF A
TRACT OF LAND CONVEYED BY DEED TO L Z BROWN, RECORDED IN VOLUME
290, PAGE 382, DEED RECORDS, DENTON COUNTY, TEXAS,
THENCE SOUTH 00 DEGREES 28 MINUTES 34 SECONDS WEST, ALONG THE EAST
LINE OF SAID TRACT I AND THE WEST LINE OF SAID BROWN TRACT, A DISTANCE
OF 2769 75 FEET TO A 5/8" IRON ROD FOUND AT THE SOUTHWEST CORNER OF
SAID BROWN TRACT AND THE NORTHEASTERLY INTERIOR ELL CORNER OF SAID
TRACT I,
THENCE SOUTH 88 DEGREES 19 MINUTES 00 SECONDS EAST, ALONG THE
COMMON LINE OF SAID TRACT I A.ND THE SOUTH LINE OF SAID BROWN TRACT, A
DISTANCE OF 2347 45 FEET TO A 1/2" IRON ROD FOUND FOR THE NORTHEAST
CORNER OF SAID TRACT I AND THE SOUTHEAST CORNER OF SAID BROWN
TRACT, SAID POINT LYING ON THE WEST LINE OF A TRACT OF LAND CONVEYED
BY DEED TO WILLIAM T SMITH AND WIFE, NONA SMITH, RECORDED IN VOLUME
284, PAGE 187, DEED RECORDS, DENTON COUNTY, TEXAS,
THENCE SOUTH 00 DEGREES 32 MINUTES 58 SECONDS WEST, ALONG THE
COMMON LINE OF SAID TRACT I AND SAID SMITH TRACT, A DISTANCE OF 148 29
FEET TO A 2" IRON PIPE FOUND IN THE NORTHWEST RIGHT-OF-WAY OF LINE OF
AFORESAID TEXAS AND PACIFIC RAILROAD (A 100 FOOT RIGHT-OF-WAY),
THENCE SOUTH 27 DEGREES 34 MINUTES 34 SECONDS WEST (BEARING BASIS),
ALONG SAID NORTHWEST RIGHT-OF-WAY, A DISTANCE OF 1746 79 FEET TO A
POINT FOR CORNER, SAID POINT LYING ON THE NORTH LINE OF CITY LIMITS FOR
THE CITY OF ARGYLE AS DESCRIBED IN VOLUME 794, PAGE 388, DEED RECORDS,
DENTON COUNTY, TEXAS,
THENCE NORTH 89 DEGREES 48 MINUTES 30 SECONDS WEST, OVER AND ACROSS
SAID TRACT I AND ALONG SAID NORTH LINE OF THE CITY OF ARGYLE, PASSING
AT A DISTANCE OF 4584 09 FEET THE NORTHERLY NORTHWEST CORNER OF SAID
CITY OF ARGYLE AND CONTINUING IN ALL A TOTAL DISTANCE OF 4609 09 TO A
POINT FOR CORNER IN WEST LINE OF AFORESAID JOHN PAINE ROAD AND BEING
25 FEET EAST OF THE WEST LINE OF THE CITY OF LIMITS OF THE CITY OF
ARGYLE AS DESCRIBED IN SAID INSTRUMENT,
1 \SLD\W1LLOWLK~98200401 ~DATA'd3ENTON FNS
May 28, 1999
THENCE SOUTH 00 DEGREES 08 MINUTES 54 SECONDS EAST, WITH SAID WEST
LINE OF JOHN PAINE ROAD AND 25 FEET WEST OF AND PARALLEL TO THE SAID
WEST LINE OF THE CITY LIMITS OF THE CITY OF ARGYLE, A DISTANCE OF 767 10
FEET TO A POINT FOR CORNER, SAID POINT LYING 25 FEET NORTH OF THE NORTH
LINE OF THE SAID CITY LIMITS OF THE CITY OF ARGYLE AS DESCRIBED IN SAID
INSTRUMENT,
THENCE SOUTH 89 DEGREES 57 MINUTES 52 SECONDS WEST, WITH THE
NORTHERLY LINE OF CRAWFORD ROAD ( A VARIABLE WIDTH PRESCRIPTIVE
RIGHT-OF-WAY) AND 25 FEET NORTH OF AND PARALLEL TO THE NORTH LINE OF
THE SAID CITY LIMITS OF THE CITY OF ARGYLE AS DESCRIBED IN SAID
INSTRUMENT, A DISTANCE OF 2350 87 TO A POINT FOR CORNER IN THE EAST LINE
OF A TRACT OF LAND CONVEYED BY DEED TO JOE T SIMPSON AND SPOUSE,
BARBARA J SIMPSON, RECORDED IN VOLUME 3097, PAGE 570, DEED RECORDS,
DENTON COUNTY, TEXAS,
THENCE NORTH 00 DEGREES 06 MINUTES 15 SECONDS EAST, ALONG THE WEST
LINE OF SAID TRACT I AND THE EAST LINE OF SAID SIMPSON TRACT, A DISTANCE
OF 372 84 FEET TO A 5/8" IRON ROD FOUND AT THE NORTHEAST CORNER OF SAID
SIMPSON TRACT,
'1 HENCE NORTH 89 DEGREES 47 MINUTES 03 SECONDS WEST, ALONG THE SAID
WEST LINE AND THE NORTH LINE OF SAID SIMPSON TRACT, A DISTANCE OF
199 88 FEET TO A 1" IRON PIPE FOUND AT THE NORTHWEST CORNER OF SAID
SIMPSON TRACT IN THE EAST LINE OF A TRACT OF LAND CONVEYED BY DEED
TO JED ARTHUR COOPER AND WIFE, CAROL JOY COOPER, RECORDED IN VOLUME
3097, PAGE 459, DEED RECORDS, DENTON COUNTY, TEXAS,
THENCE NORTH 00 DEGREES 12 MINUTES 13 SECONDS EAST, ALONG SAID WEST
AND EAST LINES, A DISTANCE OF 428 63 FEET TO A 1/2" IRON ROD FOUND AT THE
NORTHEAST CORNER OF SAID COOPER TRACT,
THENCE SOUTH 89 DEGREES 43 MINUTES 30 SECONDS WEST, ALONG SAID WEST
LINE, THE NORTH LINE OF SAID COOPER TRACT, AND THE NORTH LINE OF A
TRACT OF LAND CONVEYED BY DEED TO DOUGLAS TURNER AND WIFE,
JEANETTE, RECORDED IN VOLUME 643, PAGE 443, DEED RECORDS, DENTON
COUNTY, TEXAS, A DISTANCE OF 437 36 FEET TO A 2" IRON PIPE FOUND IN THE
EAST LINE OF TRACT IV CONVEYED BY DEED TO HILLWOOD/McCUTCHIN, LTD,
RECORDED IN VOLUME 2470, PAGE 678, DEED RECORDS, DENTON COUNTY,
TEXAS,
THENCE NORTH 00 DEGREES 28 MINUTES 31 SECONDS WEST, ALONG SAID WEST
I \SLD\WILLOWLK\98200401~SDATAkDE'NTON INS
May28 1999
LINE AND THE EAST LINE OF SAID TRACT IV, A DISTANCE OF 499 36 FEET TO A 1"
IRON ROD FOUND IN THE AFORESAID SOUTHEAST RiGHT-OF-WAY LINE OF
INTERSTATE HIGHWAY 35-W (A VARIABLE WIDTH RiGHT-OF-WAY),
THENCE ALONG SAID WEST LINE AND SAID SOUTHEAST RIGHT-OF-WAY, THE
FOLLOWING THREE COURSES AND DISTANCES
NORTH 29 DEGREES 23 MINUTES 45 SECONDS EAST, A DISTANCE OF 692 68
FEET TO A CONCRETE MONUMENT FOUND FOR CORNER,
NORTH 23 DEGREES 59 MINUTES 37 SECONDS EAST, A DISTANCE OF 201 38
FEET TO A CONCRETE MONUMENT FOUND FOR CORNER,
NORTH 29 DEGREES 23 MINUTES 41 SECONDS EAST, A DISTANCE OF 50 58
FEET TO THE POINT OF BEGINNING AND CONTAINING 502 880 ACRES OF
LAND, MORE OR LESS,
SURVEYORS CERTIFICATE
I, MICHAEL J BAITUP, REGISTERED PROFESSIONAL LAND SURVEYOR IN THE
STATE OF TEXAS, DO HEREBY CERTIFY THAT THE HEREON LEGAL DESCRIPTION
ACCURATELY REPRESENTS THE DESCRIBED PROPERTY AS DETERMINED BY A
SURVEY, MADE ON THE GROUND UNDER MY DIRECTION AND SUPERVISION AND
5/8" IRON RODS CAPPED "CARTER & BURGESS" HAVE BEEN SET AT ALL
BOUNDARY CORNERS, UNLESS OTHERWISE NOTED THE MONUMENTS OR
MARKS SET, OR FOUND, ARE SUFFICIENT TO ENABLE RETRACEMENT
REGISTERED PROPESSIONAL LVAND SURVEYOR ~
TEXAS REGISTRATION NO 4574
] ~SLD\WILLOWLK\9820~40 I~SDATAkDENTON FNS
May28 1999
EXHIBIT B ~
EXHIBIT C
June 22, 1999
Public Review Edition
Figure 15.3
Proposed Austin-Locust Street
Conservation District
s
=, Post 1950
= Burned or Demolished
= G~a~ not S~eyed
F~gure 15.4
Proposed Bell Avenue
Conse~ation District
C LMy Doc u ments\ComprehcnslvePlan~Pubhc Review Edition []
~ 1999
Pubhc Revle~ Edition
C HIST~
1 Goal
Protect individual sites or aspects &areas identified as being of historical significance
2 Strategies
The city will encourage voluntary landmark designation as a vehmle to protect sites with historical
sigmficance
In those cases where structures located in the downtown area do not qualify for historic designation,
encourage use of Property Appearance Guidelines when renovating, to maintain a consistent and
aesthetic atmosphere
When improving infrastructure witlun bastonc districts, efforts will be made to identify and preserve
historically slgmficant features Infrastructure construction will be reviewed by participating de~
partmcnts prior to perfomung work
D. ARCHEOLOGICAL RESOURCES
1. G0al
Protect remalmng archeologlcal resources
2. Strategy
Steps should be taken to ensure that important remains and artifacts are not d~sturbed whenever
possible in some instances, mitigation may be achieved simply through documentatl°n rather than
complete preservation The presence of archaeological remains and artifacts may not necessarily
prevent development of a site
Section 15The Street
The "Street" can be defined as the most important, endnnng pubhc space that determines our urban
environment The "Street" should be comfortable and enjoyable, as well as provide efficient movement
of people and goods
· The "Street" is the single largest public space in the City and should be acknowledged on
that level
· The street should complement the distinctive character of the neighborhood or district while
providing connections to adjoining neighborhoods
· Formation of the Street will include prescriptive standards, whmh specify exactly how a
facility is to be built and performance standards that describe the objectives a facility will
meet Our "Streets" need to be aesthetically and environmentally pleasing and sensatwe to
local situations and needs []
C ~Vly Documents\Comprehens~vePlan~Pubhc Review Edition
Dratt tan June 22, 1999
Pt~bhc ReMev~ Edition
· Costs should be based on cons~deration of life cycle costs, level ofservme, and level of risk
and Lmpact of faclhty failure
· The "Street" has a major ~mpact on creatmg development that ~s sustainable, famhtatlng a'
walkable community, and creating a pleasant and nurttmng enwronment for our citizens
· By better dlstnbutlng the cost per household through increased densmes, the cost benefits of
these new street requirements outweigh the m~tlal costs and in fact the per dwelling unit cost
is lower than conventional development Public benefits include redumng the burden of the
infrastructure and the tax base as well as increasing in ~nfrastructure sustalnabd~ty
· The large lot street sectmn ~s baslcly the same as currently used m residential developments
of all densities
· Reductions ~n residential speed hm~ts are included benefits along w~th reductions in street
pavement widths, strengthened pedestaamsm, traffic calming useage and safety factors
In recent lustory, Denton has developed exclusively on the back of the single occupant vehicle Suburban
sprawl has impacted our highways and C~ty roadways as people find their way through Denton on
regional taps or ~nto Denton from outlying areas The largest single issue we face ~s reducmg the need to
continually expand the Transportatton Roadway System The best available solution is to embrace
dense, more compact development such as the Urban Village concept where taps are satisfied internally
using Multi-Modal Transportatton Modes
L
Street Development
Streets are generally classified ~nto Freeways, Major Pmenals, Secondary Arterials, Collectors and
Local/Res~dentml Streets Each of these Roadway Classfficat~ons has tm~que street sections, amenmes
and assocmted infrastructure The
development of these sections need to._~[
provtde the bas~s for sustainable
STREETS AND ALLEY
¢
an ~ntereonneeted or grid system w~th smaller
blocks and more dense development (F~gure 1)
16 The interconnected system prowdes
multiple routes that d~ffuse automobile traffic,
and also shorten walking distances The
pattern keeps local traffic offregtonal roads F~gure 16 1 Grid Pattern Development
C Wly Documents\Compmhens~vcPlanWubhc Re,new Edmon []
Dratt De }rehensive ] June 22, 1999
Pvbhc Re~e~ F{htmn
and regional traffic off local streets The streets in a neighborhood need to be designed to provide
equitably for pedestrian comfort and automobile movement Slowing the automobile and increasing
pedestrian activity encourages the casual meetings that form the bonds ora commumty Traffic calming
as referenced m the Traffic Calming Pohcy should be designed into new subrhvlslons Additonally, cul- ·
de-sacs are not allowed
This proposal addresses the separation caused by the conventional "ranch home" or "estate lot" concept
by moving the home toward the street using bmld-to lines from the right-of-way Build-to lines reqmre
structures to be set at a specific llne parallel to the street The existing setback criteria are not compat-
ible with the creation of interaction because of the separation of the home from the street
Special res~dentml lot conditions at block ends may not require street frontages where the front yard
faces onto a green or commumty space and there is alley ac-
cess to the property Supplemental parking is required in this ,
instance within the block Rear C / L Rear
Yard , Yard
1 Residential Alley I
New neighborhoods and districts w~th lots less than 10,000
square feet will use pubhc alleys for primary access (Fig-
ure 16 2) The alley will be dedmated to the public Sohd
Waste service will work to serve from the alley The alley
also serves as fire protect}on access 20'
F~gure 16 2 Residential Alley
2 Residential Lane
This street is designed to reduce
the impermeable area from current ~'~ I~ ~6
standards Mule providing for ba-
sic access needs (Figure 16 3)
This street section or the Residen-
tlal Street may be used at the d~s- _~ Lt--<- '~ ~,,~* Reserved
cretion ofthe designer. Alleysrequlred ~ ~" ~,P~./ant/ngrea
· Use with lots less than -" ' ' t J; -' - '~"
· Ingress & egress from rear "" 5' 1 ,
lot hnes 20 Feet
· No on-street parking al-
lowed 42 Feet
· Supplemental parking ~n-
sets required w~thm the
block or block ends Figure 16 3 Residential Lane
C ~My Documenls\Comprehens~vePlan~Pubhc Re,new Ed;tton []
D~ ~hensive Plan June 22 1999
Pubhc Rex~e~ Fthtlon
3 Residential Street
This street Is designed to reduce the
impermeable area fi:om current start- C 6' Mm
dards while provldmg for basic aC-Residential Lane
cess needs (Flgnre 16 4)This street
section or the may__
be used at the discretion of the de- -~ - ..........
signer
· Alleys required 22 Feet
· Use with lots less than 44 Feet
10,000 SF
· Ingress & egress fi:om rear Figure 16 4 Residential Street
lot lines
· Parking allowed one side
4 LargeLotStreet
The large lot (10,000 SF or more)
street allows on-street parking on ..._.____..
both sides with the travel lane in '"'~.
.~ ~_..~Reserved
the middle (Figure 16 5) Use of ~ "--~... ~ ~7~fi.- Planting
pervlous materlals for private car ~_~
storage and shared dnveways ~s fa- -
vorable
· Sumlar to current residen-
tial street section 28 Feet
· No alleys 50 Feet
· Ingress & egress from
shared driveways
· Parking allowedbothsldes Figure 16 5 Residential Large Lot Street
of the street
5 Rural/Suburban Street
On the outskirts of the City's urbamzmg area, this street section will be ut~hzed for properties subdi-
vided Into one acre or more This section will remain the same with 24 feet of pavement and borrow
ditches along either side of the pavement
C kMy Document~\ComprehenstvcPlanWubh¢ Review Edition []
June 22 1999
Public Re~e~ Fdltlon
6 Courtyard Street Path
The courtyard street is designed for use Access ......
w~th e~ther small or large lot develop-
ment (Figure 16 6) The Courtyard } Large I ·
Street block length IS no more than 150 Allowed
feet to facilitate fire service No lots Alley
will have frontage at the ends of the
courtyard so that clear pedestratn pas- Shared
sage and view comdors can be used to
connect to these systems
· One-way street section 6' Reserved
· Alley used for small lots
· Ingress & egress from shared
driveways at large lots
· Supplementalparlangreqmred
· Access to path system requtred
at courtyard end Street Access
· No private lot frontage at end
of courtyard
Figure 16 6 Courtyard Street
7 Neighborhood Sidewalks, Land-
scaping and Visibility / ,~~
The sidewalk section for all residential cross sec-
tlons will be 5' to allow two persons to walk to-
gether (Figure 16 7) Sidewalks and crosswalks will
~nclude alternative pawng materials such as concrete
and pervious paver materials to promote aesthetics
that blend into the netghborhood concept versus the
starkness of concrete The sidewalk sectton will be
placed at the n t-of-way line to separate pedestri-
ans from vehicles and to aid m connecting the resl-
dentlal structures The residential sidewalks are ex-
pected to connect to other sidewalk systems and
trails
All of the proposed residential sections will provide ~c---f_ .~ ~- ~..
a minimum 6' landscaped area between the sidewalks
and the curb Street trees will be placed in this area t ~
along with other neighborhood specific landscaping
to establish the character or theme of that district
Figure 16 7 Stdewalks,
Comer ehps for residential streets will be 15' Landscaping and Visibility
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June 22 1999
~n Eom Pnbhc P.e~e~ Ethtlon
B COLLI~CTOR STREETS
Collector streets will have multiple functions, all of
which are different than residential streets Collectors
have to play a major part m astabhslung the multi-
modal system The collector has to provide equal or
better aesthetic features to maintain the character es-
tabhshed in the ras~dentlal areas Larger comer clips
of 25' to 50' will be provided at intersections to en-
courage lmas of sight, landscaping, and adequate room
for utility transitions The Ras~dentml Collector collects
the traffic from residential streets and takes it to m~-
nor destinations or to arterial streets The lane width
will be at the mlmmum allowed to promote slower
speeds The collector streets complete the overall Figure 16 8 Traffic Circle
· Slow traffic, add interest and set a comer
system connections of the grid patterns (F~gure 15 1) intersection by g~wng it a sense of place
defined m the residential streets The shorter block
lengths and features such as traffic
circles (Figure 16 8) will reduce
speeds to encourage the feeling of
safe interactions between the --~""~'l"'tr-qrl..,,~ ?-- -. ~--------~
modes of transportation ,e,,~,~ Lla.a.a
Traffic calmlng design techniques [~
will be used on the residential col .... --
lectors Access management re- ~ ~ ~
qmrements apply utflimng tech-
tuques like shared access, driveway ..
separation, and comer clearances Figure 16.9 .
to agmn maximize capacity while Street Design Features
lmprowng the aesthetm character-
istics
Pdght-o f-way for the res~dentml collectors will prowde adequate lines of sight and promote vertical sight
clearance levels for landscaping Special right-of-way flares are encouraged to create specml design
features (Figure 16 9) such as seating areas, landscaping features, or pubhc art along the linear sections
Separations caused by the conventional retad and commercial will now be realized as mixed uses with
vertical integration of offices, retail, and residential The urban village concept moves these types of
stmcturas to a determined line offset from the street right-of-way edge which becomes the bmld-to hue
requirement (Figure 16 10)
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Dt tensive Plan June 22.1999
Pubhc Rev~e~ Fthtton
Build -to Lines all sauctures must be
placed at this hue along front and side
yard s~:eet frontages ~ "~.
Ftgure 16 10 Build-To Lines
1 CommercialAlley .,..,~
The Commerctal Alley section (F~gure 16 11) wall be used to promote I
better vtew hnes, servtclng, parlang access and to separate the track ~
traffic from the mixed use customers The alley also serves as add~ ..... ~
t~onal fire access around the commercml structures , Pavement
.~_ 20 Feet
Ftgure 16.11
Commercial Alley
The Residential Avenue wall promde ..I..
for an outside lane on each s~de for ' ~ Reserved
~e~ddle~t~el6 12) Nosmglo { ~ _ 1~._ Area
family fi°ut °r re~ Y~d k°ntages -' -~' ''~'~ z{6'
Driveway access wall be to ~e re~
along the Res~dentml ~ley where 64'
attached housing or o~er uses oc-
c~ along ~s street
F~gure 16 12 Resldentml Avenue
P~Mngbothmdesofthe
s~eet
= No smgle fmfly ~ont or re~ y~d ~ontages
= ~ess ~d e~ess ~om the re~ at the alley
C ~y D~u~XCo~mhenstvePl~ubhc Remaw ~on
June 22 1999
Dralt D ensive ] Pubhc ReA le~ Fd~t~on
3 Main Street /
Mixed Use Collector
The Main Street/Mixed Use Col- 6' Mm
~[}a/_ Reserved
~f/fl~ Plant,ng
widths to promote the flow oftraf- ' A
tic and blend the neighborhood ~ '
commercial/mixed use center traf- [
tic that includes service trucks ti r , ,
(Figure 16 13)Accessmanage--' , ~- '
ment regulations will apply to lm- ' 8' ' 22'
prove capacity and sight lines '~- 39'
· Parking on both sides 70'
· Single fanulyresident~al
lots front and rear yard Figure 15 13 Main Street / Mixed Use Collector
frontages not allowed
· Ingress and egress from
the rear at the alley
4. Commercial/
Mixed Use Center Collector
Commerelal/Maxed Use Center Col-
lectors (Figure 16 14) will be pro- ~- ~ ~
vlded m comrnerclal/rmxed use cen- ~~~ ~ ~ ~/~"-
6' Reserved ..
creased capacity, trucks, and the in- l~i~taann~ ',
teraction of the multi-modal trans- ~ ~ Area or
portation system These roadways ~ _.~ Tree I ~t_ ~! ·
will provide for four standard size- ~ ~,'~7.~ [
lanes with no parking allowed At
intersections with arterials, the nght- '
of-way should be expanded to pro-
vide adequate space for nght turn 73'
lanes on and offthe arterial Alleys
will be utilized for servicing, park- Figure 16 14 Commercial Center Collector
mg access, and to seperate track traf-
fic from the typical user
· 2 travel lanes with parking or 4 lanes with no parking allowed
· Single family residential lots front and rear yard frontages not allowed
· Ingress and egress from the rear at the alley
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Pubhc Re~ le~ Fdltton
5 Miscellaneous Collector Issues
·., ~. , ...~t*'~'~n, ..~',
Sldew~Hbc 8' w~deplac~onbo~s~des L., , . v.,~ ,.,,.
to create Cl~s Two Paths ~at would blend '. q "~'~' ~LA~, -.
pedesm~ ~db~cyele~a~c~m~e 16 15) '
Since one of~e ~ctxom of~e Cl~s H Pa~
~s to c~ bicycle tramc, the mum surface of
the walk should be concrete Concrete pav-
ers ore,er ~e s~ace materials may be used
when co~erc~a~m~xed use s~c~es abut
· e n~t-of-way line m ne~borhood or com-
mercial ~xed use centers ..
Pavers, other s~mtl~ paving materials, ~d
those wx~ rou~ tex~es ~at cause t~e w- F~gure 16 15 S~dewalks
Figure 16.16 Pavers
Figure 16.17 Transit Oriented Design bratlon will be used to enhance the
aesthetic features at intersections,
areas of interest, special nodes and
comdors, at cross walks, at parks or transit areas, to call attention to the driver that their vehicle IS
in an intersection, and to alert drivers to slow their vetacles (Figure 16 16)
Provisions will be made to incorporate transit oriented design into the overall design of collectors
Transit oriented design (TOD) features will be considered essential for Fagh density attached hous-
ing, mixed use and large retail or employment centers (Figure 16 17)
Collector streets will also integrate a reserved planting area to provide opportunities for landscaping
and district themes for greenery
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Plan June 22,1999
Pubhc Re~le~ Edition
C ARTERIALS
Arterials are classified into Primary (Major) and Secondary Arterials are designed to carry traffic across
a district of town (secondary) or to provide major noah/south or east/west routes across the city (ma-,
jor) All arterial streets should be divided with a median (Figure 16 18)
~ Reserved Medmn - ' --'
al~,'~ Planting Area Reserved Pl'ant~g
~'~,~_.~ ..... ' ~'~r,N[..,~k~~ but no less ~an 10'~.~
~ "~~~ B~e Lane
24' Median at
4' ~ Artenals
1' 12' -
30'
84'
Major Artenal 130' - 160' Right-of-Way
Secondary Arterial 120' Right-of-Way
Figure 16 18 Primary and Secondary Arterials
· No parking allowed
· Reserved planting in the median and along both sides of paved lanes
· Limited ingress and egress through shared drives and connecting streets
· Off-street parking to side or rear of structures
· No residential front or rear yards adjacent to artenals
· Bike lanes required
· Transit nodes and bus queue jumpers
· Special features
1 ArterlalLanes & Access Management
Arterials will provide four lanes in the secondary classification and six lanes in the major classifica-
tion The lanes shall be standard width except the out lane on each side will provide for an integrated
bike lane The design of the lnterseehon will blend the multi-modal nodes so that the transfers and
Interactions occur safely and efficiently Access management tools will direct the traffic at collector
connections to the arterials and some mlmmlzed shared driveway connections
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June 221999
Dr: )rehen~ Pubhc Re~le~ Edition
2 Bikes Lanes, Furniture & Transit Stops
The arterials will provide bike lanes on the out-
side edges of the pavement by wldemng the lane
several feet (Figure 16 19) Provisions will be ·
made for transit oriented designs (TOD) lnelud-
lngtransltstops, parkandndes, andotherfea-
tures Bus Queue jumpers (special bus lanes
through intersections) are desired at major inter- tjtlttttj, tlJ.it,jtjttou/.ttlltaalajjtj.~llttillltilllijtJuj/jlJ
sections along arterial streets (Figure 1620) Figure 1619 Bicycle Lane
Transportatmn furmture demgn should promote
the use ofpubhc transit
3. Utilities, Walkways & Planting Areas
The outer portion of the right-of-way will be used
for utilities and pedestrian walkways Specific
space wall be provided for major utility lines m
addition to the reserve for sidewalks and the
planting area Pedestrians will remain on the side-
walks that reduce back down to 5' fi.om the larger
collector standards
Figure 16.20 Bus Queue Jumpers
4. Nodes & Corridors
Patenals and arterial intersections will normally be con-
sldered transportation comdors and nodes where spemal
landscaping, pavement materials and other building re-
qmrements are part of the overall presentation of the City
of Denton (Figure 16 21)
5 Freeways, Expressways & Interstates
Note that Freeways, Expressway, and Interstates are to-
tally under the jurisdiction of the Texas Department of
Highways However, special design features along these
comdors, nodes and entranceways to the City will re-
quire special landscaping, pavement materials and bmld-
mg requirements
Figure16.21 Corridors & Nodes
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~ive Plan ~ J~1999
Public Revle~ Ed~tmn
D RETROFIT AND RECONSTRUCTION
When revitalization, reconstruction and street refurbishment efforts are planned, every effort will be
made to reduce these street pavements, utilize traffic calming devices to slow traffic, update sidewalks,
or braid new ones, and furmsh landscaping where applicable Sidewalks and planting areas may be
estabhshed m the interim talang into account future plans for the area that ~nclude placement of these
features Traffic calming devices In the interim may be used to reduce traffic speeds w~th techmques
such as reduced travel lano stnppmg or markmg, rough pavement texture msets at intersections and
along the street, and other methods that are effective m flus regard Use of new street standards is
implicit where redevelopment, retrofit of existing neighborhoods, or reconstruction occurs
II.
Utilities in the Street and Alley
All utihty systems will be designed w~th the original subdivision so that they can be constructed prior to
placing the paving course on the street or alley
A. NEIGHBORHOOD STREETS
The neighborhood centers subdivisions will have alleys Alleys allow the design of "WET" utlhtles
under the street and "DRY" utllltaes under the alley Utthttes are not to be placed in the reserved land-
scape or planting area All utthtxes, other than transmission and feeder hnes, will be underground
1. Wet Utilities
Sewer lines will be placed at the centerhne of the street with water lines on one side and storm
sewers on the other slde depending on slte specffic condihons Utility Department Policy encour-
ages tho placement ofwater on the north and east sides where possible Gas would be placed under
the sidewalk on the north or east side as well
2 Dry Utilities
Electric, telephone, cable TV, fiber optics, and other similar utthtles will be placed In a duct system
where some reserves are made for future expansions by new compames or reworks/upgrades by
existing compames Service Connections will be consolidated except m extreme circumstances or
where there Is an odd number of structures being served Tlus requires use ofjmnt trenches and
placing lines within a set prescribed area instead of the continuous separation across the entire lot
This ts particularly critical for small lot, attached housing, clustered and compact developments
3. Special Lot Conditions
Large lot d~stncts and neighborhoods will have all utihtles In the front right-of-way The WET
uttht~es will be placed hke the small lot blocks and neighborhoods The DRY Utdlt~es would be
placed m a duct bank (with expansxon room) under the sidewalk opposite the gas line Service lines
will be consolidated as much as possible to maximize the area where undisturbed landscaping and
aesthetic improvements occur All utthtles, other than transmission and feeder hnes, will be under-
ground
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Dratt De June 22 1999
Public Re~ie~s Edition
B COMMERCIAL/MIXED USE CENTER COLLECTOR
Utthtles m the Collector Street right-of-way will be placed as described m the large lot district or neigh-
borhood o1~ Residential Streets Utilities are not to be placed m the landscape or planting area All.
utilities, other than transmission and feeder lines, will be underground
C. ARTERIALS
Many arterials will have to provide adequate room for transrmsswn or feeder lines A specific location
will be provided for these on major and secondary arterials The right-of-way will contain the landscape
reserve and sidewalk reserve on each side and additional landscape reserve witlun the median The
variable width will bo based on the need for turn lanes and for placement of transmission lines for
utlhtles Utilities are not to be placed m the landscape reserve area All utlht~es, other than transmission
and feeder lines, will be underground
D. SHARED DUCT BANKS
Developers wll be responsible for working with all utility compames providing service to the ne~ghbor-
hood in order to address techmcal issues that area has regarding shared duct banks for dry utilities
Specific routings, ternunatlon points, and methods must be identified for accommodating the involved
utilities Duct banks will provide a mimmum of four reserved ducts for future use such as expansion,
upgrades, or replacement and will be provided by the developer
IlL
Street Aesthetics
The "Street" is more than just a place to move people and stow utilities As the most intensively used
public space in the urban landscape, the Street should also be recogmzed as a social space, a "thread"
that can knit together neighborhoods, institutions and business It's design and appearance should
reflect the importance oftlus space and the desired image of the commumty Elements oftlus aesthetic
image include street trees and other plants, colors and textures used on paved surfaces, lighting, signage,
public art, and site furmture These elements can be weaved together to create a comfortable and
pleasing space through wluch people in velncles, on bicycles, on skates, on foot or m strollers, and the
handicapped may travel
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an June 22~ 1999
Pubhc Revle~ Edmo,
A MATERIALS
The larger the streets Raise
intersecting, the more intersections
Require the use of alternative paving
need for design & at arterials
materials, including the use ofdlf£er- color for pedestrian commercial
eat textures, patterns, colors and per- safety & sense of
meablhty, to delineate pedestrian and arnval
bicycle paths, crosswalks, transit ~ Pave the entire
stops, other non-vehicle spaces, and Crosswalk with
at major intersections (Figure 16 22 raised patterned
& 23) paving materials ~ w~th alternative
paving matenals
~' ~ther Design
~ S, ltemat~ves
- Neck-down
ImersecUons
- Use of color
changes
- Use of
Figure 16.23
Figure 16.22 Paving
Materials
B. LIGHTING
Adopt st~d~ds for street ~d see~ h~tmg that ~e consistent
w,~ urb~ desx~, enwromental, pubhc safety ~d tr~s,t objec- ~'~
t~ves (F~g~e 16 24)
Figure 16 24
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Dratt D~ June 22, 1999
Public Reviews Edition
C. SIGNAGE
Design and adopt d~rectlonal and informational signage schemes
that are effective, ara'active and reinforce a desirable unage for the
City (Figure 16 25)
Figure 16.25
D. LANDSCAPE DESIGN ~,_~~~.~,.~,.. ~ ~,-~_~
Adopt landscape design standards that
achieve urban design objectives, whllo al-
lowing for variation ~n style and design
along different comdors, nodes and gate-
ways and on adjacent private property (Fig-
ure 16 26).
E. FURNITURE
Use site furmture (benches, planter seating, Figure 16.26
trash containers, dnnkmg fountains, and
other features) to create gathering places
for pedestrians w~thin the street right-of-
way (F~gttres 16 27, 28, 29, & 30)
Figure 16.27 Figure 16.28 Figure 16.29 Figure 16.30
C '~vly Doc u mcn~s\Comp~henssvePlan'~%b h ¢ Rew~w Edttlon []
June 22, 1999
Pubhc Revie~ Editio.
F. TRANSIT
Adopt design, standards for transit stops and bus
shelters that are consistent with urban desig~
object~ves (Figure 16 31 & 32)
Figure 16 31 Figure 16.32
G. INFORMATION SYSTEMS
Use information kiosks at strategic focal points and
gathenng places along the Street to commumcate
commumty news and events (Figure 16 33)
H. PUBLIC PARKING
Apply adopted design standards for paving, lighting, Figure 16.33
slgnage, and landscaping to public parkang spaces
L PUBLIC ART
Adopt standards to guide placement of art in public
places, such as landmarks, view comdors, pockets,
traffic circles and other locations of prominent stat-
ure (Figure 16 34)
Figure 16.34 Public Art
J. URBAN DESIGN .~_ ' ~ ' -
create relationships between the ..~
street and the. structures built ad-
jacent to the r~ght-of-way lme that n.~
tamabihty(Flgure16 35) ~ ~ <
Figure 16.35 Typical Urban
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