Northlake, Texas Comprehensive Plan
April 2009
Northlake, Texas Comprehensive Plan
Adopted by Northlake Town Council - April 9, 2009 Peter Dewing - Mayor Jean Young - Mayor Pro Tem Earl (Bo) Roberts - Place 2 Vacant - Place 3 Kenn Smith - Place 4 Danny Simpson - Place 5
Drew Corn, Town Administrator Shirley Rogers, Town Secretary Nathen Reddin, Development Coordinator
Tharp Planning Group Stanland and Associates:
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TABLE OF CONTENTS
The Northlake Vision - Executive Summary.................................. 1 Introduction....................................................................................... 9 Existing Conditions and Forecasts................................................ 11 Growth Pressures ................................................................................................................. 12 Existing Land Use. ................................................................................................ 14 Existing Zoning......................................................................................................17 Existing and Planned Infrastructure................................................................ 19 Proposed Development Projects......................................................................... 21 Northlake Demographic Profile - 2000 Census................................................ 24 Forecasts and Projections................................................................................... 28
Conceptual Land Use Plan. ........................................................... 33 Desired development types................................................................................... 33 Land Use Impacts................................................................................................... 42
Strategic Issues and Policies......................................................... 51 Strategic Issue 1: Maintaining Rural Character............................................ 51 Strategic Issue 2: Parks, Open Space and Trails............................................... 52 Strategic Issue 3: Quantity and Location of Development............................. 53 Strategic Issue 4: Providing Infrastructure and Services ............................. 55 Strategic Issue 5: Impact of Gas and Oil on Future Surface Development.. 57 Strategic Issue 6: Annexation............................................................................. 58
Strategic Implementation Plan..................................................... 61
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List of Tables Table 1: Existing Land Use Acreage
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Table 2: Zoning Acreage
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Table 3: Inventory of Development Projects by Type and Density
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Table 4: Population by Age and Gender
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Table 5: Race and Ethnicity
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Table 6: Number of Households
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Table 7: Housing Occupancy
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Table 8: Occupancy Type
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Table 9: Household Size
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Table 10: School Enrollment Persons 3 Years and Older
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Table 11: Educational Attainment Persons 25 or Older
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Table 12: Employment
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Table 13: Class of Workers
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Table 14: Income
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Table 15: Poverty
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Table 16: NCTCOG Projections
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Table 17: Projections Based on Land Use
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Table 18: Land Use Estimates Based on Existing Zoning
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Table 19: Population and Employment based on Zoning
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Table 20: Projections Based on Planned Development Projects
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Table 21: Land Use Breakdown for Existing -- Zoning -- Land Use Concept
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Table 22: Population and Employment Impacts
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Table 23: Employees by Land Use
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Table 24: Employees per land use type
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List of Figures Figure 1: Regional Location
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Figure 2: Surrounding Cities
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Figure 3: Northlake Growth Pressures
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Figure 4: Existing Land Use Map
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Figure 5: Oil and Gas Wells and Pipelines
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Figure 6: Existing Zoning
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Figure 7: Existing Water and Sewer Facilities
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Figure 8: Future Water and Sewer Facilities
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Figure 9: Northlake Throughfare Plan
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Figure 10: Typical Cross-section
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Figure 11: Major Development Activities
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Figure 12: Land Use Distribution
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Figure 13: Example of Clustering
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Figure 14: Examples of typical rural residential development in Northlake, Texas.
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Figure 15: Examples of open space along Denton Creek
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Figure 16: Examples of mixed use development
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Figure 17: Examples of industrial development in Northlake,
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Figure 18: Land Use Development Concept
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Figure 19: Examples of Roadways in Northlake
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Figure 20: Breakdown of Residential and Nonresidential Development
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Figure 21: Population - Employment Impacts
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Figure 22: Value of Property Tax Base
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Figure 23: Growth in Tax Revenue
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Figure 24: Projected Revenues and Infrastructure Dollars
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Figure 25: Miles of Roads Funded by Time Period
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he Northlake Vision ---EExecutive xecutive Summary The NTorthlake Vision Summary
Purpose The Northlake Vision and Comprehensive Plan update is intended to capture the desires and aspirations of the town’s citizens and translate that vision into a plan through the adoption and implementation of strategic actions that will guide future development in the town. The successful implementation of the plan will take a concerted effort by town and community leaders, residents, area business owners, staff and investors. The town is well positioned to move forward towards a future that preserves the rural character of the town that is so valued, while enhancing the quality of life and planning smartly for future growth that is likely to occur. The goal of this plan is to ensure that stakeholders have tools available to successfully implement the plan, including appropriate regulations, key public strategies, investments and incentives to encourage appropriate private investment. This Vision and Comprehensive Plan is an update to the Northlake Strategic Plan, which was adopted by the Town of Northlake in 2002. The 2002 Strategic Plan established goals, plans and design guidelines to direct future growth. The Town of Northlake has the potential to experience significant growth pressures in the near future. Development is occurring in the surrounding area, including several large regional developments that may impact Northlake. The town is perfectly situated to benefit from these pressures, if plans are in place to clearly direct the type and character of development desired by the town’s citizens. A clear understanding of the vision as well as consistent and predictable tools to implement the vision will help attract desired development. This Northlake Vision and Comprehensive Plan is based on Guiding Principles that reflect the citizens’ core values. The principles were created through citizen input that guide the strategies recommended in this plan. The first section of the plan, the Vision, includes a description of the Guiding Principles, the Land Use Concept Plan and a summary of the plan’s Strategic Initiatives. The second section, the Comprehensive Plan, includes a summary of the existing conditions related to town development and demographics; forecasts and growth projections for use in future planning; a conceptual land use plan based on this background and the projections; and a strategic implementation plan. The Comprehensive Plan, in itself, is not a regulatory document. Instead, once adopted, the Comprehensive Plan will be used to guide town development decisions. In addition, the Town Council shall consider the adopted plan before adopting local laws, ordinances and regulations related to current and future development issues.
Guiding Principles Guiding Principles are developed to ensure that planning recommendations and strategies reflect and support citizens’ core values. Having a clear understanding and consensus of the town’s values ensures that the recommendations and strategies within the plan are consistent with these values, and will move the town toward the desired goals for the future. The following Guiding Principles were established through stakeholder input. They are grouped in three broad topic areas: Livable Community; Prosperous Economy; and Healthy Environment.
Livable Communities Embrace and retain Northlake’s rural small town feel by maintaining large lot patterns in certain areas and providing for a range of lot sizes in other parts of the
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The Northlake Vision -- Executive Summary town such as along the freeway frontages and in industrial and entertainment areas. Allow for a larger variety of housing options in both style and size, especially in the areas outside of the large lot rural development areas. Focus smaller lot and multifamily housing toward existing hubs of activity, such as in the southern portion of the town. Provide more opportunities to shop for basic needs within Northlake and allow regional serving retail in appropriate locations with adequate access. To maintain the rural atmosphere, direct new development toward areas where there are adequate roads to accommodate growth. The town should emphasize improvements to major and secondary roadways that will build out the Thoroughfare Plan, as adopted with this plan. Plan and provide for a two tiered utility system that differentiates between service provision to rural and urban areas. Provide an urban water and sewer utility system for the town in the more densely developed areas. In less dense, large lot rural portions of the town, continue to use septic fields and a combination of a rural water supply and or wells.
Prosperous Economy Concentrate economic development opportunities, especially those that will serve the regional population, along the freeway corridors. In addition to providing regional serving development, provide retail and services for the town residents within Northlake. Plan for an provide infrastructure – transportation, water and sewer - to encourage future growth, including commercial and industrial uses in targeted mixed use and commercial areas. Promote the town by emphasizing high quality recreation opportunities such as parks, trails and recreational open space.
Healthy Environment Preserve the natural beauty and open space of the town and provide access to parks and open space for all residents. Establish a priority to locate new parks and open spaces throughout the town as development occurs. Explore incentives and clustering/ conservation development practices to preserve the town’s open space amenities. Provide more walkable connections, trails and bike paths and diverse recreational opportunities. Address impact of gas and oil wells on future development to preserve the ability to develop a quality built environment while maintaining property owner’s ability to extract these resources.
The Northlake Vision Throughout the planning process, residents and stakeholders expressed their vision of the future which includes:
A Rural Landscape Northlake’s rural small town feel is characterized by wide spans of rolling topography with open views of the landscape, large lot development, rural roads, ranch and agricultural uses and open spaces that capture the assets of the creeks and floodplains. With the exception of major arterials and highways, roadways are narrow and winding with a minimal amount of improvements and with no curb and gutters. Landscape swales provide drainage and boundaries are established through open fencing of board or barbed wire, with ranch and farm characteristics prevailing.
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The Northlake Vision -- Executive Summary The landscape is not broken up by privacy fences. Building materials reflect the natural landscape.
A Future Rich in Natural and Cultural Amenities Northlake residents share a vision of a community rich in natural and cultural amenities - a rural setting with a predominance of green spaces centered on the creek areas with agricultural elements such as barns, stock fences and horses. The rich environmental resources are retained as healthy assets through incentives and cluster development designed to maximize the preservation of the natural assets. Residents have the opportunity to walk to shops or services. The town offers a complete selection of services – libraries, cultural and community centers and an accessible town center. Buildings for the most part are low and mid height, but are more diverse in terms of the mix of uses, especially in areas along the highways and major thoroughfares. Restaurants, offices and businesses locate adjacent to townhomes, zero lot line and live/work spaces bringing life to the mixed use areas. The design and architecture of new development plays off the rural character of the town and breathes new life into the town by creating a varied and culturally rich atmosphere. Buildings oriented directly to the street provide interesting and engaging streetscapes that include sidewalk seating, benches, public art, and ample window shopping opportunities. Mixed use centers are linked or supported by higher intensity development along Main Streets and transportation corridors with an emphasis on blending new development with the rural character of the town. New and old residents alike have a variety of housing opportunities – young adults are able to return to Northlake to live after college, and older residents find transitional housing in the town so they do not have to leave as they age. Residents are able to meet their day to day retail and service needs in nearby centers.
Northlake Land Use Concept Plan Overview The land use concept plan, shown on the map on page 5, is developed around four primary land use types: Rural Residential; Open Space; Mixed Use; and Industrial. Each of these primary land use types provides a focus for the type and character of development within the Town of Northlake.
Rural Residential The Rural Residential uses are located primarily north of Mulkey Lane and east of the floodplain of Denton Creek in the northwestern portion of Northlake. The Rural Residential area maintains the existing rural character with large lots and ranch type uses. Clustering of residences is encouraged in this area to maintain environmental and open space areas and to preserve rural vistas.
Open Space Open Space, comprised of the floodplain of Denton Creek, represents the major, Town wide open space system. This major environmental feature is critical to maintain the important environment qualities associated with the rural atmosphere important to Northlake. The creek and its floodplain provide vistas, rolling topography, natural flora and fauna within the heart of the town.
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The Northlake Vision -- Executive Summary
Mixed Use The Mixed Use area is located primarily along the western side of I-35W, south of Mulkey Lane, and west of the Denton Creek floodplain. The mixed use area west of I-35W extends approximately one mile from the freeway. A transition zone is required as the higher densities permitted within the mixed use areas come in proximity to the rural residential area as depicted on the land use concept map. The Mixed Use area provides for planned developments of higher density residential, with office, retail and services provided as well. Some regional serving retail and services are anticipated in this area. Desired development standards for this higher density area are described in the strategic initiative section of the plan.
Industrial uses Industrial uses and ancillary commercial, retail and office uses are located along major freeways and in the area of the existing airport. This location has minimal impact on Northlake’s residential uses. The industrial areas are located primarily at the northeast corner of the intersection of I35-W and SH 114 and around the Northwest Regional Airport and south of FM 1171.
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The Northlake Vision -- Executive Summary
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The Northlake Vision -- Executive Summary Strategic Initiatives Summary Based on stakeholder interviews, the guiding principles and existing conditions research, six Strategic Issues or areas of concern became apparent. These issues, summarized below, provide a framework for policies and actions to guide future development. The policies and actions associated with each Strategic Issue are in Section 4 of the Comprehensive Plan (page 51).
Strategic Issue 1: Maintaining rural character One of the issues consistently mentioned by town residents is the preservation of the rural character of Northlake. Residents know change is coming, but want that change to be compatible with the qualities which attracted them to Northlake in the first place. Maintaining rural character requires a careful definition of the physical qualities that contribute to rural character. Then preserving them in the rural residential areas and insuring they are built into new, higher density, mixed use development to the greatest extent possible. In order to balance rural character with market demands for development, competitive with surrounding communities’, clear delineation of areas for rural residential development and areas for mixed use is required in the land use development concept. Transition between rural residential and mixed use is critical to address this issue.
Strategic Issue 2: Parks, open space and trails Parks, open space and trails are an important aspect of a community’s quality of life. They offer recreational opportunities, preserve vistas and contribute to preservation of a rural atmosphere for Northlake. The existence of large floodplain areas along Denton Creek and its tributaries provide an opportunity to create a community-wide open space park and trail system.
Strategic Issue 3: Quantity, quality, and location of development Perhaps the most critical issue facing Northlake is the quantity, quality, and location of future development. Under the previous land use plan the majority of the Town is planned for rural residential development with industrial and mixed use at the freeways. Mixed use development is permitted on a case-by-case basis. Amending the land use development concept for Northlake to identify up-front where mixed use should be allowed, at what densities and with what qualities is critical to allow for infrastructure planning, economic development, and building the tax base. Balancing preservation of the rural atmosphere while permitting appropriate, high quality development more consistent with market forces at work in the I-35W and SH 114 highway corridors can be achieved with detailed policies and procedures for future growth and development.
Strategic Issue 4: Providing infrastructure and services One of the primary responsibilities of local government is the provision of public facilities, services and infrastructure. As Northlake grows the need for supportive infrastructure will increase as will public facilities and services needed by residents and businesses within the community. There are several issues related to the Town’s ability to provide for these needs. There currently is a disconnect between planned future land use and plans for future infrastructure. The current land use plan shows large areas with very low density residential development but with extensive transportation, water and sewer facilities. As a new land use development concept is
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The Northlake Vision -- Executive Summary adopted in this comprehensive plan, infrastructure plans will need to be revised to match the demand generated by the future land use. In some cases this may require increases in the size and extent of facilities and in other locations a reduction in what is planned. In addition, the future land use development concept requires that a distinction be made between the facility and infrastructure needs in the rural residential areas and the mixed use and industrial areas. A critical aspect of this distinction is how to provide for potential future extensions into these low density residential areas if they change to more densely developed areas in the future.
Strategic Issue 5: Impact of gas and oil on future surface development The discovery of oil and gas in the western portions of Denton County has provided an economic boon to the property owners in the area and to the Cities where oil and gas production is occurring. While the Town is predominately undeveloped or developed with large residential lots, farms and ranches, the impact of oil and gas exploration and production is minimal. As the Town develops however, impacts will increase. The central issue is how can oil and gas exploration and production be conducted while preserving the ability to properly develop the surface for high quality, desirable land uses.
Strategic Issue 6: Annexation The boundaries of the Town limits for Northlake are irregular with some areas within its extra territorial jurisdiction (ETJ) completely surrounded by the Town. In other places, large contiguous areas of the ETJ are surrounded on three sides by the Town. In addition, a large area of Northlake’s ETJ is west of FM 156 and the City of Justin, Texas. The location and configuration of Northlake’s ETJ creates a number of issues that need addressing. Addressing these annexation issues requires a strategic approach that recognizes both a short term and long term perspective. In the short term, a strategic approach should address critical areas where development is likely to occur, while building support for annexation in the long term.
Summary of Strategic Implementation Actions A series of charts (page 62-68) show the recommended policies and actions by issue area. Implementation tools and implementation responsibility are identified for each policy and action. Priorities for each policy are identified and implementation timing is presented in 1-2 year, 2-5 year and greater than 5 years blocks. In order to start implementation of the recommendations in this report four initial implementation tasks are recommended. These tasks combine several policy recommendations and associated actions into specific tasks that if taken would result in early implementation of the critical issues outlined in the Plan. These tasks are: Task One: Adopt the Comprehensive Plan. Task Two: Undertake the development of a Unified Development Code. Task Three: Undertake the preparation of a Comprehensive Parks, Open Space and Trails System Plan. Task Four: Begin development of a program to identify and pursue annexation of high priority areas.
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Introduction Introduction History of Northlake The Town of Northlake has a relatively recent history as compared with its neighboring communities. Northlake was incorporated on December 28, 1960. The action to incorporate was motivated by the concern that adjacent cities, including the cities of Denton and Fort Worth, had designs to absorb the community of ranches into their corporate limits. Up until that time, the area where the new Town was located consisted of only a number of ranches, and very little other uses. As described by Nita Seals, a former Mayor, “There were rumors of other towns coming out to get us and we didn’t want to be in another Town.” The original shape of the Town resembled children’s building blocks connected together with strings. According to Seals, “The area [that] we incorporated was all ranch. So [we] took in the roads first and [then we] took in the land.” Over a period of time the areas outside the original corporate limits have been filling in the gaps. Dan and Margaret Ashmore, who served as the first Mayor and Town Secretary, enlisted the support of at least 200 people and prepared the paperwork required for incorporation. The next forty years saw very little growth for the community; however, the purpose of incorporation was not to grow but rather to protect the rural character that they had known prior to incorporation. In fact, after incorporation, the population of the town was recorded as being only 20 people in the 1970 census. For the first 35 years, the Town functioned without a permanent meeting place. During the 1980s, official Town business was conducted out of the home of Nita Seals or the homes of other residents. For a period of time the Town business was conducted out of leased space located in the neighboring Town of Justin. In 1999, the Town of Northlake constructed its first Town Hall, where it currently conducts Town business.
Advisory Committee members included: Chris Amarante, Resident Rick Barnes, Charley’s Concrete Melissa Cooper, Resident Peter Dewing, President 4B Economic Development Corporation Adam Griffin, JW Operating Scott Hill, President 4A Economic Development Corporation Bill Martin, Owner Northlake Village Jon Napper, Courtland Development Jimmy Ray, Property Owner Michael Savoie, Resident Rose Sirois, Resident Paula Woods, Resident Rod Zielke, Tomlin Investments Drew Corn, Town Administrator Shirley Rogers, Town Secretary Nathan Reddin, Development Coordinator
Public Involvement A subcommittee of residents and stakeholders representing a variety of interests participated in the development of the Northlake Vision and Comprehensive Plan. This Advisory Committee participated in individual interviews; developed guiding principles; reviewed land use concepts and maps; and assisted in developing strategic issues and actions to guide plan recommendations. In addition to regular meetings of the Advisory Committee, two town forums were held, and periodic updates were presented to the town council.
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Existing CC onditions and Forecasts Existing onditions and Forecasts Location A thorough understanding of key existing conditions and driving forces in Northlake helps identify the issues that need to be addressed through the comprehensive planning process. In addition, an analysis of existing conditions allows one to take a snapshot of population and employment in the Town today, and project future potential population and employment. This information, combined with the guiding principles point to the goals and policies needed to move Northlake in the direction desired by citizen stakeholders. The existing conditions discuss physical features, such as the town’s location and regional context, growth pressures, zoning and land use. In addition, existing and planned infrastructure and planned and proposed development projects are discussed. A demographic analysis, based on the 2000 census provides a baseline picture of Northlake’s population. This information is supplemented by projections based on land use, zoning and proposed development projects.
Regional Context The Town of Northlake is ideally located for future growth and development. The following maps illustrate some of the key factors which will influence the future growth and development of the Town.
Figure 1: Regional Location Where a community is located within the regional context of growth and development determines its future economic opportunities and the nature of the type, density and magnitude of growth it must plan for. • The Town of Northlake is located in the southwestern portion of Denton County. It is north of Fort Worth, northwest of Dallas, Texas, and southwest of Denton, Texas.
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Existing Conditions and Forecasts • The Town of Northlake is located 15 miles northwest of DFW Airport, one of the regions largest economic generators. • The corporate limit of Northlake covers just less than 17 square miles. Including the Northlake’s ETJ adds another 17 square miles for a total just less than 34 square miles within their planning jurisdiction.
Surrounding Cities
Figure 2: Surrounding Cities The nature of growth and development in the cities surrounding Northlake will have a major influence on the future of Northlake. Market forces created and satisfied in these communities will create pressures for similar types of development in Northlake. • Northlake is located along I-35W. It is bounded on the south by the City of Fort Worth and on the north by the City of Denton. On the east it borders the cities of Roanoke, Flower Mound and Argyle. The small incorporated area known as Corral City is also on its eastern edge. • To the west of Northlake is primarily unincorporated Denton County and the City of Justin and Dish, Texas.
Growth Pressures Regional growth pressures converge on Northlake from three directions, north from Fort Worth, south from Denton and west from DFW Airport and the cities along SH 114. • The Town of Northlake is located along I-35W in the northeast growth corridor of Fort Worth and the southwest growth corridor of Denton. • Growth pressures also converge on Northlake along the SH 114 corridor coming up from DFW Airport, converging at the I35W and SH 114 intersection in the southeast corner of Northlake.
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Existing Conditions and Forecasts • In addition to these major regional growth directions, Northlake is well served by regional transportation facilities including I-35W, SH 114, US 377, and to a lesser extent SH 156. It has excellent commercial airport access nearby in DFW Airport and freight access in Alliance Airport. • There are several key intersections where future major thoroughfares and I-35W provide major economic development opportunities for the Town of Northlake.
Figure 3: Northlake Growth Pressures
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Existing Conditions and Forecasts Existing Land Use A complete survey of existing land use was made for Northlake. The survey documented nine classes of land uses: Industrial Institutional / Governmental Mobile Home / RV Park Multifamily Retail / Commercial
Rights-of-way Single Family Farm / Ranch Vacant Land
Two additional land uses were identified which effect development potential of property in Northlake. These two uses are oil /gas wells and floodplains. Existing land uses listed above within the town limits are depicted on the Land Use Map. Table 1: Existing Land Use Acreage, shows the area of the nine land uses within the town limits of Northlake. • The predominate land use by far is vacant land, comprising over 75 percent of land within Northlake followed by farm / ranch land use. This classification was used to identify those large tracts that had a residential use on them. Generally these were tracts over 20 acres in size. Table 1: Existing Land Use Acreage
Existing Land Use Industrial Institutional / Governmental Mobile Home / RV Park Multifamily Retail Commercial Right-of-way Single Family Farm / Ranch Vacant Grand Total
Number of Parcels 3 6 1 3 4 10 220 21 249 517
Acreage 91.13 106.91 21.23 38.27 5.56 521.16 656.06 1,224.29 8,009.58 10,674.19
Percent Total 0.85% 1.00% 0.20% 0.36% 0.05% 4.88% 6.15% 11.47% 75.04% 100.00%
Average size of Parcel 30.38 17.82 21.23 12.76 1.39 52.12 2.98 58.30 32.17
• Although these uses account for a large amount of the acreage within Northlake they account for a small portion of the number of households.
Floodplains Within the town limits of Northlake approximately 2,617 acres of land is within the floodplain. This accounts for some 24.5 percent of the land area within the town limits. Some of this land, particularly along the smaller drainage ways, would be developable with proper floodplain management.
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Existing Conditions and Forecasts
Figure 4: Existing Land Use Map
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Existing Conditions and Forecasts Oil and Gas Wells Oil and gas wells affect the ability to develop land within Northlake. Figure 5, shows the location of existing gas and oil wells and major pipelines in the Northlake study area in 2008. Current regulations do not allow a well to be within 600 feet of an
Figure 5: Oil and Gas Wells and Pipelines existing residence or within 150 feet of town property or a public right-of-way. Technically one could build a residence closer to an existing oil or gas well since the ordinance speaks only to existing development. However, if the same standard was applied to new development, a six hundred foot radius would impact some 26 acres of land. With 153 existing wells within the town limits of Northlake, this would total 3,972 acres, approximately 37.3 percent of the town.
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Existing Conditions and Forecasts The impact of well locations is further compounded by the location of oil and gas pipelines. Major pipelines are shown in red on the map. Smaller collector pipelines are not shown.
Existing Zoning Northlake has 10 zoning categories in its Zoning ordinance: Rural Residential (5 acres) Rural Estate (1 acre) HUD Code Manufactured Housing Commercial Professional Office Mixed Use
Industrial Neighborhood Services Community Facilities Planned Development Special Use Permit
Table 2: Zoning Acreage, shows the way in which the Town of Northlake is currently zoned. Some zoning categories in the ordinance are not used and therefore are not in the table or shown on Figure 8: Existing Zoning. The majority of the town is zoned for rural residential which requires a minimum five acre lot size. Rural estate, the other single family zoning category, allows a 1 acre minimum lot. Currently there is only one subdivision within Northlake that has this zoning. There are small amounts of commercial and industrial zoning to accommodate nonresidential development. The majority of nonresidential zoning is in the mixed use category. Zoning Category Commercial Industrial Manufactured Housing Mixed Use Rural Estate Rural Residential Total 1
Acres 351.56 206.19 11.85 1,677.35 606.47 7,561.75 10,415.16
Percent 3.38% 1.98% 0.11% 16.10% 5.82% 72.60% 100.00%
1. Total area of the Town based on Parcel file, total is not the sum of zoning acres due to way in which zoning districts are drawn. Table 2: Zoning Acreage The map on the following page, Figure 6: Existing Zoning shows the distribution of existing zoning in Northlake. Not shown are the numerous Special Use Permits associated with oil and gas wells.
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Existing Conditions and Forecasts
Figure 6: Existing Zoning
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Existing Conditions and Forecasts Existing and Planned Infrastructure Infrastructure is necessary to support current and future development. Water and sewer facilities and transportation facilities are the most critical infrastructure elements for future development.
Water and Sewer Facilities Figures 7 and 8 shows the existing and future water and sewer facilities in Northlake. • Existing water and sewer facilities primarily serve the southernmost part of Northlake. A water system is available in the North Ridge Estates neighborhood. • Future water and sewer facilities provide complete coverage of the Town. Implementation plans for the bulk of the future water and sewer system have not been developed. • The Town of Northlake is currently working with the Trinity River Authority (TRA) and the cities of Argyle and Flower Mound to bring sewer facilities north on US-377 from the Denton Creek Regional Wastewater Treatment Plant in Roanoke. Although not in Northlake, the Town will be able to connect to these facilities.
Figure 7: Existing Water and Sewer Facilities
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Figure 8: Future Water and Sewer Facilities
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Existing Conditions and Forecasts .Thoroughfares Figure 9 show the current Thoroughfare Plan that is part of the Town’s 2004 Comprehensive Plan.
Figure 9: Northlake Thoroughfare Plan
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Existing Conditions and Forecasts Thoroughfares shown in Figure 9: Thoroughfare Plan are based on street function and categories according to the Standard Street Classification System used by the Texas Department of Transportation. The street classifications are as follows:• Most of the roads in Northlake are currently built to rural standards and in some cases are not paved. Rural standards generally include broad shoulders with bar-ditches for drainage and pavement widths appropriate for low traffic volumes and lower speeds. Freeway Collector M2U M4D M4U P6D Service Roads
Controlled limited access highways with grade separations and divided lanes for directional traffic Collector streets to serve internal traffic and carry traffic to the arterial system. Typically two-lane, undivided cross section. Minor arterial with two-lane undivided cross section --carries traffic to primary arterial roads and provide system continuity. Minor arterial with four-lane divided cross section --carries traffic to primary arterial roads and provide system continuity. Minor arterial with four-lane undivided cross section --carries traffic to primary arterial roads and provide system continuity. Primary Arterial provides for traffic movement through town and between major activity centers – Six-lane divided cross section. Service roads facilitate access to the freeway and provide access to adjacent property. Typically service roads are two-lanes with one-way flow with direction of the adjacent freeway lanes. • Road improvements on the thoroughfare plan are currently sought when development occurs with the developer dedicating right-of-way and picking up the cost associated with building to a local street standard. • There is no overall implementation strategy currently in place for the Thoroughfare Plan outlined in the 2004 Comprehensive Plan. • Given current development densities and the pace of development in the rural portions of the town, it will be difficult to implement road ways to the standards outlined in the Town’s, 2004 Comprehensive Plan.
Figure 10: Typical Cross-section
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Existing Conditions and Forecasts Proposed Development Projects Figure 11: Major Development Activities, shows key existing and planned developments in and around the Town of Northlake. More detailed information is in Table 3: Inventory of Development Projects by Type and Density, on page 23.
Figure 11: Major Development Activities
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Existing Conditions and Forecasts Key 1 2 3 4 10 11 12 13 14 15 16 17 18 19 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45
Development Northwest High School Gene Pike Middle School W.R. Hatfield Intermediate School Justin Elementary School Longmeadow Nursing Center Bearfire Resort Speedway Sleep Inn and Suites Marriott Hotel and Golf Club Clorox Northport Northwest Regional Airport Justin Waste Water Treatment Plant Lone Star Tower Condos Boulder Ridge Phase 1 Creekside at Northlake Dry Creek Ranch Speedway Town Center Champion Circle Northlake Business Center Northlake Business Center Lone Star Tower Texas Motor Speedway Bearfire Resort Roanoke Crossing (Home Depot) Wal Mart Super Center Rivers Edge Lifestyle Center Chadwick Farms Country Lakes Justin Ranch 427 Beechwood Creeks II Tradition Phases 1 - 6 Belmont Highlands at Trophy Club Harriet Creek Ranch Reatta Ridge Buddy Hardeman Estates Canyon Falls Tomlin Investments Robson Ranch Hunter Ranch North Ridge Estates Northlake Village RV Park
Use Institutional Institutional Institutional Institutional Group Homes Hotel Hotel Hotel Industrial Industrial Governmental Multifamily Multifamily Multifamily Multifamily Mixed Use Retail Mixed Use Office Office Recreational Recreational Retail Retail Retail Single Family Single Family Single Family Single Family Single Family Single Family Single Family Single Family Single Family Single Family Master Planned Community Master Planned Community Master Planned Community Master Planned Community Single Family Mobile Home/ RV sites
Size 2,621 826 649 646
Employment Students Students Students Students 100
600 79 286 360,000 3,500
Rooms Rooms Rooms Square Feet Square Feet
76 380 228 288 250,000
Du’s Du’s Du’s Du’s Square Feet
123,000 100,000 158,585 650,000 166,000 215,987 60,000 760 560 1,700 771 7,000 3,500 1,500 685 328 161 2,700
Square Feet Square Feet Square Feet Square Feet Square Feet Square Feet Square Feet Du’s Du’s Du’s Du’s Du’s Du’s Du’s Du’s Du’s Du’s Du’s
7,200 10,000 170 148
Du’s Du’s Du’s Pad Sites
150 200 450
Table 3: Inventory of Development Projects by Type and Density
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Existing Conditions and Forecasts Northlake Demographic Profile - 2000 Census Population Profile The population profile is based on data from the 2000 Census. Northlake is compared to Denton County as a whole in order to place the Town in the context of the County. Estimates of current population are given in later sections based on existing land uses in 2008. 2000 Census
Northlake Population Percent Total 875 461 52.7% 414 47.3%
Denton County Population Percent Total 432,976 214,952 49.6% 218,024 50.4%
Male 19 and under Male 20 to 64 Male 65 and over
142 301 18
16.2% 34.4% 2.1%
66,992 138,973 8,987
15.5% 32.1% 2.1%
Female 19 and under Female 20 to 64 Female 65 and over
167 215 32
19.1% 24.6% 3.7% 100.0%
64,847 140,332 12,845
15.0% 32.4% 3.0% 100.0%
Total Population Male Female By Age Group and Gender
Table 4: Population by Age and Gender • Northlake had a higher proportion of male residents than Denton County and a lower proportion of female residents. • For males this difference is in the male population 19 and under and between age 20 to 64. For females Northlake had a higher proportion of females 19 and under compared to the County, but a much lower proportion for ages 20 to 64 years and 65 and over.
Race and Ethnicity The following table shows race and ethnicity for Northlake and Denton County according to the 2000 Census. 2000 Census Race White Black American Indian Asian Hawaiian - pacific islander Other 2 or mores races Total
Northlake Denton County Population Percent Total Population Percent Total 763 4 0 0 0
87.2% 0.5% 0.0% 0.0% 0.0%
353,699 25,126 2,825 17,110 202
81.7% 5.8% 0.7% 4.0% 0.0%
104 4 875
11.9% 0.5% 100%
23,932 10,082 432976
5.5% 2.3% 100%
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Existing Conditions and Forecasts
Hispanic Hispanic by Race White Black American Indian Asian Hawaiian - pacific islander Other 2 or more races
121 121 9 4 0 0 0
13.8% 100.0% 7.4% 3.3% 0.0% 0.0% 0.0%
52,365 52,365 24,710 392 629 76 21
12.1% 100.0% 47.2% 0.7% 1.2% 0.1% 0.0%
104 4
86.0% 3.3%
23,406 3,131
44.7% 6.0%
Table 5: Race and Ethnicity • Northlake has a higher proportion of white population than Denton County as a whole, but a higher proportion of “other” races. Persons who reported “other” race also reported ethnicity as Hispanic. • Northlake had a slightly higher proportion of its population Hispanic compared to Denton County. (13.8% to 12.1%)
Number of Households 2000 Census
Northlake No. of HH Percent Total All Households 322 100.0% Family Households 259 80.4% Non family Households 63 19.6%
Denton County No. of HH Percent Total 159,062 100.0% 112,211 70.5% 46,851 29.5%
Table 6: Number of Households • Northlake had a much higher proportion of family households compared to Denton County. (80.4% vs 70.5%). This reflects the predominance of single family homes and the low proportion of housing that caters to singles and other non family households.
Housing Occupancy 2000 Census Units
Northlake Denton County Percent Total Units Percent Total
Housing Occupancy Total Units Occupied Vacant
373 312 61
Homeowner vacancy rate Rental Vacancy rate
2.50% 27.40%
100.0% 83.6% 16.4%
168,069 100.0% 158,903 94.5% 9,166 5.5% 2.30% 8.00%
Table 7: Housing Occupancy
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Existing Conditions and Forecasts Occupancy Type 2000 Census All Occupied Units Owner Occupied units Renter Occupied units
Units 312 198 114
Northlake Percent Total 100.0% 63.5% 36.5%
Denton County Units Percent Total 158,903 100.0% 102,469 64.5% 56,434 35.5%
Table 8: Occupancy Type • Northlake had a slightly higher proportion of renter occupied units and a slightly lower proportion of owner occupied units compared to Denton County. With the addition of two new apartment complexes since 2000 this difference is likely to have increased considerably for 2008.
Household Size 2000 Census Average All Households Average Owner Occupied Average Renter Occupied
Northlake Persons/HH 2.86 2.93 2.58
Denton County Persons/HH 2.67 2.94 2.17
Table 9: Household Size • Northlake had a higher average household size compared to Denton County. This is largely due to the higher proportion of family households for Northlake. This also accounts for the much higher average household size for renter occupied units since they would tend to be families rather than non-family households.
Education: School Enrollment Persons 3 years and older 2000 Census
Northlake Persons
Total School Enrollment Preschool Kindergarten Elementary School 1-8 High School College or graduate school Total Population Percent population in School
237 6 27 107 62 35 875
Percent Total 100.0% 2.5% 11.4% 45.1% 26.2% 14.8% 27.1%
Denton County Persons 130,034 9,640 7,039 53,331 22,368 37,656 432,976
Percent Total 100.0% 7.4% 5.4% 41.0% 17.2% 29.0% 30.0%
Table 10: School Enrollment Persons 3 Years and Older • Northlake has a smaller proportion of its total population enrolled in school compared to Denton County. (27.1% vs 30.0%) • Despite having a smaller proportion of its total population enrolled in school, Northlake has a higher proportion of its school enrollment in preschool through high school compared to Denton County as a whole. • Denton County has a higher proportion of its school enrollment in college or
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Existing Conditions and Forecasts graduate school. This is due to the presence of North Texas University and Texas Woman’s University in Denton.
Educational Attainment Persons 25 or older 2000 Census
Persons over 25 Educational Attainment Less than High School Graduate High School Graduate Some College or Associates Degree Bachelor’s Degree or higher
Northlake Persons Percent Total 522 100.0%
Denton County Persons Percent Total 265,220 100.0%
81 209 119 113
28,195 52,816 87,024 97,185
15.5% 40.1% 22.8% 21.6%
10.6% 19.9% 32.8% 36.7%
Table 11: Educational Attainment Persons 25 or Older • Northlake has a higher proportion of its population over 25 with less than a high school education, (15.5% vs 10.6%) but a much higher proportion with a high school diploma (40.1% vs 19.9%).
Employment 2000 Census
Employment Status Population 16 and older In labor force Not in labor force Table 12: Employment
Northlake Persons Percent Total
Denton County Persons Percent Total
638 522 116
325,232 100.0% 248,793 76.5% 76,439 23.5%
100.0% 81.8% 18.2%
• Northlake had a higher proportion of its population 16 or older in the labor force compared to Denton County. (81.8% vs 76.5% -- persons over 16 in labor force divided by total population) 2000 Census
Class of Workers Private wage & salary workers Government Workers Self Employed business workers Unpaid family workers
Northlake Persons Percent Total
Denton County Persons Percent Total
430 40 43 0
197,660 27,544 13,505 545
83.8% 7.8% 8.4% 0.0%
82.6% 11.5% 5.6% 0.2%
Table 13: Class of Workers • Northlake has a higher proportion of self employed business workers (8.4% vs 5.6%) and a slightly higher private wage and salary workers compared to Denton County (83.8% vs 82.6%) • Northlake has a lower proportion of government workers.
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Existing Conditions and Forecasts Income 2000 Census
Northlake
Denton County
Median Household Income Average Household Income
$40,000 $50,979
$58,216 $72,457
Per Capita Income Male Full-time year-round workers Female Full-time year-round workers
$18,517 $31,250 $25,000
$26,895 $45,835 $31,639
Table 14: Income • On all measures of income, Northlake is lower compared to Denton County.
Poverty 2000 Census
Total Population with Income below Poverty Level
Northlake Denton County Persons Percent Persons Percent Total Total 78 8.9% 28,039 6.5%
Table 15: Poverty • Northlake has a higher proportion of its population with incomes below the poverty level compared to Denton County.
Forecasts and Projections Projections for Northlake are difficult to make given its small size and history of growth in the last 20 years. Three different methods were used to develop projections for Northlake: • First, projections based on the North Central Texas Council of Governments data were extrapolated for Northlake • Second, projections based on existing land use and zoning – a “what if” look at build-out to current zoning was used • Third, announced and planned development projects in the North Central Texas Council of Governments inventory were analyzed for their growth potential These projections would require a change in zoning and land use within Northlake. Northlake,Texas
North Central Texas Council of Governments Projections for Northlake NCTCOG does not do projections for the Town of Northlake. In order to approximate future projections for Northlake COG projections were taken for NCTCOG analysis areas 121021, 121030 and 121032 which include the majority of Northlake as well as some of the surrounding area in Justin and Fort Worth. The growth rates for these analysis areas, by time period, were used starting with the 2000 census as a base year for Northlake. Table 16 shows the results of this analysis. In Table 16, Population estimates are based on average annual growth rate for the three COG analysis areas comprising Northlake. Household estimates are based on
Northlake Texas Comprehensive Plan
Year 2000 2005 2010 2015 2020 2025 2030
Pop 921 1,580 2,902 3,294 5,054 5,143 5,386
HH 322 552 1,015 1,151 1,767 1,798 1,883
Employ 120 327 637 1,642 2,429 2,654 2,954
Table 16: NCTCOG Projections
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Existing Conditions and Forecasts average household (HH) size remaining 2.86 persons per household..Employment estimates are based on average annual growth rate for the three COG analysis areas comprising Northlake. 2000 Employment estimates based on 10 percent of the employment in analysis area • The 2008 estimates made using existing land use fall between the 2005 and 2010 projections shown in this table. • The population and households projected in this COG based analysis are consistent with the estimates from an analysis of build-out based on existing zoning, while the estimates of employment fall far short of the capacity of the existing zoning. • According to this analysis, build-out of the residential component would be 20 plus years in the future, and the nonresidential component even further into the future. • Based on the pace of development in the surrounding cities as suggested in the following section, it seems unlikely that Northlake would not be under tremendous pressure to develop more rapidly and at a higher residential density then these figures suggest.
Current Population and Households in Northlake Based on Land Use The existing land use was used to estimate current population and households. The following table shows these estimates. 1 2 3
2008 estimates Single Family Units Mobile Home Units Multifamily Units Totals
Households 241 148 516 905
Population 706.13 296.00 1,331.28 2,333
Table 17: Projections Based on Land Use The following methodology was used in developing these estimates. 1. The number of single family and farm and ranch parcels was used to estimate households. Households times HH size from 2000 Census for owner occupied units was uses to estimate population. 2. The number of pad sites in Northlake Village RV Park was used to estimate households. Household size for mobile home and RV uses was estimated at 2 persons per household. 3. Households were based on number of multifamily units in existing multifamily developments. Households times HH size from 2000 Census for renter occupied units was used to estimate population in multifamily housing.
Projected development based on existing Zoning The following analysis estimates growth and development assuming no change in the existing zoning. Its purpose is to analyze the balance in the existing zoning pattern and develop an “order of magnitude” estimate of growth given a continuation of the past. In order to estimate growth at build-out, gross acres are first converted to developable acres by zoning category by estimating the land required for streets. The assumption
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Existing Conditions and Forecasts in the following table is that nonresidential development would require 25 percent of the gross acreage for streets while residential development would require 15 percent. This low percent is due to the very large lot zoning requirements for residential uses in Northlake. Developable acres are used to estimate number of residential units and nonresidential square footage based on density assumptions required in the ordinance for residential uses and typical floor area ratios for nonresidential uses. (Floor area ratio is the number of square feet of development for every square foot of the site) Mixed use development was divided into three categories: Mixed use office; mixed use retail, and mixed use residential. Assumptions as to the relationship between density and use within the mixed use category was based on an analysis of Canyon Falls and other mixed use proposals in the area. Table 18 shows the results of this analysis. Zoning Category
Gross Acres
Commercial Industrial Manufactured Housing Total Mixed Use MU Office MU Retail MU Residential Rural Estate Rural Residential
Developable Acres
351.56 206.19 11.85 1,677.35 134 201.28 922.54 606.47 7,561.75 Totals 11,673.18 Table 18: Land Use Estimates Based on Existing Zoning
263.67 154.64 8.89 1,258.01
515.50 6,427.49
Density Assumptions 0.20 FAR 0.25 FAR 3.5/ac .20 FAR .20 FAR .20 FAR 6 DU’s/net ac 1/acre 1/5 acres
Estimated Build Out Development Estimated Non-residential Residential Sq.Ft... Units 2,297,063 1,684,043 31 1,169,045 1,753,567 5,535 516 1,285 7,367
6,903,718
• Current zoning is out of balance between residential and non-residential development. Within the large lot zoning and manufactured housing categories, a total estimated number of dwelling units at build-out is 1,832. An additional 5,535 dwelling units are estimated within the mixed use districts for a total number of dwelling units at build-out of 7,367. The town currently has an estimated 905 dwelling units, about 12 percent of the number of dwelling units at build-out. More dwelling units could be added with multifamily residential development within the mixed use category, but these households in these units would tend to be renters rather than home owners. • The nonresidential development would be some 6.9 million square feet of nonresidential development. The population base within Northlake based on build-out would not be anywhere sufficient to support this much nonresidential development. Roof-tops in surrounding communities would have to support these nonresidential uses. At the same time, the surrounding communities would be developing their own nonresidential uses to serve their citizens and build their own tax base.
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Existing Conditions and Forecasts Population and employment based on built-out zoning Based on the results in Table 18, future population, households and employment can be estimated.
Use Industrial Office Retail
Sq ft /Employees 1,200 350 800
Conversion Factors
Current 2008 Estimates Build-out % Build out
Population
Households
Employment
2,333 18,036 12.94%
905 7,367 12.28%
595 10,545 5.64%
Table 19: Population and Employment based on Zoning Square feet of nonresidential development was converted to employment based on an 80 retail / 20 office split for commercial development and a 60 office / 40 retail split for mixed use development. These figures were then used with square feet / employee by development type to estimate number of employees. The factors used in this conversion were derived from an analysis of development announcement data from NCTCOG in the I-35W – SH114 area.
Projected growth based on announced and planned development projects The NCTCOG compiles development announcements and planned development projects for the region. The information in Table 3: Inventory of Development Projects by Type and Density (page 23), documents projects for the area in and around Northlake, Texas. Some of the projects listed have been developed while others are still in the preliminary stages. The following table shows the level of growth if all of these projects were developed as planned.
Estimated Population Institutional Hotel Industrial Multifamily Dwelling units Mixed Use 1 Retail Single Family Dwelling units Master Planned Dwelling Units Total Housing Dwelling Units Total Employment
4,742 Students 965 Rooms 363,500 Square feet 972 DU’s S 250,000 Square feet 441,987 Square feet 17,135 DU’s 19,900 DU’s 38,007
Estimated Employment
Foot Note
303
1
500 552
2 2
2,508
50,206 58,307 111,020 1,355
1. Employment estimated at 1 /500 square feet of development Table 20: Projections Based on Planned Development Projects
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Conceptual Land Plan lan Conceptual LandUUse se P Desired development types The land use concept plan is developed around four primary land use types: Rural Residential; Open Space; Mixed Use; and Industrial. Each of these primary land use types provides a focus for the type and character of development within the Town of Northlake. The geographic distribution of these land use types are shown in Figure 18: Land Use Development Concept on page 36. Figure 12 shows the general breakdown of these land uses by land use type, as a percent of the whole. Within the mixed use land use type, approximately 70 percent of the future mixed use area is in residential uses, with 16.5 percent in nonresidential uses, and 13.5 in open space uses. In total, it is estimated that approximately 53 percent of the Town will be in residential uses, 21.3 percent in nonresidential uses including major rights-of-way, and 25.7 percent in open space.
Rural Residential
Figure 12: Land Use Distribution
The rural residential areas are characterized by large lot, single family residential, ranch and farm development. Rural residential areas most closely maintain the existing rural character currently within Northlake. Minimum lot sizes are generally five acres. Clustering of development is encouraged in the rural residential areas when development tracts include the creation of public open space so that the overall density remains in the five acre per lot range. For example, floodplains might be left in open space with lots reduced to two acres, clustered on property outside the
Figure 13: Example of Clustering
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Conceptual Land Use Plan floodplain. This would permit property owners to provide public open space,maintain vistas, and preserve topography while still having the yield of land outside the floodplain. In the example above, the overall tract is 236 acres which would yield forty-six 5- acre lots. A large portion of tract is in the floodplain. Clustering shows 40 lots from 2 acres to 4 acres in size. One lot is a well site. The floodplain is preserved as open space with greenbelt linkages into the subdivision. Clustering could also be done within the rural residential area where open space is provided even if it is not in the floodplain. The rural residential area is proposed north of Mulkey Lane and east of the floodplain of Denton Creek in the northwestern portion of Northlake. (see Figure 18: Land Use Development Concept.)
Figure 14: Examples of typical rural residential development in Northlake, Texas.
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Conceptual Land Use Plan
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Conceptual Land Use Plan Open Space: The open space shown on the land use development concept map represents the major, town-wide, open space system. It is comprised of the floodplain of Denton Creek. This major environmental feature is critical to maintain in open space for several key reasons. First, a floodplain is hazardous to development due to flooding. Altering the floodplain to permit development can increase floodplain hazards downstream. Second, altering the floodplain also destroys important environment qualities associated with the rural atmosphere important to Northlake. The creek and its floodplain provide vistas, rolling topography, and natural flora and fauna within the heart of the town. Finally, the creek and its floodplain offer the most effective location for a major open space system. The location of trails (walking, biking and equestrian) within the floodplain can provide recreational activities for residents.
Figure 15: Examples of open space along Denton Creek
The location of Denton Creek and its tributaries, moving diagonally from southeast to northwest through Northlake provides a major linkage to all parts of the community. By connecting smaller open space trails and parks within mixed use areas, a town-wide network can be developed in a cost efficient manner. The major open space system provided by Denton Creek also provides a natural buffer between the rural residential areas, development along SH 156 in Justin and the mixed use development in Northlake west of Denton Creek. Open Space together with the rural residential areas comprise some 47.3 percent of the land area of the Town. This means that the rural, open feel of the community will be maintained for a large proportion of the Town
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Conceptual Land Use Plan Mixed Use The mixed use areas are intended to be developed primarily by master planned projects with a mix of residential uses at different densities with commercial, office and retail at key locations and support institutional uses such as churches, schools, and recreation centers. Within mixed use, master planned communities, open space and parks would be provided with linkages to other mixed use developments and to the major open space system along Denton Creek. The exact mix of uses, densities and locations would be determined through the zoning process as master planned communities come in for development review and approval. A set of policies would limit uses and densities for small tracts that are not going to be master planned for a mix of uses. Within these mixed use areas, approximately 70 percent of the land area would be in residential uses at a variety of densities that could range from as low as four units per gross acre for single family residential to 22 units per acre for multifamily uses. The majority of the residential uses would be single family units. Nonresidential uses (office, retail, and institutional) would account for approximately 16.5 percent of the land area and open space for approximately 13.5 percent. This land use distribution is similar to the types of master planned communities being currently developed in the southwestern portion of Denton County. Development policies for nonresidential development would include concepts related to new urbanism including creation of a strong sense of place with a diversity of population, densities and types of uses and experiences, a pedestrian friendly community with
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Conceptual Land Use Plan a hierarchy of pathways and multiple modes of transportation, and a sustainable environment with visual interest that reflects the community’s vision. Mixed use areas are primarily located along the western side of I-35W, south of Mulkey Lane, and west of the Denton Creek floodplain. The mixed use area west of I-35W would extend approximately one mile from the freeway. A transition zone is required as the higher densities permitted within the mixed use areas come in proximity to the rural residential area depicted on the land use concept map. The transition zone between mixed use and rural residential is designed to buffer and transition uses to maintain compatibility between these two major land use types. The transition could take the form of large lot single family residential adjacent to rural residential areas or through open space buffering or a combination of these techniques.
Figure 16: Examples of mixed use development
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Conceptual Land Use Plan Industrial The industrial component of the land use development concept is built around existing areas where industrial development is taking place. These locations, along major freeways and the existing airport, provide for industrial uses and ancillary commercial, retail and office uses with minimum impact on the residential uses planned within Northlake. The industrial areas are located primarily at the northeast corner of the intersection of I35-W and SH 114 and around the Northwest Regional Airport and south of FM 1171. The industrial area comprises approximately 2,400 acres or 10 percent of Northlake.
Figure 17: Examples of industrial development in Northlake,
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Conceptual Land Use Plan
Figure 18: Land Use Development Concept
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Conceptual Land Use Plan Roadway Characteristics The majority of the roads located within Northlake are designed as rural type roadways. These roadways have a shoulder and bar-ditch instead of a curb and gutter. These rural roadways typically have parkways located on either side of the road, making it more conducive to the rural setting. In addition, the rural roads and ditches promote a storm drainage system that conveys water along channels on top of the ground instead of by buried storm sewers. While roads with shoulders and bar-ditches require more right-of-way than streets with curbs and gutters, the town of Northlake can, with proper planning, acquire dedication of future rights of way as property is platted. Maintaining this system of parkways and bar ditches will contribute to the rural nature of the town, and is especially valued in the Rural Residential area. The current unimproved condition of many roads coupled with truck traffic are issues that need to be addressed.
Figure 19: Examples of Roadways in Northlake
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Conceptual Land Use Plan Land Use Impacts This section describing the impacts of the land use development concept plan will provide order of magnitude data in three areas: (1) the physical changes in the way the community develops, (2) demographic and employment changes, and (3) changes to the tax base due to the land use development concept. In all three of these areas the land use development concept plan will be compared to the existing levels of development in Northlake and to the levels of development that would occur if the existing zoning is built out. Build-out of the existing zoning and the land use concept is used to establish a quantitative description of where these policies would lead the town. No date is set for when build-out would occur. There are two reasons for this. First, the existing zoning and the land use development concept are a beginning point that sets a direction for moving into the future from a land use development perspective - a road map to the future, if you will. There will be many changes to these road maps to the future as the town moves forward. How long it takes to get to the end of the journey is not as important as the direction taken. Secondly, there are too many assumptions that would have to be made to make an estimate of a build-out date a reasonable exercise.
Existing Development
Residential Units
Rural residential SF MF Industrial Retail Commercial Existing 2008 Total Existing Zoning Rural residential SF in mixed use MF in mixed use (existing) Industrial Retail Commercial Build out Existing Zoning Total Land Use Development Concept Rural residential SF in mixed use MF in mixed use Industrial Retail Commercial Institutional Build out LU Concept Total
67 153 685
% Residential
629,000 48,565 677,565
92.8% 7.2%
1,684,043 5,219,675 6,903,718
24.4% 75.6%
23,246,155 8,789,267 1,318,390 33,353,812
69.7% 26.3% 4.0%
22.5% 69..0% 8.5%
8,021
1,198 16,455 3,027
% Nonresidential
7.4% 16.9% 75.7%
905
1,801 5,535 685
Nonresidential Square Footage
5.8% 79.6% 14.6%
20,680
Table 21: Land Use Breakdown for Existing -- Zoning -- Land Use Concept
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Conceptual Land Use Plan Physical Impacts Physical impacts focus on the land use types and quantities that are likely to be developed. Analysis of the existing land use, land use growth if current zoning is continued, or, if the land use development concept is followed are shown in table 21. The current development pattern has the majority of the residential development in multifamily units, with the remainder in single family homes. Under existing zoning, the pattern changes as zoning is built-out. Rural residential moves to 22.5 percent of the residential units, multifamily drops to 8.5 percent and single family accounts for 69 percent. The additional single family units are built in existing mixed use zones.
Figure 20: Breakdown of Residential and Nonresidential Development Under the Land Use Development Concept, a better balance between single family, multifamily, and rural residential development is achieved. Rural residential accounts for only 5.8 percent of the residential units with the remainder split between 79.6 percent single family and 14.6 percent multifamily. There are still about the same number of rural residential units in Northlake under current zoning and the land use concept. With more overall units, the financial burden of providing the services and facilities desired by Northlake residents is spread over more households.
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Conceptual Land Use Plan For nonresidential development, existing development shows Northlake has a predominately industrial land use pattern based on the overall square feet of nonresidential development with almost 93 percent industrial and a little over 7 percent retail-commercial. If existing zoning were built out, retail and industrial would flip with 24.4 percent of the nonresidential square footage being industrial and 75.6 percent being retailcommercial. Industrial development is generally a more intensive land use than retail-commercial. That is, it requires a larger number of square feet of development than retail-commercial development. The pattern seen under the build-out of current zoning will result in a large over supply of retail square footage and less than desirable amount of industrial development. In the land use concept, institutional uses were added to the mix of nonresidential uses. Currently industrial square footage accounts for almost 70 percent of the nonresidential development, with retail-commercial accounting for a little over 26 percent, and institutional uses accounting for 4 percent. Given Northlake’s location relative to I-35W and SH 114, existing industrial uses in the northeast of the intersection of these two major highways makes additional industrial uses more feasible. The isolation of this area from the major residential areas also makes it appropriate for this type of development.
Demographic – Employment Impacts The impact of different land use scenarios on population and employment in the Town were estimated. The following table shows the estimated population and employment for each of the three land use scenarios: existing land use; build-out of existing zoning, and build-out of the land use concept. Scenarios Existing Land Use 2008 Build-out Existing Zoning Build-out Land Use Concept
Estimated Estimated Population Employment 2,333 595 18,036 10,545 54.890 40,000
Table 22: Population and Employment Impacts
Figure 21: Population - Employment Impacts
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Conceptual Land Use Plan Population is estimated based on household size for each type of housing unit. For low density single family housing, household size was 2.86 persons per household; for high density single family, 2.45 persons per household; and for multifamily, 2.0 persons per household. Existing zoning if built-out results in a total population of some 18,000 persons, a increase of over 770 percent from the 2008 population of Northlake. Changing to the recommended land use development concept results in a total population of over 55,000 persons, a 304 percent increase over the population expected from build-out of existing zoning.
Land Use Type Industrial Office Retail Institutional
Sq ft per Employee 1,200 350 800 1,200
Table 24: Employees per land use type
The difference in expected population from the land use concept compared to the build-out of existing zoning is the result of three main factors. First, the number of acres proposed for mixed use development with higher single family densities is greater than currently allowed by the existing zoning in Northlake. Second, the overall number of acres for development under the land use concept is larger than the current corporate limits of Northlake. The land use concept assumes that the town limits are expanded to include leave-out ETJ tracts and key areas adjacent to the current town boundaries. Third, the permitted single family densities are higher in the mixed use areas, (4 dwelling units per acre) and there is a larger number of multifamily units developed as part of the mixed use planned communities anticipated in the mixed use areas. Employment is estimated based on average numbers of employees per square feet for different types of nonresidential development. The factors are shown in Table 24. Factors for estimating employment were derived from an analysis of existing development in the north Texas region using the COG data base of proposed developments and their estimates of employment. Because employment levels are so low in Northlake in 2008, employment growth if existing zoning were to be built-out would increase over 1,700 percent (595 to 10,545). The land use concept increased the employment level over current zoning by some 368 percent (10,545 to 40,000). This increase is due to larger land area in nonresidential uses, particularly land not currently in the Town limits north of the Speedway and land east of I35-W. Under the land use development concept the employment is distributed as shown in the following table. Land Use Office Retail Institutional Industrial Total
Estimated Percent by Employees Land Use 15,067 37.7% 4,395 11% 1,167 3% 19,372 48.3% 40,001 100%
Table 23: Employees by Land Use The higher proportion of employees from industrial and office land uses reflects the opportunities for these types of developments given Northlake’s accessibility from I-35W and SH 114 and the proximity to the regional draw of the Texas Motor Speedway and Alliance Airport.
Fiscal Impacts - Changes to the Tax Base The long term fiscal impacts of a land use plan are critical to understand because communities must have the ability to generate sufficient revenues to finance required capital improvements. The land use development concept’s fiscal impacts
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Conceptual Land Use Plan come from estimated property tax and sales tax revenues that could result from the projected levels of anticipated development. All figures are in current dollars and do not assume any change in the tax rate for either property, or sales taxes. Other revenues that would accrue to the Town were not estimated because they are not tied to development levels projected in the land use development concept. In estimating property tax revenues the following value assumptions were used. These reflect average current values in Northlake. Value assumptions Single family homes Multifamily Industrial Retail/commercial Rural Residential
$200,000 $30,000 $40 $88 $263,000
per dwelling unit per dwelling unit per square foot per square foot per dwelling unit
The assumptions used result in a conservative estimate of future revenues and are only intended to provide order of magnitude figures for revenue growth under the land use development concept.
Figure 22: Value of Property Tax Base The total growth in the property tax base by major land use category is shown in Figure 22 for three scenarios: existing value 2008 ($286.5M); value at build-out of existing zoning ($2,128M); and value at build-out of land use concept (7,546.5M). Sales tax revenue was estimated based on average annual retail sales per square foot of $300, times the sales tax rate that goes to Northlake (.02) to get an average of $6.00 per square foot per year, sales tax revenue. Figure 23 shows annual growth in sales and property tax revenues based on five year growth increments towards build-out in
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Conceptual Land Use Plan
Figure 23: Growth in Tax Revenue forty years. At build-out, the property tax revenue would be around $15.6 million per year, and revenue from sales tax would be around $52.7 million per year.
Fiscal Implications of Growth In order to put the fiscal implications of growth in perspective, an analysis of how the projected revenue would support infrastructure development was conducted. Assuming that growth would build out at a steady rate over the next 40 years, the annual revenue could be divided between support of the general fund and debt service for infrastructure development. For purposes of this analysis it was assumed that in the early years a larger proportion of the revenues would be dedicated to the general fund and this requirement would decrease as the town matures. In the early years it was assumed that 80 percent of the revenue would go to the general fund and 20 percent to debt service. By 2015 this ratio could change to 70 percent general Projected Property Tax Revenue Sales Tax Revenue Combined Revenue % to General fund $ to General Fund $ to Debt Service
Build-out
2010 2015 2020 2025 2030 2035 2040 $1.3 $3.9 $6.6 $9.2 $11.0 $13.5 $15.6 $3.8 $12.5 $21.3 $30.0 $38.8 $47.5 $52.7 $5.1 $16.5 $27.9 $39.2 $49.8 $61.0 $68.3 80% 70% 60% 60% 60% 60% 60% $4.05 $11.5 $16.7 $23.5 $29.9 $36.6 $41.0 $1.01 $4.9 $11.2 $15.7 $19.9 $24.4 $27.3
Table 25: Projected Revenues - 5 year Increments fund and 30 percent debt service and by 2020, go to a maximum of 60 percent general fund and 40 percent debt service. The general results of this analysis are shown in Table 25. Figures are in millions of dollars. Estimates of the amount of infrastructure that could be built with the dollars available for debt service are based on several assumptions. First, the analysis
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Conceptual Land Use Plan is based on a rule of thumb that for every $110,000 available for debt service $1.9 million in debt could be supported. The Town would issue general obligation bonds to finance infrastructure with terms over a twenty year period. This means that once a capital improvement bond is issued, it takes the revenue over a twenty year period to retire the bonds. Thus, only new, additional revenue can support new bonds until the old ones are retired. Figure 24 shows how this might work and provides an estimate of bond funds available for infrastructure.
Figure 24: Projected Revenues and Infrastructure Dollars
As can be seen, bonds issued in the early years reduce the amount available for infrastructure improvements until 20 years out when they are retired and those dollars are available for new debt. The second part of the analysis has to assume what mix of infrastructure improvements are going to be financed by these capital improvement bonds. A detailed analysis of this is beyond the scope of this plan and is the subject of the strategic initiative that calls for a formal process of Capital Improvement Planning.
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Conceptual Land Use Plan
Figure 25: Miles of Roads Funded by Time Period
In order to provide some perspective on these numbers, the capital cost of a major thoroughfare complete with water and sewer service was used. This is the type of streets that would be appropriate in the higher density portions of the Town. Cost estimates for a parkway 40 feet wide, with 8 inch reinforced concrete pavement, a 12 inch water line and 8 to 10 inch sewer lines, and 5 foot, reinforced concrete sidewalk, totals approximately $5.35 million per mile. Based on these assumptions and the estimated revenues over 100 miles of roadways could be financed. This breaks down by time period as shown in Figure 25. The ability to fund needed infrastructure for the Town of Northlake depends on having a land use concept that is capable of generating sufficient revenues to finance capital improvement bonds. This plan has that capability.
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Strategic Issuesand and Policies Strategic Issues olicies A review of the existing conditions, current plans, and development around the Town of Northlake coupled with an analysis of community input suggests six strategic issues the Town should consider in order to move toward the future envisioned by Northlake citizens. A summary of each strategic issue is provided. Policies and implementation actions are proposed.
Strategic Issue 1: Maintaining Rural Character One of the issues consistently mentioned by town residents is the preservation of the rural character of Northlake. Residents know change is coming, but want that change to be compatible with the qualities which attracted them to Northlake in the first place. Maintaining rural character requires a careful definition of the physical qualities that contribute to rural character. Then preserving them in the rural residential areas and insuring they are built into new higher density, mixed use development to the greatest extent possible. In order to balance rural character with market demands for development competitive with surrounding communities, clear delineation of areas for rural residential development and areas for mixed use is required in the land use development concept. Transition between rural residential and mixed use is critical to address this issue. Design requirements for new development will be a critical part of the strategic approach needed to address this issue. Design requirements will need to be carefully developed to reflect rural character and to permit competitive mixed use development. It will have to be implemented in such a manner that developers know what they have to achieve before developing their master plans and submitting them to the Town for approval.
Maintaining Rural Character Policies Policy 1: Define Northlake’s rural character and adopt policies and regulations to promote the following characteristics. • Northlake’s rural small town feel is characterized by wide spans of rolling topography with open views of the landscape, large lot development, rural roads, ranch and agricultural uses and open spaces that capture the assets of the creeks and floodplains. With the exception of major arterials and highways, roadways are narrow and winding with a minimal amount of improvements and with no curb and gutters. Landscape swales provide drainage and boundaries are established through open fencing of board or barbed wire, with ranch and farm characteristics prevailing. The landscape is not broken up by privacy fences. Building materials reflect the natural landscape. Policy 2: Define rural standards to retain the following design characteristics in the public and private realms: • Landscape swales and open space corridors for drainage; • Large setbacks in rural areas; • Use of natural materials – stone, brick, wood in both rural and urban areas, with an exception of light industrial uses; • Informal landscaping rather than formal with an emphasis on natural plan materials; • Use of water features – preservation of floodplains and use of ponds and on-site retention facilities to promote open drainage
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Strategic Issues and Policies rather than pipes and culverts; • Provision of walkways and paths; and • Minimal changes to topography to accommodate development. Policy 3: Ensure that development regulations protect and enhance the rural character of the town.
Strategic Issue 2: Parks, Open Space and Trails Parks, open space and trails are an important aspect of a community’s quality of life. They offer recreational opportunities, preserve vistas and contribute to preservation of a rural atmosphere for Northlake. The existence of large floodplain areas along Denton Creek and its tributaries provide an opportunity to create a community-wide open space park and trail system. Flood plains are hazardous areas for development and often represent the most diverse natural areas with trees, water and wildlife corridors. Because of the large amount of land in the floodplain within Northlake, a multi-prong approach will need to be developed that relies on both public funding and development of these facilities and, more importantly, private participation from large land owners and from master planned developments. The Town’s effort should be along the major open space corridor created by Denton Creek in cooperation with large land owners in the rural residential areas. Master planned developments provide opportunities for community parks and for open space linkages and trails that connect to the larger community-wide system.
Parks, Open Space and Trails Policies Policy 1: Prepare a comprehensive park, open space and regional trail system plan to determine where and how parks and trails will be built. Action 1: Differentiate between rural and urban areas, both of which will be served by parks and trails in Northlake. Tie requirements for more active recreational areas to more intense development located in the mixed use development corridor along I-35W and Highway 114. Action 2: Coordinate the system plan with the town’s land use plan, zoning and Northlake’s future build out scenario. Action 3: Coordinate the system plan with the regional trail system, U.S. Army Corps of Engineers, and other regional planning efforts. Action 4: Prepare a strategic implementation plan that prioritizes park, trail and open space identified in the system plan. Policy 2: Establish consistent standards for private development to provide on-site open space and trails and a requirement to connect to the regional trail system. Policy 3: Establish a policy for trail systems in rural areas of the town, to include working with property owners to identify potential locations of trails and open space as well as trail alignments and standards. Policy 4: Develop public/private implementation programs where development is not likely to occur or where the nature of development does not lend itself to developers providing the trail system. Policy 5: Explore a wide range of funding mechanisms and partners to implement park, open space and trail plan, including: open space dedication requirements; fee in
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Strategic Issues and Policies lieu of programs, pursuit of open space grants, and working with nonprofits such as the Trust for Public Lands, Rails for Trails, and other similar opportunities.
Strategic Issue 3: Quantity and Location of Development
Perhaps the most critical issue facing Northlake is the quality and location of future development. Under the previous land use plan, the majority of the Town is planned for rural residential development with industrial and mixed use at the freeways. Mixed use development is permitted on a case-by-case basis. Amending the land use development concept for Northlake to identify, up-front, where mixed use should be allowed, at what densities and with what qualities is critical to allow for infrastructure planning, economic development, and building the tax base. Balancing preservation of the rural atmosphere while permitting appropriate, high quality development more consistent with market forces at work in the I-35W and SH 114 highway corridors can be achieved with detailed policies and procedures for future growth and development. Proper transitions between areas where higher density mixed uses are allowed and where rural residential is to be preserved have to be built into the development code and the review process. New regulations, policies and procedures have to be understandable and predictable to developers and provide them with the ability to develop plans that can meet town requirements within market conditions.
Development Policies Policy 1: Adopt the Northlake Comprehensive Plan update and the long-term Land Use Development Concept Map as a guide for making development related decisions within the Town. The key concepts within the land use development concept includes: • Open space, trails, and parks primarily located within floodplains; • Rural residential areas at very low densities located between the Denton Creek floodplain and the I 35W transportation corridor. Allow five acre minimum and larger lot development in this area with ranch type uses permitted; • Mixed use development located along major transportation corridors – Highway 114 and I-35W. Development in the transportation corridors would accommodate residential and commercial development at higher densities; • Master planned mixed use development located west of the Denton Creek floodplain; • Required transition zones between mixed use developments and rural residential areas; and • Light industrial development permitted in mixed use areas with property development standards, access and buffering. Policy 2: Develop unified development regulations through updating the zoning., subdivision, floodplain, and other development ordinances and policies based on the concepts and policies in the Comprehensive Plan. Action 1: Include urban development standards in the mixed use corridor. Prepare and use check lists for submittal requirements/compliance with the Comprehensive Plan. These should include: • Minimum size requirements; • Preservation of natural topographic characteristics; • Preservation of open space/floodplains and environmental areas; • Provision of trails and trail connections;
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Strategic Issues and Policies • Adherence to rural design standards; • Density requirements and conditions to obtain higher densities; • Parking location; • Walkability; • Transition zones that include larger lots buffering the rural residential areas with the provision of extensive trail systems, parks, open space, or school sites; • Commercial development in nodes at appropriate intersections; with limited or no strip development. Promotion of main street commercial areas; • Limitations on grading of pad sites and other alterations of the natural topography; • Commercial access off main thoroughfares and not through residential areas; and • Connectivity systems (trails, walkways, linkages) to encourage alternative modes of transportation and to provide internal connections. Action 2: Establish a menu approach to achieve desirable development qualities and attributes. All developments cannot meet all standards, but to ensure predictability of quality development, require a selection of attributes from a menu. This approach recognizes that each project site has specific land characteristics and gives the developer the flexibility to choose standards appropriate for that site through up front master planning. Some of the design standards that could be included in a menu approach can be derived from the goals and objectives dealing with design guidelines in the 2002 Strategic Plan. Types of design standards that should be considered for inclusion in the menu include: • Architectural styles and designs that promote the value and quality of residential development in Northlake; • Use of natural materials – stone, brick, wood in both rural and urban areas, with an exception of light industrial uses; • Access standards, garage locations, and alleys; • Porch requirements; • Building articulation in the vertical and horizontal planes and surfaces of the structure, including the rooflines; • Maintenance of natural tree cover, landscaping compatible with the existing landscape forms and qualities; • Use of entryway features, decorative walls, public art, special pavement features, and/or water features; • Lighting standards; • Perimeter fencing and walls designed to complement the environment; • Use of pathways, sidewalks, bicycle lanes and equestrian trails included in subdivision design; • Use of special amenities such as decorative mailbox features, street lighting, street signs and traffic signs, uniform and street numbers on the curb or structures, street paving, and entry features; • Parking lot location and design; and • Sign standards with an emphasis on monument signs.
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Strategic Issues and Policies Action 3: Promote cluster and conservation developments that permit higher densities with compensating open space dedication in the rural residential zones. The configuration of open space and the location of development should buffer other rural residential developments from the higher density in the cluster developments. Policy 3: Require large developments to submit master plans in mixed used zones in order to be considered for higher densities and a broader mix of uses. Within the mixed use zone determine land uses, specific densities, location of uses, open space requirements, transitions and other attributes through the master plan process. Action 1: Establish a consistent process and procedures for approving master plans for private development in mixed use zones that includes participation by property owners, developers, and adjacent residents. Action 2: Establish baseline density requirements for the mixed use area of two units per acre with no lot sizes smaller than a half of an acre without an approved master plan. Action 3: Determine locational and density requirements for land uses in relationship to the rural residential areas and establish transition zone standards such as a requirement for larger lots adjacent to rural residential where not buffered by creeks and open space areas. Action 4: Promote nonresidential development at major intersections where access is available. Action 5: Allow higher density residential development where compensating open space is provided such as smaller residential lots in the mixed use zone with proper transitional standards near rural residential areas. Policy 4: Pursue a target industry program to direct economic development efforts. Policy 5: Develop and implement a development monitoring program using Geographic Information System (GIS) technology to track the type and level of development in Northlake to provide information for developing new policies, programs and actions and subsequent refinements of the Comprehensive Plan. Action 1: Implement a town-wide GIS program. Action 2: Identify and start tracking development approvals, permits, issues associated with development and capital improvement projects.
Strategic Issue 4: Providing Infrastructure and Services One of the primary responsibilities of local government is the provision of public facilities, services and infrastructure. As Northlake grows the need for supportive infrastructure will increase as will public facilities and services needed by residents and businesses within the community. There are several issues related to the Town’s ability to provide for these needs. First, there is a disconnect between planned future land use and plans for future infrastructure. The current land use plan shows large areas for very low density residential development but with extensive transportation, water and sewer facilities. As a new land use development concept is adopted in this comprehensive plan,
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Strategic Issues and Policies infrastructure plans will need to be revised to match the demand generated by the future land use. In some cases this may require increases in the size and extent of facilities and in other locations a reduction in what is planned. The annexation issue and lack of predictability within the ETJ discussed above, further complicates planning for these needs. Second, in the future land use development concept there will need to be a distinction made between the facility and infrastructure needs in the rural residential areas vs the mixed use and industrial areas. A critical aspect of this distinction is how to provide for potential future extensions into these low density residential areas if they change to more densely developed areas in the future. Third, paying for infrastructure development is always an issue in a municipality facing high levels of future growth. Northlake is in a good position to have developer participation in providing infrastructure needed by their developments. This is due to the large size of the available tracts likely to develop and the industry trend towards master planned development on such tracts. The scale of likely future development projects will spread the costs of infrastructure development over more units. Densities will need to be higher in these growth areas to contribute tax base to support Town participation in the providing facilities, services and infrastructure.
Infrastructure Development Policies Policy 1: Prepare infrastructure needs assessments and long range master plans for each of the infrastructure components to plan for where and how infrastructure will be built. Action 1: Differentiate between rural service levels and more urban service levels, both of which will be provided in Northlake. Action 2: Coordinate the infrastructure master plans to the town’s land use plan, zoning and Northlake’s future build out scenario. Action 3: Adopt consistent development and engineering standards for infrastructure improvements and make available to development community. Policy 2: Prepare a strategic implementation plan that prioritizes infrastructure improvements identified in the long range master plan to the comprehensive plan, economic development strategies and the build-out scenario. Action 1: Prioritize actions based on: • Immediate infrastructure needs; and • Strategic implementation to achieve or facilitate economic development goals. Policy 3: Establish consistent cost sharing policies for each infrastructure component that detail public and private responsibilities, timing, and payment mechanisms, such as up-front payment by private developers and reimbursement programs through future development. Policy 4: Prepare a Capital Improvement Program based on the long range infrastructure plans to plan for public financing of future infrastructure. Explore bonding capacity, grants and other available funding sources to implement infrastructure projects consistent with the infrastructure plans. Policy 5: Coordinate roadway planning with County Commissioner to promote Northlake’s CIP program in County bond elections.
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Strategic Issues and Policies Strategic Issue 5: Impact of Gas and Oil on Future Surface Development The discovery of oil and gas in the western portions of Denton County has provided an economic boon to property owners in the area and to municipalities where oil and gas production is occurring. Because Northlake is predominately undeveloped, or developed with large lot residential lots, farms and ranches, the impact of oil and gas exploration and production is minimal. As the Town develops however, impacts will increase. The central issue is how oil and gas exploration and production can be conducted while preserving the ability to properly develop the surface for high quality, desirable land uses. A strategic approach to this issue will have to address a number of factors. First, is understanding the entire process of exploration, drilling and production associated with resource extraction. Each phase in the process has different impacts in both magnitude and duration. They also have a different range of policies and actions needed to address the impacts. Second, a strategic approach must include an understanding of the time frame of the impacts. When gas wells are placed in undeveloped or sparsely developed areas there will initially be minimal impacts. Larger impacts will occur later as development surrounds existing well sites. Ways of allowing development of the oil and gas resources while protecting future development from undesirable impacts are needed. Third, a strategic approach must recognize actions that can be taken by all the key players: the oil and gas industry, land owners that have resources to extract and future development potential, and the Town.
Oil and Gas Policies Policy 1: Promote appropriate development of Northlake’s oil and gas resources while maintaining the ability to have quality surface development. Action 1: Develop a set of locational standards for well sites and pipelines and other supporting infrastructure. Action 2: Locate pipelines along existing and future rights-of-way or major property boundaries to minimize the potential impacts. In the requirements, differentiate between flow lines from the well to compressor stations vs larger transmission lines, which are regulated outside of the local jurisdictions. Include regulations for locational standards along rights-of-way and property lines, and for depth of pipe lines. Action 3: Encourage property owners and industry representatives and other stakeholders to work together to minimize the impact of gas and oil production on the ability to develop the surface of land for productive land uses in accordance with Town goals and objectives. Policy 2: Require buffering and other adjacency requirements to mitigate the impacts of gas and oil well drilling and operations on surrounding development. Action 1: Require mitigation of gas and oil well sites adjacent to certain uses. Differentiate between phases of activity and required buffering. Address impacts of exploration, drilling, fracing, and long term operations at different levels, with mitigation measures primarily
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Strategic Issues and Policies directed to long term locational impacts after the well is complete and in operation. Potential issues to address include: • Buffering and landscaping after well is operational; • Noise barriers for drilling and other exploration operations (prior to operation); and • Operational standards – lighting and noise, especially while drilling if adjacency issues exist. Action 2: Establish a “fee in lieu of” program in situations where current impacts are minimal because of lack of current development. In these situations, do not require buffering and landscaping until adjacency issues exist. Once development occurs adjacent to an existing well site, explore a program that allows uses to share the costs of buffering requirements, including the provisions of easements (split between the two properties), landscaping, etc.
Strategic Issue 6: Annexation The boundaries of the town limits for Northlake are irregular with some areas within its extra territorial jurisdiction (ETJ) completely surrounded by the Town. In other places, large contiguous areas of the ETJ are surrounded on three sides by the town. Finally, a large area of Northlake’s ETJ is west of FM 156 and the City of Justin, Texas. The location and configuration of Northlake’s ETJ creates a number of issues that need addressed. First, the Town has limited ability to direct the nature and extent of development within the ETJ, Regulations are limited to the subdivision of land in the ETJ. Land use and other development standards related to density and design are not regulated. If these areas are developed while in the ETJ and then annexed, the Town will have to service whatever is there. This can have an impact on tax base and funding of public facilities, services and infrastructure. Second, the existence of large areas of ETJ with limited ability to control land use and density has a major effect on the Town’s ability to predict future demand for services and therefore plan for infrastructure and other improvements. The lack of predictability applies to both the levels of service that may be needed by the ETJ areas as well as the size of the tax base generated by these areas that are needed to support public facilities, services and infrastructure. This issue is most pronounced in those areas of the ETJ that are surrounded or nearly surrounded by the current town limits. Finally, having large areas of the future boundaries of Northlake in the ETJ creates some inequities between existing residents and those in the ETJ. People in the ETJ benefit from services and facilities provided by taxpaying residents of Northlake. Addressing these annexation issues requires a strategic approach that recognizes both a short term and long term perspective. In the short term, a strategic approach should address critical areas where development is likely to occur, while building support for annexation in the long term.
Annexation Policies: Policy 1: Develop a program to identify and pursue annexation of high priority areas, such as holes surrounded by the town or strategic locations on the edge of the town to ensure predictability of future development and equity in the financing and provision of services and infrastructure. Action 1: Identify strategic locations that are under development pressure and where new development which could impact the town could occur:
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Strategic Issues and Policies • Areas surrounded by incorporated Northlake; • Areas already receiving Northlake services; • Potential development areas – properties with regional access where higher density development and tax base could be constructed; • Existing development that is using town infrastructure and services; and • Areas where additional development controls are desired by town or adjacent owners. Action 2: Lay out a proactive approach and strategy to discuss benefits of annexation with property owners to encourage property owners to annex. Action 3: In critical places where annexation cannot be achieved, consider use of agreements in lieu of annexation as provided by Chapter 212, Subchapter G of the Local Government Code. This allows the town council to enter into a written contract with owners of land within the ETJ to extend land use and environmental authority and enforcement of certain land use regulations and to provide for infrastructure development. This allows for annexation to be delayed until a future point in time when annexation is agreeable to all parties. Policy 2: Develop a long term strategy to pursue desired annexation within the ETJ. Action 1: Monitor town growth and establish home rule status as soon as town reaches a population of 5,000. Action 2:Develop a long-term strategy to finance and build an infrastructure program to serve areas. Policy 3: Apply standards in Northlake’s ETJ to promote quality development consistent with the town’s objective of maintaining rural atmosphere, growing the tax base and promoting economic development. Action 1: Develop preliminary regulations as allowed by state law to maintain consistent development objectives prior to annexation. Include regulations addressing characteristics of the following: density; setbacks; quality of development; and standards for streets and infrastructure improvements. Action 2: Use the preliminary regulations as a basis for entering into agreements in lieu of annexations where annexation is not possible. Policy 4: Investigate the potential to apply user fees for town services and benefits received by residents living in the ETJ. Examples are for road maintenance fees for roads requiring servicing as a result of ETJ use; park and recreation fees, etc.
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Strategic Implementation PPlan Strategic Implementation lan The Strategies, Policies and Actions are summarized in the attached Implementation table. In order to prioritize this information, the table describes the type of tool required to implement the policies and actions, assigns responsibility, and establishes a level of priority and implementation timing for each item. The first column summarizes all of the plan’s Policies and Actions. The second column, Major Implementation Tools, describes the type of tool needed to implement the recommended policies and actions. Major implementation tools include: 1. Development Regulations/Ordinances [New or revised regulations or ordinances must be adopted to ensure consistent implementation] 2. Council Policies/Service Development [Council needs to make policy decisions to enact existing or new ordinances, programs, or services] 3. Development Review Process [Changes or additional processes are needed to implement recommendations] 4. Capital Improvement Program [Improvements need to be included in a Capital Improvement Program] 5. Budget Process [Additional funding by the town is needed to implement] 6. Program Development and Implementation [New programs need to be developed and absorbed into the town’s service structure] 7. Area Plans and Strategic Issue Plans [Geographic area studies or studies of strategic issues are needed to develop specific recommendations that can then be implemented through one or more of the Implementation Tools.] 8. Facility Plans [Plans for Town facilities, such as parks or libraries are required] 9. Ongoing Administrative Processes [Recommendations that will be implemented on an ongoing basis, and will become a part of Northlake’s staffing responsibilities] The third column assigns Implementation Responsibility for leading the implementation and also lists other key players in the implementation of these policies. Implementation may be accomplished by staff; staff in combination with consultants [where additional resources, both in expertise and time, beyond those currently available through the staff and staff consultants is needed]; through the development community; the Economic Development Commissions; or through a combined partnership of these entities. Column four assigns a Priority to these actions from 1 (highest) to 3 (lowest). The criteria for setting these priorities are: • Is the policy or action a precedent for further actions? • Does the policy or action address critical town needs? • Is there current pressure for imminent change that needs addressing? The anticipated Implementation Timing for each of these policies and actions is provided in the last column. Timing is divided into three categories: • Implementation is needed in 1 to 2 years • Implementation is anticipated in 2 to 5 years • Implementation will occur beyond 5 years
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• Area Plan and Strategic Issue Plan • Council Policies/Service Development • Area Plan and Strategic Issue Plans • Development Regulations/ Ordinances • Development Review Process • Council Policies/Service Development • On-going Administration Process
Define rural standards to retain these deign characteristics in the public and private realms.
Ensure that development regulations protect and enhance the rural character of the town.
POLICY 2:
POLICY 3:
Major Implementation Tools
Define Northlake’s rural character and adopt policies and regulations to promote this character.
Policies and Actions
Northlake Texas Comprehensive Plan Town
Town/Consultants
Town
Implementation Responsibility
1
1
1
X
X
X
2-5 Yrs.
1-2-3
1-2 Yrs.
Implementation Timing
Priority
One of the issues consistently mentioned by town residents is the preservation of the rural character of Northlake. In order to balance rural character with market demands for development competitive with surrounding communities’ clear delineation of areas for rural residential development and areas for mixed use is required in the land use development concept. Transition between rural residential and mixed use is critical to address this issue. (for full description, please refer to section titled “Strategic Issues and Policies” )
POLICY 1:
ISSUE:
STRATEGIC ISSUE 1: MAINTAINING RURAL CHARACTER
>5 Yrs.
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62
Northlake Texas Comprehensive Plan • Area Plan and Strategic Issue Plans
• Development Regulations/ Ordinances Town/ Consultants • Development Review Process
• Area Plan and Strategic Issue Plans
Prepare a strategic implementation plan that prioritizes park, trail and open space identified in the system plan.
Establish consistent standards for private development to provide on-site open space and trails and a requirement to connect to the regional trail system.
• Council Policies/Service Establish a policy for trail systems in rural areas of the town, to Development include working with property owners to identify potential locations • Program Development of trails and open space as well as trail alignments and standards. & Implementation
• Area Plan and Strategic Issue Plans • Council Policies/Service Development
Coordinate the system plan with the regional trail system, U.S. Army Corps of Engineers, and other regional planning efforts. .
Develop public/private implementation programs where development is not likely to occur or where the nature of development does not lend itself to developers providing the trail system.
Explore a wide range of funding mechanisms and partners to implement park, open space and trail plan, including: open space dedication requirements; fee in lieu of programs, pursuit of open space grants, and working with nonprofits such as the Trust for Public Lands, Rails for Trails, and other similar opportunities.
Action 4:
POLICY 2:
POLICY 3:
POLICY 4:
POLICY 5:
Town/Major Property Owners
Town
Town
Action 3:
• Area Plan and Strategic Issue Plans
Coordinate the system plan with the town’s land use plan, zoning and Northlake’s future build out scenario.
Town/ Consultants
Implementation Responsibility/ Participants
Action 2:
• Area Plan and Strategic Issue Plans
Major Implementation Tools
Differentiate between rural and urban areas, both of which will be served by parks and trails in Northlake. Tie requirements for more active recreational areas to more intense development located in the one mile development corridor along I-35W and Highway 114.
Prepare a comprehensive park, open space and regional trail system plan to determine where and how parks and trails will be built.
Policies and Actions
3
2
2
2
1
X
X
X
X
X
X
X
X
X
2-5 Yrs.
1-2-3
1-2 Yrs.
Implementation Timing
Priority
The existence of large flood plain areas along Denton Creek and its tributaries provide an opportunity to create a community-wide open space park and trail system. The Town’s effort should be along the major open space corridor created by Denton Creek in cooperation with large land owners in the rural residential areas. (for full description, please refer to section titled “Strategic Issues and Policies” )
Action 1:
POLICY 1:
ISSUE:
STRATEGIC ISSUE 2: PARKS, OPEN SPACE, AND TRAILS
>5 Yrs.
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63
Northlake Texas Comprehensive Plan
Establish a menu approach to achieve desirable development qualities and attributes. All developments cannot meet all standards, but to ensure predictability of quality development, require a selection of attributes from a menu. This approach recognizes that each project site has specific land characteristics and gives the developer the flexibility to choose standards appropriate for that site through up front master planning.
Promote cluster and conservation developments that permit higher densities with compensating open space dedication in the rural residential zones. The configuration of open space and the location of development should buffer other rural residential developments from the higher density in the cluster developments.
Action 2:
Action 3:
POLICY 2:
Include urban development standards in the mixed use corridor. Prepare and use check lists for submittal requirements/compliance with the Comprehensive Plan.
Develop unified development regulations through updating the zoning, subdivision, floodplain, and other development ordinances and policies based on the concepts and policies in the Comprehensive Plan.
Action 1:
Adopt the Northlake Comprehensive Plan update and the long-term Land Use Development Concept Map as a guide for making development related decisions within the Town.
Policies and Actions
• Development Regulations/ Ordinances • Area Plan and Strategic Issue Plans
• Development Regulations/ Ordinances
• Development Regulations/ Ordinances
• Council Policies/Service Development
Major Implementation Tools
Town
Town/Consultants
Town/Consultants
Town
Implementation Responsibility
1
1
X
X
X
X
2-5 Yrs.
1-2-3
1-2 Yrs.
Implementation Timing
Priority
Perhaps the most critical issue facing Northlake is the quality and location of future development. Amending the land use development concept for Northlake to identify up-front where mixed use should be allowed, at what densities and with what qualities are critical to allow for infrastructure planning, economic development, and building the tax base. (for full description, please refer to section titled “Strategic Issues and Policies” )
POLICY 1:
ISSUE:
STRATEGIC ISSUE 3: QUANTITY AND LOCATION OF DEVELOPMENT
>5 Yrs.
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Northlake Texas Comprehensive Plan
Pursue a target industry program to direct economic development efforts.
Develop and implement a development monitoring program using Geographic Information System (GIS) technology to track the type and level of development in Northlake to provide information for developing new policies, programs and actions and subsequent refinements of the Comprehensive Plan.
POLICY 4:
POLICY 5:
Identify and start tracking development approvals, permits, issues associated with development and capital improvement projects.
Allow higher density residential development where compensating open space is provided such as smaller residential lots in the mixed use zone with proper transitional standards near rural residential areas.
Action 5:
Action 2:
Promote nonresidential development at major intersections where access is available.
Action 4:
Implement a town wide GIS program.
• Program Development & Implementation
Determine locational and density requirements for land uses in relationship to the rural residential areas and establish transition zone standards such as a requirement for larger lots adjacent to rural residential where not buffered by creeks and open space areas.
Action 3:
Action 1:
• Development Regulations/ Ordinances • Council Policies/Service Development
Establish baseline density requirements for the mixed use area of two units per acre with no lot sizes smaller than a half of an acre without an approved master plan.
Action 2:
• Program Development & Implementation
• Program Development & Implementation
• Development Review Process
• Development Regulations/ Ordinances • Area Plan and Strategic Issue Plans
• Development Regulations/ Ordinances
Establish a consistent process and procedures for approving master plans for private development in mixed use zones that includes participation by property owners, developers, and adjacent residents. • Development Regulations/ Ordinances • Council Policies/Service Development • Development Review Process
Major Implementation Tools
Action 1:
POLICY 3:
Require large developments to submit master plans in mixed used zones in order to be considered for higher densities and a broader mix of uses. Within the mixed use zone determine land uses, specific densities, location of uses, open space requirements, transitions and other attributes through the master plan process.
Policies and Actions
Town
Town/Consultants
Town/EDCS
Town/Consultants
Town
Town
Town/Consultants
Town
Implementation Responsibility
3
2
2
X
X
X
X
X
X
X
X
X
X
2-5 Yrs.
1-2-3
1-2 Yrs.
Implementation Timing
Priority >5 Yrs.
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Northlake Texas Comprehensive Plan
Adopt consistent development and engineering standards for infrastructure improvements and make available to development community.
Action 3:
• Capital Improvement Process
On-going Administration Process
Prepare a Capital Improvement Program based on the long range infrastructure plans to plan for public financing of future infrastructure. Explore bonding capacity, grants and other available funding sources to implement infrastructure projects consistent with the infrastructure plans.
Coordinate roadway planning with County Commissioner to promote Northlake’s CIP program in County bond elections.
POLICY 4:
POLICY 5:
Town/ Consultants
Town
• Council Policies/Service Town/ Development Development Community • Development Review Process
Establish consistent cost sharing policies for each infrastructure component that detail public and private responsibilities, timing, and payment mechanisms.
POLICY 3:
Town
Town
Town/ Consultants & County
Implementation Responsibility/ Participants
• Facilities Plans
• Facilities Plans • Development Regulations/ Ordinances
• Facilities Plans
• Facilities Plans
Major Implementation Tools
Prioritize actions based on immediate infrastructure needs and strategic implementation to achieve or facilitate economic development goals.
Action 1:
Prepare a strategic implementation plan that prioritizes infrastructure improvements identified in the long range master plan to the comprehensive plan, economic development strategies and the build-out scenario.
Coordinate the infrastructure master plans to the town’s land use plan, zoning and Northlake’s future build-out scenario.
Action 2:
POLICY 2:
Differentiate between rural service levels and more urban service levels, both of which will be provided in Northlake.
Prepare infrastructure needs assessments and long range master plans for each of the infrastructure components to plan for where and how infrastructure will be built.
Policies and Actions
1
2
2
2
1
On-Going
X
X
X
X
X
--------
X
X
2-5 Yrs.
1-2-3
1-2 Yrs.
Implementation Timing
Priority
One of the primary responsibilities of local government is the provision of public facilities, services and infrastructure. As Northlake grows the need for supportive infrastructure will increase as will public facilities and services needed by residents and businesses within the community. (for full description, please refer to section titled “Strategic Issues and Policies” )
Action 1:
POLICY 1:
ISSUE:
STRATEGIC ISSUE 4: PROVIDING INFRASTRUCTURE AND SERVICES
------->
X
>5 Yrs.
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Northlake Texas Comprehensive Plan
Encourage property owners and industry representatives and other stakeholders to work together to minimize the impact of gas and oil production on the ability to develop the surface of land for productive land uses in accordance with Town goals and objecives.
Action 3:
Require mitigation of gas and oil well sites adjacent to certain uses. Differentiate between phases of activity and required buffering. Address impacts of exploration, drilling, fracing, and long term operations at different levels, with mitigation measures primarily directed to long term locational impacts after the well is complete and in operation.
Establish a “fee in lieu of” program in situations where current impacts are minimal because of lack of current development. In these situations, do not require buffering and landscaping until adjacency issues exist. Once development occurs adjacent to an existing well site, explore a program that allows uses to share the costs of buffering requirements, including provisions of easements, landscaping, etc.
Action 1:
Action 2:
Require buffering and other adjacency requirements to mitigate the impacts of gas and oil well drilling and operations on surrounding development.
Locate pipelines along existing and future rights-of-way or major property boundaries to minimize the potential impacts. In the requirements, differentiate between flow lines from the well to compressor stations vs. larger transmission lines, regulated outside of the local jurisdictions
Action 2
POLICY 2:
Develop a set of locational standards for well sites and pipelines and other supporting infrastructure.
Promote appropriate development of Northlake’s oil and gas resources while maintaining the ability to have quality surface development.
Policies and Actions
Town/ Consultants
Implementation Responsibility/ Participants
• Program Development & Implementation
• Development Regulations/ Ordinances
Town/ Consultants & Industry
Town/ Consultants & Industry
• Program Development Town/ Consultants & Implementation & Development • Development Review Process Community
• Development Regulations/ Ordinances • Development Review Process
• Area Plan and Strategic Issue Plans
Major Implementation Tools
2
1
X
X
X
X
X
X
X
2-5 Yrs.
1-2-3
1-2 Yrs.
Implementation Timing
Priority
The discovery of oil and gas in the western portions of Denton County has provided an economic boon to property owners in the area and to the towns where oil and gas production is occurring. The central issue is how oil and gas exploration and production can be conducted while preserving the ability to properly develop the surface for high quality, desirable land uses. (for full description, please refer to section titled “Strategic Issues and Policies” )
Action 1:
POLICY 1:
ISSUE:
STRATEGIC ISSUE 5: IMPACT OF GAS AND OIL ON FUTURE SURFACE DEVELOPMENT
>5 Yrs.
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Northlake Texas Comprehensive Plan Town
• Program Development & Implementation
Investigate the potential to apply user fees for town services and benefits received by residents living in the ETJ.
POLICY 4:
Town
• On-going Administration Process
Use the preliminary regulations as a basis for entering onto agreements in lieu of annexations where annexation is not possible.
Action 2:
Town/ Consultants
Town
Town
Develop preliminary regulations as allowed by state law to maintain consistent development objectives prior to annexation.
• Development Regulations/ Ordinances
• Capital Improvement Process
• On-going Administration Process
Town
Town
Town
Implementation Responsibility/ Participants
Action 1:
Apply standards in Northlake’s ETJ to promote quality development consistent with the town’s objective of maintaining rural atmosphere, growing the tax base and promoting economic development.
Develop a long-term strategy to finance and build an infrastructure program to serve areas.
Action 2:
POLICY 3:
Monitor town growth and establish home rule status as soon as town reaches a population of 5,000.
Develop a long term strategy to pursue desired annexation within the ETJ.
Action 1:
POLICY 2:
In critical places where annexation cannot be achieved, consider use of agreements in lieu of annexation as provided by Chapter 212, Subchapter G of the Local Government Code.
Action 3: • Council Policies/Service Development
Lay out a proactive approach and strategy to discuss benefits of • Program Development annexation with property owners to encourage property owners to annex. & Implementation
Action 2:
• Program Development & Implementation
Major Implementation Tools
Identify strategic locations that are under development pressure and where new development which could impact the town could occur.
Develop a program to identify and pursue annexation of high priority areas.
Policies and Actions
2
1
1
2
2
1
2
X
X
On-going
X
X
X
--------
2-5 Yrs.
1-2-3
1
Implementation Timing
Priority 1-2 Yrs.
The location and configuration of Northlake’s extra territorial jurisdiction creates a number of issues that need to be addressed, including the irregular boundaries of the town limits and the large continuous areas of the ETJ itself. A strategic approach should address critical areas where development is likely to occur, while building support for annexation in the long term. (for full description, please refer to section titled “Strategic Issues and Policies” )
Action 1:
POLICY 1:
ISSUE:
STRATEGIC ISSUE 6: ANNEXATION
X
X
------->
>5 Yrs.
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Strategic Implementation Plan
Initial Implementation Tasks The preceding charts (page 62-68) show the recommended policies and actions by issue area. In order to start implementation of the recommendations in this report the following initial implementation tasks are recommended. These tasks combine several policy recommendations and associated actions into specific tasks that if taken would result in early implementation of the critical issues outlined in the Plan. Task One: Adopt the Comprehensive Plan Rational: the adoption of the Comprehensive Plan is the first step in the implementation of the recommendations contained within the Comprehensive Plan. Adoption of the Plan provides a policy framework and guidance in the development of additional ordinances, policies, programs and plans. It also provides the Town Council with guidance in making growth and development related decisions during the development of more specific implementation tools recommended in subsequent tasks. Task Two: Undertake the development of a Unified Development Code Rational: A Unified Development Code provides for the development of specific development related ordinances necessary to implement a number of recommended policies and actions that cut across issue areas throughout the Comprehensive Plan. The adopted Plan provides the legal and philosophical framework for developing these specific ordinances. The task of developing ordinances provides the Town an opportunity, working with citizens, property owners and the development community interested in developing in Northlake, to translate the general policies and actions into specific requirements that will guide growth and development. Strategy: In order to carry out the development of a Unified Development Code, it is recommended to draft two request for proposals (RFP); one that deals with developing the new zoning, subdivision, design and development requirements and processes required to guide development toward the Town’s goals and objectives; the second RFP would deal with the development of infrastructure standards and engineering requirements for developers. These two efforts should be coordinated and carried out simultaneously by consultants with experience in these types of projects. Strategic Issues, Policies and Actions effected are shown below.
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Strategic Implementation Plan Schedule: The development of the Unified Development Code should be undertaken as soon as possible. The typical time frame for a project like this is, one, to one and a half years. It will require an advisory committee and considerable input from various stakeholders in the community. Task Three: Undertake the preparation of a Comprehensive Parks, Open Space and Trail System Plan Rational: A comprehensive park, open space, and trail plan is required in order to know where potential facilities are needed in the future. This allows review of development proposals to take into account these facilities in a timely manner and insures that opportunities to develop city-wide park and trail systems are not compromised. A Comprehensive Park, Open Space, and Trail Plan would also prioritize recommended facilities, identify potential funding sources, provide development standards for future facilities and outline implementation actions needed to achieve the plan’s goals and objectives. Strategy: The development of a Comprehensive Park, Open Space, and Trail Plan requires additional resources and expertise. A request for proposals from qualified planning consultants should be solicited based on a staff defined scope of work and budget. The work of the consultants should be coordinated with existing plans and development related ordinances and have input from the staff and administrative consultants assisting the Town in development review cases. Community input should be an important component of the consultants work program. Schedule: Work should start on this step as work on Step two is winding down. This allows for adequate staff supervision of consultant work, meaningful participation by citizens in the process and proper attention by the Town Council to these important actions. Typically, a plan as envisioned here would take about a year to develop with proper community participation and time for adequate review and comment .Strategic Issues, Policies and Actions effected are shown below.
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Strategic Implementation Plan
Task Four: Began development of a program to identify and pursue annexation of high priority areas. Rational: This task is not as well defined as the previous tasks outlined above. What is needed initially is to keep the issue of filling in the critical gaps in the Town limits in front of the community and begin to educate the citizens and property owners in the unincorporated areas to the benefits of closing these gaps. The existence of unincorporated areas surrounded by Northlake makes it difficult to provide infrastructure and adequately control the type and quality of development. Both of these problems have a profound effect on achieving the tax base and quality of development outlined in the Comprehensive Plan. Strategy: Keeping the issue of annexation before the Town Council and the public requires a multi-dimensional approach. First, when development proposals come in that are in the ETJ, they could be evaluated as to their priority for being in the Town limits and the issue could be raised and discussed with the Town Council, property owners and developers at that time. Secondly, a planning workshop could be held where the Town Council is briefed on the issue and a planning exercise conducted where high priority area are identified and the pro’s and con’s of annexation are discussed. Results of the workshop could be posted on the Town’s web site with an invitation for input from the community. Finally, the issue could be on the agenda of any orientation workshops held for new Town Council members. The idea is to keep the issue in the minds of decision makers so that when opportunities to act arise they have a strong background for informed action. Schedule: Opportunities for discussing this issue will arise from time to time. A basic presentation of the issue could be prepared ahead of time to facilitate discussion of the issue. Planning workshops and Town Council briefings where discussion of this issue would be appropriate could be scheduled as appropriate. Strategic Issues, Policies and Actions effected are shown below.
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