A Strategic Economic Adjustment Plan for Cooke, Fannin and Grayson Counties Volume II

A Report from

The Center for Economic Development Research and Service Institute of Urban Studies Schoolof Urban and Public Ajftirs University ofrexa~ at Arlington

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April 1999

CED99-2

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The Center for Economic Development Research and Service Institute of Urban Studies School of Urban and Public A.fftirs University of Texas at Arlington I '01" ''\I Ifj41j,;Z'Z&s}fJZd ,

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This publication was prepored by the Center for Economic Development Research and Service at the University of Texas at Arlington. The statements, findings, conclusions and recommendations

in the report are those of

the

authors

and do not necessarily reflect the views of the Economic Development Administration, US Department of Commerce.

A Strategic Economic Adjustment Plan for Cooke, Fannin and Grayson Counties Volume II

Prepared by: Theresa Daniel, Project Coordinator, and Service

Under the direction of: Professor Enid Arvidson, Ph.D.

Center for Economic Development

Research

I ntrod uction The original proposal of work written by the Texoma COG included a request for a building and land use inventory for the cities of Sherman, Denison, Bonham and Gainesville. Also, the Texoma COG staff and CEDRASwere to collect existing land use plans for the smaller communities in the three-county area. What became apparent as work progressed on the project was the additional need to encourage communication throughout the region regarding future planning. Therefore, Volume II includes portions of the CEDRASstudy related to creating a map baseline of the Texoma region and a future land use projection database for the four largest cities. The two sections are: 1. the existing land use plan inventory 2. future land use plans In order to place geographically the plans of the various cities, a map was drawn to show the relationship of the various cities to one another within the three-county area. Yet, specific land use information becomes illegible on any map whose scale is large enough to include those counties. Therefore, a wider regional map was created which includes the Texoma region within north central Texas and southern Oklahoma. This map, Figure 1, presents an easily accessible view of the relationship of the cities to each other and to other major cities in north Texas and southern Oklahoma. The future land use maps, placed with the future land use plans of the four cities, were printed on separate sheets so that all details and land use information would be legible.

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Existing Land Use Plan Inventory Texoma COG staff and CEDRASworked together to collect existing land use plans for the smaller communities in the tri-county area. The collection represents the latest maps available for many cities some of which, it should be noted, are more than twenty years old. The intent was to form a baseline of what maps are available and to recognize the areas that need updating.

The cities which have maps included in this section of the volume are: Cooke County Lindsay Muenster Fannin County Bailey Dodd City Ector Honey Grove Ladonia Leonard Savoy Trenton Windom Grayson County Bells Collinsville Dorchester Luella Pottsboro Sadler Southmayd Tioga Van Alstyne Whitesboro Whitewright It should also be noted that the maps included are street maps for the majority of the cities or towns. Ector, for example, has a portion of their area marked with parcel boundaries, but much of the city map shows just the streets with their names. A recommendation would be for each of the cities to complete a land use inventory within their boundaries to add to the data base that COG is creating.

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Future Land Use Section The four largest cities in the Texoma area have completed comprehensive land use plans within the past six years, with future land use maps redrawn at that time. Therefore, it was agreed that identifying potential industrial sites, as was requested in the proposal, did not need to be repeated for this project.

What was considered to be of value was to encourage the sharing of the visions of the four communities by making major portions of the future land use text available to all the counties of the Texoma region. All four cities have addressed the residential, commercial, industrial and public/park areas of their communities. Good planning practices were followed by the cities but the sharing of that information on a regional basis could lead to mutual reinforcement of plans and visions. It is important for the region to visualize where, for example, the state correctional facility is located, where college branches may be placed and the anticipated medical center development. This section then contains the texts of the future land use plans from Bonham, Denison, Gainesville and Sherman plus the corresponding maps.

BONHAM - Community Development Plan for the City of Bonham, Texas, Volume I prepared by Southwest Consultants and Maurice Schwanke & Company, 1996. Pages 47 through 59 included.

- Have a future land use map, 1995.

DENISON - A Comprehensive Plan Report for Denison, Texas prepared by J.T. Dunkind & Associates, Revised 1992. Pages 51 through 55 included.

- Have a future land use map, 1992.

GAINESVILLE

-

Comprehensive Land Use Plan for the City of Gainesville, Texas prepared by Municipal Planing ResourcesGroup, Inc. October 1997.

Copy Pages 6.12 through 6.17 included.

Have a future land use map, 1997

SHERMAN - City of Sherman 1998 Comprehensive Plan prepared by Schrickel, Rollins and Associates, Inc, 1998. Pages42 through 52 included.

- Have a future land use map, 1998.

Bonham

the Bois d'Arc Creek is covered by the Trinity association.

These two associations have suitabilities that are generally characterized

as follows:

development,

sanitary

recreation with

high

severely

limiting to community

facilities,

shrink-swell,

and

most

developed

low strength, and slow

percolation; poor for road fill or topsoil; and unsuited for sand or gravel.

The City of Bonham should adopt and enforce standards for the design and construction of development in order to mitigate the limitations posed by its soils.

Any septic tanks should

be carefully controlled and monitored.

LAND USE GOALS AND OBJECTIVES

Bonham's future land use patterns will significantly influence the quality and cost effectiveness

of local transportation,

public service provision, energy consumption, property taxes, land use compatibility, and prosperity. the

City

is

development

to and

and opportunities for future growth

Therefore, the overriding land use goal for "provide encourage

adequate the

land

areas

establishment

of

for

future

land

use

arrangements that protect the health, safety, and welfare of

BONHAM 47

Bonham residents and land owners."

Objectives to accomplish

this general goal are listed below:

Objective 1 -

Create and maintain residential neighborhoods which provide pleasant places for all citizens to live

by meeting

local housing needs and

future market demands.

Objective 2 -

Encourage

the location

of business, office,

and industrial centers that: most efficiently utilize

local

resources;

minimize

adverse

impacts on adjacent uses, and most effectively provide

the community with desired products,

services, and employment opportunities.

Objective 3 -

Develop

zoning

and

subdivision

regulations

consistent with the Land Use Plan.

Objective 4 -

Implement

the

strategies

goals, contained

aforementioned

objectives, in

Bonham's

Heritage District Study.

BONHAM 48

and

FUTURE LAND USE

Principles

and Process

In order to

formulate,

adopt,

and

implement

a plan

that

accomplishes the foregoing overall goal and objectives, it is important to incorporate certain basic planning principles and processes into the local future land use planning effort.

The

Future Land Use Plan expresses projections that are based on sound planning principles, recognizing and supporting existing land uses, community facilities, and physical features.

Existing land uses, existing structures, surrounding market areas,

transportation

patterns,

and

natural

or

physical

limitations have an affect on the planned and actual direction and extent of the City's growth.

Future Land Use Plan reflect

The needs addressed by the

an evaluation of past needs,

current trends, and the assumption that the City will grow in patterns predicated on those needs and trends.

It must be

emphasized, that the Future Land Use Plan is intended as a guide to organize the future growth of the City, and does not suggest mandatory compliance.

The plan for Bonham suggests that certain areas be reserved and developed for various land uses. action

guidelines

were

used

in

arrangements expressed by the plan: BONHAM 49

The following general

developing

the

land

use

1.

Establish sound,

a pattern of land

functional

use

relationships

which

creates

between

working,

living, and recreational areas.

2.

Establish conflict

a pattern between

of land use which minimizes

potentially

incompatible

land

uses.

3.

Establish a

pattern of land use which provides a

balance between demand for different land uses and the

opportunities

for

supplying

a

reasonable

selection of viable, compatible sites.

4.

Establish

land

use

assignments

regional opportunities

that

recognize

and constraints that affect

the local market.

5.

Establish

a

land

balance between and

the

various

use

pattern

which

creates

a

the provision of public services,

provision

of

a reasonable

land use arrangements

selection

of

to address private

development demands.

Additionally, the locational requirements and preferences of land use arrangement express the guiding principles and the standards

for

responsibly

anticipating

the

location

distribution of future land uses throughout the City.

and In

more definite terms locational requirements consider: health and safety hazards; relative position of uses in terms of both time and distance; relative compatibility of uses; the social BONHAM 50

implications for the people feasibility

of

developing

of the community; the economic particular

uses

in

particular

locations; and the affect of use arrangements on the quality of life and general attractiveness of the Community.

Selecting the pattern and distribution of future land use is best accomplished through: 1.

The analysis of existing land use characteristics;

2.

The affect of existing infrastructure;

3.

The location of existing thoroughfares;

4.

The affect of the past, current, and future economy; and,

5.

These

The application of recognized planning principles.

characteristics

and

principles,

then,

establish

a

"determinant" process by which to judge the optimum use by community standards. process is two-fold.

The advantage of going through such a First, it results in a land use plan for

the City as represented by the Future Land Use Map.

This map

is a generalized guide to help keep the long-range plans for the community in perspective.

Although the Future Land Use

Map cannot be used exclusively to identify the proper use for each lot and parcel, it can be used to assure that individual decisions follow a comprehensive pattern.

It also helps in

the sensitive but necessary evaluation of change with respect to public and private benefits.

BONHAM 51

Second, and perhaps even more important, the establishment of this process provides

the City with a method of logically

making subsequent land use decisions.

Existing conditions,

accepted principles, and current policies should be used in the

evaluation

of

proposed

determinants

should

be

application,

selecting

changes.

used the

in

For

example,

considering

location

for

a

a

these

rezoning

utility

line

extension, or drafting new development regulations.

It is important to reiterate that the Future Land Use Plan does not attempt to set the specific use for each and every parcel in the planning area.

A specific lot-by-Iot assignment

would both remove the competitive element from the market and suggest overly restrictive limitations to the different uses of a given piece of land.

Rather, the Future Land Use Plan

should be used to establish the general character and needs of an area.

When the Plan

is implemented

through

rezoning,

platting, and Ultimately development,

each parcel should be

evaluated by the application

current policies

of the

and

recognized planning principles.

Recommended Assignment of Land Uses

The recommendations below are based on the consultant's review and

analysis

of

a

combination

of:

BONHAM 52

the

forgoing

general

planning

principals

and

existing

information from other applicable

land

use

analysis;

sections of this plan (as

periodically indicated throughout the text above); the above mentioned input

goal, objectives,

from

several

principals,

meetings

with

and processes; and

the Bonham Planning

and

Zoning Commission.

RESIDENTIAL: Residential, distinct within

commercial,

and

sets of parameters

the

community.

industrial affecting

Residential

uses,

each

have

demand and location land

use

demand

is

basically a function of future population level and average household and lot size.

Medium and high density development

should be used to serve the needs of certain population groups as well

as

to

provide

transition

between

widely

varying

intensities of use.

With

respect

to

the

development, convenient areas, and

community

location

future

-residential

access to major streets, commercial

facilities

Bonham, it is anticipated

of

must

be considered.

For

that new residential will be built

as: in-fill development/redevelopment,

as new subdivisions

mostly north and west of town, and as large lot development in sparsely populated areas on the outlying areas surrounding the City.

In

order

to

defray

the

BONHAM 53

impacts

of

density,

consideration should also be given to developing new medium and

higher

densities

near

Bypass, and in transitional

the

prison

area,

u. S. Highway

areas between single family and

commercial or industrial uses.

Based

on

residential

the

future

lots

in

size the

demand

City

and

and

the

land

supply

anticipated

for

future

population and household size, the amount of future demand for single family residential average single family

land can be computed.

The present

lot size in Bonham is approximately

'1

11,356 square feet:

As the fringe areas of Bonham develop,

the average lot size for single family may increase.

Due to

the

Bonham

large

amount

of

agricultural

land

around

the

jurisdiction, Bonham could offer one to five acre lots that allow for less density with more privacy, areas for gardening and animals, and plenty of room for children to safely play.

Taking the foregoing

factors into account, the average lot

size for future single family may average close to one acre.

The

present

average

household

size

for

single

family

is

estimated to be approximately 2.35 persons, and approximately 82 percent of the population lives in single

family

not living in group quarters

homes.

This

is expected

to stay

somewhat constant for purposes of projecting land use.

As

such, depending

is

on

how

absorbed by multi-family,

much

of

the

population

growth

the future minimum single family

residential land use requirement for the City could be as much BONHAM 54

as 1,150 acres by 2020 (allowing for a 5% future vacancy rate) which means that approximately 500 more acres of large lot and infil1 single family residential may need to be developed and served over the next 24 years.

Approximately 100 to 125 acres of additional medium and 120 to 160 acres of high density are recommended.

Further, since

there is not excessive provision for medium and high density residential facilities in Bonham, there seems to be a need for some future expansion of this use, especially to provide for elderly

citizens

and

low

to

moderate

income

housing

opportunities for anticipated state and industrial employees, and other prison related population groups.

COMMERCIAL: The structural nature

of

future

commercial

establishments

should remain similar to existing facilities.

The existing

facilities are low-intensity,

single-level structures which

are

on-site

usually

accompanied

by

parking

and

loading

facilities.

Future commercial land usage is estimated to be approximately 50 to 60 more acres by the end of the planning period (2020) for a total future commercial acreage of 178 to 188 acres.

Normally, for planning purposes,

2 acres/IOO population, or

BONHAM 55

176 acres (assuming group quarters population would

be

recommended;

however,

there

are

is excluded)

certain

factors

affecting Bonham which must be kept in mind in recommending an appropriate degree of commercial expansion.

First, only minor

expansion outside the CBD and the new Heritage District is advisable if Bonham is to effectively implement the Heritage District Plan.

Most

of

the

efforts

regarding

commercial

growth must be focused on the CBD and the Heritage District (see the City of Bonham's Heritage District study produced by Kimley-Horn and Associates,

Inc. in 1996).

Secondly, Bonham

is conveniently located so as to provided its residents with regional scale retail opportunities available in other larger, nearby towns.

INDUSTRIAL: The projected need for acreage allocation for Industrial land use for Bonham relatively significant due to the small amount of existing industrial acreage and the large amount of vacant acreages

available

near

the

railway

Industrial land use recommendations

and

the

airport.

call for 1,000 to 1,100

more acres of industrial use in Bonham, with most of the new acreage proposed in two future industrial parks. There is one industrial park proposed

along the railway running through

the south side of town, and one industrial park to be located around the airport at the far north end of the City.

BONHAM 56

The most

significant development

opportunity

for

long

range

industrial

park

is the 760 acre area on the north side of the

railway adjoining the prison properties.

It should be remembered that, in comparison to many larger Texas cities, Bonham

can offer access to lower cost labor

forces, can impose fewer bureaucratic offer the advantages

restrictions, and can

of being outside any .. non-attainment ..

area for air quality.

PARKS: with respect to parks and open space, locally significant, park and pedestrian/open

space

opportunities

exist

in

Bonham.

Bonham currently has park land, but no designated open space system

or

development.

linkages, For

and

more

a

lack

detail,

of see

modern the

recreational

City's

Heritage

District Study and the Recreation and Open Space section of the Community Development Plan.

RECOMMENDED

LAND USE PLAN:

The spatial arrangement

of the land uses considered in the

above

use

recommended

land

assignments

BONHAM 57

were

designed

to

address: the land use goals and objectives; the constraint and opportunity analysis of existing land use and future needs; and land use planning principles and processes.

The resultant

pattern was incorporated into the Future Land Use Plan, and is graphically

illustrated

in

Figure

9.

Please

note

that

detailed future land use planning for the area indicated on the Future Land Use Plan as the proposed Heritage District, and

included

in

Kimley-Horn's

previously

mentioned

Heritage District Study for the City of Bonham,

199~

should be

considered and included in the implementation of this Future Land Use Plan.

It is important to note that the improvements to Bonham's utilities and streets are prerequisite to the implementation of the depicted Future Land Use Plan. the Streets and Thoroughfare

Also, please refer to

Plan section of the Community

Development Plan for other important implementation efforts essential to realizing the Future Land Use Plan.

It should be especially

emphasized that the value of this

Future Land Use Plan to the decision-making process is good only as long as the Plan is kept current.

The inventory of

both man-made and natural characteristics must reflect all changes occurring

in the

community.

A

current

tally

of

existing conditions in both graphic and tabular form will not

BONHAM

58

only allow for an up-to-date analysis of needs but will also allow for a measurement

The Plan, then, must

of success at achieving the Plan.

constantly

conditions and attitudes Land

Use

Map

incremental individual however,

should

changes

characteristics

of the times.

be

used

as

be and

which

actually

evaluated principles

Further, the Future

a

of the community

decisions should

be updated to reflect the

guide

to

keep

in perspective.

The

shape

with discussed

document.

BONHAM 59

only

the

respect

community, to

the

throughout

this

'---I J

•

I

If

I t

~~!

!!l' tll"; 'it· fl

II' , I

I' ,

Denison

LAND USE GUIDELINES

Zoning District

LAND USE MAP CATEGORY

COLOR CODE

Single Family District One Single Family District Two Single Family District Three Two Fami ly

Low density (Single Family) res identi a1

ye l l ow

High density (Multiple Family) residential

brown

Offi ce

Offi ce use

purple

Neighborhood Service

Neighborhood

Genera 1 Retail

Reta il use

red

Commerci al

Commerci a 1 use

red/black stripes

Industrial

Light industrial Industrial park

gray

Planned Parkway

Development restrictions (Special ordinance)

gray wi th dots

Floodplain

floodplain areas

1 ight blue

Parks, Schools and Pub 1 ic Areas

public areas, open space, parks

dark blue

Multi-Family District One .Multi-Family District Two

services

pink

Single Family/Duplex The bulk of Denison's low density housing in the future will be built west of the existing developed area.

Existing thoroughfares and City water mains are

the major determinants of this growth.

T

also occur southeast and northeast of the of Washington Street and east of Highway

I'

to residential use only.

b

and the land north of F.

st of tc

me extent, residential growth will y.

The topography of the land north

will limit most of the development for the large area east of town Because of a lack of major city

utility extensions to certain areas of the city, the land has been left uncolored on tne map, to denote agricultural use.

Multiple-Family The plan provides numerous locations and opportunities for apartment and townhouse developments.

Most of the locations 路are along major thoroghfares, which

can handle the traffic volumes generated by these dense developments.

In many

cases, multiple family developments are intended to buffer single family homes from retail areas, industrial areas, or heavily traveled highways.

A few of

these locations are intended for low-income assisted housing units, which the federal government says are needed in Denison.

Office A major new area of office development is being proposed for the land along F.M. 691, between F.M. 131 and existing Highway 75. This area is seen as a potential county-wide center for data processing, computers,. and the attendant office and educational uses (Grayson County Junior College) which provide the skilled labor for such a center.

Other, smaller office locations are recom-

mended for Austin Avenue frontage south of the Highway 69 intersection, North Austin

between Houston and Lamar, a portion of the New U.S. Highway 75 frontage

near Shawnee Creek Estates an area on F.M. 84, an area on 1417 close to the airport

and an area along Crawford, Lum and York.

Neighborhood Service The uses in this district are intended to be less intrusive than either the Commercial or General Retail uses, with the purpose of providing small, convenient retail services for the immediate surrounding neighborhood.

Examples

of Neighborhood Service is recommended by this plan when a major thoroughfare in a residential area that is otherwise isolated from the retail centers.

Such

locations include Loy Lake/U.S. Hwy. 75, Crawford/F.r路L 131, F.M. 131/F.M. 120, Mirick/Coffin.

Ge nera1 Reta i1 Since the central business district is the most concentrated and vital area of retail uses, it is important to protect that area from being supplanted by outlying retail centers.

The proposed plan recognizes existing retail strips along

South Woodlawn, South Austin, North Austin, and West Morton.

The plan also

suggests limiting future uses along South Armstrong to retail rather than commercial operations.

The present blighting influence of commercial uses

along South Armstrong must be halted in order to prevent further deterioration of the adjacent residential areas.

Similarly, the eastward creep of retail

and commercial uses along West Morton Street must be halted at Brown Avenue to prevent deterioration of the neighboring residential area.

Certain major intersections are recognized as having future retail uses, due to projected damand and traffic volumes.

Amoung these are the F.M. 84/75-A inter-

section, the F.M. 69/F.M. 131 intersection, F.M. 691/F.M. 1417, and U.S. Hwy. 75/ F.M. 691.

Commercial The land located on 75-A North to the dam is designated Commercial for development of tourism related uses as boat sales and service, tourist camp, motels, and related commercial uses.

Other commerical districts are located along south Crockett which accommodate uses as (auto sales, contractors yards, etc ... ). The other designated areas are located

on Morton Street, Texoma Parkway (75-B) south of Spur 503 to Woodlake Road, F.M. 120 and F.M. 1417.

Industrial In the north part of Denison lies the Industrial Park in which existing and proposed industrial development is planned with spin-off related businesses.

The other major industrial areas lie along F.M. 1417 between F.M. 996 and Perrin Club Estates.

This is prime industrial land and is serviced by

Union Pacific railroad and a Denison Water main.

Sewage Treatment plant has considerable

In addition the Perrin

excess capacity at this time.

The

The state highway department plans to improve F.M. 1417 within the next five years.

Other industrial areas are located along Woodlawn Boulevard and the area east of Austin Avenue with some spot industrial on Coffin Street.

Planned Parkway Development Area This specific category was created to preserve the aesthetic value of the new U.S. Hwy. 75 bypass and Spur 503.

The specific ordinance includes requirements

for approval of a site plan, elevations,

landscaping, setbacks, underground

utilities and other factors that would influence development along the corridor.

Although this area will have to have adequate zoning in place to develop, this land use will encourage more planned development uses along the corridor of the highway and Spur 503.

Corridor Development Area This specific category was created to preserve the aesthetic value of F.M. 120. The specific ordinance includes requirements for approval of a site plan, elevations, landscaping, setbacks, and other factors that would influence development

along this corridor.

This area will

have to have adequate zoning in place and meet the intent of the ordinance to encourage planned development uses of the land area along this corridor.

Gainesville

Interstate Hwy 35. Similarly, there is an entry point from Interstate 35 onto Hwy 82.

However,

this entry is somewhat diffused by the exit and entrance ramps:

Both points of entry and focal point statements should be unique to Gainesville, and should cause those entering the community,

~r passing by, to recognize immediately

that they have entered into

Gainesville, Texas; or that they have come upon a special area within the City or Gainesville.

Needless to say, points or entry and focal point statements City's best foot forward."

Therefore,

should be an opportunity

points of entry and focal point statements

special treatment consisting of landscaping,

to "put the should have

berming, monuments or sculpture, or reflect a special

"theme" of the City.

Land

Use Plan

Figure 6.5, Future Land Use Plan, reflects the future pattern of land uses for Gainesville. plan was developed

in conjunction

with and in accordance

This

with .the goals and objectives

as

developed during the planning process, the application of the planning principles described earlier, and a consideration or the physical features of the City of Gainesville.

Generally, the urban form patterns presented in the Gainesville consist of the physical adaption of planning principles to commercial consideration

and non-commercial

of rural and urban situations.

principles associated with the neighborhood

land uses.

Non-commercial plan concept.

This adaption also includes

land uses generally

follow the

These include utilization of landscape

buffering, screening, and transitional land uses. This treatment provides edges and spaces that are created between residential land uses and uses which may be determined form encourages

to be incompatible.

lesser intense uses to be situated in the interior of neighborhoods

intense uses to be situated along the perimeters of neighborhoods. are in turn influenced by commercial

This

and more

The commercial land use forms

node and corridor patterns, emphasizing the entrance Points

and focal points.

Interpretation

of the Map

The Land Use Plan Map is a bubble style map. The double black lines enclosing each bubble of color represent the general limits of the land use recommended lines do not represent streets.

for that general location.

In addition, while it is recommended

according to the Plan, this Plan does not indicate zoning.

These

that zoning changes be made

Unlike a zoning map, the edges of the

colored areas do not follow exact districts or property lines. These areas are general guidelines for future development,

not exact area dimensions

or locations.

The colors used on this map are

standard land use colors and are described in the legend of the map.

GAINESVIllE,

Texas - Comprehensive

Land Use Plan

Page 6.12

~

Iffi

CO)

r ~1m

LEGEND Single Family rl-f--+-----.

Multi-Family

I

Commercial __

Industrial Public Quasi-Public Parks and Recreation

lnesville, Texas .and Use Map lMIIPllU'i'r n lID (C r\.<-1J1:"'-"_ 0

Municipal PlannJng Reecurees Group, Inc.

It is important to note that, although specific land uses are planned for specific areas of the City, it

is not inconsistent with the Future Land Use Map for development other than what is shown on the map to occur at various locations. This does not mean that the Comprehensive Land Use Plan may be disregarded in matters of future development, because it should be followed as much as possible when considering zoning decisions.

But it is not zoning; and it should never be

considered as anything exoept a guide for future development decisions. Nevertheless, it is critical that deviations from the Future Land Use Map follow reasonable planning principles and the overall development goals as defined in the Land Use Plan document.

Therefore, in situations

where it appears that other types of development are consistent with the Plan and may even be more supportive of the Plan, deviations and I or variations from the Future Land Use Map may occur.

Residential

Land

Uses

The planning area for long range planning has included the area located in the Extra-Territorial Jurisdiction (ED). This is significant to residential uses in Gainesville, because much of the area in the ErJ is located in the floodplain and will likely be developed under rural residential guidelines. These guidelines allow for lot sizes based in accordance with the ability to provide sanitary sewer facilities.

In the case of rural situations, lot sizes are generally limited to a

minimum on one acre in size, being the size required to adequately locate a septic tank and lateral line system. For this reason the Future Land Use Plan indicates a significant amount of area designated as "Probable Rural Residential Development." As long as this area is dependent upon individual septic tank systems it will likely remain in a rural residential category. However, in the event that centralized water and wastewater services are extended into these areas, the planning principles associated with the neighborhood concept will apply.

For residential land not located in the rural residential development area the planning principles as defined in the Neighborhood Concept should be applied. It is important to note, however, that each neighborhood is unique unto itself. Not every aspect of the Neighborhood Concept will always apply.

The goal to planning neighborhoods, therefore, is to apply these planning

principles where applicable.

Where residential land use growth will occur is at its best an educated guess. The likelihood, however, is that future growth will be an extension of areas of existing residential development.

Obviously it is much more cost effective to simply extend existing utilities and streets into adjoining undeveloped areas than to extend these facilities into areas that are remotely located from

GAINFSVIllE, Texas - Comprehensive Land Use Plan

Page 6.14

existing services. Therefore, it is most likely that the residential growth in Gainesville will occur south of Hwy 82 and east of Aspen. Of course, depending on the market, any other area that is adjacent to existing development may also develop. The Future Land Use Map illustrates the likely area for development as being an area located between the existing developed area and a line identified as "Radial Urban Development"

Moderate density residential development has not been indicated on the Future Land Use Map. This is not because the plan does not wish to permit any moderate density residential uses. Rather the approach to these uses is that they should be specially considered. Moderate density residential sites are appropriate at locations that require a transitional land use from light commercial or other uses that require a transitional land use. Because it is impossible to determine these locations prior to development, it should be an established policy to consider this type of residential development on a site specific basis.

Similarly, only one area has been specifically designated as being used for multi-family. This site is located west of 1-35 between the floodplain and FM 51. This site is designated as such, because of the availability of an area of significant size, and because it is remotely located from the other residential districts. Two things must be considered when developing multi-family sites. First, there must be sufficient acreage such that facilities may construct the necessary amenities to support the residential dwelling located therein. These facilities must include adequate parking areas, landscaping of the site, recreational facilities, community facilities, and open space green areas. Just as in the case of the moderate density residential uses, multi-family uses may also be located in other areas of the City, as long as the principles of screening, landscaping and land use compatibility are observed.

Commercial

Land Uses

Commercial land uses are divided into corridor and node commercial in the Gainesville Future LaIU! Use Map. Commercial corridor uses are located along California St., Grand Ave., and Hwy

82. Currently a mixture of commercial, residential, and industrial occurs along much of these corridors, especially Hwy 82.

It should be the future plan to transition from industrial and

residential uses and encourage commercial uses along these corridors. This does not mean that new structures must necessarily be constructed.

On the contrary, occasions to use existing

residential structures should be taken advantage of as opportunities present themselves. However, it is critical that the character of development located along these corridors not be identified with "strip commercial" development.

For this reason, the following characteristics of strip

commercial should be avoided.

GAINESVIlLE, Texas - Comprehensive Land Use Plan

Page 6.15

...

1.

Shallow lots, usually between 100 and 200 feet deep,

2.

Numerous small ownerships,

3.

Numerous curb cuts for entrances,

4.

Numerous small buildings with no architectural

5.

Little or no landscaping in and around the parking lots,

6.

Limited parking usually restricted to the front setback area or along the street,

7.

The lack of landscaping or other buffers, especially in the rear, with the adjacent residential areas exposed to a blighting influence.

The Future Land Use Map also indicates that commercial of intersections of major roadways.

unity,

\

nodes would be appropriate at locations

It is important to note that although commercial

nodes may

occur along commercial corridors, it is important that the distance they extend along these major streets be limited to primarily

the intersections.

By all means, commercial

encourage commercial traffic to enter the residential neighborhood establishments

located

in the node.

Commercial

nodes

nodes must not

to gain access to the commercial

generally

would be appropriate

for

neighborhood services such as grocery stores, service stations, and personal service establishments such as beauty shops and dry cleaners.

In addition, day care facilities, and professional offices may

be appropriately located in commercial nodes.

In addition to the commercial

corridors and nodes, the City of Gainesville also has at least two

specialty commercial areas. One is the historic downtown mall.

square and the other is the commercial

These two areas are unique and should be encouraged to develop.

that the attraction of the two areas are significantly customer that is highly mobile.

The downtown

establishment to establishment

The mall on [-35 attracts the retail

Access to [-35 permits a high volume of traffic to enter and exit

the site by providing easy access. pedestrian traffic.

different.

It is important to note

On the other hand, the historic downtown area is dependent on is best utilized

around the square.

by parking

the vehicle and walking

from

Shopping in the downtown area should be more

conducive to longer visits. In addition, the downtown area lends itself much more to professional services than any other location in the City, particularly

because of the location of the County

Court House, City Offices and even the County Sheriff's office on its perimeter.

Industrial Land Use Industrial land uses are those uses that are more intense in nature. uses, locational requirements

are important.

Due to the intensity of these

Industrial uses should be located near major arterials,

preferably freeway systems, to provide easy access for semi-trailer truck vehicles.

Railroad access

is also important to industrial uses. However, the location of industrial uses in the central portion of the community creates an incompatible situation for adjacent residential uses.

GAINESVILLE. Texas - Comprehensive

Land Use Plan

Page 6.16

...

The Land Use Plan can do little about the current location these existing facilities. should be taken to their orientation.

Traffic related to these industrial

residential areas, should be highly discouraged. to arterial roadways, if possible.

However, care

uses, which extend into

Access to the uses should be limited exclusively

Any new industrial uses located other than those areas outside the

of major industrial concentrations

shown on the Land Use Plan should also be discouraged.

Because of the size of equipment,

structures, and machinery; and because of the semi-trailer truck

vol ume that is characteristic

of industrial

incompatible

land uses.

with residential

sites, industrial However,

land uses are often considered

if regulations

regarding

performance standards are applied, future industrial land uses can be integrated incompatible uses and in fact be an asset for Gainesville.

Therefore,

landscaping

as and

with historically

in the areas where industrial

development is already located adjacent to or is planned to occur adjacent to residential land uses, extra efforts should be made to buffer industrial uses from residential land uses.

Public

Land

Use

Public land use has been addressed in two categories:

Public and quasi-public

uses. Quasi-public

uses are comprised generally by churches and non-profit private organizations, such as the YMCA. There currently exists a significant distribution of churches throughout Gainesville. a functional element of the neighborhood. neighborhood population.

in which they are located,

However,

their draw is not necessarily

since different

The location of churches cannot be planned.

denominations

Churches are protected with particular constitutional

location is difficult

However,

from the

draw from a diverse

It is likely that they will occur as the

community grows. Their location may be either within the neighborhood edges.

Churches are

they should be encouraged

rights. to

or along the perimeter

Therefore,

controlling

their

locate such that their traffic is

oriented toward arterial streets and at a minimum along collector streets.

Because of the traffic

generated by the facility, it is preferable for churches to not be located along smaller local streets.

Parks

Recreation

and Open. Space

The park, recreation and open space areas proposed by the Gainesville Parks and Open Space Element have been incorporated recommendations

into this Comprehensive

Land Use Plan.

For details regarding

for future parks, recreation, and open space refer to the Gainesville Parks and

Open Space Element,

GAINESVILLE, Texas - Comprehensive

Land Use Plan

Page 6.17

Single Family Multi-Family

..

Commercial

I

Industrial

I I L.

_

Parks and Recreation Public/Quasi Public '////"

--__

HistoricArea Probable Rural Residential Development

â&#x20AC;˘ Radial Urban Development

.

ainesville, Texas Land Use Plan MIIPlRG hnc.

MllaklplJ

Pluabta

~l3L

Re50.~Grvll~

Inc.

----------~

II

----------~

""'l

Sherman

6. Land Use Plan Planning ... is that conceivingfteulty which mast recommend ways and means possibilities or impossibilities of today into the realities of tomorrow. t t

of transmuting

the

Introduction Both the public and private sectors participate in the development of Sherman. The city and school district have constructed and/ or required the construction of streets, utilities, highways, drainage, parks and schools.

Developers and land owners have constructed improvements for individual owners such as residences and business structures. All of these facilities and improvements result in a

The Austin Colkge campus is a major /and use in northeast Sherman

place for living, employment and recreation. If all of the required land uses are located properly the city will be a desirable place to live and work.

The land use plan conceptually ties each of the individual use classifications together. The land use plan and thoroughfare plan are synergistic; that is, one influences the other.

Purpose of the Land Use Plan The primary purpose of the land use plan is to influence future public and private development or land use designations. It provides a color-coded graphic basis for decision making by identifying the location and configuration of individual land use classifications.

Refer to Plate 9.

"E1ie! Saarinen, The City Its Growth, Its Decay. Its Future. MIT Press, Cambridge, Mass., 1965, quoted in John Ormsbee Simonds, Earthscape, Van Nostrand Reinbold Company, N ew York, 1978, p

220.

City of Sherman 1998 Comprehensive

Plan

42

Specific examples of how the land use plan is used are described below.

•

It provides a guide for the revision of legal restrictions governing the use or development ofland inside the city. These include the zoning ordinance, building codes, and housing codes.

•

It provides a guide for platting property outside the city limits but within the ETJ.

•

It provides a basis for programming and construction of public improvements by the City of Sherman.

•

It provides other agencies such as the school districts; county, state and federal government agencies; and water districts with information impacting their responsibilities.

•

It provides information so that developers, citizens, and land owners can determine public policy relative to their specific interests.

The "Land Use Plan" is not a zoning plan.

It will, however, provide a general guide for the zoning amendment process. The plan provides for all land uses. As adopted The Municipal Building and the restored Kidd-1Vy Anditorium by the City of Sherman, it allows private anchor the city's Cultural District. &sidents gather developers and public agencies to create on the grass to hear concertsperformed from the gazebo. stable residential neighborhoods and commercial and industrial development in anticipation of the uses that will eventually surround them.

The Sherman Land Use Plan The future use of land for the study area at build outis shown on Plate 9, "Land Use Plan."

The date of build out is unknown. When it does occur, the City of Sherman will encompass approximately 69,023 acres (108 square miles) and may have a population of approximately 300,000. Future land use within the existing city limits is shown on the following table.

City of Sherman 1998 Comprehensive Plan

43

Table 6.1 Sherman Study Area FUTURE lAND USE AT BUllDOUT Land Use Catezorv Residential CommerciaI/Retail Industrial Railroad Maier Public/Ouasi-Public Parks Streets and AIIe,路s Total Area

Acres 33907 3 ?30 9097 236 4535 3000 15018 69,023

Ac. Per 100 People POD. 300 000 11.3 1.1 3.0 0.1 1.5 1.0 5.0 23.0

The anticipated land use requirements for 2002 and 2007 are shown in the following table.

These projections are based on historical trends of previous land use surveys and the projected populations for 2002 and 2007.

City of Sherman 1998 Comprehensive

Plan

44

Table 6.2 City of Sherman

PROJECTED LAND USE REQUIREMENTS,

Land Use Categ<ll}' Single Family Multifamilv Commercial/Retail

2002 AND 2007

2002

2007

Annrox, 35 693 persons

Approx. 37 160 persons

Ac./loo People

Ac./loo People

Ac. Used

Ac. Used

2748

7.7

2936

7.9

286

0.8

334

0.9

685

1.9

747

2.0

1080

3.0

1300

3.5

Railroad

236

0.7

236

0.6

Parks

357

1.0

372

1.0

932

2.6

Industrial

Ouasi-Public

1078

2.9

Streets and Alleys

2324

6.5

2572

6.9

Total

8,648

24.2

9,575

25.7

Land zoned for each land use classification may exceed the amount of hod that eventually will be used for each category. For example, significant amounts of residentially-zoned hod will not be used for housing development, but the excess gives developers flexibility in siting their projects without a zoning change. In addition to providing a basis for pennitting development that conforms to the use desired by the hod owner, the hod use plan provides base information for other urban development activities including: •

Data for potential users to consider advantages and disadvantages of particular hod parcels.

•

Data needed by the city staff to quantify and/or size public facilities such as sewer, water, drainage, streets, parks, and fire protection.

Information for citizens such as legal restrictions and type of hod uses that will be located near their homes. ",,,_ ""..~.:,p.

1".,.. .... ~.,' .

Assurance to the business community that residential development cannot infringe or "- . detract from business operations.

•

•

City of Sherman 1998 Comprehensive

f~!;le,T i!!I~~"'i!!

Plan

facilities (sewer, water, drainage and streets) may be designed and constructed for low density residential development, but the property subsequently could be rezoned for high intensity land uses such as apartments or commercial development. This development would overload the public facilities designed for lower density uses.

The

concentric

concept

of

land

use

':-"~I;' TIMLaQuintaMofel

is near US.

75 and U.S. 82

development (that is, development moves from the center to the outer edges of the city) should not necessarily prohibit construction of larger developments located on the outer edges of the study area. In some instances these developments may serve as a catalyst for other development or meet a future market demand.

Overlay District An overlay district is proposed along U.S. 75 and U.S. 82 and P.M. 1417. The purpose of this district is to promote high quality, high intensity, mixed-use development close to freeways.

The proposed overlay district requires special development standards - setbacks, signage, landscaping, etc., - and a broader interpretation of the land uses permitted The land use classifications within the overlay district illustrated on the Land Use Plan permit the following uses when developed under a planned-development site plan:

Residential (yellow) Single-family dwellings and duplexes, multifamily dwellings, public and quasi-public uses, and single-story (residential profile) offices.

Commercial/Retail

(red)

All uses permitted in ''Residential'' classifications except single-family dwellings, plus commercial, retail, multistory offices.

Industrial (gray) All uses permitted in the retail, commercial, and industrial zoning districts.

City of Sherman 1996 Comprehensive

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47

The boundary of the overlay district is shown as a line parallel to the subject streets on the "Land Use Plan." However, the application of the concept may result in a line of varying distances from any given street The varying distances will depend upon the boundary of specific projects identified in the zoning and/or subdivision development process.

Neighborhood Land Use Composition The principal land uses typically located within most of the residential neighborhoods include single-family, multifamily, neighborhood retail sales and service, public and semipublic uses. These neighborhoods are generally located away from or not impacted by the following: â&#x20AC;˘

The Central Business District

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Freeways and/or other nonresidential land uses. Some of the neighborhoods inside P.M. 1417 and between U. S. 75 and Texhoma Parkway are the exception.

The land use composition of the typical neighborhood is 75 to 80 percent single family, 7 to 9 percent multifamily, 5 to 6 percent retail; and 6 to 11 percent public or semi-public. These guidelines for land use composition will vary from one neighborhood to another. However, a major increase in the amount of either the multifamily and retail might adversely affect public facilities such as streets and utilities.

Major Land Uses Grayson County Airport and Business Park Area

The Grayson County Airport and Business Park is located in the northwest quadrant of the study area. I t is one of the principal land uses that impacts the land use plan because of its size, land usage and econoniic impact

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----------------------------------~--Land uses that could be constructed in the business park include: • • • •

Commercial Showroom/warehouse Office Warehouses

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Assembly and manufacturing plants

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Retail

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High density housing (possibly)

The location of these uses should be based on an overall site plan that takes into consideration circulation, utilities, and interrelationship of the air, rail, and highway transportation. The flight patterns and height zones of the airport will also impact the site plan. Additionally, the existing petroleum production sites and transmission lines will require consideration during the planning and development of the Business Park.

The business park shown in gray on the land use plan is configured so as to have access and be visibility from U.S. 82. Access to U.S. 75 is provided by a proposed six lane divided arterial along the existing alignment of F.M. 691.

Blalock Industrial

Park Area

The Blalock Industrial Park is located near the intersection ofU. S. 75 and F. M. 1417 south.

The most dominant features and land uses in this area include: • •

U.S. 75 F.M.1417

•

The high quality, campus-type industrial developments of companies such as Johnson & Johnson Medical, Kaiser Aluminum, Texas Instruments, MEMC Southwest, Fisher Controls, libby Owens Ford, and Folgers Coffee Railroad right-of-way

• •

The Choctaw Creek floodplain, bisecting and adjacent to the south side of the Blalock Industrial area

The City of Sherman should continue programs aimed at attracting development of similar quality to the industries presently located in the industrial park. The substantial investment made by these companies warrants the establishment of high quality development standards

City of Sherman 1998 Comprehensive

Plan

50

11

for future development in the area. Development standards for site improvements should emphasize qualitative elements, such as building materials, setbacks, parking, signage, and lighting, in addition to structure size.

The geographical relationship of the industrial park to Choctaw Creek is potentially significant for environmental and recreational reasons. The linear park proposed in the 1998 Park and Recreation Master Plan would preserve an important natutaI resource and could provide non-vehicular access and company-type recreational facilities for the employees in the area.

U. S. 75 and U. S. 82 Intersection Based on recent retail and commercial development along U. S. 75 and Texoma Parkway in the vicinity ofU. S. 82, a major commercial retail center is proposed on the "Land Use Plan."

Because of vehicular access and existing development, this area of the city may become the center for commercial and retail activity for the city and the region. Such a development would significantly influence the city's economy. Public policy related to all public facilities and services should support and encourage this development.

Conclusions The concepts and recommendations identified in this study provide a basis for the preparation of detailed economic studies and development plans. Property owners, merchants and businesses should be responsible for the preparation of such studies, as they are those who will ~ benefit most from such planning efforts. The City of

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Sherman should be responsive to the efforts made by ,g~"i::'~ existing and! or future organizations that will provide -: leadership in this area. Additionally, the City should make every effort to assist with the implementation of any future studies and plans related to public facilities.

City of Sherman 1998 Comprehensive Plan

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Bibliography Baerwald,John E., Ed., 1976. Transportation and Traffic Engineering Handbook.

Englewood Cliffs, NJ: Prentice-Hall.

Communit, Structure Elements of Sherman's Comprehensive Plan, July, 1975. Marvin Springer and Associates, Dallas, Texas.

Sherman, Vol. II, 1997-98. Sherman Chamber of Commerce, Sherman, Texas.

Sherman's Comprehensive Plan, 1988. Schrickel, Rollins and Associates, Inc., Arlington, Texas.

Simonds, John Ormsbee, 1978. Earthscape. New York: Van Nostrand Reinhold Company.

Soil Survey of Grarson Count .. Texas, Feb., 1980. Rex Cochran, Charles Cart, and Lee Putnam, Soil Conservation Service, USDA in cooperation with Texas Agricultural Experiment Station Traffic Impact Stud)' for MEMC Southwest at US 75 and Shepherd Drive. Sherman, Texas, prepared for Sherman-Denison-Howe Metropolitan Planning Organization.

February 17, 1998. Sverdrup Civil, Inc., Dallas, Texas.

City of Sherman 1998 Com prehensive Plan 52

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