2004 Comprehensive Plan

COMPREHENSIVE PLAN 2025 ADOPTED April 27th, 2004 Prepared By: Dunkin, Sefko & Associates, Inc. In Cooperation With: The Comprehensive Plan Advisory Committee & City of Greenville Staff CCOOMMPPRREEHHEENNSSIIVVEE PPLLAANN 22002255 AAcckknnoowwlleeddggeemmeennttss The City of Greenville gratefully acknowledges the time and effort of the following individuals for thei r contribution to the successful planning process that has resulted in the completion of this Comprehensive Plan. City Council S teering Committee Members Mayor - Jim Morris Douglas Felps Place 1 - Dan Perkins Kelly Garrett Place 2 - John C. Nelson Jo Ann Hall Place 3 - Wayne Gilmore Gayla Hardaway {Place 4 - Vacant} Gordon Jones Place 5 - Chris Blakemore Dee Kweller Place 6 - Wendy Bigony Diedre Mead John Nelson Planning & Zoning Commission Dan Perkins John E. Scott Place 1 - Roel Martinez Mitzi Thomas Place 2 - George Kroncke, Jr. A.D. “Cleo” Williams Place 3 - A.D. “Cleo” Williams Clay Woods Place 4 - James Owsley Place 5 - Joe Parker, Vice-Chairman Place 6 - Ronnie Houston – Place 6 Place 7 - Fred Thomas – Place 7 Place 8 - Douglas Felps, Chairman Place 9 - Daniel Keeling City Staff Members Philip Sanders, Director of Community Development John Cobb, Director of Parks and Recreation Massoud Ebrahim, P.E., Director of Public Works Dianne Kolb, Executive Secretary for Community Development TTaabbllee ooff CCoonntteennttss CHAPTER 1: BASELINE ANALYSIS A Foundation for Planning 1--1 Background Information 1--3 PLATE 1-1: Greenville’s Relationship to the Region 1-4 SURROUNDING JURISDICTIONS 1-5 Historical Background 1--7 GENERAL HISTORY 1-7 PEOPLE IMPORTANT TO GREENVILLE’S HISTORY 1-9 Physical Factors Influencing Development 1--11 NATURAL FEATURES 1-11 PLATE 1-2: Physical Factors That May Influence Development 1-12 Table 1-1: Endangered, Threatened or Rare Species – Hunt County 1-13 MAN-MADE FEATURES 1-14 Demographic & Socioeconomic Characteristics 1--19 DEMOGRAPHICS 1-19 Table 1-2: Population Growth – Greenville 1-19 Figure 1-1: Population Growth – Greenville 1-19 Table 1-3: Population Growth – Hunt County 1-20 Figure 1-2: Population Growth – Hunt County 1-20 Table 1-4: Population Change – Hunt & Surrounding Counties 1-21 Figure 1-3: Population Change – Hunt & Surrounding Counties 1-21 Table 1-5: Population & Housing: 1980-2000 – Greenville & 1-22 Peer Communities Figure 1-4: Population & Housing: 1980-2000 – Greenville & 1-23 Peer Communities Comprehensive Plan 2025 i Table of Contents Table 1-6: Regional Growth Comparison – Greenville as 1-24 Part of Hunt County Figure 1-5: Regional Growth Comparison – Greenville as 1-24 Part of Hunt County Table 1-7: Race & Ethnic Distribution 1980-2000 – Greenville 1-25 Figure 1-6: Race & Ethnic Distribution 2000 – Greenville 1-25 Table 1-8: Age Composition & Distribution – Greenville & 1-26 Hunt County Figure 1-7: Age Distribution 1990 & 2000 – Greenville 1-26 Table 1-9: Educational Attainment of Persons 25 Years & 1-27 Older 2000 – Greenville, Hunt County & the State of Texas Figure 1-8: Educational Attainment of Persons 25 Years & 1-28 Older 2000 – Greenville, Hunt County & the State of Texas Table 1-10: Household Income 1989 & 1999 – Greenville, 1-29 Hunt County & the State of Texas Figure 1-9: Household Income 1990 & 2000 – Greenville 1-30 Table 1-11: Employment By Occupational Category – Greenville 1-31 Figure 1-10: Employment By Occupational Category – Greenville 1-31 Table 1-12: Employment By Industry 2000 – Greenville 1-32 Table 1-13: Population & Number of Employed 1992-2002 – 1-33 Greenville Figure 1-11: Population & Number of Employed 1992-2002 – 1-33 Greenville Table 1-14: Travel Time for Workers 2000 – Greenville 1-34 Table 1-15: Tax Rate for 2002 – Greenville & Peer 1-34 Communities Existing Land Use Characteristics 1--35 THE PURPOSE OF ANALYZING EXISTING LAND USE 1-35 METHOD USED TO ANALYZE GREENVILLE’S LAND USE PATTERN 1-35 PLATE 1-3: Existing Land Use – Greenville & the ETJ 1-36 PLATE 1-4: Existing Land Use – Greenville (Core Area) 1-38 Table 1-16: Existing Land Use 2002 – Greenville City Limits 1-39 Figure 1-12: Land Use Percentages of Developed Acreage 1-40 2002 –Greenville City Limits Figure 1-13: Land Use Percentages of Developed Acreage 1-40 2002 – Greenville’s ETJ Table of Contents ii Comprehensive Plan 2025 Table 1-17: Existing Land Use 2002 – Greenville’s ETJ 1-41 LAND USE ANALYSIS 1-41 Existing Housing Characteristics 1--45 THE PURPOSE OF ANALYZING LOCAL HOUSING 1-45 HOUSING UNIT ANALYSIS 1-45 Table 1-18: Total Number of Housing Units – Greenville 1-45 Table 1-19: Dwelling Units By Type 2000 – Greenville, 1-46 Hunt County & the State of Texas Figure 1-14: Dwelling Units By Type 2000 – Greenville 1-47 Table 1-20: Year of Construction for Housing Structures 2000 1-47 Greenville, Hunt County, & the State of Texas Table –21: (Tenure) Renter & Owner-Occupied Units 1990- 1-48 2000 – Greenville, Peer Communities, Hunt County & the State of Texas HOUSING VALUE & RENTAL RATES 1-49 Table 1-22: Housing Value of Owner-Occupied Housing Units 1-49 2000 – Greenville, Hunt County & the State of Texas PLATE 1-5: Existing Housing Characteristics– Greenville & the ETJ 1-50 Table 1-23: Gross Rent – Greenville 1-51 PLATE 1-6: Existing Housing Characteristics – Greenville Core Area 1-52 Figure 1-15: Gross Rental Rates 2000 – Greenville 1-53 METHOD USED TO ANALYZE GREENVILLE’S HOUSING CONDITION 1-53 Table 1-24 Housing Condition 2002 – Greenville 1-54 THE CONDITION OF HOUSING IN GREENVILLE 1-55 Table 1-25 Housing Condition – Greenville & Selected 1-55 Peer Cities Figure 1-16: Housing Condition – Greenville & Selected 1-56 Peer Cities Existing Zoning Characteristics 1--57 THE PURPOSE OF ANALYZING ZONING 1-57 CURRENT ZONING DISTRICTS IN GREENVILLE 1-57 Table 1-26: Zoning District Allocation – Greenville 1-59 PLATE 1-7: Zoning Map 1-60 Comprehensive Plan 2025 iii Table of Contents CHAPTER 2: GOALS & OBJECTIVES A Community Vision 2--1 Issue Identification 2--3 The 2002 Citizen Attitude Survey 2--5 QUALITY OF LIFE 2-5 CRITICAL ISSUES 2-5 IMPACT ON THE COMPREHENSIVE PLAN 2-6 Goals & Objectives 2--7 GOALS & OBJECTIVES RELATED TO THOROUGHFARES 2-7 GOALS & OBJECTIVES RELATED TO FUTURE LAND USE 2-9 GOALS & OBJECTIVES RELATED TO INFRASTRUCTURE 2-11 GOALS & OBJECTIVES RELATED TO PUBLIC FACILITIES & SERVICES 2-12 GOALS & OBJECTIVES RELATED TO HOUSING 2-13 GOALS & OBJECTIVES RELATED TO DOWNTOWN & HISTORIC 2-15 PRESERVATION GOALS & OBJECTIVES RELATED TO NEIGHBORHOOD & BUSINESS 2-16 ENHANCEMENT GOALS & OBJECTIVES RELATED TO ANNEXATION & GROWTH 2-17 MANAGEMENT GOALS & OBJECTIVES RELATED TO PARKS & RECREATION 2-19 CHAPTER 3: THE FUTURE LAND USE PLAN Introduction 3--1 GENERAL 3-1 PREVIOUS PLANNING EFFORTS 3-1 THE BROWNFIELD REDEVELOPMENT 3-2 Figure 3-1: Brownfields Target Areas 3-2 Table of Contents iv Comprehensive Plan 2025 RELATIONSHIP TO THE COMPREHENSIVE PLAN 3-3 ATTITUDES ON LAND USE FROM THE COMMUNITY SURVEY 3-3 Table 3-1: Attitudes About Additional Growth – Greenville 3-3 Population Projections 3--5 GENERAL 3-5 GROWTH RATES OF GREENVILLE & PEER COMMUNITIES 3-5 Table 3-2: Population Growth Rates Between 1980 & 2003 – 3-5 Greenville & Surrounding Communities Figure 3-2: Population Growth Rates Between 1980 & 2003 – 3-6 Greenville & Surrounding Communities GREENVILLE’S PAST GROWTH RATES 3-6 Table 3-3: Population Growth Rates Between 1970 & 2003 - 3-7 Greenville GREENVILLE’S ANTICIPATED GROWTH 3-7 POPULATION PROJECTION SCENARIOS 3-7 Table 3-4: Population Projection Scenarios - Greenville 3-8 Figure 3-3: Population Projection Scenarios - Greenville 3-9 PLATE 3-1: The Future Land Use Plan – Greenville & ETJ 3-10 A Balanced & Compatible Future Land Use Pattern 3--11 THE BALANCE OF LAND USES – LOCATION AND NEED 3-11 THE COMPATIBILITY OF LAND USES 3-12 Figure 3-4: Compatibility of Various Types of Land Use 3-12 PLATE 3-2: The Future Land Use Plan – Greenville (Core Area) 3-14 A Diversified Land Use Pattern 3--15 Table 3-5: Future Land Use Calculations – Greenville 3-15 Figure 3-5: Future Land Use Percentages – Greenville 3-15 Table 3-6: Future Land Use Calculations – Greenville’s ETJ 3-16 RESIDENTIAL LAND USES 3-16 PARK & OPEN SPACE LAND USES 3-19 PUBLIC/SEMI-PUBLIC LAND USES 3-19 NONRESIDENTIAL LAND USES 3-20 Figure 3-6: Examples of Retail, Commercial, & In-Between Uses 3-25 Comprehensive Plan 2025 v Table of Contents Projected Ultimate Capacity 3--29 Table 3-7: Ultimate Capacity Within Greenville & the ETJ 3-30 Administration of the Future Land Use Plan 3--31 DEVELOPMENT PROPOSALS & THE FUTURE LAND USE PLAN 3-31 ZONING & THE FUTURE LAND USE PLAN 3-32 In Conclusion 3--35 Table 3-8: Summary of Future Land Use Plan Recommendations 3-35 CHAPTER 4: THE THOROUGHFARE PLAN Introduction 4--1 GENERAL 4-1 The Functional Classification System & Related Level of Service 4--3 GENERAL 4-3 Figure 4-1: Functional Classification System 4-3 Table 4-1: Roadway Functional Classifications & General 4-4 Planning Guidelines LEVEL OF SERVICE 4-5 Table 4-2: Definition of Level of Service for Roadway Links 4-5 PLATE 4-1: Level of Service Locations 4-6 Table 4-3: Level of Service (LOS) for Specified Roadway Links 4-7 (Locations 1-32) – Greenville Table 4-4: Level of Service (LOS) for Specified Roadway Links 4-8 (Locations 33-69) – Greenville Table 4-5: Level of Service (LOS) for Specified Roadway Links 4-9 (Locations 70-73) – Greenville TRAFFIC COUNTY INFORMATION 4-9 PLATE 4-2: Traffic Count Locations 4-10 Table 4-6: Greenville Traffic Count Locations & Volumes 4-11 Regional Transportation Facilities 4--13 GENERAL 4-13 PLATE 4-3: The Thoroughfare Plan 4-14 Table of Contents vi Comprehensive Plan 2025 INTERSTATE HIGHWAY 30 4-15 U.S.

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