CITY OF DENTON D O W N T O W N M A S T E R P L A N Fregonese Calthorpe A S S O C I AT E S Urban & Regional Planning CITY OF DENTON DOWNTOWN MASTER PLAN PURPOSE OF THE PLAN The city of Denton was established in 1857 at the location where today’s courthouse stands and was incorporated in 1866. As the city grew and prospered, downtown became the city’s commercial center. While Denton has grown from a city of only of vital growth, providing jobs 26,844 people in 1960 to an and raising property values. They estimated population of 86,550 also have brought a strong core in 2002, the Denton downtown of small businesses, business has not shared in that growth and and civic centers, entertainment prosperity. districts, unique housing opportunities, and cultural and Nevertheless, downtown Denton artistic quarters. With one of represents the very heart and the best physical cores in north soul of the community – the central Texas, Denton is well courthouse in its square is one positioned to design a downtown of the finest of its type in Texas, that functions as a vital business and the square itself is an integral and civic center, bustling with part of the city’s culture. Festivals, activity and investment. celebrations, and other activities Historic downtown Denton. are held in the square and among its historic buildings. Denton certainly has the potential to undergo a successful revitalization of its downtown – something many other communities have accomplished during the last decade. In many of these communities, the downtowns have become centers 1 CITY OF DENTON DOWNTOWN MASTER PLAN CITY OF DENTON DOWNTOWN MASTER PLAN Why This Plan Is Needed This plan is intended to convert the vision of a vital downtown into reality. Simply planning for a better downtown will not lead to its success – it will require a concerted effort by city leaders, local businesses and residents, and new investors. Fortunately, the city has many of the tools in place that can help create a renewed downtown – appropriate regulations, key strategic public investments, and partnerships with the public sector. This overlay of the Golden Triangle Mall on top of Denton’s downtown shows that in both places the distance pedestrians walk are similar. This plan is the result of studies and workshops that envision a downtown that functions as a center of community business and culture. A key component is the set of strategies that will lead to change – a process that builds on success and encourages private investments that are crucial to the downtown’s vitality. 2 3 CITY OF DENTON DOWNTOWN MASTER PLAN CITY OF DENTON DOWNTOWN MASTER PLAN How The Vision For The following section includes Downtown Was Created a brief description of the vision outlined during these As part of developing this plan, workshops and in discussions with two workshops were held with community leaders. stakeholders from the downtown area. They were asked how they would like the downtown to change during the next 20 years. The groups were divided into tables of about eight people, and each group was given a large-scale map of the downtown. They were asked to place “chips” (small pieces of paper that contained various kinds of buildings or uses) on the map and draw the kinds of improvements they would like to see. In addition, the groups were asked to design a street cross section for the two common street widths that dominate the downtown – 60 feet and 80 feet of right-of-way. The workshop results helped focus and organize the approach used for the plan. Participants helped identify a set of key values and visions that will help guide the downtown into a more vital, active, and pedestrian friendly Participants work together at the community workshop. area that becomes a shining light for the community. 2 3 CITY OF DENTON DOWNTOWN MASTER PLAN CITY OF DENTON DOWNTOWN MASTER PLAN A Vision For Downtown The following are goals that Downtown should contain a Denton define the vision for downtown variety of things to do. Everyone Denton: in Denton should find several Downtown Denton is an area with things every year, if not every great potential in all dimensions: Downtown should be a vital month, that bring them to economic, cultural, historic part of Denton’s economy. Each downtown. and social. This potential holds year, there should be more jobs, great promise in the quest to more retail sales, and higher Downtown should be create a thriving, successful property values in downtown. pedestrian friendly and an enjoyable place to walk. All downtown. Downtown Denton of downtown needs to have can choose to add one or more Downtown should be a source good pedestrian infrastructure, specific elements, e.g., a business of civic pride. Downtown including sidewalks, shade and center, an entertainment center, should complement the historic calm traffic. a conference center, a transit courthouse as something that hub, or residential development. citizens of Denton can feel proud Downtown should have linked Whatever the specific project, it of. parks and open spaces. Green should be evaluated in terms of areas feel larger and more of how that project contributes to Downtown should be a place to an amenity if they are linked. Denton’s long-range vision for its live, work, and play. Downtown Parks are venues for a variety of downtown. should have residents, offices, activities as well as open space shops, and entertainment. amenities. Everyone in Denton should be able to see something in Downtown should be attractive downtown that is appealing and and well designed. New interesting. developments should increase the overall quality of downtown. Downtown should contain In particular, buildings should be compact and concentrated durable, compatible with historic activities. Developments and structures, and reflect the local infrastructure should reinforce community. the sense of downtown as having A main goal of Denton’s long-range vi- connected activities within a *Developments that meet sion is to have a linked park and open space network. single neighborhood. these goals are investments in downtown Denton that create value for future generations. 4 5 CITY OF DENTON DOWNTOWN MASTER PLAN CITY OF DENTON DOWNTOWN MASTER PLAN Downtown Denton Denton is the county seat of Today Denton County, which is part of the eight-county Dallas primary Denton’s historic downtown metropolitan statistical area is a well-established and (PMSA). According to the prosperous central business 2000 Census, Denton County’s district. Denton’s downtown population totaled 432,976, with occupies approximately 440 acres. 80,537 living in the city itself. Downtown is home to more than During the past 30 years, Denton 1,000 buildings that provide has grown at a slightly faster employment, eclectic shops, unique restaurants, museums, annual compound growth rate galleries, and live entertainment than the state did over the same venues for citizens and visitors period. Denton County stands to alike. grow significantly during the next decades. This 60-block area has as its focal point the historic Denton County Courthouse Square. Recently a number of businesses have renovated and reused historic commercial buildings on the square and have shown great respect for the square’s character. In other instances, however, renovations and infill development have been incompatible with the city’s aesthetic and functional objectives – an alarming trend that has surfaced as investment interest rose in the area. Two corridors Physically, the downtown area is about 34% streets and street rights of way, and about (pairs of one-way streets) 66% lots. Considering the downtown as a whole, 34% is streets, 23% is parking lots, 16% is covered by buildings, and 27% is in vegetation or landscaping. extending from the square, the Oak-Hickory corridor and the Elm-Locust corridor are prime candidates for redevelopment. 4 5 CITY OF DENTON DOWNTOWN MASTER PLAN CITY OF DENTON DOWNTOWN MASTER PLAN Current Conditions DOWNTOWN PARKING AND TRANSPORTATION One of this plan’s fundamental goals is to achieve a balanced and Many business owners, as well as diverse mix of compatible uses. A visitors to downtown, feel that mix of housing, jobs, services and parking spaces are too few and far attractions is necessary to shape between. Parking can feel limited, a vibrant and pedestrian-friendly especially during the afternoons and evenings around the historic downtown. More than two-thirds square. The crunch is felt hardest of the downtown is occupied by during special events and festivals, commercial, retail and restaurant such as Dog Days of Summer. uses. With less than 18 percent of Parking plays an important role the downtown used for housing, in any downtown. This master the area has fallen out of balance, plan asks the following questions: requiring people to travel into (1) is there a need for additional and out of the downtown areas, parking supply, (2) is there a primarily by car. Developing a solution to alleviate the parking variety of housing options within problem, and (3) is there really a the downtown and adjacent areas problem or just a perception of a means more people will be able problem? to use and appreciate the area. One of the first issues to address in the downtown is that of transportation and parking. Downtown has excellent access from the community but generally is circumvented unless it’s the specific destination. As a result, it doesn’t have the advantage of drive-by traffic, as do areas along on major arterials and freeways. On the other hand, the slower, calmer pace of traffic in the downtown make the streets a potentially much more inviting A profile of downtown uses today.