11-46-07-Ordinance-Adopting the Comprehensive Plan-11/19/2007 to 4 rrt,w.
ORDINANCE #11-46-07
AN ORDINANCE OF THE CITY OF SANGER, TEXAS
ADOPTING THE SANGER COMPREHENSIVE PLAN;
PROVIDING FOR AN EXHIBIT "A", BEING `THE CITY
OF SANGER COMPREHENSIVE LAND USE PLAN';
PROVIDING FOR AN EXHIBIT `B" BEING THE
BROCHURE TITLED 'COMPREHENSIVE LAND USE
PLAN AND THOROUGHFARE PLAN'; AMENDING AN
ORDINANCE ADOPTING THE THOROUGHFARE PLAN;
PROVIDING A SAVINGS CLAUSE; PROVIDING A
SEVERABILITY CLAUSE; PROVIDING FOR
ENGROSSMENT AND ENROLLMENT; AND PROVIDING
AN EFFECTIVE DATE.
WHEREAS, Chapter 113 of the Local Government Code provides for municipalities to
adopt comprehensive plans for the long-range development of the municipality; and
WHEREAS, the City Council has determined that direction is necessary to update the
long range development efforts of the City; and
WHEREAS, the City of Sanger has engaged the firm of Municipal Planning Resources
Group, Inc, to assist in developing strategies to implement these long range efforts and have
documented these strategies in the document titled "City of Sanger Strategic Land Use Plan" and
the brochure document titled "Comprehensive Land Use Plan and Thoroughfare Plan"; and
WHEREAS, during the planning process, the City of Sanger held workshops with the
general public, a citizen's task force, the planning and zoning commission, and the city council;
and
WHEREAS, all said workshops and meeting have been open to the public for input; and
WHEREAS, the Planning and Zoning Commission held a public hearing on November
8, 2007 for the purpose of receiving public input and subsequently unanimously recommended
that the city council adopt the "City of Sanger Strategic Land Use Plan;" and
WHEREAS, the City Council held a public hearing on November 19, 2007 for the
purpose of receiving public input and subsequently adopted the "City of Sanger Strategic Land
Use Plan;"
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
SANGER, TEXAS:
SECTION 1
That the document attached as Exhibit `A' and titled "City of Sanger Strategic Land Use Plan"
and the brochure attached as Exhibit `B' titled "Comprehensive Land Use Plan and
Thoroughfare Plan" be adopted as the Comprehensive Land Use Plan for the City of Sanger,
Texas.
Page 1 of 2
SECTION 2
This ordinance shall be and is hereby declared to be cumulative of all other ordinances of the
City of Sanger, and this ordinance shall not operate to repeal or affect the Code of Ordinances of
the City of Sanger or any other ordinances except insofar as the provisions thereof might be
inconsistent or in conflict with the provisions of this ordinance, in which event such conflicting
provisions, if any, in such Code of Ordinances or any other ordinances are hereby repealed.
SECTION 3
It is hereby declared to be the intention of the City Council that the phrases, clauses, sentences,
paragraphs, and sections of this ordinance are severable, and if any phrase, clause, sentence,
paragraph or section of this ordinance shall be declared unconstitutional by the valid judgement
or decree of any court of competent jurisdiction, such unconstitutionality shall not affect any of
the remaining phrases, clauses, sentences, paragraphs and sections of this ordinance, since the
same would have been enacted by the City Council without the incorporation in this ordinance of
any such unconstitutional phrase, clause, sentence, paragraph or section.
SECTION 4
The City Secretary of the City of Sanger is hereby directed to engross and enroll this ordinance
by copying the caption and the effective date clause in the minutes of the City Council and filing
the ordinance in the ordinance records of the City.
SECTION 5
This ordinance shall be in full force and effect from and after its passage and it is so ordained.
AS ED AND APPPROVED by the City Council of the City of Sanger on this fGday of
w Ir' , 2007.
ATTEST:
01
City Secretary P
Page 2 of 2
yor
City of Sanger, Texas
10
Comprehensive Land [Ise Plan
_ - �`�'•:.�,�La'��y ''AEI
-=-+ai A
City of Sanger, Texas
Comprehensive Land Use Plan
City Council
Joe Higgs, Mayor
Glen Ervin, Mayor Pro-Tem
Andy Garza
Rusty Patton
Mike Walker
Thomas Muir
Planning and Zoning Commission
Gary Bilyeu - PEU Chairman
Russell Martin - Vice Chairman
Paul Edleman
Shelley Ruland
Brian Hutcherson
Kay VanHauen
Glenn Jensen
Steering Committee
Joe Higgs - Mayor
Rusty Patton - Councilmember
Brian Andrus - Property Owner
Jeff Morris - Sanger ISD Board member
Gary Bilyeu - PEtZ Commissioner
John Springer - Sanger Development Board
Richard Muir - Sanger Industrial Development Board
City Staff
Mike Brice, City Manager
Cecile Carson, Director of Economic Development
Assisted by.
Municipal Planning Resources Group, Inc.
November, 2007
City of Sanger, Texas
Comprehensive Land Use Plan
Representatives at project implementation August 2006.
City Council
Joe Higgs, Mayor
Glen Ervin, Mayor Pro -Tern
Andy Garza
Rusty Patton
Mike Walker
Mike James
Planning and Zoning Commission
Jerry Jenkins- PU Chairman
Gary Bilyeu- PU Vice -Chairman
Paul Edleman
Russell Martin
Jimmy Frazier
Thomas Muir
Brian Hutcherson
Steering Committee
Joe Higgs - Mayor
Rusty Patton - Councilmember
Brian Andrus - Property Owner
Jeff Morris - Sanger ISD Board member
Jerry Jenkins - PU Commissioner
John Springer - Sanger Development Board
Richard Muir - Sanger Industrial Development Board
City Staff
Jack Smith, City Manager
Cecile Carson, Director of Economic Development
Assisted by:
Municipal Planning Resources Group, Inc.
Table of Contents
Description
Chapter 1 General Information
Purpose
History of Sanger
Location
Planning Process
Chapter 2 Sanger Goals
Purpose and Definitions
Land Use Goals
Sanger Community Vision
Chapter 3 Population /Demographics
Methodology
Social Characteristics
Age Characteristics
Socio-economics
Growth Projections
Chapter 4 Existing Land Use
General Land Use Characteristics
Comparison with Other Cities
Chapter S Thoroughfares
Introduction
Definitions
Thoroughfare Classification System
Bicycle and Pedestrian
Thoroughfare Plan
Protecting the Capacity of Streets
Street Improvement Program
Chapter 6 Planning Principles
Purpose and Definition of Urban Design Elements
Residential Development Forms
Residential Amenities
Commercial Development Forms
Connectivity
Screening Walls and Buffers
Focal Points and Entry Statements
CITY OF SANGER
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3
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8
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11
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33
35
36
41
48
62
63
64
23
35
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Chapter 7 Future land Use
Physical Features
Planning Principles
Future Land Use
Chapter 8 Heritage Preservation
Heritage Element- Commercial Styles
Heritage element- Scale and Placement
Heritage Element - Original Structure Design
Heritage Element- Signs
Heritage Preservation Plan
Heritage Preservation Need in the Comprehensive Plan
Preparation of Heritage Preservation Plan
Adopt Heritage Preservation Design Document
Heritage Preservation Commission
Conduct Historic Structure Survey
Designation as Certified Local Government
Chapter 9 Park Plan
Chapter 10 Economic Development
Economic Development Strategic Plan Guide
Implementation Plan
How Are We Doing?
Strategic Plan Goals
Implementation
Incentives Policy
Summary
Chapter 11 Implementation
General
Application of the Plan
Adopted Policies
Ordinance Application
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Notes
Chapter 1. General Information
Pu
The purpose of a Comprehensive Land Use Plan is to give direction to future
development in order to avoid the creation of incompatible physical impacts.
Although nothing will insure that all land will develop exactly as it should directed
planning will enable City leaders to address many potential problems before they
become permanent and undesirable landmarks. The Comprehensive Land Use Plan
covers the entire jurisdiction of the municipality and has a long time horizon,
typically 20 years. However, it is recommended that a review of the Plan be
completed at least every three years.
In addition to the theoretical purpose of developing a Comprehensive Land Use
Plan, there are also practical and legal reasons for this effort to be completed. The
legal authority for preparing a Comprehensive Land Use Plan is found in state
statutes that provide municipal authority for Comprehensive Planning and for
zoning. Chapter 213 of the Texas Local Government Code specifically empowers
cities to "adopt a Comprehensive Plan for the long range development of the
municipality." The stated purpose in the state statutes is "for the purpose of
promoting sound development of municipalities and promoting health, safety, and
welfare." Section 211.004 of the Texas Local Government Code, which authorizes
zoning, states, "Zoning regulations must be adopted in accordance with a
Comprehensive Plan..." This legislation establishes the City's authority in making
zoning decisions in accordance with the Comprehensive Land Use Plan.
History of Sanger
In 1886 the town of Sanger was founded. It soon became an important stop on the
Santa Fe Railroad as a cattle town. Cattle from the ranches in north Texas were
driven up the old cattle trails to the railhead. Along with the cattle industry,
agriculture, primary in the form of wheat -growing also supported the region.
History accounts for the name of the community as coming from the prominent
Sanger family who operated retail stores in Waco and Dallas and was a valued
CITY OF SANGER Page 2
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customer of the Santa Fe Railroad.
The town was laid out like many
western towns along the axis of the
railroad. The original townsite was
located on land owned by Mrs.
Elizabeth Huling.
In 1919 the road between Sanger
and Dallas was constructed, which
provided critical access to the
regional markets activity as the
railroad was declining. The road
was used to move agricultural products such as wheat, oats, maize, millet, and
cotton from the field to the marketplace. Population of the town was generally small
until 1980 when it experienced an increase to 2,574, which was a 60% increase. No
doubt this increase in population was influenced by the close proximity to Denton
and Lake Ray Roberts. The City is currently a `home rule' city with a population in
excess of 6,000 persons.
Location
Sanger is strategically located along
Interstate 35, adjacent to Lake Ray
Roberts and just north of the City of
Denton. It's location places it
directly in the growth corridor of
north central Texas. The growth
dynamic of the metropolitan
community of Denton directly
influences the southern limits of the
community. I-35 is a major
economic dynamic in international
trade. Whereas the Interstate
divides in Denton to funnel
commercial traffic to Fort Worth and
Dallas, the freeway carries the total
commercial traffic through the limits
CITY OF SANGER
Ray Robert
Lake
Cooke Co.
Denton Co.
Hot
Point
FM 455
danger
ubrey
M
Krum
US 380
Denton
Ponder f�s�
14
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of Sanger. As such much of the north/south traffic bisecting the nation from Canada
to Mexico runs through the City of Sanger.
The City's location is well placed to take advantage of the recreational opportunities
of The Texas Motor Speedway located 25 miles to the south as well as water
activities provided by Lake Ray Roberts located on the eastern boundary of the City.
It is a community of approximately 6,700 as of January 2007, as estimated by the
North Central Texas Council of Governments. Recent land development activity,
which precipitated healthy growth to many communities within the north central
Texas area promises increased growth to the City of Sanger.
Plannina Process
Although the planning process may differ from community to community depending
on the individual needs of the citizens, there are some common elements found in
most Comprehensive Land Use Plans. The Planning Process usually begins with an
inventory phase. Before planning for the future, it is important to have a sense of
the present state of the city and the probable future direction of the city. The Sanger
Comprehensive Planning process started with a data gathering and forecasting.
Public input is critical to the development and ultimate success of a Comprehensive
Land Use Plan. In order for the Plan to accurately reflect the desires of the
community, it is necessary to provide opportunities for the public to participate in
the planning process. For this planning effort a citizen's steering committee was
established to provide input and direction to the planning team. The Steering
Committee members are listed in the front of the report and included a variety of
stakeholders and special interests. In addition to input provided by the Steering
Committee a number of citizens workshops were conducted during the course of the
study. Significant public input was received from the Community Vision Survey that
was posted on the Internet and well received.
The third phase of the planning process is the formulation of the plan. The Goals
formulated with the citizens' input, discussions regarding thoroughfares and land
uses, and professional planning principles are considered and weighed, in order to
determine the most desirable outcome for the City at the point of total development.
Major emphasis was placed on the development of a Master Thoroughfare Plan that
provided for significant improvements to the roadway network in Sanger. With the
proposed transportation system as the framework, various alternative land use
CITY OF SANGFR Page 4
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configurations were considered. Once the analysis was complete, decisions were
made as to what alternative(s) was the most beneficial to the community and that
could best achieve the goals set forth in phase two of the planning process.
Following the adoption of the Plan by the City, the implementation phase is a very
important part of the planning process. By establishing an implementation plan,
city leaders provide a mechanism by which the goals in the Comprehensive Plan can
be realized. A number of methods may be used to implement the Comprehensive
Plan, and the City may choose one or a combination of these methods.
Implementation measures are discussed further in the Implementation chapter of
this document.
In many cases, municipalities consider the planning process complete when it
reaches the point of implementation. However, it is important to note that the
planning process is a cycle. Depending upon growth rates occurring in a city, all
elements of the Comprehensive Planning process should be addressed at least every
three years. As the planning process continues, the land use plan will change and
evolve. Land use, demographics, the economy, and development patterns greatly
affect the growth rate and pattern of a city. By reviewing the Plan on a regular basis,
decision -makers may be assured that it continuously represents the changing needs
of the citizenry. The twenty-year planning period should never be realized, but
should continually be extended five more years at the occasion of each revision.
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C(_)T,i RFT-WMgTvT7T.AmnITRFPT.AM Cv-.naral %fnrmatinn
Chapter Z. Sanger Goals
Purpose and Definition
The foundation of a Comprehensive Land Use Plan is the set of Goals developed
through the public participation process. The City of Sanger Goals are tangible
directives raised by citizens to guide the development of the city into the next
century. These directives were used to establish the relationships among land uses
on the Future Land Use Plan Map, and will guide officials as they make decisions
regarding growth and development of the City.
Goals are general statements of the community's desired ultimate physical, social, economic,
or environmental status. Goals set the standard with respect to the community's
desired quality of life.
The goals and objectives developed herein are a culmination of direction and input
provided by the Steering Committee during the development of the Comprehensive
Plan. The effort did not have a specific session on developing goals and objectives
but rather these were formulated and evolved during the discussions and
workshops related to the various elements of the plan.
Land Use Goals
m
Maintain and improve upon the existing country living atmosphere by:
encouraging large lots and increased building line setbacks for new
subdivisions; restricting commercial uses to major thoroughfares and high
traffic intersections; requiring attractive, permanent screening between
residential and non-residential uses; requiring dedication of floodplain areas for
green belts and open space; requiring pedestrian friendly designs for
subdivisions and street projects; and by minimizing the adverse effects of noise
pollution.
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Encourage the establishment of new commercial businesses and the
expansion of existing businesses by encouraging retail along the principal
arterials, including I-35. Apply the principals of corridor commercial design as
the primary commercial form and utilize node commercial design in less intense
areas where arterials intersect in outlying areas. Overlay to maximize the
positive character and aesthetics of higher intensity development.
Encourage development and preservation of the Historic Downtown Area
by developing historic preservation procedures for future development and
redevelopment; and, by also establishing standards that are unique to the
character of the area.
Improve the relationship of mixed land uses and provide optimum
opportunity to live and work in Sanger by promoting transitional uses and
the buffering and screening of incompatible land uses.
Improve the Sanger street network by providing a system of thoroughfares
that enable circulation around and through the City in conformance with the
Sanger Thoroughfare Plan. This should include a system of looping
thoroughfares that tie back to I-35.
Encourage job development through expansion of existing industrial uses and
attraction of major industrial users/employers that will provide a strong
economic base for the City of Sanger.
Encourage development of quality single family_ residential
neighborhoodsby encouraging future development in Sanger to be such that
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value and quality of neighborhoods shall be the basis for measurement; and
these are determined by the character of the amenities that are provided with
each subdivision.
Develop expand and maintain the Sanger Park System with a variety of
parks open spaces and recreation facilities in conformance with the Park
Plan provided in the Comprehensive Plan. This should be done through
continued park and open space dedication, preservation of floodplain areas,
park and trail capital improvements, and grant funded improvements. In
addition the development of a more detailed Park Plan should be encouraged.
Sanger Community Vision
During the course of development of the Comprehensive Plan, a community
survey was conducted to determine the public's position relative to critical
growth related issues. These positions assisted the planning team in developing
the Comprehensive Land Use Plan. A total of 471 persons completed the survey,
which was available on the Internet and at city offices in a paper form. Of those
who responded the following information was obtained.
• Approximately 90% of those responding lived in the City of Sanger.
• The increase in population was reflected by the respondents, with 25%
being new residents of one to five years. Another 25% had lived in
Sanger for over 25 years.
• The majority of the respondents were homeowners, with 92% of those
responding indicating they owned their home.
• Approximately 40% of those responding were employed within the
corporate limits of Sanger with 25% working in the City of Denton.
• The top three issues relative to growth and quality of life were listed as
being Planning For Growth, Traffic and Circulation Needs, and Street &
Road Maintenance.
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• Items that were rated high on the list of quality of life issues included
Variety of Housing and Costs, Employment Opportunities, Active and
Passive Parks, Sidewalks and Walking Paths, and Enhancement of
Downtown. All of these issues were rated as being important by over
80% of those responding.
• Respondents were supportive of "mixed use" development by only
plurality of 49% with 10% of the respondents voicing no opinion on the
subject, which concludes that any "mixed use" type development must
be closely monitored regarding quality and value.
• Those persons responding felt that their neighborhood was a good place
to raise families but were disappointed in the parks and recreation
facilities provided, with approximately 47% of those responding
indicating parks and recreation facilities were poor.
• Generally, the respondents greatly supported most forms of corporate
and retail growth, with the strongest support, all over 90%, being for
Office and Corporate building, Retail Development, Downtown
Development, Grocery Stores, "Sit-down" Restaurants, Indoor
Entertainment, and Medical Facilities.
• Approximately 6S% of the respondents expressed a general
dissatisfaction in the amount of retail opportunities currently existing.
However, a great majority of those responding, 87%, confirmed they
were satisfied with the appearance of new homes in the community.
• Regarding City services, the respondents were very pleased with the
services provided by the police and fire departments and were least
pleased with services afforded the senior citizens.
• Approximately 63% of the respondents expressed a need to add more
sidewalks and pedestrian paths which are currently deficient in the city.
• Respondents also expressed interest having new developments provide
additional park land or funds for future parks. They also expressed a
desire to improve code enforcement of current regulations and to
establish more site development standards for commercial
development.
CITY OF SANGER Page 9 run,
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• Approximately 88% of those responding supported preservation of the
historic character of the downtown area.
A more detailed accounting of the survey results is available at the City offices
and has also been posted on-line on the City's webpage.
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Chapter 3. Population/Demographics
Methodol
The demographic character of a city plays a large role in long range planning
exercises. In order to provide public facilities and services that will best serve the
future needs of the citizenry, it is necessary to study the past and present
composition of the community, and finally to make projections which cover the
planning period, in this case, twenty years. Demographic data for the Sanger
Comprehensive Land Use Plan was gathered from the U.S. Census Bureau, the North
Central Texas Council of Governments (NCTCOG), and population projections by the
Texas Water Development Board.
The 2007 population estimate
for the City of Sanger is 6,700.
The city has shown a steady
increase in population since
1960. The population of
Sanger has increased at an
average annual rate of 3.75
since 1960. The historic
population trend for Sanger is
provided in Table 3.1 Historic
Population of Sanger, Texas.
Source: U.S. Census Bureau, NCTCOG,
Social Characteristics
A comparison of the racial characteristics of the City of Sanger population in 2000 vs
1990 are shown in Table 3.2 Total Population by Race and Hispanic Origin. A majority
of the population of Sanger is white, accounting for 88.5 percent of the total
CITY OF SANGER
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population. Black population has more that
doubled during the period and account for 3.5
,00 2000 Population Percentage by Race
percent, while American Indians, Asians, and Ts
so ❑ Banger
Pacific Islanders combined account for 1.8 45 Ito DBFW Are"
percent The remaining 6.3 percent represent a °
Yfhile Black Amer. Asian OMer Hap.
combination of other races. Persons of Hispanic Indwn Origin
origin represent 9.9 percent of the city's population. The percentage of Hispanic
residents is not included when arriving at the racial total of the city because a
member of any race may also be of Hispanic origin.
Table 3.2
Total Population by Race and Hispanic Origin
Change
cif 000
Total Population by Race
3.508 4.534 1.026 29.2%
(Hispanics included all races)
lWhite 3,271 93.2% 4,039 89.1% 768 23.5%
Black 109 3.1% 138 3.0% 29 26.6%
American Indian 31
Asian or Pacific Islander
Other Race** 95 2.7% 190 4.2% 95 100.0%
Two or More Races* N/A N/A 111 2.4% N/A N/A
Hispanic Origin (Any
Race)
273
7.8%
513
11.3%
240
8%
Source: U.S. Census Bureau & NCTCOG
The bar chart compares the racial composition of the City of Sanger with the Dallas -
Fort Worth Metroplex. The percentage of all racial minorities is less in Sanger, and
therefore the percentage of white residents is greater that the overall metropolitan
area.
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Age Characteristics
The distribution of population by age is provided in Table 3.3, Age Distribution of the
City of Sanger. Age distribution is important in the planning of public facilities such
as parks, schools, and senior citizen centers. The residents of Sanger are relatively
young; according to the 2000 U.S. Census, approximately 55 percent of residents are
below the age of 35 and the median age is 31.5 years old. Residents under 20 years
old constitute 33.2 percent of the population, those in the 35 through 59 age group
Table 3.3
Age Distribution of the City of Sanger
Under 5 yrs 368 8.1%
5-9
423
9.3%
10-14
373
8.2%
15-19
345
7.6%
20-24
292
6.4%
25-34
719
15.9%
35-44
708
15.6%
45-54
525
11.6%
55-59
177
3.9%
60-64
162
3.6%
65-74
232
5.1%
75-84
143
3.2%
85 +
67
1.5%
TOTAL
4,534
100%
Source: U.S. Census Bureau, 2000 Census
Socio-economics
account for 31.1 percent of the city,
and those over 60 years of age
comprise 13.4 percent of the
population.
In addition to planning community
facilities, age distribution is an
important factor to consider when
planning residential housing options.
Due to the relatively young
population residing in Sanger, it is
important to provide housing that is
appropriate for first time
homebuyers. Alternative housing for
older residents may need to be
considered as the population ages.
Socio-economic data for Sanger, shown in the chart on the next page, is a comparison
of Census information gathered during the 1990 and 2000 Census efforts. The types
of occupations of Sanger residents have been divided into six general occupational
types. The increases in the management and office occupations show a significant
change in the income types that is quantified by a dramatic increase in the median
household income. The median household income in 1990 for Sanger was $28,605.
The median income in 2000 was up almost $12,000 to $40,380. The composition of
occupations in the City of Sanger is provided in Table 3.4, Proportional Mix of
Occupations of the City of Sanger.
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Table 3.4
Proportional Mix of Occupations of the City of Sanger
Occupation Type i
Management, professional, & related occupations 13.2%
2000
23.1%
Sales and office occupations
29.2%
29.8%
Service occupations
17.5%
16.3%
Farming, forestry, fishing occupations
3.7%
0.1%
Construction, extraction, & maintenance occupations
13.7%
14.0%
Production, transportation, & moving occupations
22.7%
16.7%
TOTAL
100%
100%
Source: 1990 & 2000 U.S. Census
Growth Proiections
The North Central Texas Council of Governments (NCTCOG) continually monitors
regional growth and development trends. Growth projections are calculated using a
variety of methodologies and cross checked with each other.
Unlike the area -bound municipalities located within the metropolitan area of
Dallas/Fort Worth, Sanger has a significant amount of undeveloped land; and, has
opportunity to expand into the extra -territorial jurisdiction. This means that there is
an abundance of land for residential development and future population growth. In
addition to the property that is already in the city limits the City of Sanger has an
extensive extra territorial jurisdiction (ETJ).
`; ,
I
1
i "
City Limits and ETJ
_
T All
City of Sanger
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The City of Sanger has grown and matured from a suburban residential community
to a residential, commercial, and industrial full -service city in the years since its early
incorporation. As the city continues to evolve, it can expect a steady continued
growth, which will be managed most effectively by careful planning and citizen
involvement in the governmental process. By the year 2030 the City of Sanger can
expect a population of over 16,000, if the average annual growth rate for the last
decade is applied forward.
16,000
14,000
12,000
0 10,000
a 8,000
O
J15101181
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Chapter 4. Existing Land Use
General Land Use Characteristics
Before developing a plan for the future, a city must first have an understanding of its
present condition. In addition to demographic data, this understanding is gained
through an analysis of existing land use, which represents how land is currently
being used. An analysis of current land use can provide documentation of
development trends that have been and are being established. This analysis will
also provide City officials with an opportunity to correct trends that may be
detrimental to future development and to initiate policies that will encourage
development in accordance with goals and objectives developed by the citizens. The
North Central Texas Council of Governments (NCTCOG) prepares existing land use
data based upon aerial photography, census data, Appraisal District information,
and data provided by city governments. The NCTCOG data provided general area
figures generated by their GIS system and at times may not be as accurate as city
generated data. However, these figures provide general "rule of thumb" numbers
from which comparisons may be drawn. The data also provides an understanding
of how the City of Sanger measures up to average percentages of the nine county
NCTCOG area. The following table titled Sanger Existing Land Use Comparison
Table juxtaposes the existing land use data for easy comparison.
An analysis of the NCTCOG data for 2000 reveals the following information.
The overall land area of the City of Sanger is 2,157 acres, or approximately
three -and -a -half (3 Y2) square miles. The developed area of the city is
approximately 1,077 acres, or fifty (50) percent of the city. This developed
area includes residential, commercial, industrial, institutional, park area, or
major roadways. The remaining 1,080 acres were vacant, representing the
other fifty (50) percent of the city. The categories of land use, corresponding
acreage, and total percentages are shown in Table 4.1 Summary of Sanger
Existing Land Use.
A comparison of land uses located within the City of Sanger is compared to
the land uses within the incorporated areas in the nine county NCTCOG area.
It is interesting that the amount of land use substantially exceeds the average
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for the nine county area; however, the presence of a significant amount of
freeway right-of-way for I-35 likely accounts for this difference. The next
area to note is that the commercial land use exceeds the percentage amount
of the nine county average. In addition, the areas dedicated to single family
residential use is noticeably under the average. Other land use percentages
appear to be comparable to the nine county percentages. The physical
locations of the different land uses within the City may be found on the City
of Sanger Existing Land Use Map.
Table 4-1
Sanger Existing Land Use Comparison Table
Sanger 1995Area
•
,
of %Developed Area
Single Family Res.
307 28 5%
10.0% 36.9%
Multi -Family Res.
8
0.7%
0.7%
2.1%
Other Residential
39
3 6%
0.7%
2.1%
Industrial
22
1.5%
5.2%
21%
Commercial
102
9 5%
1.5%
5.2%
Institutional
27
2 5%
1.1%
3.4%
Infrastructure
549
51.0%
7.3%
25.6%
Parks & Floodplain
23
21%
1.7%
5.7%
Water
0
0 0%
3.6%
12.6%
Under Construction
0
0 0%
0.3%
0.6%
Developed
1,077
49.9%
28.4%
100%
Vacant
1,080
50.1%
71.6%
NA
TOTAL
2,157
100%
Note Percentages shown are the percent of the developed land.
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NCTCOG Existing Land Use Map
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----------
Single Family M industrial r Flood Control
• Multi -Family Transportation M Vacant
92 Mobile Homes Roadway M Parking (CBD)
Group Quarters M Utilities Water
W Office M Airport M Runway
Retail M Parks Recreation M Expanded Pat l'inrl
Institutional M Landfill 0 Stadium
Hotelmotel Llrvlei Construction P-5rljrnf'.-Jr.`v1,,
Source: North Central Texas Council of Governments
Gila
Existing Land Use
City Of Sanger
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Residential Land Use
Residential land use accounted for the largest quantity of land use in the city, with
the exception of the Infrastructure land use. Approximately 354 acres or 38.2
percent of the developed portion of Sanger was developed as residential use. This
type of land use consists of low -density residential units (single-family homes),
moderate density units (duplex or manufactured housing), and high -density (multi-
family apartment) units. The text below provides information regarding residential
development in Sanger, as recorded by NCTGOG.
Low Density Residential. Low -density residential use refers to single family detached
dwelling units, developed at a density of under six units per acre. There were
approximately 307 acres of low -density residential land use in the city limits, which
represented 28.5 percent of the total developed land. There are new subdivisions
that have been platted and are currently being developed within the city, which are
not included in this figure. The Existing Land Use Map provides information
regarding the pattern of existing residential development within the City of Sanger.
The neighborhoods located in the eastern portion of the City are newer and
generally conform to the Neighborhood Concept, a planning concept that is
described in the Urban Design chapter of this document. The other neighborhoods
are generally less homogeneous, and are characterized by more of a rural
development pattern. There are also pockets of incompatible land uses located
adjacent to some of these rural residential areas. Invasion of commercial or
industrial land uses into residential areas tend to reduce neighborhood
cohesiveness.
Moderate Density Residential & Manufactured Housing. Moderate density residential
development refers to residential development containing from six to twelve
dwelling units per acre. This type of housing primarily consists of duplexes with a
limited amount of triplex and four-plex units. Data provided by NCTCOG indicates
that moderate density residential use accounted for approximately 39 acres of land
area within the City. Manufactured housing units in Sanger are located in clusters
and parks. Moderate density residential and manufactured housing are combined in
the NCTCOG classification system as "other residential", since they tend to have
similar densities (number of dwelling units per acre [DU/AC]). These combined
uses accounted for approximately 3.6 percent of the developed land area within the
City.
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High Density Residential. High -density residential land uses consist of multi -family
apartment developments, built at a density of thirteen or more units per acre. High -
density residential development represented approximately 8 acres of land, which
is 0.7 percent of the developed land area in Sanger, according to NCTCOG. Although
this is a very small amount of apartments within the Sanger city limits, they provide
for alternative housing options for residents of the Sanger area. Many of these
apartment developments consist of small numbers of units located in the older
portions of town. The future plan will be for any development of multi -family to be
of sufficient size and area to provide for a wide option of amenities.
Commercial Land Use. The commercial land use category includes both service and
retail uses. NCTCOG indicates that approximately 102 acres of commercial land use
were located in Sanger, which accounted for approximately 9.5 percent of the
developed area of the city. Most commercial development is located along the I-35
and FM 455 corridors and in the downtown business area.
Industrial Land Use. According to NCTCOG, Industrial land use accounted for
approximately 22 acres of land within the City. Industrial land use accounts for 19.1
percent of the developed area within the City. Most of the industrial land uses in
Sanger are located along the I-35 corridor and in the downtown business area
adjacent to the railroad.
Public & Semi -Public Land Use. Public and semi-public land uses includes municipal,
county, state, and federal government uses, cemeteries, and schools. These land
uses were listed as "Institutional' in the NCTCOG designations. Land uses typically
considered quasi -public include churches, electric, gas, telephone, and television
utility uses. Approximately 27 acres were utilized by this type of use in the City of
Sanger. Public and semi-public uses accounted for approximately 2.5 percent of the
developed area in the City.
Parks and Open Space. Public parks or open space occupied approximately 23 acres
of land within the city limits. This calculation included active and passive park area,
open space, and floodplain area that was likely to remain undeveloped for
environmental reasons. There are additional FEMA designated floodplain areas that
are not currently included in this number, but may be in the future.
Surface Water. The surface water area in Sanger is virtually nonexistant. NCTCOG
did not indicate any water surface area located within the City.
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Infrastructure. Approximately 549 acres, or 51 percent of the developed area of the
was occupied by public right-of-way within the City of Sanger. This number
attempts to approximate the total right-of-way including the various local streets.
While right-of-way is not developable public property, the access provided by the
street and roadway network is the framework or "skeletal system" that other land
uses in the city are developed on. Sound planning principles and urban design
guidelines should be adhered to in order to limit negative land use development that
may have a tendency to develop in these areas.
Under Construction. Another land use category that NCTCOG has added is "Under
Construction". Since existing land uses were calculated using aerial photography,
the planners were unable to classify property that is being developed at the time of
the aerial photography. No land was listed as being under construction at the time
the NCTCOG was preparing this land us analysis
Undeveloped Land. There were approximately 1,080 acres of undeveloped land in
the City of Sanger. This undeveloped land accounted for 50.1 percent of the total
land area within the City. The undeveloped land is distributed across every area of
the city, with the majority being located in the eastern reaches of the City due to the
availability of land. The City has ample areas of ETJ located in all directions, which
offers future opportunities for development as dictated by the market.
Comparison with Other Area Cities
During the planning process, the question always is asked, "What the perfect ratio
of land uses, according to planning professionals?" The response to this question is
that there is no real preferred ratio. Each community is unique regarding its
dynamics as well as its goals for the future. However, Sanger and five other area
cities were compared in order to demonstrate the relativity of land uses among the
communities. These other cities were: Argyle, Denton, Krum, Justin, and Pilot Point.
These cities "comparable" in that they are either similar in size, proximity to a large
water body, near the Interstate, or adjacent. Unlike Table 4.1, which presented
percentages of land uses relative to developed area. Table 4.2, Six City Comparison
of Land Use Areas by Acres, provides percentage numbers that include the vacant
land area in the total compilation.
As presented in Table 4-1, single family residential varied from 40% to 49% and
multifamily (apartments) ranged from 0% to 6.5%. The committee was most
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interested in commercial which ranged from 4.5% to 8.2%. Sanger had the highest
percentage of industrial with 19.1%, compared to 0.8% to 10% in the other cities.
The answer to "perfect ratio" is that there is no magic number. The type and quality
of commercial and industrial land uses can vary significantly. High end retailers
may generate larger sales tax and utilize less land. Manufacturing may provide
more local jobs, but warehousing and other uses classified as industrial will occupy
more land area. The mix of land uses in each city is dynamic and is constantly
changes. The land use mix varies and is part of the character of the community.
Six City Comparison
Table 4-2
of Land
Use Areas
by Acres
Sanger
307
8
39
22
102
27
549
23
0
0
1,080
2,157
14.29b
0.4%
1.89
1.0%
4.7%
1.3%
14.29
1.1%
0.0%
0.0yo
50.1Y
Argyle
1,775
0
52
8
11
24
607
3
0
0
4,761
7,241
24.5%
0.0%
0.7%
0.19b
0.2%
0.396
24.5%
0.0%
0.0yo
0.0%
65.8%
Denton
4,988
501
418
1,025
1,217
878
6,051
720
78
116
24,354
40,345
12.49vo
1.2%
1.0%
2.5%
3.0%
2.2%
12.4%
1.8%
0.2%
0.39b
60.4%
Justin
244
11
0
39
23
27
201
7
2
54
868
1,477
16.5%
0.7%
0.0%
2.69vo
1.6%
1.8%
16.5%
0.5%
0.1 %
3.7%
58.8%
Krum
432
0
0
2
7
49
163
3
0
0
564
1,220
35.4%
0.09b
0.0%
0.2%
0.6%
4.0%
35.4%
0.2%
0.0%
0.0%
46.2%
Pilot
Point
406
2
8
10
151
36
386
25
0
0
955
1,978
20.5%
1 0.1%
1 0.4%
1 0.5%
1 7.6%
I 1.89
1 20.5%
J 1.3%
1 0.0%
1 0.0%
1 48.3%
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Chapter 5. Thoroughfares
Introduction
Transportation planning is an integral part of the City of Sanger Comprehensive
Land Use Plan. The Steering Committee spent a significant amount of time
discussing transportation issues. The Sanger Master Thoroughfare Plan (MTP) was
the focus of Planning Workshop #4. Street and roadway improvements were the
top items discussed for expenditure of public funds. Consideration was given to
both the internal transportation needs of the residents of Sanger and the regional
transportation needs of others that travel through Sanger. The Regional
Thoroughfare Plan prepared by the North Central Texas Council of Governments
(NCTCOG) and the City of Denton Thoroughfare Plan were consulted for input into
the Sanger MTP
The movement of people and goods within the City and the surrounding area is an
important function; such movement is dependent upon the arrangement and
condition of local streets and highways. As the city changes, the thoroughfare
system must be capable of handling traffic movement in a safe and efficient manner.
The City of Sanger Thoroughfare Plan is coordinated with the Future Land Use Plan
and provides the guidelines to develop a transportation system that can
accommodate the needs of existing and future land use. This adopted Thoroughfare
Plan is a valuable tool for the City of Sanger in requiring the appropriate dedication
of right-of-ways and the construction of the appropriate roadway improvements as
the city continues to develop.
The primary form of transportation in the City of Sanger is the individual gasoline -
powered vehicle. Whether that vehicle is a pickup truck, an automobile or an SUV
(Sport/Utility Vehicle), most Sanger residents rely on their individual vehicles as
their sole means of transportation. For this reason, the transportation element of
the Comprehensive Land Use Plan is focused on the system of public roadways,
which is designed to expedite traffic movement and enhance safety. The
Thoroughfare Plan also includes recommendations for developing alternate modes
of transportation within the city, as well as recommendations which create a
continuous process of planning, implementation, monitoring, and evaluation to
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assure that the mobility needs for citizens of Sanger will be met as development
occurs.
This Thoroughfare Plan should enable the City to implement a systematic process of
upgrading and developing thoroughfares in accordance with the City's Future Land
Use Plan. This process should include: (1) an evaluation of proposed roadway
improvement regarding compliance to the Thoroughfare Plan; (2) preparation of
detailed route studies to locate the exact location of a street that is shown
conceptually on the Thoroughfare Plan; and (3) preparation of engineering plans
and geometrics (including extra turn lanes at major intersections) once detailed
routes have been established.
Definitions
A number of terms used throughout this chapter should be defined in order to
provide an understanding of existing and future transportation needs. These terms
include the following:
Functional classification. The roadway classification system is intended to
categorize streets by function for the purpose of clarifying administrative and fiscal
responsibility. A complete circulation system provides separate facilities for the
movement, transition, distribution, collection, access, and termination of trips.
Freeways and arterials handle principal movement functions. Collector streets
serve to gather traffic from local streets and feed it to the arterial system and to
provide access in commercial and industrial areas. Local streets provide direct
access to adjacent property.
Capacity. The capacity of a roadway as defined by the Highway Capacity Manual, is
the maximum hourly rate at which vehicles can reasonably be expected to traverse a
point or section of a roadway during a given time period under prevailing roadway,
traffic, and control conditions. Roadway conditions refer to the geometric
characteristics of the street such as type of facility, number and width of lanes,
horizontal and vertical alignment, and design speed. Traffic conditions refer to the
type of vehicle mix and the distribution of vehicles in available lanes. Control
conditions refer to the types and specific design of traffic control devices such as
traffic signals, signs, and turn restrictions. Other factors that affect the capacity of a
roadway include weather and driver characteristics.
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Traffic Volume. Traffic volume is a measurement of the total number of vehicles
that pass a given section of a roadway during a given time period. Volume is
generally expressed in terms of annual, daily, or hourly rates. Traffic volumes vary
by the time of day, day of the week, season, and month. Annual average daily traffic
(AADT) is the average daily traffic on a roadway, averaged over a full year, and is
often used in travel forecasting and planning. Within this report the term vehicles
per day (vpd) is used to reflect traffic counts made over a 24-hour period that have
not been converted to annual average daily traffic and, thus, may not account for
daily, weekly, or seasonal variations.
Through Traffic. This term is used in two ways, depending on the particular
discussion: 1) to identify trips that do not have a local destination (i.e. are not
stopping within Sanger); and 2) to identify trips that may have a local destination,
but are traveling through a particular section of the city (i.e. trips using Sanger -New
Hope Road to travel from Fort Worth or Arlington to one of the race tracks would be
considered through traffic).
Thoroughfare Classification System
Streets located within municipalities generally are various sizes, and have different
numbers of vehicle traffic lanes and design requirements. This Plan has categorized
Sanger's streets according to the Standard Street Classification System used by the
Texas Department of Transportation (TxDOT). Each type of roadway in the
classification system has right-of-way widths, lane widths, number of lanes, and
medians appropriate to the traffic and speed required of the street. Table 5.1
Summary of Street Classification provides the following information in tabular
format.
Table 5.1
Summary of Sanger Street Classifications
DesignationStreet Classification
Freeway FW Controlled Access w/Multiple Lanes
Principal Arterial Street
P4U
Principal Arterial 4-Lane Undivided
Principal Arterial Street
P3U
Principal Arterial 3-Lane Undivided
Minor Arterial Street
M4U
Minor Arterial 4-Lane Undivided
Minor Arterial Street
M3U
Minor Arterial 3-Lane Undivided
Collector Street
C2U
Collector 2-Lane Undivided
Local Residential Street
R2U
Residential 2-Lane Undivided
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Freeways. Freeways consist of controlled limited access roadways with divided
lanes for directional traffic. Freeways are designed to move high volumes of traffic,
typically in excess of 40,000 vehicles per day, with maximum efficiency. Freeways
generally have from 4 to 8 lanes and require 250 to 500 feet of right-of-way. They
provide no direct access to adjacent property, and main lanes are grade separated at
intersections with arterial roadways. Service roads may be provided along the
freeway to facilitate access to and from the main lanes and to provide access to
adjacent property.
This is the most intense thoroughfare as it relates to traffic volume. There is only
one thoroughfare of this magnitude that impacts the City of Sanger: Interstate
Highway 35 (I-35). This freeway is a north/south thoroughfare of four lanes of
traffic separated by a wide grass median. I-35 bisects the nation from virtually the
southern border with Mexico and the northern Canadian border. It was approved
by the Texas State Highway Commission in 1962 and has proven to be an essential
element of the economic vitality of the nation. It has also been unofficially
designated as the NAFTA highway because of its obvious connection of both the
northern and southern US borders. Plans to expand I-35 to a six lane freeway have
been prepared by the Texas Department of Transportation.
Principal 4-Lane Undivided Thoroughfare. Principal arterials are designed to serve
major traffic movements through the city by carrying large volumes of traffic across
or through the city as efficiently as possible. These roadways should be continuous
in length, connect with freeways, and serve major traffic generators. Typically,
principal arterials should be spaced between two and three miles apart. They are
designed to carry between 10,000 and 40,000 vehicles per day requiring from four
to six lanes. Access management is essential to ensure maximum operating
efficiency of the roadway. However, because commercial development generally
occurs along arterial streets, control of access is often difficult to achieve.
Intersection spacing should be at intervals of not less than one-fourth mile.
Intermediate non -signalized access points and median breaks to accommodate
public streets or private driveways should be minimized. To facilitate the flow of
traffic, designated turn lanes and acceleration/deceleration lanes may be required
in areas of commercial development.
Thoroughfares within the City of Sanger with this classification include the
proposed extension of Belz Road from I-35 to McReynolds Road. This roadway will
serve potentially as an outer loop to serve new development and alleviate future
traffic volumes. A minor arterial roadway will connect the loop by extending to
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Rector Road. This extension is highly recommended but location may vary from the
location on the map to accommodate existing and proposed development. An
additional MU roadway is planned for East Chapman Road from the railroad to
Union Hill Road, at which point it is reduced to a M4U roadway and continues to
Lake Ray Roberts.
Principal 3-Lane Undivided Thoroughfare: Characteristic of communities that have
experienced rapid growth, the volume of traffic produced by that growth has
outgrown the lanes of traffic and the rights -of -way provided. Usually the older and
original parts of the community are the ones experiencing this issue. Rights -of -way
may easily be extended in areas that are undeveloped. But, older developed
portions of the community do not have room to expand due to existing
development. Expansion of these rights -of -way require property to be purchase and
often older established residences and businesses being relocated. As a rule, this
should be avoided. Solutions to this issue often include designating `one way
couplets' that provide for expanded directional lanes without altering the right-of-
way width.
In the case of FM455, providing `one way couplets' is not feasible. First of all there is
not another east/west roadway that may work in tandem with the roadway.
Secondly, the intersection of I-35 is the critical element of the roadway and the
source of the problem. Even if there were another roadway to serve as a couplet,
there is only width under the Interstate for limited lanes. A three lane roadway is
viable at this location to enable through traffic without impeding access to the
businesses on either side of the roadway. When the intersection at I-35 is
redesigned to permit multiple traffic lanes as well as turn lanes and in the event that
property were to be acquired on either side of FM 455, expansion to four -lanes with
turn lanes may be considered. But, for the time being, a three -lane thoroughfare is
planned to address traffic volume at this site.
Similar to the issue of adequate right-of-way experienced on FM 455, Fifth Street
offers the same problems in the north/south direction. Fifth Street does not carry
the same volume of traffic experienced by FM 455, however, the Thoroughfare Plan
sees Fifth Street being used as an enter loop through the older part of the City. The
configuration of the roadway will move traffic from I-35 on the southern limits of
the City to a point north of the FM 455 intersection with I-35. This inner loop is an
important element of the circulation plan for the thoroughfare.
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Minor 4-Lane Undivided Thoroughfare: Minor arterials are designed as four -lane
roadways. They may be either divided or undivided, and are designed to connect
the primary arterials and provide system continuity. Generally, minor arterials are
spaced at approximately one -mile intervals, and define the limits of a neighborhood.
They are designed to carry traffic volumes of 10,000 to 15,000 vehicles per day, and
like primary arterials, direct access should be limited. Intersections should be
spaced at intervals of no less than one-fourth of a mile. Intermediate access points
to accommodate public streets or private driveways should be minimized.
These roadways serve to move large volumes of traffic from neighborhood to
neighborhood; they may or may not traverse the entire city. The right-of-way for
these roadways may be between 70 to 90 feet in width. There are a number of these
roadways provided in the Thoroughfare Plan; McReynolds, Sam Bass Rd., Lois Rd.,
FM 2164, and FM 455 outside of the urban area near I-35. Commercial activity may
occur at the intersections of these roads with other arterial roadways, but will not
normally have significant commercial development occurring along the right-of-
way.
Collector 2-Lane Thoroughfare: Collector streets are intended to serve internal
traffic movements within an area and carry traffic from local streets to the arterial
network. Generally, collector streets are designed with two lanes, are between 1
and 1/2 mile in length, and carry traffic volumes between 1,000 and 10,000 vehicles
per day. Minor collector streets should be located to provide access to the local
street system in a neighborhood and be curvilinear in design, in order to discourage
through traffic in neighborhoods. Typically, they include two moving lanes and two
parking lanes.
This is the smallest roadway in the thoroughfare system. Its purpose in Sanger is to
function as a less intense minor arterial and move volumes of traffic from
neighborhood to neighborhood. However, its primary purpose is to relieve the
traffic from local roads and feed the arterials. The rights -of -way of these streets
may be between 60-80 feet in width. The additional width permits wider shoulders
that may be used for parking or additional lanes if needed. The major collector
roadways are shown on the Thoroughfare Map. However, collectors may be
required within the neighborhood to collect and funnel internal vehicular traffic to
arterial roadways. Therefore, a collector roadway is more a product of function
than location on the thoroughfare map. In addition, commercial roadways that are
planned to carry significant truck and commercial traffic may also be designated as
being collectors, depending on the nature of each individual development.
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Local Street: Local streets provide access to residential property and feed the
collector street system. Local roads typically carry volumes of less than 1,000
vehicles per day. They are no more than two lanes and should be designed to
discourage any kind of through -traffic, either through a curvilinear arrangement,
the incorporation of loops and cul-de-sacs, or both.
Bicycle and Pedestrian
Pedestrian and bicycle transportation are often forgotten as viable modes of travel
in today's mobile society. In order to provide for easy and safe pedestrian and
bicycle travel, sidewalks, pathways, and crosswalks should be required to be
included in future development plans. This type of access is needed to commercial
centers, along arterial streets and between residential areas and schools. By
requiring appropriate infrastructure for pedestrians in new developments, and
retrofitting existing developed areas, traffic and parking issues may be lessened in
intensity, and quality of life may be improved.
Bikeways and sidewalks should be encouraged to make Sanger more pedestrian
friendly and to as alternate modes of transportation. The City of Sanger should
consider developing a bikeway plan that would coordinate the development of a
greenbelt hike and bike trail system with a comprehensive system of bikeways
throughout the City. Key elements of the bikeway plan should include methods to
provide bikeways within the rights -of -way of major streets as well as separate
bikeway facilities, and to encourage developers to provide bike facilities in new
developments.
To accommodate pedestrians, the City should require sidewalks in new
developments and redevelopment areas. Specifically, the City should consider the
following:
• Require sidewalks along both sides of arterial and collector streets;
• Require sidewalks in residential areas on all streets;
• Encourage the connection of sidewalks in residential areas and to
commercial and recreational areas by working with developers as projects
are planned;
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• Provide pedestrian pathways in public recreation areas and through
greenbelt areas connecting pathways to sidewalks in residential areas;
• Implement a low cost, shared resident/public program to replace older,
substandard sidewalks. This could be done in conjunction with the street
improvement program; and
• Consider including projects that retrofit older developed areas that do not
have sidewalks into the Capital Improvements Program (CIP) for arterial
and collector streets.
Thoroughfare Plan
The City of Sanger has classified its streets in categories of residential streets,
collector streets, minor arterials, and primary arterials. The proposed thoroughfare
plan network is shown on Figure SA Thoroughfare Plan Map. The thoroughfare
design for the City of Sanger emphasizes circulation. Interstate 35 provides the
primary north/south option to travel through the entire limits of the city at great
speed. However, it does not lend itself to commerce and accessibility to the general
populace of the city wishing to travel to points within the city. The major
north/south avenues within the corporate limits include Keaton Road on the east
and Fifth Street on the west. East/west access is satisfied by Lois Road, Belz Road,
FM 455, McReynolds, and Duck Creek Road... A number of local roads permit access
to the north/south as well as the east/west through neighborhoods at reduced
speeds
Future thoroughfares will be widened at locations and as development .increases; in
addition, they will also be extended into the ETJ at future proposed widths. Critical
to circulation is a system of loops for the thoroughfare system. On the east part of
town, Fifth Street provides the inner -loop from I-35 near Duck Creek Rd to I-35
north of FM 455. The next loop will utilize portion of Rector Road and turn north to
intersect with Belz Road. The outer loop of the thoroughfare system is comprised of
Lois Road and Union Hill Road, eventually turning south through the southern flood
plain and intersecting with I-35 in the southern reaches of Sanger.
CITY OF SANGER Page 30
CnA/fPRP CTVFT.ANTITTCRPTAN Thnrnnchfarez C��
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CITY OF SANGER
C C)X/iPRP.T-TP.NCTVp. T .ANjn T TCF. PT AN
Page 31 n n
Thnrm(yhfarec
Protecting t� he CapaciiyofStreets
Funding for construction and improvements to thoroughfares represents a major
public investment. In the past thirty years, federal and state funds have been widely
available to assist cities in building and maintaining an efficient and safe system of
highways and arterial roadways. Today, however, funding from federal and state
sources is becoming increasingly harder to obtain as more and more projects
compete for limited dollars. As a result, it is important for the City to implement
policies to protect the capacity of their major streets. In addition, the City should
consider all funding options, including bonds, general funds, grant programs, and
private developer participation.
Roadway capacity is a function of the number and width of lanes, design speed,
horizontal and vertical alignment, type and number of traffic control devices, and
access and turning movements. Capacity can best be preserved by limiting points of
access through subdivision and development ordinances, prohibiting left turn traffic
movements by restricting the number of median breaks, and requiring
acceleration/deceleration lanes at high volume commercial driveways.
Ideally, no direct access should be allowed onto arterial and major collector streets
except at intersections. Developments should have access provided via local streets
that intersect the arterial and collector roadways. A minimum frontage requirement
should be set in order to limit curb cuts in corridor commercial and industrial
developments and individual developments should each have only one curb cut.
The review process for site plans is an appropriate time to include consideration of
cross access and limiting the number of driveways for site -specific developments.
Policies to limit access have often proven difficult for cities to implement because
properties adjacent to the road may not meet the minimum frontage requirements
and courts have held that owners cannot be denied access from the roadway.
Therefore, any consideration of cross access and limitation of driveways must
address available right-of-way. It is especially difficult to implement access
management when improvements are planned along roadways where
developments have existing driveways. Under these circumstances, the City must
often wait for redevelopment to occur before the desirable changes can be made.
The City of Sanger should continue to explore access management strategies that
have been successful in other areas.
CITY OF SANGFR Page 32 I VW n n Yr
CnMPRFNFNCTVFT.AMnINP,PT AM ThnmiiahfareQ
Street Improvement Program
The City of Sanger currently identifies necessary roadway improvements for
inclusion in an ongoing Capital Improvement Program. Refinement of the current
process by using a systematic street evaluation process will assist the City in
maximizing the street improvement needs with the available sources of funding. A
Street Improvement Program to provide a systematic process for street
reconstruction and maintenance should be incorporated into the current street
construction and maintenance efforts. This program should include the following:
1. Arterial Street Needs: Implement a City -funded program to meet arterial
street improvement needs through the year 2015. This program would
support TOOT efforts within the City as well as provide funds for arterial
improvements for which the City has sole responsibility.
2. Street Reconstruction and Maintenance: Implement a ten or fifteen year
street reconstruction and maintenance program that will bring Sanger's
street system to a satisfactory level of serviceability throughout the life of
the program. Implement a uniform program of maintenance and
reconstruction after the fifteen years to maintain the City's street system
in serviceable condition for the foreseeable future.
3. Design Standards and Access Management: Strengthen ordinances to
require adequate street widths and to assist in managing access on
arterial and major collector streets during development and
redevelopment.
CITY OF SANGER Page 33 I VW n n (2
C.nN/PRPW..NRTVFT.Ai\mTTSPPT AN ThnrnnahfarPs
Ch a p ter 6. Planning Principles
Purpose and Definition of Urban Design Elements
The foundation of a Comprehensive Plan is the set of goals or urban design elements,
which are developed through the public participation process. The City of Sanger urban
design elements are tangible directives, developed by the Steering Committee, which are
intended to guide the development of the City into the next century. These directives
were used to establish the character of future land use in the Comprehensive Plan and the
nature of the design policies that will be applied to future development. Therefore, by
definition the urban design elements for this effort are the general statements of the
community's desired ultimate physical, aesthetic, economic, or environmental status.
These urban design elements set the standard with respect to the community's desired
quality of life.
After discussion of a number of goals and objectives with the Steering Committee, the
basic approach to future growth was summarized in five planning principles;
1. Future development in Sanger should emphasize value and quality.
2. The focus on value and quality shall not be restricted to size of lot but shall
emphasize amenities.
3. Future growth shall promote opportunities for pedestrian as well as vehicle
connectivity.
4. Established commercial forms of `Node" and "Corridor" development shall be
emphasized.
5. Future growth shall promote the Heritage of Sanger in consideration of its
Historical character.
The term "urban design" refers to the planning of development in a comprehensive
manner in order to achieve a unified, functional, efficient, and aesthetically pleasing
physical setting. Urban design consists of a number of elements that are accepted
by planning professionals as desirable and necessary for the orderly growth and
CITY OF SANGER Page 35 n n (P
('MAPRMTWMCTVF T.AMn I NP PT.AN Plnnnina Prinrinles
development of an area; they enable planners to effectively create the desired form
of the city. The urban design elements that have been applied in the City of Sanger
Comprehensive Land Use Plan are the neighborhood concept, commercial corridor
and commercial node development forms, edges and transitions, screening walls
and buffers, and focal points and entry statements.
The urban design elements are applicable to future development, and should also be
applied to existing development whenever possible. These elements should be
considered when opportunities for redevelopment and revitalization arise in
established areas of the city. By exercising flexibility in applying these elements to
older areas of Sanger, existing development may be retrofitted to also utilize these
planning principles and modify the existing development patterns and the city as a
whole will benefit from increased efficiency and aesthetics.
Residential Developm en t Forms
A significant portion of the City is currently undeveloped. It consists of larger
parcels that have been used primarily for agricultural purposes. The environment
and character provided by these very large tracts have historically provided the
area with its rural character, and is a real part of the character that the City is
seeking to maintain. It is inevitable that residential growth will occur. The
residential development market will pressure the division of these larger lots into
significantly smaller lots. The challenge for the City is to permit the subdivision of
this once rural land into urban lots and still maintain the rural nature that is desired.
The inclusion of open space into subdivisions will greatly assist in accomplishing
this. One way of accomplishing this is to establish a density per acre that is
acceptable and then provide flexibility of development as long as that density is
maintained.
Density Equivalent Development. This concept is known as Density Equivalent
Development. A policy of density equivalence has been applied to residential
�••77i V
ip
+AL I" -
Undeveloped Condition.
_.:
Example of 45 acre raw ranch-
land that provides open space
�•� 4 ��
visability from roadways
Y
rrryl
CITY OF SANGER
( 0TMPRPT-MMgTVR T .ANTI T TAR PT AN
development. The following
series of illustrations indicate
two possible alternatives for
developing the current
undeveloped areas within the
limits of Sanger. It is important
to note that these two may be
applied exclusively or may be
Page 36n n�
Planning PrinrinlPc
modified to apply to the unique characteristics of each individual parcel. In
addition, other development patterns relative to mixed -use development may be
applied by using a Planned Development
Conventional development typically uses all of the land for lots. Development of
Sanger's undeveloped areas and open spaces, in this manner, would utilize all of the
undeveloped land area for residential development Fortunately, large five -acre and
even one -acre tracts of land do not bring the visual urban clutter that the typical
8,000 sq.ft. lot subdivision bring. But the integrity of the open spaces of the ranches
is lost just the same. Even five-
'
►•�j» \ j r �" acre subdivisions require
roadways to be constructed
-4 1 /�� L��� k�i L Conventional Development throughout the subdivision. The
+ + 45Acres will be developed into smaller five -acre tracts still have
JP,. L • 200 residential lots
• 8,000 scift Per lot significant open space; however
• No park or open space residences, out -buildings, and
1 + fences are much more numerous,
• —� - creating a visual clutter of its
own.
Utilizing the Density Equivalent Development concept, the City can protect and
preserve the open space ranch characteristic desired by the City. In addition, the
visual impact from the perimeter roadway conveys a rural character under
developed conditions. The development utilizes the existing open space area for
• *_+!} �y' ist` j` Density Distrubution Develpment
` k�+t':r►�; �' `, • 45 Acres will be developed into:
s i �• ` �' fry • 200residential lots
,�. y • 4.4 Units perAcres Density
< <� t r;; , r r �' • 6,000 sci tt. Per lot
�►;�`�'' ` r " • 10Ac. Of Parks and Open SpacE
11' L 7_ Y
p �� !_11� A ; -I"'- '�d • Each lot has open space view
• Total street paving reduced
. » ` w • Rural view from the road
r+. , L t �• '� • Same density as conventional
• .. •, • ••
buffers from adjacent roadways
and to provide trail linkages to
environmental features.
This is a more cost effective alternative
since expense to the City is less and there
are less linear feet of roadway to
maintain.
Neighborhood Concept. The neighborhood concept is one of the oldest and most
widely used and accepted practices in urban land use planning. This concept helps
to create quality spaces in which people may live. The concept places primary
emphasis on creating neighborhoods that are buffered from the impacts of elements
from outside the neighborhood system. By utilizing a transition of land use
CITY OF SANGER
C'nT,M?FT-TTWRTVF. T .Amn T TNF PT AN
Page 37 VWn n (P
Plannino PrinrinlPc
intensity, the most sensitive neighborhood element, residential use is protected
from the effects of intense commercial use.
The foundation of a neighborhood is its streets. Streets serve two primary purposes
in neighborhood systems: to facilitate the movement of people and goods, and to
serve as physical boundaries between adjacent land uses or neighborhoods. Streets
should be designed and located so as to accomplish their purpose of efficient traffic
service, while discouraging through traffic in neighborhoods. In order to maximize
visibility and safety, intersections of more than two streets should be avoided, and
intersections are required to meet at ninety -degree angles. The types of streets,
their functions, and characteristics are described in detail in the Thoroughfares
chapter of this document.
Arterial streets define the limits of a neighborhood by bordering the area on all
sides. These roads, which are designed for heavy traffic, are appropriate locations
for commercial uses. The number of entrances from arterials into the neighborhood
should be limited. This enhances the efficiency of the arterial system, while
preventing a high volume of traffic from entering the neighborhood.
Collector streets provide for circulation within the neighborhood; they connect
local streets to the arterials. Collector streets are appropriate locations for
moderate and limited high -density housing. Curvilinear street layout, rather than
traditional grid patterns, should be designed, in order to limit traffic and slow traffic
speed.
Local streets provide direct access to residences, and carry a low volume of daily
traffic. Like collectors, these roads should be curvilinear in design. In addition, the
use of loops and cul-de-sacs will further reduce traffic speed and volume.
The neighborhood concept considers the most appropriate location of different land
uses within the neighborhood and on its boundaries. Low density housing should
typically be located on the interior of the neighborhood, in order to protect the
sensitive residential area from intense land use effects on the periphery of the
neighborhood. Typically, larger neighborhoods should also provide for the location
of schools and community facilities such as parks and fire stations within this
central area. Moderate or high -density housing should be located toward the
periphery of the neighborhood and on collector streets. These residential land uses
may be used as a buffer area between commercial and lower density residential
land uses. Commercial land uses should be located on the outer limits of the
rvql
CITY OF SANGER Page 38 n n
('11wT7F.T-TPNRTVF T.Amn TNP PT.AN Plannino Prinninlac
neighborhood at intersections of arterial streets. These should be oriented toward
the arterials, so as not to encourage commercial traffic in the residential
neighborhood, and should incorporate buffer yards and/or screening fences when
located adjacent to residential uses. Commercial land use within a neighborhood
should be limited to retail sale of goods and personal services primarily for persons
residing in the adjacent residential areas.
The Neighborhood Transitions from higher to lesser intense uses should be considered whenever possible.
Concept Parks should be located in the interior of the neighborhood, and accessed by a
collector street. Floodplains may be utilized where possible.
Arterial streets located at periphery of neighborhoods to carry
traffic through the community and not through neighborhoods.
F Conmrercial Land Uses should be oriented toward arterials.
High traffic intersections are typically well suited.
Primary access to commercial property should be restricted
,•`" when at all possible, to arterial streets.
C-0 Multi -family residential land uses should take access from arterial
or collector streets. Local streets should not carry the majority of
multi -family traffic.
Collector streets provide access to arterials and are designed to discourage
through traffic. Their purpose is to collect traffic within the neighborhood
onm and carry it to the arterial.
5 nopp�nq C.n'�e,
Residential lots should never front on to arterial streets, even if it
requires double frontage type lots.
Elementary schools should be located in the interior of the neighborhood
and along a collector street.
Medium density residential land uses should be located such that access is provided from collector or local
streets.
Commercial property should not exceed 300 or 400 feet in depth, unless it is to be used as a shopping center
In addition to the configuration of streets and the location of land uses within the
neighborhood, criteria for lot design should be considered. Lots adjacent to arterial
streets and corners should be deep and wide, with adequate rear and side yard
setbacks to facilitate sight distances at street intersections. Low -density residential
lots should not have direct access to adjacent arterials. This access would create
safety hazards to the residents and impede traffic flow on the arterials. The above
characteristics and criteria function collectively to protect the integrity of the
neighborhood from external pressures and to enhance its identity.
New Urbanism. In the last few years an emphasis has been placed on land
development that increased the density of uses in order to conserve on utilities and
natural resources. This emphasis has been called "smart growth". Its objective is to
provide quality living, recreation, shopping, and work spaces that are located in
close proximity to each other. In fact, the purest form of New Urbanism is to create
rull
CITY OF SANGER Page 39 n n (P
C'nK/fPRRFfRNCTVR T.Amn TTCF Pt AN Plannino, PrinrinlPc
mixed uses that discourage vehicular movement and encourage pedestrian
movement.
Grid system encourages pedestrian Streets are grid pattern to permit
activity within the neotraditional easy access through neighbor -
neighborhood unit. hood
M11 ME � � � � Commercial core area contains
NO ME ME � Al" mixed uses with residential, office,
_ _ and retail uses
ME ME "`lam a® " ME ON
MEME -J
ME ME Residential core area contains a
1�►A �, ® , d�:' t� mixture of residential densities
IF MW
-� am.
on no �t 1 Single family core area contains a
r B d 6 a a 111 �► � higher single family densities.
New Urbanism / Neotraditional Neighborhood Concept
The principles of New Urbanism can be applied increasingly to projects at the full
range of scales from a single building to an entire master -planned development.
The characteristics of New Urbanism or NeoTraditional have been summarized
by the Congress of New Urbanism (www.NewUrbanism.com). These characteristics
are provided below:
➢ Walkability: Most destinations, whether recreation, shopping, or dwelling,
should be located within a 10-minute walk of home and work. The development
should have a pedestrian friendly street design. Buildings are located close to
the street. Porches, windows and doors are prevalent on the front of structures
and face the tree -lined streets. On street parking is encouraged. The parking lots
are designed so that they are secluded and hidden from street view. The
residential garages are located along rear alleys. The streets are designed
narrow to slow vehicle speeds through the neighborhood.
➢ Connectivity. The New Urbanism neighborhood is interconnected. The street
grid network disperses traffic and eases walking. A high priority is given to
providing high quality of pedestrian network that connects home to office and to
play areas.
CITY OF SANGFR Page 40 VW n
CC)A/fPRRNRTTRTVR T .ANTI T TRF PT .AN Planninv Princinle
➢ Mixed Use: A mix of shops, offices, apartments, and homes are located on site.
Mixed -uses occur within neighborhood, within block, and within buildings. The
conventional segregation of land use as most "Euclidian zoning' provides does
not occur. In its place coordinated placement of all types of land uses occur on
one site.
➢ Mixed Housing: A varied range of types, sizes and prices of residential housing
is located in closer proximity than in the conventional Neighborhood Unit
Concept.
➢ Quality Architecture and Urban Design: The New Urbanism concept places an
emphasis on beauty, aesthetics, human comfort, and creating a sense of place.
Special placement of civic uses and sites within the community is encouraged.
➢ Smart Transportation: A primary goal of the New Urbanism concept is the
promotion of having a network of high -quality trains connecting cities and
towns together. The transportation goal of the New Urbanism community is to
emphasize a pedestrian -friendly design that encourages a greater use of
bicycles, rollerblades, scooters, and walking as daily transportation.
➢ Sustainability. New Urbanism is very ecology conscience. The application of
this development style should have a minimal environmental impact on the
environment. It should encourage less use of finite fuels. It increases more local
production and promotes more pedestrian activity.
It should be noted that the New Urbanism is a concept as is the Urban
Neighborhood Unit concept presented earlier. Either residential development
pattern can be acceptable, depending on the growth goals and objectives of the City.
Residential Amenities
The Steering Committee determined that the value and quality of residential
development was not necessarily dependent on the size of the residential lot. The
potential for large lot subdivisions to be less than desired quality was just as
possible as subdivisions with smaller size lots. However, it was perceived that the
potential for subdivisions, with smaller lots, to magnify undesired traits is greater
because of the greater number of lots that occur when the subdivision is not of the
highest quality. The desire is not to limit the number of lots, but to increase the
potential for high quality features in the subdivision. This is accomplished by
ruql
CITY OF SANGFR Page 41 n n 4?
CohAPRFT-TFNCTVF T.A11M TTOP PT AN Planninv PrincinlPc
focusing on the amenities that are provided for the subdivision. Amenities may
include items such as:
➢ Masonry exterior construction.
➢ Neotraditional residential construction.
➢ Articulation for structures.
➢ Landscaping.
➢ Subdivision entry design features.
➢ Perimeter walls and screening features.
➢ Pedestrian friendly neighborhoods.
➢ Decorative street features and signage.
It would be rare indeed to find residential subdivisions that apply all of these
features in one development. However, the application of numerous elements
increases the opportunity to obtain a high quality residential development that
establishes and maintains the value in residential development that is desired by
the City.
Amenity: Masonry Exterior Construction. It is the public perception that structures
constructed of masonry, rock, or stone generally tend to be of higher construction
standards, are more durable, and obtain greater appraised value than contemporary
frame structures with wood siding. Masonry construction wears better and is
generally less expensive to maintain. The general perception is that masonry
constructed structures tend to be more aesthetically pleasing than wood siding
structures. However, this perception may be somewhat flawed when considering
architectural designs that promote the use of wood, such as Victorian construction
CITY OF SANGER
COhAPRFTIFNCTVR T .ANTI I TCF PT AN
styles, which are found
in many historic
districts in Texas.
It is not the intent of the
Plan to endorse a
particular construction
material over another.
With proper design any
exterior construction
would be satisfactory if
it was consistent with
the area environment
rvnl
Page 42 n n 4?
Plannino Prinninlea
and enhanced the property aesthetically, as well as economically. As an example,
exterior construction materials in the historic areas west and south of Downtown
should be consistent with the materials used in the historical homes.
Amenity: Neotraditional Residential Construction. The home designs in Sanger
should promote community. Neotraditional residential construction has become
associated with the concept of neighborhoods that encouraged communication
between neighbors. This occurs when places to live are designed into the
subdivisions, particularly porches. Developments in other portions of the country
have encouraged shorter set -back distances that encourages communication with
neighbors walking along sidewalks and those sitting on the porches.
Full Porch
Limited Porch
1
Yrf'
Amenity: Articulation For Structures. Home designs in Sanger should promote
visual interest by providing a variety in appearance by changing horizontal and
vertical planes in the surface of the structure. Unbroken planes on the surface of
structures provide very little design opportunity and may be considered as
mundane and uninteresting. The aesthetic value of the property is enhanced by
visual articulation of these surfaces.
Unarticulated Residential. - This residential structure
appears to be significant in size; however the straight
and unbroken surfaces of the roof and exterior walls are
plain and uninteresting. They add nothing to the design
of the structure.
CT. i vl vruv�ui�
Articulated Residential - Real visual interest is created
by the varied planes and surfaces of tine design. Notice a
variety of breaks in the roofline as well as the addition of
dormers to add interest to the roof. The exterior walls
have a variety of angles and affects to add to the
articulation of the structure. -,43
C OMPRFT-MMgTVu T.AT\m TTop PT AM Plannina Prinrinlac
Amenity: Landscaping. Landscaping adds to the quality of
life of the residential neighborhood. Although much of the
area covered by Sanger is prairie land, trees and other live
landscape material is encouraged. Landscaping should
include a variety of plant material. In addition, the planting
should include material that will reach maturity in a short
period of time. Planting of tree less than 3" caliper is
discouraged. When possible, existing trees should be
preserved. In addition, landscaping that encourages
conservation of water should also be used. However, it is
more critical to use native plants and trees than to use
desert plants that are not native to North Central Texas.
Amenity: Subdivision Entry Design Features. Entry features create, identify and
emphasize the character and theme of a subdivision. All major subdivisions, those
of 10 lots or greater shall provide a major entry for the subdivision. The entry
provides an opportunity to continue a theme established by the City or
neighborhood. The use of stone, landscaping, topographical relief, walls, public art,
and water features should be used to create the desired theme.
tv 7
I
• Major subdivision entries typically Walls may be constructed of a
have a divided landscaped blvd. variety of material, but many
are of stone or decorative brick.
• Design features such as public
art should be of appropriate
scale and should set the theme
of the subdivision
Amenity: Perimeter Fencing and Screening Features. All residential subdivisions
should have decorative walls around the perimeter of the subdivision along
identified thoroughfares. These walls identify the subdivision and help to establish
the theme of the subdivision. It is also important that the perimeter fence/wall be
installed as one unit. Often perimeter fences and walls are built on a "piece -meal"
basis, with incremental portions being installed as construction occurs on the
individual lots. This encourages inconsistency in material and weathering.
CITY OF SANGER
C C)N/rPRFNRNSTVF T .ANTI T TRF. PT .AN
Page 44 n n
Plnnnina Prinr.inlPc
The fences and walls located along the perimeter roadways of a subdivision should
be considered differently than those located in the interior of the subdivision, which
may have common lines with other subdivisions. For fences and walls located on
perimeter roadways, the City will require decorative walls to include varying
combinations of masonry, stone, wood, and metal. In addition, these walls shall
have articulation occurring vertically and horizontally and have landscaping
integrated into the design. Fences and walls located along the interior boundaries of
the subdivision may have much simpler designs that limit the masonry content to
the support columns.
Split rail fence may be decorative as well as
funnctional. Split rail is particularly acceptable for
interior boundary fences
Combination of metal fence with masonry cohmns and
base permits "openness " along the perimeter. Notice
that extensive landscaping is included along the
Perimeter line.
Combination of wood fences with masonry columns mid
bases is an appropriate fence. The capstones provide
the vertical articulation. However, lmndscaping should
be included as a pat of mry fence located along
perimeter streets
A natural rock wall is compatible with the environment
and may be consh7ncted in such a manner that it
appears to have historical significance.
curbl'ne perimeter sheet curbine perimeter street
roe fine � ro I' e
screeni g wal easement ��(� screenT}g w7 eas F — • ` —
masonry columns 3' o • emfions iron
sections — -
Fence Designs. Three foot screening wall easement allows for the screening fence to have horizontal aticulation.
Lmndscaping should also be included as part of the fence/wall design
CITY OF SANGER Page 45 (1 rl
rfIwRFHFN3iVF LANTI TTRF. AT AN Alnnnino Prinninlaa
Amenity: Pedestrian Friendly Neighborhoods. Sanger is committed to creating opportunities for
pedestrian activity throughout the community. All new development must indicate how it plans to
utilize the existing flood plain area for pedestrian purposes. In addition, linkage opportunities
must be provided between neighborhoods and to the floodplain areas. Standard design parameters
shall be developed and incorporated into the subdivision and site plan design criteria that provide
for all new development.
s V�
6' min. 1 6'•14' T Mn.
Mull -Use Paths. ll'hen com-
bined with equestrians use, the
clearwice shoidd be a min. of
12 feet.
Pedestrian Access to paths
and trails mast be provided
from subdivision interior to
the pathway.
Table 6.1
Recommended
Minimum Standards For
Trails and Paths
Trail Type
Minimum Standard
Comments
Minimum width should be used
Multi -Use Paths.
6-10 feet
only when volumes are low and
sight distance is good.
Sidewalk along local roadway.
4-6 feet
Located in interior of
neighborhoods.
Roadway separation on
5 feet
A physical barrier should be
installed where the minimum
Thoroughfare.
standard cannot be met.
1 foot for pedestrian only
Should be graded to the same slope
Shoulders.
as the path.
2 feet for multi -purpose
Additional Lateral Clearance.
1 foot
Should be graded to the same slope
as the path.
8 feet for pedestrian and bicycles
Vertical Clearance.
12 feet for equestrian
CITY OF SANGER
C nT,/fPRT7vmNCTVF T .ANTI T TCF PT AN
Page 46 �n n (2
Planning PrinrinlPc
Amenities: Decorative Street Features. Value is established in subdivisions where the "extras" are
visible amenities. These extras indicate to visitors in the neighborhood that attention to detail has gone
"the extra mile" in the subdivision. Providing "extras" of this nature will require that the subdivision
have a homeowner's association that collects dues from the residents that allow maintenance of the
amenities installed as extras.
Brick enclosure. [Ndle it Double metal boxes Ornamental boxes provide Simple metal single.
matches the structure and is provides separate boxes for separate boxes for owners Simple designs provide
structurally strong, it is owners wid still provides on a single pedestal. aesthetic effect but do not
without design and can be utility for mail carriers. Custom designs become a overpower the curb.
overpowering at the curbside. These metal boxes are not natter of taste.
overowerim, at the curb.
Decorative Street Lamps. These come in a wide variety of styles. It is important that airy design address the "dark skies "
connnitnrent that Sanger has made. In addition, the street lanps located in the interior of a subdivision may be on a smaller
scale than those located along the perimeter roads. It is preferable that the style be simple and transferable to other
subdivisions. Flexibility in design for each subdivision should be carefully weighted with the need for consistency between
subdivisions.
Regulation standards
may be applied to wood
carved signs for aesthetic
appeal.
Uniform Color on [�
stylized posts may be
used to combine design:
with the established
theme of the
development.
CITY OF SANGER
i`nMPT?RNFNCTvR T .A1,M T TRF PT .AM
Wood Post with simple design
provides aesthetic variation in
public rights -of -way. Other styles
using metal posts may also apply.
Page 47 n n (2
Plannina PrinninlPs
Special Paving Treatment
should be used at locations
for emphasis, such as
corner crosswalks or at
locations where pedestrian
paths and trails cross local
roadways. Variation of
different styles cmi add to
the aesthetic quality of the
site.
Commercial Development Forms
Variety of Colors
and Styles are
available and provide
,flexibility in design
themes and texture of
Residential goals and design approaches satisfy the community's needs where
people live. The non-residential goals and design approaches expands that area of
impact beyond the residential neighborhood. Not only are the residents living in the
community impacted by the goals and design approaches presented by non-
residential development, but those who visit and pass through the community
receive their first impression of the community by the character of the non-
residential development that is presented along the thoroughfares and intersections
of the community. The Steering Committee was particularly focused on the
corridors and intersections of the City as they developed the following goals and
approaches.
Although there will likely be opportunities to develop commercial properties in the
context of the New Urbanism design pattern, the primary commercial development
patterns will be in accordance with the commercial corridor and commercial node.
The principles of these two patterns are general in nature and may be altered to fit
the physical and special conditions of the site. The commercial node and corridor
models are intended to prevent the development of "strip commercial" areas. The
familiar characteristics of strip commercial include the following:
❑ Shallow lots, usually between 100 and 200 feet deep;
❑ Numerous small parcels with individual owners;
❑ Numerous curb cuts for entrances;
❑ Numerous small buildings with no architectural unity;
❑ Minimal (or no) landscaping in and around the parking lots;
❑ Limited parking usually restricted to the front setback area or along the
street; and
❑ The lack of landscaping or other buffers, especially in the rear, with the
adjacent residential areas exposed to a blighting influence.
CITY OF SANGER
oA/fpRFTTFNCTVF T .ANTI T TCF PT.AN
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Page 48 n n (P
Plnnnino PrinrinlPs
Unchecked this development style will likely occur, and will be difficult to correct in
the near future. However, future commercial development in Sanger should be
required to incorporate the elements of Corridor and Node Commercial models into
their design plans.
Strip Commercial. Usually occurs along older
established corridors that were existing prior to
regulations that would prevent it.
Notice:
❑ the multiple driveways,
❑ the f •ont entry parking off of the arterial street
❑ lack of lmidscaping in the front ymd
❑ lack of architectural unity mid design of the
buildings
❑ shalloiv lots
❑ numerous narrow business
Commercial Corridor Pattern, The commercial corridor development form
emphasizes the location of commercial uses along an arterial. This development
form is characterized by high intensity commercial use located near the
intersections of major arterials, with less intense commercial uses located along the
arterial between intersections. Commercial corridors should be limited in depth to
300 feet, in order to prevent conflicts in land use and minimize the potential of land -
locking some properties. In order, to create cohesiveness among a variety of
Commercial Corridor
fLr r
yam -
Access to commercial property should not encroach Parking lot interiors and perimeters should be
into residential neighborhoods. Primary access is landscaped to screen automobiles and break-up large
directly from arterial streets. areas of pavement.
Buffering between single family and commercial Corridor development should orient traffic toward
•♦ uses may consist of landscaping, and/or solid walls. In arterial streets and discourage entry to residential
addition, dumpsters and mechanical equipment areas neighborhoods.
should be screened.
Depth should be restricted to not
more than 300 feet and not less than 150
CITY OF SANGER
C0 MPRFT- FNCTVF T .A1.m T TqF PT AtJ
Page 49 n n <2
Planning Prinninlez
commercial uses, development guidelines should require uniform signage, shared
driveways, and landscaping along the thoroughfare in commercial corridor
developments.
The Commercial Node Pattern. The commercial node development form consists of
commercial land use that generally develops around intersections of major
thoroughfares and around intersections of collector streets with arterial streets. A
distinguishing characteristic of nodal development is that the commercial activity is
directed toward the intersection, and does not extend along the intersecting streets.
The size of a commercial node is generally not limited, but is determined by the type
of commercial use at a particular location. A node may be small, containing
neighborhood service type uses, or large shopping centers with a number of
commercial structures. High intensity commercial uses are typically located at the
intersection of arterial streets, while less intense commercial uses such as
Commercial Node
I
` ---a a//4 "A
a a
EPi pA0. Q D_LL
❖ Parking lot interiors and perimeters
should be landscaped to screen
automobiles and break-up large areas
of pavement.
❖ Commercial Node activity is
oriented toward the intersection of
the intersecting arterial streets and
does not extend laterally down the
------------- ❖ Unlike Corridor Commercial,
Commercial Nodes should not be
^� restricted to 300 feet or less in depth.
The commercial activity should
determine the depth.
i
ti• Access to commercial property should not encroach into residential neighborhoods. Primary access is directly
from arterial streets.
❖ Buffering between single family and commercial uses may consist of landscaping, and/or solid walls. In addition,
dumpsters and mechanical equipment areas should be screened.
professional offices may be used as a buffer between the high intensity uses and
neighboring residential land use. Additional screening or landscaping should be
used to further reduce the effects of the commercial uses on adjacent residential
uses, and to define the boundary of the adjoining land uses.
CITY OF SANGER
C nr,APPPT-mmouvP T.ANTI TTCF PT AN
Page 50 n n (P
Plannino, Prinninlac
Feature: Number and Location of Curb Cuts/Drives. Adequate distances between
driveways will help to ensure the safety of motorists and pedestrians by reducing
areas of potential conflict between vehicles attempting to enter or exit corridor
properties. Conventional thinking of commercial development, in times past,
Each business provided
for a total of d driveways
0 0 0 0
1 2 S 4
Corridor Without Access Control at Undeveloped Condition
Each business provided with two driveways for
a total of 12 driveways
control
con-
Fully developed corridorwithoutac-
cess control encourages ,multiple
driveway locations and creates poten-
tial traffic conflicts.
j mf1TilTlTfffT11_� � � IL��
-=IU- -11 " LIE:1- I
./
0 00 00 0 0 0 0 0 0 0
1 2 S 4 3 6 7 a 9 10 41 12
Corridor Without Access Control at Developed Condition
Each business provided with two
access opportunities
Fully developed corridorwith
access control encourages use
of shared driveways and cross
access easements.
m1j1jjj1jil11j11Hj numunwnuun
1 2 S 4 S 6
Corridor With Access Control at Developed Condition
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CITY OF SANGER Page 51 , w n n (2
C'OT,i RRT-PMgTVR T.AhTTITTop PT AN Plnnnino PrinninlPs
sought to provide numerous opportunities (at least 2 driveway cuts) for circulation
on and off of each individual commercial site. Whereas this certainly provided
access, there is no documentation that indicates a direct relationship with business
profits and the number of driveways that are provided on a site. What has been
documented is that the increased opportunity for traffic conflicts presented by
increasing the number of intersections along a roadway significantly increased the
vehicle collisions on the arterial. Increased distances between driveways do not
necessarily inhibit access to commercial businesses. However, increased design
speeds require increased separation distances, which certainly will be a challenge to
commercial development.
Table 6.2
Minimum Driveway Separation
25
105
30
125
35
150
40
185
45
230
50
275
Increasing the separation between driveways will, without a doubt, cause some
properties to have a difficult time providing a driveway curb cut on their property.
This is not unusual. Shared access between commercial properties and cross -access
easements that provided access across property has been utilized to provide
adequate access for commercial properties
Feature; Shared Access and Cross LotAccess Easements, Shared driveways and cross -
lot access easements are design methods that can provide adequate access while
reducing the number of access driveways. These design methods are required for
commercial development unless otherwise approved by the City. Shared driveways
and easements will require the dedication of a joint -use, private access easement on
each affected property. Shared easements must encompass the entire width of the
planned driveway plus an additional width of one foot on both sides of the drive.
rvql
CITY OF SANGER Page 52 VW n n 2
C nKAPi?PT-wmgTVF T .AI Jn I TCF PT AN Pfanninv PrinninlPc
Iiiilllllllll( "THHHHTrn III'�'''1■■■■
HHHHHHi HHHHUML
—_�� -- -- -- • (11I I I�I Illl��l Il1llTTl1 , I I I I I I I I I I I I I 1111 I
1
1 1 1 1 1
1 150 ft. Minimum 1 150 ft. Minimum 150 ft. Minimum '
I
!�—�tBttaly--i' epa to
Minimum Driveway Separation at 35 mph Corridor Design Speed
n(Illlummu nn
1 '
f55 a. Minimum �� f55 ft. Minimum 1 ' 1$5 ft. Minimum 1
epara non Separanon epara non04
Minimum Driveway Separation at40 mph Corridor Design Speed
'
230 8. Minimum 230 f. Minimum 1
Separation 0.4 .4 Separation 1
Minimum Driveway Separation at 45 mph Corridor Design Speed
CITY OF SANGER Page 53 t22fn-(2--
('OWRPTTTWO,TvP T .AIM TTRR PT AN Plnnnino PrinninlPs
Feature: Distance From Intersection. The minimum and maximum distances to
intersections from access driveways along an arterial roadway will be between 100
feet and 250 feet. The City Engineer will evaluate each driveway to determine a
specific combination of dimensions within this range based upon the anticipated
traffic flow and safety characteristics of the driveway and public street. The
distance will be measured from the nearest edge of the driveway return to the
intersecting street curb return.
Feature: Service Drives. In conjunction with cross access easements and shared
driveways, short service drives parallel to the thoroughfare will be implemented
whenever possible. This is particularly important along corridors with narrow lots
where individual driveways could result in numerous closely spaced driveways. In
largely undeveloped areas, an individual temporary driveway would serve each site
until adjacent lots were developed. At that time, a service road would be
constructed to serve multiple lots, and the temporary drives would be closed and
consolidated into one or two access points. At the time of development, easements
would be reserved for use when the future permanent drive is developed.
Feature: Parking Lot Designs. Parking lots, with their large expanses of asphalt and
concrete and clutter of parked cars can be unsightly. Parking lots and drive lanes
will comprise a significant amount of corridor area. Design of these improvements
must provide an aesthetic appearance and still insure safe and efficient traffic
circulation.
• Curbs: Curbs must be provided on all driving and parking surfaces. Parking
lots and driving areas generally have poor edge treatment. Often, the paving
simply stops at grassed areas without the use of curbing. Therefore, a raised
curb will be required for all parking and driving surfaces.
• Wheel Stops (Curb Stops): When vehicles extend over the curb, landscaping
can be destroyed. Wheel stops will be required for all head -in parking
spaces adjacent to landscaped areas. Wheel stops will be designed so that
the overhang of vehicles is contained totally
within the parking space.
• Striping. All parking lots will be striped in a
manner that will clearly delineate parking
spaces, fire lanes, and pedestrian crosswalks.
Curbstop should be designed so
that the landscaping and sidewalk
area are protected for automobile
overhang
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CITY OF SANGER Page 54 Ffi n n 4?
C .nNAPRFHFNCTVF T .ANTI T TCF PT AN Planning Princinlac
In large lots with two-way drive lanes, directional arrows will be provided.
Directional arrows will be provided for all one-way drive lanes and driveways.
• Parking Lot Maneuvering. Off-street maneuvering areas and internal
driveways must be sufficient for all vehicle movements into a parking space,
up to a loading dock, or to safely accomplish any other turning movements.
No back -in or back -out vehicle maneuvering from a driveway will be
allowed onto any public street or right-of-way.
Feature: Commercial Entry Statements. Every commercial development must have an
entry feature that is appropriate in scale to the size of the development. Entry features
can contribute to corridor safety and aesthetics by providing unique driveway
entrances that are easily recognized and accessible. Entry features can also create
identities for individual developments and help establish the character of the corridor
as a whole. The incorporation of walls, berms, decorative fencing, and landscaping into
any entry feature design is encouraged. Decorative signs, either freestanding or
attached to a decorative wall or fences, which identify the project, should be encouraged
at the primary project entrances. Stand-alone developments may provide the entry
statement on either side of the drive entrance; whereas, multi-user commercial
developments may incorporate the entry feature into a boulevard entrance.
Entry.features should establish the theme
of the commercial development.
Material should be natural elements,
including stone and rock.
Plan should incorporate landscaping
and special street treatment, in addition
to signs and public art.
Typical Entrance Feature
CITY OF SANGFR
Cf1WT2FNF1,JCTVF T .ANTI T TaF PT AN
Page 55 n n R
Planning PrinrinlPc
Feature: Landscaping. The most flexible feature within commercial development is
the landscaping. The developer has a wide range of options regarding the style and
character of the landscaped area. However, it is important that the application of
landscaping be consistent with an overall theme and not appear to be forced on the
area. The use of large planters may be appropriate in areas that have an extensive
quantity of concrete (see photo on next page).
Plant material used on commercial sites should consist of a mixture of ground cover,
shrubs, trees, and flowering plants that provide seasonal color. The tree material
should generally be of varieties that require a minimum amount of maintenance. It
is critical that an irrigation system be required for all landscaped area. Popular
landscape trees for interior drive medians and parking lots include Live Oaks, Red
Oaks, Aristocrat Pears, Mexican Plums, and Crape Myrtle for seasonal color, as
shown below.
L.Y.
Live Oak Red Oak
Pear Mexican Phan
i
Crave Mwile
As part of the statement, shrubs and tall grasses are suggested to be incorporated
into the treatment. The physical character of these grasses should be such that
visible movement is apparent when blown by the wind. The following photographs
are examples of these plant materials.
Juniper Texas Needle Grass Dwarf Pampas Grass
CITY OF SANGER Page 56 n n
(. nhA-PRFNFNCTvF T.ANTITTwPLAN Plannina PrinrinlPc
Occasionally, commercial development has vast expanses of concrete or asphalt.
The usually inclination is that concrete hard surface areas prevent landscaping.
However, innovative landscape treatment can utilize special containers and planters
to provide a landscaped area on the hard surface. Landscape ordinances should be
prepared to require a 'good faith' effort of the development community in providing
landscape opportunities for all developments.
Feature: Special Pavement Treatment. Special treatment of driving and walking
surfaces can provide a noticeable and dramatic impact on the aesthetics of a
commercial development. Pavement treatment may be used to:
❑ claim attention to the motorist by causing a series of vibrations during
travel;
❑ define specific areas for pedestrian safe access across thoroughfares;
and
❑ call attention to significant entry points by aesthetic application.
The materials and techniques available for pavement treatment are varied. Intersection
and crosswalks can be defined by construction of pavement with interlocking pavers in
a variety of shapes and styles, as shown below.
CITY OF SANGER
CnNAPRFNFNRTVF T .ANII T TCF PT AN
C—.
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Page 57 VW n n g?
Planning PrinrinlPc
In addition to actual brick and stone paver material that can be arranged into
aesthetic patterns, concrete may also be stamped to show a desired design. These
"cookie -cutter" patterns often look like brick and stone pavers, while maintaining
the integrity of the poured concrete. Examples of stamped paving treatment are
provided below.
Particular emphasis should be given to specific locations where pedestrian traffic
crosses interior drive lanes. These accented pedestrian cross walks serve to identify
the selected location for pedestrian traffic and discourage pedestrians from crossing
drive lanes at uncontrolled and undesignated locations.
J
The intersection depicted, in the adjacent
photograph indicates two different
treatments. The crosswalk is shown in a
dark paver with accent stripes on the
edges. The intersection itself is accented
with red brick pavers that call attention to
the intersection. This result may be
obtained hu usina the street navers as
Feature: Illumination and Lighting. Illumination may create glare, reduce visibility
of the night sky, and intrude upon adjacent properties. There is no question that
illumination levels must be adequate to meet safety requirements and should
enhance the visual quality of Sanger's commercial corridors. However, shielded
light fixtures and appropriate illumination levels can accomplish this goal without
causing light to extend to areas where it is not intended.
• Illumination: Lighting should not produce glare across the bounding
property line into a residentially zoned property; and, illumination levels
must not exceed that which is necessary to adequately illuminate an area for
the intended purpose. In addition, all lighting, including security lights,
should be fully shielded with 80% cutoff, and should not allow upward
CITY or SANGER
C'f1wRRT-TANCTVR. T .ANTI T NT7 PT AN
Page 58 n n
Plannino Prinr.inlPc
distribution of light Finally, all lighting not required for security purposes
should be turned off after business hours.
• Light Fixtures: Decorative lighting fixtures are encouraged. The design of
lighting fixtures must be consistent with the character of the project and
should be limited to the height and illumination required for safety
purposes.
uhe dl hat Is born unre r dd,'e and levelare
of g ary
N O The ht peens M urtac aptaWea n un ecglare and
YESFleblensfbbuesprmttleeue7eriw face l'ghr gwtAn
grealryreduced gsre and np up"gn
Unshielded lights prevent
appropdati cul-off of
N O awn rgM yse f ues a eld am 20%h sending
amut 2090 br he agra upnam and a0x nbrzOrQalyae-
excessive light
ating dare
Unshielded Perking Lot Lights
YEStna �eseng duek�aa,.naecurryrgfrsandresmen-
tlal streetlghts can be r hbtlatl aih a f ap Nal pNides
fu'l-cutuff I9"wih wda area coverage
II
'ill 80°Cut-od
t� @
NOUd;acem:Jed apjacrohts provide ertessh'elAs nd eded
tidecn as,f a g a<rdsspmpedy boUntlalEs and pro-
Ntle e>xesstx Bare
renectbre. h,ebw 4ure vonfrol he JgMt intern
YESFlat ense shore and gnt tra paS the mInInk internal
no up'ig" is prmuced.
90° cut-0fi
Shielded Parking Lot Lights
Feature: Signs. In an attempt to attract attention from passing motorists,
merchants tend to desire signs that are larger, taller, and brighter than others in the
area. This often results in "sign pollution", which is a clutter of signs that are
confusing to read and unpleasant to view. Fewer and shorter signs with less intense
illumination can present a sense of order and can improve the view for passing
motorists.
In addition to currently existing City sign regulations, commercial developments
shall provide an integrated sign design for the City's evaluation and approval. The
City's evaluation will include consideration of, but will not be limited to, features
such as sign material, shape, location, total size, size in proportion to signs on
adjacent and nearby properties, and integration with the design and style of the
structures. In addition, multi -tenant signs are encouraged to help reduce the
number of signs within a commercial development.
Pole signs shall be discouraged in the City, with the possible exception of signs
located adjacent to I-35. Because of the increased speeds along these freeway
ruql
CITY OF SANGFR Page 59 VWn n
( IlWRFNFTTCTVF T .ANII TTNF PT AN Plannina Prinninlaa
systems, Pole signs will be appropriate, however only under strict height and
spacing regulations. All other locations may have monument type signs as
freestanding signs or structure attached signs.
Feature: Building Articulation. Building design is an important component of the
appearance of the commercial corridor. It is a major element contributing to
corridor identity and character. Although it is not necessary for all projects along
the length of a corridor to have the same architectural style, the architecture of each
project should accomplish the following:
❑ Help create an identity for the project,
❑ Reflect the character of the community, and
❑ Enhance the image of the corridor.
The architectural appearance of a building is related to its shape, roof design,
window and door treatments, porches, and the number of surface planes created.
For example, flat roofs are unattractive as compared to roofs with slope. The
corridor regulations should encourage articulation in the structures. Square
buildings with straight, box -shaped storefronts should be discouraged.
The following architectural features should be addressed in the corridor design
standards.
❑ Except in primarily pedestrian oriented areas where buildings would be
located close to the sidewalk, two-story structures are prohibited within the
first 100 feet of any lot It is important to maintain the scale and aesthetic
character of the corridor. Multi -story structures set close to the corridor
tend to disrupt the visual effect of the landscaping and other aesthetic
treatments applied throughout the corridor.
❑ All exterior surfaces of structures are limited to brick or stone. Concrete
block and stucco are prohibited. Metal on exterior facing public property is
prohibited. However, allowances may be made to permit the use of wood,
glass, or other material, when that material completes the architectural
theme of the structure. Use of these materials must be specifically approved.
CITY OF SANGER Page 60 F n n?
C..(IwRFT-TFNCTVF T.ANTI ITcF PT AN Plannina PrinninlPs
❑ The structure should include
articulation in the walls and
roof design. Single,
uninterrupted surface -planes
should not be permitted. The
roof of the structure may be a
flat roof construction, but must
provide a variation of the
roofline, which may include a
pitched roof for architectural
relief.
❑ Coordinated awnings, signage,
window treatment, and/or other
similar building components
should be encouraged in order to
establish a coordinated theme and
project identity. Surface relief
produced by changing the material
and color of brick and stone can
add to the appearance and create
variations that may not be as
pronounced as they actually are.
Lack of Articulation: Even extensive treatment of
landscaping, awnings, and otherfrills cannot overcome
a structure that has no variety in its horizontal and
vertical surfaces.
Articulation provides a break i,
the horizontal and the vertice
surfaces of the structure. I
addition the cured entr
treatment adds to the diversit
of the structure.
lccents provided by varying the
tone material mid pattenu add
7 the diversity of the structure.
fecents around the windows
crud on the comers cause the eye
7 perceive articulated sunfaces.
Feature: Building Exterior Construction. The material used for building
construction shall be compatible with native material. Brick, stone, and rock are
required. The use of wood as trim for doors and windows is an appropriate
application of natural materials. High-tech glass buildings, although architecturally
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CITY OF SANGER Page 61 n n 4?
C.OhifPRPUPNTRTVP T.AI TM TNP PT.AN Plnnnina Prinr.inlPs
acceptable in most areas, does not lend itself well to the rural context of Sanger.
Although glass is not prohibited in any manner, its use should enhance and accent
the native materials common to Sanger.
COnnectNl
It is an established fact that the purpose of residential neighborhoods is for dwelling
and recreation. As such, neighborhoods should be pedestrian oriented.
Contemporary designs for residential neighborhoods have emphasized the
circulation of vehicle traffic to, through, and around the neighborhood. Most
residents do not use their vehicle inside the neighborhood. Circulation through the
neighborhood by the residents of the neighborhood is preferred to occur on foot or
by other modes of transportation, such as bicycles, in -line skates, and in some cases
golf -carts. Unfortunately, the development community has emphasized the
construction of streets and minimized the provision of circulation systems for
pedestrians. The well -designed neighborhood should include the appropriate
circulation of both vehicle and pedestrian interests. It is also critical to note that
streets are designed for vehicles not pedestrians. Therefore, the reliance on a
ribbon of concrete adjacent to the street as a pedestrian pathway is the least
desirable manner of providing pedestrian circulation facilities. Each subdivision
should be designed such that a separate pedestrian circulation system and a
vehicular circulation system are provided. The two systems may coincide
occasionally, but the vehicular roadways must not be the sole evidence of
pedestrian circulation.
Pedestrian traffic should not be
♦�
• ?r 3'.P�y s f� " ��
t F �
dependent on vehicular streets;
` �
however it can run adjacent along
;� `���
some street sections
A.;'
%-A, ~ ��� i
iIL r
Vehicular traffic should be conform
r
to thoroughfare classifications;
however roadways must connect
w F
adjacent and future neighborhoods
CITY OF SANGER
CON4PPFNFNCTVF. T .ANTI T TCF PT AN
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Page 62 VWn n (2
Plannino Prinrinit.c
Screening Walls and Buffers
Unfortunately, it is inevitable that conflicting land uses will occasionally be located
next to one another. When this occurs, the appropriate action is to provide a means
to soften the impact of the more intense use. This may be accomplished in two
ways: by constructing screening walls, or by providing a buffer area between the
two incompatible uses. The preferred option would be to have a significant open
space area located between the uses. When that is not possible, the next preferred
option would be to have the combined use of a screening wall and landscaping.
Screening Walls. Walls that are used for the purpose of screening incompatible uses
should be solid. Wooden fences should not be allowed for this purpose because the
properties of a wooden fence cannot offer an adequate barrier to offensive impacts
from adjacent uses, and they have a tendency to deteriorate over a short period of
time. They may eventually lose panels and cease to function as a visual barrier. The
visual unsightliness of deteriorated wooden fences may constitute a more offensive
situation than the unscreened incompatible uses. For these reasons, it is
recommended that screening walls consist of solid masonry material. When
combined with landscaping, this type of buffer provides an adequate barrier from
visual and sound pollution of adjacent incompatible uses.
Screening walls placed adjacent to public roadways should always be combined
with a variety of landscaping material. This will help to avoid a "tunnel effect"
which may occur along a road which is lined on both sides with fencing or screening
walls. Landscaping combined with fencing or screening walls not only improves the
appearance along the roadway, but increases protection from the noise of a high
traffic thoroughfare. In addition to landscaping, construction techniques should be
used that provide for a visual variation in wall pattern and elevation. In addition,
instead of a straight alignment along the property line, a ten -foot screening
easement may be permitted adjacent to the property line to permit a curving in -and -
out alignment within the easement.
Landscape Buffers. Incompatible land uses may also be effectively screened with
the use of landscaping material. There may be occasions where a screening wall,
while limiting access, does not provide adequate characteristics to buffer against
sound or visual effects from adjacent property. This may occur, for example, when
an intense commercial or industrial use is located on an elevation significantly
CITY OF SANGER Page 63 f
C(lWRFNFMgTVP T.ANTI TNP PT AN Plnnnina PrincinlPc
above a less intense residential use. When the elevation at the foot of the screening
wall is at least four feet lower than the base of the commercial or industrial
structure being screened, a wall may not sufficiently screen the commercial or
industrial use. Since it is unreasonable to expect a wall to be constructed that would
be tall enough to accomplish the screening, the use of landscaping is necessary. For
all sites which exhibit this condition, it is recommended that trees, at least three
inches in diameter at planting, be placed along the screening wall at acceptable
intervals. If sufficient land area exists between the incompatible land uses, the
commercial or industrial use may wish to incorporate the use of berms in the
screening and buffering plan.
Focal Points and Entry Statements
Focal points and entry statements are design elements that are used to draw
attention to significant areas of the city. These elements, which are intended to
make a statement about the community, may incorporate a combination of
landscaping, decorative pavers, banners or signage, street furniture, and statuary in
order to create interest in a particular jocation, and establish a community theme
throughout the city.
Focal points are used in locations where unique characteristics are evident such as
Downtown. This area is different from other areas of the city because of the amount
of traffic and visibility. Other areas could also become focal points in order to
emphasis the unique character of these other locations. It may be beneficial to
establish a theme, when similar elements are placed throughout the community.
Focal points could also be established at other city owned facilities by using uniform
signage incorporating the city's logo at each location. Focal points may be simple or
elaborate; the primary importance is placed on setting special areas apart and
establishing a theme for the City.'
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Entry statements, like focal points, are intended to communicate to a resident or
visitor that they have entered a new place. Entry statements, as the name implies,
are special treatments applied where significant amounts of traffic enter the city.
Monument signage, a flag with the City's logo, or landscaping treatment may be used
to maximize these locations and focus a driver's attention. Major points of entry for
the City of Sanger are the roadways from the grade separations along the freeways;
and are indicated on the Future Land Use Plan.
Flags & Decorative Signage
dt
§�
iiii
{ r
Walls & Landscaping
Entry Statement Examples
Both entry statements and focal points should be unique to Sanger, and should
cause those entering the community to recognize that they have entered Sanger,
Texas. Points of entry and focal point statements should be seen as an opportunity
to "put the City's best foot forward."
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criapier 7. Future Land Use Plan
A number of factors must be considered when planning for the future development
of a city. The primary factor is the set of goals and objectives developed by the
citizens and city leaders. These goals and objectives are the foundation on which
the future development of the city should be based. They work together to compose
an image of the type of city that residents want Sanger to be at the point of ultimate
development. The Future Land Use Plan map indicates how all of the land in the
City is planned to be utilized, based on these goals and objectives. The City of
Sanger's goals and objectives are described in the Goals and Objectives chapter of
this document.
Physical elements (including major roadways, railroads, the floodplain and flood -
prone areas) also have an impact upon a city's development. These physical
features serve as barriers to development, and can be either naturally formed or
man-made. A number of physical features affect present and future development in
Sanger, but with careful planning, these potential obstacles may be turned into
opportunities.
There are also several basic planning principles that must be considered when
preparing a Future Land Use Plan. Nodal and corridor commercial development
forms and the neighborhood concept are the basis for land use configurations in the
Sanger Comprehensive Land Use Plan. These concepts are described in detail in the
Planning Principles chapter of this document.
Physical Features
The City of Sanger has physical boundaries located on the south and east. To the
south is the 100 year Clear Creek floodplain and to the east is Lake Ray Roberts. The
railroad tracks Interstate 35 are major barriers within the City of Sanger. These
two modes of transportation, while providing significant opportunities for economic
development and access, also restrict internal movement and tend to bisect and
separate the city into two discernable halves.
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Freeways. I-35 is a man made barrier that impacts the physical growth possibilities
within Sanger. The noise from the freeway and traffic volumes around the I-35
makes the areas in close proximity generally undesirable areas for residential
development. The good transportation access provided by the freeway serve these
same areas as very desirable for commercial, heavy commercial or industrial use. By
locating intense uses in close proximity to transportation venues, heavy truck traffic
may be reduced in lighter commercial areas. In each of these situations, landscaping
and screening should be incorporated to lessen the harsh visual impact of the
industrial uses on adjacent properties, and especially to present an attractive view
for travelers on I-35 traveling through Sanger.
Railroad. The railroad track creates a major obstacle to development, since there
are no roadway grade separations within the corporate limits of the City of Sanger.
With major trains passing through the city several times a day the traffic flow is
disrupted, emergency services are compromised and local residents are
inconvenienced. Since these are at -grade crossing they also pose a safety hazard for
automobiles, commercial, bicycles and pedestrians. Although all of the at -grade
crossings are signalized with flashing lights and some with traffic control arms, the
possibility of accidents is always present Even though the number of railroad
crossing accidents is low, the fatality rate for accident victims involved in a railroad
related accident is usually very high.
Clear Creek Floodplain. The City of Sanger has several creeks that are natural
barriers to development. Areas along the creeks are designated by the Federal
Emergency Management Agency (FEMA) as flood prone land. Where flood prone
land is located in close proximity to freeways and major arterials, the suitability for
residential development decreases. However, opportunities for residential
development may be enhanced by permanent open space adjacent to flood prone
areas. Flood prone areas can then be incorporated into linear parks, public open
space, and other recreation schemes compatible with residential development. The
floodplain area is an appropriate location for linear parks, equestrian trails, and
pathways for pedestrians and bicycles. These can all be done while preserving the
natural beauty and existing trees and vegetation of the floodplain area.
Planning Principles
The planning principles used in the Sanger Comprehensive Land Use planning effort
help determine the urban form of the City. Urban form is generally defined as the
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physical pattern and configuration that cities take as land is developed. The urban
form elements used in the City of Sanger Comprehensive Land Use Plan are detailed
in Chapter 6.
Although development opportunities may arise in the future that are not consistent
with the Future Land Use Plan map, such development would not necessarily be
inconsistent with the Comprehensive Land Use Plan. In these situations, the
development should be required to occur in accordance with the planning principles
and development goals as defined in this Comprehensive Land Use Plan text
document. Therefore, in situations where it appears that the character of
development is consistent with the principles described in the Comprehensive Plan
text, deviations and/or variations from the Future Land Use Plan map may occur.
Sanger's neighborhoods are currently developing and have not yet achieved the
classic neighborhood concept form. As the streets and roadway develop in
conformance with the Master Thoroughfare Plan these neighborhoods should grow
and mature.
Future Land Use
The Future Land Use Plan illustrates the future pattern of land use for the City of
Sanger. This plan was developed through the workshops of the planning process.
Residential Land Use: Although the zoning ordinance may permit a variety of
residential districts, the Comprehensive Land Use Plan addresses three densities:
Rural Residential, Urban Low Density, and Urban High Density. These designations
are not intended to represent zoning categories but reflect a direct relationship
between these categories and zoning districts. Higher densities will be promoted
and appropriate upon site specific application on individual properties. Uses other
than single family will be permitted by specific approval of each project. This
flexibility will permit zero lot -line and higher density development as provided for
in this text at site specific locations and upon approval of a planned unit
development~
The Rural Residential area is generally that area that is planned for the lowest
density in the City, whatever that density may be. Currently it is one unit for every
five acres. However, this plan realizes that development may occur in this area and
provide for lots less than five acres. In that sense, the Rural Residential designation
represents lots that are greater than 1-1/2 acre and possibly greater than five acres.
run,
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The Urban Low -Density Residential areas represent property that will likely be
between 1 acre and 1-1/2 acres. These are generally areas that have already been
developed as subdivisions and are not candidates for future development
The Urban High -Density Residential area represents properties that are candidates
for development normally associated with platted lots within the corporate limits of
a city. This designation does not intend to zone lot sizes for these purposes but is
basically directing higher density growth into this area if it is to occur. It is
important to note that higher density zoning may occur in any of the above
described areas if such development has been approved by the City Council.
However, the principles of design, buffer, and transition will still be applicable for
any development.
Commercial Land Use. Outside of public and quasi -public uses, non-residential
uses in Sanger are generally limited to commercial type uses. The zoning ordinance
provides for office, retail, and commercial type uses. These uses are concentrated
along IH 35 and along Fifth Street and FM 455.
Commercial uses are generally limited to node type commercial that are focused on
specific intersections of principle arterials. The Node Commercial principle
encourages all traffic at these sites to be focused on the arterial. No traffic is
permitted to invade the residential community. It is likely these will be basic service
and retail businesses.
Corridor Commercial uses are generally focused on major and minor arterial
roadways such as I-35 and FM 455. These corridors are typically 250 to 300 feet in
width. Distances greater than 300 feet run the risk of having out -parcels divided off
in the rear removed from visibility and access by the property along the highway.
This does not mean that commercial property that exceeds the 300 foot depth is not
permitted; upon presentation of specific plans developments greater than the 300
foot distance will certainly be appropriate.
Commercial Land Use. Outside of public and quasi -public uses, non-residential
uses in Sanger are generally limited to commercial type uses. The zoning ordinance
provides for clean industrial type uses; however, there is a limited amount of
property particularly suited for industrial, since those are generally located adjacent
to railroads or Interstate Highways
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Industrial Land Use. Industrial land uses are the most intense in nature. This
intensity makes location requirements very important. Industrial uses should be
located near major arterials in order to provide easy access to semi -trailer trucks.
Commercial land use and open space should be used to buffer residential
development from the effects of industrial land use. Regulations regarding
landscaping and performance standards should be imposed, in order, to ensure that
future industrial land uses will be an asset to the City of Sanger. It must be noted
that industrial use planned for Sanger should be what is commonly described as
"clean industrial". This means industrial uses that do not emit discharges into the
air or water. Offensive uses such as rendering plants, food processing plants, and
feed lots are also unacceptable industrial uses.
Industrial uses are planned to be located between I-35 and the railroad, generally
north of FM 455, In addition a small portion of industrial is located and will
continue to be located on the eastern limits of the downtown area. This is dictated
partially in that industrial uses are already in that vicinity. However, the focus on
new industrial uses will be directed to the area located north of FM 455.
CITY OF SANGER Page 71 �n
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Chap ter• & Heritage Preservation
Sanger has a rich heritage that is present
in much of its existing structures.
Although there are significant residential
structures with historic significance, the
focal of the historic emphasis should first
be the commercial downtown. The
historic interests in the City should
determine, with the City government, the
nature and focus of historical efforts
within the city. At a very minimum, the
City should consider establishing basic
regulations that preserve and encourage
the rural heritage of the city. This will
require the historic preservation
ordinance and in addition to zoning
criteria to enforce any such historic
preservation efforts.
Further efforts should be addressed as a
follow-up to this Comprehensive Plan.
Among those efforts include:
➢ Identification and establishment of a historical district.
➢ Adoption of zoning regulations in the historical district.
➢ Historical Preservation Commission to promote preservation of commercial
and residential structures.
➢ Preparation of a Historical Design Guideline for Commercial and Residential
structures.
➢ Preparation and adoption of a Historic Preservation Plan.
Historic or Heritage preservation efforts should include at a minimum the following
elements:
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Heritage Element - Commercial Styles
The structural styles found in the Sanger downtown are generally of three styles, as
defined by the National Trust for Historic Preservation, as defined in The Buildings
of Main Street - A Guide to American Commercial Architecture. Future construction
and reconstruction should be consistent with the design characteristics contained
there in. Most of the structures are comprised of a One -Part Commercial Block,
Enframed Window Wall, or Two -Part Commercial Block style. The scale of future
construction should be consistent with these styles.
The One -Part Commercial Block style is simple box construction that has a
decorative facade and definite urban characteristics. It is a common style that is
prevalent in small towns across Texas.
Most of these structures were
constructed in the late 191h century and
early 20th century. A sizable wall area
often exists between the windows and
the cornice for the purpose of providing
for advertisements and to make the
structure appear to be larger than it
actually is.
ci l o -
Pa'� ConL C r�tmercial
Two one -
Part
9i
In comparison the Enframed Window Wall style was a product of the early 20th
century, with its popularity extending into the 1940's. Although, the units located in
the above photograph all have period awnings, the enframed window structures
often did not have an awning at all. These structures accented the advertising
nature of the contents within the window by framing large expanses of glass with
little or no wall structure between them.
The Two -Part Commercial Block style
was the most common style of
commercial structure that was used for
small and modest -sized structures.
These structures were generally limited
to two to four stories in height. There
are only two story structures located in
Sanger. This style was prevalent within
the time period of 1850 to 1950. The
two parts reflect the different uses of the
CITY OF SANGER
C'oK4PRFT m.gTVP. T .AXTn T Top PT AST
Two -Part
Block
rull
Page 74 n n
TTP.ritAOP. PrPePrvation
structures on the different floors. The first floors were generally retail and service
commercial uses. The upper story was utilized for uses that were more private and
less intense than the first floor. The uses on the second floor could consist of office
space, hotel rooms, meeting rooms, and even residential spaces.
Heritage Elements Scale and Placement
When we consider scale and placement for structures in the Sanger downtown area
it is important that we realize that a reasonable rule of thumb is to maintain the
consistency of the existing structures. Currently, the majority of structures are
single story. All of the two story structures are of a Two -Part Commercial Block
style. Therefore any future structure should be of a similar style. However, even
then, it would be uncharacteristic to construct any two story mid -block. Most of the
Two -Part Commercial Block structures are located on the corners. All future
construction should be of either the One -Part Commercial Block, Enframed Window
Wall, or Two -Part Commercial Block. An illustration pertaining to the relationship
of sizes of structures placed in infill sites is provided as follows.
MOM
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I- min
Heritage Element - Original Structure Design
In order to maintain the Heritage of the Sanger downtown, it is important that the
original style of construction be maintained. As identified earlier, the three basic
styles of One -Part Commercial Block, Enframed Window, and Two -Part Commercial
CITY OF SANGER Page 75 n n
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Block should be applied for any
new construction located within
the designated heritage overlay
area. In addition, any
reconstruction or remodeling
should also encourage the
removal of modern storefront
modifications. Many communities
have had business owners apply
false facades to the original
buildings. This often consists of aluminum siding or construction of mansard type
construction on the original commercial facility. Remodeling and reconstruction
should not encourage the construction of such facades and should encourage the
removal of any existing modernization of the original structure.
Heritage Element; Awnings and Canopies. Awnings and canopies have always
added both a design feature as well as a functional element to the front of
commercial buildings. Whereas the `bubble' style of awnings is functional and
appropriate at some locations, they are not appropriate for the Heritage area.
Awnings and canopies that are historically significant are `rolled' awnings or 'flat'
canopies. Awnings and canopies should
be made of canvas or metal, which are
characteristic of historic commercial
buildings. In addition, the placement of
awnings should relate to each individual
window and not extend continuously
across the face of the building
incorporating all the windows under one
awning.
Heritage Element -
It is apparent that the signs located in the Heritage District should be such that they
do not detract from the historical character of the area. Regulations should be
adopted that reflect the appropriate signage that is permissible within the district.
There are some rule of thumb parameters that should be considered, and may be
incorporated into regulation at a later date.
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C(-)WT?FRFNCTVF T .Aiin T TNF PT AN
Page 76 n n 4?
HP.rltnae.. PTPCPrvntlnn
n
This is a two-part cau-
�" inercial block structure that
{• :, •-,'`�. has the appropriate scale
ID
si•gnage, but notice due lt
awning is rwrlirururcc rather
�. `. than indiridaul /ar each -
ice: t j u'indmr which is pre%erred
One -purl commercial block i 1
- SUvcture with signs propor-
tional to the scale and churac•- II
:ate Ier of the.cn'uc•nar
Avoid clutter and limit the number and size of the signs. Where this has already
occurred, future permits and development of the property will correct over time.
Signage should be integrated into the design of the building where at all possible.
Smaller signs are encouraged that are pedestrian in scale. These are signs that are
not required to be of a size that they can be read from a moving vehicle. These signs
include projecting signs over the walkway, awning signs, and sandwich boards, The
signs should be limited to generally one to business on structures that have multiple
businesses. Prohibited signs include roof -mounted signs, off -premise signs, flashing
light signs, or neon signs. It is preferred that the lighting of signs not be backlit.
Heritage Preservation Plan
Efforts with the City of Sanger have determined that the desire of the City is to
maintain the visual impact of the City's early heritage. Although adherence to
historic preservation principles will be encouraged, the design criteria for the
Heritage area will use historical architectural guidelines to protect the appearance
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of historical areas. The desire is to maintain the character of the early heritage of
the City. This does not mean that historical accuracy will be ignored; rather it
intends to provide flexibility in maintenance and new construction within the
Heritage area.
The approach to preserving the physical history of buildings and places is a very
subjective thing for municipalities. Likewise there are numerous programs and
processes that may be selected to accomplish the desired end. There is no
mandatory rule regarding action or process that a City must observe. Depending on
the individual interest and commitment there are a number of directions in which
Sanger could choose that would provide reasonable attention to the historic needs
of the City. None of these directions or efforts is a prerequisite for the other,
although there is a logical sequence in which some of them occur. In addition, all or
any combination of these efforts may be appropriate for the City to pursue,
depending on the desire and interest of the City:
➢ Identify Historic Preservation needs in the Comprehensive Plan.
➢ Prepare a Historic Preservation Plan for Sanger.
➢ Adopt a Historic Preservation Overlay District and/or Design Guidelines in
the Zoning Ordinance.
➢ Prepare a Historic Preservation Design document.
➢ Support Historic Preservation Commission.
➢ Conduct a Historic Structure Survey (THC).
➢ Acquire certification as Certified Local Government
Heritage Preservation Needs in the Comprehensive Plan
Historically, the Comprehensive Plan has identified actions that need to be
addressed to assure the orderly and appropriate development of land uses for a
community. Preservation of historic structures and places is not always a central
tlleme In many Comprehensive Plans. However, when the goals and objectives of
future development determine that preservation of the historic heritage is a critical
element of the growth of a municipality, it should be addressed in the plan.
It is not necessary that a detailed historic preservation plan be provided in the
Comprehensive Plan. In fact, simply to identify the needs, give basic direction as to
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the City's goals for historic places and locations, and designate a boundary may be
adequate information in a Comprehensive Plan.
Identification of the historic direction of the City in the Comprehensive Plan will
provide authority and justification for further action in that area by the City. Zoning
ordinances are authorized and justified by the state statutes when they are
developed in accordance with a Comprehensive Plan. So, although detail
information is not provided in the Comprehensive Plan, revisions and amendments
to zoning ordinances and future detailed studies may be a logical outgrowth of
identifying the historic needs in the Comprehensive Plan. Therefore, in any future
update of the Comprehensive Plan the topic must be addressed.
Preparation of Heritage Preservation Plan
Typically, once a city has identified the need to document its historic development
needs, a more detailed study will follow as an outgrowth of the Comprehensive Plan. In
particular, the Preservation Plan would identify locations of particular historic interest,
identify and describe individual structures of historic interests, and possibly identify
structures that have historic significance that may not particularly be considered as
being qualified for the state and national historic register.
The Heritage Preservation Plan will identify specific needs and approaches to historic
efforts by the City. Specific plans regarding urban design of the streetscapes will be
provided. Themes for development of particular areas such as the core business area,
adjacent historic homes, and business corridors will be selected and presented. This
process usually involves persons who have particular interests in historic character of
the community and by all means it would include the property owners. This document
would function as the base document for detailed implementation documents, which
may include regulatory documents. In addition, it may me quite detailed regarding
facades, signage, material, and design. The document would certainly identify possible
steps of implementation of the Heritage Preservation Plan and could be adopted by the
Council as a Historical Preservation policy statement
Adopt a Heritage Preservation Overlay District and Design
Guidelines
At any time that the city determines that they have particular historic characteristics
within certain areas of the community they can establish rules and regulations
governing how land is used and developed within those areas. The district regulations
rvql
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contained within the ordinance is totally dependent on the level of attention that the
community wishes to pay to the designated areas. At a minimum, new construction will
be required to promote the period or character of the existing structures. These
regulations will likely require additional review requirements at the time of site plan
approval or rezoning. Uses permitted within the district will be carefully limited to
those uses that will enhance the historic theme of the district Specific regulations
regarding to signage, parking, and building material would also be addressed.
It is important to note that, although architectural control is important, the overlay
district is riot required to have art Architectural Control Board established to review arty
changes made to the structures. Many cities handle this with the Planning and Zoning
Commissior. and Council. The Planning and Zo..ing Commission may Ax I advisory .
bodies selected that can provide technical input by providing an independent
architectural review; However, that is usually arcrompliched by independent sources
knowledgeable in historic preservation techniques.
_Prepare a Heritage Preservation nesian nocament
This document is an implementation tool for individuals responsible for historic
preservation within the community. It is also a necessary document for property
owners wishing to know what is required of new and rehabilitation construction for
structures. This document is more detailed and specific than the Heritage
Preservation Plan, described earlier. The design document outlines specific designs
and treatment for structure and property located within the historic preservation area.
It is not necessary to adopt the Heritage Preservation Design Document as part of the
Heritage Preservation Overlay District It can actually be adopted as a reference
document to the Overlay District and the Heritage Preservation Plan. There are many
communities that do not develop a Design Document but rely totally on the information
provided in the Preservation Plan.
Heritage Preservation Commission
Communities recognize that there are people within the community who are
particularly talented and gifted regarding working with historic structures and sites. It
is often prudent to select a group of these people to serve as a committee to review
proposed changes and applications of new construction and reconstruction within the
designated Heritage area. The commission will use the adopted documents as their
guide in their review of the submitted applications.
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The authority provided to this board may be either advisory or regulatory. In many
cases the commission will act in an advisory capacity to the Planning and Zoning
Commission and the City Council. However, the City may give the commission the level
of authority that it deems required to fulfill the City's Heritage Preservation Goals. It
must be noted that many cities that have active commission who function as regulatory
bodies having authority to deny and approve submitted applications, also have paid
staff members who work as liaison persons with that board. The commission may also
be responsible for reviewing demolition requests as well as reviewing architectural
enhancements and remodels.
Conduct a Historic Structure Survey (THC)
Cities may elect to participate in programs established by the Texas Historic
Commission and/or the National Register of Historic Places. Listing in these registers is
a highly selective process and requires that the property be evaluated by an extensive
process. This is often aided by the Historic Structure Survey that is normally prepared
in the preservations programs funded through and approved by the Texas Historical
Commission. Although, a preservation program on which a municipality has based its
regulatory documents does not require a historic structure survey, those that
participate in the Texas Historic Commission and/or National Register of Historic Places
do.
The survey is an extensive documentation of the structures located within the area. The
documentation generally defines architectural style and construction provides the
construction date, provides historical information, and is accompanied by a photograph.
If the City has chosen to participate in the state and national programs, a historic
preservation plan following the THC guidelines must be prepared, and subsequently a
Historic Structure Survey.
Designation as a Certified Local Government
- An additional historic preservation resource is the designation of local governments as
a "Certified Local Government" That designation permits the local government to
receive technical assistance and grant funding, in small amounts, from the National Park
Service. The designation is achieved by submitting application to the Texas Historical
Commission.
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Grants and Fundin.0 nnnort-unities
There are a number of avenues to search for grants and funding of historic
preservations effort Funds from the Texas Historic Commission may be awarded to
prepare historic preservation plans that meet their requirement These funds can
finance the study as well as the structural surveys needed to meet the historic
preservation requirements. In addition, private concerns may qualify for funding and
tax relief when the property or structures have been identified and registered on the
National Register.
A cit,/s approach to historic preservation is dependent on the desired level of
involvement -that it wishes to expend in area. It is not necessa. y to attain the level
of Certified Local Government or registry on the state and national level to initiate
efforts to preserve the heritage and character of a community. Many communities have
established standards for local historic significance that are implemented by ordinance
and regulations without pursuing the higher critical standard of state and national
registry.
The nature of historic preservation is that the level of involvement of the city may
increase sequentially as the resources, both human and financial, increase. At this point
in time, it is critical that the City establish at least a basic level of involvement That
involvement should, at least, include the establishment of a Heritage Preservation
Ordinance that creates a basis for future efforts. Future historical preservation efforts
can be built upon this basic effort as expertise, personnel, and funds are realized. These
early basic efforts may include the establishment of a citizen's group that provides
technical reviews of historic applications on an as needed basis. Sometime during the
process, it is advisable that a set of guidelines, whether provided in the Heritage
Preservation Plan or Heritage Preservation Design document be prepared to give the
city and the applicant guidelines on which to base historic preservation decisions. The
final determination as to the extent and level of participation in historic preservation
efforts is founded on the desires of the City. However, at such time that extensive
historical preservations efforts are needed, it is critical that personnel familiar with the
historical preservation process be obtained to prepare and administer the programs.
CITY OF SANGER Page 82rvql
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�c i Z. Park riu 6h apn
Areas dedicated for passive and active recreation is a critical part of the community
dynamic. Any effort considering the long range use of land should also include an
analysis of the existing and future park plan goals, which in the case of the City of
Sanger was addressed in the community survey.
This Comprehensive Plan addresses basic elements of the park plan, being more
particularly the type of park, size of parks, and the location of those parks. Actual
design and configuration of future parks should be addressed in a more detailed
Parks Plan to be prepared under separate cover.
There are generally two types of parks: active parks and passive parks.
Active parks contain regulation designed play areas such as ball fields, basketball
courts, swimming pools, and other types of particular sports. These active parks
usually are dedicated primarily to competitive, organized sports or have paid
employees maintaining and administering the activities.
Passive parks consist of simple green areas with minimum or no facilities other
than designated walk paths to parks with ball fields and basketball courts used for
unorganized "pick-up" games. Playgrounds with pavilions and rest benches are
usually a central feature of passive parks. In order to have a well balanced parks
Parks Classification and Standards (National Standards)
Community Park
5 to 8 Acres
25 Acres
Several
1 to 2 mile radius
Neighborhoods
Neighborhood Park
1 to 2 Acres
15 Acres
4,000 to 5,000
1/4 to 1/2 mile radius
people
Mini -Park
0,25 Acre
0.25 to 1
Adjacent
1/4 mile radius
Acres
Neighborhood
Special Use or
Varies
Varies
Varies
Varies
Linear Park
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CnMPRRNRNRTV P T .ANTI T TNR PT AN Park plan
system, both types of parks should be planned and accessible to all the residents of
the community.
Parks are further defined according to service area and size, ranging from
Community Parks which may be greater than 50 Acres, depending on the population
of the City, to Mini -Parks which may be only a fraction of an acre.
An inventory of the City of Sanger confirmed the sentiment expressed in the
community survey. The City is woefully below the standards expected of park
systems. The four developed parks located in Sanger comprise a total of twenty-
three acres of active and passive arks. B national standards several tulles that
area should be provided.
Summary of Sanger Parks - Inventory
"SpeciaM"l
Downtown Purpose 1.5 Ac (0-5 Ac.) Ftag Display 1/4 Mile Radius
Park Gazebo
Playground
Benches
Community
Neighborhood
4.1 Ac (5-25 Ac)
Soccer Fields
1h Mile Radius
Center Park
Municipal
Swimming Pool
Playground
Tennis Court
Beach Volleyball
Horseshoe Pits
Picnic Tables
Community
Building
Carney-
Mini -Park
0.7 5 Ac
Basketball CA.
1A Mile Radius
Patton Park
Play Equipment
Quail Run
Mini -Park
0.75 Ac
Basketball Courts
1/ Mile Radius
Park
Playground
Railroad
Community
16.2 Ac (25-100
Lighted Diamonds
2 Mile Radius
Ave.
Ac.)
Baseball
Park
The Park Plan proposes to locate neighborhood parks throughout the planning area.
Community Center Park, which is actually a neighborhood park but serves as a
community which serves the entire community very well. Eventually, plans should
be considered to relocate these facilities to a community park elsewhere, where
more land area may be dedicated; however its central location serves its purpose.
ruql
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rnmPRFHFNRTVF T.ATM I Tw PT AN Park Alan
Railroad Ave. Baseball Park functions as a community park. Eventually the park
should be expanded to allow for more parking and additional facilities.
As the City is developed, it is critical that land area for neighborhood parks be
dedicated as development occurs. According to that end, the Park Plan has located
neighborhood park facilities throughout the City, as shown on the Park Plan. In
addition, to these neighborhood facilities, linear parks and special use parks should
be provided as appropriate. Flood plain areas are well suited for passive parks. In
addition, all subdivisions should incorporate a pedestrian pathway system that
encourages pedestrian circulation throughout the neighborhood as well as linkages
to the developing park systems.
CITY OF BANGER Page M _ I nun �?
('.OhAPRFWMRTvP T .ANT1 T Top PT AN Park Plan
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6 huY1.ci i U. c 0110111ie Development
Economic Development Strategic Plan Guide
In the 25 to 30 _years that state and local governments have practiced economic
development, economic development theory and principles have become
increasingly sophisticated. Tactics have evolved from early untargeted bidding
competitions to attract any business that might be considering relocation to current
efforts focused on developing and supporting a quality of life that makes a
community attractive to individuals and companies. The preparation and use of a
strategic economic development plan is an important step in assuring that
investments in economic development efforts use precious local resources (dollars
and time) effectively and efficiently. Most importantly, a strategic plan for economic
development will provide communities with a rational, consistent, and defensible
basis for determining which economic development opportunities to pursue and
perhaps equally important which economic opportunities to decline.
A strategic economic plan is designed to identify the community's economic assets
and liabilities, describe its economic goals, delineate a plan for how to get there, and
include a set of evaluative measures for both the planning effort and the resulting
long-term outcomes. Economic plans do not need to be formally adopted, in fact, it is
best to adjust the plan as market and economics changes take place over time.
Strategic economic development plan typically includes four basic steps: Analysis,
Vision (Goals), Action flan and Evaluation. Each strategy is unique, reflecting the
challenges and opportunities facing the City. The analysis should assess the state
of the area economy, the opportunities and threats posed by external trends and
forces and the availability of partners and resources for economic development.
The community's issiori and goals, together with an appraisal of the city's
competitive advantage, should set the strategic direction for the action plan. The
action plan should present priority programs and projects for implementation.
Finally, the strategy should describe the process for evaluation and periodic
update.
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Where Are We Now? An analysis of the city should answer the questions,
"Where are we now?" and "Where are we heading?" The planning process includes
demographic research and preparation of analysis related to the city, such as those
for land use, water/sewer, roads and over all quality of development and the
process developer's go through to accomplish their projects. The analysis should
clearly and succinctly address the following:
• The state of the area economy. The analysis should identify strengths and
weaknesses of the area economy, as well as what and where the growth
sectors and clusters are located. The Partners who will be participating in
economic development efforts should be identified. It is critical that the
important partners in the community including organizations, businesses,
individuals, and other landowners be enlisted in the efforts.
s External trends and forces. The analysis should reveal both the opportunities
and threats to economic development of the area. In addition, a good
understaning of how the city is positioned in the DFW economy.
To fully address the condition of the local economy the community must consider
economic and demographic data as well as subjective impressions. Critical questions
to be answered quantitatively include:
• What industries and local employers are growing? (locally and regionally)
• Who area major employers? (locally and regionally)
• What industries and local employers are in decline?
The University of North Texas Center for Economic Development conducted a survey of
major employers in 2007. The perception of the business climate in Sanger is mixed,
with both the positive and negative aspects revolving around growth and labor. In
rating Sanger's overall business climate, 66 percent of the respondents said it was "fail"
or "poor" while 22 percent rated the climate "good. The most frequently cited negative
issue facing Sanger companies was competition from Denton followed by problems with
labor, both in terms of supply and quality "Competition from Gainesville" was also cited.
Among the most serious "challenges" confronting the firms polled, labor issues and
costs of doing business (which included utility costs, taxes, and rising costs of goods)
were most often, referenced.
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By contrast, when asked about issues that positively impact development plans and
what are the best opportunities facing companies in light of Sanger's business climate,
the overwhelming response was the "growth of the area." For issues that "positively
impact your organization's development plans," "growing local market" topped the list
in frequency of responses. Growth issues regarding population and business accounted
for 53.8 percent of responses in the "three best opportunities currently facing your
firm" section of the survey. It should be noted that while a majority of survey
respondents felt the overall business climate in Sanger was "fair" or "poor," in the
frequency counts of "issues that positively impact" development plans "cooperation
amongst Sanger businesses" and "business friendly local government" scored 'nigh.
A final consideration at this point in the process, is to review prior economic
development efforts, determine the strengths and weakness of previous policies,
and needed adjustments.
Where do we want to be? Starting with an understanding of the current
conditions and future trends provided in the first step, the planning process could
consider a strategic visioning process, perhaps contrasting where the participants
believe the community will be in 5 years with no intervention with the participants
on how they would like Sanger to look in the future. The vision needs to set a clear
direction for the future based upon:
• Desired future. What is our vision for the area in the next ten to twenty
years? What are our goals?
• Potential for excellence. What are the areas in which the region can build
competitive advantage? How can we maximize the region's strengths and
opportunities and mitigate its weaknesses and threats?
A series of sessions or workshops is the most common way to develop a vision
statement. These workshops should begin with a presentation of the analysis, and
should encourage participation by partners and the general public. The steering
committee, with assistance from economic development staff, might:
• Coordinate the visioning process.
• Draft a vision statement that includes goals and competitive advantages
and circulate it widely.
• Present to the governing body for review and approval.
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How Do We Get There? The action plan answers the question "How do we
get there?" and is based on a 5-year time horizon. The action plan describes
activities, and groups them into programs, designed to achieve the desired future
and to turn potential for excellence into reality. The action plan also needs to
present responsibility, resources, time frame, and priorities for implementation.
The strategies and actions should be sensitive to the organizational and fiscal
capacities of the community. Recommended strategies that are beyond current
capacity levels should be accompanied by commitments to build the capacity to
implement and sustain the recommendation.
IM-We entation Plan
Identify the most important activities and propose an implementation plan for
each, in multiple phases if needed. The should show the range of public, private, and
non profit support for the comprehensive economic development strategy. The
proposals should answer the following questions:
• What are the activities and what are their expected benefits?
• When will they be implemented?
• Who will be responsible?
• How much will they cost?
•- What are the sources of funds?
• What is the status of other associated projects?
Guidelines/Considerations for Implementation. Broad community support typically
makes it easier to attract the resources necessary to implement the plan. When in
doubt, it is wise to be inclusive.
• Strategies should be clear and concise. When possible, statements should
describe the long-term outcome of successful implementation.
• Patience is an ally in business attraction efforts. Often times the first
opportunity isn't the best. Use the economic development plan to provide the
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basis for waiting for good opportunities and decline opportunities that
provide less value/impact than expected.
• Patience and inconsistency can be the enemy. Studies suggest that consistent
public behavior that can be anticipated by the private sector is an important
influence on investment. This is especially true in regards to timing of
projects, do not let organization delays and inconsistencies affect timelines.
How Are We Doing?
A strategic economic development plan should not be a static document. The
decades ahead are likely to continue to witness the rapid and dramatic changes in
technology and business practices that have affected Texas' economy in the past
decade. As such it is important that the community continues to monitor progress
against current goals and, as new data becomes available, to review the
appropriateness of the previously established goals and action steps
Evaluation is an ongoing effort to answer the questions "How are we doing?" and
"What can we do better?" The community may want to consider an annual
economic development retreat where the previous year's progress is reviewed and,
if necessary adjustments are made. An annual evaluation of performance is key to
continued community support.
Strrrtep it Plnnning f oah
Each of the following target areas are based on revenue generation, wages,
community compatibility, existing or planned infrastructure and the realistic
prospect of industry attraction. Sanger potential goals are divided between
primary and secondary. Primary are those areas that would be most desirable to
the community and likely to be eligible to receive City incentives.
Retail
Retail sales taxes are a primary revenue source to operate the local government.
Both large and small retail users that meet ordinance requirements are
encouraged to locate in designated retail areas.
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Goal: Create a viable retail community with a variety of businesses that
serve the residents, visitors along I35, and other surrounding communities.
Light Industrial
Due the City of Sanger's proximity to the metroplex and the fact that Sanger has a
major interstate highway in the center of the city, industrial should be one of the
recruitment targets for economic development. These businesses are generally
mid -size to large companies that need little office space and larger manufacturing,
assembly space and warehousing areas. The Sanger community is poised to
accommodate these business opportunities in the industrial areas indicated in the
Comprehensive Plan.
Goal: Create an Industrial Marketing/Recruitment plan to include an
inventory of needed infrastructure and available land parcels.
Tourism
The City of Sanger's rural setting, close proximity to Lake Ray Roberts and location
near the DFW Metroplex makes this a goal. Possible future uses may include eco-
experience resort, farmers market and promotion of the historic aspects of Sanger.
Goal: To create a tourist destination community with multiple attractions
and opportunities to include Lake Ray Roberts and historic Sanger.
Implementation
1. Conceptualize and implement local economic development support
activities that primarily involve City government functions, such as public
services and infrastructure, financial assistance from public sources,
redevelopment and land use, and other regulatory issues.
2. Designate the Development Director as a single point of contact for new
businesses to interface with City government. The ED Director will facilitate
City regulatory review and City assistance; serve as liaison to all City
departments relating to development. The City will offer
streamlined/parallel processing of applications as an option to speed
permitting.
3. If an interested business contacts the Chamber of Commerce first, the
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Economic Development Director will handle the initial "intake" process in
regard to needs from the City.
4. Prepare and maintain a checklist package of materials to assist businesses to
move through its permitting and licensing process. This should also include
a Frequently Asked Questions sheet with answers to common inquiries
regarding City processing along with a flow -chart that illustrates the
process. The City will develop informational materials appropriate for new
businesses that need to purchase land and build facilities as well as for
existing businesses that want to remodel, expand, relocate, put up a sign, etc.
The City will conduct outreach to local real estate brokers and developers to
educate them about the process they or their tenants can expect when
Seeking planning and business licensing approvals.
S. The City will monitor the supply of vacant land and infrastructure
availability for commercial development and initiate planning and or capital
improvement projects to remedy deficiencies. The City will conduct other
monitoring activities as deemed necessary to provide prospective
businesses and local leaders and decision -makers with information in
support of economic development activities.
6. The City will maintain a link on the City website for a building and land
inventory via a database in the Economic Development Department~
Incentives Policv
Businesses expect some form of an incentive. The City Council, City Manager and
Economic Development Director, along with the Sanger Industrial Development
Board and Sanger Development Board will need to work together during the
recruitment process to form a package that benefits the city and the business.
The City tax abatement policy needs to be reviewed every two years in order to
keep up with the changes in the market place. Just a few years ago the standard was
a ten year term with varied or adjusted percentages based on investment levels and
jobs. The standard in 2007 is three to five years with percentages being slightly
higher.
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Incentives are a tool; however, we must always be cognizant that we are the
stewards of the Taxpayers of our community. A Cost Benefit Analysis needs to be
performed for every incentive request that comes to the City.
Incentives that may be considered in full or partial by Mayor and Council
1. Waiver of Planning and Zoning Filing fees
2. Waiver of Engineering Review Fees
3. Waiver of Plan Check and Building Permit Fees
4. Sales tax incentive
S. Chapter 380 agreement
6. 4A/4B Sales Tax - grant/loan
7. Public contribution of off -site improvements limited to driveways,
curb cuts, median installation and landscaping
8. Expedited permitting process after Council approval of the Site Plan,
Building Elevations and Landscaping Plan
9. Marketing and promotional assistance
10. Assistance in obtaining government grants or technical assistance
11. For properties zoned Historic, tax abatement, help with grants and
information on Federal Tax Credits will be provided.
12. Tax Abatement
13. Facade grants for historic restoration
14. Enterprise Project Designation (State)
Summary
The City of Sanger's Comprehensive Plan anticipates substantial interest in the
community over the next several years. The goals outlined attempt to focus on
areas of interest by the citizens, business and Council. The stakeholders in the
Economic Development Plan should communicate their concerns and successes
with the Mayor, City Council and Community on a regular basis.
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Imp cemencuczun
General
A critical component of the planning process is the implementation, or execution, of
the plans that have been developed. An implementation strategy will have the effect
of turning this Plan from a study document into a tool that will help Sanger achieve
the land use Goals and Objectives. If implementation measures are not included in
the Comprehensive Planning process, these goals may never be realized.
A number of methods may be used to implement the Comprehensive Land Use Plan.
The City may wish to use some or all of the following measures:
• Ordinance Application;
• Official Map Maintenance;
• Checklists, Forms, and Applications Revision; and
• The Planning Program
The Comprehensive Land Use Plan is usually implemented by utilizing a
combination of the above methods. One method may adequately implement one
portion of the Plan, or a number of methods may be required. The following text
addresses the different implementation methods and provides a description of how
they are recommended to be used in the implementation of the Sanger
Comprehensive Land Use Plan.
Application of the Plan
What do the Goals for the City of Sanger say?
The Comprehensive Land Use Plan provides guidance for future development in
three primary ways. First, all planning and zoning decisions should be made with
regard to the Goals developed during the planning process. If a proposed
development would be in accordance with the Goals, it should be seriously
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considered for approval. If the proposed development is in conflict with the Goals, it
should be revised in order to reflect the stated land use desires of the citizens.
How should Planning Principles be applied to this situation?
Second, the Comprehensive Land Use Plan has provided a description of applicable
planning principles for Sanger. They include the neighborhood concept, neo-
traditional development, nodal and corridor commercial development forms, the
establishment of edges, and the use of transitional land uses, buffering, and
screening techniques. These planning principles should be considered by city
officials when making decisions affecting development in the city. The
neighborhood concept and commercial development forms should be employed
when determining the placement of land uses and infrastructure in future
developments. Edges, transitional uses, buffering, and screening techniques will be
beneficial when considering the compatibility of adjacent land uses and their effects
on one another.
What does the Future Land Use Map recommend for this area?
Finally, planning and zoning decisions should be made in agreement with the Future
Land Use Map. This map is provided in the Future Land Use Plan chapter of this
document The Future Land Use Map provides a general picture of how land uses
may be arranged to reflect the growth goals of the City. It is important to note that
this map does not serve the same purpose as the City's zoning map. The Future
Land Use Map is not law. It does not dictate exact boundaries of land uses.
Therefore, it should be considered to be somewhat flexible. Changes other than
those literally shown on the map can be made with the assurance that they are not
in conflict with the Comprehensive Land Use Plan if they are in agreement with the
goals and the planning principles provided in this text document.
Adopted Policies
Adopted policies are often credited with a great amount of authority. The staff and
officials of many cities consider adopted policies as only one step short of law.
Generally, official policies provide the city staff, the Planning and Zoning
Commission, and the City Council with specific guidelines regarding development
issues. The purpose of the goals in the Comprehensive Plan is to give the city staff
and elected officials direction so that official policies may be developed. The
following policies are examples of those that may be adopted by the City regarding
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development issues. While this is not an exhaustive accounting of all possible
development policies, it is recommended that the following policies be adopted in
order to provide guidelines to assist the staff and appointed and elected officials in
following through with the adopted goals of the City.
Recommended Policies:
• Conformance with the Plan: The City should establish a policy
requiring new development and redevelopment to conform to the
Comprehensive Land Use Plan. All zoning and platting requests are
measured for compatibility with the Plan. Staff reports written on
platting and zoning issues should include commentary on the
conformance with the request to the Plan, and non-conformance with
the Plan may be sufficient grounds for denial or a negative
recommendation of the request.
• Maintenance of the Plan: The effectiveness of the Plan should continue
to be monitored annually. Monitoring allows the City to measure
progress of plan implementation. It also serves as an indication of
changing conditions and trends that may suggest the need for revisions
to the Plan. Items to be addressed in the annual staff review should
include conformance with current development trends, number of
zoning requests granted that did not conform to the Plan, and
recommendations of the Plan that are being implemented or have been
implemented. The result of the report will be to recommend that the
Plan be maintained in either its current condition for another year or
that it be revised to comply with current development goals being
observed by the City.
• Cooperation with other governmental entities: The City should
continue to maintain an open channel between governmental entities,
advising them of Sanger's plans, and should remain cognizant of their
plans. If conflicts arise between Sanger and another agency, the city staff
should communicate these conflicts to the city leaders and work toward
minimum negative impact on all participants affected.
• Update Applications and Procedures: The city staff should refine and
update applications, checklists, and procedures to insure that
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development controls are adequate to retain long term property values
and quality of life.
• Code Compliance: The City should enforce current ordinances and
regulations and adopt new ordinances and regulations that will better
assist in controlling signage, refuse, nuisance, animal control, clean up
and removal of junk, elimination of dilapidated and unsafe buildings, and
other code enforcement issues.
• City Initiated Re -zoning: The City may choose to review existing
zoning. if deemed appropriate, the City may initiate rezoning of areas
that do not conform to the general guidelines for development or reflect
the proposed 'land use., according to the updated Future Land Use Plan
Map.
• Compliance with Thoroughfare Plan: The City should also be in the
practice of considering the Thoroughfare Plan when making land use
decisions that may be affected by traffic. The City should periodically
review the Thoroughfare Plan to evaluate its consistency with current
growth philosophies.
• Annual Review of Comprehensive Plan: In June of each year the
Planning and Zoning Commission should conduct a review of all P & Z
actions as they relate to the Comprehensive Plan and note special areas
that may need additional study and report findings to City Council. The
timing of this review is intended to feed into the City Council budget
process by submitting the "special areas for additional study" for
budgetary considerations.
• Develop and Adopt a Planning Program: Establishment of a sound
Pianning Program is the most effective method to implement a
Comprehensive Plan. The Planning Program should continue to be
updated as needed to implement the Comprehensive Land Use Plan, and
ensure that development occurs in a coordinated manner. This would
include the appointment of a citizen planning committee and a complete
review of the Comprehensive Plan every three years.
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Ordinance Application
Ordinances are recognized as municipal law and are binding as such. Two
documents that are adopted in ordinance form and should be continually
maintained are the Zoning Ordinance and the Subdivision Regulations Ordinance.
These serve as the primary implementation tools for the Comprehensive Land Use
Plan.
Zoning Ordinance:
The basic purpose of the Zoning Ordinance is to carry out the land use policies and
recommendations that are contained in the Comprehensive Land Use Plan.
Specifically, the Zoning Ordinance classifies and regulates the use of land, buildings,
and structures within the City. The ordinance is divided into two elements that are
dependent upon one another: the zoning text and the zoning map. The zoning text
tells how the land may be used. The zoning map indicates where it may be used in
the manner described in the zoning text.
Subdivision Regulations:
Subdivisions may be required to comply with the general layout of streets,
placement of corridors and arterials, and the general urban form principles as
provided in the Comprehensive Land Use Plan. Each plat should be reviewed by the
planning staff and addressed by the Planning and Zoning Commission and City
Council regarding this compliance. Noncompliance with the Plan may constitute a
position contrary to the public health, welfare, and general safety of the residents of
the community. Language in the Subdivision Regulations should be reviewed to
Confirm that compliance with
ish 'the Comprehensive
urpreLensive Land
'Use Plan is required.
Tin
addition, the Subdivision Regulations should be updated to include recent changes
in state law, ..'hid, have occurred.
Official Map Maintenance
The Future Land Use Map and Zoning Map are the primary maps associated with the
implementation of Comprehensive Planning efforts for Sanger. The Future Land Use
Map provides the desired general location of all land uses in Sanger. The locations
of land uses on this map are influenced by the Thoroughfare Plan, which facilitates
access and traffic circulation throughout the planning area. The Thoroughfare Plan
is described in the Thoroughfares chapter of this document. It is important to note
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that since the Future Land Use Map indicates land use in a general manner, it will
not necessarily show specific information on specific properties. Nevertheless, as
development occurs in Sanger, the Future Land Use Map will provide guidance
regarding land use principles and expected development trends.
All property in the City of Sanger is zoned. The Official Zoning Map represents the
legal zoning classifications of all property within the City, and is enforceable as
provided by state statute. Following adoption of the Comprehensive Land Use Plan,
city staff and planning consultant will be comparing the Zoning Map with the Future
Land Use Map, in order to identify areas that are in conflict on the maps. One
method of resolving differences between the maps is by the city initiating the
rezoning of property. As long as the appropriate procedures of due process are
observed, city -initiated rezoning may be used to bring property into compliance
with the Comprehensive Land Use Plan. Criteria should be established to determine
the appropriateness of rezoning specific property, and a public information
campaign may be necessary if a large number of properties are proposed for
rezoning. The conflict between the zoning of properties and their future land use
designation may also be resolved over an extended time period by applying the
Future Land Use Map to future zoning requests as they are requested.
Checklist, Form, and Application Revision
Checklists, forms, and applications are the basic "hands on" tools that assist the
zoning official in determining compliance with adopted City plans and policies. The
City's checklists, forms, and applications that relate to land use development should
contain language that requires compliance with the Comprehensive Land Use Plan.
Capital Improvements Program (CIP)
One of the most familiar programs that cities use to implement long range plans is
the Capital Improvements Program. The Capital Improvements Program consists of
a listing of planned physical improvements that are to be undertaken during a
specific period of time, usually five years. Staff time and financial resources are
allocated to the elements of the program, in order to ensure that the projects are
appropriately budgeted.
CITY OF SANGFR Page 100 run,
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o1")INANCE NO. 1-46-07
TEXO DINANCE OF THE CITY OF
LADING THE CO SANGER,
ZONING ORDINANCE MPREHENSIVE
SANGER, AS HERETOFOOF THE CITY OF
GRANTING A SPEC RE AMENDED, By
ORGANIC FERTILIZER PA SE PERMIT FOR AN
ON A TRACT LAND qVAGING FACILITY
PARTICULARLY DESCRIBED98 ACRES MORE
ATTACHED HERETO AND AS EXHIBIT ,A„
HEREOF; PROVIDING SPECIAL APART
PROVIDINGNDITIONS;
ING A SA REPEALING CLAUSE; PROVID_
RABILITY CLAUSE;
FOR A PENALTy OF PROVIDING
OF TWO SU
FINE NOT TO EXCEED THE
FOR EACH OFFENSE
DOLLARS
LASE, AND PROVIDING DATE, AN EF-
DULY PASSED by the City Council of the City of
Sanger, Texas, on the 19
day of November 2007.
APPROVED
JOE HIGGS
MAYOR ROSALIE CHAVEZ
CITY SECRETARY
L
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�_ II
� II
November 2007 II
A (omprehensiue Plan Shall Not (onstitute loning I
Regulations or Establish loving District Boundaries
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Future Land Use Legend
0 Rural Residential
M 153 � Urban Low Density Residential
� Moderate Density Residential (Includes Manufactured Housing)
� High Density Residential
� Commercial (Includes Retail, Service, and Office Commercial)
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INTRODUCTION
Sanger is a home rule city located in Denton County. It is strategically located
along Interstate 35 and adjacent to Ray Roberts Lake and just north of the City
of Denton. It’s location places it directly in the growth corridor of north central
Texas. It is a community of approximately 6,700 as of January 2007, as
estimated by the North Central Texas Council of Governments. For many years
Sanger hovered around a little more than one thousand persons. However,
recent dynamics of growth in north central Texas has promised that Sanger also
will experience an increased growth.
In 1886 the town of Sanger was founded. It soon became an important stop on
the Santa Fe Railroad as a cattle town. Cattle from the ranches in north Texas
were driven up the old cattle trails to the railhead. Along with the cattle industry,
agriculture, primary in the form of wheat-growing also supported the region.
History accounts for the name of the community as coming from the prominent
Sanger family who operated retail stores in Waco and Dallas and was a valued
customer of the Santa Fe Railroad. The town was laid out like many western
town along the axis of the railroad. The original townsite was located on land
owned by Mrs. Elizabeth Huling.
In 1919 the road between Sanger and Dallas was constructed, which provided
critical access to the regional markets activity on the railroad was declining.
The roads were used to move agricultural products such as wheat, oats,
maize, millet, and cotton. Population of the town was generally small until
1980 when it experienced an increase to 2,574, which as a 60% increase. No
doubt this increase in population was influenced by the close proximity to
Denton and Lake Ray Roberts. The City is currently a ‘home rule’ city
LEGISLATIVE AUTHORITY
The Texas Local Government Code (TxLGC) authorizes the adoption of a
comprehensive plan in Chapter 213 “for the purpose of promoting the sound
development of municipalities and promoting public health, safety and
welfare,” and that “zoning regulations must be adopted in accordance with a
comprehensive plan”. The state statues give further guidance by specifying
that land use decisions be designed to (1) lessen congestion in the streets;
(2) secure safety from fire, panic and other dangers; (3) promote health and
the general welfare; (4) provide adequate light and air; (5) prevent the
overcrowding of land; (6) avoid undue concentration of population; and, (7)
facilitate the adequate provision of transportation, water , sewers, schools,
parks and other public requirements.
DEMOGRAPHICS
The 2007 population estimate by the North Central Texas Council of
Governments (NCTCOG) for Sanger is 6,700 persons. The City’s population
remained steady, between 1,119 and 1,190 for forty years from year 1930 to
1960. At that time it began a steady increase, likely due to the increased
mobility provided by Interstate 35 and the creation of Ray Roberts Lake. The
entire region experienced this healthy growth. However, from 1990 to the
present date the average annual growth has been a very steady and healthy
3.9% .
This growth translates into approximately 1,115 housing units over the
seventeen year period. Applying the average annual growth rate of 3.9% for
the next twenty-three years, or to year 2020 that housing increase should
represent an additional 2,650 housing units or a population of approximately
10,974 persons. Population forecasts prepared by the Texas Water
Development Board provide an even more aggressive growth rate, indicating
populations of approximately 15,000 in year 2020 and 24,000 in year 2050.
If the average annual growth rate of 3.9% were to extend to year 2030 the
population forecast for Sanger would be approximately 16,042 persons,
which is consistent with the aggressive growth projected by the Texas Water
Development Board.
COMPREHENSIVECOMPREHENSIVECOMPREHENSIVE
LAND USE PLANLAND USE PLANLAND USE PLAN
ANDANDAND
THOROUGHFARE PLANTHOROUGHFARE PLANTHOROUGHFARE PLAN
112
MMMMMMPPPPPPRRRRRRGGGGGG iiiiiinnnnnncccccc......
November2007
IMPLEMENTATION
A critical component of the planning process is the implementation, or execution,
of the plans that have been developed. If implementation measures are not
included in the Comprehensive Planning process, these goals may never be
realized.
A number of methods may be used to implement the Comprehensive Land Use
Plan. The City may wish to use some or all of the following measures:
Ordinance Application;
Official Map Maintenance;
Checklists, Forms, and Applications Revision; and
The Planning Program
The Comprehensive Land Use Plan is usually implemented by utilizing a
combination of the above methods. One method may adequately implement one
portion of the Plan, or a number of methods may be required. The following text
addresses the different implementation methods and provides a description of
how they are recommended to be used in the implementation of the
Comprehensive Land Use Plan.
Application of the Plan
How should Planning Principles be applied to this situation?
The Comprehensive Land Use Plan has provided a description of applicable
planning principles for Sanger, which are provided in the Urban Design
chapter of this document. They include the neighborhood concept, nodal and
corridor commercial development forms, the establishment of edges, and the
use of transitional land uses, buffering, and screening techniques. These
planning principles should be considered by city officials when making
decisions affecting development in the city. The neighborhood concept and
commercial development forms should be employed when determining the
placement of land uses and infrastructure in future developments. Edges,
transitional uses, buffering, and screening techniques will be beneficial when
considering the compatibility of adjacent land uses and their effects on one
another.
What does the Future Land Use Map recommend for this area?
Planning and zoning decisions should be made in agreement with the Future
Land Use Map. This map provides a general picture of how land uses may be
arranged to reflect the growth goals and objectives of the City. It is important
to note that this map does not serve the same purpose as the City’s zoning
map. The Future Land Use Map is not law. It does not dictate exact
boundaries of land uses. Therefore, it should be considered to be somewhat
flexible. Changes other than those literally shown on the map can be made
with the assurance that they are not in conflict with the Comprehensive Land
Use Plan if they are in agreement with the goals and objectives and the
planning principles provided in this text document.
retail growth, with the strongest support, all over 90%, being for Office and
Corporate building, Retail Development, Downtown Development, Grocery
Stores, “Sit-down” Restaurants, Indoor Entertainment, and Medical
Facilities.
Approximately 65% of the respondents expressed a general dissatisfaction
in the amount of retail opportunities currently existing. However, a great
majority of those responding, 87%, confirmed they were satisfied with the
appearance of new homes in the community.
Regarding City services, the respondents were very pleased with the
services provided by the police and fire departments and were least pleased
with services afforded the senior citizens.
Approximately 63% of the respondents expressed a need to add more
sidewalks and pedestrian paths which are currently deficient in the city.
Respondents also expressed interest having new developments provide
additional park land or funds for future parks. They also expressed a desire
to improve code enforcement of current regulations and to establish more
site development standards for commercial development.
Approximately 88% of those responding supported preservation of the
historic character of the downtown area.
A more detailed accounting of the survey results is available at the City offices
and has also been posted on-line on the City’s webpage.
CITIZEN’S SURVEY
During the course of development of the Comprehensive Land Use Plan, a
community survey was conducted to determine the public’s position relative to
critical growth related issues. These positions assisted the planning team in
developing the Comprehensive Land Use Plan. A total of 471 persons
completed the survey, which was available on the Internet. Of those who
responded the following information was obtained.
Approximately 90% of those responding lived in the City of Sanger, with
44% living east of I-35 and south of FM 455.
The increase in population was reflected by the respondents, with 25%
being new residents of one to five years. Another 25% had lived in Sanger
for over 25 years.
The majority of the respondents were homeowners, with 92% of those
responding indicating they owned their home.
Approximately 40% of those responding were employed within the
corporate limits of Sanger with 25% working in the City of Denton.
The top three issues relative to growth and quality of life were listed as
being Planning For Growth, Traffic and Circulation Needs, and Street &
Road Maintenance .
Items that were rated high on the list of quality of life issues included
Variety of Housing and Costs, Employment Opportunities, Active and
Passive Parks, Sidewalks and Walking Paths, and Enhancement of
Downtown. All of these issues were rated as being important by over 80%
of those responding.
Respondents were supportive of “mixed use” development by only plurality
of 49% with 10% of the respondents voicing no opinion on the subject,
which concludes that any “mixed use” type development must be closely
monitored regarding quality and value.
Those persons responding felt that their neighborhood was a good place to
raise families but were disappointed in the parks and recreation facilities
provided, with approximately 47% of those responding indicating parks and
recreation facilities were poor.
Generally, the respondents greatly supported most forms of corporate and
2
LAND USE PRINCIPLES
A number of factors must be considered when planning for the future
development of a city. The primary factor is a clear image of the type of city that
the residents of Sanger want at the point of ultimate development. The Future
Land Use Plan Map shows how the City plans to use land in the future. This
Plan is based upon input from the Planning and Zoning Commission and the City
Council during this planning process, with input from citizens during the
development process.
Physical elements, including major roadways, railroads, the floodplain, and flood-
prone areas, also have an impact upon a city’s development. These physical
features can be either naturally formed or man-made, and can serve as barriers to
growth.
11
exterior covers have been added through the years. Generally, it is
recommended that aluminum and wood exterior coverings eventually be
removed. Future construction should mirror the construction style of the original
structures.
The historic interests in the City should determine, with the City government, the
nature and focus of historical efforts within the city. At a very minimum, the City
should consider establishing basic regulations that preserve and encourage the
rural heritage of the city. This will require that a historic preservation ordinance
be established, zoning criteria to enforce any such historic preservation efforts,
and design guidelines established for future alterations and construction of
structures located within any established historic designated area.
When we consider scale and placement for structures in the Sanger downtown
area it is important that we realize that a reasonable rule of thumb is to maintain
the consistency of the existing structures. Currently, the majority of structures
are a mix of single story and two story. All of the two story structures are of a
Two-Part Commercial Block style. Therefore any future structure should be of a
similar style. However, even then, it would be uncharacteristic to construct any
two story mid-block. Most of the Two-Part Commercial Block structures are
located on the corners. Scale of structure in relation of adjoining structures is
critical in the aesthetic character of the downtown streetscape. Structures
exceeding the height of the existing two-story buildings should be discouraged.
An illustration pertaining to the relationship of sizes of structures placed in infill
sites is provided as follows.
A number of design elements should be accounted for to assure the heritage of
Sanger be preserved in the downtown area. Features such as signs, awnings,
store fronts, and street furniture and streetscape, should encourage the
character of the downtown area.
Signage:Signs should avoid clutter and be limited according to size and number
of signs. Sandwich signs for menu boards and hanging signs from eves and
awnings should be uniform and not obstructive. Signs along the walkway should
be pedestrian oriented.
Parking:Head-in parking along the street should be encouraged. This does not
prohibit additional parking in the rear of the structures or lots that are within
walking distance of the downtown area. Even the location of parking spaces
should encourage pedestrian activity.
Awnings and Canopies:Awnings and canopies have always added both a
design feature as well as a functional element to the front of commercial
buildings. Whereas the ‘bubble’ style of awnings is functional and appropriate
at some locations, they are not appropriate for the Heritage area. Awnings and
canopies that are historically significant are ‘rolled’ awnings or ‘flat’ canopies.
Awnings and canopies should be made of canvas or metal, which are
characteristic of historic commercial buildings. In addition, the placement of
awnings should relate to each individual window and not extend continuously
across the face of the building incorporating all the windows under one awning
In order to provide for the regulatory tools necessary to preserve any historic
area, a number of tools must be developed. The City of Sanger is in the
process of developing these even as the Comprehensive Plan is being
prepared. These tools include the following:
Identification and establishment of a historical district.
Adoption of zoning regulations in the historical district.
Formation of a Historical Preservation Committee for commercial
and residential structures.
Preparation of a Historical Design Guideline for Commercial and
Residential structures.
Preparation and adoption of a Historic Preservation Ordinance.
ECONOMIC DEVELOPMENT
Economic Development’s services are designed to attract, retain, generate,
and facilitate expansion of high quality business and industry resulting in a
stable, diverse local economy and an improved standard of living for the
citizens of The City of Sanger.
Economic Development assists existing businesses in the City in expansion,
relocation, and retention issues, and recruits new businesses to the City from
foreign and domestic markets that may be interested in expansion. The
Department also works to designate additional areas of the Comprehensive
Plan for development and to recruit industries and retail to the City of Sanger.
As Sanger develops according to the physical plan of the Comprehensive
Plan, it will need a well organized economic plan to facilitate that growth.
Efforts to coordinate the physical and economic growth are evident in the
recent economic development actions, which include the development of a
Mission Statement and goals.
Mission:
To enhance the quality of life in Sanger by promoting and assisting the
development of meaningful and rewarding employment opportunities and
greater access to desirable goods and services.
Slogan:
Preserving the Past, Promoting the Future
Goals:
Each of the target areas are based on revenue generation, wages, community
compatibility, existing or planned infrastructure and the realistic prospect of
industry attraction.
Retail:Create a viable retail community with a variety of businesses that
serve the residents, visitors along I-35, and other surrounding communities.
Light Industrial:Create an Industrial Marketing / Recruitment plan to
include an inventory of needed infrastructure and available land parcels.
Tourism:To create a tourist destination community with multiple
attractions and opportunities to include Lake Ray Roberts and historic Sanger
Urban Design Elements
The term "urban design" refers to the planning of development in a
comprehensive manner in order to achieve a unified, functional, efficient, and
aesthetically pleasing physical setting. Urban design consists of a number of
elements that are accepted by planning professionals as desirable and
necessary for the orderly growth and development of an area. They enable
planners to effectively create the desired form of the town. The urban design
elements that have been applied in the City of Sanger’s Comprehensive Land
Use Plan are described in the following pages of this brochure. The urban
design elements are applicable to future development, and should also be
applied to existing development whenever possible.
It is important to note that the residential concepts provided herein are usually
applied to developments that have much higher densities than is projected in the
goals of Sanger. However, this does not alter the application of the these
principles. The intent of this plan is to assist the City maintain and encourage
residential and nonresidential development that continues to provide high value
and excellent quality for the residents of the City.
Neighborhood Concept
The neighborhood concept is one of the oldest and most widely used and
accepted practices in urban land use planning. This concept helps to create
quality spaces in which people may live.
The concept places primary emphasis on creating neighborhoods that are
buffered from the impacts of elements from outside the neighborhood system.
By using a transition of land use intensity, the most sensitive element of a
neighborhood, residential use, is protected from the effects of intense
commercial use.
The neighborhood concept recognizes that the foundation of a neighborhood is
its streets. Streets serve two primary purposes in neighborhood systems: to
facilitate the movement of people and goods, and to serve as physical
boundaries between adjacent land uses or neighborhoods. Streets should be
designed and located so as to accomplish their purpose of efficient traffic
service, while discouraging through traffic in neighborhoods. Curvilinear street
patterns are encouraged. In addition, a high priority is placed on connectivity of
subdivisions to insure appropriate traffic circulation. This concept of connectivity
also includes pedestrian traffic.
Rural Neighborhood Concept
The Rural Neighborhood Concept,as illustrated in Rural Application of the
Neighborhood Concept,functions to maintain the character of some areas
located in the ETJ. This concept is a variation of the Neighborhood Concept as
applied to urban areas. Its primary emphasis is placed on large-lot residential
areas (lots 1-1/2 acres or greater) and locating urban land uses in a manner
that protects sensitive, residential areas from the effects of urban
development. Limited neighborhood commercial services within rural,
residential areas are located only at the intersection of major arterials. All
other urbanized development is located in districts, separate zones along
arterial roads that will not threaten the nature of rural neighborhoods.
Additionally, rural design features differ from those in urban areas by ensuring
that development maintains the rural, natural character of the County. For
instance, drainage channels should be natural as opposed to lined with
concrete, and buffers should consist primarily of open space and natural
vegetation as opposed to walls or other hardscape materials.
New Urbanism or Neo-Traditional Development
In the last few years an emphasis has been placed on land development that
increased the density of uses in order to conserve on utilities and natural
resources. This emphasis has been called “smart growth”. Its objective is to
provide quality living, recreation,shopping, and work spaces that are located
in close proximity to each other.
Smart growth includes the planning concepts of New Urbanism, or Neo-
traditional, development. The primary characteristics of the New Urbanism/
Neo-Traditional concept as summarized by the Congress of New Urbanism
(NewUrbanism.com) are:
Connectivity
Mixed Use
Mixed Housing
Quality Architecture and Urban Design
Smart Transportation
Sustainability
310
element of the economic vitality of the nation. It has been unofficially
designated as the NAFTA highway because of it’s obvious connection of
both the northern and southern US borders.
Principal 4-Lane Undivided Thoroughfare:The purpose of this
thoroughfare is to carry vehicular traffic through the City as quickly and
efficiently as possible. It serves as a regional thoroughfare and as a result
these roadways are often members of the state or federal highway system.
Its width varies but will likely require between 100 and 120 feet of right-of-
way. The impact of the volume on these roadways is often subject to
dynamics that occur outside the community’s borders; however, the local
impact can be significant on property adjacent to the roadway if sufficient
rights-of-way are not adequate to carry the traffic.
Thoroughfares within the City of Sanger with this classification include the
proposed extension of Belz Road from I-35 to McReynolds Road. This
roadway will serve potentially as an outer loop to serve new development
and alleviate future traffic volumes. An additional P4U roadway is planned
for East Chapman Road from the railroad to Union Hill Road, at which point
it is reduced to a M4U roadway and continues to the lake as FM 1190.
Principle 3-Lane Undivided Thoroughfare:Characteristic of communities
that have experienced rapid growth, the volume of traffic produced by that
growth have outgrown the lanes of traffic and the rights-of-way provided.
Usually the older and original parts of the community are the ones
experiencing this issue. Rights-of-way may easily be extended in areas that
are undeveloped. But, older developed portions of the community do not
have room to expand due to existing development. Expansion of these
rights-of-way require property to be purchase and often older established
residences and businesses being relocated. As a rule, this should be
avoided. Solutions to this issue often include designating ‘one way couplets’
that provide for expanded directional lanes without altering the right-of-way
width.
In the case of FM455, providing ‘one way couplets’ is not feasible. First of
all there is not another east/west roadway that may work in tandem with the
roadway. Secondly, the intersection of I-35 is the critical element of the
roadway and the source of the problem. Even if there were another roadway
to serve as a couplet, there is only width under the Interstate for limited
lanes. A three lane roadway is viable at this location to enable through
traffic without impeding access to the businesses on either side of the
roadway. In the event the intersection at I-35 were to be redesigned to
permit multiple traffic lanes as well as turn lanes and in the event that
property were to be acquired on either side of FM 455, expansion to four-
lanes with turn lanes may be considered. But, for the time being, a three-
lane thoroughfare is planned to address traffic volume at this site.
Similar to the issue of adequate right-of-way experienced on FM 455, Fifth
Street offers the same problems in the north/south direction. Fifth Street
does not carry the same volume of traffic experienced by FM 455, however,
the Thoroughfare Plan sees Fifth Street being used as an inner loop
through the older part of the City. The configuration of the roadway will
move traffic from I-35 on the southern limits of the City to a point north of the
FM 455 intersection with I-35. This inner loop is an important element of the
circulation plan for the thoroughfare.
Minor 4-Lane Undivided Thoroughfare:These roadways serve to move
large volumes of traffic from neighborhood to neighborhood; they may or
may not traverse the entire city. The right-of-way for these roadways may
be between 70 to 90 feet in width. There are a number of these roadways
provided in the Thoroughfare Plan: McReynolds, Sam Bass Rd., Lois Rd.,
FM 2164, and FM 455 outside of the urban area near I-35. Commercial
activity may occur at the intersections of these roads with other arterial
roadways, but will not normally have significant commercial development occurring
along the right-of-way.
Collector 2-Lane Thoroughfare:This is the smallest roadway in the thoroughfare
system. Its purpose in Sanger is to function as a less intense minor arterial and
move volumes of traffic from neighborhood to neighborhood. However, its primary
purpose is to relieve the traffic from local roads and feed the arterials. The rights-
of-way of these streets may be between 60-80 feet in width. The additional width
permits wider shoulders that may be used for parking or additional lanes if needed.
The major collector roadways are shown on the Thoroughfare Map. However,
collectors may be required within the neighborhood to collect and funnel internal
vehicular traffic to arterial roadways. Therefore, a collector roadway is more a
product of function than location on the thoroughfare map. In addition,
Commercial roadways that are planned to carry significant truck and commercial
traffic may also be designated as being collectors, depending on the nature of each
individual development.
Local Street:Local streets provide access to residential property and feed the
collector street system. Local roads typically carry volumes of less than 1,000
vehicles per day. They are no more than two lanes and should be designed to
discourage any kind of through-traffic, either through a curvilinear arrangement, the
incorporation of loops and cul-de-sacs, or both.
HERITAGE PRESERVATION
Sanger has a rich heritage that is present in much of its existing structures.
Although there are residential structures with historic significance, the focal of the
historic emphasis should first be the commercial downtown. Sanger is particularly
unique in that it has a central square area but is not a county seat town. The
square is an important feature that provides identity and development opportunity
as a focal point for the community. It is critical that as many city government
activities be located adjacent to the square as possible, primarily for the purpose of
bringing residents into the downtown area on a regular basis.
The style of the structures in the Downtown area are a mixture of one-part and two
part commercial structures. The original structures were brick; however, alternative
One-Part and Two-Part Store Fronts Along Elm Street
located neighborhood park facilities throughout the City, as shown on the
park plan. In addition, to these neighborhood facilities, linear parks along the
designated floodplains and special use parks should be provided as
appropriate. Flood plain areas are well suited for passive parks and linear
trails should be located therein. Subdivisions should also incorporate
pedestrian pathways which encourages pedestrian circulation throughout the
neighborhood as well as linkages to the developing park systems.
THOROUGHFARE PLAN
Transportation planning is an integral part of the City of Sanger
Comprehensive Land Use Plan. As the Town changes, the thoroughfare
system must be capable of handling traffic movement in a safe and efficient
manner. The City of Sanger’s Thoroughfare Plan is coordinated with the
Future Land Use Plan and provides the tools to develop a transportation
system that can accommodate the needs of existing and future land use.
The primary form of transportation in Sanger is the automobile. For this
reason, the transportation element of the Comprehensive Land Use Plan is
focused on the system of public roadways, which is designed to expedite
traffic movement and enhance safety.
Thoroughfares located in the City of Sanger are relatively simple in scope
and include a simplified combination of the Functional Classification System
that includes a Principal and Minor Arterials, Collector roadways, and local
residential streets. Local roadways are typically not included in the overall
Thoroughfare Plan; however, upon experiencing added growth in the
community, these roads should be re-evaluated periodically to be included
as collector roadways.
Functional Classification
The roadway classification system is intended to categorize streets by
function for the purpose of clarifying administrative and fiscal responsibility.
Pedestrian and Vehicular Connectivity
It is an established fact that the purpose of residential neighborhoods is for
dwelling and recreation. As such, neighborhoods should be pedestrian
oriented. Contemporary designs for residential neighborhoods have
emphasized the circulation of vehicle traffic to, through, and around the
neighborhood. Most residents do not use their vehicle inside the neighborhood.
Circulation through the neighborhood by the residents of the neighborhood is
preferred to occur on foot or by other modes of transportation, such as bicycles,
in-line skates, and in some cases golf-carts. Unfortunately, the development
community has emphasized the construction of streets and minimized the
provision of circulation systems for pedestrians. The well-designed
neighborhood should include the appropriate circulation of both vehicle and
pedestrian interests. It is also critical to note that streets are designed for
vehicles not pedestrians. Therefore, the reliance on a ribbon of concrete
adjacent to the street as a pedestrian pathway is the least desirable manner of
providing pedestrian circulation facilities. Each subdivision should be designed
such that a separate pedestrian circulation system and a vehicular circulation
system are provided. The two systems may coincide occasionally, but the
vehicular roadways must not be the sole evidence of pedestrian circulation.
Commercial Development Forms
Commercial development, because of its infrastructure needs, intensity, and
traffic volume, is a critical land use to the urban form of a community. Elements
such as building orientation, lot depth, land use intensity, and location should
be planned so that commercial development becomes an asset to the
community, rather than an eyesore.
“Strip commercial” is a common, but undesirable, type of commercial
development. The primary characteristics of strip commercial are:
Shallow lots
Numerous small parcels
Numerous curb cuts for entrances;
Numerous small buildings with no architectural unity;
Minimal (or no) landscaping
Limited
The lack of landscaping or other buffers,
To avoid this type of undesirable development in the future, commercial
developments in Sanger should be required to incorporate the elements of the
commercial node and commercial corridor models into their design plans, as
should redevelopment of older areas.
Commercial Corridors
The commercial corridor development form emphasizes the location of
commercial uses along an arterial. This development form is characterized by
high intensity commercial use located near the intersections of major arterials,
with less intense commercial uses located along the arterial between
intersections. To create cohesiveness among a variety of commercial uses,
development guidelines should require uniform signage, shared driveways, and
landscaping along the thoroughfare in commercial corridor developments.
The following are the primary elements of commercial corridors:
Depth should be restricted to not more than 300 feet and not less than
150 feet.
Parking lot interiors and perimeters should be landscaped to screen
automobiles and break-up large areas of pavement.
Access to commercial property should not encroach into residential
neighborhoods. Primary access is directly from arterial streets.
Buffering between single family and commercial uses may consist of
landscaping, and/or solid walls. In addition, dumpsters and mechanical
equipment areas should be screened.
Corridor development should orient traffic toward arterial streets and
discourage entry to residential neighborhood.
Commercial Nodes
The commercial node development form consists of commercial land use that
generally develops around intersections of major thoroughfares and around
intersections of collector streets with arterial streets. A distinguishing
characteristic of nodal development is that the commercial activity is directed
toward the intersection, and does not extend along the intersecting streets. The
size of a commercial node is generally not limited, but is determined by the type
of commercial use at a particular location. These physical elements may serve
as barriers to contain intense land uses.
The following are the primary elements of commercial node development:
Parking lot interiors and perimeters should be landscaped to screen
automobiles and break up large areas of pavement.
4
Summary of Sanger Street Classification
Street Classification Designation Plan Classification
Freeway FW Controlled Access Multiple Lane
Principal Arterial Street P4U Primary Arterial 4-Lane Undivided
Principal Arterial Street P3U Primary Arterial 3-Lane Undivided
Minor Arterial Street M4U Minor Arterial 4-Lane Undivided
Minor Arterial Street M3U Minor Arterial 3-Lane Undivided
Collector Street C2U Collector Two Lane Undivided
Local Residential Street R2U Residential Two Lane Undivided
9
A complete circulation system provides separate facilities for the movement,
transition, distribution, collection, access, and termination of trips. The hierarchy
of the functional classification system ranges as follows: Principal Arterials, Minor
Arterials, Collectors, and Local streets.
Streets located within municipalities generally are various sizes, and have
different numbers of vehicle traffic lanes and design requirements. This Plan has
categorized Sanger’s streets according to the Standard Street Classification
System used by the Texas Department of Transportation (TxDOT).
Freeway:This is the most intense thoroughfare as it relates to traffic volume. It
is a controlled access freeway system. There is only one thoroughfare of this
magnitude that impacts the City, Interstate Highway 35 (I-35). Interstate Highway
35 is a north/south freeway that bisects the nation from virtually the southern
border with Mexico and the northern Canadian border. I-35 was approved by
the Texas State Highway Commission in 1962 and has proven to be an essential
There are generally two types of parks: active parks and passive parks. Active
parks contain regulation designed play areas such as ball fields, basketball courts,
swimming pools, and other types of particular sports. These active parks usually
are dedicated primarily to competitive, organized sports or have paid employees
maintaining and administering the activities. Passive parks consist of simple
green areas with minimum or no facilities other than designated walk paths to
parks with ball fields and basketball courts used for unorganized “pick-up” games.
Playgrounds with pavilions and rest benches are usually a central feature of
passive parks. In order to have a well balanced parks system, both types of parks
should be planned and accessible to all the residents of the community.
Parks are further defined according to service area and size, ranging from
Community Parks which may be greater than 50 Acres, depending on the
population of the City, to Mini-Parks which may be only a fraction of an acre.
An inventory of the City of Sanger confirmed the sentiment expressed in the
community survey. The City is woefully below the standards expected of park
systems. The four developed parks located in Sanger comprise a total of twenty-
three acres of active and passive parks. By national standards several times that
area should be provided.
The Park plan proposes to locate neighborhood parks throughout the planning
area. Community Center Park, which is actually a neighborhood park but serves
as a community which serves the entire community very well. Eventually, plans
should be considered to relocate these facilities to a community park elsewhere,
where more land area may be dedicated; however it’s central location serves its
purpose. Railroad Ave. Baseball Park functions as a community park. Eventually
the park should be expanded to allow for more parking and additional facilities.
As the City is developed, it is critical that land area for neighborhood parks be
dedicated as development occurs. According to that end, the Park plan has
Commercial Land Use:Outside of public and quasi-public uses, non-
residential uses in Sanger are generally limited to commercial type uses.The
PARK PLAN
Areas dedicated for passive and active recreation is a critical part of the
community dynamic. Any effort considering the long range use of land should
also include an analysis of the existing and future park plan goals, which in the
case of the City of Sanger was addressed in the community survey.
This Comprehensive plan addresses basic elements of the park plan, being
more particularly the type of park, size of parks, and the location of those parks.
Actual design and configuration of future parks should be addressed in a more
detailed Parks Plan to be prepared under separate cover.
Unlike Commercial Corridors, Commercial Nodes should not be restricted
to 300 feet or less in depth. The commercial activity should determine the
depth.
Buffering between single family and commercial uses may consist of
landscaping.
Edges and Transitions
Well-defined edges and gradual transitions of land use are important to the function
of the Comprehensive Land Use Plan. Edges are boundaries of land uses that
clearly indicate the beginning and termination of a land use type, while transitions
are land uses that serve as a buffer zone between uses of differing intensities.
Edges are generally recognized as physical elements, such as creeks/floodplains,
interstate freeways, or thoroughfares. These physical elements may serve as
barriers to contain intense land uses.
Screening Walls and Buffers:When conflicting land uses must be locatednextto
one another, a means must be provided to soften the impact of the more intense
use. This can be accomplished by providing screening walls or landscape buffer
areas between the incompatible uses.
Screening Walls:Walls used to screen incompatible uses should be solid.
Wooden fences are not recommended for this purpose because the properties of a
wooden fence cannot offer an adequate barrier to offensive impacts from adjacent
uses, and they have a tendency to deteriorate over a short period of time. It is
recommended that screening walls consist of solid masonry materials, combined
with landscaping. Screening walls that are adjacent to public roadways should
always be combined with a variety of landscaping materials.
Landscape Buffers:Incompatible land uses may also be effectively screened with
the use of landscaping material. There may be occasions when a six-foot
screening wall, while limiting access, does not provide adequate characteristics to
buffer against sound or visual effects from adjacent property. In such cases, it is
recommended that rapid growing trees, at least three inches in diameter at the time
of planting, be placed along the screening wall at intervals that will provide full
coverage at ultimate tree growth. If sufficient land exists, berms may also be used.
Focal Points and Entry Statements
Focal points and entry statements are design elements that are used to draw
attention to significant areas of the town. Focal points are intended to make a
statement about the community and to establish a City theme by using such
elements as uniform signage and the City logo. Other elements that may be
incorporate could be a combination of landscaping, decorative pavers, banners,
signage, street furniture, and statuary. These elements can create interest in a
particular location, and establish a community theme throughout the town.
Focal points are used at locations where characteristics unique to Sanger are
evident such as in an area where the amount of traffic and visibility are high.
Entry statements are special treatments applied where significant amounts of traffic
enter the City. They are intended to communicate that one has entered the City.
FUTURE LAND USE PLAN
The Future Land Use Plan illustrates the future pattern of land use for the
City of Sanger as summarized below.
Residential Land Use:Although the zoning ordinance may permit a variety
of residential districts, the Comprehensive Land Use Plan addresses
primarily only single family residential uses. Higher densities will be
promoted and appropriate upon site specific application on individual
properties. Uses other than single family will be permitted by specific
approval of each project. This flexibility will permit zero lotline and higher
density development as provided for in this text at site specific locations and
upon approval of a planned unit development.
Residential density is limited to a minimum of 1-1/2 acres lots by straight
zoning. Densities smaller than that are possible upon specific approval of
the City Council. However, the Future Land Plan Map indicates at least
three densities on the plan: Rural Residential, Urban Low-Density
Residential, and Urban High-Density Residential. These designations were
not intended to represent zoning categories and should not be associated as
such. However, there is a direct relationship between these categories and
the zoning districts.
The Rural Residential area is generally that area that is planned for the
lowest density in the City, whatever that density may be. Currently it is one
unit for every five acres. However, this plan realizes that development may
occur in this area and provide for lots less than five acres. In that sense, the
Rural Residential designation represents lots that are greater than 1-1/2 acre
and possibly greater than five acres.
The Urban Low-Density Residential areas represent property that will not
exceed the five acre minimum and will most likely be limited to 1-1/2 acres.
These are areas that have already been developed as subdivisions and are
not candidates for future development.
The Urban High-Density Residential area represent property that are
candidates for development less than the 1-1/2 acres minimum as provided
in the zoning ordinance. This designation does not intend to zoning lot sizes
for these purposes but is basically directing higher density growth into this
area if it is to occur. It is important to note that higher density zoning may
occur in any of the above described areas if such development has been
approved by the City Council. However, the principles of design, buffer, and
transition will still be applicable for any development.
Commercial Land Use:Outside of public and quasi-public uses, non-
residential uses in Sanger are generally limited to commercial type uses.
The zoning ordinance provides for clean industrial type uses located
adjacent to the railroad and Interstate Highways.
Commercial uses are generally limited to node type commercial that are
focused on specific intersections of principle arterials. The Node
Commercial principle encourages all traffic at these sites to be focused on
the arterial. No traffic is permitted to invade the residential community. It is
likely these will be basic service and retail businesses.
Corridor Commercial uses are generally focused on Interstate Hwy 35 and
FM 455. The corridor is located generally 300 feet on either side of the right-
of-way line. Distances greater than 300 feet run the risk of having out-
parcels divided off in the rear removed from visibility and access by the
property along the highway. This does not mean that commercial property
that exceeds the 300 foot depth is not permitted; upon presentation of
specific plans developments greater than the 350 foot distance will certainly
be appropriate.
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Park Typed Acres/ 1000
Population
Minimum
Acres
Population
Served
Service Area
Community
Park
5 to 8 Acres 25 Acres Several
Neighborhoods
1 to 2 mile
radius
Neighborhood
Park
1 to 2 Acres 15 Acres 4,000 to 5,000
people
1/4 to 1/2
mile radius
Mini-Park 0.25 Acre 0.25 to 1
Acres
Adjacent
Neighborhood
1/4 mile
radius
Special Use or
Linear Park
Varies Varies Varies Varies
Parks Classification and Standards (National Standards)
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