04-10-22-Ordinance-Adopting the 2024 Comprehensive Plan-04/04/2022CITY OF SANGER, TEXAS
ORDINANCE No. 04-10-22
AN ORDINANCE OF THE CITY OF SANGER, DENTON COUNTY, TEXAS,
ADOPTING THE COMPREHENSIVE PLAN; PROVIDING FOR AN EXHIBIT "A"
SANGER 2040 COMPREHENSIVE PLAN TO INCLUDE A FUTURE LAND USE PLAN
AND THOROUGHFARE PLAN; PROVIDING FOR THE REPEAL OF ALL
ORDINANCES IN CONFLICT; PROVIDING FOR A SEVERABILITY CLAUSE;
PROVIDING FOR A PENALTY OF FINE IN ACCORDANCE WITH SECTION 1.109 OF
THE CODE OF ORDINANCE FOR VIOLATIONS; AND PROVIDING FOR AN
EFFECTIVE DATE.
WHEREAS, Chapter 213 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 Norris Design, to assist in
developing strategies to implement these long-range efforts and have documented these strategies
in the document titled "Sanger 2040 Comprehensive Plan"; and
WHEREAS, during the planning process, the City of Sanger held workshops with the
general public, a citizens' committee, the Planning and Zoning Commission, and the City Council;
and
WHEREAS, ail said workshops and meetings have been open to the public for input; and
WHEREAS, due notice of hearings was made in the time and manner prescribed by law
and the City Council of the City of Sanger, Texas, duly covered and conducted a public hearing to
receive public input; and
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 "Sanger 2040
Comprehensive Plan" be adopted as the Comprehensive Land Use Plan for the City of Sanger,
Texas.
SECTION 2. That all matters stated in the preamble are found to be true and correct
and are incorporated herein as if copied in their entirety.
SECTION 3. It is hereby declared to be the intention of the City Council that the sections,
paragraphs, sentences, clauses, phrases, and words of this Ordinance are severable and, if any
word, phrase, clause, sentence, paragraph, or section of this Ordinance shall be declared
unconstitutional by the valid judgment or decree of any court of competent jurisdiction, such
Page 1 of 3
Ordinance —Comprehensive Plan
unconstitutionality shall not affect any of the remaining portions of this Ordinance, since the same
would have been enacted by the City Council without the incorporation in this Ordinance of any
such unconstitutional word, phrase, clause, sentence, paragraph, or section.
SECTION 4. That this Ordinance shall be cumulative of all other City Ordinances and
all other provisions of other Ordinances adopted by the City which are inconsistent with the terms
or provisions of this Ordinance are hereby repealed.
SECTION 5. Any person, firm, or corporation who shall violate any of the provisions of
this article shall be guilty of a misdemeanor and upon conviction shall be fined in accordance
with the general penalty provision found in The Code of Ordinances, Section 1.109 General
Penalty for Violations of Code.
SECTION 6. This ordinance will take effect immediately from and after its passage and
the publication of the caption, as the law and Charter in such cases provide.
DULY PASSED, APPROVED AND ADOPTED by the City Council of the City of
Sanger, Texas, on this 4th day of April, 2022.
ATTEST:
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Secretary
APPROVED:
Thomas E. Muir, Mayor
Coleman, City Attorney
Page 2 of 3
Ordinance —Comprehensive Plan
EXHIBIT "A"
SANGER 2040 COMPREHENSIVE PLAN
Page 3 of 3
Ordinance —Comprehensive Plan
NEWS &ADVERTISING SOLUTIONS
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Denton, TX 76202
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Publication(s): Denton Record -Chronicle
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Denton Record -Chronicle, in City of Denton/surrounding areas in
Denton County; Newspaper of general circulation which has been
continuously and regularly published for a period of not less than
one year preceding the date of the attached notice, and that the
said notice was published in said newspaper Denton Record -Chronicle
on the following dates below:
04/08/2022 04/09/2022
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Subscribed and sworn to before me
this 9th day of April, 2022 by
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Witness my hand and official seal:
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Notary Public, Denton County,
BANGER CITY OF
P O BOX 1729
BANGER TX 76266
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asp& PaRICIA LAGARD
o `r. Notary Public
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" State of Toxc
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Ad Number: 43918 Price: $103.50
Ad Copy:
CITY OF SANGER, TEXAS
ORDINANCE No. 04-07-22
AN ORDINANCE OF THE CITY OF SANGER, DENTON COUNTY, TEXAS, REZONING
APPROXIMATELY 15.69 ACRES OF TRACTS DESCRIBED AS A0725A S.F. LYNCH, TR 13A,
15.69 ACRES, FROM "A" AGRICULTURAL TO 1111" INDUSTRIAL- 1, PROVIDING FOR THE
REPEAL OF ALL ORDINANCES IN CONFLICT; PROVIDING FOR A SEVERABILITY CLAUSE,
PROVIDING FOR A PENALTY OF FINE IN ACCORDANCE WITH SECTION 1.109 OF THE CODE OF
ORDINANCE FOR VIOLATIONS; AND PROVIDING FOR AN EFFECTIVE DATE. SECTION 5. Any
person, firm or corporation who shall violate any of the provisions of this
article shall be guilty of a misdemeanor and upon conviction shall be fined in
accordance with the general penalty provision found in The Code of Ordinances,
Section 1.109 General Penalty for Violations of Code. DULY PASSED, APPROVED AND
ADOPTED by the City Council of the City of Sanger, Texas, on this 4th day of
April 2022.
CITY OF SANGER, TEXAS
ORDINANCE No. 04-10-22
AN ORDINANCE OF THE CITY OF SANGER, DENTON COUNTY, TEXAS, ADOPTING THE
COMPREHENSIVE PLAN, PROVIDING FOR AN EXHIBIT "A" SANGER 2040 COMPREHENSIVE PLAN
TO INCLUDE A FUTURE LAND USE PLAN AND THOROUGHFARE PLAN; PROVIDING FOR THE
REPEAL OF ALL ORDINANCES IN CONFLICT, PROVIDING FOR A SEVERABILITY CLAUSE;
PROVIDING FOR A PENALTY OF FINE IN ACCORDANCE WITH SECTION 1.109 OF THE CODE OF
ORDINANCE FOR VIOLATIONS, AND PROVIDING FOR AN EFFECTIVE DATE. SECTION 5. Any
person, firm, or corporation who shall violate any of the provisions of this
article shall be guilty of a misdemeanor and upon conviction shall be fined in
accordance with the general penalty provision found in The Code of Ordinances,
Section 1.109 General Penalty for Violations of Code. DULY PASSED, APPROVED AND
ADOPTED by the City Council of the City of Sanger, Texas, on this 4th day of
April 2022.
dre 04/08/2022 & 04/09/2022
COMPREHENSIVE PLAN
Adopted on 4 April 2022
SANGER 2040
4 o
SANGER
Thanks to all of the citizens
and stakeholders of Sanger
who participated in the
planning process.
Prepared for:
City of Sanger, TX
502 Elm Street
PO Box 1729
Sanger, TX
(940)-458-7930
Prepared by:
Norris Design
208 North Market Street #250
Dallas, TX
(972)-232-4169
SANGER 2040
Adopted on 4 April 2022
COMPREHENSIVE PLAN
i
The City of Sanger would like to thank the many individuals who
contributed to the creation of the Sanger 2040 Comprehensive Plan.
CITY OF SANGER MAYOR AND CITY COUNCIL
Thomas Muir, Mayor
Marissa Barrett, Place One
Gary Bilyeu, Place Two
Dennis Dillon, Place Three
Allen Chick, Place Four
Victor Gann, Place Five
PLANNING & ZONING COMMISSION
Shane Stone, Place One
Sally Amendola, Place Two
Jackie Turner, Place Three
Allen McAlister, Place Four
Matt Fuller, Place Five
Jason Miller, Place Six
Phillip Surles, Place Seven
Bo Cooper, Alternate
CITY STAFF
John C. Noblitt, City Manager
Alina Ciocan, Assistant City Manager
Kelly Edwards, City Secretary
Christy Dyer, Deputy City Secretary
Ramie Hammonds, Development Services Director
Shani Bradshaw, Director of Economic Development
Hugh Coleman, City Attorney
Jim Bolz, Director of Public Works
Waylon Rhodes, Chief of Police
Audrey Tolle, Library Director
Muzaib Riaz, Planner (Early Contribution)
ACKNOWLEDGMENTS
Acknowledgment
ii
Rev. Reginald Logan, Chair
Sue Allison, Vice Chair
Kelsi Bannahan
Justin Swaim
Jackie Turner
Matt Fuller
Jeff Springer
Thomas Muir
Gary Bilyeu
Tommy Hunter
Leann Loyless
Dev Surati
Ramie Hammonds
Shani Bradshaw
Citizen
4A Board
Chamber of Commerce
4B Board
Parks Board
P&Z Commission
Property Owner
Mayor
City Council
Superintendent Sanger ISD
Sanger ISD
Developer
City Staff
City Staff
COMPREHENSIVE PLAN ADVISORY COMMITTEE (CPAC)
CONSULTANT TEAM
Norris Design
Rick Leisner, AICP, PLA
Yingyi Zhong, LEED AP
Jonathan West, PLA
Emily Larkin, PLA
Grant Pasowicz
Tucker Hancock
Ryan Schatzman
Katrina Kowalski
Heidi Fry
Catalyst Commercial
Jason Claunch
Reid Cleeter
PIC/Project Director
Planner/Designer
Planner
Planner
Planner
GIS Specialist
Branding
Branding
Branding
Real Estate Market
Real Estate Market
BRANDING COMMITTEE
Debbie Reaves
Marissa Barrett
Valerie Foster
Bill Boutwell
Selina Swaim
Allen Chick
Ramie Hammonds
Shani Bradshaw
Chamber of Commerce
City Council
Sanger ISD
Former City Council
Sanger ISD
City Council
City Staff
City Staff
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Role of the Comprehensive Plan
Setting the Vision
Framework for Decision Making
Planning Process
How to Use the Plan
Plan Administration
Planning Area
History
Demographic Trends & Analysis
Market Assessment
Cultural and Natural Resources
North Texas Regional Impacts
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Introduction
Existing Vision
New Brand for Sanger
Comprehensive Plan Advisory
Committee
Public Engagement
Existing Land Use
Approach
Transect
Plan Goals
Alternative Scenario Development
Preferred Scenario
Future Land Use Types
Future Land Use Plan
Catalyst Growth Opportunities
Neighborhood Centers | Villages
Creating Added Value
PLACE Making
Intent of the Future Land Use Plan
Recommendations
Existing Land Use
Downtown Residential
Alternative Scenario Development
Preferred Scenario
Downtown Land Use Types
Downtown Plan
Efforts to Strengthen Downtown
Recommendations
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Vision Future Land Use Downtown
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Introduction
Approach and Park Classification
Existing Park Network
Future Park Network
Green Infrastructure
Park and Trails Plan
Recommendations
Introduction
Mobility Principles
Thoroughfare Classification
Thoroughfare Plan
Recommendations
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Park, Trail and Open Space
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Introduction
Methods for Implementation
Proactive & Reactive Implementation
Priorities
Partnerships
Roles and Responsibilities
Measuring Progress
Action Plan
Definitions
Supporting Data
Bibliography
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Wilfong Building in Sanger, TX
Photo credit to City of Sangerviii
EXECUTIVE SUMMARY
The Sanger 2040 Comprehensive Plan defines the vision and growth direction for the community over the next
twenty years. The city is blessed with an excellent location, situated at the northern apex of the booming growth
projected within the North Texas region. In this document, a detailed list of specific actions and strategies to best
implement the comprehensive plan are outlined. The actions are divided by the corresponding individual elements
(future land use, downtown, parks and trails, mobility, etc.). The Plan can be summarized into the following topics:
City-wide – The future development direction for Sanger has three (3) large focal areas, with Downtown being
defined as its own focal point. Over the next twenty years the community will experience tremendous growth in
these three areas. First, commercial development along I-35 is prioritized. Second, we know housing will be strong
and third will be light industrial/shipping/warehouse development.
Retail, office and entertainment uses will serve regional and local markets. This use will occur as corridor
modifications along I-35 and FM 455 are completed by TxDOT. Residential growth in Sanger needs to be high-
quality while still providing for a range of housing products. These housing products can range from large estate
lots in the ETJ to higher density lots near the downtown core. In conjunction with multi-family and attached
dwellings both can be rental and/or for purchase units. Light industrial growth will continue adjacent to the Wal-
Mart Distribution Center with all the many support facilities. Superior access and infrastructure will be a key to
maximizing this typically large economic engine.
Neighborhood centers and/or villages will start to develop as growth expands to the east and west away from I-35.
These villages are locations for a walkable more compact development of multiple land uses. Additional economic
development will occur along I-35, FM 455 and Belz Road with food service, grocery, drug store, outdoor recreation
(Lake Ray Roberts), auto service, banking, health care and other community services.
Downtown – Downtown Sanger is the community heart. It should be the location of celebration and walkable
activity for the community. The new proposed Downtown Park with its family focus and flexible design for a range
of activities will be an important catalyst for new economic development. Growing young families desire more
places to enjoy food, entertainment and outdoor events – this new park can be that place. An economic partner
with the proposed park includes, recommending an increase in building height in the core of downtown to five
floors. Mixed-use development with ground floor retail and residential above will be a significant part of the future
success for downtown.
Sanger Strong – The citizens of Sanger have been active during the entire development of this community
comprehensive plan. This involvement is critical to the success of the Plan as the actions and planning
recommendations parallel the input from the community. Input for the Plan has come in the form of in person
responses during public meetings, web-based input via the 24/7 project website and from our Comprehensive
Plan Advisory Committee (CPAC) that has met regularly during the planning process.
1Executive Summary
Downtown Sanger
Photo credit to City of Sanger2
04
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Role of the Comprehensive Plan
Setting the Vision
Framework for Decision Making
Planning Process
How to use the Plan
Plan Administration
O1
Introduction
301 Introduction
Sanger 2040 Comprehensive Plan, Sanger TX4
01 Introduction
1-1 Role of the Comprehensive Plan
The 2040 Comprehensive Plan for the City of Sanger (Plan) defines the
general location, character, and relationship of future land uses. It also
suggests the desired pattern and character of future growth. Generally, the
comprehensive plan sets out the public policies governing future physical,
social, and economic development in a city or a region. It presents the
relationships between population, natural resources, economic base,
land use, community resources, and transportation, and how they affect
growth and development. The Plan also evaluates the city or region’s
key attributes and characteristics and considers the interaction of land
development with the city’s infrastructure, facilities and services.
As part of this comprehensive plan, the City of Sanger has set forth a
vision for its future identity. It has recognized changes needed to achieve
this vision which will be achieved by nurturing its strengths, addressing
its weaknesses and capitalizing on its opportunities. The comprehensive
plan does not try to replace market forces rather it tries to channel and
shape market forces by offering priorities on spending of public funds and
provide a framework to help the community’s decision-making processes.
What makes a plan comprehensive is that it considers all components of a
city and how they work together to create a quality community. This Plan
includes a review of and recommendations for the following community
elements: Future Land Use, Transportation, Parks and Trails and Sanger’s
Downtown District. It is also important to articulate what a comprehensive
plan is not, a comprehensive plan serves as the basis for the preparation
of regulatory documents (such as a zoning map, subdivision regulation,
budget, or capital improvement plan) but does NOT serve as a regulatory
document itself.
The Plan also reflects the input of the community that was received during
its preparation. The result of the community’s input is summarized in the
latter Chapter 3 Vision. The recommendations throughout the Plan are
based on the community input and vision and objectives developed during
the planning process.
Planning Process Diagram
501 Introduction
1-2 Setting the Vision
Welcome to Sanger. When you’re here, you’re home.
We are a growing city that is filled with potential for families, businesses and open to new ideas about how to grow.
Our community is clean, safe, comfortable, and inviting, known for its good schools, vibrant downtown, charming
hospitality, and immediate access to pristine nature.
With Lake Ray Roberts on our doorstep to the east and Dallas-Fort Worth 45 minutes to the south, Sanger is the
perfect middle ground to adopt as your hometown and experience the best of what Texas has to offer.
Historic charm.
Hometown flavor.
Flexible lifestyles.
Outdoor escapes.
Community gathering.
Charming delights.
Texas pride.
Safe Country Living to build life your way.
The statement above is straight-forward, specific, compelling, and easy-to-understand. The vision statement
proclaimed above sets forth the City’s ambition for the mid- and long-term future of Sanger. It serves as a guide
for choosing courses of action within the Plan and for its implementation. The consulting team created a new
brand for Sanger as a part of this comprehensive plan. The goal of the brand is to provide a new fresh image, logo
and strategy that works for young families and the growing economic environment in North Texas. The brand will
be outlined in greater detail later in this document.
Photos of Places and Events in Sanger
Photo credit to City of Sanger
Sanger 2040 Comprehensive Plan, Sanger TX6
01 Introduction
1-3 Framework for Decision Making
The Sanger Comprehensive Plan provides a framework for decision-making. It describes the City’s
vision and desired outcomes, and outlines the steps that can be taken to achieve them.
The Plan will continue to help the City of Sanger make good financial decisions and assist with
resource allocation, by providing information on the issues, describing a range of alternatives and
recommending a course of action based upon the values of the community.
The Plan provides some explicit direction through its recommendations; however, there is potential
that Sanger will be faced with issues and situations that were not considered during the Plan’s
preparation. While the Plan cannot answer all issues and questions, it provides direction and guidance
on how they should be resolved without compromising the vision established by the City.
By using a decision-making framework that maintains the integrity of the vision, the city can make
decisions and justify actions that support the city’s vision in a more clear and transparent manner.
The decision-making framework established by the Plan takes into consideration the variety of issues
facing the City of Sanger. As such, the framework is organized around twelve (12) themes:
1. Land Use & Pattern of Development
2. Community Character
3. Economic Development
4. Housing & Neighborhoods
5. Infrastructure
6. Parks & Environment
7. Transportation / Mobility
8. City Government
9. Downtown
10. Education
11. Resilience & Flexibility
12. Community Health
Each of these themes are further discussed in this document, where the issues faced and the
direction the City would like to take on those issues are presented by theme.
The Plan describes the future land use pattern that the City of Sanger desires, but does not establish
any regulation to achieve them. The Plan only provides guidance. The actual implementation of future
land use pattern changes can only occur with modifications to the zoning ordinance and map, which
are the legally binding documents that governs land use. Making the necessary zoning ordinance and
map changes recommended by the Plan is a critical first step towards implementation of the Plan and
the achievement of the vision established by the City of Sanger.
701 Introduction
>
1-4 Planning Process
Incorporating the public’s insights and input was a critical element for the
development of the Plan. The twelve themes identified as the foundation of
the Plan’s framework are a direct reflection of the strengths, weaknesses,
opportunities and threats (SWOT analysis) identified by the Comprehensive
Plan Advisory Committee (CPAC), the City Council, the Planning
Commission, and stakeholders. Their feedback was gathered formally
through in-person interviews, as well as in informal settings such as public
meetings discussion and an open online forums on Sanger’s Comprehensive
Plan website.
The backbone of the engagement process was a CPAC that included 15
members comprised of downtown representatives, business and civic
leaders, developers, residents, city staff, members of Planning & Zoning
and Mayor. Once the themes were identified, the planning team worked
collaboratively with the Plan Advisory Committee to discuss the issues
associated with each theme, debated possible strategies and solutions,
and ultimately determined the recommendations defined in this Plan. The
initial project timeline is defined below. Some tasks required additional time
extensions due to Covid 19 precautions.
• P&Z Meeting
• City Council Adoption
• Final Plan Adoption
Kick-off Meeting
LEGEND
Monthly Advisory Committee Meeting
City Council Update
Public Meeting
PHASE I
SEPT
2020
OCT
2020
JUL
2021
AUG
2021
NOV
2020
JUN
2021
SEP
2021
DEC
2020
MAY
2021
OCT
2021
JAN
2021
APR
2021
NOV
2021
FEB
2021
MAR
2021
FEB/MARCH
2022
PROJECT INITIATION AND
COMMUNITY STATUES
PHASE II
CITY-WIDE VISION PLAN
PHASE III
COMPREHENSIVE PLAN
& IMPLEMENTATION3
2
1
>
Planning Schedule Diagram
Sanger 2040 Comprehensive Plan, Sanger TX8
01 Introduction
1-5 How to Use the Plan
The Sanger Comprehensive Plan is the end result of an extensive process
with city staff, community members, and local stakeholders. The planning
process began in the early Fall of 2020 with the project Initiation Phase-
Existing Assessment, where a thorough analysis of existing conditions as
well as stakeholder meetings were used to understand constraints and
opportunities of Sanger as well as the public’s desires and concerns.
The planning team collaborated with City staff to determine the city’s vision
for Sanger 2040 Comprehensive Plan, then collected input and ideas from
community members to better understand the public’s desires and concerns.
A three-phased approach was used to produce the plan, and was backed by
community in each phase.
The planning process was built around a series of public meetings. Each
of the three public meetings were well attended. We will detail the role of
each meeting later in the document as we describe the items presented and
inputs solicited. We also used online surveys to maximize our contact with
the community during their busy schedules.
Sanger Comprehensive Plan Public Meeting # 2
Photo credit to Norris Design
901 Introduction
1-6 Plan Administration
The adoption of the comprehensive plan does not mean the planning
process is over. In fact, the majority of the work has just begun. The
City of Sanger will use this comprehensive plan to help make decisions
about proposed ordinances, capital improvements and land management
strategies. Although the comprehensive plan provides recommendations for
topics such as land use, transportation, and infrastructure, it is important to
note that by law a comprehensive plan is not a zoning ordinance. Chapter
213 of the Local Government Code (Texas) states: “a comprehensive
plan shall not constitute zoning regulations or establish zoning district
boundaries”. Thus, it should not be used to review specific development
projects and should not be used to replace or amend the Zoning Ordinance
or Zoning Map of the City of Sanger.
As stated in previously, this comprehensive plan is tailored to meet
Sanger’s vision and goals over the next 20 to 30 years. However, changes in
demographic profile, economic environment, and community resources, can
sometimes significantly affect projection of population, employment, and
land use which may result in changes of Sanger’s vision and goals.
To keep the plan viable, the comprehensive plan should be reviewed
periodically with minor revisions being made to the plan as course
corrections. The City should establish a procedure for the planning
commission to review and amend the comprehensive plan, as necessary.
Sanger Comprehensive Plan Public Meeting # 2
Family Christmas Party in Sanger, TX
Credit to City of Sanger10
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Planning Area
History
Demographic Trends & Analysis
Market Assessment
Cultural and Natural Resources
North Texas Regional Impacts
O 2
Community Profile
1102 Community Profile
02 Community Profile
Sanger 2040 Comprehensive Plan, Sanger TX12
2-1 Planning Area
Sanger is located in north central Denton County, settled 10-miles north of the
convergence of Interstate 35E (I-35E) and Interstate 35W (I-35W). Its location
provides favorable access to both Fort Worth and Dallas. The advantageous
location between two major metropolitan areas (approximately 50-miles from
either city) provides both economic and personal benefits for Sanger residents.
The city is also located just west of Lake Ray Roberts, a desirable amenity of the
greater Dallas Fort Worth (DFW) area. The city encompasses approximately 11.8
square miles of area within the North Texas region. An Extraterritorial Jurisdiction
(ETJ) boundary line extends one-mile outside of the city limits providing
potential expansion of the city in the future. A large portion of Sanger residents
are affiliated with the City of Denton and the Dallas/Fort Worth Metroplex.
Approximately 65-percent of the City’s employed residents work in Denton or
northern DFW. Currently, approximately 14-percent of residents have jobs in
Sanger. Many of the residents see benefit in the City of Sanger for the schools,
the community, and the attractive lifestyle it provides.
2-2 History
Sanger, was settled in 1886 amongst the golden prairies and valued cattle ranches of Denton County. Originally
called Huling, after an important land-owning family in the area, the name was changed to Sanger in order to
avoid confusion with another growing town in Texas. The choice to alter the name to Sanger came as tribute to the
Sanger family who owned and operated prominent stores in both Waco and Dallas. In its early days, Sanger was
a cattle town and its original conception was brought about as a stop along the Santa Fe Railroad line. Outside of
the cattle industry, production and distribution of crops including wheat, oats, maize, millet and cotton played a
prevailing economic role of the era.
1886
Town of Sanger is
officially founded
Sanger First official Sanger
mill, operated from 1890-1940
Ranching and crop production
greatly influenced north Texas
and the area that later become
Sanger, Texas
Sanger was a founded in 1886
and was a prominent stop
along the Santa Fe Railroad
1800’s
1899
Late 1800’s
35 35
STATE MAP - TEXAS1
History of Sanger
1302 Community Profile
Texas State Highway
reaches Sanger
Sanger’s population
sees its largest increase
to date
Wilfong Building
completed in 1917, was a
fine merchandise store and
housed the local dentist
Downtown business
continue to develop and
becomes more automobile
friendly
Sanger continues to grow
and develop as a family
and community oriented
city
1920 1970-80
1917 Present
In 1920, with the rail system declining, the state highway system reached Sanger providing the city with a new
form of access to Dallas and the regional markets located there. Downtown businesses continued to flourish in
Sanger after the highway was introduced. One such example was J.M. Wilfong whose building served as a fine
merchandise store for over 60-years. The building still stands at the corner of Bolivar and 4th Street. Between
1970-1980 marked one of the largest population increases for the city, in which the population grew nearly 60%
over that period. This paralleled an increase in the overall population in the state of Texas. The population of
Sanger has continued to grow over the past forty plus years partially due to its physical proximity to the City of
Denton and Lake Ray Roberts. The city continues to be a community and family-oriented community.
35 35
LAKE RAY
ROBERTS
5 mi
10 mi
20 mi CITY OF DENTON
LEWISVILLE
KRUM
COUNTY MAP - DENTON CITY MAP - SANGER23
Location Map of Sanger
Mid 1900’s
02 Community Profile
Sanger 2040 Comprehensive Plan, Sanger TX14
2-3 Demographic Trends & Analysis
Population Trend within Recent Decade
Sanger had a population estimate of 8,839 in 2020 (Census), which according to US Census’ 5-year
American Community Survey (ACS) as well as the Decennial Census, the population of Sanger has
increased by 28% since 2010, which recorded a population of 6916. Since 2010, Sanger’s population growth
has remained steady and healthy. Over the decades, Sanger has grown at an average 2.5% annually.
According to North Central Texas Council of Governments, Sanger’s 2021 population is 9,640.
Historic Growth
Sanger has experienced its two greatest increases of population between 1970 – 1990 and 2000 – 2020. Those
growth percentages were 65% and 95% respectively. Since 1970, the population of Sanger has been experiencing
a healthy, decades-long rise adding 7,236 people. One can assume with the growth projections for the North
Texas region those growth percentages for Sanger will be shattered in the coming years.
0
5000
10000
HISTORICAL GROWTH
POPULATION TREND WITHIN RECENT DECADE
5000
10000
2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 20212020
1920 1930 1940 1950 1960 1970 1980 1990 2000 2010 2020
4,534
8,839
3,508
1,6031,204
6,916
8,839
9,640
0
5000
10000
HISTORICAL GROWTH
POPULATION TREND WITHIN RECENT DECADE
5000
10000
2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 20212020
1920 1930 1940 1950 1960 1970 1980 1990 2000 2010 2020
4,534
8,839
3,508
1,6031,204
6,916
8,839
9,640
Sanger Historical Growth
Data Source: US Decennial Census
Sanger Population Trend within Recent Decade
Data Source: US Decennial Census, US Census American Community Survey (ACS) 5-Year Estimates
*CAGR: The compound annual growth rate
(CAGR) is the annualized average rate of
growth between two given years, assuming
growth takes place at an exponentially
compounded rate.
1502 Community Profile
2 .5 % C A G R
3 .5 % C A G R
T W D B P r o j e c t i o n s
5000
10000
15000
20000
2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 2039 2040
POPULATION ESTIMATE
20-Year Population Projection
For this analysis, Catalyst used TWDB population projections and CAGR methodology for comparison
purposes. TWDB tends to be more conservative in high growth markets like Sanger, therefore, the CAGR
at various growth rates reflects potential population implications at alternative growth rates.
The 2020 Decennial Census population figure of 8,839 was utilized to represent Sanger’s population in
the following two CAGR scenarios. This projects a 2025 population of 10,001, representing a 2.5% CAGR
over the next five years, while TWDB utilizes a population figure of 8,190 in their population projection.
Sanger Population Projection
Data Source: Catalyst, ESRI, TWDB
Methodology: The Texas Water Development Board provides five-year cycles of population projections
and regional water demand projections. The Texas Administrative Code (TAC) Section 357.31(e) describes
the role and development of the population projections and associated water demand projections
used in regional and state water planning. The Compound Annual Growth Rate (CAGR) process is a
representational figure which describes the rate at which population would have grown if it had grown at
the same rate every year.
Population and
development are
ready to explode
in Sanger
02 Community Profile
Sanger 2040 Comprehensive Plan, Sanger TX16
Age and Gender Characteristic
Evaluating population by age and gender is important to ensure that a
community has an appropriate mix of facilities, housing, and community
services.
The median age in Sanger, TX is 33.7 year-old, and made up of 46.3% male
and 53.7% female. The largest population group is those who are 60 and older.
Sanger has a large portion in the Prime Labor Force (25-44), as Sanger is well
positioned to attract young students and talent that have a desire to remain
local. In addition, this proximity to higher education creates greater corporate
attraction if the development standards and investment is aligned to attract
choice residents.
Based on the current age data, it may be appropriate to consider additional
community services and specialized housing types to accommodate this
segment of the population as the 50- to 59-year-old group continue to
mature. One of the keys to accommodating this aging population will be to
help not only millennials but all generations achieve their potential. This can
be done through policies and regulations that ensure quality and alignment
to the preferred, comprehensive plan outcomes. Enabling a community to
accommodate all stages of the lifecycle with a place to live, thoughtful and
engaging community amenities, and access to a variety of jobs will be key to
supporting all cohorts.
Why American Community Survey Data 5-year Estimates
Data from American Community Survey 5-year Estimates is used here as it
is the most comprehensive and reliable population related data conducted
by U.S. Census. This is the most current data available at the time this report
is written.
More that 2/3 of
the population of
Sanger are younger
families and
working adults
2%
10%
18%
0-9 10-19 20-29 30-39 40-49 50-59 60-69 70-79 80+
15.1%
11.7%M %F 18.1
13.0%
13.9 12.1
16.7%
15.8 17.4
11.9%
15.2 9.0
13.9%
13.9 14.2
8.5%
8.5 8.1
4.7%
4.5 4.7
4.4%
4.9 3.9
12.0%
11.5 12.5
You know, in Sanger, the
Median Age is 33.7 yr old
4 6%
15.1%
10%
15%
20%
54%
0-9 10-19 20-29 30-39 40-49 50-59 60+
11.7 18.1
13.0%
13.9 12.1
16.7%
15.8 17.4
11.9%
15.2 9.0
13.9%
13.9 14.2
12.0%
11.5 12.5
17.6%
18.5 16.7
Sanger Age Breakdown
Data Source: US Census American Community Survey (ACS) 5-Year Estimates, 2019
1702 Community Profile
A thorough review of age cohorts in Denton County and Sanger
reveals more similarities than differences. Both Denton County
and Sanger are primarily populated by Prime Labor Force (25-
44) and Adult Workforce (45-64) age groups. The median age
in Sanger is younger than Denton County at 33.7 and 35.5 years
old, respectively. A detailed breakdown of age cohorts in Sanger
reveals that age cohorts are continuing to stabilize and become
equally distributed, representing a rectangular shape in the
population distribution chart.
Female in Sanger
Male in Sanger
0%1%1%2%2%3%3%4%4%
AD
U
L
T
W
O
R
K
F
O
R
C
E
PR
I
M
E
L
A
B
O
R
F
O
R
C
E
25 to 29 years
30 to 34 years
Under 5 years
5 to 9 years
10 to 14 years
15 to 19 years
20 to 24 years
35 to 39 years
40 to 44 years
45 to 49 years
50 to 54 years
55 to 59 years
60 to 64 years
65 to 69 years
70 to 74 years
75 to 79 years
80 to 84 years
85 years and over
Sanger Age Force Comparison
Data Source: Catalyst, ESRI, US Census
02 Community Profile
Sanger 2040 Comprehensive Plan, Sanger TX18
Race and Ethnicity Characteristic
Evaluating racial and ethnic characteristics is also important to establish an existing profile of a community.
According to the 2020 US Decennial Census, Sanger has a predominately White Alone population base of
68.2%, Black Alone represents 3.6% and Hispanic (any race) represents 21% of Sanger’s population in 2020.
Compared to Sanger, Denton County has a more diverse population as a whole, which is largely a result of
several universities, and various other communities contributing to the equation. Denton County has a 53.6%
White Alone population, 10.5% Black Alone, and 20.2% Hispanic ethnicity in 2020. As Sanger prepares for the
future, it should consider the future regional demographic trends and how this might be harnessed locally.
While the predominant race in Sanger is white, the city has steadily become more diverse in its cultural and
ethnic composition over time. Approximately 3.6 % of residents are African American and 21% are Hispanic
or Latino. The number of Hispanic and Latino residents has steadily increased over years. The increase in the
number of Hispanic or Latino individuals is consistent with the rest of the state and many parts of the country
as well.
A topic specifically discussed in the Vision North Texas plan is the increasing diversity of the population as we
move towards 2050. Similarly, a study by the Federal Bank Reserve of Dallas found that racial composition
was diversifying in Texas, most specifically in major metro areas, like Sanger. The table below outlines
Sanger’s racial and ethnic makeup, and population change over 10 year growth.
YEAR
Population 6919 100.0% 8839 100.0% 1920 27.7% 662614 100.0% 906422 100.0% 243808 36.7%
White alone 5279 76.3% 6029 68.2% 750 -14.2% 426887 64.4% 485646 53.6% 58759 -13.8%
Black or African American
alone 224 3.2% 321 3.6% 97 -43.3% 54034 8.2% 95386 10.5% 41352 76.5%
American Indian and Alaska
Native alone 41 0.6% 49 0.6% 8 19.5% 3143 0.5% 3582 0.4% 439 -14.0%
Asian alone 32 0.5% 80 0.9% 48 150.0% 43091 6.5% 92751 10.2% 49660 115.2%
Native Hawaiian and Other
Pacific Islander alone 2 0.0% 4 0.0% 2 100.0% 411 0.1% 650 0.1% 239 -58.2%
Some other race alone 1 0.0% 54 0.6% 53 5300.0% 1176 0.2% 3909 0.4% 2733 232.4%
Two or more races:114 1.6% 453 5.1% 339 297.4% 13039 2.0% 41720 4.6% 28681 220.0%
Hispanic or Latino:1223 17.7% 1849 20.9% 626 51.2%120836 18.2% 182778 20.2% 61942 51.3%
2010 2020 Change
Population by Race and Ethnicity Trends
City of Sanger Denton County
2010 2020 Change
Sanger Race Comparison
Data Source: 2020 US Decennial Census
1902 Community Profile
Household Characteristic
Characteristics of households are an important element of comprehensive plans since they can indicate what the
future housing mix may look like. The average household size in Sanger as of 2019 is 2.95 persons per household.
It has remained steady over the years and is expected to continue this trend over the next five years. The vast
majority of these households are classified as “Families.”
The annual growth rate over the next five years in Sanger Families (1.83% annual) and Owner-Occupied
households (10.2%) is a strong indicator of the need for single-family homes. Denton County is expected to grow
Families and Owner-Occupied at 2.9% annually compared with the State of Texas at 1.5%.
Sanger Household Characteristic
Data Source: US Census American Community Survey (ACS) 5-Year Estimates, 2019
2010 2015 2019 2021 2026
Total Housing units 2700 2792 3013 3642 6787
#owner occupied 1443 1703 1813 2192 4087
#renter occupied 1257 1089 1200 1450 2700
%Occupied 85.9% 93.0% 92.7%95% 95%
%owner occupied 62.2% 65.6% 64.9%60% 60%
%renter occupied 37.8% 34.4% 35.1%40% 40%
%vacant 14.1% 7.0% 7.3%5%5%
Average household size 2.85 2.85 2.95
Single-person home 22.6% 22.9% 19.9%
Median home value 101,500$ 106,700$ 152,500$
Median Rent 873.00$ 1,041.00$ 1,161.00$
Median Household income 46,778.00$ 54,103.00$ 65,727.00$
Source: Catalyst
NA NA
Household Characteristic
According to ESRI, Sanger is anticipated to add 312 new households within
the next five years, using a 2.0% annual growth rate. However, Catalyst’s
estimate shows demand for 3,145 units over the next 5-years, based upon
increased growth rates and demand projections. In comparison, DFW is
anticipated to increase by 253,780 households within the next five years,
which equates to an annual growth rate of 1.8%.
Owner-occupied households represent 64.9% of the total households in
Sanger. While suburban markets generally have greater percentages of
owner-occupied units, Sanger can increase growth by accommodating more
rental units. This can be attracting younger workers and families who prefer
renting over purchasing. The median home value of $152,500 in Sanger is
less than the median home value of $235,567 throughout DFW, making it an
affordable place for young families to start their lives.
Sanger home values
are trending upward
just like Corinth,
Denton, Argyle and
Flower Mound
02 Community Profile
Sanger 2040 Comprehensive Plan, Sanger TX20
Household Income
The median household income (MHI) in Sanger is
$65,727.
Compared to 66.7% of all households throughout
DFW, 62.4% of Sanger’s households make $75,000
or more. A smaller percentage of households in
Sanger make $150,000 or more compared to DFW,
but a larger percentage of homes make between
$75,000 and $150,000. There is also a smaller
percentage of households in Sanger that make less
than $50,000 compared to DFW, creating a stable
middle income earning cohort.
Total Household 2793 100.0%72265 100.0%
Median Household Income 65727 NA 2635017 NA
10K OR LESS 67 2.4%121211 4.6%
10K-15K 95 3.4%73780 2.8%
15K-25K 198 7.1%168641 6.4%
25K-35K 251 9.0%200261 7.6%
35K-50K 436 15.6%313567 11.9%
50K-75K 553 19.8%479573 18.2%
75K-100K 447 16.0%353092 13.4%
100K-150K 561 20.1%450588 17.1%
150K OR MORE 182 6.5%474303 18.0%
Household Income Comparison
DFW MetroplexCity of Sanger
$150K OR MORE
$100K-$150K
$75K-$100K
$50K-$75K
$35K-$50K
$25K-$35K
$15K-$25K
$10K-$15K
$10K OR LESS
% Sanger Household
% DFW Household
Sanger Household Income Comparison
Data Source: US Census American Community Survey (ACS) 5-Year Estimates, 2019
Wow, Sanger exceeds the Metroplex percentage in
families with incomes between $100K - $150K
2102 Community Profile
Education Attainment
The highest level of education that residents
receive can help inform what type of outreach
is appropriate for community planning efforts.
In Sanger, 85% of residents 25 and older have
at least a high school diploma. Since 2011, the
percentage of people that do not have a high
school degree or higher has gone down 2%,
an indication that the workforce in Sanger is
increasing the number of positions that require
higher education.
Denton County is home to several higher
education institutions that influence various
aspects of life throughout the county. These
institutions provide an opportunity for Sanger
to build relationships and leverage the existing
institutions to build up their workforce and
provide a place for employees and recent
graduates to call home.
% Sanger Household
% DFW Household
2.0%
4.7%
2.9%
3.8%
2011 2013 2015 2017 20190.0%
5.0%
10.0%
15.0%
20.0%
25.0%
30.0%
35.0%
40.0%
45.0%Some College or
Associate’s Degree
Less than High
School Graduate
Bachelor’s Degree
or Higher
High School Graduate
(Includes Equivalency)
Sanger Education Attainment
Data Source: US Census American Community Survey (ACS) 5-Year
Estimates, 2019
Sanger Education Attainment
Data Source: US Census American Community Survey (ACS) 5-Year Estimates, 2019
2011 2013 2015 2017 2019
Population 25 to 64
years 4034 3921 4398 5027 5274
Less than high school
graduate 13.1% 7.6% 8.6% 12.1% 15.1%
High school graduate
(includes equivalency)35.3% 37.5% 34.3% 33.9% 32.4%
Some college or
associate's degree 36.3% 39.4% 39.1% 32.4% 32.5%
Bachelor's degree or
higher 15.3% 15.5% 18.0% 21.5% 20.0%
Education Attainment
02 Community Profile
Sanger 2040 Comprehensive Plan, Sanger TX22
2-4 Market Assessment
Introduction
This market assessment was conducted to explore current economic
conditions to support Sanger’s comprehensive planning process. This market
assessment will serve as the foundation to create a sustainable and fiscally
resilient comprehensive plan. This initiative identified market factors that
have the greatest propensity for success and alignment with strong economic
development principles. These factors will enable the comprehensive planning
process to align land-use strategies and market potential to support and
maximize outcomes. These findings, integrated into the comprehensive plan,
will inform the policy framework needed to construct a unified vision that
leverages Sanger’s strengths, assets, and priorities.
Data in this report includes ESRI data. ESRI data is vetted by an expert team
of data scientists, demographers, and geographers. ESRI provides quality data
variables from authoritative data sources including demographics, behavioral
and business data, and frequently updated basemaps. ESRI was ranked the
lowest error level to Census data and has been shown to have the greatest
accuracy and the local level, including cities like Sanger.
Sanger has a great market potential
providing both big city opportunities and
small-town charm.
2302 Community Profile
Background
Since adoption of the Comprehensive Land Use Plan in 2007, Sanger has
undergone change, which as affected mobility and infrastructure strategy in
many parts of the City. This growth is anticipated to increase at a more rapid
pace in the coming years. To account for this growth trend and its implications
for the City of Sanger, and to ensure all future growth meets owner’s, resident’s,
and the city’s vision, an update of the comprehensive plan is needed.
Sanger’s economic development is currently implemented by two economic
development corporations – the Type A Sanger Industrial Development
Corporation and the Type B Community Development Corporation (CDC),
each funded by a separately dedicated ½ cent sales tax and overseen by a
board of directors appointed by the City Council. Type A corporations have
a focus on primary employers – those companies whose product or service is
sold to statewide, national, and/or international markets, thereby bringing new
dollars into the economy. Type A corporations spend money on incentives for
new jobs and investments, workforce development, and infrastructure. Type B
corporations have a wider range of areas where they can make expenditures
including quality of life projects, parks, sports venues, and retail.
The combination of Type A and Type B development corporations give Sanger
a good source of funds to drive economic and community development
initiatives. Using these dedicated sales tax funds will create economic vitality
and will be evidenced by:
• Higher quality developments
• Additional catalyst projects in the downtown area
• Strategic public/private partnerships
• Increased investment in physical infrastructure
• Stronger regional partnerships
02 Community Profile
Sanger 2040 Comprehensive Plan, Sanger TX24
Retail Demand
Residential generated retail demand is almost always the largest source of retail demand within a community.
Retail demand from residential is calculated by analyzing the existing retail leakage. Residential-generated retail
demand takes into account the existing supply of retail businesses, existing demand that the population can
support, and the retail gap (i.e., retail leakage) within a defined geography. For this analysis, Catalyst used a 1, 3, 5,
7, and 10-mile bands to study various attributes across geographies. Unlike traditional radii from a defined point,
the band approach only considers the area between radii (i.e. the area between 3-5 miles). This methodology was
deployed to understand not only the Sanger market but portions of the competing communities. A distance decay
methodology was used to calibrate the capture rate as the distance from Sanger increased.
** Note: The city lost its only grocery store in 2021 due to TxDOT expansion, therefore, today, the market could
likely support an additional 35,000SF of grocery, plus the additional unmet demand in the market. Additional
population growth will increase demand in the future.
Retail Demand
Credit to Catalyst
Category Student Workforce Commuter Residential Total
Auto Parts, Accessories & Tire Stores 1,595 - 233 496 2,325
Furniture Stores - - - 2,287 2,287
Home Furnishings Stores - - - 2,221 2,221
Electronics & Appliance Stores 294 5,601 294 3,366 9,555
Bldg Material & Supplies Dealers - - - 6,332 6,332
Lawn & Garden Equip & Supply Stores - - - 348 348
Grocery Stores 1,960 11,709 835
14,505
Specialty Food Stores - - - 1,811 1,811
Beer, Wine & Liquor Stores - - - 1,469 1,469
Health & Personal Care Stores 1,299 22,596 294
24,189
Gasoline Stations - - 3,889 3,889
Clothing Stores 556 4,214 321 3,835 8,925
Shoe Stores 1,019 5,794 588 1,112 8,512
Jewelry, Luggage & Leather Goods Stores 485 4,414 280 1,682 6,861
Sporting Goods/Hobby/Musical Instr Stores - 2,511 294
2,804
Book, Periodical & Music Stores - - - 632 632
Department Stores Excluding Leased Depts. - 7,532 294 804 8,630
Other General Merchandise Stores - 34,762 441
35,203
Florists - - - -
Office Supplies, Stationery & Gift Stores - 8,497 294 1,320 10,111
Used Merchandise Stores - - - -
Other Miscellaneous Store Retailers - - - 2,391 2,391
Full-Service Restaurants 1,227 11,042 494
12,763
Limited-Service Eating Places 1,112 14,871 700
16,682
Special Food Services - - - -
Drinking Places - Alcoholic Beverages - - - 6 6
Total Demand (SF)9,548 133,543 9,250 62,888 215,228
Potential Supportable Retail Square Footage By Retail Category
**
2502 Community Profile
Retail demand was also calculated from other sources, including retail demand from students, workforce, visitors,
and commuters. Commuter demand consists of people passing through the downtown area and who would
have the potential to spend money in Downtown. This additional retail demand is the “net additional” demand
supportable from each of these drives and does not include existing demand from residential. Collectively, within
Sanger, the retail categories with the largest amount of unmet retail demand are other general merchandise
stores (35,000 SF in unmet retail demand), Health and personal care stores (24,000 SF of unmet retail demand),
Limited-service eating places (16,000 SF in unmet retail demand) and grocery stores (14,000 SF of unmet
demand).
Across all restaurant categories (limited-service, full-service, special food services, and drinking places) there is
over 29,000 SF of unmet retail demand. The table below summarizes the overall demand to be taken advantage
of throughout the Sanger.
Targeted Industry Summary
A cluster is a geographic concentration of businesses, suppliers, and support institutions. Local industry clusters
create synergies and increase productivity making businesses more competitive regionally, nationally, and
globally. Industry clusters can form and grow because of a region’s competitive advantage such as location, labor
skill sets, and education systems.
Employment Cluster
As part of this initiative, regional and state employment trends were analyzed to understand regional momentum
and opportunities. This process uncovered regional assets such as strong labor synergies in businesses in the
following:
• Transportation and storage industries,
• Hospitality and restaurant,
• Education,
• Finance and insurance,
• And retail trade industries.
This initiative also considered goals and the vision for the Sanger residents through discussions with stakeholders
and leaders within the community. Through these conversations and physical review of the region, we recognize
that Sanger has an opportunity to expand its role in the region and grow its economy due to access to local talent
and resources.
02 Community Profile
Sanger 2040 Comprehensive Plan, Sanger TX26
One major outcome from this analysis was the discovery to identify values of the community which can be
the lens from which future business decisions are made and continue to protect Sanger’s quality-of-life while
also positioning the City for greater opportunities. This is critical to ensure that future growth does not impact
Sanger’s character and unique attributes, but builds upon them. These include:
• Access to nature
• Regional hub
• Quality downtown
• Available land
• Emerging business base
To further refine targeted industries, one analysis is through the identification of Location Quotients (LQ). These
represent the relative concentration of a specific industry cluster in a defined geographic area (Denton County)
compared to the U.S. average for that industry cluster. For example, an LQ of 1.5 indicates that the region (Denton
County) has 50% more concentration per capita than the U.S., which represents a competitive advantage. It’s
important to consider that the associated LQ is a relative measure, and some industries may be less prevalent but
possess the needed infrastructure, utilities, etc. to give a competitive advantage in the region.
The bubble chart below illustrates several factors including:
• The 5-year historical growth of each industry along the horizontal axis
• The LQ of each 2-digit NAICS industry along the vertical axis
• The size of each bubble represents employment by industry
Industry Cluster
Diagram
Credit to Catalyst
Low
Growth
High
Growth
High Concentration
Low Concentration
Strong and Advacing
High concentration, high growth
Weak but Emerging
Low concentration, high growth
Weak and Emerging
Low concentration, declining
job availibity
Strong but Declining
High concentration, declining
job availibity
2702 Community Profile
Nearly every industry in Denton County experienced employment growth over the 5-year period, except for the
Mining and Utilities industries. The largest and most concentrated industry clusters in Denton County relative to
the U.S. average is Retail Trade, Accommodation and Food Services, and Educational Services. Transportation and
Storage as well as Finance and Insurance are relatively concentrated sectors in Denton County that serve non-
local markets.
Agriculture, Forestry, Fishing
and Hunting
Mining
Utilities
Construction
Manufacturing
Wholesale Trade
Retail Trade
Transportation and Storage
Information
Finance and Insurance
Real Estate and Rental and
Leasing
Professional, Scientific, and
Technical Services
Management of Companies
and Enterprises
Administrative and Support
and Waste Management and
Remediation Services
Educational Services
Health Care and Social
Assistance
Arts, Entertainment, and
Recreation
Accommodation and Food
Services
0.2
0.4
0.6
0.8
1
1.2
1.4
1.6
-0.6 -0.4 -0.2 0 0.2 0.4 0.6
Location Quotient (County to Nation)
% Growth ('13-18')
Denton County Industry Clusters
Denton County Industry Cluster
Credit to Catalyst
02 Community Profile
Sanger 2040 Comprehensive Plan, Sanger TX28
As Sanger pursues its targeted industries and opportunities, the city can continue to build upon it’s amenities
that can increase corporate opportunities that can take advantage of Sanger’s growing talent base. Increasing
local employment can increase wealth, increase tax base diversity, and decrease congestion associated with
commuting. Increased employment in Sanger would increase economic diversity and contribute to stability. The
chart below illustrates the employment by industry in Sanger, as well as the percent distribution:
Sanger Employment by Industry
Credit to Catalyst
bbyy NNAAIICCSS CCooddeess NNuummbbeerr PPeerrccee nntt NNuummbbee rr PPeerrcc eenn tt
Agriculture, Forestry, Fishing & Hunting 1 0.30%4 N/A
Mining 1 0.30%4 N/A
Utilities 3 1.00%171 N/A
Construction 24 8.30%211 N/A
Manufacturing 15 5.20%1,437 N/A
Wholesale Trade 12 4.20%892 N/A
Retail Trade 42 14.50%302 N/A
Motor Vehicle & Parts Dealers 10 3.50%96 N/A
Furniture & Home Furnishings Stores 0 0.00%0 N/A
Electronics & Appliance Stores 0 0.00%0 N/A
Bldg Material & Garden Equipment & Supplies Dealers 2 0.70%11 N/A
Food & Beverage Stores 5 1.70%66 N/A
Health & Personal Care Stores 3 1.00%25 N/A
Gasoline Stations 6 2.10%35 N/A
Clothing & Clothing Accessories Stores 4 1.40%9 N/A
Sport Goods, Hobby, Book, & Music Stores 0 0.00%0 N/A
General Merchandise Stores 4 1.40%16 N/A
Miscellaneous Store Retailers 5 1.70%14 N/A
Nonstore Retailers 3 1.00%30 N/A
Transportation & Warehousing 2 0.70%16 N/A
Information 3 1.00%12 N/A
Finance & Insurance 12 4.20%64 N/A
Central Bank/Credit Intermediation & Related Activities 5 1.70%42 N/A
Securities, Commodity Contracts & Other Financial Investments & Other Related Activities 2 0.70%6 N/A
Insurance Carriers & Related Activities; Funds, Trusts & Other Financial Vehicles 5 1.70%16 N/A
Real Estate, Rental & Leasing 16 5.50%31 N/A
Professional, Scientific & Tech Services 22 7.60%177 N/A
Legal Services 0 0.00%0 N/A
Management of Companies & Enterprises 1 0.30%4 N/A
Administrative & Support & Waste Management & Remediation Services 3 1.00%9 N/A
Educational Services 16 5.50%914 N/A
Health Care & Social Assistance 15 5.20%106 1.80%
Arts, Entertainment & Recreation 3 1.00%15 N/A
Accommodation & Food Services 24 8.30%354 6.02%
Accommodation 3 1.00%8 N/A
Food Services & Drinking Places 21 7.30%346 5.89%
Other Services (except Public Administration)48 16.60%263 4.48%
Automotive Repair & Maintenance 10 3.50%50 N/A
Public Administration 11 3.80%119 2.02%
Unclassified Establishments 15 5.20%2 N/A
TToottaall 228899 11 0000..0000%%55,,887777 110000..0000%%
BBuussiinneessssee ss EEmmppllooyyeeeess
2902 Community Profile
A review of Sanger’s current employment makeup and the regional strengths indicate capacity for additional
corporate attraction and industrial development. Corporate attraction improves when integrated in mixed-use
environments due to the appeal of actively dense environments and the live-work-play lifestyle.
The investment outlook for medical and suburban offices are strong in the local submarket. Current data has
shown that productivity is still greater in a traditional office environments. In addition, medical uses are often a
good consideration in suburban areas where there is an expected new population growth due to increased housing
units, which creates additional medical demand. In Sanger’s case, data shows additional opportunity to capitalize
on the regional healthcare concentration in Denton and the growing population in the region.
To position for the various industries mentioned above, a range of quality sites will need to be available. As workers
and office development continue to experience an evolution and shift towards suburbs and exurbs, opportunities
will be created for increased commercial uses. Local development can reduce retail leakage and procure tenants
that aligns with the City’s vision and can harness the new demand created from increased population growth.
Class A Office buildings and manufacturing facilities require more specific infrastructure, but other commercial
uses can take advantage of Interstate 35 frontage, or suitable locations near downtown that has access to local
talent, visibility to major corridors, connectivity, open space, and a mix of tenants. The future land use takes into
account these factor in order to yield greater potential and increase sustainability and vitality.
bbyy NNAAIICCSS CCooddeess NNuummbbeerr PPeerrcceenntt NNuummbbeerr PPeerrcceenntt
Agriculture, Forestry, Fishing & Hunting 1 0.30%4 0.10%
Mining 1 0.30%4 0.10%
Utilities 3 1.00% 171 4.40%
Construction 24 8.30% 211 5.40%
Manufacturing 15 5.20% 237 6.10%
Wholesale Trade 12 4.20% 892 22.80%
Retail Trade 42 14.50% 302 7.70%
Motor Vehicle & Parts Dealers 10 3.50% 96 2.50%
Furniture & Home Furnishings Stores 0 0.00%0 0.00%
Electronics & Appliance Stores 0 0.00%0 0.00%
Bldg Material & Garden Equipment & Supplies Dealers 2 0.70%11 0.30%
Food & Beverage Stores 5 1.70% 66 1.70%
Health & Personal Care Stores 3 1.00% 25 0.60%
Gasoline Stations 6 2.10% 35 0.90%
Clothing & Clothing Accessories Stores 4 1.40%9 0.20%
Sport Goods, Hobby, Book, & Music Stores 0 0.00%0 0.00%
General Merchandise Stores 4 1.40% 16 0.40%
Miscellaneous Store Retailers 5 1.70% 14 0.40%
Nonstore Retailers 3 1.00% 30 0.80%
Transportation & Warehousing 2 0.70% 16 0.40%
Information 3 1.00%12 0.30%
Finance & Insurance 12 4.20% 64 1.60%
Central Bank/Credit Intermediation & Related Activities 5 1.70% 42 1.10%
Securities, Commodity Contracts & Other Financial Investments & Other Related Activities 2 0.70%6 0.20%
Insurance Carriers & Related Activities; Funds, Trusts & Other Financial Vehicles 5 1.70% 16 0.40%
Real Estate, Rental & Leasing 16 5.50%31 0.80%
Professional, Scientific & Tech Services 22 7.60% 177 4.50%
Legal Services 0 0.00%0 0.00%
Management of Companies & Enterprises 1 0.30%4 0.10%
Administrative & Support & Waste Management & Remediation Services 3 1.00%9 0.20%
Educational Services 16 5.50% 914 23.40%
Health Care & Social Assistance 15 5.20% 106 2.70%
Arts, Entertainment & Recreation 3 1.00%15 0.40%
Accommodation & Food Services 24 8.30% 354 9.10%
Accommodation 3 1.00%8 0.20%
Food Services & Drinking Places 21 7.30% 346 8.90%
Other Services (except Public Administration)48 16.60% 263 6.70%
Automotive Repair & Maintenance 10 3.50% 50 1.30%
Public Administration 11 3.80% 119 3.00%
Unclassified Establishments 15 5.20%2 0.10%
TToottaall 228899 110000..0000%%33,,990077 110000..0000%%
BBuussiinneesssseess EEmmppllooyyeeeess
bbyy NNAAIICCSS CCooddeess NNuummbbeerr PPeerrcceenntt NNuummbbeerr PPeerrcceennttAgriculture, Forestry, Fishing & Hunting 1 0.30%4 0.10%Mining 1 0.30%4 0.10%Utilities 3 1.00% 171 4.40%Construction 24 8.30% 211 5.40%Manufacturing 15 5.20% 237 6.10%Wholesale Trade 12 4.20% 892 22.80%Retail Trade 42 14.50% 302 7.70%Motor Vehicle & Parts Dealers 10 3.50% 96 2.50%Furniture & Home Furnishings Stores 0 0.00%0 0.00%Electronics & Appliance Stores 0 0.00%0 0.00%Bldg Material & Garden Equipment & Supplies Dealers 2 0.70%11 0.30%Food & Beverage Stores 5 1.70% 66 1.70%Health & Personal Care Stores 3 1.00% 25 0.60%Gasoline Stations 6 2.10% 35 0.90%Clothing & Clothing Accessories Stores 4 1.40%9 0.20%Sport Goods, Hobby, Book, & Music Stores 0 0.00%0 0.00%General Merchandise Stores 4 1.40% 16 0.40%Miscellaneous Store Retailers 5 1.70% 14 0.40%Nonstore Retailers 3 1.00% 30 0.80%Transportation & Warehousing 2 0.70% 16 0.40%Information 3 1.00%12 0.30%Finance & Insurance 12 4.20% 64 1.60%Central Bank/Credit Intermediation & Related Activities 5 1.70% 42 1.10%Securities, Commodity Contracts & Other Financial Investments & Other Related Activities 2 0.70%6 0.20%
Insurance Carriers & Related Activities; Funds, Trusts & Other Financial Vehicles 5 1.70% 16 0.40%
Real Estate, Rental & Leasing 16 5.50%31 0.80%
Professional, Scientific & Tech Services 22 7.60% 177 4.50%
Legal Services 0 0.00%0 0.00%
Management of Companies & Enterprises 1 0.30%4 0.10%
Administrative & Support & Waste Management & Remediation Services 3 1.00%9 0.20%
Educational Services 16 5.50% 914 23.40%
Health Care & Social Assistance 15 5.20% 106 2.70%
Arts, Entertainment & Recreation 3 1.00%15 0.40%
Accommodation & Food Services 24 8.30% 354 9.10%
Accommodation 3 1.00%8 0.20%
Food Services & Drinking Places 21 7.30% 346 8.90%
Other Services (except Public Administration)48 16.60% 263 6.70%
Automotive Repair & Maintenance 10 3.50% 50 1.30%
Public Administration 11 3.80% 119 3.00%
Unclassified Establishments 15 5.20%2 0.10%
TToottaall 228899 110000..0000%%33,,990077 110000..0000%%
BBuussiinneesssseess EEmmppllooyyeeeess
Sanger Employment by Industry Continued
Credit to Catalyst
Sanger’s existing Wal-Mart Distribution Center is a tremendous catalyst
for expanded industrial growth and new commercial development
02 Community Profile
Sanger 2040 Comprehensive Plan, Sanger TX30
Residential Demand
Based upon the demographics, new home demand is anticipated to remain strong throughout DFW, including
Denton County and Sanger. As development patterns continue to expand outward along major interstates in the
DFW Metroplex, Sanger is poised to harness substantial growth. While construction and new deliveries are likely
to tighten due to national labor and material shortages, the Denton County/Sanger market is still anticipated to
grow at a rapid velocity. Temporary limited supply may coincidentally put upward pressure on home prices which
could create a window to introduce a broader range of product types. Additionally, increased population growth
in the region will create additional market demand for residential and commercial development, fueling additional
opportunities for new mixed-use developments.
To understand regional demand, Catalyst calculated residential demand for the County, and adjusted the capture
rate to reflect the historical absorption percentage of homes built in Sanger based upon building permit data. Our
analysis shows Denton County is projected to gain over 9,700 total new households annually over the next five
years. This household growth will create a potential demand of 6,165 new homes based on qualified earners and
owner propensity throughout the County.
0
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Less than
$100,000
$100,000 -
$150,000
$150,000 -
$200,000
$200,000 -
$250,000
$250,000 -
$350,000
$350,000 -
$450,000
$450,000+
Units
Home Value
Sanger Annual Single Family Demand
0
10
20
30
40
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$500 - $750 $750 - $1000 $1500 - $2000$1000 - $1500 $2000+
Units
Sanger Annual Multifamily Demand
Monthly Rent
Ages 25 - 34
Ages 35 - 54
Ages 55 - 64
Ages 65+
Ages 25 - 34
Ages 35 - 54
Ages 55 - 64
Ages 65+
Sanger Annual Single Family Demand
Credit to Catalyst
Sanger’s single
family market to
grow at a rapid
velocity
3102 Community Profile
Harnessing new homebuyers - Homebuyers ages 25 – 34 tend to be first time buyers and represent a growing
cohort. According to the National Association of Realtors 2017 Home Buyers and Sellers Generational Trends
Report, this cohort is increasingly purchasing in suburban markets similar to Sanger. Forty-nine percent of buyers
36 and younger now have children under the age of 18, and over 65% of homes are represented by married
couples. Providing housing types that accommodate recent college graduates can create synergies with the local
workforce and enhance opportunities for major employers.
Attracting the move-up market - The age group of 35 – 54 represents the largest portion of demand within the
City (47%). Buyers in this cohort are in their prime purchasing years, likely with children under 18 years old. Buyers
in this cohort typically purchase the highest priced homes of all buyers and have the largest square footage and
most bedrooms. Neighborhood choices for this cohort are typically influenced by the quality and convenience
of the accompanying school district, as well as access to transportation and convenience of commute to work.
With easy access to major employment hubs like Dallas, Fort Worth and Alliance via I-35E and I-35W, Sanger is
positioned neatly to capture a portion of this market.
Harnessing mature professionals - Purchasers in the age group of 55 – 64 differ from the 65+ cohort in that they
tend to have higher median incomes and are more likely to have children under 18 still in the home. This cohort is
likely to buy a multi-generational home for children over 18 living at home and caretaking of aging parents. The
primary motivating factors for home purchases amongst this group are often related to retirement, desire to be
closer to family, or desire for a smaller home (empty nesters). Buyers in this cohort project that they will live in
this home for 20 years at longest.
Catering to seniors and retirees - Purchasers in the cohort of ages 65+ typically move the longest distance of
any group and are least likely to make compromises on their home purchase. These homebuyers are likely to have
retired or scaled back their work demands and have the lowest median home incomes. The primary motivating
factors for moving in this cohort include a desire to be closer to family and friends, desire for a smaller home, or
retirement. Buyers in this group are least likely to purchase a single-family detached home, with nearly 24% of
buyers in this group purchasing senior-related housing.
Creating multigenerational communities - One way of creating healthier neighborhoods is through a mixed-
use development that will drive that type of “community” feel that is attractive to all generations of buyers.
Developers should integrate a broad range of housing within developments to attract multigenerational residents,
which over the long run allow for aging in place and then backfill from younger buyers as the homes age. Suburbs
built in the 1970’s and 1980’s are now seeing the turnover as young families move out to the suburbs and look for
quality neighborhoods. These older suburbs typically offer quiet, safe, low crime neighborhoods with established
homes with large trees and full landscaping. These neighborhoods become more diverse and generally increase in
value as they age.
Turnover of existing owner-occupied households will generate potential demand for an additional 12,808 owners
in turnover that rent throughout the county. Turnover of existing rental households will generate 13,705 renters
that purchase homes. The total potential projected demand for new homes is 18,973 throughout Denton County.
While historical growth has been moderate, this analysis show that Sanger has the potential to capture over 3,145
units over the next 5-years. Sixty five percent (65%) of total new homes demand is valued above $250,000. The
remaider demand is for housing under $250,000.
02 Community Profile
Sanger 2040 Comprehensive Plan, Sanger TX32
One approach to creating a multigenerational community is through a master planned community (MPC) typically
consisting of several neighborhoods, often curated by several homebuilders, home typologies and price ranges.
The common thread that connects these neighborhoods is a lifestyle and theme envisioned by the MPC developer,
and delivered through amenities, landscaping, residential activities, and more. A recent study conducted by the
Urban Land Institute (ULI) expressed that “What doesn’t work are car-oriented projects with no walkability, no
amenities, and no lifestyle upfront. As time evolves, the need for authenticity, energy efficiency, and connected
communities will only grow. There is going to be a lot more regeneration and a lot more reimagining of the
suburbs.”
Some of the key benefits that an MPC can offer include:
• Amenities - While traditional neighborhoods may offer parks and sidewalks as an amenity, MPC’s typically
integrate larger portions of the development to open space, trails, parks, and natural amenities to tie the
community together. This allows for not only transportation connectivity, but also social and aesthetic
connectivity, creating a sense of “wholeness”.
• Adjacency predictability - Due to the nature of MPC’s and the planning that goes into development, MPC’s
offer residents more assurance of what their future surroundings will look like than subdivisions can. A mixed-
use approach to MPC’s creates a buffer between outside development and the residential portion of the
development. The implementation of design guidelines for construction of both residential and commercial
property also assures a cohesive feel and continuation of quality throughout the MPC.
• Variety - Traditional subdivisions typically offer one or two homebuilders and single-range pricing. MPC’s tend
to offer a wide variety of homebuilders, price ranges and home typologies, creating an interesting, integrated
housing mix. As a result, MPC’s attracts a wide variety of residents, including first-time buyers, move-up buyers
and those who want to scale down, resulting in a diverse community, where residents can move up or scale
down based upon their life needs.
• Lifestyle - The best MPCs strive to activate their amenities and create an overall lifestyle for residents. Planned
events and activities for residents of all ages are common and wide ranging amongst MPC’s. Unique amenities
for residents can include offerings such as poolside service, catered community events, movies on the lawn,
seasonal fairs and farmers markets, and many more.
• Stability - According to RCLCO, “MPCs credit their enhanced sales to buyers’ belief that MPCs are the best
place to invest.” New Home Source adds: “An MPC essentially adds stability to the resale value of your home.”
One reason that MPCs might help protect property values is that they offer the lifestyle and protections
desired by homebuyers across generations want, so they are in demand.”
3302 Community Profile
Multifamily Demand
The Dallas Multifamily Market has been experiencing a long stretch of record high demand and high occupancies.
Due to Covid-19, vacancy rates have continue to decline and rents continue to increase,. The result is an increase
in construction starts and the amount of square footage under construction. According to the Texas A&M Real
Estate Center, “Given the significant decrease in construction activity over the past two years, the DFW apartment
market should be poised better than other Texas MSAs to weather the Covid-19 crisis.”
Denton County is expected to gain more than 9,700 total new households annually over the next five years. This
household growth will generate annual demand for over 5,500 housing units based upon qualified incomes within
the County. Turnover of existing income qualified, owner-occupied households will generate potential demand for
over 6,800 rental units throughout Denton County. Turnover of existing income qualified rental households will
generate potential demand for over 30,000 housing units. The total annual projected demand for rental units in
Denton County is 12,347.
0
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Less than
$100,000
$100,000 -
$150,000
$150,000 -
$200,000
$200,000 -
$250,000
$250,000 -
$350,000
$350,000 -
$450,000
$450,000+
Units
Home Value
Sanger Annual Single Family Demand
0
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$500 - $750 $750 - $1000 $1500 - $2000$1000 - $1500 $2000+
Units
Sanger Annual Multifamily Demand
Monthly Rent
Ages 25 - 34
Ages 35 - 54
Ages 55 - 64
Ages 65+
Ages 25 - 34
Ages 35 - 54
Ages 55 - 64
Ages 65+
Sanger Annual Single Family Demand
Credit to Catalyst
02 Community Profile
Sanger 2040 Comprehensive Plan, Sanger TX34
Across all income categories, our projections show that Sanger has the potential to absorb nearly 250 new
rental units annually based on a conservative capture rate. To determine the capture rate, building permits were
analyzed from the U.S. Census to determine Sanger’s potential capture of Denton County’s demand. Of the
total demand, there is demand for over 63% of units to support market rate product ($1,500+/month rents).
Income levels also show a less significant need for units priced under $1,500. To better understand demand, the
multifamily residential demand was broken down not only by income categories, but also by age groups. Different
age groups represent different preferences in home typologies and product type, further nuancing the need for
differentiated home types.
• Catering to the creative class - According to research conducted by RealPage, renters ages 25 – 34 tend to
be characterized into two sub-categories; “starting-out single” and “young adult roommates”. Starting-out
singles tend to have limited incomes and high rent-to-income ratios. This cohort also tends to move frequently
while choosing smaller apartments in Class B & C properties in suburban markets. Similarly, the young adult
roommate cohort tends to move frequently, but tend to live in higher-end products (Class A & B) in suburban
markets due to their dual-income structure. Across both cohorts there is a need for connectivity and access to
transportation, especially to large employment hubs, while there is also a desire for amenity packages such as
a luxury pools, grill, event rooms, dog parks, and other amenities.
• Harnessing to mature wage earners - Similar to the aforementioned single-family demand, the age group of
35 – 54 represents the largest portion of demand for new multifamily product within the City. Renters in this
cohort are predominantly characterized by their age (mid 40’s), moderate median incomes ($50,000’s), and
propensity to renew leases. These residents are typically single or unmarried, and without children, which
allows them the freedom of living in the suburbs in quality developments, without the strain or commitment to
home ownership.
• Capturing active adults - According to research conducted by RealPage, the cohort of 55 – 65 can best be
characterized by the moderate incomes, draw on retirement savings, and propensity for smaller units. Similar
to the 35 – 54 cohort, residents of this cohort tend to renew leases and value stability. These residents may be
seeking smaller units after moving out of single family homes to avoid maintenance, make better use of space
(empty nesters), or just soak in the amenities of suburban multifamily living.
3502 Community Profile
• Seniors - Renters in the cohort of ages 65+ typically move the longest distance of any group and are least
likely to make compromises with regards to their desires. These renters are likely to have retired or scaled
back their work demands and have the lowest median home incomes. The primary motivating factors for
moving in this cohort include a desire to be closer to family and friends, desire for a smaller living space,
retirement, or need for additional care/special services. Amenity-rich and age-restricted developments are
amongst the most targeted product types in this cohort, while access to entertainment, active living, and
shopping are all critical components.
• Residential Shifts that can be an advantage for adaptive communities - As referenced, growth in the region
will create demand for a broad spectrum of housing. Markets that can cater to a broad audience will create
greater resiliency and capture a greater share of the pie. Therefore, policies that encourage a broader housing
choice and minimize social inequity will ensure the long-term viability of the community.
Today there is a larger percentage of residents that commute out of Sanger to work. According to the U.S. Census,
approximately 90% of employed residents in Sanger work outside of the city, and approximately 84% of workers
in Sanger live outside of the city. This is typical inflow/outflow in tertiary cities within major metropolitan areas
where there are more housing opportunity to accommodate for job positions in larger surrounding communities.
As Sanger ages over the next decades, a goal will be to have residential products and planned developments
that will attract and retain choice residents. Master planned communities can do that by offering products for
apartment renters (typically younger workers), higher density rentals (townhouses or casitas on very small lots),
single family houses for first-time homebuyers, move up products, and seniors or even age-restricted products.
These master planned developments should have access to a broad range of health care to serve all of these
population ranges, from pediatricians, to family medicine, to rehab and geriatric doctors, to assisted living and
skilled nursing.
Multifamily Residential DevelopmentSingle Family Residential Development
02 Community Profile
Sanger 2040 Comprehensive Plan, Sanger TX36
2-5 Cultural and Natural Resources
Both cultural and natural resources should be considered when
developing a comprehensive plan, as they can provide opportunities as
well as present limitations. It is important to identify and analysis the
unique characteristics that define the City of Sanger. Understanding
these resources, analyzing trends and identifying opportunities and
limitations contribute to the development of this plan.
Parks and Recreational - The largest and most notable natural resources
to the city is Lake Ray Roberts. The lake covers over forty-five square
miles of area and provides a multitude of activities on and around the lake
of these. Several activities include fishing, camping, hiking and horseback
riding. Ray Roberts Lake State Recreation Area - Culp Branch Unit is only
5-mile east of downtown Sanger along Farm to Market 455W. Not only
does it provide a natural space for the residents of Sanger to enjoy it
brings visitors from the DFW area, and the region, into the area to visit.
Within the city limits there are seven dedicated park/outdoor facilities.
One of the most notable is The John Porter Sports complex, which offers
an organized recreational space for the community. Porter Park also abuts
Duck Creek near the clear creek junction.
Built Environment - In addition to its natural resources, Jones Farm is
identified on Denton County’s national historical registry. Other historic
homes can be found throughout Sanger. A notable street with historical
significance in Sanger is Bolivar Street. The Wilfong Building, located on
Bolivar Street, has been extensively restored since the late 1980’s into
the early 1990’s. Several local restaurants, businesses, and boutiques
can also be found in this same area. The businesses add to the distinct
characteristic that defines Sanger. Sanger’s major municipal buildings are
also localized in this central downtown area.
Cultural Resources – Community focused events are a crucial piece
of Sanger’s culture. Many of these events are focused around major
holidays during the year. These events include Freedom Fest on Fourth
of July weekend, the Scarecrow Contest in October, as well as four days
of Christmas and Santa. Other events that help define what community
means in Sanger occur throughout the year, among which the annual
Sanger Sellabration is a highlight of all.
Sanger Sellabration
Photo credit to City of Sanger
2021 Christmas Parade
Photo credit to City of Sanger
Fishing Derby
Photo credit to City of Sanger
Lake Ray Roberts
3702 Community Profile
2-6 North Texas Regional Impacts
The North Texas region, commonly described as Dallas and Fort Worth and its surrounding counties, is
one of the most economically prosperous regions in the United States. A lower cost of living than the
national average, a business-friendly environment and strong workforce continues to maintain and even
grow this prospect. Technological opportunities over the past decade have also progressed the area as a
premier innovation center in the United States. These notions have created a bountiful supply of potential
that draws employees from leading research universities located in the region, as well as across the
country to move into the region. This growth not only impacts the urban core, but it also influences the
suburban and rural areas. Documents that surround it, such as the Vision North Texas serves as a strategic
plan for the region. With this influx of growth in North Texas the report looks at impacts to the housing
market, economic market, natural resources and many other aspects that will be impacted. Understanding
there is not a singular answer that can be applied to the North Texas region rather the creation of
localized solutions that follow cohesive agreed upon guidelines for the region provides a bright future for
the growing region.
Sanger is located in this thriving region. Capitalizing on the current favorable business climate of the
entire region, Sanger can expand both its Type A and Type B economic infrastructure to drive economic
development for the city’s future. In addition, it is reasonable to evaluate that Sanger will, like the region,
also see a significant increase in population over the next several years. This plan tries to understand the
positive and negative impacts by coordinating a structural approach, so that Sanger can better prepare for
its future growth.
As mentioned previously, Sanger is in a favorable position between the two major metropolitan areas
of the region. The city of Sanger is considered to be the northern gateway to the Dallas-Fort Worth
metroplex. This location attracts residents who want to reside in a less dense area, but still offers ease of
access to the benefits of a large urban area. Sanger has a character uniquely shaped by its community,
while still coexisting with the core urban areas. With development trends not seeming too far off, it is
projected that areas located along the I-35 corridor will see both commercial and population growth. This
puts Sanger in a unique position to plan and manage its undeveloped real estate. With this development
not only should economic, but also natural and cultural impacts must be assessed. Recognizing trends
and projections for the entire city, while outlining clear guiding principles will help ensure the integrity and
prosperity of Sanger’s core values.
Vision North Texas Logo
Photo credit to Vision North Texas
Sanger Public Meeting 2
Credit to Norris Design38
40
40
41
44
45
Introduction
Existing Vision
New Brand for Sanger
Comprehensive Plan Advisory Committee
Public Engagement
O 3
Vision
3903 Vision
03 Vision
Sanger 2040 Comprehensive Plan, Sanger TX40
3-1 Introduction
A comprehensive and current vision represents the collective thoughts
and ideas that residents and community leaders have about the future of
Sanger. Multiple methods were used throughout the planning process to
gather input from the community about their vision for the future of Sanger.
The collective input from these various methods drove the major decisions
of the plan.
One of the most critical aspect of a comprehensive plan development
process is gaining public input that provides insight into the current and
future needs. Public engagement and stakeholder input served as the
driving force behind all decisions during the planning process.
3-2 Existing Vision
The current vision for Sanger is a growing community with just the right
balance of business opportunity and the quality of life to raise a family.
Ranked as one of the Top 25 places in Texas to live and raise a family (Niche,
2015), Sanger provides its residents and businesses with something truly
special.
Sanger is located along Interstate 35 just minutes north of the Dallas/Fort
Worth Metroplex. This location in north central Texas offers residents and
businesses direct access to the amenities of a major metropolitan area.
Sanger’s location is premium toward the growing economic development
success story of North Texas and DFW International Airport just 20-miles to
the south.
Lake Ray Roberts has 29,000-acres of water and is the 6th largest lake in
Texas. Lake Ray Roberts includes State Parks, boating, fishing, camping,
swimming, and hiking is just five minutes east of Sanger. Many other
amenities and sports entertainment venues are just minutes away in Denton
and D/FW.
4103 Vision
3-3 New Brand for Sanger
As a part of the comprehensive plan, the branding arm of the team worked
with the city to create an entirely new with an interconnected strategy for
Sanger. The following defines the specifics of that strategy. A new logo for
the community is defined at the end of this strategy.
Pitching the Reality
Sanger is a small city that is filled with potential for families and businesses
and open to new ideas about how to grow. Our community is clean, safe,
comfortable, and inviting, known for its good schools, vibrant downtown,
charming hospitality, and immediate access to pristine nature. With Lake
Ray Roberts on our doorstep to the east and Dallas-Fort Worth 45-minutes
to the south, Sanger is the perfect middle ground to adopt as your
hometown and experience the best of what Texas has to offer.
Lifestyle Options
Sanger is a canvas to build
life on your terms. Nature
sits off the back door,
there’s open land to claim
as your own, and healthy
lifestyle activities are only
steps away.
Community Heartbeat
Sanger is new memories
with neighbors and friends.
We are a welcoming place
to gather, play, and stay
with something special for
everyone in the family.
Regional Connections
Sanger is the middle of it
all. We are the gateway
to recreation at Lake Ray
Roberts, and business in
the big city is just down
the road in Dallas and Fort
Worth.
Local Flavor
Sanger is the warmth of a
home-cooked meal. We are
proud of our authentic Texas
flavor and always invite
friends new and old to take
a seat at our table.
Professional Opportunity
Sanger is possibility in
progress. We are open for
business and passionate
about new ideas that
grow the potential of our
community.
Connect to Activity Energize the DowntownTell a Bigger Sanger Story Celebrate Local Diversity Bring Opportunity Home
Collaborate with experience
providers to “extend our
footprint” and enhance the
Sanger offering. Annex new
lands to support continued
growth. Develop a closer
relationship with locals and
become a content champion
of local info.
Claim our stake as the
western gateway to Lake
Ray Roberts. Acquire and
design more community
recreation space in town.
Create new ways for people
to engage in exercise and
healthy activities near their
homes.
From people and nature
to flavor and commerce,
reflect the diversity of our
community everywhere,
through expressive colors,
art subjects, and public
areas that welcome and
embrace all walks of life.
Enhance the welcoming
charm of downtown Sanger
with versatile gathering
spaces, expressive art/
lighting, and modern
amenities to provide
residents and visitors with
a lively weekday/weekend
day/night atmosphere.
Help newcomers establish
their home in Sanger as a
work/play/stay environment
with digital connectivity,
strong education, and multi-
functional spaces. Attract
local business prospects
with incentives to be
anchors for the future vision.
Core Tenets of Sanger’s Future Brand
03 Vision
Sanger 2040 Comprehensive Plan, Sanger TX42
A Vision for the Future of Sanger
We see a city that welcomes new residents and businesses alike with a
quaint, modern version of a classic Texas hometown.
A vibrant new downtown comes to life as a place to work and play both
day and night with a beautiful city hall, unique shops, local flavors, lush
greenspaces, and lively patios where something is always happening for the
entire family. Music is playing on the downtown speakers while people walk
around with their families, shopping and enjoying time outside together.
Some of the old homes surrounding downtown could be converted into
boutique stores and the old lumber yard could become an active multi-
purpose Downtown Park with food trucks, live shows, and beer gardens
featuring picnic tables and festoon lighting. New parks, walking trails, and
bike paths are also just steps away, connecting visitors to fitness activities
and other areas of local interest. The entire city is wired for success with
digital infrastructure that supports personal and business interests.
Sanger will continue to grow with new land annexations, ETJ districts, and
neighborhoods with a connected, contemporary edge. I-35 will pop with
new local and regional retail options, while a gateway experience on 455
with new sporting goods outfitters and other vendors could welcome people
east to special moments in nature at Lake Ray Roberts.
Sanger will become a place where families can thrive in a holistic, healthy
lifestyle on their terms without ever leaving town.
Downtown Sanger
Credit to City of Sanger, Sanger Economic Development Corporation
4303 Vision
Community Characteristic Photos
Credit to Norris Design, Shutterstock
We believe in:
Family Foundations
Providing safety, security, and
opportunity to grow healthy and
happy.
We believe in:
Inclusive Diversity
Creating a welcoming place to
live that celebrates all ages, races,
backgrounds, and lifestyles.
We believe in:
Community Collaboration
Fostering a close relationship with
residents to create new opportunities
and achieve community objectives.
We believe in:
Local Authenticity
Supporting the success of local
businesses and communicating with
open transparency.
We believe in:
Homestyle Comforts
Caring for our neighbors and
creating flexible public environments
with inherent hospitality.
03 Vision
Sanger 2040 Comprehensive Plan, Sanger TX44
3-4 Comprehensive Plan Advisory Committee
At the beginning of the planning process, the City Council appointed fifteen (15) members to a
Comprehensive Plan Advisory Committee (CPAC). This committee serves as an advisory body
supporting the creation of the new comprehensive plan. The committee has meet monthly
during the planning process, some meetings during the initial COVID-19 months were conducted
via Zoom technology. During the primary months of the health concern due to COVID-19 the
project was closer getting out of the gate.
City Staff
Sanger city staff provided a key role implementing policy, budget and review functions of the
comprehensive plan. City staff usually are the most familiar with the day-to-day operations
of the city and the land development processes. Due to this relationship, staff from across
city departments provided context for both existing conditions and recommended actions
generated during the planning process.
Rev. Reginald Logan, Chair
Sue Allison, Vice Chair
Carlos Thompson
Kelsi Bannahan
Justin Swaim
Jackie Turner
Matt Fuller
Jeff Springer
Thomas Muir
Gary Bilyeu
Tommy Hunter
Leann Loyless
Dev Surati
Ramie Hammonds
Shani Bradshaw
Citizen
4A Board
Business Rep
Chamber of Commerce
4B Board
Parks Board
P&Z Comission
Property Owner
Mayor
City Council
Superintendent SISD
Sanger ISD
Developer
City Staff
City Staff
COMPREHENSIVE PLAN ADVISORY COMMITTEE (CPAC)
4503 Vision
Sanger Race Comparison
Credit to Norris Design, US Decennial Census
3-5 Public Engagement
Introduction
Public engagement for the Plan has occurred over the entire planning
period. This engagement takes many forms and includes verbal and written
input. In the pages that follow, we have summarized the high points in this
important component of the process.
Project Logo
The project team set out to create a unique brand for the project that would
convey key themes and be used on all comprehensive plan update materials.
Creating a project brand helps planning projects stand out and generates a
unique project identity that is instantly recognizable at a glance. Before the
branding process began, city staff gave several recommendations for key
themes the brand would need to portray. These recommendations included:
the need to inspire people, the need to be approachable, and the need to
emphasize progress and growth while maintaining character.
Multiple meetings and discussions were held throughout the months in
early 2020 including a final discussion by the Comprehensive Plan Advisory
Committee (CPAC), and the team came to a consensus on the final design
of the project brand. In the end the “Sanger 2040” brand was chosen to
represent the desired look of progress and momentum present in Sanger.
Sanger 2040 Comprehensive Plan Logo
03 Vision
Sanger 2040 Comprehensive Plan, Sanger TX46
Stakeholder Interviews
In November 2020, approximately thirty (30) interviews with Sanger community leaders, and citizens
were conducted to gain early insight into the community needs. Interviewees included representatives
from major employers, neighborhood organizations, and institutions in Sanger. Questions for these
one-on-one interviews were related to Sanger’s character, resources, challenges, and opportunities.
On average each of the stakeholder interviews lasted thirty (30) minutes and also helped to identify
members for the steering committee. The complete stakeholder interview questions are located in the
appendix.
The following is input received in high numbers from the stakeholder interviews:
1. We need more high-quality for sale housing
2. We are working to improve our infrastructure network
3. A quality Sanger ISD is important to Sanger
4. Sanger’s downtown is a huge asset
5. The biggest barrier preventing success is lack of infrastructure
6. I-35 needs to have stronger development controls
7. Sanger ISD needs to improve its academic capabilities
8. Sanger needs added revenue to improve its infrastructure system
9. We need more commercial development related to family needs
10. Need more employment opportunities
11. Need more RxR crossings in Sanger and/or less time waiting for trains to pass
12. Downtown needs more family amenities to support new retail
13. A new family-focused park in downtown is needed
14. We would support new commercial development at the lake
15. Let’s plan for future critical care health facilities in Sanger
4703 Vision
Project Website
Created to educate citizens about the comprehensive planning process
and provide information about opportunities for citizens to get involved,
the website provided a timeline of public events and access to important
planning documents. Access to this information ensures transparency for
citizens to know how and why the plan is moving in the direction that it is.
The web site served as the depository for all items linked to the planning
process. Residents could at their own convenience engage with the
project. If important to the individual, one could update their schedule to
reflect future events or scan previous presentations for material to provide
feedback.
Pages on the website included: Introduction to Project, Project News,
Project Team (both City and consultant team), Schedule of Events,
Document Library, Portal into the Virtual Public Meeting Room, Sign up
for Future Notifications and a Contact Link. Citizens mentioned the ease at
getting data from the website and the benefits of 24/7 access.
03 Vision
Sanger 2040 Comprehensive Plan, Sanger TX48
sanger2040plan.com
City of Sanger 2040 Comprehensive Plan
Sanger, TX
2040 Comprehensive Plan
Meetings Documents Team
Sanger public meeting #3 Survey-Community Input
Take the Survey!
Home Meetings Documents Team Contact
4903 Vision
Vision Themes
Categories or themes were first established with community stakeholders and the project’s Comprehensive
Plan Advisory Committee (CPAC) prior to creating goals. This step defined broad areas that were
considered strategic in Sanger’s future. These themes are designed to be overarching and reach across
social, economic and racial groups. Each vision theme is defined by a graphic icon for easy identification
during public input events.
Land Use & Pattern of Development1.
Community Character2.
Economic Development3.
Housing & Neighborhoods4.
Infrastructure5.
Parks & Environment6.
Transportation / Mobility 7.
City Government8.
Downtown 9.
Education10.
Resilient & Flexible11.
Community Health12.
03 Vision
Sanger 2040 Comprehensive Plan, Sanger TX50
Public Meeting #1
The planning process included three (3) in-person public meeting events to engage citizen input. Public
Meeting #1 was targeting to communicate to the citizens the opportunity to engage the plan and to give
direct input on plan goals and themes. The turnout was excellent for meeting number one.
This initial meeting included opening remarks and we also had several other City Council members
present. The event was on February 25, 2021 at the Butterfield Elementary School in their cafeteria
between 6:00 – 8:00 pm. The city used social media and the project website to promote the event to
citizens and the business community. After the meeting we had a digital version of on the project website
for review and additional input.
Sanger Public Meeting # 1 Poster & Photos
5103 Vision
Public Meeting #2
This public meeting had tremendous attendance. We conducted a safe socially distance event for 40–60 people in
the cafeteria of the Sanger High School on June 10, 2021.
We had a presentation by the consultant team (Norris Design and Catalyst Commercial) on the current and short-
term real estate market in Sangers and scenario options for city-wide and downtown growth and development.
After the presentation, the audience participated in answering a selection of written questions about topics
related to each of the scenarios. The goal is to then review the community’s input and target their desires toward
a single preferred scenario and eventually future land use plan and related plan elements. After the sticky dot
selections (+/- 30 minutes), a question-and-answer session went on for about the next 30-minutes answering
questions about: development potential in downtown, parking in downtown, future tourism industry in Sanger,
employment options and diversity of housing best for Sanger and much more.
Sanger Public Meeting # 2 Poster & Photos
03 Vision
Sanger 2040 Comprehensive Plan, Sanger TX52
Public Meeting #3
The final public meeting was conducted around the presentation and discussion of the preferred land use
scenario. This scenario came about from the input received in public meeting #2 and the Advisory Committee.
This scenario become the Future Land use Plan (FLUP) which is the core element of the Sanger 2040
Comprehensive Plan.
The meeting was well attended like all the others and was at Butterfield Elementary School on September 21, 2021
from 6:00 to 7:30pm. We want to thank the Sanger Independent School District for their support of the planning
process and their generous use of the two school facilities for these public meetings.
Sanger Public Meeting # 3 Poster & Photos
5303 Vision
Image of grocery store54
56
58
58
59
60
66
68
71
74
77
79
82
95
95
Existing Land Use
Approach
Transect
Plan Goals
Alternative Scenario Development
Preferred Scenario
Future Land Use Types
Future Land Use Plan
Catalyst Growth Opportunities
Creating Added Value
Neighborhood Centers | Villages
PLACE Making
Intent of the Future Land Use Plan
Recommendations
O 4
Future Land Use
5504 Future Land Use
Sanger 2040 Comprehensive Plan, Sanger TX56
04 Future Land Use
4-1 Existing Land Use
The planning process begins with an understanding of existing
land uses and development patterns. We have worked with the
city’s data set of existing land use, roadways, parks and other in-
progress developments to assemble a graphic for land use scenario
development.
Below is a listing of the existing land use categories we have taken
into review. A general description of these uses are defined. We did
not require a breakdown of uses by specific densities and lot sizes.
Commercial Freeway
Commercial Neighborhood
Town Low Density
Rural Low Density
Residential High Density
Industrial
Public
Parks
Floodplain
Regional serving commercial
Neighborhood serving commercial
In-town (near downtown) small lot residential
Rural large lot residential
Multi-family and/or attached residential
Light industrial and/or shipping/warehouse
Sanger city facilities
Sanger public parks / trails / etc.
Floodplain (100-year)
Land Use Categories for Future Land Use Plan
N
5t
h
S
t
S Keaton Rd
F M 4 5 5 W
El m St
Melton Rd
Bolivar S t
McReynolds Rd
FM 455 W
W Chapman Dr
E Willow St
Lakecrest
Dr
Duck Creek Rd
Huling Rd
N Keaton Rd
Bob
White Way
Lois Rd W
Metz Rd
Lois Rd E
FM 2153
E C h a p m a n Dr
Marion Rd
FM455E
Chisam Rd
Belz Rd
Chisum Rd
F M 1 1 9 0
Field Lark Ln
Sam Bass Rd
View Rd
Crow Wright Rd
Harberson Rd
Hoehn Rd
N 10th St
S 5t h St
Firs
t
St
S
1st
S
t
Diane
Dr
Primrose Dr
S 2
nd
St
N 2nd S
t
N 8
th
St
I-
35
Se
rvice
Cowling Rd
Aster Dr
Tejas Dr
Harvest Moon Ln
PR 6630
Rector Rd
Merlin
Dr
Union Hill Rd
FM 2450
Creekvie
w
R
d
FM 2164
Cherokee Rd
Seal Ln
Burke St
PR 6631
Kildee Trl
San ctuary
Cir
Terrace Rd
In
dia
nLn
Sullivan Rd
I-35
LAKE RAY
ROBERTS
LAKE RAY
ROB ERTS
LAKE RAY
ROB ERTS
Lake Ray
Roberts
Lake Ray
Roberts
Sources: Esri, USGS, NGA, NASA , CGIAR, N Robinson , NCEAS, NLS, OS, NMA, Ge odatastyrelse n, Rijkswaterstaat, GSA, Ge oland, F EMA, Intermap an d the
GIS user community
/City of Sanger - Future Land Use Ma p
CityLimits
Open Space & Flood Areas
Commercial
High Density Residential
Industrial
Moderate Densit y Residential
Rural Residential
Urban Low Density Residential
Public
Parks
N
5T
H
S
T
W WILLOW ST
N 7
TH
ST
S KEATON RD
S 7TH ST
ELM S T
B O L IVA R S T
AUSTIN ST
HERO
N
D R
FIRST
ST
KRAMER
LN
PRAIRIE
DENTON ST
KATHRYN LN
1S
T
S
T
W CHAPM AN DR
E WILLOW ST
W A Y N E D R
PLU M S T
P I O N E E R
HUGHES ST
PE AC H S T
DUCK CREEK RD
CHURCH ST
CHE RRY S T
LOC UST S T
WOOD ST
OAK ST
N KEATON RD
FREESE DR
S 3RD ST
N ACKER ST
N 3
R
D
S
T
N 6
TH
ST
N 4
TH
ST
S
J
O
N
E
S
S
T
E C H A P M A N D R
L A N E Y D R
D A V I D
DR
C
OW
L
IN
G
RD
H ILLC
R
E
S
T
D
R
I-35 RAMP
SAN DSTONE
LYNN
TAMMY
W HOLT RD
KEIT
H DR
ELDER DR
KINCAID DR
PINTAIL LN
SEREN D IP IT YC
I
R
RA
IL
ROA
D
AVE
R
E
C
TO
R RD
I-35
N 10TH ST
S 5TH ST
S
1
S
T
S
T
DIANE DR
PRIMROSE DR
S
2N
D
ST
N 2
ND
S
T
N
8
TH
S
T
N 9
TH
S
T
I-35
SERVICE
BR O OK E D R
DISCLAIMER:
This map was generate d by GIS data providedby the Sanger GIS Department. The City of
Sanger does not guarantee th e correctness or
accuracy of any features on this map. These map
products are fo r illustration purposes only and
are not suitable for site-specific decision maki ng.
GIS data is subject to constant changes, and
may not be complete, accurate or curr ent.
Date Saved: 6/11/2018 6:45:28 PM
Document Name: 2018 FutureLandUse11x17
0 1 20.5 Miles
0 4,800 9,6002,400 Feet
Multifamily Residential
Industrial
High Density Residential
Public
Urban Low Density Residential
Parks
Rural Residential
Commercial
Moderate Density Residential
Open Space & Flood Areas
Legend
Existing 2018 Sanger Land Use Plan (generalized)
5704 Future Land Use
N
5t
h
S
t
S Keaton Rd
F M 4 5 5 W
El m St
Melton Rd
Bolivar S t
McReynolds Rd
FM 455 W
W Chapman Dr
E Willow St
Lakecrest
Dr
Duck Creek Rd
Huling Rd
N Keaton Rd
Bob
White Way
Lois Rd W
Metz Rd
Lois Rd E
FM 2153
E C h a p m a n Dr
Marion Rd
FM455E
Chisam Rd
Belz Rd
Chisum Rd
F M 1 1 9 0
Field Lark Ln
Sam Bass Rd
View Rd
Crow Wright Rd
Harberson Rd
Hoehn Rd
N 10th St
S 5t h St
Firs
t
St
S
1st
S
t
Diane
Dr
Primrose Dr
S 2
nd
St
N 2nd S
t
N 8
th
St
I-
35
Se
rvice
Cowling Rd
Aster Dr
Tejas Dr
Harvest Moon Ln
PR 6630
Rector Rd
Merlin
Dr
Union Hill Rd
FM 2450
Creekvie
w
R
d
FM 2164
Cherokee Rd
Seal Ln
Burke St
PR 6631
Kildee Trl
San ctuary
Cir
Terrace Rd
In
dia
nLn
Sullivan Rd
I-35
LAKE RAY
ROBERTS
LAKE RAY
ROB ERTS
LAKE RAY
ROB ERTS
Lake Ray
Roberts
Lake Ray
Roberts
Sources: Esri, USGS, NGA, NASA , CGIAR, N Robinson , NCEAS, NLS, OS, NMA, Ge odatastyrelse n, Rijkswaterstaat, GSA, Ge oland, F EMA, Intermap an d the
GIS user community
/City of Sanger - Future Land Use Ma p
CityLimits
Open Space & Flood Areas
Commercial
High Density Residential
Industrial
Moderate Densit y Residential
Rural Residential
Urban Low Density Residential
Public
Parks
N
5T
H
S
T
W WILLOW ST
N 7
TH
ST
S KEATON RD
S 7TH ST
ELM ST
BOLIVARST
AUSTIN ST
HERO
N
D R
FIRST
ST
KRAMER
LN
PRAIRIE
DENTON ST
KATHRYN LN
1S
T
S
T
W CHAPMAN DR
E WILLOW ST
WAYNEDR
PLUM ST
PIONEER
HUGHES ST
PEACH ST
DUCK CREEK RD
CHURCH ST
CHERRY ST
LOCUST ST
WOOD ST
OAK ST
N KEATON RD
FREESE DR
S 3RD ST
N ACKER ST
N 3
R
D
S
T
N 6
TH
ST
N 4
TH
ST
S
J
O
N
E
S
S
T
ECHAPM A N D R
LANEYDR
DAVID
DR
C
OW
L
IN
G
RD
HILLC
R
E
S
T
D
R
I-35 RAMP
SANDSTONE
LYNN
TAMMY
W HOLT RD
KEIT
H DR
ELDER DR
KINCAID DR
PINTAIL LN
SERENDIPITYC
I
R
RA
IL
ROA
D
AVE
R
E
C
TO
R RD
I-35
N 10TH ST
S 5TH ST
S
1
S
T
S
T
DIANE DR
PRIMROSE DR
S
2N
D
ST
N 2
ND
S
T
N
8
TH
S
T
N 9
TH
S
T
I-35
SERVICE
BROOKEDR
DISCLAIMER:
This map was generated by GIS data providedby the Sanger GIS Department. The City of
Sanger does not guarantee th e correctness or
accuracy of any features on this map. These map
products are fo r illustration purposes only and
are not suitable for site-specific decision maki ng.
GIS data is subject to constant changes, and
may not be complete, accurate or curr ent.
Date Saved: 6/11/2018 6:45:28 PM
Document Name: 2018 FutureLandUse11x17
0120.5Miles
04,8009,6002,400Feet
2018 Generalized Existing Land Use Plan
Sanger 2040 Comprehensive Plan, Sanger TX58
04 Future Land Use
4-2 Approach
To establish this Future Land Use Plan, we have used the alternative scenario approach to create the preferred
direction. Basically, these alternative scenarios allow citizens to visualize options and ultimately select their
preferences in land use and urban design. The alternative scenarios created for Sanger are described in detail in
the following pages.
Providing and maintaining a high quality of life for its citizens is crucial to a community’s ability to recruit and
retain businesses and residents. Quality of life is most directly impacted by neighborhood-based services. When
residents are happy and quality of life in a neighborhood is high, property values tend to increase, thereby
providing more revenue to the city so that these services can be maintained and enhanced. Well-maintained
streets and utilities, quality schools and parks, and close access to other daily needs are common traits of well-
rounded neighborhoods.
In recent years, there has been an increase in demand for “live, work, play” neighborhoods where a variety of
residential types, office and retail are all integrated relatively close together. Several of the following scenarios take
advantage of this reality.
4-3 Transect
The “transect” is a land-use term that describes a location based on its relative density, natural and/or built form
characteristics. All places within Sanger fall into one of six transect zones, which extend from the most natural
place (T1), such as Lake Ray Hubbard, to the most developed urban place (T6) like the property in downtown. Of
course, there are transition zones between, but a quick look at the transect zones reveals common characteristics:
The Transect; Created by
architect Andres Duany,
illustrates the rural-to-urban
gradation between nature and
dense urban zones.
T1
T2
T3
T4
T5
T6
Natural Environment: Wilderness, prairie and natural water bodies.
Rural Places: Working farm and ranch lands.
Suburban-Urban Places: Most new development post-WWII, retail, strip commercial.
Traditional Neighborhood Places: Residential smaller-lot neighborhoods in towns, cities
and first-tier suburbs.
Downtown Places: Traditional centers in large and small towns comprised of retail, office,
residential, and other uses; main streets, civic spaces and town squares define civic space.
Urban Core: Multi-story buildings at the center of most cities. Sanger’s T6 zone is not as
dense as other Texas cities, but it is walkable and full of economic potential.
5904 Future Land Use
4-4 Plan Goals
Goals for the comprehensive plan began early in the planning process. First, as a part of the stakeholder
interviews as goals for the plan and peer city’s were discussed. Next, we entered the discussion with the
Comprehensive Plan Advisory Committee and the goals were trimmed, edited and enhanced. The process also
included input from local citizens at Public Meeting #1 on inputs for community goals. So as defined, project
goals have been vetted at numerous phases in the engagement process. A final set of goals for the 2040 Sanger
Comprehensive Plan are listed below:
Maximize commercial development along the I-35 corridor.
Increase walkable development in downtown.
Support additional funding sources to aide in quality commercial growth.
Maximize commercial development along the FM 455 corridor.
Plan for future public services that will adequately serve the community.
Prioritize infrastructure in support of economic development along major commercial corridors.
Ensure quality growth along I-35 with revised development regulations (Corridor Plan).
Develop a larger system of parks, pedestrian trails, and open spaces.
Plan and study for a new family-oriented park in downtown serving as a catalyst for economic development.
Support expansion and quality in the Sanger Independent School District (SISD).
Increase the creation of quality places for people (PLACE making).
Increase City revenue sources from new commercial and industrial development.
Support the efficient use of land while enhancing the natural environment
Support higher density residential and mixed-use development downtown.
Increase low-impact development near Lake Ray Roberts.
Modify the City’s Development and Zoning Ordinances to implement this new plan.
Keep and expand City facilities in downtown.
With growth the City will need to review and update public safety facilities plan.
Encourage infill development in the core of Sanger.
Partner with City of Denton, NCTCOG and others creating a regional service network.
1.
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
12.
13.
14.
15.
16.
17.
18.
19.
20.
Sanger 2040 Comprehensive Plan, Sanger TX60
04 Future Land Use
Multifamily Residential
Town Residential
Ranch/Estate Residential
Regional Commericial
School
Downtown District
Industrial
Lake
Stream
100-year Floodplain
Medium Residential
Neighborhood Commercial
Park, Trails and Open Space
Sanger ETJ (Extra-Terratorial Jurisdiction)
Sanger City Boundary
Railroad
Major Road
Local Road
Future Thoroughfare
Thoroughfare (Built Road)
Proposed Road
COMPREHENSIVE PLAN OCTOBER 12, 2020
CITY OF SANGER
TEXAS NORTH
CITY-WIDE SCENARIO:
NORTHERN DFW GATEWAY
SCALE
0 400 800 1600
LEGEND
W. CHAPMAN RD
KE
A
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R
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N
W. CHAPM
A
N
R
O
A
D
W. CHAPMAN RD
MCREYNOLDS RDMCREYNOLDS RDWILLOW ST
PLUM ST
PEACH ST
ELM ST
BOLIVAR ST
CHERRY ST
JE
N
N
I
F
E
R
C
I
R
KE
I
T
H
D
R
FM 2153
FM 119
0
FM
2
1
6
4
FM 246
RECTOR RD
RECTOR RD
RE
C
T
O
R
R
D
DUCK CREEK RD
DUCK CREEK RD
DUCK CREEK RD
CO
W
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NICHOLSON ROAD
LOIS RD E
RA
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LAKE RAY
ROBERTS
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N
R
D
ME
L
T
O
N
R
D
HU
L
I
N
G
R
D
UN
I
O
N
H
I
L
L
R
D
MEL
T
O
N
R
D
SA
M
B
A
S
S
R
D
SA
M
B
A
S
S
R
D
F
A
R
M
T
O
M
A
R
K
E
T
4
5
5
E
BELZ RD
BELZ RD
BELZ RD
5T
H
S
T
5
T
H
S
T
IN
D
I
A
N
L
N
35
35
35
RAY ROBERTS LAKE
STATE PARK
VIEW RD
LOIS RD WLOIS RD W
ME
T
Z
R
D
ME
T
Z
R
D
I-
3
5
/
P
U
R
P
L
E
H
E
A
R
T
T
R
A
I
L
4-5 Alternative Scenario Development
The vision for Sanger was born out of input from general citizens and city-
wide property owners. It is important to note, that the three (3) scenarios were
developed with short and long-term opportunities – the desired preferred
scenario or final city-wide vision is full of short-term projects to build.
Scenario 1: Northern DFW Gateway
Attributes for this scenario include:
1. I-35 Corridor - Serves a regional market / Commercial covers the full corridor
2. Downtown - Urban / Mixed Use / Less historic in character
3. In-Town - Redevelopment occurring with walkable characteristics
4. Growth Areas (ETJ) - Range of densities
5. Population Growth - Above NCTCOG projections
6. Bold scenario that helps to grow the market
Multifamily Residential
Town Residential
Ranch/Estate Residential
Regional Commercial
School
Downtown District
Industrial
Lake
Stream
100-year Floodplain
Medium Residential
Neighborhood Commercial
Park, Trails and Open Space
Sanger ETJ (Extra-Terratorial Jurisdiction)
Sanger City Boundary
Railroad
Major Road
Local Road
Future Thoroughfare
Thoroughfare (Built Road)
Proposed Road
LEGEND
N 0 2700 54001325
6104 Future Land Use
Multifamily Residential
Town Residential
Ranch/Estate Residential
Regional Commericial
School
Downtown District
Industrial
Lake
Stream
100-year Floodplain
Medium Residential
Neighborhood Commercial
Park, Trails and Open Space
Sanger ETJ (Extra-Terratorial Jurisdiction)
Sanger City Boundary
Railroad
Major Road
Local Road
Future Thoroughfare
Thoroughfare (Built Road)
Proposed Road
COMPREHENSIVE PLAN OCTOBER 12, 2020
CITY OF SANGER
TEXAS NORTH
CITY-WIDE SCENARIO:
NORTHERN DFW GATEWAY
SCALE
0 400 800 1600
LEGEND
W. CHAPMAN RD
KE
A
T
O
N
R
D
N
KE
A
T
O
N
R
D
N
W. CHAPM
A
N
R
O
A
D
W. CHAPMAN RD
MCREYNOLDS RDMCREYNOLDS RDWILLOW ST
PLUM ST
PEACH ST
ELM ST
BOLIVAR ST
CHERRY ST
JE
N
N
I
F
E
R
C
I
R
KE
I
T
H
D
R
FM 2153
FM 119
0
FM
2
1
6
4
FM 246
RECTOR RD
RECTOR RD
RE
C
T
O
R
R
D
DUCK CREEK RD
DUCK CREEK RD
DUCK CREEK RD
CO
W
L
I
N
G
R
D
C
O
W
L
I
N
G
R
D
R
A
I
L
R
O
A
D
A
V
E
RA
I
L
R
O
A
D
A
V
E
RA
I
L
R
O
A
D
A
V
E
SA
M
B
A
S
S
R
O
A
D
RECTOR ROAD
NICHOLSON ROAD
LOIS RD E
RA
I
N
B
O
W
V
A
L
L
E
Y
R
D
TO GAINESVILLE
LAKE RAY
ROBERTS
TO
DENTON
MA
R
I
O
N
R
D
ME
L
T
O
N
R
D
HU
L
I
N
G
R
D
UN
I
O
N
H
I
L
L
R
D
MEL
T
O
N
R
D
SA
M
B
A
S
S
R
D
SA
M
B
A
S
S
R
D
F
A
R
M
T
O
M
A
R
K
E
T
4
5
5
E
BELZ RD
BELZ RD
BELZ RD
5T
H
S
T
5
T
H
S
T
IN
D
I
A
N
L
N
35
35
35
RAY ROBERTS LAKE
STATE PARK
VIEW RD
LOIS RD WLOIS RD W
ME
T
Z
R
D
ME
T
Z
R
D
I-
3
5
/
P
U
R
P
L
E
H
E
A
R
T
T
R
A
I
L
Sanger City-Wide Scenario: Northern DFW Gateway
Sanger 2040 Comprehensive Plan, Sanger TX62
04 Future Land Use
Multifamily Residential
Town Residential
Ranch/Estate Residential
Regional Commericial
School
Downtown District
Industrial
Lake
Stream
100-year Floodplain
Medium Residential
Neighborhood Commercial
Park, Trails and Open Space
Sanger ETJ (Extra-Terratorial Jurisdiction)
Sanger City Boundary
Railroad
Major Road
Local Road
Future Thoroughfare
Thoroughfare (Built Road)
Proposed Road
COMPREHENSIVE PLAN OCTOBER 12, 2020
CITY OF SANGER
TEXAS NORTH
CITY-WIDE SCENARIO:
NEIGBORHOOD CENTER
SCALE
0 400 800 1600
LEGEND
W. CHAPMAN RD
KE
A
T
O
N
R
D
N
KE
A
T
O
N
R
D
N
W. CHAPM
A
N
R
O
A
D
W. CHAPMAN RD
MCREYNOLDS RDMCREYNOLDS RDWILLOW ST
PLUM ST
PEACH ST
ELM ST
BOLIVAR ST
CHERRY ST
JE
N
N
I
F
E
R
C
I
R
KE
I
T
H
D
R
FM 2153
FM 119
0
FM
2
1
6
4
FM 246
RECTOR RD
RECTOR RD
RE
C
T
O
R
R
D
DUCK CREEK RD
DUCK CREEK RD
DUCK CREEK RD
CO
W
L
I
N
G
R
D
C
O
W
L
I
N
G
R
D
R
A
I
L
R
O
A
D
A
V
E
RA
I
L
R
O
A
D
A
V
E
RA
I
L
R
O
A
D
A
V
E
SA
M
B
A
S
S
R
O
A
D
RECTOR ROAD
NICHOLSON ROAD
LOIS RD E
RA
I
N
B
O
W
V
A
L
L
E
Y
R
D
TO GAINESVILLE
LAKE RAY
ROBERTS
TO
DENTON
MA
R
I
O
N
R
D
ME
L
T
O
N
R
D
HU
L
I
N
G
R
D
UN
I
O
N
H
I
L
L
R
D
MEL
T
O
N
R
D
SA
M
B
A
S
S
R
D
SA
M
B
A
S
S
R
D
F
A
R
M
T
O
M
A
R
K
E
T
4
5
5
E
BELZ RD
BELZ RD
BELZ RD
5T
H
S
T
5
T
H
S
T
IN
D
I
A
N
L
N
35
35
35
RAY ROBERTS LAKE
STATE PARK
VIEW RD
LOIS RD WLOIS RD W
ME
T
Z
R
D
ME
T
Z
R
D
I-
3
5
/
P
U
R
P
L
E
H
E
A
R
T
T
R
A
I
L
Scenario 2: Neighborhood Centers
Attributes for this scenario include:
1. I-35 Corridor - Mixed commercial and residential / less dense more suburban
2. Downtown - Active retail / Texan / Historic
3. In-Town - Development near downtown
4. Growth Areas (ETJ) - Neighborhoods centers located on existing service /
centers include retail, schools and/or parks
5. Population Growth - Equal to NCTCOG projections
6. Strong scenario equal to market
7. More walkable development pattern
Multifamily Residential
Town Residential
Ranch/Estate Residential
Regional Commercial
School
Downtown District
Industrial
Lake
Stream
100-year Floodplain
Medium Residential
Neighborhood Commercial
Park, Trails and Open Space
Sanger ETJ (Extra-Terratorial Jurisdiction)
Sanger City Boundary
Railroad
Major Road
Local Road
Future Thoroughfare
Thoroughfare (Built Road)
Proposed Road
LEGEND
N 0 2700 54001325
6304 Future Land Use
Multifamily Residential
Town Residential
Ranch/Estate Residential
Regional Commericial
School
Downtown District
Industrial
Lake
Stream
100-year Floodplain
Medium Residential
Neighborhood Commercial
Park, Trails and Open Space
Sanger ETJ (Extra-Terratorial Jurisdiction)
Sanger City Boundary
Railroad
Major Road
Local Road
Future Thoroughfare
Thoroughfare (Built Road)
Proposed Road
COMPREHENSIVE PLAN OCTOBER 12, 2020
CITY OF SANGER
TEXAS NORTH
CITY-WIDE SCENARIO:
NEIGBORHOOD CENTER
SCALE
0 400 800 1600
LEGEND
W. CHAPMAN RD
KE
A
T
O
N
R
D
N
KE
A
T
O
N
R
D
N
W. CHAPM
A
N
R
O
A
D
W. CHAPMAN RD
MCREYNOLDS RDMCREYNOLDS RDWILLOW ST
PLUM ST
PEACH ST
ELM ST
BOLIVAR ST
CHERRY ST
JE
N
N
I
F
E
R
C
I
R
KE
I
T
H
D
R
FM 2153
FM 119
0
FM
2
1
6
4
FM 246
RECTOR RD
RECTOR RD
RE
C
T
O
R
R
D
DUCK CREEK RD
DUCK CREEK RD
DUCK CREEK RD
CO
W
L
I
N
G
R
D
C
O
W
L
I
N
G
R
D
R
A
I
L
R
O
A
D
A
V
E
RA
I
L
R
O
A
D
A
V
E
RA
I
L
R
O
A
D
A
V
E
SA
M
B
A
S
S
R
O
A
D
RECTOR ROAD
NICHOLSON ROAD
LOIS RD E
RA
I
N
B
O
W
V
A
L
L
E
Y
R
D
TO GAINESVILLE
LAKE RAY
ROBERTS
TO
DENTON
MA
R
I
O
N
R
D
ME
L
T
O
N
R
D
HU
L
I
N
G
R
D
UN
I
O
N
H
I
L
L
R
D
MEL
T
O
N
R
D
SA
M
B
A
S
S
R
D
SA
M
B
A
S
S
R
D
F
A
R
M
T
O
M
A
R
K
E
T
4
5
5
E
BELZ RD
BELZ RD
BELZ RD
5T
H
S
T
5
T
H
S
T
IN
D
I
A
N
L
N
35
35
35
RAY ROBERTS LAKE
STATE PARK
VIEW RD
LOIS RD WLOIS RD W
ME
T
Z
R
D
ME
T
Z
R
D
I-
3
5
/
P
U
R
P
L
E
H
E
A
R
T
T
R
A
I
L
Sanger City-Wide Scenario: Neighborhood Centers
Sanger 2040 Comprehensive Plan, Sanger TX64
04 Future Land Use
Multifamily Residential
Town Residential
Ranch/Estate Residential
Regional Commericial
School
Downtown District
Industrial
Lake
Stream
100-year Floodplain
Medium Residential
Neighborhood Commercial
Park, Trails and Open Space
Sanger ETJ (Extra-Terratorial Jurisdiction)
Sanger City Boundary
Railroad
Major Road
Local Road
Future Thoroughfare
Thoroughfare (Built Road)
Proposed Road
COMPREHENSIVE PLAN OCTOBER 12, 2020
CITY OF SANGER
TEXAS NORTH
CITY-WIDE SCENARIO:
RANCH
SCALE
0 400 800 1600
LEGEND
W. CHAPMAN RD
KE
A
T
O
N
R
D
N
KE
A
T
O
N
R
D
N
W. CHAPM
A
N
R
O
A
D
W. CHAPMAN RD
MCREYNOLDS RDMCREYNOLDS RDWILLOW ST
PLUM ST
PEACH ST
ELM ST
BOLIVAR ST
CHERRY ST
JE
N
N
I
F
E
R
C
I
R
KE
I
T
H
D
R
FM 2153
FM 119
0
FM
2
1
6
4
FM 246
RECTOR RD
RECTOR RD
RE
C
T
O
R
R
D
DUCK CREEK RD
DUCK CREEK RD
DUCK CREEK RD
CO
W
L
I
N
G
R
D
C
O
W
L
I
N
G
R
D
R
A
I
L
R
O
A
D
A
V
E
RA
I
L
R
O
A
D
A
V
E
RA
I
L
R
O
A
D
A
V
E
SA
M
B
A
S
S
R
O
A
D
RECTOR ROAD
NICHOLSON ROAD
LOIS RD E
RA
I
N
B
O
W
V
A
L
L
E
Y
R
D
TO GAINESVILLE
LAKE RAY
ROBERTS
TO
DENTON
MA
R
I
O
N
R
D
ME
L
T
O
N
R
D
HU
L
I
N
G
R
D
UN
I
O
N
H
I
L
L
R
D
MEL
T
O
N
R
D
SA
M
B
A
S
S
R
D
SA
M
B
A
S
S
R
D
F
A
R
M
T
O
M
A
R
K
E
T
4
5
5
E
BELZ RD
BELZ RD
BELZ RD
5T
H
S
T
5
T
H
S
T
IN
D
I
A
N
L
N
35
35
35
VIEW RD
LOIS RD WLOIS RD W
ME
T
Z
R
D
ME
T
Z
R
D
I-
3
5
/
P
U
R
P
L
E
H
E
A
R
T
T
R
A
I
L
RAY ROBERTS LAKE
STATE PARK
Multifamily Residential
Town Residential
Ranch/Estate Residential
Regional Commercial
School
Downtown District
Industrial
Lake
Stream
100-year Floodplain
Medium Residential
Neighborhood Commercial
Park, Trails and Open Space
Sanger ETJ (Extra-Terratorial Jurisdiction)
Sanger City Boundary
Railroad
Major Road
Local Road
Future Thoroughfare
Thoroughfare (Built Road)
Proposed Road
LEGEND
N 0 2700 54001325
Scenario 3: Ranch
Attributes for this scenario include:
1. I-35 Corridor - Mixed commercial and residential / Less dense more suburban
2. Downtown - Active retail / Texan / Historic
3. In-Town - Development near downtown
4. Growth Areas (ETJ) - Neighborhoods centers located on existing service /
centers include retail, schools and/or parks
5. Population Growth - Equal to NCTCOG projections
6. Strong scenario equal to market
7. More walkable development pattern
6504 Future Land Use
Multifamily Residential
Town Residential
Ranch/Estate Residential
Regional Commericial
School
Downtown District
Industrial
Lake
Stream
100-year Floodplain
Medium Residential
Neighborhood Commercial
Park, Trails and Open Space
Sanger ETJ (Extra-Terratorial Jurisdiction)
Sanger City Boundary
Railroad
Major Road
Local Road
Future Thoroughfare
Thoroughfare (Built Road)
Proposed Road
COMPREHENSIVE PLAN OCTOBER 12, 2020
CITY OF SANGER
TEXAS NORTH
CITY-WIDE SCENARIO:
RANCH
SCALE
0 400 800 1600
LEGEND
W. CHAPMAN RD
KE
A
T
O
N
R
D
N
KE
A
T
O
N
R
D
N
W. CHAPM
A
N
R
O
A
D
W. CHAPMAN RD
MCREYNOLDS RDMCREYNOLDS RDWILLOW ST
PLUM ST
PEACH ST
ELM ST
BOLIVAR ST
CHERRY ST
JE
N
N
I
F
E
R
C
I
R
KE
I
T
H
D
R
FM 2153
FM 119
0
FM
2
1
6
4
FM 246
RECTOR RD
RECTOR RD
RE
C
T
O
R
R
D
DUCK CREEK RD
DUCK CREEK RD
DUCK CREEK RD
CO
W
L
I
N
G
R
D
C
O
W
L
I
N
G
R
D
R
A
I
L
R
O
A
D
A
V
E
RA
I
L
R
O
A
D
A
V
E
RA
I
L
R
O
A
D
A
V
E
SA
M
B
A
S
S
R
O
A
D
RECTOR ROAD
NICHOLSON ROAD
LOIS RD E
RA
I
N
B
O
W
V
A
L
L
E
Y
R
D
TO GAINESVILLE
LAKE RAY
ROBERTS
TO
DENTON
MA
R
I
O
N
R
D
ME
L
T
O
N
R
D
HU
L
I
N
G
R
D
UN
I
O
N
H
I
L
L
R
D
MEL
T
O
N
R
D
SA
M
B
A
S
S
R
D
SA
M
B
A
S
S
R
D
F
A
R
M
T
O
M
A
R
K
E
T
4
5
5
E
BELZ RD
BELZ RD
BELZ RD
5T
H
S
T
5
T
H
S
T
IN
D
I
A
N
L
N
35
35
35
VIEW RD
LOIS RD WLOIS RD W
ME
T
Z
R
D
ME
T
Z
R
D
I-
3
5
/
P
U
R
P
L
E
H
E
A
R
T
T
R
A
I
L
RAY ROBERTS LAKE
STATE PARK
Sanger City-Wide Scenario: Ranch
Sanger 2040 Comprehensive Plan, Sanger TX66
04 Future Land Use
LAKE VILLAGE
EAST VILLAGEBOLIVAR VILLAGE
DUCK CREEK VILLAGE
NORTH VILLAGE
1/2 MI
Walki
n
g
R
a
d
i
u
s
DOWNTOWN
HIGH SCHOOL VILLAGE
GROWTH
PROMINENT COMMERCIAL CORRIDOR
GROWTH
GROWTH
GROWTH
Multifamily Residential
Town Residential
Ranch/Estate Residential
Regional Commericial
School
Downtown District
Industrial
Lake
Stream
100-year Floodplain
Medium Residential
Neighborhood Commercial
Park, Trails and Open Space
Sanger ETJ (Extra-Terratorial Jurisdiction)
Sanger City Boundary
Railroad
Major Road
Local Road
Future Thoroughfare
Thoroughfare (Built Road)
Proposed Road
C O M P R E H E N SIVE PLA N O C T O B E R 12, 2020
CITY OF SANGERTEXAS NORTH
August 10, 2021
CITY-WIDE SCENARIO:
PREFERRED
SCALE
0 400 800 1600
LEGEND
W. CHAPMAN RD
N DR NOTAEK
N DR NOTAEK
W . CHAPM
A
N
R
O
A
D
W. CHAPMAN RD
MCREYNOLDS RDMCREYNOLDS RDWILLOW ST
PLUM ST
PEACH ST
ELM ST
BOLIVAR ST
CHERRY ST
RIC REFINNEJ
KE
I
T
H
D
R
FM 2153
FM 1 190
4612 MF
FM 246
RECTOR RD
RECTOR RD
DR ROTCER
DUCK CREEK RD
DUCK CREEK RD
DUCK CREEK RD
DR GNILWOC
C
O
W
L
I
N
G
R
D
RA
I
L
R
O
A
D
AVE
RA
I
L
R
O
A
D
AVE
SA
M
B
A
S
S
R
O
A
D
REC T OR ROAD
NICHOLSON ROAD
LOIS RD E
DR YELLAV WOBNIAR
VILLESTO GAINES
LAKE RAY
ROBERTS
TOTTO
EENTOONENTODE
DR NOIRAM
DR NOTLEM
DR GNILUH
DR LLIH NOINU
MELTON
R
D
DR SSAB MAS
DR SSAB MAS
F
A
R
M
T
O
M
A
R
K
E
T
4
5
5
E
BELZ RD
BELZ RD
BELZ RD
TS HT5
5
T
H
S
T
IN
D
I
A
N
L
N
355353535
35335
555353353
VIEW RD
LOIS RD WLOIS RD W
ME
T
Z
R
D
ME
T
Z
R
D
LIART TRAEH ELPRUP/53-I
RAY ROBERTS LAKE
STATE PARK
Multifamily Residential
Town Residential
Ranch/Estate Residential
Regional Commercial
School
Downtown District
Industrial
Lake
Stream
100-year Floodplain
Medium Residential
Neighborhood Commercial
Park, Trails and Open Space
Sanger ETJ (Extra-Terratorial Jurisdiction)
Sanger City Boundary
Railroad
Major Road
Local Road
Future Thoroughfare
Thoroughfare (Built Road)
Proposed Road
LEGEND
N 0 2700 54001325
4-6 Preferred Scenario
The preferred scenario comes from community input, best practices in community planning and a growing North
Texas economy. The created scenario provides quality residential for a range of family life styles and development
patterns. Downtown is a key focal point for the community with its walkable development and pedestrian
environment.
Attributes for this scenario include:
1. I-35 Corridor - Mixed commercial and residential / Less dense more suburban
2. Downtown - Mixed-use / Active retail
3. Downtown - Texan in style / Historic character
4. In-Town - Development near downtown
5. ETJ - Mid to Large Lot single family development / High quality
6. ETJ - Neighborhoods centers located on existing service / Centers include retail, schools and/or parks
7. Population Growth - Equal and slightly above NCTCOG projections
8. Strong scenario equal to market
9. Walkable development pattern desired
10. Population Growth - Below NCTCOG projections
11. Lowest density, commercial development and population growth
6704 Future Land Use
LAKE VILLAGE
EAST VILLAGEBOLIVAR VILLAGE
DUCK CREEK VILLAGE
NORTH VILLAGE
1/2 MI
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GROWTH
GROWTH
GROWTH
Multifamily Residential
Town Residential
Ranch/Estate Residential
Regional Commericial
School
Downtown District
Industrial
Lake
Stream
100-year Floodplain
Medium Residential
Neighborhood Commercial
Park, Trails and Open Space
Sanger ETJ (Extra-Terratorial Jurisdiction)
Sanger City Boundary
Railroad
Major Road
Local Road
Future Thoroughfare
Thoroughfare (Built Road)
Proposed Road
COMPREHENSIVE PLAN O C T O B E R 12, 2020
CITY OF SANGERTEXAS NORTH
August 10, 2021
CITY-WIDE SCENARIO:
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Sanger City-Wide Preferred Scenario
Sanger 2040 Comprehensive Plan, Sanger TX68
04 Future Land Use
4-7 Future Land Use Types
The descriptions below define the land use designations shown on the
Future Land Use Plan. The plan is a graphic depiction of the desired future
land use pattern for Sanger, based on input from the public, real-estate
market analysis, city staff comments and industry best pictures.
Downtown
(Commercial, Residential and/or Mixed Use)
The Downtown land use category is reflective of the
variety of uses within the quasi historic downtown
and adjacent blocks. Land use within this designation
can be a mixture of retail, office, residential and/or
mixed-use (vertical integration). Parking should be
available in the form of shared via parking lots and
on street. Developments include restaurants, retail,
lodging, office, park, town housing, urban housing,
worship, educational, civic, and entertainment uses.
This land use type generally includes a residential
density of 8 to 40 du’s/acre.
Multi-family Residential
Multi-family residential land use is characterized by
multi-story apartment and/or condominium type
units in attached complexes. These developments
may take a variety of forms. These may include
community amenities, fitness facilities, recreation
areas, and dedicated open space. This land use type
generally has a density of 8 to 40 du’s/acre.
Town Residential
Town residential uses are generally, but not
exclusively, intended to provide areas for traditional
single-family home. Town residential can also
be characterized by apartment, patio homes or
townhome type units in an attached community.
These developments may take a variety of forms.
This in-town land use type can have a wide range of
density between generally 4 up to 20 du’s/acre.
Downtown Sanger
Credit to City of Sanger
Multi-family Residential
Credit to Norris Design
Town Residential
Credit to Norris Design
6904 Future Land Use
Regional Commercial
Highway-oriented retail, office, and commercial
targeted for businesses requiring large volumes
of traffic and auto access. Typical uses will include
regional auto-oriented businesses including but
not limited to restaurants, big-box retail, gas
stations, offices, medical, hotel, entertainment
venues and more.
Medium Density Residential
Residential medium single-family uses are generally
intended to provide areas for traditional single-family
subdivisions and master planned neighborhood
developments. Homes within these land use
designations could range from local builders to
nationally recognized builders. This land use type
generally has a density of 2 to 7 du’s/acre.
Neighborhood Commercial
This category is for non-residential development that
meets the needs of local residents. Neighborhood
commercial uses include neighborhood retail,
specialty shops, convenience stores, pharmacies, and
restaurants which can improve the general character
of adjacent neighborhoods. Office uses are also
envisioned in this category and are generally focusing
on business or professional services such as medical,
real estate, insurance and/or childcare.
Ranch Density Residential
Ranch single-family uses are generally intended to
provide areas for traditional single-family large lot
neighborhood developments. This land use type
generally has a density of less than 2 du’s/acre.
Regional Commercial
Credit to City of Sanger
Medium Density Residential
Credit to Norris Design
Ranch Residential
Credit to Norris Design
Neighborhood Commercial
Credit to Norris Design
Sanger 2040 Comprehensive Plan, Sanger TX70
04 Future Land Use
Light Industrial
This land use designation is intended for a range
of light industrial, indoor manufacturing, assembly,
storage yards, packaging, flex-office, distribution and
warehousing related uses.
School/Education
This designation includes primarily schools and/or
future colleges that are both public or private.
Parks/Trails and Open Space
Areas with this land use designation are
representative of public parks, recreational facilities,
active sports facilities, trails and open spaces.
Pedestrian trails typically are planned to connect
these uses together across the city.
Lake
Lake Ray Roberts includes water and land that is
controlled by Dallas Water Utilities.
Parks/Trails and Open Space
Credit to Norris Design
Light Industrial
Credit to Norris Design
Lake Ray Roberts
Credit to Lake Ray Roberts
http://www.lake-ray-roberts.com/isle-du-bois/
School/Education
Credit to Norris Design
7104 Future Land Use
4-8 Future Land Use Plan
Purpose
The Preferred City-Wide scenario which leads to the Future Land Use Plan (FLUP) for Sanger creates a pattern
of land uses and development character that is intended to lead to positive outcomes. As Sanger continues to
mature and develop, the assumptions of these land uses (type of development, density, etc.) can be achieved
through thoughtful infrastructure investment, informed, and aligned zoning decisions, and continued public
outreach and input. The purpose of this assessment was to review, calculate, and ensure that the plan’s vision and
direction points to a positive net fiscal impact. A positive net impact assumes that the plan is projected to create
more revenue than cost. This helps the city continue the path to long-term sustainability if the plan is executed as
envisioned.
Land Use Assumptions
Detailed assumptions of density and use types within each land use category were applied, as illustrated in
this chapter. These assumptions allow for the application of potential values for an acre of land based on the
achievable development framework for each land use category. These assumptions anticipate average buildable
acre potential for major product types within each land use category.
These values are applied to vacant and potential redevelopment acres within Sanger’s planning area (City
limits + ETJ). It is intended to project new development and the associated implications free of a development
program and timeline, ultimately representing a “build-out” scenario. Projected values derived from the analysis
include both residential and commercial values anticipated to be generated based on conservative assumptions
of development value. This analysis should be viewed as a snapshot in time, representing applicable data and
assumptions that are subject to change in real-time.
Conclusions
The analysis shows that the preferred land use scenario will generate additional population and employment.
There is anticipated to be more than 32,300 residential units created because of the proposed scenario, which in
turn will support more than 53,350 additional residents. Similarly, the development created through this program
is anticipated to support 18,663 additional workers, based on a conservative approach to quantify employment. As
a conservative result of the associated residential development, it can be anticipated that the city of Sanger will
generate more than $8.47B in development. Similarly, because of the preferred scenario, Sanger is anticipated to
generate more than $1.35B in commercial value, totaling nearly $10B in total value through the preferred scenario.
Total Commercial Value $1,358,674,515
Total Residential Value $8,470,284,888
Total Value $9,828,959,403
Total Residential Units 32,305
Total Employment 18,663
Total Residential Population 53,353
Future Land Use Plan
Sanger 2040 Comprehensive Plan, Sanger TX72
04 Future Land Use
How to Use this Fiscal Analysis
This analysis can be utilized to better understand and project future
implications of the City’s long-term planning initiatives. This analysis should not
substitute for more refined fiscal modeling for long-term City cost projections
or zoning decisions; however, it can be a reference point for decision making
whereby alternatives would deviate from the vision and direction established
within this Comprehensive Plan. Consequently, to achieve the financial
projections found in this section, it is strongly recommended that the city
adhere to strong fiscal strategy, public infrastructure investment, and sound
land use decisions consistent with the FLUP.
A key to achieving the plan vision with fiscal and operational sustainability
will be to foster development that align with the proposed land use character.
Moving forward with the implementation of this development model, as
anticipated in this plan and the next step of the process will likely be updating
the City’s development code to ensure future development is regulated to the
updated future land use.
Championing development projects that are thoughtful and cohesive in nature
will typically achieve higher returns and have stronger values than more
traditional developments. Development projects that do not follow the Future
Development Plan should be carefully evaluated and scrutinized so that their
economic and social impacts on the community are understood. This may
include additional citywide modeling or case-by-case analysis of service costs
and return on investment. These studies may consider proposals for annexation,
economic development incentives, zoning and land use changes, and special
area development plans.
Some municipalities require developers to submit a fiscal impact analysis prior
to zoning applications to assist in assessing the net benefits of the project. In
addition, Sanger could include an internal audit of cost of service and explore
ways to share in infrastructure and maintenance costs for new projects, including
tax increment financing and public improvement districts and private property
owner associations.
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7304 Future Land Use
Corridor Enlargement
This enlargement from the Future Land
Use Plan is intended to assist commercial
development along I-35. This plan is created to
assist development patterns and not specific
dimensions in so much that they support the
health, safety and welfare of Sanger.
LAKE VILLAGE
EAST VILLAGEBOLIVAR VILLAGE
DUCK CREEK VILLAGE
NORTH VILLAGE1/2 MI Walking Radius
DOWNTOWN
HIGH SCHOOL VILLAGE
PROMINENT COMMERCIAL CORRIDOR
Corridor Retail Enlargement
2040 Sanger Future Land Use Plan
Sanger 2040 Comprehensive Plan, Sanger TX74
04 Future Land Use
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4-9 Catalyst Growth Opportunities
To assist in guiding future growth, general priority growth areas have been identified to help the city prioritize
policy and spending. These areas were assessed considering the following factors:
• Location
• Ability to provide water and wastewater services
• Size and physical features
• Existing adjacent land uses and condition
• Access to potential and adjacent thoroughfares
• Economic factors and opportunity
These areas are not listed in any order of importance or magnitude. Each area has its own synergistic set of
opportunities, and many include a larger city set of positive relationships.
FM 455 & I-35/Southwest Corner
• Emerging Commercial Center as FM 455 reconstruction is completed.
• This redevelopment area has excellent locational characteristics that
will lead new development to this site. Signage controls and access
layouts will be important to the success from the City’s viewpoint.
FM 455 Corridor (East of I-35)
• Strong retail/commercial corridor as FM 455 reconstruction is
completed.
• This corridor is having major roadway improvements occurring which
will lead the way to new development opportunities. FM 455 become
a gateway to downtown and should include special development
regulations along it to the east as it connects with downtown and
Lake Ray Roberts.
Downtown Sanger
• Retail development along Bolivar Street and near future Downtown
Park (if created).
• Downtown between 5th Street and the railroad along Bolivar Street
is the Main Street in downtown Sanger. These five blocks are key
opportunities for new walkable development. Also, a new family
focused park along Bolivar could even enhance the development
potential primarily along the perimeter of the new park amenity.
FM 455 & I-35/Northwest Corner
• Emerging Commercial Center
• This corner has tremendous commercial appeal due to its location to
key major roadways in Sanger. This site must be master planned with
anchor, inline and pad buildings. Signage controls and access layouts
will be important to the success from the City’s viewpoint.
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Sanger Growth Area Map
Credit to Norris Design
Sanger 2040 Comprehensive Plan, Sanger TX76
04 Future Land Use
Light Industrial near Walmart Distribution Center
• Growing Light Industrial Corridor
• This large area will continue to grow with light industrial and shipping/warehouse development.
Truck access to the I-35 interstate and frontage roads is important for this growth pattern. TxDOT can
provide some mobility improvements to also support this commercial pattern.
I-35 Corridor (West of I-35 in Core of Sanger)
• Part of the redevelopment of the I-35 corridor
• This redevelopment corridor has excellent locational characteristics that will lead new redevelopment
to this site. Signage controls and access layouts will be important to the success from the City’s
perspective.
Belz Road & I-35 (Northwest Corner)
• Emerging north Commercial Center
• This area is a longer-term future development site. This area is similar to others along I-35 and has
similar access, parking and signage needs.
5th Street Corridor (North of FM 455)
• Emerging Commercial and MF Corridor
• This corridor offers some existing development potential along the northern edge for commercial
land uses.
Linda Tutt Learning Center/SISD Site
• Redevelopment Opportunity
• This site offers excellent redevelopment potential for the City and SISD. This large site on the north
bound side of I-35 is excellent for a large office, retail and/or quality multi-family development taking
advantage of the I-35 access connection. Any development in this location should be walkable and
have positive attributes with the in-town Sanger core.
Lake Ray Roberts
• Low-impact Commercial at Lake
• This area is a strong resource for development in Sanger. This area will be needing additional
infrastructure in the future, but the value will be important. This location offers commercial and
residential land uses a view of Lake Ray Roberts. Currently low-impact septic developments are
appropriate, but as water and sewer gets to the area increased densities will be very desirable.
FM 455 & Future Indian Lane Extension
• Future Roadway Corridor
• This location is more a long-term opportunity with the future extension of Indian Lane. This area is
attractive as a commercial node that is east of the interstate and downtown core.
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7704 Future Land Use
4-10 Neighborhood Centers | Villages
Introduction
Neighborhood centers and/or villages is a land use area that relates to the Sanger Comprehensive Plan. This
area is generally of a quarter-mile radius (1,320 feet) and is commonly considered a five-minute walk for most
pedestrians. The different future villages and their radius are shown on the Future Land Use Plan. They were
created and located across Sanger to help establish a more pedestrian walkable pattern of future development.
The neighborhood centers are located in specific locations supported by roadway networks, existing or future land
uses and possibly a creek corridor that could be a future pedestrian/bike trail. Each of the centers are different,
some more rural and some more town-like but the hope is that they create walkable places to gather and socialize.
Walkability
Having safe, convenient and walkable access to future developments such as; schools, parks, stores and housing
can help residents save money and stay healthy. Regardless of the mode of travel chosen, shorter distances
between home and the places we need to go on a daily and weekly basis can help decrease overall costs for
households. Incorporating daily exercise is a lot easier with a safe network of sidewalks outside your door.
Neighborhoods centers may not contain all of the amenities and services someone would want on a daily basis,
but they should provide access to many of these amenities and services and have at least one or two destinations
that are easy for someone to access by walking or biking. Amenities and services associated with a more mature
neighborhood centers can be organized into three major categories: transportation, civic amenities (parks, schools
and community center) and commercial shops.
Multi-Use Development Pattern
As Sanger matures with neighborhood centers away from I-35 and downtown there can be a healthy focus
in creating multi-use development patterns. The city shall allow neighborhood commercial and mixed-use
developments on properties adjacent to residential land use, subject to community input from residents and
conditions of approval. This neighborhood compatibility will contribute to an enhanced quality of life and a
walkable life-style. Appropriate locations for neighborhood commercial and mixed-use developments can include:
• Corner lots located along collector or arterial streets.
• Corner lots located adjacent to or across from a school, park, community center,
or other neighborhood gathering place.
Sanger 2040 Comprehensive Plan, Sanger TX78
04 Future Land Use
Example Patterns
On the right, we have enlarged two (2) of the
proposed neighborhood centers/villages for
Sanger. The East Village and High School Village
is shown defining future land uses, roadways and
pedestrian connections. Note these patterns next
to the following built neighborhood centers below.
Let’s detail the current land use and amenity
pattern for these existing DFW neighborhood
centers. All three below are walkable and adds to
the increased real estate value of their regions.
Beltline Road & Jupiter Road
Development Pattern: neighborhood retail, grocery store, townhouse residential, multi-family residential, local
creek, pedestrian trail, golf course and adjacent single family detached residential.
Parker & Independence Parkway
Development Pattern: neighborhood retail, grocery store, townhouse residential, patio residential and adjacent
single family detached residential.
Colony Blvd. & Main Street
Development Pattern: neighborhood retail, grocery store, townhouse residential, patio residential, small park and
adjacent single family detached residential.
Beltline Road & Jupiter Road
Richardson, TX
East Village
Sanger 2040 Plan
High School Village
Sanger 2040 Plan
Parker & Independence Pkwy.
Plano, TX
Colony Blvd. & Main St.
The Colony, TX
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7904 Future Land Use
Pedestrian Connections
A sidewalk and/or trail is the area where people interface with one another
and shop at local businesses have in North Texas. Pedestrian connections
for this discussion promote safe walking and include improvements such as:
Street connectivity can affect whether sidewalks reach pedestrian
destinations without requiring additional walking. Routes that have short
block lengths and sidewalks on both sides of the street shorten the paths
needed in neighborhoods.
• Sidewalks
• Trails
• Nature soft trails
4-11 Creating Added Value
Overview
Adjusting property values in a community and neighborhood is a
challenging and long-term proposal. The simple solution to increase value
is to raise quality. Quality can happen via neighborhood master planning,
home size and increased materials, increased mobility and improved
supporting factors.
Additional information, a large home sitting in the middle of an average-
sized home community may not bring the price its owners wish as the
property value is compared to its neighbors. The same holds true for a small
home in a similar situation. That smaller home may enjoy the benefits of its
surroundings and have a higher property value.
Property values are affected by what’s going on in the community. If a
new highway is planned adjacent to the community, or a power plant, strip
mall, business development or any commercial endeavor are scheduled
for construction, values dip lower. If the school district is noted for its
excellence, values go up. Quality of life issues affect property values and a
community dedicated to the peaceful enjoyment of its residents is one that
holds its value.
Sanger 2040 Comprehensive Plan, Sanger TX80
04 Future Land Use
Pedestrian Trails
Hiking can give you a decent cardio workout while you enjoy the great
outdoors. So neighborhoods with access to hiking trails are bound to
score some bonus points with house hunters today.
Walkability
This adds to a healthy lifestyle and greater property values to a wide
group of citizens.
Save Mature Trees
Developers sometimes cut down large, healthy trees since it’s often
easier to do that — and plant new trees than to preserve them. But
those desirable, well-established neighborhoods buyers love often have
a thriving, lush tree canopy. The shade and character offered by older
trees can add more than just aesthetics.
Retail Nearby
Whether you live in an urban or rural area, convenient access to
essential services and shopping is key. And it’s a factor home appraisers
consider when evaluating real estate values.
Improve Sanger Public Schools
Families, or couples that are planning on starting a family, will look to
the area school system as a key factor in deciding whether they want to
settle down in a neighborhood.
Dog Parks
Buyers like to purchase homes in neighborhoods with parks and green
space, and will often spend more to live in communities that offer them.
But people are also spending more money than ever on their pets, and
of those households, the majority are dog owners, according to the
American Pet Products Association.
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Neighborhood Value
In some instances, the introduction of neighborhood features can draw an influx
in buyers increasing home and/or neighborhoods value. This increase can be
a valuable asset to the economy of a community, but if the increases are so
high that it is unreasonable to sustain long term residents that can cause other
issues with disposition. Here are ten (10) neighborhood and community trends
citizens should consider in Sanger.
8104 Future Land Use
Resiliency
The most resilient and healthy Texas cities focus together on broad city-wide
issues and local neighborhood concerns. Promoting resilience is an important
goal in creating added value. We have found that parks and open spaces, good
public infrastructure, appropriate density, and neighborhood centers were
important indicators of health and resiliency. Access to healthy food, or food
security, is equally important to growing communities.
Future Amenities
Find out what upgrades Sanger has in store by looking online for
planning documents. Could be a streetscaping plan in the works or new
amenities planned for the area, Or you will find that desirable retailers
such as Trader Joe’s, Wal-Mart, or Target are on the way, which could
further boost values.
Historic Homes
Historic districts typically ooze character and charm, and are often
located in walkable communities. They practically invite you to get out
and explore your surroundings and learn about your neighborhood’s
story. Even better, historic homes also tend to increase in value more
quickly than the overall local market, according to the National Trust for
Historic Preservation. Not really able to increase neighborhood values in
Sanger.
Push for Infrastructure Repair
Lobby for infrastructure repairs and improvements. These will add value
as Sanger grows with a focus on quality and resiliency.
Keep the Neighborhood Clean
Cleanliness is next to Godliness, and funny thing is that God is an
amazing real estate broker. Make it a point to keep the neighborhood
and community free from litter, no matter how seemingly insignificant.
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Sanger 2040 Comprehensive Plan, Sanger TX82
04 Future Land Use
4-12 PLACE Making
Definition
As both an overarching idea and a hands-on approach for improving a
neighborhood, city and/or region, PLACE making inspires people to collectively
reimagine and reinvent public spaces as the heart of every community.
Strengthening the connection between people and the places they share,
PLACE making refers to a collaborative process by which we can shape our
public realm in Sanger to maximize our shared values.
More than just promoting better design, PLACE making facilitates creative
patterns of use, paying particular attention to the physical, cultural, and social
characteristics that define a place and support its ongoing evolution. Quality
places are active, interesting, visually attractive, and often incorporate public
art and creative activities. They respond to pleasing building façades and good
building dimensions relative to the street width and are people-friendly.
8304 Future Land Use
PLACE Making Process
PLACE making is not just the act of building or fixing up a space, it is also a
process that fosters the creation of vital public place. Put simply, it involves
looking at, listening to, and asking questions of the people (stakeholders) who
live, work and play in a particular space, to discover needs and opportunities.
The vision can evolve quickly into a design and next an implementation
strategy, beginning with small-scale achievable improvements.
PLACE making can be used to improve all the spaces that comprise the
gathering places within a community. A community such as Sanger; its
pedestrian streets, sidewalks, parks, key buildings, and other public spaces.
Designed so they invite greater interaction between people and foster healthier,
more social, and economically viable neighborhoods
Street Design
To design specific sections of a street or a downtown street basically we are
wanting a walkable street. Sometimes a walkable street is called a “Complete
Street”. A complete street is a road that is equally designed for the movement
of people, automobiles, bikes and maybe future transit.
For Sanger we want specific streets in neighborhood centers and downtown
to be complete. Walkable is the key function of street type. There are five key
elements of a walking friendly street design described below:
1. Ample Space - Having enough space to walk is an essential component of
how we feel about the action.
2. Safety - How safe a place feels to walk, whether that’s in relation to motor
vehicles or safety from other people, crime and our perceptions of safety.
The lower vehicle speed limits are the best.
3. Attractiveness - Streets need to be designed with making the environment
as attractive as possible so that people will want to walk there.
4. Enjoyability and Active – Varied shopping, good eating, comfortable
seating, adjacent to a public park that is fun and flexible in design.
5. Connective - How connected streets are physically will ensure that there
are good walking networks that link with a mixture of land uses, such as
residential, commercial, educational spaces and park.
Sanger 2040 Comprehensive Plan, Sanger TX84
04 Future Land Use
Undesirable Desirable
PLACE Making Examples
• Narrow walks poor for economic growth • Attractive
• Allows easy pedestrian movement
• Allow outdoor dining
• Never face any public street
• Dark places (crime)
• Promotes sales
• Brings business to outside
• Good for economic development
• Wide traffic lanes hurt pedestrian mobility
• Promote fast driving
• More surface drainage required
• Desire for narrow travel lanes (11-12 ft.)
• Street trees for shade
• Complete Street concept (equally safe for
autos, peds and bikes)
Downtown Sanger
Sidewalks
Ground Floor of Buildings
Streets
8504 Future Land Use
Undesirable Desirable
• Design for people • Downtown space can be low cost
• Simple but well designed
• Multi-functional spaces
• Ample shade a must
• Must be more than functional
• Helps to define downtown image
• Requires a perimeter landscape screen
• Requires trees
• Wayfinding signage to locate
• Lights for safety
• Quality walking surface is key
• Element of safety
• Ped trail 10 ft. wide
• Gateway feature nice for downtown
• Trail can be named
• Connects all to downtown
Downtown Sanger
Public Space
Public Parking
Connections (sidewalks / trails / bikes)
Sanger 2040 Comprehensive Plan, Sanger TX86
04 Future Land Use
Undesirable Desirable
• High quality and character signage
• key for shops and downtown
• Window signs
• Hanging shop signs
• Quality of signs important
• Street furniture needed for downtown patrons
• Key for downtown image
• Sanger has good street furniture
• Pedestrian benches key
• Arrange benches to support talking
between pedestrians
• Shade for pedestrian important • Colorful umbrellas
• Street trees nice
• Moveable tables and chairs
• Near useable open space amenity nice
Downtown Sanger
Signage
Street Furniture
Shade
8704 Future Land Use
Undesirable Desirable
• Corridors require sign controls
• Clutter not good for economic
development
• Needs design regulations
• Internal lighting
• Signage regulations needed for I-35 corridor
• Some layouts unsafe for pedestrians • Stripes provide a safety zone for
pedestrians
• Stripes located at store entry points
• Stripes create a walking path through lot
• Signage also support pedestrian walking
• Metal buildings not desired • Masonry important for front façade
• Front façade having large windows, awning,
foyer, and signage is key
• Night lighting important
I-35 Corridor
Signage Quality
Pedestrian Connections in Parking
Building Quality
Sanger 2040 Comprehensive Plan, Sanger TX88
04 Future Land Use
Parking Lot Design
Undesirable Desirable
• Parking lots need shade • Trees important (include in development code)
• Landscape can be the pathway for pedestrians
• Trees reduce temperature of lot
• Green spaces need to be designed for
pedestrians
• Commercial development designed to
have pedestrian open space features
• Space to have benches
• Space to have trees and/or arbors
• Pedestrian walkways
• Some stores have no shade for patrons • Trees provide shade in developments
(landscape development code requirement)
• Architectural awning
• Architectural arbors
I-35 Corridor
Useable Open Space
Shade for Pedestrians
8904 Future Land Use
Screen Service Areas
Undesirable Desirable
• Development code needs to require
screening of service/dock areas
• Screen and enclose all dumpsters for commercial
land uses
• Screens can be of masonry walls
• Screens can be of vertical landscape material
• Do not allow billboard signs along I-35 • Tall pylon signs best along I-35
• Multi tenant sign
• Architectural in style
• Building Entry Expressed
• Large buildings along I-35 need to clearly define
entry location
• Best to use architectural features to locate
pedestrian entry
• Use of color or masonry
I-35 Corridor
Billboard Signs
Building Entry Expressed
Sanger 2040 Comprehensive Plan, Sanger TX90
04 Future Land Use
Undesirable Desirable
• The foot activity from mixed-use
development is so much greater than
typical retail
• Mixed-use is the vertical integration of different
land uses
• Retail of office on ground floor with living above
• Excellent use in village locations
• Creates active pedestrian environments
• All function no design character • Friendly in character
• Desire to create a walkable charm to these
pedestrian neighborhood centers
• Unique in design
• Parking located in the back or side yard
• We need space that is designed for pedestrian use
with supporting features
• May include outdoor seating and tables
• May include umbrellas for color and shade
• Needs a walkable surface
• Landscape key element
Neighborhood Centers | Villages
Mixed-Use
Small/High Character Buildings
Useable Pedestrian Space
9104 Future Land Use
Undesirable Desirable
• Variety in residential housing is
important in these neighborhood
centers
• Higher density products can be attractive
• Can be for rent and for sale properties
• Front porches nice in design
• Garage doors and parking in the back
• Public art in an open space makes the location
special
• Public art along trails
• Art located where people gather
• Public art raises property values
• Could be required as part of site design features
for multi-family projects
• Neighborhood streets need sidewalks on both
sides
• Walkable streets have travel lanes that are
narrower than typical lanes
• Narrow lanes create slower traffic which aides
in walkability
• Walkable streets allow buildings to be closer to
the road
Neighborhood
Density in Residential
Public Art
Walkable Streets
Sanger 2040 Comprehensive Plan, Sanger TX92
04 Future Land Use
Undesirable Desirable
• User feature
• Play equipment for children
• Pedestrian benches
• Park and amenities support the
surrounding development pattern
• Sidewalks create a safe environment • Walks for pedestrians
• Walks for bikes and strollers
• Trails can include mile markers
• Trails can have lanes for multiple functions
• Design with an understanding of nature –
drainage, topography and trees add value
• Mature trees should be saved to add value to
residential lots
• Preserve natural creek corridors
• Create a landscape ordinance
Neighborhood Centers | Villages
Park Amenity
Pedestrian Connections
Work with Nature
9304 Future Land Use
Undesirable Desirable
• Pedestrian sidewalk should be
separated away from the street
• Street trees should be required
• Sidewalks on both sides are good
• Homes should connect to the sidewalk network
• Sidewalks should not flood in typical rains
• Best to not have garage doors face the street • Side oriented garage doors are preferred
• Could have a mix of front and side facing
garage doors
• Side facing garages have better street appeal
• Busy residential streets are typically not safe • Sidewalks and trails are best for bike riding
• Locate trails near mature trees when available
• Ped and bike trails add value to residential
neighborhoods
Residential Neighborhoods
Pedestrian Sidewalks
Garage Doors
Ped/Bike Trails
Sanger 2040 Comprehensive Plan, Sanger TX94
04 Future Land Use
Undesirable Desirable
• Useable open space adds value
• This is not usable
• Master planned as excellent space for
pedestrian usage
• Designed for pedestrians
• Includes all the many pedestrian features
• If no street trees the structures can look simple
and unattractive
• Neighborhood not as appealing
• Shade for pedestrians
• Provides protection to pedestrians from cars in
adjacent street
• Adds nature into the neighborhood
• Do not allow long straight streets
• Stack and pack look
• Streets that curve or bend are most appealing
• Small sites with more dense housing does not
require curving streets
• Curving street creates more visual interest
Neighborhood Centers | Villages
Useable Open Space
Street Trees
Street Layout
9504 Future Land Use
4-10 Intent of the Future Land Use Plan
At times, the City of Sanger will likely encounter development proposals that does not directly reflect the purpose
and intent of the land use pattern shown on the Future Land Use Plan. Review of such development proposals
should include the following considerations:
1. Will the proposed change enhance the site and the surrounding area?
2. Is the necessary infrastructure currently in place?
3. Is the proposed change a better land use than that recommended by the Future Land Use Plan?
4. Is the proposed change an enhancement to the communities’ goals?
5. Will the proposed use impact adjacent residential areas in a negative manner? Will the proposed use be
compatible with, and/or enhance, adjacent residential areas?
6. Are uses adjacent to the proposed use similar in nature in terms of appearance, hours of operation, and other
general aspects of compatibility?
7. Does the proposed use present a significant benefit to the public health, safety and welfare of the
community? Would it contribute to the city’s long-term economic well-being?
Development proposals that are inconsistent with the Future Land Use Plan (or that do not meet its general
intent) should be reviewed based upon the above intent and should be evaluated on their own merit. It is the
responsibility of the applicant to provide evidence that the proposal meets the outlined considerations noted
above and supports Sanger’s goals included within this Comprehensive Plan.
It is important to recognize that proposals contrary to the 2040 Sanger Comprehensive Plan could be an
improvement over the uses shown on the map for a particular area. This may be due to changing real estate
markets, the quality of proposed developments, and/or economic trends that occur at some point in the future.
4-11 Recommendations
In this chapter you find the Future Land Use Plan commonly referred to as the FLUP, which define spatial
recommendations of future land use. Of note, this is not a zoning map. This FLUP is a color graphic in 8½” x 11”
format to assist in readability. The land use graphic, future land use chapter (04) and comprehensive plan will also
be available online at the City of Sanger website.
Specific recommendations are detailed in the implementation chapter (09). These actions and strategies for land
use are individually listed, detailed by key action, includes action type (planning, regulation, program, capital and
outreach), suggested timeframe (ongoing, short, mid and long-term), suggested responsible department and/or
agency and listed potential partnerships.
Sanger Downtown Park
Photo Credit to City of Sanger96
98
99
100
106
108
110
112
117
Existing Conditions
Downtown Residential
Alternative Downtown Scenarios
Preferred Scenario
Downtown Land Use Types
Downtown Plan
Efforts to Strengthen Downtown
Recommendations
O 5
Downtown Sanger
9705 Downtown Sanger
05 Downtown Sanger
Sanger 2040 Comprehensive Plan, Sanger TX98
5-1 Existing Land Use
The quality of downtown Sanger is good but what makes it wonderful is the tremendous opportunity that
exists. The opportunity is established through a pattern of walkable small blocks that are easy to tour and
enjoy. The street grid is exceptional. Bolivar Street acts as the primary spine organizing downtown, many
call it the “Main Street” of downtown.
The existing buildings in downtown showcase an early 1900’s style of architecture that many enjoy. The
structures offer opportunity for new development with easy parking in the front along nice pedestrian
sidewalks. Downtown is the center of government in the community with City Hall located on the west side
just past 5th Street. The Downtown Park is a traditional park that anchors the west side, and the railroad
tracks provide the eastern edge to downtown.
Downtown is an attraction for the community with special events and ceremonies located here. Some of
the local venues downtown that gather interest and business include Babe’s Chicken Dinner House (one of
the originals), Bolivar St. BBQ, Chamber of Commerce, Sanger Economic Development, City Library and
Sanger Police and Public Safety.
In summary, downtown Sanger is genuine. It has a short safe street grid that supports walkable businesses.
The historic style architecture makes people want to walk and stroll downtown. The downtown park(s) add
a green location for family fun and easy enjoyment with children. Small cities across North Texas are seeing
the infusion of new family-oriented development and quality open spaces. Sanger’s downtown in setting
at the apex of some wonderful new additional mixed-use and retail development.
N
5t
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S
t
S Keaton Rd
F M 4 5 5 W
Elm S t
Melton Rd
Bol iva r St
McReynolds Rd
FM 455 W
W Chapman Dr
E Willow St
Lake
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rest
Dr
Duck Creek Rd
Huling
Rd
N Keaton Rd
Bob
White Way
Lois Rd W
Metz Rd
Lois Rd E
FM 21 53
E C h a p m a n Dr
Marion Rd
FM455E
Chisam Rd
Belz Rd
Chisum Rd
F M 1 1 9 0
Field Lark Ln
Sam Bass Rd
View Rd
Crow Wright Rd
Harberson Rd
Hoehn Rd
N 10th St
S 5t h St
Fir
s
t
S
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S
1st
S
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Diane
Dr
Primrose Dr
S 2
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S
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N 2
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N
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I-
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5
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Cowling Rd
Aster Dr
Tejas Dr
Harvest Moon Ln
PR 6630
Rector Rd
Merlin
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Union Hill Rd
FM 2450
Creekvie
w
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d
FM
2164
Cherokee Rd
Seal Ln
Burke St
PR 6631
Kildee Trl
San ctuary
Cir
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In
dia
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Ln
Sullivan Rd
I-35
LAKE RAY
ROB ERTS
LAKE RAY
ROB ERTS
LAKE RAY
ROB ERTS
Lake Ray
Roberts
Lake Ray
Roberts
Sources: Esri, USGS, NGA, NASA , CGIAR, N Ro binson , NCEAS, NLS, OS, NMA, Geodatas tyrelsen, Rijkswaterstaat, GSA, Ge ola nd, F EMA, Inte rmap an d the
GIS use r community
/City of Sange r - Future La nd Use Ma p
CityLimits
Open Space & Flood Areas
Commercial
High Density Residenti al
Industrial
Moderate Density Residential
Rural Residential
Urban Low Density Residential
Public
Parks
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S 7TH ST
E L M S T
B O L I VA R S T
AUSTIN ST
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PRAIRIE
DENTON ST
KATHRYN LN
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W CH APM AN DR
E WILLOW ST
W A Y N E D R
PLU M S T
P I O N E E R
HUGHES ST
PE AC H S T
DUCK CREEK RD
CHURCH ST
CH E RRY S T
LOC US T ST
WOOD ST
OAK ST
N KEATON R
D
FREESE DR
S 3RD ST
N ACKER
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L A N E Y D R
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SA N DSTO NE
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KIN CAID DR
PINTAIL LN
SERE N D I P IT YC
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SERVICE
B R O OK E D R
DISCLA IMER:
This map was g enerated by G IS data provided
by the Sanger GIS Department. The City of
Sanger does not guarantee the correctness oraccuracy of any features on this map. Th ese ma p
products are fo r illustration purposes only andare not suitable for site-specific decisi on making.
GIS data is subject to constant changes, and
may not be complete, accurate or current.
Date Sa ved: 6/11/2018 6:45:28 PM
Document Name: 2018 FutureLandUse11x17
0 1 20.5 Miles
0 4,800 9,6002,400 Feet
Multifamily Residential
Industrial
High Density Residential
Public
Urban Low Density Residential
Parks
Rural Residential
Commercial
Moderate Density Residential
Open Space & Flood Areas
Legend
Existing 2018 Sanger Downtown Land Use Map
2018 Sanger Future Land Use Plan
Credit to City of Sanger
9905 Downtown Sanger
5-2 Downtown Residential
The primary reason downtown areas originally developed was to provide
a concentrated area within which people could live, work, eat, and buy
goods. Residential uses should be encouraged as part of the adaptive reuse
of existing buildings on upper floors. Ground floors should generally be
reserved for retail or office uses. Downtown buildings would provide unique
housing within Sanger and would provide an alternative multiple-family
option for people desiring that type of housing.
This type of adaptive reuse of downtown buildings has occurred across
Texas in both large cities like Dallas and Houston, as well as smaller cities
like McKinney and Texarkana. Not only would this provide a unique housing
component in Sanger, but downtown residents will also help create
additional economic development.
Examples of Residential Development
Credit to JHP Architecture
05 Downtown Sanger
Sanger 2040 Comprehensive Plan, Sanger TX100
5-3 Alternative Scenario Development
The vision for downtown was born out of input from general citizens and downtown property owners. It is
important to note, that the three scenarios were developed with short and long-term opportunities – the
desired preferred scenario or final downtown vision is full of short-term projects to build.
Scenario 1: Northern DFW Gateway
This downtown future development scenario is bold and offers extensive
opportunity. This scenario works with the future real estate market and
also helps to move the index in a positive direction for Sanger. Long term
development patterns will move east across the existing railroad track with
a quiet pedestrian and automobile crossing signal. The core of downtown
will remain at this current location. The proposed new park for downtown,
which is recommended in all scenarios, provides what families are looking
for in downtown while creating the catalyst for adjacent new commercial
development.
Attributes for this scenario include:
1. New downtown family-oriented park
2. Mixed-use development along Bolivar Street (5 floors max)
3. Shared parking strategy for downtown
4. Urban mixed-use proposed north of new downtown park (structed parking)
5. Urban mixed-use includes ground floor commercial adjacent to new park
6. Mixed-Use proposed east of new park (structured parking)
7. New Sanger municipal complex at City Hall block and half block west
8. Enhanced Bolivar Street pedestrian streetscape
9. Enhance 5th Street with secondary level streetscape (FM 455 to Locust St.)
10. Continue growth/support of downtown worship institutions
10105 Downtown Sanger
Sanger City-Wide Scenario: DFW Gateway N 0 300 600150
Urban Multi-Family Residential
Civic/Municipal
School Parking Intersection Improvement
Urban Single Family Residential
Urban Retail
Worship
Urban Mixed-Use
Park Existing Building
Utility
Existing Development
Street Trees
P
LEGEND
URBAN MF RES.
P
MIXED-USE
DEVELOPMENT
SANGER ISD
(INDEPENDENT SCHOOL DISTRICT)
CHURCH
URBAN SF RES.
MIXED-USE
DEVELOPMENT
URBAN SF RES.URBAN SF RES.
URBAN SF RES.
URBAN MF RES.
URBAN SF RES.
URBAN SF RES.
URBAN SF RES.
URBAN SF RES.URBAN SF RES.
URBAN SF RES.
P
MIXED-USE
DEVELOPMENT
MIXED-USE
DEVELOPMENT
MIXED-USE
DEVELOPMENT
MIXED-USE
DEVELOPMENT
P
P
P
UTILITY P
MUNICIPAL
COMPLEX
URBAN SF RES.
P
5
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ELM ST
ELM ST
PECAN ST
PEACH ST
PEACH ST
CHERRY ST
CHERRY ST
LOCUST ST
LOCUST ST
6
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7
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4
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3
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BOLIVAR ST
TO
455
COMPREHENSIVE PLAN OCTOBER 12, 2020
CITY OF SANGER
TEXAS NORTH
DOWNTOWN SCENARIO: NEIGHBORHOOD CENTER
SCALE
0 35 70 140
LEGEND
Urban Multi-Family Residential
Mixed-Use Development Civic/Municipal
School Parking Intersection Improvement
Urban Single Family Residential
Urban Retail
ReligionUrban Mixed-Use
Park Existing Building
Utility Existing Development
Street Trees
P
05 Downtown Sanger
Sanger 2040 Comprehensive Plan, Sanger TX102
Scenario 2: Neighborhood Centers
This downtown future development scenario offers a set of mid-level attractions and
development opportunities. The proposed new park for downtown provides what families
are looking for in downtown while creating the catalyst for adjacent new commercial
development. The expanded Sanger municipal complex is also a key feature as new
employment in downtown assists all other (food and retail) development.
Attributes for this scenario include:
1. New downtown family-oriented park
2. Mixed-use development along Bolivar Street (5 floors max)
3. Shared parking strategy for downtown
4. Urban multi-family use proposed north of new downtown park (structured parking)
5. Infill core with Urban Retail (ground floor)
6. Infill adjacent blocks with Urban SF Residential
7. New Sanger municipal complex at current City Hall site
8. Enhanced Bolivar Street pedestrian streetscape
9. Enhance 5th Street with secondary level streetscape (FM 455 to Locust St.)
10. Continue growth/support of downtown worship institutions
10305 Downtown Sanger
SANGER ISD
(INDEPENDENT SCHOOL DISTRICT)
URBAN SF RES.URBAN SF RES.URBAN SF RES.
URBAN SF RES.
URBAN MF RES.
URBAN SF RES.
URBAN SF RES.
URBAN SF RES.
URBAN SF RES.
URBAN SF RES.
P
P
P
MUNICIPAL
COMPLEX
MIXED-USE
DEVELOPMENT
MIXED-USE
DEVELOPMENT
CHURCH URBAN SF RES.
P URBAN SF RES.URBAN SF RES.
UTILITY
URBAN
RETAIL URBAN
RETAIL
5
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ELM ST
PECAN ST
PEACH ST
PEACH ST
CHERRY ST
CHERRY ST
LOCUST ST
LOCUST ST
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BOLIVAR ST
455
TO
COMPREHENSIVE PLAN OCTOBER 12, 2020
CITY OF SANGERTEXAS NORTH
DOWNTOWN SCENARIO: NORTHERN DFW GATEWAY
SCALE
0 35 70 140
Urban Multi-Family Residential
Mixed-Use Development Civic/Municipal
School Parking Intersection Improvement
Urban Single Family Residential
Urban Retail
ReligionUrban Mixed-Use
Park Existing Building
Utility Existing Development
Street Trees
P
LEGEND
Sanger City-Wide Scenario: Neighborhood Centers N 0 300 600150
Urban Multi-Family Residential
Civic/Municipal
School Parking Intersection Improvement
Urban Single Family Residential
Urban Retail
Worship
Urban Mixed-Use
Park Existing Building
Utility
Existing Development
Street Trees
P
LEGEND
05 Downtown Sanger
Sanger 2040 Comprehensive Plan, Sanger TX104
Scenario 3: Ranch
This downtown future development scenario offers the more modest attractions and
development opportunities. The proposed new park for downtown provides what families
are looking for in downtown while creating the catalyst for adjacent modest commercial
development.
Attributes for this scenario include:
1. New downtown family-oriented park
2. Urban Retail development along Bolivar Street (4 floors max)
3. Shared parking strategy for downtown (3 core large surface lots)
4. Large surface parking proposed north of park (future retail site)
5. Infill adjacent blocks with existing Town Residential pattern
6. Smaller proposed Sanger municipal complex at current City Hall site
7. Signature intersection improvements at Bolivar and 5th Street
8. Enhanced Bolivar Street pedestrian streetscape (four blocks)
9. Existing metal warehouse at Bolivar St. & 1st Street is future opportunity
10. Continue growth/support of downtown worship institutions
10505 Downtown Sanger
MUNICIPAL
COMPLEX
CHURCH
P
URBAN
RETAIL
URBAN
RETAIL
URBAN
RETAIL
URBAN
RETAIL
URBAN
RETAIL
URBAN
RETAIL
P
EXISTING
DEVELOPMENT
EXISTING
DEVELOPMENT
EXISTING
DEVELOPMENT
EXISTING
DEVELOPMENT
P
INTERSECTION
IMPROVEMENT
5
T
H
S
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ELM ST
ELM ST
PECAN ST
PEACH ST
PEACH ST
CHERRY ST
CHERRY ST
LOCUST ST
LOCUST ST
6
T
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S
T
7
T
H
S
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4
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S
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3
R
D
S
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2
N
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S
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5
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4
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1S
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A
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A
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BOLIVAR ST
TO
455
Urban Multi-Family Residential
Mixed-Use Development Civic/Municipal
School Parking Intersection Improvement
Urban Single Family Residential
Urban Retail
ReligionUrban Mixed-Use
Park Existing Building
Utility Existing Development
Street Trees
P
COMPREHENSIVE PLAN OCTOBER 12, 2020
CITY OF SANGER
TEXAS NORTH
DOWNTOWN SCENARIO: RANCH
SCALE
0 35 70 140
LEGEND
Sanger City-Wide Scenario: Ranch N 0 300 600150
Urban Multi-Family Residential
Civic/Municipal
School Parking Intersection Improvement
Urban Single Family Residential
Urban Retail
Worship
Urban Mixed-Use
Park Existing Building
Utility
Existing Development
Street Trees
P
LEGEND
05 Downtown Sanger
Sanger 2040 Comprehensive Plan, Sanger TX106
5-4 Preferred Scenario
This downtown future development scenario offers the attractions and development opportunities most
appealing from the citizens via the input received. This scenario also is a balance with market projections
and community desires. Primary components of this preferred scenario include:
• New downtown family-oriented park (food trucks and entertainment)
• Mixed use development along Bolivar (increased to 5-floors potential)
• Large mixed-use development north of proposed park
• Shared parking strategy
• Enhanced Bolivar Street pedestrian streetscape
• Proposed large new Sanger municipal complex
Attributes for this scenario include:
1. New downtown family-oriented park
2. Mixed-use development along Bolivar Street (5 floors max)
3. Shared parking strategy for downtown
4. Urban mixed-use proposed north of new downtown park (structured parking)
5. Urban mixed-use includes ground floor commercial adjacent to new park
6. Proposed Sanger municipal complex at City Hall block and half block west
7. Enhanced Bolivar Street pedestrian streetscape
8. Enhance 5th Street with secondary level streetscape (FM 455 to Locust St.)
9. Existing metal warehouse at Bolivar St. & 1st St. proposed mixed-use opportunity
10. Continue growth/support of downtown worship institutions
10705 Downtown Sanger
Sanger City-Wide Preferred Scenario
P
MIXED-USE
DEVELOPMENT
SANGER ISD
(INDEPENDENT SCHOOL DISTRICT)
CHURCH
URBAN SF RES.
MIXED-USE
DEVELOPMENT
URBAN SF RES.URBAN SF RES.
URBAN SF RES.URBAN SF RES.
URBAN SF RES.
URBAN SF RES.
URBAN SF RES.URBAN SF RES.
URBAN SF RES.
P
MIXED-USE
DEVELOPMENT
MIXED-USE
DEVELOPMENT
MIXED-USE
DEVELOPMENT
MIXED-USE
DEVELOPMENT
P
P
P
MUNICIPAL
COMPLEXFUTURE
MUNICIPAL
COMPLEX
URBAN SF RES.
P
FUTURE
MIXED
DEVELOPMENT
PPP
MIXED-USE DEVELOPMENT
MIXED-USE
DEVELOPMENT
Urban Multi-Family Residential
Mixed-Use Development Civic/Municipal
School Parking Intersection Improvement
Urban Single Family Residential
Urban Retail
ReligionUrban Mixed-Use
Park Existing Building
Utility Existing Development
Street Trees
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COMPREHENSIVE PLAN OCTOBER 12, 2020
CITY OF SANGERTEXAS NORTH
August 10, 2021
DOWNTOWN SCENARIO: PREFERRED
SCALE
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LEGEND
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Existing Development
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LEGEND
05 Downtown Sanger
Sanger 2040 Comprehensive Plan, Sanger TX108
5-5 Downtown Future Land Use Types
The following defines the future land use types and downtown components
used in creation of the downtown scenarios. Where relevant the land use
also details a general residential density allowed in that category.
Urban Mixed Use
The downtown mixed-use development pattern
requires retail or office at the ground floor with
residential or other land uses above. Typical
residential density ranges from 12 to 40 du/ac
(dwelling units/acre). Units would have primary
street access with parking in the back. Parking may
also be a rapped structure.
Urban Retail
Ground floor retail in downtown with large glass
windows and individual street access. Outdoor
tables and chairs desired for restaurants along with
attractive character signage and some outdoor
sale racks. Pedestrian friendly is the focus of this
downtown use.
Urban Multi-family Residential
Typical density range 12 to 40 du/ac (dwelling units/
acre). Units would have primary street access with
parking in the back. Buildings may also include
mixed-use at the ground floor (as picture identifies)
as market demands.
Urban Single Family Residential
This land use includes the single-family use in both
large and/or small lots. These lots are located near
downtown in the area this Plan calls Town or having
an in-town location. A typical density is generally
between 4 up to 20 du’s/acre.
Urban Mixed Use Urban Retail
Urban Multi-family ResidentialUrban Single Family Residential
10905 Downtown Sanger
Worship
Worship land use accomodates facilities for
religious use. These uses can vary based on
the religions needs for events,ceromonies, and
activites.
School
Educational developments for both Sanger
Independent School District and/or other private
institutions.
Civic/Municipal
This land use is defined as a municipal development
of the City of Sanger. City Hall and or a range of other
departments providing service, safety or property
information to citizens.
WorshipCivic/Municipal
School Public Park
Public Park
Park with a focus toward family fun. The park needs
shade from trees and several small structure for
events. Moveable tables, chairs and string lights help
to define the characteristics.
Utility/Infrastructure
The downtown includes a range of existing
infrastructure structures and facilities. As downtown
grows these can transition from functional equipment
to more aesthetic town background features.
Utility/Infrastructure Parking
Parking
Surface and/or structured parking for public use
in downtown designed to include trees, overhead
lighting, signage, and perimeter shrubs to screen the
views from adjacent property.
05 Downtown Sanger
Sanger 2040 Comprehensive Plan, Sanger TX110
5-6 Downtown Plan
The downtown plan includes expansion and growth at several areas. The alternative scenarios placed
attention to the core of downtown along Bolivar Street. As input came from the citizens and the
Comprehensive Plan Advisory Committee it was clear that downtown needed to connect with FM 455. The
roadway improvement that are currently in process define the importance of that corridor and its role with
downtown.
The downtown plan proposes new development along three (3) different roads. Each of these roads will
have new development with a different character. Below defines the roads and new land use characteristics:
Downtown is much more than roads it is about PLACE making. PLACE making is the design of pedestrian
oriented environments for the enjoyment of residents and visitors. An important new recommendation
in this Plan is proposing a new downtown park. The park includes a focus toward family activities created
through a multi-functional design. The park needs shade from trees and several small structure to support
events. Moveable tables, chairs and string lights help to define the park’s characteristics. See the concept
plan of proposed downtown park on page 101.
Other primary components of the downtown plan include: mixed use development along Bolivar
(increased to 5-floor potential), large mixed-use development north of the proposed park, shared parking
strategy, enhanced Bolivar Street pedestrian streetscape and new Sanger municipal complex near the
existing City Hall.
Bolivar Street This is the primary street in downtown. Proposed land uses include
mixed-use with ground floor retail along a walkable pedestrian
Bolivar Street. Retail stores include large front windows and
restaurants can be enjoyed with outdoor tables and chairs.
FM 455
5th Street This is the primary north/south roadway in downtown which
provides good access and along additional neighborhood retail
development.
This roadway is the new northern edge of the expanded downtown
area. FM 455 provides excellent access to downtown and for many
residents on the east side of Sanger. Neighborhood retail is the land
use designation along FM 455 in this expanded downtown area.
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11105 Downtown Sanger
5-7 Efforts to Strengthen Downtown
As part of this planning process, this Sanger 2040 Comprehensive Plan
discusses specific implementation efforts that should be undertaken by the
city (including the Sanger Economic Development Corporation) or through
public/private partnerships. The following describes specific actions that
the city can either take itself or initiate to successfully further downtown
objectives.
Downtown Sanger
05 Downtown Sanger
Sanger 2040 Comprehensive Plan, Sanger TX112
5-7 Efforts to Strengthen Downtown
As part of this planning process, this Sanger 2040 Comprehensive Plan discusses specific
implementation efforts that should be undertaken by the city (including the Sanger Economic Development Cor-
poration) or through public/private partnerships. The following describes specific actions that the city can either
take itself or can initiate to successfully further downtown objectives.
New Downtown Park
We are proposing a new family-oriented park in downtown to provide venue for family fun and entertainment,
while also creating the downtown catalyst for new redevelopment. The park can be simple in design and provide
a range of functions. The park needs to be food truck ready in order to satisfy visitors. There is opportunity for
venue rentals, if desired. At least one of the existing lumber storage buildings in the southeast corner can be
retrofitted to provide shelter and bring a part of history into the design. The site is approximately a full downtown
block north of Bolivar Street between North 2nd Street and 1st Street.
Character Image of new Downtown Parkland: Band Shell, bistro tables and movable chairs, foodtruck, game areas, string lights etc.
11305 Downtown Sanger
Note: as suggested by the this Comprehensive
Plan, a downtown park is worth considering. The
plan below provides an initial concept and might
not represent the final design.
Sanger New Parkland
Credit to Norris Design
Entry Plaza with Pop-up Market Walkway with Trees Food Truck Parking
Flexible Seating with Decomposed Granite Secondary Lawn Parking
Central Lawn Preserved/Renovated Building Structures Park Signage
Band Shell / Structure String Lights Shade Trees
New Downtown Park Concept Plan
Ground Floor Retail
Urban
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05 Downtown Sanger
Sanger 2040 Comprehensive Plan, Sanger TX114
Weekend/Evening Entertainment
One simple way to begin to establish nighttime activity Downtown is to encourage all restaurants and
shops to agree upon Friday and Saturday night at least one weekend each month — call it Downtown
Fun Friday or Second Saturdays. Another way is to have a food festival, during which all Downtown
restaurants would provide free food samples and local vendors could establish a temporary farmers
market. Other activities during this festival could include live music, games for children, and shopping —
Downtown retail shops should be encouraged to remain open during this festival (as well as during other
Downtown events).
Photos of Downtown Sellebration by Sanger Chamber of Commerce
Credit to City of Sanger, Sanger Chamber of Commerce
Photos of 2021 Sanger Christmas Parade in Downtown Sanger
Credit to City of Sanger
11505 Downtown Sanger
Wayfinding Signage
Wayfinding refers to information systems that guide people through a
physical environment and enhance their understanding and experience
of the space. Wayfinding is particularly important in complex built
environments such as downtown, hospital, and educational campuses.
As architectural environments become more complicated, people need
visual cues such as color, maps, directions, and symbols to help guide
them to their destinations. In these often-compact environments, effective
wayfinding systems contribute to a sense of well-being, safety, and security.
In urban settings, wayfinding specialists develop signage and information
systems for both pedestrians and motorists. Each of these groups have
unique challenges navigating streets and roadways. Information systems
help people develop “mental maps” of the terrain and simplify their routes
to the extent possible. Downtown Sanger needs a simple but effective
network of signage and if possible, to coordinate with a city-wide network.
This citywide system would include such places as: Downtown, City Hall,
Police and Public Safety, Sanger Sports Park, and Sanger High School.
Downtown Wayfinding Signage Examples
05 Downtown Sanger
Sanger 2040 Comprehensive Plan, Sanger TX116
Streetscape Improvements
The goal of this design is to bring a clean, safe new design downtown
that promotes pedestrian walkability and assists in adding economic
development. Increased pedestrian activity helps to grow new business
for shop owners. Sanger needs to have attractive downtown pedestrian
environments to promote downtown and the connections between parking
and shopping.
Downtown Sanger Example of Downtown Streetscape
11705 Downtown Sanger
Photos of 2021 Sanger Christmas Parade in Downtown Sanger
Credit to City of Sanger
5-8 Recommendations
In this chapter you find the Downtown Plan sometimes referred to as downtown vision plan, which define spatial
recommendations of future land use in downtown. Of note, this is not a downtown zoning map. This Downtown
Plan is a color graphic in 8½” x 11” format to assist in readability. The downtown land use graphic, downtown
chapter (05) and comprehensive plan will also be available online at the City of Sanger website.
Specific recommendations are detailed in the Chapter 9 Implementation. These actions and strategies for
downtown land use are individually listed, detailed by key action, and include action type (planning, regulation,
program, capital and outreach), suggested timeframe (ongoing, short, mid and long-term), suggested responsible
department and/or agency and listed potential partnerships.
Aerial View of Downtown Sanger
Photo Credit to City of Sanger118
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Introduction
Approach and Park Classification
Existing Park Network
Future Park Network
Green Infrastructure
Park and Trails Plan
Recommendations
O 6
Parks, Trails and Open Space
11906 Parks, Trails and Open Space
Sanger 2040 Comprehensive Plan, Sanger TX
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06 Parks, Trails and Open Space
6-1 Introduction
Exercise and access to nature are known to improve the health and wellness
of individuals in a community. Whether utilized as leisure spaces or areas for
higher intensity physical exercise, these outdoor spaces enhance the quality
of life within a community. The planned spaces that look to provide and
satisfy a community’s need for both active and passive activities are vital.
Not only is the initial conceptual location and design of a space important
to providing green space to a community, but so too is the on-going,
management, upkeep and enhancements within these spaces.
This chapter will analyze Sanger’s existing parks and recreation facilities,
assess present and future community needs, and make recommendations
on new parks and recreation facilities. This plan will be using the standards
park guidelines as outlined by the National Recreation and Park Association
(NRPA). These guidelines are recognized as some of the most thorough by
park planning professionals and therefore are applied in many successful
circumstances.
The ultimate purpose of the NRPA guidelines are to present park and
recreation space guidelines that are applicable for planning, acquisition, and
development of parks. These guidelines are not a step-by-step treatment
for parks. They are used as a starting point and can be shaped and molded
to be applicable at a local scale to Sanger. The guidelines coupled with
appropriate judgment relating to the park, trails, and open spaces of Sanger
will provide a future outlook for outdoor common space.
12106 Parks, Trails and Open Space
6-2 Approach and Park Classification
The planning approach for this chapter uses data developed from the city
alongside information and input gathered throughout the comprehensive
plan process which defined land use and park space relationships. This
process engaged the standard park planning factors noted below:
Standards: Comparison of traditional park standards and evaluating current
trends.
Need: Also referred as Level of Service (LOS), obtaining input from staff,
City Council, Sanger ISD, Denton County, and residents to identify current
facility deficiencies and future needs assessment.
Growth: Utilizing available land, natural features, existing rights of way
(ROW), and city facilities to fulfill the community’s needs and to plan future
facilities.
All communities including Sanger should have their park, trail and recreation
system studied against NRPA standards. This NRPA analysis will inform
the community how they measure up against other similar Texas cities.
Sanger may want to conduct this review during a future specific parks and
recreation master plan process.
Sanger residents expressed the exceptional quality of life they have
as related to their park network and relationship to Lake Ray Roberts.
Property values, including those in Sanger, are traditionally higher if there
is direct access to greenspace and citizens desire the easy connections
to these spaces. Property value also has direct correlation to access to
greenspace and more of the population desire easy direct access to these
spaces. Though there may be common overlapping equipment sets or
usages, no two park designs or programs are the exact same. Common
elements include play equipment, benches and trash receptacles. Each
unique program is created in conjunction with a physical site assessment.
Slope, existing trees, and other natural amenities help to define a park’s
programming. When evaluating existing and future parks in Sanger it is
necessary to classify each park by type, size, service area, and acres per
1,000 population. Classification is based on both service area and physical
overall size.
Sanger 2040 Comprehensive Plan, Sanger TX
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06 Parks, Trails and Open Space
The seven existing park sites in Sanger range from 0.75 acres to 16.2 acres,
and provide nearly 30 acres of accessible greenspace to the community.
Due to location and facilities some of the larger parks serve both Sanger
and Denton County residents. Sanger’s parks can be classified into these
categories
Neighborhood Park
A neighborhood park is a medium-sized park serving a single neighborhood
area. The neighborhood park, the most desired and needed classification
of park, typically has play equipment, athletic facilities, and passive open
space. It can also have multipurpose courts, open landscaped space for
flexible types of activity, picnic areas, and shelters. The size ranges from 1.5-
15 acres. It is easily accessible to local residents and serves an approximately
1-mile radius.
Community Park
A community park is a large park generally ranging in size from 25-375
acres, and serves multiple neighborhoods. These parks can include ball
fields, playgrounds for different age groups, parking, picnic areas, passive
areas, tennis courts, swimming pool, recreational building, restrooms, multi-
purpose courts, and a meeting area for special events. These parks have
lighting for evening use and play. In addition, the city parks should be easily
accessible via major/minor thoroughfares.
Mini-Park/ Pocket Parks
As the name suggests, this is the smallest category of parks. These parks
range in size from 0.25 -1 acre in size. They provide for the small direct
neighbors adjacent to the space. Even though they are small in size they
may have a range of uses including native plantings, edible garden, small
sport facilities, walking trails. Also it is vital that these parks can provide
both pedestrian and vehicular access, as sometimes users need to access
the space without a vehicle.
Open Space/ Linear Park
A linear park is an area of open space that usually runs along a functional
element such as a drainage corridor, utility easement, or body of water. Due
to their typical long and narrow physical constraints these spaces are ideal
for trail systems. These trails typically tie into key locations such as schools,
residential neighborhoods, and other parks. They can be used for walking,
biking and running in many cases. Due to the organic nature of shape and
distance there are no specific guidelines for recommended number of acres.
12306 Parks, Trails and Open Space
6-3 Existing Park Network
John Porter Park
John Porter Park - A.K.A. Sanger Sports Park, is located off I-35. In this
park there is a 3-field softball complex used for organized events and
tournaments. In association with the playing field the park provides
restrooms, concessions and bleachers. Porter Park also has picnic
areas, grills, playground, and two pavilions. There are roughly 3/4 miles
of paved walkways throughout the park, as well as open grass space
for flexible use. A fishing pond off Duck Creek provides an accessible
stocked fishing spot for Sanger residents in the park. Many facilities
in this specific park can be reserved for special events, including the
community events mentioned earlier in this report.
Switzer Park
Switzer Park – Located at the intersection of Austin Street and Freese
Drive, this 3.6-acre park provides several amenities for the surrounding
neighborhoods. The most notable is the splash pad, that is frequently
utilized during the warmer months of the year. Also present in the park
is a walking trail, playground, pavilion, and grill. There are also facilities
for more semi-organized active games such as horseshoe pits, sand
volleyball, basketball court, tennis court. Located at the corner of the
two streets is an indoor community center.
Aerial Image and Photos of John Porter Park
Credit to City of Sanger
Aerial Image and Photos of Switzer Park
Credit to City of Sanger
Sanger 2040 Comprehensive Plan, Sanger TX
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06 Parks, Trails and Open Space
Railroad Baseball Park
Railroad Baseball Park – Accessible off Railroad Avenue in Sanger is a park with
4 baseball diamonds. The primary use of this space is for baseball games and
tournaments. Batting cages are available for practice when games are not being
held. There are also bleachers, restrooms and a concession stand. The park also
provides for a large quantity of parking for users that are coming from farther
distances away.
Downtown Park
Downtown Park – In the historic downtown district near City Hall and the
historic buildings of Bolivar Street is Downtown Park. This provides a green
space in Sanger’s most dense area. A veterans memorial pays respects
to those who have served in the armed forces. Walkways, a gazebo, and
playground equipment make it ideal for the residents and those who work
in downtown Sanger.
Aerial Image and Photos of Railroad Baseball Park
Credit to City of Sanger
Aerial Image and Photos of Downtown Park
Credit to City of Sanger
12506 Parks, Trails and Open Space
Quail Run Park
Quail Run Park - This neighborhood park exists in the Quail Run neighborhood off Teal Street. Primary for the
residents in the nearby homes, the park amenities include two playground systems for varying age, one for 2-5
years and one for 5-years and up. Other features include benches, picnic tables, grills and a 6-goal concrete
basketball facility. There is also a large area of lawn for flexible use.
Kammie Patten
Kammie Patten – Small in size,
provides a basketball court and
play equipment for active play
to residents on Railroad Avenue.
It also has benches for resting,
picnic tables and grills for cook
outs. It is not as well known as
many of the other park facilities.Aerial Image and Photos of Kammie Patten
Credit to City of Sanger
Aerial Image and Photos of Quail Run Park
Credit to City of Sanger
Aerial Image and Photos of Duck Creek Park
Credit to City of Sanger
Duck Creek Park
Duck Creek Park – A total area of 4.5-acres, Duck Creek Park is located on an undeveloped lot. There are no
facilities or organized programming outside of seating areas and a small gravel parking spot. The character comes
from the rolling topography and more naturalized appearance of this park.
Sanger 2040 Comprehensive Plan, Sanger TX
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06 Parks, Trails and Open Space
6-4 Future Park Network
In 2012 the City of Sanger provided a study of new potential parks, open space and trails. This report also
included expansion or redevelopment of existing parks.
The suggested additions to existing parks would be for Switzer and the Railroad Baseball Park. At Switzer
Park, it was suggested to expand the splash pad and retrofit a larger shade structure. Then at the baseball
fields it was proposed to add more formalized parking compared to the existing gravel parking options.
There would also be potential to shorten a field and add a dog park where the current outfield is located
of one of the baseball diamonds.
Switzer Park Splash Pad Expansion
Credit to City of Sanger Future Parks Concept Plan, 2012
Proposed 7-Acre Neighborhood Park
Credit to City of Sanger Future Parks
Concept Plan, 2012
New Park Land East of I-35
Credit to City of Sanger Future Parks
Concept Plan, 2012
A seven-acre neighborhood park at Willow Street and Jones Street
has been proposed. This park would have 4,000 linear-feet of trail, a
playground and accompanying pavilion. A wildflower area would increase
native habitat in newly developing residential areas. There would also be
an interpretive nature center for the Sanger area located at this park.
The Land East of I-35, directly across from John Porter sports complex,
there is a plan to create a new park space. This area would be
interconnected with Porter Park. The main plans include expanding the
trail system to connect to the existing trail and the addition of baseball
complex to accompany the existing softball fields of John Porter Park.
There is also potential for a nine-hole disc gold course and a skate
park facility. With theses added amenities, expanding parking for 300
additional vehicles is suggested.
12706 Parks, Trails and Open Space
6-5 Green Infrastructure
Green infrastructure can provide sustainable options in an urban setting — regenerative and restorative
approaches that create the essence of green infrastructure help to strengthen the core of our
communities by making physical, social, economic and cultural environments stronger. At a large scale
it can assist in cooling the city temperature, it can absorb stormwater to lessen the impacts of climate
change. Green infrastructure can filter pollutants to improve air and water quality. It can also aid in
fostering a more attractive space that encourages walking and cycling community. In hopes of achieving
these ideals, green infrastructure programs focus on the individual, neighborhood and community scale to
restore natural processes to the environment.
These green infrastructure efforts harness natural systems to build a healthier urban environment.
Employing green infrastructure practices in Sanger will promote healthier living, providing spaces for
physical activity and relaxation and increase overall happiness in the city.
Green Infrastructure in Parking lot Green Infrastructure: Retention Pond
Sanger 2040 Comprehensive Plan, Sanger TX
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06 Parks, Trails and Open Space
LEGEND PARK KEY
6-7 Park and Trails Plan
The existing park network provides Sanger residents with
access to a range of active and passive green space. The
expansion and development of new parks would strengthen
the opportunity for outdoor activity and education. A trail
system better connecting some of these spaces would aid
in the access and safety of moving between these parks.
TO BOLIVAR
FM455
Existing Park/Open Space
Proposed Park/Open Space
John Porter Park
Community Park 9
Community Park
East I-35 Parkland 10
Linear Park
Trial System11
Switzer Park
Community Park 6
Railroad Baseball Park
Community Park 7
Quail Run Park
Neighborhood Park8School
100-year Floodplain
Stream
Proposed Trails
Local Road
City Limit
ETJ
Rail Line
6-8 Recommendations
In this chapter you find the Park and Trails Space Plan
which define spatial recommendations of these green
components. The graphic, Park, Trails and Open Space
chapter (06) and comprehensive plan can be viewed in
a larger format on your computer via the City of Sanger
website.
Specific recommendations are detailed in the
implementation chapter (09). These actions and strategies
for parks and trails are individually listed, detailed by key
action, includes action type (planning, regulation, program,
capital and outreach), suggested timeframe (ongoing, short,
mid and long-term), suggested responsible department
and/or agency and listed potential partnerships.
Downtown Park
Neighborhood Park1
Kammie Patten Park
Mini-Park
3
Community Park
New Parkland 2
Neighborhood Park
7-Acre Park4
5 Duck Creek Park
Neighborhood Park
12906 Parks, Trails and Open Space
Parks and Trails Plan 0 2400 48001200
N
LAKE RAY ROBERTS
TO DENTON
TO GAINESVILLE
Chisholm Trail
Elementary School
Chisholm Trail
Elementary School
Butterfield
Elementary School
Sanger Middle
School
Sanger Sixth
Grade Campus
Sanger High
School
Linda Tutt
High School
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8
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Sanger Park and Trails Plan
Aerial View of Downtown Sanger
Photo Credit to City of Sanger
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Introduction
Mobility Principles
Street Classification
Thoroughfare Plan
Recommendations
O 7
Mobility
13107 Mobility
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07 Mobility
7-1 Introduction
Transportation and mobility is a substantial factor in determining a
community’s livability. It is important that transportation planning efforts
function well with the overall land use policies. Street hierarchy and land
use relate to one another. The qualities cannot appropriately be determined
without understanding both elements. By analyzing existing traffic data
in conjunction with assessing future land use and growth trends, this plan
looks to provide an efficient, safe, and unified transportation system. A
successful transportation network not only provides for individual vehicular
movement, but also allows for effortless movement throughout the
community by means of walking and/or biking.
The most important thoroughfare to Sanger is I-35. It runs north-south
acting as a regional spine of the city. As identified in the Denton County
Thoroughfare Plan expansions to I-35 are desired as far north as Sanger.
The most significant east-west connection in Sanger is Farm to Market Road
No.455 (FM 455) which stretches from State Highway 377 to Loop 59. The
portion of road that bisects Sanger, also known as Chapman Road, has an
expansion plan to increase the lane count from two to four lanes. 5th Street
which is a minor arterial three-lane road providing access to Sanger’s central
residential core. Each of these thoroughfares will be discussed in greater
detail later in the chapter.
13307 Mobility
7-2 Mobility Principles
Sanger has a capable existing road infrastructure network, allowing for the
movement of vehicles and goods in and through the city. Interstate 35 (I-35)
corridor serves as vital entrance to the DFW area. This corridor provides the
opportunity to develop and strengthen Sanger’s local economy along this
very well-traveled section of interstate road. In addition, enhancements to
FM 455 will improve the efficiency of transit through Sanger.
In addition, addressing minor roadways such as those in downtown Sanger
by implementing “road diets” can also increase public safely and stimulate
local economy. Using low-cost improvements to produce high-value impacts,
road diets enhance safety, convenience, and quality of life for all road users.
Effectively diets reduce both vehicle speed and conflict points for all road
users, by means of reducing lane numbers or widths. When applied correctly,
a road diet can be an excellent asset for a community.
Interstate 35 – This major interstate runs from Minnesota down to Texas,
cutting through 6 states in total. I-35 carries the bulk regional commuter
traffic in and through Sanger. In the case of those utilizing the stretch that
runs through Sanger. It provides interstate travel from the Oklahoma City
to the DFW metroplex and beyond. Residents of Sanger also use both
the East and West divide as commute to and from Dallas and Fort Worth
respectively. With increasing population and road travel Texas Department
of Transportation (TxDOT) is approving the expansion of I-35 in the Sanger
area.
Approximately 30-miles of freeway and HOV lanes on I-35E from I-635
north, through and including the I-35E/I-35W interchange, to US 380 are
under reconstruction by TxDOT. This Interstate 35 Expansion Project will
generally include 6-lanes north of Corinth and 8-lanes south of Corinth.
Additional improvements include new continuous frontage roads, two
reversible managed lanes, and a multi-use path.
In essence, I-35 in Sanger will eventually be widened from 4 lanes to 6 lanes.
The widening of this heavily traveled roadway provides the ability to draw
visitors into Sanger and the potential for new economic development.
I-35 at Sanger Rector Road
I-35 Expansion Project
Sanger 2040 Comprehensive Plan, Sanger TX
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07 Mobility
Chapman Road/FM 455 – FM 455 stretches for roughly 95 miles, connecting just south of Pilot Point to Montague.
Sanger is the largest municipality the road gives direct access to. An 11-mile stretch, including the majority of the
portion that lies within Sanger’s boundary, is called Chapman Road.
Locally it provides Sanger residents direct access to Bolivar to the west and access to Lake Ray Roberts to the
east. TxDOT currently has plans to expand the current two-lane road into a four-lane divided Minor Arterial
increasing the size of the road right-of-way by 2035 to increase the level of service. Expansion will consist of one
12-foot wide travel lane and one 14-foot wide outside shared-use lane with 1.5 foot outside curb offsets in each
direction with a 17 foot Center Two-way Left Turn Lane (CTWLTL). House
Another key aspect of the plan is to provide five to eight-foot wide sidewalks along the outside of road. This
expansion project will help relieve anticipated traffic congestion along Chapman Road/FM 455 when TxDOT
finishied the construction.
Chapman Road / FM 455 in Sanger
5th Street in Sanger
5th Street- A minor arterial road in the Sanger, 5th street runs north and south. The street roughly parallels I-35.
Many of Sanger’s civic buildings are located on this street as well, including City Hall, the Public Library, and the
Sanger School District offices. Several other business and place of worship can be found on 5th Street. This street
is characterized by passing along Sanger’s highest density residential areas, just east of I-35, providing the inner-
loop from I-35 near Duck Creek Rd to I-35 north of FM 455.
13507 Mobility
Active Transportation – Outside of motorized transit options, providing
other options for residents that require or prefer non-motorized creates
a more equitable city. Contributing factors that may impact access to
personal motorized transportation include age, disability, loss of income,
or the imposition of additional travel burdens. These factors are not an
extensive list, and a community member may experience transportation
disadvantages at any point in life. Non-motorized vehicular transit options
also promote a more active and healthier alternative for movement within an
area. Transportation networks should be capable of serving all community
members by providing a multitude of options for navigating a community.
Bike and Pedestrian – Within Sanger access to pedestrian sidewalks is
not always easy in some neighborhoods. Pedestrian walks are found in the
central downtown area and many people also currently walk on city streets.
John Porter offers residents a well-maintained trail system within the city.
Additionally, along the shores of nearby Lake Ray Roberts are several
publicly accessible bike and hike trails.
Pedestrian Sidewalk
Pedestrian SidewalkPedestrian / Bike trails in Residential Area
Sanger 2040 Comprehensive Plan, Sanger TX
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07 Mobility
7-3 Thoroughfare Classification
Principal Arterial Four Lanes
• P3U Right of Way: 75’
• P4U Right of Way: 75’
• Principal arterial three/four lane streets are intended to move high
volumes of traffic quickly between larger sub-areas of the city or
region. These roadways deal with greater vehicular traffic counts
and accommodate transit services rather than pedestrian or bicycle
facilities. These streets are typically characterized by limited direct
access at minimal and controlled points. These points generally occur at
intersections with other arterial streets or larger collector roads. Major
arterial streets may serve regional activity centers, in which case direct
access is more frequently permitted.
• Current FM 455 expansion project would widen the roadway from
existing two lane street to a four-lane divided principal arterial.
Minor Arterial Four Lanes
• M4U Right of Way: 80’
• The lower of the two arterial classifications, minor arterial streets,
still provide provide movement within sub-areas of the city, but for a
slightly lower traffic volume. Just as major arterials provide for through-
traffic so do minor arterials. This classification provides direct access
for commercial and high-density residential properties. Typically these
roads do not provide for low-density residential properties. Moderate
transit, bicycle, and pedestrian facilities appear since minor arterial
streets serve a more localized area.
• Belz Road, Cowling Road, FM 2164, Indian Lane, Lois Lane (Metz to
Marion), Marion Road, Metz Road, View Road, and Willow Street are
designated as minor arterial four lanes.
BUFFER
SIDEWALK
13707 Mobility
RIGHT OF WAY 100’
TRAVEL + TURN LANES
TRAVEL + TURN LANES MIN PAVEMNT WIDTH
BUFFER
BUFFER BUFFER
BUFFER
SIDEWALK
SIDEWALK
SIDEWALK
Principal Arterial Four Lanes
Minor Arterial Four Lanes
RIGHT OF WAY 80’
Sanger 2040 Comprehensive Plan, Sanger TX
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07 Mobility
Collector Road Two Lanes
• Right of Way: 60’
• A collector street’s primary purpose is to connect from local streets to arterial streets. They provide access
to both commercial and residential development. Regulation of entry into bordering properties and parking
facilities is provided by driveway spacing and pavement markings. Parking can sometimes occur in the form of
on street parking for some of these roads. Transit services are low while bicycle and pedestrian facilities range
from moderate to high on collectors.
• 5th Street, Chisam Road, Duck Creek Road, Huling Road, Keaton Road, Lois Road (Marion to Lake Ray Roberts),
Tajas Drive, Urban Hill Road and Utility Road are designted as collector two Lanes.
7-4 Thoroughfare Plan
Sanger has classified its streets in categories of principal arterials,
minor arterials, collector roads, and local streets. The proposed
thoroughfare plan shown on the right is prepared to provide a new
list of throughfare designations and improvements based on the
2015 City of Sanger Thoroughfare Plan.
7-5 Recommendations
In this chapter you find the Thoroughfare Plan which define spatial recommendations for mobility.
The graphic, Mobility chapter (07) and comprehensive plan can be viewed in a larger format on your
computer via the City of Sanger website.
Specific recommendations are detailed in the Implementation chapter (09). These actions and
strategies for mobility are individually listed, detailed by key action, includes action type (planning,
regulation, program, capital and outreach), suggested timeframe (ongoing, short, mid and long-term),
suggested responsible department and/or agency and listed potential partnerships.
RIGHT OF WAY 60’
Collector Road Two Lanes
BUFFER BUFFERTRAVEL LANES
TO BOLIVAR
FM
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5
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W C h a p m a n D r
FM455
SIDEWALK SIDEWALK
13907 Mobility
LAKE RAY ROBERTS
TO DENTON
TO GAINESVILLE
Duck Creek Rd
Chisam Rd
Utility Rd
Duck Creek Rd
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Future Thoroughfare Plan 0 2400 48001200
Lake
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LEGEND
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Major Arterial
Minor Arterial Proposed Minor Arterial
Collector Proposed Collector
New Proposed Road
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Residential
Rail Line
City Limit
ETJ
Future Thoroughfare Plan
Credit to Denton County
and City of Sanger
Construction in Sanger
Photo Credit to City of Sanger140
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Introduction
Methods for Implementation
Proactive & Reactive Implementation
Priorities
Partnerships
Roles and Responsibilities
Measuring Process
Action Plan
Implementation
14108 Implementation
O 8
Sanger 2040 Comprehensive Plan, Sanger TX
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08 Implementation
8-1 Introduction
This chapter focuses on how the visions and goals of this Plan become a reality in Sanger. Direct action soon
after this Plan is adopted is vital for capitalizing on early momentum, but will require funding, land development
actions, and/or partnerships. Planning during implementation provides for protection of private property and
ensures future development occurs in a coordinated and organized fashion. Planning shapes future policies
that take conceptual ideas to reality. Planning must be organized by type, policy and general timeframe. This
section will include which area of the city will impacted and what department is accountable for the future
development items.
8-2 Methods for Implementation
Outlining a reliable plan that integrates policies informed by recommendations will serve Sanger well. Creating an
achievable and actionable plan is important. For that plan, with integrated policies informed by recommendations
will serve Sanger and its citizens well. The Sanger 2040 Comprehensive Plan is the plan with vision for the future
and step to achieve that future. Once this plan is in place, it is important to consistently use it.
This plan is created with the growth and economic development of the community in mind. There are five general
methods for plan implementation and the City Manager, each City Council member, staff person, and member of
boards and/or committees must consider when making decisions related to growth and economic development.
Five methods for implementation are as follows:
1. Capital Improvements Programming (CIP)
2. Development Regulations
3. Special Projects and Initiatives
4. Specific Plans and Studies
5. Coordination and Partnerships
Elements of Implementation
14308 Implementation
8-3 Proactive and Reactive Implementation
Implementation is both a proactive and reactive function. Development actions and
the design process requires input during a fast pasted timeframe. For this reason and
others a growing city like Sanger will be engaged at implementation in both types.
8-4 Priorities
The priority of this plan should be a shared vision for the community.
Individual input is necessary for moving a community forward. It
should be noted, that Sanger will be making timely priorities related
to the availability and cost of infrastructure improvement, proposed
development and redevelopment applications, expansion of public
facilities, needed city services, community programs, and annual
capital budgeting, among many other considerations.
8-5 Partnerships
Partnership involves coordination and collaboration between one or
more entities to see ideas put into action. Partnerships must be built
and kept amongst the governmental and private sector. Partnerships
that would likely play a role in implementation include the Texas
Department of Transportation, Texas Parks and Wildlife Department,
Sanger Department of Public Works, in addition to others. Strong
communication and diligence to work in coordination will better ensure
Sanger obtains its future goals.
Examples of proactive methods include:
• Developing a CIP and expending funds to finance public
improvements to meet strategies outlined in the plan
• Updating zoning regulations
• Updating subdivision regulations
Examples of Reactive methods include:
• Approving a rezoning application
• Site plan review
• Subdivision review
Symbol of Partnership
Sanger 2040 Comprehensive Plan, Sanger TX
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08 Implementation
8-6 Roles and Responsibilities
City Staff
City staff manages the everyday implementation of the plan. In particular, staff members are
responsible for supporting the City Council and the Planning and Zoning Commission (P&Z). P&Z makes
recommendations to the City Council based on the principles outlined in this plan. The City Council should
prepare an Annual Progress Report to ensure that decisions have been related to the plan and the plan is
still relevant.
City Council and Mayor
As the leader of plan implementation, the key responsibilities of the Sanger City Council members are to
decide and establish priorities, set time-frames by which each action will be initiated and completed, and
determine the financial resources to be made available for implementation efforts.
Planning and Zoning Commission (P&Z)
P&Z is the body which reviews development applications and zoning cases. P&Z will use the plan to guide
their actions and recommendations to the City Council and the P&Z will take the lead in the following
areas:
• Acting as a “champion” of the plan;
• Periodically obtaining public input to keep the plan up to date, using a variety of community
outreach and citizen and stakeholder involvement methods;
• Using the plan to guide development decisions;
• After holding one or more public hearings to discuss new or evolving community issues and needs,
making recommendations to the City Council regarding plan amendments and updates;
• Ensuring recommendations forwarded to the City Council are reflective of the plan’s goals and
policies.
City Council and Mayor
The Sanger City Council is the final authority and takes the lead in the following areas:
• Acting as a “champion” of the plan;
• Adopting amendments to the plan by ordinance following recommendations by the City Manager;
• Adopting new or amended land development regulations to implement the plan;
• Approving inter-local agreements that implement the plan;
• Establishing the overall action priorities and time-frames by which each action item of the plan will
be initiated and completed;
• Considering and approving the funding commitments that will be required;
• Offering final approval of projects and activities and the associated costs during the budget
process, keeping in mind the need for consistency with the plan and its policies;
• Providing policy direction to the P&Z, other appointed city boards and commissions, and city staff.
14508 Implementation
8-7 Measuring progress
Over the extent of its lifespan, The Sanger 2040 Comprehensive Plan is
meant to be an adaptable document. As political, economic, physical,
technological and social conditions and/or any other influence that alters
the priorities of the Sanger community evolve, this plan should reflect the
same sentiment.
Regular assessment of the plan shall ensure the content is still relevant,
appropriate and applicable. At a minimum, every five years the Mayor
and City Council or P&Z should prepare an evaluation report with input
from city staff and other municipal boards. This overview report should
evaluate the listed actions in the 2040 Comprehensive Plan and define
if they are in process, taking longer or are in need of modification.
Additional implementation actions can also be added to the Plan via a plan
modification.
Because this process uses a multi-year timeframe, it is critical that
community leaders take ownership of this plan and maintain their
commitment to its ongoing implementation. City officials, including the
City Manager, City Council, Planning and Zoning Commission, other boards
and commissions, and staff—as well as local committees and organizations
— play an essential role in the implementation of this plan. Education,
networking, communication, and coordination ensure all necessary parties
are involved and working toward achieving a shared goal.
Implementation Process Diagram
Sanger 2040 Comprehensive Plan, Sanger TX
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08 Implementation
8-8 Action Plan
The plan defines six general types of actions, including implementation tools, defined as follows:
1. Planning: Actions that involve additional planning or study to address specific issues. An example of this
would be a Detailed Downtown Plan or FM 455 Corridor Plan, as recommended for compatibility areas and
for centers and corridors.
2. Regulation: Actions that involve development of new regulations and revisions to Sanger’s planning and
development documents to include tools such as overlay districts, new zoning categories, etc.
3. Program: Actions involving a series of steps to be carried out to accomplish an objective.
4. Capital: Actions that involve investments through the City’s Capital Improvement Program (CIP), as
well as potential funding mechanisms, including Tax Investment Reinvestment Zones (TIRZs) and Public
Improvement Districts (PIDs).
5. Outreach: Actions involving outreach to the public, residents and special organizations.
6. Partnerships: These include actions that involve coordination or collaboration with one or more entities to
implement the action.
The actions are organized according to each element of the plan. Reference to relevant actions from other
elements are provided for each action. The actions are assigned to one of four timeframes established to
prioritize and organize the actions into manageable and realistic groupings for implementation.
• Short-term: These are actions that should be addressed within three (3) years from plan adoption.
• Mid-term: These are actions that should be addressed within a range of three (3) to five (5) years from plan
adoption.
• Long-term: These are actions designated to be carried out beyond five (5) or more years from adoption.
• Ongoing: These are actions currently being addressed or should be addressed on a continuing basis.
These actions are not intended to be a definitive prescription or a rigid formula. The purpose is to establish a
framework or “to-do list” to guide decisionmaking and the allocation of resources. The provided action plan
should not preclude certain actions from being implemented earlier or later than indicated, subject to the
availability of city resources.
14708 Implementation
8-8 Action Plan
Chapter 4 Future Land Use
Number
01 I-35 North of FM 455 – Prepare for new
commercial development along I-35.
Planning Short term Development
Services
-
02 Support a growing industrial center with
enhanced development regulations near
the Wal-Mart Distribution Center (both
sides of I-35).
Planning Short term Development
Services
-
03 Prepare an I-35 Corridor Study to
produce recommendations on enhanced
development and access controls
(signage, lighting, vehicular access,
building and landscape).
Planning and
Regulation
Short term Development
Services
Sanger
Economic
Development
Corporation
04 Support redevelopment along FM
455 with commercial and multi-family
development as road construction is
completed. This could be included in the
I-35 study.
Planning Short term Development
Services
-
05 Prepare an FM 455 Study to produce
recommendations on enhanced
development, access controls and
downtown connections (signage,
lighting, vehicular access, building and
landscape).
Planning and
Regulation
Short term Development
Services
Sanger
Economic
Development
Corporation
06 Attract family entertainment and
tourism development to be locate near
and/or in the direction of Lake Ray
Roberts.
Planning and
Outreach
Mid-term Development
Services
Sanger
Economic
Development
Corporation
07 Support water/fishing focused
development near Lake Ray Roberts.
Planning Mid-term Development
Services
Texas Parks
& Wildlife
& Sanger
Economic
Development
Corporation
08 New residential development - Identify
infill development areas for single-
family and multi-family development.
The location of this occurs mainly in the
original Town area of Sanger.
Planning Mid-term Development
Services
-
09 New residential development. Identify
large green-field areas for new single-
family and multi-family development.
Ensure necessary infrastructure and
zoning is in place.
Planning Mid-term Development
Services
-
Key Actions Action Type
(Planning Regulation,
Program, Capital,
Outreach and etc.)
Timeframe
(Short, Mid,
Long-term or
Ongoing)
Responsible
Department
or Agency
Partnership
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08 Implementation
8-8 Action Plan
Chapter 4 Future Land Use
Number
10 Plan and create a Sanger with a
broad range of residential building
types (SF small and large lot, patio
homes, townhomes, zero-lot line and
apartments) for both purchase and
rental.
Planning Mid-term Development
Services
-
11 Plan and create a Sanger with more
high-quality single family and attached
residential.
Planning Short term Development
Services
Sanger
Economic
Development
Corporation
12 City-wide and downtown – The
downtown is the heart and core of
Sanger. Consider all development
proposals and sections as they relate
to downtown and its success. As
downtown goes so goes Sanger.
Planning Ongoing Development
Services
Sanger
Economic
Development
Corporation
13 Create a network of pedestrian trails and
walkways connecting neighborhoods,
schools and amenities together. Review
park and trails plan in relationship to
development connections.
Planning Mid-term Development
Services
-
14 Follow the strategies and locations for
growth opportunities defined in the
2040 comprehensive plan and rezone
per development application.
Planning and
Regulation
Short term Development
Services
Sanger
Economic
Development
Corporation
15 Provide pedestrian sidewalks along
public streets for all new development in
Sanger. Adjust regulations as necessary.
Planning and
Regulation
Short term Development
Services
-
16 Support the location of Community
Gardens in several areas for local
families. Connect the management to
local faith-based organizations.
Planning Mid-term Development
Services
Faith-based
organizations
17 Promote citizen input throughout the
community planning process.
Outreach Ongoing Development
Services
-
18 Support Infill Development as it is a
much better choice for fiscal cost and
infrastructure.
Planning and
Regulation
Ongoing Development
Services
-
19 Support Complete Street concepts in
neighborhood planning and design.
Planning and
Regulation
Ongoing Development
Services
-
20 Update Development Code and Zoning
Ordinance to allow actions and future
land use types per the Sanger 2040
Comprehensive Plan.
Regulation Short term Development
Services
-
Key Actions Action Type
(Planning Regulation,
Program, Capital,
Outreach and etc.)
Timeframe
(Short, Mid,
Long-term or
Ongoing)
Responsible
Department
or Agency
Partnership
14908 Implementation
8-8 Action Plan
Chapter 4 Future Land Use
Number
21 Continue strong code enforcement
for substandard and/or abandoned
buildings and properties to support new
businesses desire to develop.
Program Ongoing Development
Services
-
22 Make sure level of service (LOS)
benchmarks are achieved for the Police
/ Fire / Public Safety force at a level
appropriate for Sanger.
Program Ongoing Public Safety -
23 Study and create a new Sanger
Municipal Complex building at current
location of the City Hall. Placing all city
department together can save funds and
support better communication. Also,
excellent to have downtown to support
adjacent development.
Planning and
Capital
Mid-term City Manager’s
Office
-
24 Study and support additional safe
railroad crossings on the east side of
Sanger. Higher quality development
goes together with increase mobility.
Include quiet crossing opportunities in
the study.
Planning and
Capital
Long term Development
Services
-
25 Support and regularly update your
Impact Fee Program to help fund future
infrastructure. Update regularly to define
Sanger’s position within regional other
communities.
Program Short term Development
Services
-
26 Monitor growth and plan for public
facilities, as needed, to meet level of
service and population demand.
Program Short term Development
Services
-
27 Maintain high quality standards for all
Public Facilities.
Planning Ongoing Development
Services
-
28 Study and consider creating a TIF
district to support pedestrian and public
improvements for downtown. The TIF
district could include part of the I-35
corridor planned for commercial and
downtown.
Regulation Mid-term Development
Services
Sanger
Economic
Development
Corporation
29 Support village plans and
implementation in general locations per
the plan. Land uses can vary but need
to clearly support a pedestrian walkable
development pattern.
Planning and
Regulation
Ongoing Development
Services
-
30 Study and create a unified Sanger
gateway design for primary entry points.
Planning and
Capital
Long term Development
Services
TxDOT
Key Actions Action Type
(Planning Regulation,
Program, Capital,
Outreach and etc.)
Timeframe
(Short, Mid,
Long-term or
Ongoing)
Responsible
Department
or Agency
Partnership
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08 Implementation
8-8 Action Plan
Chapter 5 Downtown
Number
01 Design and create a new family-oriented
downtown park. Focus on family, food,
flexibility and being a catalyst for
economic development.
Planning and
Capital
Short term Development
Services
Sanger
Economic
Development
Corporation
02 Increased maximum floor height in
downtown to five (5) floors
Regulation Short term Development
Services
-
03 Continue focus on infill growth
downtown till grand opening of new
downtown park.
Planning Ongoing Development
Services
-
04 Mixed-use development is the focus
along Bolivar Street. Retail and/or
limited professional office at the ground
floor with large store front windows.
Planning and
Regulation
Short term Development
Services
Sanger
Economic
Development
Corporation
05 Downtown now extends north to the
southern edge of FM 455. Gateway and
connections to downtown are improved
with this expansion.
Planning and
Regulation
Short term Development
Services
Sanger
Economic
Development
Corporation
06 Urban retail with enhanced development
controls is recommended along FM 455
and 5th Street in downtown
Planning and
Regulation
Short term Development
Services
Sanger
Economic
Development
Corporation
Regulation Mid-term 07 Created a shared parking strategy for
downtown.
Development
Services
-
08 Support the use of the large existing
metal warehouse building next to the
railroad road and north of Bolivar Street
as a future mixed-use development. This
can either be in the existing building
with enhanced modifications or a new
structure. The sides fronting Bolivar and
the new downtown park must be an
active use.
Planning,
Program and
Regulation
Mid-term Development
Services
Sanger
Economic
Development
Corporation
09 Support a large mixed-use development
north of the new downtown park. Edge
adjacent to the park must include
ground floor retail. Some parking for
patron’s downtown will be included in
the plan.
Planning Long term Development
Services
Sanger
Economic
Development
Corporation
10 Support urban single-family residential
in the outlying downtown blocks.
Planning Mid-term Development
Services
-
Key Actions Action Type
(Planning Regulation,
Program, Capital,
Outreach and etc.)
Timeframe
(Short, Mid,
Long-term or
Ongoing)
Responsible
Department
or Agency
Partnership
15108 Implementation
Chapter 5 Downtown
Number
Mid-term
12 Create downtown gateways for
downtown.
Planning and
Capital
Long term Development
Services
Sanger
Economic
Development
Corporation
13 Design and install a system of colorful
wayfinding and directional signs for
downtown.
Planning and
Capital
Short term Development
Services
Sanger
Economic
Development
Corporation
14 Plan, design and implement zig-zag
string lights on Bolivar Street for several
blocks. Relatively low implementation
cost and the result is a big visual
positive.
Planning Short term Development
Services and
Public Works
Sanger
Economic
Development
Corporation
15 Grow the Farmers Market in downtown.Program Mid-term Development
Services
Sanger
Economic
Development
Corporation
16 Increase meaningful code enforcement
Downtown
Program Ongoing Development
Services
-
17 Establish a regular set of public input
meetings for downtown.
Program Ongoing Development
Services
Sanger
Economic
Development
Corporation
18 Review and enroll in the Texas Main
Street Program - Their collective efforts
support small, independent businesses,
the preservation of important local
historic assets and local quality of life.
Planning and
Program
Mid-term Development
Services
Sanger
Economic
Development
Corporation
19 Update Development Code and Zoning
Ordinance to allow actions and land use
types per the comprehensive plan in
downtown.
Planning and
Regulation
Long term Development
Services
Sanger
Economic
Development
Corporation
Planning 20 Create a Downtown Specific Plan related
to enhanced design items and additional
implementing action items from this
plan.
Development
Services
Sanger
Economic
Development
Corporation
11 Support additional improvement to the
pedestrian streetscape along Bolivar
Street.
Planning and
Capital
Mid-term Development
Services
Sanger
Economic
Development
Corporation
Key Actions Action Type
(Planning Regulation,
Program, Capital,
Outreach and etc.)
Timeframe
(Short, Mid,
Long-term or
Ongoing)
Responsible
Department
or Agency
Partnership
8-8 Action Plan
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152
08 Implementation
8-8 Action Plan
Chapter 6 Parks, Trails and Open Space
Number
01 Create a new family-oriented park in
downtown.
Planning and
Capital
Short term Development
Services
Sanger
Economic
Development
Corporation
03 Create a Sanger Trails Master Plan for
all of Sanger and include a focus on
connection methods and pedestrian
walkability for the neighborhood
centers / villages.
Planning and
Capital
Long term Development
Services
Parks and
Recreation
Department
05 Implement the attached Park and Trails
plan included in this Sanger 2040
Comprehensive Plan.
Planning and
Capital
Ongoing Development
Services
-
06 Promote local parks, athletic fields
and Lake Ray Roberts as tourist
opportunities for increased economic
development.
Program Ongoing Development
Services
Sanger
Economic
Development
Corporation
07 Look to create a Parks & Recreation
Department for planning, use and
building facilities via Texas grants.
Program Long term Administration -
08 Preserve natural creek and riparian
environments for pedestrian and bicycle
trail alignments.
Planning Ongoing Development
Services
Texas Parks
and Wildlife
09 Use existing floodplains for linear
parks with pedestrian trails linking
neighborhoods together.
Planning Ongoing Development
Services
-
10 Establish a desired level of service
(LOS) for parks and trails construction
in Sanger. Upon that then plan to
implement a regular number of park
acreage and trail linear feet every five
(5) years.
Regulation
and Capital
Long term Development
Services
Parks and
Recreation
Department
(future)
02 Create a Sanger Parks Master Plan for all
of Sanger.
Planning and
Capital
Long term Development
Services
Parks and
Recreation
Department
04 Create a full time Parks Director position.Planning and
Capital
Long term Administration -
Key Actions Action Type
(Planning Regulation,
Program, Capital,
Outreach and etc.)
Timeframe
(Short, Mid,
Long-term or
Ongoing)
Responsible
Department
or Agency
Partnership
15308 Implementation
Chapter 6 Parks, Trails and Open Space
Number
11 Review, implement and/or upgrade a
park dedication ordinance (PDO) that
requires a small percentage of land or
fee in lieu ($$) be set aside for new park
or trail facilities with the approval of
residential developments.
Regulation and
Program
Short term Development
Services
-
12 Landscaping - Adopt more
comprehensive landscaping regulations
to conserve water and improve the
aesthetic quality of nonresidential
development. Develop an approved
plant list with native and drought-
tolerant plants.
Regulation Short term Development
Services
-
Key Actions Action Type
(Planning Regulation,
Program, Capital,
Outreach and etc.)
Timeframe
(Short, Mid,
Long-term or
Ongoing)
Responsible
Department
or Agency
Partnership
8-8 Action Plan
13 Screening - Require all trash pick-up
storage areas within view from the
street be screened from public view
with a masonry wall on three sides, a
metal door, and landscaping features.
Receptacles should not be located in
drives of parking areas.
Regulation Mid-term Development
Services
-
14 Improve part-time and summer work
opportunities with the city for park
maintenance, recreational programs and
light construction projects.
Program and
Capital
Mid-term Development
Services
-
Sanger 2040 Comprehensive Plan, Sanger TX
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154
08 Implementation
8-8 Action Plan
Chapter 7 Mobility
Number
01 Support and follow the thoroughfare
plan graphic in the Plan document.
Planning Short term Development
Services
-
02 Support pedestrian mobility at primary
and secondary intersection with
pedestrian timed signals.
Planning Short term Development
Services
TxDOT
03 Support pedestrian and bicycle trails as
important mobility systems.
Planning Short term Development
Services
-
04 Require all new developments and
redevelopment projects to construct
sidewalks along streets and roads.
Regulation and
Planning
Short term Development
Services
-
05 Work to expand all access modes to
Lake Ray Roberts. (autos and trails).
Regulation and
Planning
Short term Development
Services
-
06 Future road extensions include Belz
Road to Indian Lane, Utility Road and
several others per mobility needs.
Planning and
Capital
Mid-term Public Works -
07 South 5th Street will need to be
extended west generally from I-35
toward a future Duck Creek bridge to
accommodate development.
Planning and
Capital
Mid-term Public Works -
Key Actions Action Type
(Planning Regulation,
Program, Capital,
Outreach and etc.)
Timeframe
(Short, Mid,
Long-term or
Ongoing)
Responsible
Department
or Agency
Partnership
15508 Implementation
Appendix
Photo Credit to Norris Design156
156
158
166
166
169
171
173
176
182
183
187
190
Definitions
Supporting Data
Stakeholder Interview Questions
Public Meeting # 1 - Community Input
Public Meeting # 1 - Public News
Public Meeting # 2 - Survey
Public Meeting # 2 - Online Survey Result
Public Meeting # 3 - Survey
Public Meeting # 3 - Online Survey Result
Psychographic Profile
Bibliography
Appendix
15709 Appendix
09
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09 Appendix
9-1 Definitions
Planning Terms
Alternative Scenarios: The options or alternatives that were developed during the planning process to solicit input
from the community/citizens regarding choices that Sanger could select.
Arterial Streets: Streets whose primary function is to provide for continuity and high traffic volumes between major
activity centers. Property access is a medium-level priority, with an emphasis on limiting the location of driveways
and groups of curb cuts that access this roadway type.
Capital Improvement Plan (CIP): Public dollars earmarked for improvement and extension of infrastructure in the
City.
City: The City of Sanger, Texas.
City of Denton: The City of Denton, Texas. Sanger, TX is 10-miles to Denton, TX
City Council: The governing body of the City of Sanger, Texas.
Collector Streets: Streets whose primary function is to collect and distribute traffic from local access streets to the
arterial or major streets. Collector streets move moderate amounts of traffic volumes and provide limited access to
adjacent properties.
Community Park: A community park serves multiple neighborhoods, provides many of the same facilities as
neighborhood parks and may include additional fields and facilities.
Community Vision: The comprehensive aspects of the community’s desires.
Comprehensive Plan Advisory Committee (CPAC): For this planning project, the committee was comprised of
members of the Sanger City Council, Planning and Zoning Commission, and leaders in the community that was
established to advise and assist in the development of the Sanger 2040 Comprehensive Plan.
Comprehensive Plan: A document with graphics, text, and tables that forms policies governing the future development
of the City and consisting of various components governing specific geographic areas and functions and services
of the City. This document (Sanger 2040 Comprehensive Plan) is established with the input of citizens, property
owners, City staff, and elected/appointed city officials.
Comprehensive Plan Elements: The specific components of the comprehensive plan. These elements combine to
create the overall plan. Includes items such as: land use, thoroughfares, parks and recreation, urban design, water,
wastewater, and other elements.
15909 Appendix
Denton County: A county located in the northern Texas region. Sanger, TX is located along Interstate 35 in Northern
Denton County.
Design Guidelines: Formal set of guidelines for use by developers to address character and quality levels.
Design Standards: Formal set of standards for development which require certain character and quality levels for
development for the built and natural environments.
Downtown: The historical core of Sanger, TX is the area defined within this Sanger 2040 Comprehensive Plan. The
boundary area has changed over recent decades.
Dwelling Unit (DU or du): A single dwelling unit for habitation.
Extra-Territorial Jurisdiction (ETJ): An area of unincorporated county land immediately adjacent to an incorporated
city. In Texas, the city may exercise certain development powers (subdivision regulations), but not zoning.
Floodplain: An area of land subject to inundation by a 100-year frequency flood, as shown on the floodplain map
from the FEMA.
Functional Classification System: A hierarchical system that recognizes that most vehicular travel involves movement
through a network of roads. This road network can be divided into four general classifications for both existing and
future roadways by the character of service these roadways provide, from a property access function at one end of
the model to maximum mobility and movement function at the opposite end.
Future Land Use Plan: The graphic document that illustrates the generalized location of future land uses. This graphic
document is supported by a complete section in the comprehensive plan that defines and highlights in detail the
graphic document. This plan covers land in the City limits and land within the City’s ETJ.
Sanger 2040: The title for the project logo and brand attached to the Sanger 2040 Comprehensive Plan.
Highways: Major roadways carrying large volumes of traffic usually on controlled access roadways. They are
intended to convey vehicles for longer distances (city to city, regionally, and beyond). Highways are the jurisdiction
of regional, State, and Federal agencies.
Industrial: Industrial uses include assembly, distribution, manufacturing, outdoor storage, warehousing, and other
similar uses.
Infill Development: Development of new homes, commercial and/or retail buildings, and public facilities on unused
or underused lands in existing communities.
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09 Appendix
Lake Ray Roberts: An artificial Maerican reservoir located 10 miles north of Denton Texas, Between the cities of Pilot
Point, TX and Sanger, TX. Sanger, TX is 3 miles to Lake Ray Roberts.
Local Streets: Intended for low volume and low speed traffic movement, local streets provide access to residential
lots and building sites.
Mixed-Use Development (MXD): A compatible mix of residential and non-residential uses allowed on the same
property, or within the same structure. Horizontally mixed-use developments may include any combination of office,
retail, and residential uses sited adjacent to one another within the same structure or within adjacent structures, on
the same property. Vertically mixed-use developments may include any combination of office, retail, and residential
uses sited above or below one anther within the same structure.
Multi-Family Residential: Attached dwelling units designed to be occupied by three or more families living
independently of one another, exclusive of boarding houses, hotels, or motels.
Neighborhood Retail: Local retail serves populations within a two (2) mile radius and usually comprised of a major
anchor tenant (such as a grocery store) and multiple inline lease spaces.
Norris Design: A planning, design and branding consulting firm that was the lead firm on the Sanger 2040
Comprehensive Plan adopted in Spring 2021.
Office: Office uses include multi-tenant lease spaces and single occupant buildings that house professional
businesses.
Parks and Open Space: Areas reserved for active and/or passive recreation, provided either by the City or by private
development.
Pedestrian Environment: Commercial and/or neighborhood environment designed to accommodate needs of
pedestrians, as well as through and destination traffic, by incorporating select infrastructure improvements,
design elements, and traffic management mechanisms. Achievement methods include separating traffic through
use of parallel streets; limiting access points; linking parking lots; coordinating traffic signals; adding alternative
transportation lanes; widening sidewalks; providing crosswalks; providing streetlights and furniture; preventing
“deadening” uses without building front; and incorporating transit stops.
PLACE making: This is the effort to create special and inviting environments for pedestrians and the like. Many
times, PLACE making includes public art, quality landscape, comfort, shade, pedestrian amenities, views, pedestrian
linkages and adjacency to retail/entertainment/housing.
16109 Appendix
Planned Development (PD): Planned associations of uses developed as integral land use units such as industrial
parks or industrial districts, offices, commercial or service centers, shopping centers, residential developments of
multiple or mixed housing, including attached single-family dwellings or any appropriate combination of uses which
may be planned, developed, or operated or integral land use units either by a single owner or a combination of
owners.
Planning Process: The process used to develop a document, plan, or policy.
Redevelopment: Restoration of existing buildings and properties blighted and/or which diminish the character and
function of a neighborhood including adaptive use and historic preservation properties.
Regional Retail: Regional retail serves a larger population radius, generally about 5-miles. These developments may
have multiple anchor tenants along with many pad sites developed on the fringe of the center.
Retail: Retail uses include stores, restaurants, service businesses (banks, hair salons, etc.), and business-to-business
companies.
Right-of-Way (ROW): Land provided for the purpose of vehicular access.
Single Family Residential (SF): A detached dwelling unit designed to be occupied by not more than one family.
Slope: The percentage (%) of rise or fall of land.
SMART Growth: Growth management program which combines incentives, disincentives, and traditional planning
techniques to promote a pattern of growth that achieves economic, environmental, and quality-of-life objectives.
Comprehensive Plan Advisory Committee (CPAC): For this planning project, the committee was comprised of
members of the Sanger City Council, the Sanger Planning and Zoning Commission, and leaders in the community
that was established to advise and assist in the development of the Sanger 2040 Comprehensive Plan.
Street Intersection: Any street which joins another street at an angle, whether or not it crosses the other.
Street Median: The non-pavement or pavement area between the moving traffic lanes of a street, typically the area
for landscaping.
Traffic Impact Analysis (TIA): A process that helps the community understand the demands and impacts placed
on the City’s transportation network from development. There are two types of TIA. The first assesses the effects
that a particular development’s traffic will have on the transportation network resulting from a change in land use
different from the future land use plan. The second type assesses the specific site and roadway improvements
needed resulting from a proposed development.
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09 Appendix
TxDOT: Texas Department of Transportation.
Urban Design: Is the process of designing and shaping cities, towns, and neighborhoods. Urban design is an inter-
disciplinary subject that utilizes elements of many built environment professions, including landscape architecture,
urban planning, and architecture.
Utilities: Services provided by public and private agencies that support development. Utility services include water,
sanitary sewer, storm drainage, electrical, natural gas, telephone and telecommunications, and other similar services.
Wetlands: Areas identified by the National Wetland Inventory (NWI) with a high potential for wetland habitats.
Resiliency Terms
Livability: Creating places where people want to be, that contribute to interaction and discourse with others, and
that are personally fulfilling. This has implications for how we design neighborhoods, retail areas, and civic spaces,
and how we design access to them.
Sustainability: Sustainability has broad implications for both creating stimulating places to live, work, shop, and play
that are special and unique in a way that draws us to them, and which are environmentally sustainable in terms of
energy use, water and air quality, and low maintenance.
Diversity: Encompasses both environmental and cultural diversity and speaks to interesting juxtapositions: nature
and urbanity; great new buildings and grand old ones; established affluence and entry-level upstarts; natives and
newcomers; upscale retail and funky mom-and-pop shops; auto or streetcar or walking; all coexisting in a richly
complex and stimulating environment. Diversity celebrates the city as an evolving manifestation of many ideas and
visions over time. It allows a diverse mix of individuals to find a “niche,” and exposes them to a stimulating array of
choices on a daily basis.
Choice: Choice offers the ability to select from a range of attractive alternatives for everything from housing to
transportation options, from working environments to leisure time pursuits, from urban vitality to places of solace.
Designing for choice has complex, but not unattractive implications. For example, walking as a primary mode of
mobility is not a real choice unless a compact city form, a full mix of uses within walking distance, a well-designed
sidewalk/crosswalk system and, to some extent, transit linking walkable enclaves are all in place to make that choice
viable.
Authenticity: Originality is rooted in the unique environment, history, and evolving culture of a region and community.
Preserved natural features, older buildings, traditional, self-contained neighborhoods, and a predominance of
independent, locally owned businesses over ubiquitous franchises serve as a gauge of authenticity. By extension,
authenticity is reinforced when new projects are designed to be compatible with their neighbors and larger urban
context.
16309 Appendix
Public Life: Extends beyond typical “park and recreation” pursuits to include a variety of choices for dining, shopping,
schmoozing, exercise, informal meetings, people-watching, and walking. It balances home life with diverse leisure
and entertainment choices in the city’s streets, plazas, outdoor markets, parks and trails, as well as in “third places”
such as coffee shops, outdoor cafes, pubs, bookstores, and the like. Public life venues foster a sense of community,
face-to-face conversation, debate, and exposure to a range of thinking and ideas.
Stimulating Environment: These places consistently engage both the full range of senses and the intellect through
skillfully applied design principles—scale, rhythm, repetition, color—as well as through well-crafted vernacular
design, connections to nature, connections to the past, and exposure to cultural stimuli from street performances to
public art. It can be embodied in ways as varied as long, dramatic vistas; visually exciting street scenes; and rhythmic
street tree plantings to rich architectural materials, engaging sign designs, and pockets of seasonal color.
Axial Design: In its classic form, arranges elements of a landscape or townscape along a strong linear sightline, or
axis. It can create a very strong sense of order, even over great distances, as is usually associated with symmetry
and formalism.
Hierarchy: Utilizes a variety of sizes of exterior spaces (or outdoor rooms) to create a variety of experiences in the
landscape. It also helps clearly differentiate more important “rooms” from the minor support areas. This technique
can greatly aid in reducing a grandly scaled space to a smaller, more comfortable human scale, and vice versa.
Transition: Provide a perceivable link between adjacent spaces. Exterior spaces can seem endless and filled with a
tremendous variety of separate objects, structures, and planted areas. However, these spaces and objects can be
linked or blended by the use of transition elements, which can be a crucial aid to unity, wayfinding, and “sense of
place”.
Repetition: Repetition of a design element, coloring of architectural features, repeated use of a particular tree
species — even the continuation of a distinctive paving pattern from one exterior space to the next — are all
examples of repetitional elements.
Dominant Feature: This feature creates contrast and emphasis. Just as music crescendos to a climax and art
generally needs a focus, outdoor spaces and communities are more effective and complete if a dominant element is
discernible. An important feature for orientation, this focal point gives a place clarity and purpose, and creates unity
in the space. The single church spire of a medieval village, the clock tower in the plaza, and the statue or fountain
feature usually found in civic spaces, all create a center that all other elements of the space relate to.
Sense of Enclosure: This sense is perhaps the single most important feature in the design of community spaces. A
satisfactory sense of enclosure occurs when the relationship of the ground plane or “floor” of an exterior space and
enclosing vertical “walls” (formed by building facades, rows of trees, or other vertical elements) form a comfortable
feeling of containment akin to an “outdoor room”. Sizes of such “rooms” vary dramatically.
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09 Appendix
Clustered Developments: These should place special focus on preserving terrain features, drainage areas, and
tree groupings. Preserved open space should not be just left-over space but should contribute significantly to the
surrounding neighborhoods and the city as a whole.
Pedestrian Orientation: The first consideration of circulation within the development should be toward the pedestrian
experience in getting from one place to another, including access to the development from adjacent neighborhoods
and areas. Elements such as wide lighted sidewalks, benches, shade trees, canopies, and attractive views add to the
pedestrian feel.
Housing Variety: It is important for cities to provide a variety of housing for the full life cycle of citizens and to
meet the needs of different segments of the population — people of different ages, socio-economic levels, and
employment levels. The “full-life cycle” is intended to describe all stages of life — young singles, professional
couples, families with children, empty-nesters, retirees, and seniors, including those requiring living assistance. This
should include high-income homes of various types (large lot, small lot, townhome, loft and condominium) and
more affordable housing types (small lot/small home, townhome, loft, condominium, mother-in-law suite, carriage
house and others).
Pedestrian-friendly: Include trees and canopies for pedestrian areas along the outside perimeter and behind the
buildings, and between the sidewalk and street parking areas. In addition, ensure that canopy trees are planted to
shade people, cars, and paving in parking lots.
Cottage: Single Family, but house size is typically a maximum of 1,500 square feet. Many are detached but can be
attached.
Multi-Unit Large Home: A building which is designed and constructed to look like a large single-family home but
may contain 4-6 units. Parking is located behind the main structure and may be accessed by a drive-thru from the
front street, or by an alley.
Loft: These are units which are located in association with retail (either above or in close proximity to) and generally
include a mezzanine space. They are often located above the first floor which may be office of retail use.
Live-Work Unit: A live-work unit is a residential unit which includes the capability for the ground floor space adjacent
to the front sidewalk to become an allowed business use.
Mother-in-law Suite: This is an accessory residential unit located on a single-family lot which does not have a
presence on the front street. It will also include a separate entry from the main house. It is often constructed above
the primary unit’s garage or attached to the rear of the primary home.
Carriage House: A carriage house is similar to a mother-in-law suite except that it is generally larger, located on a
larger lot and located above a large parking garage or stables.
16509 Appendix
Resiliency: Resiliency is a design objective for communities, buildings, and infrastructure. It is the ability to absorb or
avoid damage without suffering complete failure. An example, over the coming decades, the need to build capacity
for greater resilience will require our cities to develop strategies for coping with the future shocks and stresses to
our urban infrastructure systems associated with climate change.
BUILDING BLOCKS OF COMMUNITY DESIGN
The following are key elements that give a city form and evoke recognizable images both consciously and
subconsciously. This is an important method to assist people in understanding and being comfortable with a
community, and with being able to find their way around. These are key elements which aid in preventing “sprawl”.
Paths: The predominant form-giving elements within a community and include such things as walkways, hike-bike
trails, streets, and transit lines. They connect all areas of the city together. In true communities, there are networks
of paths for automobiles, bicyclists, mass transit, and wildlife.
Edges: Linear elements that are the boundaries between two kinds of districts. They are strong organizing elements.
Edges are also transitions between two elements or areas such as retail and residential, office, or recreation activities.
They can be lively, positive places as well as shared open spaces. They could also be paths such as landscaped
boulevards, or they could be creeks and floodplains.
Districts: Areas that can be entered. You know when you get there. Buildings or structures, or development layout
share certain recognizable commonalities and characteristics, each with a separate and distinct scale, texture and
structural elements.
Nodes: Nodes are specific points in a community that have name or place recognition value. They are points to and
from which people travel and very often they serve as the center or core of a district. Nodes are closely associated
with paths and thus can also be found at the transition points between districts.
Landmarks: Landmarks are very similar to nodes, but are usually perceived as a single element, either structural
or natural. They are the reference points used by all in navigating a path through the community, and they usually
take the form of great public spaces, artwork, or a significant building. Landmarks usually contrast sharply with the
background in which they are perceived, which enhances their visual importance as a “beacon” or reference point.
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09 Appendix
9-2 Supporting Data
Sanger Stakeholder Interview Questions
16709 Appendix
Sanger 2040 Comprehensive Plan, Sanger TX
168
168
09 Appendix
16909 Appendix
Public Meeting # 1 - Community Input
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09 Appendix
Public Meeting # 1 - Community Input
17109 Appendix
Public Meeting # 1 - Public News by Lemons Publications
Rick Leisner of Norris Design, explains to citizens the Existing Land Use Plan M ap. Please see this ETJ
boundary m ap and much more information about the Sanger 2040 Plan at their website: sanger2040plan.com.
Impressive turnout for rst of four Comprehensive
Plan Public Meetings
The City of Sanger held its first public involvement meeting to update the City of Sanger Comprehensive Plan.
The meeting was facilitated by Rick Leisner, a consultant with Norris Design. The meeting included a presentation
by the consultant and an opportunity for participants to express their vision for the future of Sanger.
The City of Sanger held the first of four public meetings last week, asking for citiz en input for a city-wide
community plan. The cam paign is nam ed “Sanger 2040 Plan”. The m eeting was held at Butterfield Elementary
School Cafeteria and there was an im pressive turnout.
Save
The City of Sanger held its first public involvement meeting to update the City of Sanger Comprehensive Plan. The meeting
was facilitated by Rick Leisner, a consultant with Norris Design. The meeting included a presentation by the consultant and an opportunity for participants to express their vision for the future
of Sanger.
The City of Sanger held the first of four public meetings last
week, asking for citizen input for a city-wide community plan. The campaign is named “Sanger 2040 Plan”. The meeting was held at Butterfield Elementary School Cafeteria and there was
an impressive turnout.
The City of Sanger has contracted with Norris Design. They help
with planning, landscape architecture and branding for cities. Rick Leisner of Norris Design headed the meeting. “Our team’s local knowledge and experience in addition to our landscape
architecture expertise nationwide presents a unique resource for the City of Sanger,” he stated.
The project role is Urban Planning, Placemaking, Ordinance Evaluations, Project Management & Leadership and Public Engagement. They’ve coordinated with Hickory Creek, Celina,
Texarkana and Forney, to name a few.
Sanger is growing and the City is trying to get out in front of it.
Mr. Leisner had a Power Point presentation, which is available online at the newly created website: Sanger2040plan.com. Everything through the process will be on the website. On the
site is the presentation in PDF format for the public to view. It’s full of statistics, maps, etc... Sanger has an area of 11.8 square miles and 7,552 acres. See the Existing Land Use Plan Map with
City Limit and ETJ boundaries on Page 10.
For instance the population is nearly 9,000 people in the Sanger
Rick Leisner of Norris Design, explains to citizens the Existing Land
Use Plan Map. Please see this ETJ boundary map and much more
information about the Sanger 2040 Plan at their website: sanger-
2040plan.com.
76266 zip code from 2019 statistics, 46.1% male and 53.9% female. The population change is 92.6% from the year 2000. The estimated median household income now is nearly $70,000, which is above the Texas average of $64,034. But, the median house or condo value is $172,537 below the Texas average of $200,400. The value in 2000 was $71,700.
The age of home from 2000 or newer (38.3%), 1970-1999 (46.6%), 1940-1969 (12.6%) and 1939 or older (2.5%).
The types of homes: single-family 84.6%, Apartment Complexes (8.3%), Mobile Homes (4.9%), Small Apartment Buildings (1.9%) and Town Homes (0.4%).
They show the breakdown of Sanger home prices. 48.6% are valued at $120,001 to $241,000. From $241,001 to $361,000 (17%), $361,001 to $481,000 (6.1%) and $481,001 to $602,000 (3.2%).
Sanger 2040 Comprehensive Plan, Sanger TX
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172
09 Appendix
Attendees at the meeting were provided 48 dot stickers to place on the importance of the goal. The left box is
very important, the middle is not important and the right box is neutral. This is one of a dozen topics layed out on
tables in the Butterfield Elementary School Cafeteria. The top goal read - “Sanger will have infrastructure system
that is efficient, well-maintained, and upgraded when needed. Decisions to expand infrastructure will be based
on a cost-benefit analysis”. SECOND GOAL - “Prioritize and schedule infrastructure / utility bas ed on the new
com prehensive plan, and generated opportunities for revenue growth”. THIRD GOAL - Establish a program to
replace old infrastructure in a scheduled cost effective manner for Sanger”. FOURTH GOAL - “Ensure that
there is adequate water and wastewater available to serve existing and new development by m aintaining
systems, monitoring usage and capacity”.
Citizens write down ideas and place them on the Idea Board.
Citizens write down ideas and place them on the Idea Board.
Each citizen received 48 dot stickers to mark their opinions
on a 12 topics (Guiding Principles). There were four draft goals for each page of the Principles. A big printed out sheet of paper draped the tables all the way down the cafeteria.
The Principles were: Land Use and Pattern Development, Community Character, Economic Development, Housing and Neighborhoods, Infrastructure, Parks & Environment,
Transportation/Mobility, City Government, Downtown, Education, Resilient & Flexible and Community Health. Citizens placed stickers on the importance of the goal -
IMPORTANT, NOT IMPORTANT or NEUTRAL.
There was also and Idea Board on the wall for everyone at
the meeting to put their ideas on.
Even though there was a good turnout, Mr. Leisner
encouraged more people to show up to the second meeting, which will take place in 2-3 months. He said it is the most important and exciting one. He will announce the statistics
of when Sanger can have a new grocery store, when to have a Whataburger, etc... That caught everyone’s attention. He will present data for the public to understand fast food and
sit down restaurants that could come to Sanger and present scenarios.
There is an Advisory Committee made up of 15 local members that are helping with this process, as well. See the list on page 5.
There will be third and fourth meetings and they will explain scenarios and finalization of the plan.
Survey on Land Use Scenarios
City Wide Scenario 1 - DFW Northern
Gateway
1. This scenario provides the largest amount of new
shopping, restaurants,
and employment opportunities. Clearly, there could
be negative impacts with
these coming to Sanger. Do you prefer this or not?
Yes
Maybe
No
2. This scenario creates the potential for mid-level
revenue ($$) for the
city via taxes to use for parks, infrastructure, road
maintenance
and more, as citizens desire. Do you prefer this or
not?
Yes
Maybe
No
3. The DFW Gateway scenario creates the
highest population
for the City of Sanger. Do you prefer this or not?
Yes
Maybe
No
4. This scenario create more retail and light industrial
development along
the I-35 corridor. This can bring property tax revenue
for city services
and create jobs but has a commercial look and feel.
Do you prefer this or not?
Yes
Maybe
No
5. In this DFW Gateway scenario the most exciting
and fun commercial
development would be located along the I-35
corridor and downtown.
Do you prefer this or not?
Yes
Powered by
See how easy it is to create a survey.
Maybe
No
6. This scenario offers the greatest range of
residential housing types
ranging from mixed-use residential (3 to 4 story) to
large lot
ranch/estate residential. Do you prefer this or not?
Yes
Maybe
No
Prev Next
Survey on Land Use Scenarios
City Wide Scenario 1 - DFW Northern
Gateway
1. This scenario provides the largest amount of new
shopping, restaurants,
and employment opportunities. Clearly, there could
be negative impacts with
these coming to Sanger. Do you prefer this or not?
Yes
Maybe
No
2. This scenario creates the potential for mid-level
revenue ($$) for the
city via taxes to use for parks, infrastructure, road
maintenance
and more, as citizens desire. Do you prefer this or
not?
Yes
Maybe
No
3. The DFW Gateway scenario creates the
highest population
for the City of Sanger. Do you prefer this or not?
Yes
Maybe
No
4. This scenario create more retail and light industrial
development along
the I-35 corridor. This can bring property tax revenue
for city services
and create jobs but has a commercial look and feel.
Do you prefer this or not?
Yes
Maybe
No
5. In this DFW Gateway scenario the most exciting
and fun commercial
development would be located along the I-35
corridor and downtown.
Do you prefer this or not?
Yes
Powered by
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Maybe
No
6. This scenario offers the greatest range of
residential housing types
ranging from mixed-use residential (3 to 4 story) to
large lot
ranch/estate residential. Do you prefer this or not?
Yes
Maybe
No
Prev Next
17309 Appendix
Survey on Land Use Scenarios
City Wide Scenario 1 - DFW Northern
Gateway
1. This scenario provides the largest amount of new
shopping, restaurants,
and employment opportunities. Clearly, there could
be negative impacts with
these coming to Sanger. Do you prefer this or not?
Yes
Maybe
No
2. This scenario creates the potential for mid-level
revenue ($$) for the
city via taxes to use for parks, infrastructure, road
maintenance
and more, as citizens desire. Do you prefer this or
not?
Yes
Maybe
No
3. The DFW Gateway scenario creates the
highest population
for the City of Sanger. Do you prefer this or not?
Yes
Maybe
No
4. This scenario create more retail and light industrial
development along
the I-35 corridor. This can bring property tax revenue
for city services
and create jobs but has a commercial look and feel.
Do you prefer this or not?
Yes
Maybe
No
5. In this DFW Gateway scenario the most exciting
and fun commercial
development would be located along the I-35
corridor and downtown.
Do you prefer this or not?
Yes
Powered by
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Maybe
No
6. This scenario offers the greatest range of
residential housing types
ranging from mixed-use residential (3 to 4 story) to
large lot
ranch/estate residential. Do you prefer this or not?
Yes
Maybe
No
Prev Next
Survey on Land Use Scenarios
City Wide Scenario 1 - DFW Northern
Gateway
1. This scenario provides the largest amount of new
shopping, restaurants,
and employment opportunities. Clearly, there could
be negative impacts with
these coming to Sanger. Do you prefer this or not?
Yes
Maybe
No
2. This scenario creates the potential for mid-level
revenue ($$) for the
city via taxes to use for parks, infrastructure, road
maintenance
and more, as citizens desire. Do you prefer this or
not?
Yes
Maybe
No
3. The DFW Gateway scenario creates the
highest population
for the City of Sanger. Do you prefer this or not?
Yes
Maybe
No
4. This scenario create more retail and light industrial
development along
the I-35 corridor. This can bring property tax revenue
for city services
and create jobs but has a commercial look and feel.
Do you prefer this or not?
Yes
Maybe
No
5. In this DFW Gateway scenario the most exciting
and fun commercial
development would be located along the I-35
corridor and downtown.
Do you prefer this or not?
Yes
Powered by
See how easy it is to create a survey.
Maybe
No
6. This scenario offers the greatest range of
residential housing types
ranging from mixed-use residential (3 to 4 story) to
large lot
ranch/estate residential. Do you prefer this or not?
Yes
Maybe
No
Prev Next
Public Meeting # 2 - Survey
Survey on Land Use Scenarios
City Wide Scenario 1 - DFW Northern
Gateway
1. This scenario provides the largest amount of new
shopping, restaurants,
and employment opportunities. Clearly, there could
be negative impacts with
these coming to Sanger. Do you prefer this or not?
Yes
Maybe
No
2. This scenario creates the potential for mid-level
revenue ($$) for the
city via taxes to use for parks, infrastructure, road
maintenance
and more, as citizens desire. Do you prefer this or
not?
Yes
Maybe
No
3. The DFW Gateway scenario creates the
highest population
for the City of Sanger. Do you prefer this or not?
Yes
Maybe
No
4. This scenario create more retail and light industrial
development along
the I-35 corridor. This can bring property tax revenue
for city services
and create jobs but has a commercial look and feel.
Do you prefer this or not?
Yes
Maybe
No
5. In this DFW Gateway scenario the most exciting
and fun commercial
development would be located along the I-35
corridor and downtown.
Do you prefer this or not?
Yes
Powered by
See how easy it is to create a survey.
Maybe
No
6. This scenario offers the greatest range of
residential housing types
ranging from mixed-use residential (3 to 4 story) to
large lot
ranch/estate residential. Do you prefer this or not?
Yes
Maybe
No
Prev Next
Survey on Land Use Scenarios
City Wide Scenario 1 - DFW Northern
Gateway
1. This scenario provides the largest amount of new
shopping , restaurants,
and employment opportunities. Clearly, there could
be negative impacts with
these coming to Sanger. Do you prefer this or not?
Yes
Maybe
No
2. This scenario creates the potential for mid-level
revenue ($$) for the
city via taxes to use for parks, infrastructure, road
maintenance
and more, as citizens desire. Do you prefer this or
not?
Yes
Maybe
No
3. The DFW Gateway scenario creates the
highest population
for the City of Sanger. Do you prefer this or not?
Yes
Maybe
No
4. This scenario create more retail and light industrial
development along
the I-35 corridor. This can bring property tax revenue
for city services
and create jobs but has a commercial look and feel.
Do you prefer this or not?
Yes
Maybe
No
5. In this DFW Gateway scenario the most exciting
and fun commercial
development would be located along the I-35
corridor and downtown.
Do you prefer this or not?
Yes
Powered by
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Maybe
No
6. This scenario offers the greatest range of
residential housing types
ranging from mixed-use residential (3 to 4 story) to
large lot
ranch/estate residential. Do you prefer this or not?
Yes
Maybe
No
Prev Next
Survey on Land Use Scenarios
City Wide Scenario 1 - DFW Northern
Gateway
1. This scenario provides the largest amount of new
shopping, restaurants,
and employment opportunities. Clearly, there could
be negative impacts with
these coming to Sanger. Do you prefer this or not?
Yes
Maybe
No
2. This scenario creates the potential for mid-level
revenue ($$) for the
city via taxes to use for parks, infrastructure, road
maintenance
and more, as citizens desire. Do you prefer this or
not?
Yes
Maybe
No
3. The DFW Gateway scenario creates the
highest population
for the City of Sanger. Do you prefer this or not?
Yes
Maybe
No
4. This scenario create more retail and light industrial
development along
the I-35 corridor. This can bring property tax revenue
for city services
and create jobs but has a commercial look and feel.
Do you prefer this or not?
Yes
Maybe
No
5. In this DFW Gateway scenario the most exciting
and fun commercial
development would be located along the I-35
corridor and downtown.
Do you prefer this or not?
Yes
Powered by
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Maybe
No
6. This scenario offers the greatest range of
residential housing types
ranging from mixed-use residential (3 to 4 story) to
large lot
ranch/estate residential. Do you prefer this or not?
Yes
Maybe
No
Prev Next
Sanger 2040 Comprehensive Plan, Sanger TX
174
174
09 Appendix
Survey on Land Use Scenarios
City Wide Scenario 2 - Walkable
Neighborhoods
7. This scenario provides six (6) neighborhoods
centers. These centers are
pedestrian walkable areas that can include:
neighborhood retail, parks,
a range of attached housing types, schools and more.
Do you prefer
this or not?
Yes
Maybe
No
8. This scenario creates the potential for mid-level
revenue ($$) for the
city via taxes to use for parks, infrastructure, road
maintenance
and more, as citizens desire. Do you prefer this or
not?
Yes
Maybe
No
9. This scenario creates a Lake Neighborhood center
with recreational
amenities focused on water enjoyment at Lake Ray
Roberts, along
with some mid-density residential. Do you prefer this
or not?
Yes
Maybe
No
10. In concept, this neighborhood scenario can help
lessen traffic issues as
some only have to travel (car, bike or walk) to the
local neighborhood
center for convivence goods. Do you prefer this or
not?
Yes
Maybe
Powered by
No
11. This scenario proposes a neighborhood center out
at Bolivar. This center
is in the Sanger ETJ (Extra Territorial Jurisdiction)
and some day in
the future may be a part of the City of Sanger.
Do you prefer this or not?
Yes
Maybe
No
12. In support of this decentralized land use option
there would be a
network of pedestrian trails connecting the
neighborhood together.
do you favor a network of pedestrian trails linking
future
neighborhoods together?
Yes
Maybe
No
Prev Next
Survey on Land Use ScenariosCity Wide Scenario 2 - WalkableNeighborhoods 7. This scenario provides six (6) neighborhoodscenters. These centers arepedestrian walkable areas that can include:neighborhood retail, parks,a range of attached housing types, schools and more.
Do you prefer
this or not?
Yes
Maybe
No
8. This scenario creates the potential for mid-level
revenue ($$) for the
city via taxes to use for parks, infrastructure, road
maintenance
and more, as citizens desire. Do you prefer this or
not?
Yes
Maybe
No
9. This scenario creates a Lake Neighborhood center
with recreational
amenities focused on water enjoyment at Lake Ray
Roberts, along
with some mid-density residential. Do you prefer this
or not?
Yes
Maybe
No
10. In concept, this neighborhood scenario can help
lessen traffic issues as
some only have to travel (car, bike or walk) to the
local neighborhood
center for convivence goods. Do you prefer this or
not?
Yes
Maybe
Powered by
No
11. This scenario proposes a neighborhood center out
at Bolivar. This center
is in the Sanger ETJ (Extra Territorial Jurisdiction)
and some day in
the future may be a part of the City of Sanger.
Do you prefer this or not?
Yes
Maybe
No
12. In support of this decentralized land use option
there would be a
network of pedestrian trails connecting the
neighborhood together.
do you favor a network of pedestrian trails linking
future
neighborhoods together?
Yes
Maybe
No
Prev NextSurvey on Land Use Scenarios
City Wide Scenario 2 - Walkable
Neighborhoods
7. This scenario provides six (6) neighborhoods
centers. These centers are
pedestrian walkable areas that can include:
neighborhood retail, parks,
a range of attached housing types, schools and more.
Do you prefer
this or not?
Yes
Maybe
No
8. This scenario creates the potential for mid-level
revenue ($$) for the
city via taxes to use for parks, infrastructure, road
maintenance
and more, as citizens desire. Do you prefer this or
not?
Yes
Maybe
No
9. This scenario creates a Lake Neighborhood center
with recreational
amenities focused on water enjoyment at Lake Ray
Roberts, along
with some mid-density residential. Do you prefer this
or not?
Yes
Maybe
No
10. In concept, this neighborhood scenario can help
lessen traffic issues as
some only have to travel (car, bike or walk) to the
local neighborhood
center for convivence goods. Do you prefer this or
not?
Yes
Maybe
Powered by
No
11. This scenario proposes a neighborhood center out
at Bolivar. This center
is in the Sanger ETJ (Extra Territorial Jurisdiction)
and some day in
the future may be a part of the City of Sanger.
Do you prefer this or not?
Yes
Maybe
No
12. In support of this decentralized land use option
there would be a
network of pedestrian trails connecting the
neighborhood together.
do you favor a network of pedestrian trails linking
future
neighborhoods together?
Yes
Maybe
No
Prev Next
Survey on Land Use Scenarios
City Wide Scenario 3 - Ranch
13. This scenario provides the smallest amount of
new shopping,
restaurants, and employment opportunities. Do you
prefer this or not?
Yes
Maybe
No
14. This scenario creates the potential for the lowest
revenue ($$) of the
three scenarios for use on parks, infrastructure, road
maintenance
and more, as citizens desire. Do you prefer this or
not?
Yes
Maybe
No
15. The Ranch scenario creates the lowest population
for the City of
Sanger and the greatest amount of low-density
housing.
Do you prefer this or not?
Yes
Maybe
No
16. This scenario offers the lowest range of
residential housing types
ranging apartment residential (2 story) to large lot
ranch/estate residential. Do you prefer this or not?
Yes
Maybe
No
17. If lower density and lower population equals
higher quality of
life, but understand the result is less city services.
Do you prefer this or not?
Yes
Maybe
Powered by
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No
18. This Ranch scenario would offer the lowest
number of children
attending SISD public schools. Do you prefer this or
not?
Yes
Maybe
No
Prev Next
Survey on Land Use Scenarios
City Wide Scenario 3 - Ranch
13. This scenario provides the smallest amount of
new shopping,
restaurants, and employment opportunities. Do you
prefer this or not?
Yes
Maybe
No
14. This scenario creates the potential for the lowest
revenue ($$) of the
three scenarios for use on parks, infrastructure, road
maintenance
and more, as citizens desire. Do you prefer this or
not?
Yes
Maybe
No
15. The Ranch scenario creates the lowest population
for the City of
Sanger and the greatest amount of low-density
housing.
Do you prefer this or not?
Yes
Maybe
No
16. This scenario offers the lowest range of
residential housing types
ranging apartment residential (2 story) to large lot
ranch/estate residential. Do you prefer this or not?
Yes
Maybe
No
17. If lower density and lower population equals
higher quality of
life, but understand the result is less city services.
Do you prefer this or not?
Yes
Maybe
Powered by
See how easy it is to create a survey.
No
18. This Ranch scenario would offer the lowest
number of children
attending SISD public schools. Do you prefer this or
not?
Yes
Maybe
No
Prev Next
Survey on Land Use Scenarios
City Wide Scenario 3 - Ranch
13. This scenario provides the smallest amount of
new shopping,
restaurants, and employment opportunities. Do you
prefer this or not?
Yes
Maybe
No
14. This scenario creates the potential for the lowest
revenue ($$) of the
three scenarios for use on parks, infrastructure, road
maintenance
and more, as citizens desire. Do you prefer this or
not?
Yes
Maybe
No
15. The Ranch scenario creates the lowest population
for the City of
Sanger and the greatest amount of low-density
housing.
Do you prefer this or not?
Yes
Maybe
No
16. This scenario offers the lowest range of
residential housing types
ranging apartment residential (2 story) to large lot
ranch/estate residential. Do you prefer this or not?
Yes
Maybe
No
17. If lower density and lower population equals
higher quality of
life, but understand the result is less city services.
Do you prefer this or not?
Yes
Maybe
Powered by
See how easy it is to create a survey.
No
18. This Ranch scenario would offer the lowest
number of children
attending SISD public schools. Do you prefer this or
not?
Yes
Maybe
No
Prev Next
17509 Appendix
Survey on Land Use ScenariosCity Wide Scenario 3 - Ranch 13. This scenario provides the smallest amount ofnew shopping,restaurants, and employment opportunities. Do youprefer this or not?YesMaybe
No
14. This scenario creates the potential for the lowest
revenue ($$) of the
three scenarios for use on parks, infrastructure, road
maintenance
and more, as citizens desire. Do you prefer this or
not?
Yes
Maybe
No
15. The Ranch scenario creates the lowest population
for the City of
Sanger and the greatest amount of low-density
housing.
Do you prefer this or not?
Yes
Maybe
No
16. This scenario offers the lowest range of
residential housing types
ranging apartment residential (2 story) to large lot
ranch/estate residential. Do you prefer this or not?
Yes
Maybe
No
17. If lower density and lower population equals
higher quality of
life, but understand the result is less city services.
Do you prefer this or not?
Yes
Maybe
Powered by
See how easy it is to create a survey.
No
18. This Ranch scenario would offer the lowest
number of children
attending SISD public schools. Do you prefer this or
not?
Yes
Maybe
No
Prev Next
Survey on Land Use Scenarios
City Wide Scenario 3 - Ranch
13. This scenario provides the smallest amount of
new shopping,
restaurants, and employment opportunities. Do you
prefer this or not?
Yes
Maybe
No
14. This scenario creates the potential for the lowest
revenue ($$) of the
three scenarios for use on parks, infrastructure, road
maintenance
and more, as citizens desire. Do you prefer this or
not?
Yes
Maybe
No
15. The Ranch scenario creates the lowest population
for the City of
Sanger and the greatest amount of low-density
housing.
Do you prefer this or not?
Yes
Maybe
No
16. This scenario offers the lowest range of
residential housing types
ranging apartment residential (2 story) to large lot
ranch/estate residential. Do you prefer this or not?
Yes
Maybe
No
17. If lower density and lower population equals
higher quality of
life, but understand the result is less city services.
Do you prefer this or not?
Yes
Maybe
Powered by
See how easy it is to create a survey.
No
18. This Ranch scenario would offer the lowest
number of children
attending SISD public schools. Do you prefer this or
not?
Yes
Maybe
No
Prev Next
Survey on Land Use Scenarios
City Wide Scenario 3 - Ranch
13. This scenario provides the smallest amount of
new shopping,
restaurants, and employment opportunities. Do you
prefer this or not?
Yes
Maybe
No
14. This scenario creates the potential for the lowest
revenue ($$) of the
three scenarios for use on parks, infrastructure, road
maintenance
and more, as citizens desire. Do you prefer this or
not?
Yes
Maybe
No
15. The Ranch scenario creates the lowest population
for the City of
Sanger and the greatest amount of low-density
housing.
Do you prefer this or not?
Yes
Maybe
No
16. This scenario offers the lowest range of
residential housing types
ranging apartment residential (2 story) to large lot
ranch/estate residential. Do you prefer this or not?
Yes
Maybe
No
17. If lower density and lower population equals
higher quality of
life, but understand the result is less city services.
Do you prefer this or not?
Yes
Maybe
Powered by
See how easy it is to create a survey.
No
18. This Ranch scenario would offer the lowest
number of children
attending SISD public schools. Do you prefer this or
not?
Yes
Maybe
No
Prev Next
Survey on Land Use Scenarios
City Wide Scenario 3 - Ranch
13. This scenario provides the smallest amount of
new shopping,
restaurants, and employment opportunities. Do you
prefer this or not?
Yes
Maybe
No
14. This scenario creates the potential for the lowest
revenue ($$) of the
three scenarios for use on parks, infrastructure, road
maintenance
and more, as citizens desire. Do you prefer this or
not?
Yes
Maybe
No
15. The Ranch scenario creates the lowest population
for the City of
Sanger and the greatest amount of low-density
housing.
Do you prefer this or not?
Yes
Maybe
No
16. This scenario offers the lowest range of
residential housing types
ranging apartment residential (2 story) to large lot
ranch/estate residential. Do you prefer this or not?
Yes
Maybe
No
17. If lower density and lower population equals
higher quality of
life, but understand the result is less city services.
Do you prefer this or not?
Yes
Maybe
Powered by
See how easy it is to create a survey.
No
18. This Ranch scenario would offer the lowest
number of children
attending SISD public schools. Do you prefer this or
not?
Yes
Maybe
No
Prev Next
Survey on Land Use Scenarios
City Wide Scenario 3 - Ranch
13. This scenario provides the smallest amount of
new shopping ,
restaurants, and employment opportunities. Do you
prefer this or not?
Yes
Maybe
No
14. This scenario creates the potential for the lowest
revenue ($$) of the
three scenarios for use on parks, infrastructure, road
maintenance
and more, as citizens desire. Do you prefer this or
not?
Yes
Maybe
No
15. The Ranch scenario creates the lowest population
for the City of
Sanger and the greatest amount of low-density
housing.
Do you prefer this or not?
Yes
Maybe
No
16. This scenario offers the lowest range of
residential housing types
ranging apartment residential (2 story) to large lot
ranch/estate residential. Do you prefer this or not?
Yes
Maybe
No
17. If lower density and lower population equals
higher quality of
life, but understand the result is less city services.
Do you prefer this or not?
Yes
Maybe
Powered by
See how easy it is to create a survey.
No
18. This Ranch scenario would offer the lowest
number of children
attending SISD public schools. Do you prefer this or
not?
Yes
Maybe
No
Prev Next
Sanger 2040 Comprehensive Plan, Sanger TX
176
176
09 Appendix
Public Meeting # 2 - Online Survey Result
Survey on Land Use Scenarios SurveyMonkey
5 / 36
50.80%95
24.06%45
25.13%47
Q5 In this DFW Gateway scenario the most exciting and fun
commercialdevelopment would be located along the I-35 corridor and
downtown.Do you prefer this or not?
Answered: 187 Skipped: 8
Total Respondents: 187
0%10%20%30%40%50%60%70%80%90%100%
Yes
Maybe
No
ANSWER CHOICES RESPONSES
Yes
Maybe
No
Survey on Land Use Scenarios SurveyMonkey
6 / 36
34.57%65
21.28%40
44.15%83
Q6 This scenario offers the greatest range of residential housing
typesranging from mixed-use residential (3 to 4 story) to large
lotranch/estate residential. Do you prefer this or not?
Answered: 188 Skipped: 7
Total Respondents: 188
0%10%20%30%40%50%60%70%80%90%100%
Yes
Maybe
No
ANSWER CHOICES RESPONSES
Yes
Maybe
No
Survey on Land Use Scenarios SurveyMonkey
3 / 36
25.53%48
23.40%44
51.60%97
Q3 The DFW Gateway scenario creates the highest populationfor the City
of Sanger. Do you prefer this or not?
Answered: 188 Skipped: 7
Total Respondents: 188
0%10%20%30%40%50%60%70%80%90%100%
Yes
Maybe
No
ANSWER CHOICES RESPONSES
Yes
Maybe
No
Survey on Land Use Scenarios SurveyMonkey
1 / 36
45.74%86
26.60%50
29.26%55
Q1 This scenario provides the largest amount of new shopping,
restaurants,and employment opportunities. Clearly, there could be negative
impacts withthese coming to Sanger. Do you prefer this or not?
Answered: 188 Skipped: 7
Total Respondents: 188
0%10%20%30%40%50%60%70%80%90%100%
Yes
Maybe
No
ANSWER CHOICES RESPONSES
Yes
Maybe
No
Survey on Land Use Scenarios SurveyMonkey
2 / 36
54.50%103
21.16%40
24.34%46
Q2 This scenario creates the potential for mid-level revenue ($$) for thecity
via taxes to use for parks, infrastructure, road maintenanceand more, as
citizens desire. Do you prefer this or not?
Answered: 189 Skipped: 6
Total Respondents: 189
0%10%20%30%40%50%60%70%80%90%100%
Yes
Maybe
No
ANSWER CHOICES RESPONSES
Yes
Maybe
No
Survey on Land Use Scenarios SurveyMonkey
4 / 36
40.96%77
21.28%40
38.30%72
Q4 This scenario create more retail and light industrial development
alongthe I-35 corridor. This can bring property tax revenue for city
servicesand create jobs but has a commercial look and feel.Do you prefer
this or not?
Answered: 188 Skipped: 7
Total Respondents: 188
0%10%20%30%40%50%60%70%80%90%100%
Yes
Maybe
No
ANSWER CHOICES RESPONSES
Yes
Maybe
No
17709 Appendix
Public Meeting # 2 - Online Survey Result
Survey on Land Use Scenarios SurveyMonkey
8 / 36
60.23%103
27.49%47
12.28%21
Q8 This scenario creates the potential for mid-level revenue ($$) for thecity
via taxes to use for parks, infrastructure, road maintenanceand more, as
citizens desire. Do you prefer this or not?
Answered: 171 Skipped: 24
Total Respondents: 171
0%10%20%30%40%50%60%70%80%90%100%
Yes
Maybe
No
ANSWER CHOICES RESPONSES
Yes
Maybe
No
Survey on Land Use Scenarios SurveyMonkey
9 / 36
58.38%101
23.70%41
17.92%31
Q9 This scenario creates a Lake Neighborhood center with
recreationalamenities focused on water enjoyment at Lake Ray Roberts,
alongwith some mid-density residential. Do you prefer this or not?
Answered: 173 Skipped: 22
Total Respondents: 173
0%10%20%30%40%50%60%70%80%90%100%
Yes
Maybe
No
ANSWER CHOICES RESPONSES
Yes
Maybe
No
Survey on Land Use Scenarios SurveyMonkey
10 / 36
63.16%108
22.81%39
14.04%24
Q10 In concept, this neighborhood scenario can help lessen traffic issues
assome only have to travel (car, bike or walk) to the local
neighborhoodcenter for convivence goods. Do you prefer this or not?
Answered: 171 Skipped: 24
Total Respondents: 171
0%10%20%30%40%50%60%70%80%90%100%
Yes
Maybe
No
ANSWER CHOICES RESPONSES
Yes
Maybe
No
Survey on Land Use Scenarios SurveyMonkey
11 / 36
42.20%73
34.10%59
23.70%41
Q11 This scenario proposes a neighborhood center out at Bolivar. This
centeris in the Sanger ETJ (Extra Territorial Jurisdiction) and some day
inthe future may be a part of the City of Sanger.Do you prefer this or not?
Answered: 173 Skipped: 22
TOTAL 173
0%10%20%30%40%50%60%70%80%90%100%
Yes
Maybe
No
ANSWER CHOICES RESPONSES
Yes
Maybe
No
Survey on Land Use Scenarios SurveyMonkey
12 / 36
61.05%105
19.77%34
19.19%33
Q12 In support of this decentralized land use option there would be
anetwork of pedestrian trails connecting the neighborhood together.do you
favor a network of pedestrian trails linking futureneighborhoods together?
Answered: 172 Skipped: 23
Total Respondents: 172
0%10%20%30%40%50%60%70%80%90%100%
Yes
Maybe
No
ANSWER CHOICES RESPONSES
Yes
Maybe
No
Survey on Land Use Scenarios SurveyMonkey
7 / 36
56.40%97
25.58%44
19.19%33
Q7 This scenario provides six (6) neighborhoods centers. These centers
arepedestrian walkable areas that can include: neighborhood retail, parks,a
range of attached housing types, schools and more. Do you preferthis or
not?
Answered: 172 Skipped: 23
Total Respondents: 172
0%10%20%30%40%50%60%70%80%90%100%
Yes
Maybe
No
ANSWER CHOICES RESPONSES
Yes
Maybe
No
Sanger 2040 Comprehensive Plan, Sanger TX
178
178
09 Appendix
Public Meeting # 2 - Online Survey Result
Survey on Land Use Scenarios SurveyMonkey
1 / 36
45.74%86
26.60%50
29.26%55
Q1 This scenario provides the largest amount of new shopping,
restaurants,and employment opportunities. Clearly, there could be negative
impacts withthese coming to Sanger. Do you prefer this or not?
Answered: 188 Skipped: 7
Total Respondents: 188
0%10%20%30%40%50%60%70%80%90%100%
Yes
Maybe
No
ANSWER CHOICES RESPONSES
Yes
Maybe
No
Survey on Land Use Scenarios SurveyMonkey
10 / 36
63.16%108
22.81%39
14.04%24
Q10 In concept, this neighborhood scenario can help lessen traffic issues
assome only have to travel (car, bike or walk) to the local
neighborhoodcenter for convivence goods. Do you prefer this or not?
Answered: 171 Skipped: 24
Total Respondents: 171
0%10%20%30%40%50%60%70%80%90%100%
Yes
Maybe
No
ANSWER CHOICES RESPONSES
Yes
Maybe
No
Survey on Land Use Scenarios SurveyMonkey
11 / 36
42.20%73
34.10%59
23.70%41
Q11 This scenario proposes a neighborhood center out at Bolivar. This
centeris in the Sanger ETJ (Extra Territorial Jurisdiction) and some day
inthe future may be a part of the City of Sanger.Do you prefer this or not?
Answered: 173 Skipped: 22
TOTAL 173
0%10%20%30%40%50%60%70%80%90%100%
Yes
Maybe
No
ANSWER CHOICES RESPONSES
Yes
Maybe
No
Survey on Land Use Scenarios SurveyMonkey
12 / 36
61.05%105
19.77%34
19.19%33
Q12 In support of this decentralized land use option there would be
anetwork of pedestrian trails connecting the neighborhood together.do you
favor a network of pedestrian trails linking futureneighborhoods together?
Answered: 172 Skipped: 23
Total Respondents: 172
0%10%20%30%40%50%60%70%80%90%100%
Yes
Maybe
No
ANSWER CHOICES RESPONSES
Yes
Maybe
No
Survey on Land Use Scenarios SurveyMonkey
13 / 36
25.61%42
12.80%21
61.59%101
Q13 This scenario provides the smallest amount of new
shopping,restaurants, and employment opportunities. Do you prefer this or
not?
Answered: 164 Skipped: 31
Total Respondents: 164
0%10%20%30%40%50%60%70%80%90%100%
Yes
Maybe
No
ANSWER CHOICES RESPONSES
Yes
Maybe
No
Survey on Land Use Scenarios SurveyMonkey
14 / 36
22.09%36
14.11%23
63.80%104
Q14 This scenario creates the potential for the lowest revenue ($$) of
thethree scenarios for use on parks, infrastructure, road maintenanceand
more, as citizens desire. Do you prefer this or not?
Answered: 163 Skipped: 32
Total Respondents: 163
0%10%20%30%40%50%60%70%80%90%100%
Yes
Maybe
No
ANSWER CHOICES RESPONSES
Yes
Maybe
No
Survey on Land Use Scenarios SurveyMonkey
15 / 36
38.04%62
18.40%30
43.56%71
Q15 The Ranch scenario creates the lowest population for the City
ofSanger and the greatest amount of low-density housing.Do you prefer
this or not?
Answered: 163 Skipped: 32
Total Respondents: 163
0%10%20%30%40%50%60%70%80%90%100%
Yes
Maybe
No
ANSWER CHOICES RESPONSES
Yes
Maybe
No
Survey on Land Use Scenarios SurveyMonkey
16 / 36
35.15%58
15.76%26
49.09%81
Q16 This scenario offers the lowest range of residential housing
typesranging apartment residential (2 story) to large lotranch/estate
residential. Do you prefer this or not?
Answered: 165 Skipped: 30
Total Respondents: 165
0%10%20%30%40%50%60%70%80%90%100%
Yes
Maybe
No
ANSWER CHOICES RESPONSES
Yes
Maybe
No
Survey on Land Use Scenarios SurveyMonkey
17 / 36
31.10%51
14.63%24
54.27%89
Q17 If lower density and lower population equals higher quality oflife, but
understand the result is less city services.Do you prefer this or not?
Answered: 164 Skipped: 31
Total Respondents: 164
0%10%20%30%40%50%60%70%80%90%100%
Yes
Maybe
No
ANSWER CHOICES RESPONSES
Yes
Maybe
No
Survey on Land Use Scenarios SurveyMonkey
18 / 36
39.39%65
17.58%29
43.64%72
Q18 This Ranch scenario would offer the lowest number of
childrenattending SISD public schools. Do you prefer this or not?
Answered: 165 Skipped: 30
Total Respondents: 165
0%10%20%30%40%50%60%70%80%90%100%
Yes
Maybe
No
ANSWER CHOICES RESPONSES
Yes
Maybe
No
17909 Appendix
Survey on Land Use Scenarios SurveyMonkey
19 / 36
32.91%52
30.38%48
37.97%60
Q19 This scenario creates a dynamic downtown with several hundred
residentsproving economic growth. The downtown is less historic and
moreactive for families and young adults. Do you prefer this or not?
Answered: 158 Skipped: 37
Total Respondents: 158
0%10%20%30%40%50%60%70%80%90%100%
Yes
Maybe
No
ANSWER CHOICES RESPONSES
Yes
Maybe
No
Survey on Land Use Scenarios SurveyMonkey
2 / 36
54.50%103
21.16%40
24.34%46
Q2 This scenario creates the potential for mid-level revenue ($$) for thecity
via taxes to use for parks, infrastructure, road maintenanceand more, as
citizens desire. Do you prefer this or not?
Answered: 189 Skipped: 6
Total Respondents: 189
0%10%20%30%40%50%60%70%80%90%100%
Yes
Maybe
No
ANSWER CHOICES RESPONSES
Yes
Maybe
No
Survey on Land Use Scenarios SurveyMonkey
20 / 36
50.32%79
17.83%28
31.85%50
Q20 This scenario creates a new downtown park with food trucks and
family fun.This amenity creates added value ($$) bringing adjacent mixed-
use andurban housing downtown. Do you prefer these uses next to the
park or not?
Answered: 157 Skipped: 38
Total Respondents: 157
0%10%20%30%40%50%60%70%80%90%100%
Yes
Maybe
No
ANSWER CHOICES RESPONSES
Yes
Maybe
No
Survey on Land Use Scenarios SurveyMonkey
21 / 36
48.73%77
13.92%22
37.34%59
Q21 This downtown scenario brings the greatest number of new
residentsdowntown. The residential numbers help to boost success in
otherdowntown shops and stores. Do you prefer this or not?
Answered: 158 Skipped: 37
Total Respondents: 158
0%10%20%30%40%50%60%70%80%90%100%
Yes
Maybe
No
ANSWER CHOICES RESPONSES
Yes
Maybe
No
Survey on Land Use Scenarios SurveyMonkey
22 / 36
38.85%61
24.20%38
36.94%58
Q22 This scenario show the greatest amount of new joint-use surface
parking stalls for all patrons. Do you prefer this or not?
Answered: 157 Skipped: 38
Total Respondents: 157
0%10%20%30%40%50%60%70%80%90%100%
Yes
Maybe
No
ANSWER CHOICES RESPONSES
Yes
Maybe
No
Survey on Land Use Scenarios SurveyMonkey
23 / 36
59.24%93
19.11%30
21.66%34
Q23 This downtown scenario shows the city consolidating their
departments intoa municipal complex downtown. Having these people
downtown helps theeconomic growth of downtown. Do you prefer this or
not?
Answered: 157 Skipped: 38
Total Respondents: 157
0%10%20%30%40%50%60%70%80%90%100%
Yes
Maybe
No
ANSWER CHOICES RESPONSES
Yes
Maybe
No
Public Meeting # 2 - Online Survey Result
Sanger 2040 Comprehensive Plan, Sanger TX
180
180
09 Appendix
Public Meeting # 2 - Online Survey Result
Survey on Land Use Scenarios SurveyMonkey
24 / 36
65.38%102
14.10%22
21.15%33
Q24 Do you support a new park in downtown – that is simple in design
allowingmultiple-uses that supports family lawn games, food, music and
much more?Do you prefer this or not?
Answered: 156 Skipped: 39
Total Respondents: 156
0%10%20%30%40%50%60%70%80%90%100%
Yes
Maybe
No
ANSWER CHOICES RESPONSES
Yes
Maybe
No
Survey on Land Use Scenarios SurveyMonkey
25 / 36
36.60%56
45.75%70
17.65%27
Q25 This downtown scenario is in the middle on new development
andoverall density. Do you prefer this or not?
Answered: 153 Skipped: 42
Total Respondents: 153
0%10%20%30%40%50%60%70%80%90%100%
Yes
Maybe
No
ANSWER CHOICES RESPONSES
Yes
Maybe
No
Survey on Land Use Scenarios SurveyMonkey
26 / 36
68.59%107
12.82%20
18.59%29
Q26 Do you support downtown having a defined new park for local food
trucks, casual outdoor fun, green lawn for blankets and a small stage for
music.Do you prefer this park or not?
Answered: 156 Skipped: 39
Total Respondents: 156
0%10%20%30%40%50%60%70%80%90%100%
Yes
Maybe
No
ANSWER CHOICES RESPONSES
Yes
Maybe
No
Survey on Land Use Scenarios SurveyMonkey
27 / 36
53.55%83
33.55%52
13.55%21
Q27 This downtown scenario brings a mid-level number of new
residentsdowntown. The residential numbers help to grow success in
otherdowntown shops and stores. Do you prefer this or not?
Answered: 155 Skipped: 40
Total Respondents: 155
0%10%20%30%40%50%60%70%80%90%100%
Yes
Maybe
No
ANSWER CHOICES RESPONSES
Yes
Maybe
No
Survey on Land Use Scenarios SurveyMonkey
28 / 36
57.69%90
21.15%33
21.15%33
Q28 This downtown scenario allows future growth and developmentto the
east near the RxR tracks. Do you feel this is a benefit or not?
Answered: 156 Skipped: 39
Total Respondents: 156
0%10%20%30%40%50%60%70%80%90%100%
Yes
Maybe
No
ANSWER CHOICES RESPONSES
Yes
Maybe
No
Survey on Land Use Scenarios SurveyMonkey
29 / 36
63.46%99
21.79%34
14.74%23
Q29 This downtown scenario provides equal opportunity between
historicand new compatible development. Do you prefer this or not?
Answered: 156 Skipped: 39
Total Respondents: 156
0%10%20%30%40%50%60%70%80%90%100%
Yes
Maybe
No
ANSWER CHOICES RESPONSES
Yes
Maybe
No
18109 Appendix
Survey on Land Use Scenarios SurveyMonkey
36 / 36
39.10%61
36.54%57
25.64%40
Q36 This Ranch downtown scenario creates a strong visual and
pedestrianintersection treatment at Bolivar and 5th Street intersection
toserve as a gateway in downtown. Do you prefer this amenity or not?
Answered: 156 Skipped: 39
Total Respondents: 156
0%10%20%30%40%50%60%70%80%90%100%
Yes
Maybe
No
ANSWER CHOICES RESPONSES
Yes
Maybe
No
Survey on Land Use Scenarios SurveyMonkey
30 / 36
64.74%101
17.31%27
17.95%28
Q30 Do you support additional pedestrian amenities in downtown such
asmore benches, colorful banners, new landscape and wayfindingsignage?
Do you prefer this or not?
Answered: 156 Skipped: 39
Total Respondents: 156
0%10%20%30%40%50%60%70%80%90%100%
Yes
Maybe
No
ANSWER CHOICES RESPONSES
Yes
Maybe
No
Survey on Land Use Scenarios SurveyMonkey
32 / 36
47.77%75
22.93%36
29.30%46
Q32 With this scenario there is the greatest focus on historic
preservationand historic style while still growing a successful downtown.Do
you prefer this or not?
Answered: 157 Skipped: 38
Total Respondents: 157
0%10%20%30%40%50%60%70%80%90%100%
Yes
Maybe
No
ANSWER CHOICES RESPONSES
Yes
Maybe
No
Survey on Land Use Scenarios SurveyMonkey
33 / 36
38.46%60
21.15%33
40.38%63
Q33 This downtown scenario supports a similar development patternto the
existing residential blocks around the downtown core. Limiting
newresidential development downtown. Do you prefer this or not?
Answered: 156 Skipped: 39
Total Respondents: 156
0%10%20%30%40%50%60%70%80%90%100%
Yes
Maybe
No
ANSWER CHOICES RESPONSES
Yes
Maybe
No
Survey on Land Use Scenarios SurveyMonkey
34 / 36
27.74%43
20.00%31
52.26%81
Q34 This scenario show the lowest amount of new joint-usesurface
parking stalls for all patrons. Do you prefer this or not?
Answered: 155 Skipped: 40
Total Respondents: 155
0%10%20%30%40%50%60%70%80%90%100%
Yes
Maybe
No
ANSWER CHOICES RESPONSES
Yes
Maybe
No
Survey on Land Use Scenarios SurveyMonkey
35 / 36
29.03%45
14.19%22
57.42%89
Q35 This downtown scenario show the lowest amount of new development
andoverall density. Do you prefer this or not?
Answered: 155 Skipped: 40
Total Respondents: 155
0%10%20%30%40%50%60%70%80%90%100%
Yes
Maybe
No
ANSWER CHOICES RESPONSES
Yes
Maybe
No
Public Meeting # 2 - Online Survey Result
Sanger 2040 Comprehensive Plan, Sanger TX
182
182
09 Appendix
Sanger Public M eeting 3 -
Comm unity Input
City-Wide Questions
Sanger City Wide Preferred Scenario
1. Regarding the Preferred Scenario, do you like the
strong focus of com m ercial/e mploy m ent land use s
along the I-35 corridor?
Yes
No
Maybe
Not Sure
2. Regarding the Preferred Scenario, do you like having
several identified w alkable ne ighborhood ce nters,
which can reduce some dependency on the automobile?
Yes
No
Maybe
Not Sure
3. Regarding the Preferred Scenario, do you like having
ranch/estate single -fam ily deve lopment proposed
within the ETJ of Sanger? T he density for this single-
family pattern is 1 unit per acre minimum.
Yes
No
Maybe
Not Sure
4. Regarding the Preferred Scenario, do you like having
proposed a w alkable ne ighborhood ce nte r (v illage
patte rn), adjace nt to Lake Ray Roberts? This may
provide more waterfront residential development and
limited retail next to the waterfront.
Yes
No
Maybe
Not Sure
5 R di th P f d S i d lik h i
5. Regarding the Preferred Scenario, do you like having a
focus of light industrial/distribution land use s along
the I-35 corridor? This may be similar to the Walmart
distribution center and can also support their and others
growth.
Yes
No
Maybe
Not Sure
6. Regarding the Preferred Scenario, do you like the
potential of seeing pede strian trails proposed along
cre ek corridors? T hese trails can provide exercise and
allow some connections between residential
neighborhoods and schools in the future.
Yes
No
Maybe
Not Sure
7. Regarding the Preferred Scenario, would you support
the City of Sange r grow ing more toward Lake Ray
Robe rts (anne xation). T his would occur as property
owners wanted to come into the City. The result would
give the City more waterfront property.
Yes
No
Maybe
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Not Sure
8. Regarding the Preferred Scenario, as the City
continues to grow and that will accelerate after the
completion of the I-35 freeway improvements – do you
support the City working to ge t quiet zones for RxR
crossings?
Yes
No
Maybe
Not Sure
Next
Public Meeting # 3 - Survey
18309 Appendix
Public Meeting # 3 - Online Survey Result
Sanger Public Meeting 3 - Community Input SurveyMonkey
6 / 25
75.00%15
20.00%4
5.00%1
0.00%0
Q6 Regarding the Preferred Scenario, do you like the potential of seeing
pedestrian trails proposed along creek corridors? These trails can provide
exercise and allow some connections between residential neighborhoods
and schools in the future.
Answered: 20 Skipped: 0
TOTAL 20
0%10%20%30%40%50%60%70%80%90%100%
Yes
No
Maybe
Not Sure
ANSWER CHOICES RESPONSES
Yes
No
Maybe
Not Sure
Sanger Public Meeting 3 - Community Input SurveyMonkey
1 / 25
60.00%12
25.00%5
15.00%3
0.00%0
Q1 Regarding the Preferred Scenario, do you like the strong focus of
commercial/employment land uses along the I-35 corridor?
Answered: 20 Skipped: 0
TOTAL 20
0%10%20%30%40%50%60%70%80%90%100%
Yes
No
Maybe
Not Sure
ANSWER CHOICES RESPONSES
Yes
No
Maybe
Not Sure
Sanger Public Meeting 3 - Community Input SurveyMonkey
2 / 25
75.00%15
15.00%3
5.00%1
5.00%1
Q2 Regarding the Preferred Scenario, do you like having several identified
walkable neighborhood centers, which can reduce some dependency on
the automobile?
Answered: 20 Skipped: 0
TOTAL 20
0%10%20%30%40%50%60%70%80%90%100%
Yes
No
Maybe
Not Sure
ANSWER CHOICES RESPONSES
Yes
No
Maybe
Not SureSanger Public Meeting 3 - Community Input SurveyMonkey
3 / 25
65.00%13
10.00%2
20.00%4
5.00%1
Q3 Regarding the Preferred Scenario, do you like having ranch/estate
single-family development proposed within the ETJ of Sanger? The density
for this single-family pattern is 1 unit per acre minimum.
Answered: 20 Skipped: 0
TOTAL 20
0%10%20%30%40%50%60%70%80%90%100%
Yes
No
Maybe
Not Sure
ANSWER CHOICES RESPONSES
Yes
No
Maybe
Not Sure
Sanger Public Meeting 3 - Community Input SurveyMonkey
4 / 25
45.00%9
35.00%7
20.00%4
0.00%0
Q4 Regarding the Preferred Scenario, do you like having proposed a
walkable neighborhood center (village pattern), adjacent to Lake Ray
Roberts? This may provide more waterfront residential development and
limited retail next to the waterfront.
Answered: 20 Skipped: 0
TOTAL 20
0%10%20%30%40%50%60%70%80%90%100%
Yes
No
Maybe
Not Sure
ANSWER CHOICES RESPONSES
Yes
No
Maybe
Not Sure
Sanger Public Meeting 3 - Community Input SurveyMonkey
5 / 25
35.00%7
40.00%8
20.00%4
5.00%1
Q5 Regarding the Preferred Scenario, do you like having a focus of light
industrial/distribution land uses along the I-35 corridor? This may be similar
to the Walmart distribution center and can also support their and others
growth.
Answered: 20 Skipped: 0
TOTAL 20
0%10%20%30%40%50%60%70%80%90%100%
Yes
No
Maybe
Not Sure
ANSWER CHOICES RESPONSES
Yes
No
Maybe
Not Sure
Sanger 2040 Comprehensive Plan, Sanger TX
184
184
09 Appendix
Public Meeting # 3 - Online Survey ResultSanger Public Meeting 3 - Community Input SurveyMonkey
7 / 25
45.00%9
30.00%6
20.00%4
5.00%1
Q7 Regarding the Preferred Scenario, would you support the City of
Sanger growing more toward Lake Ray Roberts (annexation). This would
occur as property owners wanted to come into the City. The result would
give the City more waterfront property.
Answered: 20 Skipped: 0
TOTAL 20
0%10%20%30%40%50%60%70%80%90%100%
Yes
No
Maybe
Not Sure
ANSWER CHOICES RESPONSES
Yes
No
Maybe
Not Sure
Sanger Public Meeting 3 - Community Input SurveyMonkey
8 / 25
60.00%12
15.00%3
20.00%4
5.00%1
Q8 Regarding the Preferred Scenario, as the City continues to grow and
that will accelerate after the completion of the I-35 freeway improvements
– do you support the City working to get quiet zones for RxR crossings?
Answered: 20 Skipped: 0
TOTAL 20
0%10%20%30%40%50%60%70%80%90%100%
Yes
No
Maybe
Not Sure
ANSWER CHOICES RESPONSES
Yes
No
Maybe
Not SureSanger Public Meeting 3 - Community Input SurveyMonkey
9 / 25
64.71%11
23.53%4
11.76%2
0.00%0
Q9 Regarding the Downtown Preferred Scenario, do you like the
recommendation for any new development along Bolivar St. may be 4-
story mixed-use (retail on ground floor with residential and/or office
above)?
Answered: 17 Skipped: 3
TOTAL 17
0%10%20%30%40%50%60%70%80%90%100%
Yes
No
Maybe
Not Sure
ANSWER CHOICES RESPONSES
Yes
No
Maybe
Not Sure
Sanger Public Meeting 3 - Community Input SurveyMonkey
10 / 25
82.35%14
5.88%1
11.76%2
0.00%0
Q10 Regarding the Downtown Preferred Scenario, do you like the
proposed new full-block downtown public park at the corner of Bolivar St.
and 2nd St. (northeast corner)?
Answered: 17 Skipped: 3
TOTAL 17
0%10%20%30%40%50%60%70%80%90%100%
Yes
No
Maybe
Not Sure
ANSWER CHOICES RESPONSES
Yes
No
Maybe
Not Sure
Sanger Public Meeting 3 - Community Input SurveyMonkey
11 / 25
41.18%7
23.53%4
23.53%4
11.76%2
Q11 Regarding the Downtown Preferred Scenario, the largest and maybe
most dense land use is recommended in the northeastern quadrant of
downtown. This is mainly an urban multi-family development pattern
adjacent to the existing RxR tracks and would have retail at the ground
floor fronting on the new park noted above. Do you like this
recommendation?
Answered: 17 Skipped: 3
TOTAL 17
0%10%20%30%40%50%60%70%80%90%100%
Yes
No
Maybe
Not Sure
ANSWER CHOICES RESPONSES
Yes
No
Maybe
Not Sure
Sanger Public Meeting 3 - Community Input SurveyMonkey
12 / 25
47.06%8
17.65%3
35.29%6
0.00%0
Q12 Regarding the Downtown Preferred Scenario, we are recommending
the City work to create shared parking agreements on large existing
surface lots. This would allow public parking on weekends and evenings
when not being used by the primary owner. Do you like this
recommendation?
Answered: 17 Skipped: 3
TOTAL 17
0%10%20%30%40%50%60%70%80%90%100%
Yes
No
Maybe
Not Sure
ANSWER CHOICES RESPONSES
Yes
No
Maybe
Not Sure
18509 Appendix
Sanger Public Meeting 3 - Community Input SurveyMonkey
18 / 25
31.25%5
50.00%8
12.50%2
6.25%1
Q18 From your perspective, does Sanger need a wider variety of quality
housing types?
Answered: 16 Skipped: 4
TOTAL 16
0%10%20%30%40%50%60%70%80%90%100%
Yes
No
Maybe
Not Sure
ANSWER CHOICES RESPONSES
Yes
No
Maybe
Not Sure
Sanger Public Meeting 3 - Community Input SurveyMonkey
13 / 25
52.94%9
17.65%3
29.41%5
0.00%0
Q13 Regarding the Downtown Preferred Scenario, we are recommending
the City plan and build a municipal complex on the block that City Hall is
currently. This would consolidate many departments together (not all)
creating a benefit. Do you like this recommendation?
Answered: 17 Skipped: 3
TOTAL 17
0%10%20%30%40%50%60%70%80%90%100%
Yes
No
Maybe
Not Sure
ANSWER CHOICES RESPONSES
Yes
No
Maybe
Not Sure
Sanger Public Meeting 3 - Community Input SurveyMonkey
14 / 25
29.41%5
29.41%5
35.29%6
5.88%1
Q14 Regarding the Downtown Preferred Scenario, future urban residential
nearest the downtown core should be attached and of higher densities.
This will help to provide patrons for downtown commercial shops. Do you
like this recommendation?
Answered: 17 Skipped: 3
TOTAL 17
0%10%20%30%40%50%60%70%80%90%100%
Yes
No
Maybe
Not Sure
ANSWER CHOICES RESPONSES
Yes
No
Maybe
Not SureSanger Public Meeting 3 - Community Input SurveyMonkey
15 / 25
64.71%11
11.76%2
23.53%4
0.00%0
Q15 Regarding the Downtown Preferred Scenario, future upgraded
infrastructure in Downtown and the Original Town area should support
redevelopment efforts. Do you like this recommendation?
Answered: 17 Skipped: 3
TOTAL 17
0%10%20%30%40%50%60%70%80%90%100%
Yes
No
Maybe
Not Sure
ANSWER CHOICES RESPONSES
Yes
No
Maybe
Not Sure
Sanger Public Meeting 3 - Community Input SurveyMonkey
16 / 25
94.12%16
5.88%1
0.00%0
0.00%0
Q16 Regarding the Downtown Preferred Scenario, all redevelopment and
revitalization in the Original Town area should support walkable pedestrian
connections and include new sidewalks. Do you like this recommendation?
Answered: 17 Skipped: 3
TOTAL 17
0%10%20%30%40%50%60%70%80%90%100%
Yes
No
Maybe
Not Sure
ANSWER CHOICES RESPONSES
Yes
No
Maybe
Not SureSanger Public Meeting 3 - Community Input SurveyMonkey
17 / 25
Q17 Regarding the Five Core Tenets of the Preferred Scenario – rank
them from most important to least important for Sanger from your
perspective? (1 is highest & 5 is least important)
Answered: 16 Skipped: 4
56.25%
9
31.25%
5
6.25%
1
6.25%
1
0.00%
0
16
4.38
18.75%
3
12.50%
2
50.00%
8
12.50%
2
6.25%
1
16
3.25
6.25%
1
31.25%
5
18.75%
3
31.25%
5
12.50%
2
16
2.88
18.75%
3
12.50%
2
18.75%
3
18.75%
3
31.25%
5
16
2.69
0.00%
0
12.50%
2
6.25%
1
31.25%
5
50.00%
8
16
1.81
0 1 2 3 4 5 6 7 8 9 10
Grow Economic
Development
Increase
Quality Housing
Capitalize on
Infrastructure
Downtown a
Showpiece
Increase PLACE
Making
1 2 3 4 5 TOTAL SCORE
Grow Economic Development
Increase Quality Housing
Capitalize on Infrastructure
Downtown a Showpiece
Increase PLACE Making
Public Meeting # 3 - Online Survey Result
Sanger 2040 Comprehensive Plan, Sanger TX
186
186
09 Appendix
Public Meeting # 3 - Online Survey ResultSanger Public Meeting 3 - Community Input SurveyMonkey
19 / 25
81.25%13
12.50%2
6.25%1
0.00%0
Q19 From your perspective, does Sanger need more pedestrian trails and
parks?
Answered: 16 Skipped: 4
TOTAL 16
0%10%20%30%40%50%60%70%80%90%100%
Yes
No
Maybe
Not Sure
ANSWER CHOICES RESPONSES
Yes
No
Maybe
Not Sure
Sanger Public Meeting 3 - Community Input SurveyMonkey
20 / 25
75.00%12
6.25%1
12.50%2
6.25%1
Q20 From your perspective, would you support more family-oriented
entertainment in Sanger?
Answered: 16 Skipped: 4
TOTAL 16
0%10%20%30%40%50%60%70%80%90%100%
Yes
No
Maybe
Not Sure
ANSWER CHOICES RESPONSES
Yes
No
Maybe
Not Sure
Sanger Public Meeting 3 - Community Input SurveyMonkey
21 / 25
18.75%3
18.75%3
0.00%0
62.50%10
Q21 From your perspective, do you like the new Sanger brand and logo?
Answered: 16 Skipped: 4
TOTAL 16
0%10%20%30%40%50%60%70%80%90%100%
Yes
No
Maybe
Not Sure
ANSWER CHOICES RESPONSES
Yes
No
Maybe
Not Sure
Sanger Public Meeting 3 - Community Input SurveyMonkey
22 / 25
75.00%12
0.00%0
18.75%3
6.25%1
Q22 Have you learned some about planning for Sanger while assisting the
City in creating this Preferred Scenario?
Answered: 16 Skipped: 4
TOTAL 16
0%10%20%30%40%50%60%70%80%90%100%
Yes
No
Maybe
Not Sure
ANSWER CHOICES RESPONSES
Yes
No
Maybe
Not Sure
Sanger Public Meeting 3 - Community Input SurveyMonkey
23 / 25
68.75%11
12.50%2
12.50%2
6.25%1
Q23 Have you enjoyed yourself while assisting the City in creating this
Preferred Scenario?
Answered: 16 Skipped: 4
TOTAL 16
0%10%20%30%40%50%60%70%80%90%100%
Yes
No
Maybe
Not Sure
ANSWER CHOICES RESPONSES
Yes
No
Maybe
Not Sure
18709 Appendix
Sanger Psychographic Profiles
Psychographics are developed through the quantitative and qualitative methodologies to understand consumers’
psychological attributes. Psychographics study personality, values, opinions, attitudes, interests, and lifestyles in
concert with traditional demographic factors. This includes a wide range of topics — from health to politics, to
technology adoption. Each consumer’s unique attitudes influence his or her lifestyle choices. And their lifestyles
impact their purchasing decisions on housing, clothing, food, entertainment, and more (ESRI, 2020).
Psychographics are a part of understanding a population’s attitudes and interests rather than being limited
by “objective” demographics. While demographics can tell us about a household’s size and average income,
psychographics can help to paint a picture of why that family may purchase a particular item, or have preferences
related to technology. These sorts of insights enable people to find similar-interest households, linking those with
similar interests and attitudes, even if they’re from a different community.
ESRI’s Tapestry Segmentation classifies US residential neighborhoods into 67 unique segments based on
demographic and socioeconomic characteristics. This generates more insight so that the best customers and
underserved markets can be identified. The top segments within Sanger as of 2020 are summarized as follows:
Middleburg (37.9%) - Neighborhoods
transformed from the easy pace of country living to
semi-rural subdivisions in the last decade, when the
housing boom reached out. Residents are conservative,
family-oriented consumers. Still more country than rock
and roll, they are thrifty but willing to carry some debt
and are already investing in their futures. They rely on
their smartphones and mobile devices to stay in touch
and pride themselves on their expertise. They prefer
to buy American and travel in the US. This market is
younger but growing in size and assets.
Characteristics
• Education: 65% with a high school diploma or some
college.
• The unemployment rate is lower at 4.7% (Index 86) than
the national average.
• Labor force participation typical of a younger population
at 66.7% (Index 107).
• Traditional values are the norm here—faith, country, and
family.
• Prefer to buy American and for a good price.
• Comfortable with the latest in technology, for
convenience (online banking or saving money on
landlines) and entertainment.
• Median Age: 36.1
• Median Household Income: $59,800
Sanger 2040 Comprehensive Plan, Sanger TX
188
188
09 Appendix
American Dreamers (20.7%) - Located
throughout the South and West, most American
Dreamers residents own their own homes, primarily
single-family housing—farther out of the city, where
housing is more affordable. Median household income
is slightly below average (Index 91). The majority of
households include younger married-couple families
with children and, frequently, grandparents. Diversity
is high; many residents are foreign-born, of Hispanic
origin. Hard work and sacrifice have improved their
economic circumstance as they pursue a better life
for themselves and their family. Spending is focused
more on the members of the household than the home.
Entertainment includes multiple televisions, movie
rentals, and video games at home or visits to theme
parks and zoos. This market is connected and adept at
accessing what they want from the internet.
Characteristics
• American Dreamers residents are family-centric and
diverse. Most are married couples with children of all
ages or single parents; multigenerational homes are
common (Index 201).
• The average household size is higher at 3.19 (Index 123).
• Residents tend to live further out from urban centers—
more affordable single-family homes and more elbow
room.
• Tenure is slightly above average with 64% owner
occupancy; primarily single-family homes with more
mortgages (Index 114) and slightly higher monthly costs
(Index 115).
• Three-quarters of all housing has been built since 1970.
• Many neighborhoods are located in the urban periphery
of the largest metropolitan areas across the South and
West.
• Median Age: 32.5
• Median Household Income: $50,900
Rustbelt Traditions (28.5%) - Rustbelt
Traditions residents are a mix of married-couple
families and singles living in older developments of
single-family homes. While varied, the workforce is
primarily white-collar, with a higher concentration
of skilled workers in manufacturing, retail trade, and
health care. Rustbelt Traditions represents a large
market of stable, hard-working consumers with modest
incomes but an average net worth of nearly $400,000.
Family-oriented, they value the time spent at home.
Most have lived, worked, and played in the same area
for years.
Characteristics
• Almost half (46%) of the households are married-couple
families, similar to the US (48%), most without children
(also similar to the US); the slightly higher proportion of
singles (Index 105) reflects the aging of the population.
• The average household size is slightly lower at 2.47.
• They are movers, slightly more mobile than the
US population (Index 109), but over 70 percent of
householders moved into their current homes before
2010.
• Most residents live in modest, single-family homes in
older neighborhoods built in the 1950s (Index 224).
• Nearly three quarters own their homes; nearly half of
households have mortgages.
• Median Age: 39.0
• Median Household Income: $51,800
18909 Appendix
Up and Coming Families (12.8%) - Up and
Coming Families is a market in transition—residents are
younger and more mobile and ethnically diverse than
the previous generation. They are ambitious, working
hard to get ahead, and willing to take some risks to
achieve their goals. The recession has impacted their
financial well-being, but they are optimistic. Their
homes are new; their families are young. And this is one
of the fastest-growing markets in the country.
Green Acres (0.2%) - The Green Acres lifestyle
features country living and self-reliance. They are
avid do-it-yourselfers, maintaining and remodeling
their homes, with all the necessary power tools to
accomplish the jobs. Gardening, especially growing
vegetables, is also a priority, again with the right tools,
tillers, tractors, and riding mowers. Outdoor living
also features a variety of sports: hunting and fishing,
motorcycling, hiking and camping, and even golf.
Self-described conservatives, residents of Green Acres
remain pessimistic about the near future yet are heavily
invested in it.
Characteristics
• Education: 60% are college-educated.
• Unemployment is low at 6% (Index 70); labor force
participation rate is high at 67.4% (Index 108).
• Income is derived not only from wages and salaries
but also from self-employment (more than 15% of
households), investments (30% of households), and
increasingly, from retirement.
• They are cautious consumers with a focus on quality and
durability.
• Comfortable with technology, more as a tool than a
trend: banking or paying bills online is convenient, but
the Internet is not viewed as entertainment.
• The economic outlook is professed as pessimistic, but
consumers are comfortable with debt, primarily as home
and auto loans, and investments.
• Median Age: 43.0
• Median Household Income: $72,000
Characteristics
• Education: 66% have some college education or
degree(s).
• Hard-working labor force with a participation rate of 71%
(Index 114) and low unemployment at 7% (Index 81).
• Most households (63%) have 2 or more workers.
• Careful shoppers, aware of prices, willing to shop around
for the best deals, and open to influence by others’
opinions.
• Seek the latest and best in technology.
• Young families are still feathering the nest and
establishing their style.
• Median Age: 40.5
• Median Household Income: $127,000
Sanger 2040 Comprehensive Plan, Sanger TX
190
190
09 Appendix
9-3 Bibliography
History of Sanger and of Bolivar from which it Originated. Chambers , A. L. (2013). Sanger, Texas.
History. City of Sanger, Tx (n.d.) Retrieved Nov 2021, from https://www.sangertexas.org/page/visitors_history.
Dallas/Fort Worth Multifamily, Q2 2019. CBRE. (2019). Dallas: CBRE.
COSTS & INCENTIVES | COST OF DOING BUSINESS. Dallas Regional Chamber. (2021, December 13). From
Dallas Regional Chamber: https://www.dallaschamber.org/wp-content/uploads/2021/03/CostsIncentives-
CostofDoingBusiness.pdf
Gone to Texas, Immigration and the Transformation of the Texas Economy. Dallas, F. R. (2013). Dallas: Federal
Reserve Bank of Dallas.
Denton County Thoroughfare Plan Order No.: 17-0309. Denton County. (2017).
Design Of Cities. Edmund N. Bacon, Revised Edition - Fourth Printing, Penguin Books, 1985.
Sustainable Urbanism : Urban Design with Nature. Douglas Farr, John Wiley & Sons (2007).
Business Analyst. ESRI. (2020).
Resident Population in Texas [TXPOP]. Federal Reserve Economic Data. (2019, September 1).From Federal Reserve
Economic Data: https://fred.stlouisfed.org/series/TXPOP
Great American Suburbs. Virginia McAlester / Willis Winters / Prudence Mackintosh, Abbeville Press, 2008.
How Cities Work – Suburbs, Sprawl and the Roads Not Taken. Alex Marshall, University of Texas Press, Fifth
Printing, 2000.
Who Are Today’s Renters? Kim O’Brien, R. (2017). Arlington: National Apartment Association.
Demographic Characteristics and Trends in Texas. LLoyd Potter, P. (2020). Austin: Texas Demographic Center.
Public Places / Urban Spaces. Matthew Carmona / Tim Heath / Taner Oc / Steve Tiedell, Architectural Press, 2003.
19109 Appendix
Home Buyer and Seller Generational Trends Report 2017. Research, N. A. (2017). Washington D.C.: National
Association of Realtors Research Division.
Sanger TX Profile. Sanger Economic Development Corporation. (2021, October 08). From Sanger Economic
Development Corporation: https://sangertxedc.org/sites/default/files/files/Sanger-TX-Profile-2021-10-08.pdf
Type A Corporation. Sanger Economic Development Corporation. (2021, December 13). From Sanger Economic
Development Corporation: https://sangertxedc.org/type-corporation
Sustainable Urbanism – Urban Design with Nature. Douglas Farr, John Wiley & Sons, 2007
The Art of Placemaking – Interpreting Community through Public Art and Urban Design. Ronald Lee Fleming,
Merrell Publishers, 2007.
North Texas 2050: Vision North Texas Understanding Our Options for Growth. The Center of Development
Excellence (2010).
The Language of Towns & Cities. Dhiru A. Thadani, Rizzoli, 2010.
Urban Land Use Planning. Edward J. Kaiser, David Godschalk and F. Stuart Chapin Jr., Fourth Edition, University of
Illinois Press, 1995.
QuickFacts. U.S. Census. (2020). From U.S. Census: https://www.census.gov/quickfacts/
Decennial Census Data. U.S. Census Decennial Census (2020). From U.S. Census: https://www.census.gov/data/
Decennial Census Data. U.S. Census 5-Year American Community Survey Census (2020). From U.S. Census: https://
www.census.gov/data/
OnTheMap. U.S.Census Bureau, Center for Economic Studies, LEHD. (2020). U.S.Census Bureau, Center for
Economic Studies, LEHD.
Shifting Suburbs. Urban Land Institute. (2012). Washington D.C.: Urban Land Institute.
Vision North Texas. (2010). NCTCOG. https://www.nctcog.org/nctcg/media/Environment-and-Development/
Documents/DevEx/North_Texas_2050.pdf
04 Future Land Use
LAKE VILLAGE
EAST VILLAGEBOLIVAR VILLAGE
DUCK CREEK VILLAGE
NORTH VILLAGE
1/2
M
I
W
a
l
k
i
n
g
R
a
d
i
u
s
DOWNTOWN
HIGH SCHOOL VILLAGE
PROMINENT COMMERCIAL CORRIDOR
15.0%20.0%25.0%
Series2 Series1
Acreag e %Acre ag e %
Do w nt ow n Dist r ic t 52 0.71%0 0.00%
M ult i-fam ily R esident i al 394 5.35%42 0.27%
T ow n Resi dential 298 4.05%134 0.86%
M edium Resident ial 2,348 31.88%53 0.34%
R anc h/Est at e R esident ial 0 0.00%9,540 61.21%
N eighbo r hood Commer c ial 203 2.76%5 0.03%
R egio nal C o m m er c ial 326 4.43%31 0.20%
S c ho o l 105 1.43%0 0.00%
Par k, T r ia ls, Open S pac e 500 6.79%549 3.52%
Indust r ial - Light 985 13.37%140 0.90%
Unimpr o ved (Unenc umber ed by F lood) - a c 681 9.25%2,754 17.67%
Ot her s (ROW , Ut ili t ies , et c .)1,474 20.01%2,338 15.00%
Total Acre ag e (ac)7 ,366 1 00.00%1 5,586 1 00.00%
C ity Lim it ET JFuture Lan d U s e C ategories
Sanger City-Wide Future Land Use Plan
Adopted on 4 April 2022
N
0 2400 48001200
The land use projections shown in the table above are based off the Future Land Use Map. These num-
bers provide a general picture of how the land in the planning area (current city limits and ETJ) would
be utilized based on the vision of this plan.
NOTES:
1. Areas within municipal boundary includes all the lands within existing city limits and some areas
adjacent to city limits within ETJ boundary that the city oversees future growth in.
2. A Future Land Use Map is not designed to be scaled to define areas and/or acreage, it is intended,
rather, to define relationships between uses.
Future Land Use Acreage and Distribution
Future Land Use Plan
Multifamily Residential
Town Residential
Ranch/Estate Residential
Regional Commercial
School
Downtown District
Industrial
Lake
Stream
100-year Floodplain
Medium Residential
Neighborhood Commercial
Park, Trails and Open Space
Sanger ETJ (Extra-Terratorial Jurisdiction)Sanger City Boundary
Railroad
Major Road
Local Road
Future Thoroughfare
Thoroughfare (Built Road)
Proposed Road
LEGEND
LAKE RAY
ROBERTS
Chisam Rd
Utility Rd
Duck Creek Rd
Duck Creek Rd
5
t
h
S
t
r
e
e
t
S
K
e
a
t
o
n
R
d
C
o
w
l
i
n
g
R
d
Ma
r
i
o
n
R
d
In
d
i
a
n
L
a
n
e
Un
i
o
n
H
i
l
l
R
d
PR
6
6
3
0
FM
2
1
6
4
E Chapman Dr / FM455
McReynolds Rd
Belz Rd
Lois Rd W
View Rd
Me
t
z
R
d
Lois Rd E
W C h a p m a n D r
Neighborhood
Centers | Villages
05 Downtown Sanger
N
0 250 500125Downtown Plan
Urban Multi-Family Residential
Urban Mixed Use
Civic/Municipal
School
Parking
Intersection Improvement
Urban Single Family Residential
Urban Retail
Worship
Park
Existing Building
Utility
Existing Development
Street Trees
P
LEGEND
P
MIXED-USE
DEVELOPMENT
SANGER ISD
(INDEPENDENT SCHOOL DISTRICT)
CHURCH
MIXED-USE
DEVELOPMENT
URBAN SF RES.
URBAN SF RES.
URBAN SF RES.URBAN SF RES.
URBAN SF RES.URBAN SF RES.
URBAN SF RES.URBAN SF RES.
URBAN SF RES.URBAN SF RES.
P
MIXED-USE
DEVELOPMENT
MIXED-USE
DEVELOPMENT
MIXED-USE
DEVELOPMENT
MIXED-USE
DEVELOPMENT
MIXED-USE
DEVELOPMENT
P
P
MUNICIPAL
COMPLEXFUTURE
MUNICIPAL
COMPLEX
P
FUTURE
MIXED
DEVELOPMENT
PP
P
P
MIXED-USE DEVELOPMENT
MIXED-USE
DEVELOPMENT
GROUND FLOOR RETAIL
URBAN RETAIL URBAN RETAIL URBAN RETAIL URBAN RETAIL
URBAN RETAIL
URBAN RETAIL
URBAN RETAIL
URBAN SF RES.
URBAN SF RES.URBAN SF RES.
URBAN SF RES.
URBAN SF RES.
5
T
H
S
T
ELM ST
ELM ST
PECAN ST
PEACH ST
PEACH ST
PLUM ST
PLUM ST
FM455 / W CHAPMAN DR
CHERRY ST
CHERRY ST
LOCUST ST
LOCUST ST
6
T
H
S
T
7
T
H
S
T
4
T
H
S
T
3
R
D
S
T
2
N
D
S
T
5
T
H
S
T
4
T
H
S
T
3
R
D
S
T
2
N
D
S
T
5
T
H
S
T
4
T
H
S
T
3
R
D
S
T
2
N
D
S
T
1
S
T
S
T
1S
T
S
T
RA
I
L
W
A
Y
A
V
E
BOLIVAR ST
BOLIVAR ST
RR
RR
Sanger Downtown Plan
Adopted on 4 April 2022
455