City of Denton planners outlined proposed revisions to how townhomes are regulated in the Denton Development Code during a public webinar Friday, saying the changes are meant to reduce regulatory barriers to infill townhome development and expand opportunities for moderate‑priced homeownership.

The staff presentation, given by Julie Wyatt, principal planner, and followed by live audience polling, described three main barriers in the current code — a one‑size‑fits‑all minimum lot size, a limit that caps the number of townhomes to the number of single‑family lots that could be created on a site, and a requirement for on‑site common open space for developments with 10 or more units — and proposed changes to each.

Why it matters: Townhomes can provide lower‑maintenance, lower‑cost homeownership options near downtown and near the city’s universities; staff said increased townhome production could help buyers earning roughly $50,000–$60,000 purchase homes priced near $200,000.

Key proposals and public feedback

- Where townhomes are allowed: Staff emphasized that the zoning districts where townhomes are permitted (MD, MN, MR, R6, R7 and R4 in some cases) would not change under the proposal; the amendments focus on design and lot rules.

- Lot sizes: The current Denton Development Code sets a minimum townhome lot size of 2,000 square feet. Staff proposed reducing the minimum to 1,000 square feet in the MD, MN and MR mixed‑use zoning districts (areas that include downtown and activity centers) while retaining 2,000 square feet in the R6, R7, and R4 districts. In a webinar poll, 75% of participants supported the smaller lot size in the mixed‑use districts.

- Maximum number of townhome units: The code currently limits the number of townhomes on a site to the number of single‑family lots that could be created there (a calculation that divides gross site area by the base district minimum lot size). Staff argued the rule reduces infill capacity. Webinar respondents voted unanimously (100%) in favor of removing that limit.

- Open space: Under current code, projects of 10 or more townhomes, duplexes, triplexes or fourplexes must set aside 5% of site area as common open space. Staff proposed requiring on‑site common open space only for projects that are 3 acres or larger (roughly 50 units) and allowing an exemption when a site is within a half‑mile of a public park. Staff said a poll showed 50% of respondents felt private on‑site open space should not be required for projects under 3 acres; staff reported 100% support for the park‑proximity exemption in a subsequent poll.

Design and implementation notes

Julie Wyatt emphasized that townhomes have been built in Denton for decades in varying lot sizes and patterns — downtown rows with lots as small as about 900 square feet and suburban projects with lots up to about 5,000 square feet — and that comparable home sizes can be achieved across those lot sizes. Wyatt said some code provisions (such as minimum lot size and the maximum‑units provision) disproportionately limit infill townhome capacity and can discourage developers from choosing a townhome form.

Staff noted other cost drivers for townhomes such as alley construction, sprinklers and HOA maintenance of small shared open spaces; they said larger contiguous open spaces are more usable and more affordable to maintain than very small common areas required under the current threshold.

Public process and next steps

No formal action was taken at the webinar. Staff said they will take the public feedback to the Development Code Review Committee, refine draft text, and then present the proposed amendments in public hearings before the Planning and Zoning Commission and City Council. Wyatt and other planners encouraged attendees to join an in‑person follow‑up at the Development Services Center next Thursday.

Ending

Staff framed the proposals as targeted, context‑sensitive adjustments to encourage more townhome development in walkable, mixed‑use areas while preserving larger lot minimums in suburban districts. Final adoption will require the standard public hearing and council approval process.