02-B Comprehensive PlanMEMORANDUM
TO . MAYOR AND CITY COUNCIL MEMBERS
FROM . MICHAEL E. MALONE, CITY MANAGER
SUBJECT : DRAFT COMPREHENSIVE PLAN
DATE . JULY 6, 2001
The Planning and Zoning Commission has completed their study of the Comprehensive
Plan for the City of Paris and have recommended changes to it for your consideration.
After you have had time to study the proposed plan and suggested changes, the
Comprehensive Plan will be placed on a future agenda for adoption with any changes
you might make.
The proposed plan is in your agenda packet. Please contact me or the City Attorney if
you have any questions or if you require additional clarification from the consultants.
MEM/mm
Draft Comprehensive Plan
MEMO
July 6, 2001
TO: Mayor, City CouncIl Members
From: Steve Methven
Subject: Recommendation of Planning and Zoning Boazd of the Compreherisive
Plan.
On June 4, 2001 the Planning and Zoning Boazd meet to discuss a recommendation
for the City of Paris Comprehensive Plan. The Planning and Zoning Boazd has been
working on the Plan for over a yeaz and have had four Public Hearings to discuss this
matter.
After a brief discussion a motion was made to recommend to Councll approval of the
Comprehensive Plan with the following exceptions.
To delete the Regional Pazk Section pages 47 thru 52, this should be covered in
The Cities Park and Recreation Master Plan.
2. To delete the section on page 62 that requires a sidewallc be installed on at least
one side of the street in new subdivisions.
3. To delete the section on pages 70 and 71, Require Detailed Site Planning
Standazds for RetaiUCommercial and Multi-Family Residential Developments.
The P& Z felt like this would be too expensive and Developers would not build
if requirements were too strict.
Planning and Zoning recommended approval with a vote of 5 ayes and 0 nays.
City of Paris, Texas
COMPREHENSIVE PLAN
FINAL PUBLIC HEARING REPORT
March, 2001
Submitted For Consideration To:
The City of Paris Planning Commission
And To:
The City of Paris City Council
Consultant:
lolljlb BUCHER, WILLIS & RATLIFF
04111Ih6, CORPORATION
Comprehensive Plan, City of Paris, Texas
Table of Contents
EXECIJ'TIVE SIJIVIMARY .................................................................................................,.........1
3
CHAPTER 1 ~
PLANNING PROCESS
. 3
COMPREHENSIVE PLAN
. 3
ECONOMIC HISTORY OF PARIS
. 3
ZONING ORDINANCE...................................................................................................................................................
. 4
SUBDIVISION REGULATIONS
. 5
ROLE OF THE PLANNING COMMISSION
. 6
ROLE OF THE ClTY COUNCIL
. 6
ROLE OF THE BOARD OF ADJUSTMENT
. 7
THE BASIS OF DECISION-MAKING
. 7
CHAPTER 2
. 9
POLICY PLANNING ISSi.JES
. 9
Public Participation
. 9
Issues Focus Session and Planning Policy Charrette
. 9
Land Use and Development
10
Quality of Life and the Paris Community
12
Economic Development Opportunities
14
CHAPTER 3 ................................................................................................................................17
PLANNING PRINCIPLES
17
LAND USE AND PLANNING PRINCIPLES
17
Land Use E.Yternalities
17
Transportation Access
18
Neighborhood Design
18
Municipal Services and Natural Features
19
Municipal Utilities and the Capaciry to Serve Growth
19
CHAPTER 4 21
MUNICIPAL SERVICES AND NATURAL FEATURES
21
Natural Features
21
Water Utility System
21
Sanitary Sewer Service
23
Natural features map
24
Cox Field Municipal Airport
26
Municipal Code Enforcen:ent
27
Dangerous Structures and Code Enforcement Activity
27
Dilapidated Strctctures and Code Enforcement Programs
28
Fire Service
29
Paris Fire Appnratus.........................................................................................................................................
30
Measaires of Fire Service
30
Fire Station Expansion - Site Planning Considerations
31
Measctres of Pnris's Fire Service Response Distances
31
Fire Service Expansion
32
Police Services
32
CHAPTER 5
33
FUTURE LAND USE
33
Fiiture Development Patterns
33
Major Street Plan
35
Roadway Classification System
35
Major Thoroughfare Plan Map
36
Arterial Roadways
38
Roadway Classifications
38
Table 5.2
38
EXAMPLES OF ROAD6VAY CLASSIFICATIONS
38
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Table of Contents
39
Loop 286 Corridors
39
Access Control
41
:
Table 5.4
MINIMUbf INTERSECTION SPACING STANDARDS
41
41
Table 5.5
SUGGESTED MAXIMUM DR/VEWAY GU/DELINES
41
Major Street Improvement Projects
42
43
FUTURE LAND USE PLAN
44
Ftiture Land Use Plan Maps
45
Land Use Plan map. The Future Land Use Plan is developed based on the following land use classifications......••::::
Ciry of Paris Future Land Use Plan Mup
45
45
Legend Etplanation
46
PARKS AND RECREATION
48
Parks and Recreation Plan Map
49
Parks and Recreation Plan Map
49
Table 5.6
. 49
PARKS AND OPEN SPACE GUIDELINES
53
ENVIRONMENT,9L PLANNING
54
PLANNING RECOMMENDATIONS
54
Recommeiidations-Residential Development
SS
Recommeitdations-Regional Planning and Land Use Regulation
SS
Recommendations-Annexation Issues
SS
.
Recommepidations-Housing Action Agenda
56
Recommeiidation - Neighborhood Stabilization/Housing Infll
61
Recommepidation - Residential Developmeiit Guidelines
Recommendations- Commercial Development
64
68
STRIP CONIMERCIAL DESIGN GUIDELINES
74
Recom»ietrdations-Environmental Protection
74
Recomntendations-Concentrated Feeding Operation Standards
CAPITAL 1MPROVEMENTS PROGRAMMING
75
.77
APPENDIX A
CAPITAL IMPROVEMEN'I' PROGRAM PROCESS
77
80
Capital Facilities Planning
....89
APPENDIX B
89
COMNIUNITY OPINION SURVEY
91
APPENDIX C
ZONING AND SUBDIVISION ORDINANCE TEXT AMENDMENTS
1
92
ZONING AND SUBDIVISION ORDINANCE TEXT AMENDMENTS
93
Site Plan Review
94
Appeals and Variances
95
Sitbdivision Plats
F CONDUCT
96
ETHICAL PRINCIPLES AND CODE O
96
SITE PLAN REVIEW
100
Manufactured Housing Standards
101
Figure 2- Manufactured Home Residential Design
101
Figure 3- Modular Home
..103
APPENDIX D
STRIP COIVINIERCIAL DESIGN GUIDELINES
103
.113
APPENDIX E
EWAY AA'D LANDSCAPEBUFFER DESIGN GUIDELINES
G
113
AT
14
1
. . . . . .
GA TEWA YS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
FFERING
. . . . . . . . . . . .
118
LANDSCAPING AND BU
118
Transition Buffers
120
Landscaping
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APPENDIX F .............................................................................................................................123
DEMOGRAPHIC SUMMARY 123
Gender 124
HOUSEHOLD INCOME IN 1989 IZ$
MAPS
Natural Features Ma Following Page 24
p
Major Thoroughfare Plan Map Following Page 36
Future Land Use Plan Maps Following Page 44
• Northeast Area
• Northwest Area
• Southeast Area
• Southwest Area
Parks and Recreation Plan Map Following Page 48
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EXECUTIVE SUMMARY
The City of Paris has established and maintained public improvements that support a full service,
regional center community in East Texas. Local sales tax revenue, major regional transportation
thoroughfares and the maintenance of urban infrastructure have maintained Paris as an historic
regional hub of employment and commerce since the "King Cotton" days of the 190' Century.
The City has an opportunity to build on heritage as it plans for growth: as infill development in
the City and around the loop highway and in its annexed territory. Strengthening the Paris
downtown and other established commercial districts, while accommodating new commercial
development outside established districts is a major challenge for Paris. Stabilization of
residential districts is important while serving new subdivisions in the "Urban Service Areas."
Critical to development in Paris is the timing and phasing of growth so that financial resources
can support "dual" infrastructure demands and opportunities: maintaining what is here now,
balanced with extending services in response to growth. A key recommendation for an "action
step" is to establish a City of Paris Capital Improvements Program (CIP) that ranks projects in
phases by five-year periods.
The City must update and utilize land use regulations to ensure compatible and appropriate land
uses next to one another, such as along the developing sections of Collegiate Drive. Infill
development within long-standing commercial and residential corridors, such as along Lamar
Avenue, Martin Luther King Boulevard and Clarksville Street, must be designed to "fit in," as
well. Development design guidelines are provided for evaluating proposals in the major street
business corridors and industrial districts-where there are neighboring residential districts-and
in Downtown Paris. The guidelines provide ways to implement policy recommendations of the
plan, such as to establish a Paris "Business Park Corridor" with access to the loop highway.
They represent a means for the City to better partner with the private sector.
In a similar way, the plan envisions future arterial road systems that "pave the way" for private
development. A mature local network of roads that parallel the loop highway and the related
"spokes-of-the-wheel" highway systems is critical to the orderly, cost-effective growth of the
entire Paris community. The arterial road plan-detailed on the Major Thoroughfare -Plan
Map-shows how the City of Paris must plan for a mature, local street system that builds on the
regional highway system.
Finally, the plan presents a model for cooperation among City and private sector groups in Paris.
Extensive citizen input guided the objectives of the plan, as presented in Chapter 3. In addition
to the public focus Session and Policy Planning Charrette meetings, a citizen survey was
conducted of all Paris households, with hundreds of responses-representing some 1,500 Paris
residents-returned for tabulation. The community opinion survey called for more beautification
of Paris, as did the public planning meetings. The survey results also showed a"vote of
confidence" for investing in the future, proactively, and in teaming with the private sector. The
Paris Comprehensive Plan provides a forum for development and for building a"Vision" for
growth in the future-for remaining the "Best Small City in Texas."
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CHAPTER 1
PLANNING PROCESS -
COMPREHENSIVE PLAN
A Comprehensive Plan is an official public document adopted by the Paris Planning Commission
and the City Council as a policy guide to decisions about the physical development of the
community. It indicates in general how the citizens of the community want the City to develop in
the next 20 to 30 years.
The purpose of the Comprehensive Plan is to provide a rational and comprehensive guide for
development that fosters economic growth, and encourages compatible and high quality land
development. To understand the planning needs of the entire community, it is important to
review historic trends of Paris.
ECONOMIC HISTORY OF PARIS
The following historic summary is attributed to A.C. Greene, Historian.
When Lamar County was created in 1840, its first seat of justice was located at Lafayette,
three miles northwest of Paris, then in Matt Click's tavern at Mount Vernon (a
community that no longer exists seven miles south). The county seat was finally set
permanently on fifty acres of land that George Wright offered to give for the site of a
City. This area included the City blocks numbered 1 through 25 and the public square.
Unlike most Texas towns, Paris looked north rather than south and west for expansion
and trade. The Red River was the border between the Republic of Texas and the United
States, and it also formed the boundary between the Anglo colony in Texas and the
Choctaw and Chickasaw Nations, removed, via the infamous "Trail of Teazs" from
several southern states.
From its outset Paris benefited from the commerce that flowed across the river and the
services the nations required. This huge market at its front door made the early progress
of Paris easier. It didn't have to struggle to survive. Within a decade of its founding
Paris had outstripped the older, more firmly entrenched Clarksville, to the east; and for a
ten-year period after 1889, Paris was also the legal headquarters with the U.S. District
Court for the Choctaw and Chickasaw Nations and westward in non-Indian Oklahoma.
The U.S. courthouse in Paris was not only one of the most imposing structures in North
Texas, it was among the busiest in the Southwest, handling all Indian trails and lawsuits
which were not based on tribal law. Nine men were hanged in its courtyard during that
decade.
The built environment followed closely the patterns of the social and cultural
environments. Paris almost from its beginning was a separate sphere, unlike the
sutrounding region; more Southern than Western, and thanks to its merchants more urban
than rural, even though King Cotton ruled. Despite being the original Texas home and
burial place of John Chisum, one of the great ranching names of Texas history, Paris was
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never a cattle town. It was, after all, begun by a merchant and a politician, merchant
`Vright having been elected to the Texas Congress several times.
The town filled a commercial and industrial role unlike its agrarian neighbors. By 1860 a
state business census showed that the Lamar County millers, turning out brand name
flour and meal, and the Paris furniture makers, had made the county a"high wage"
industrialized region (by the standards of that day) which meant it had lots of skilled
craftsmen and trades people.
But the most profound influence on Paris the City that was and to a great extent the
City that still exists - came from cotton. The importance of cotton in establishing the
City of Paris cannot be overemphasized. Cotton brought wealth to Paris. Cotton gave
the small town a world outlook, and it created a class of citizens who, while not elitists in
the current, political use of the word, were capable of making cultural and artistic
decisions of community importance and backing them up, regardless of the size of
community support. Their descendents still remain, and in some cases, continue to play
valuable social roles with independent views and life-styles.
Cotton, in this day, was as much a cultural dictator as it was economic, and Paris became
a gilded branch of the Cotton Kingdom: elite, well positioned, and guided by its ideas and
cultural institutions more often than its agricultural situation. The surviving homes of
that period evidence a concern with show and beauty before usefulness or function.
There is an architecturally expressed desire to display and mark achievement. There is
also a calm quality of knowing what Paris society needed, which is expressed so strongly
that even now we feel almost intimidated by the obvious satisfaction Parisians gave
wordless voice to in their buildings, the design of their streets, and the quality of their
stores.
Why is it, today, years after its time as such a center, Paris still carries benefits and traces
from the great cotton years which ended with U.S. government support payments and
marketing rules in the 1930's? The most reasonable answer is that Paris did not hit oil
and thereby make the drastic swerve in civic life that took place in towns like Kilgore,
Tyler and Longview which lost their past when they gained oil. There was no sudden
substitution of one basic income with its way of life for another. Paris retained its cotton
kingdom mentality (if a community may be spoken of that way) even as it sought, and
found, new sources of economic growth.
Source: Architectural and Historic Resource Survey of Paris, Texas; Architexas, Architecture,
Planning and Urban Design; A.C. Greene, Historian, August, 1985.
ZONING ORDINANCE
A Zoning Ordinance is a legislative tool used for implementing the Comprehensive Plan. It
delineates the boundaries for land use districts to regulate:
• use;
• density of population;
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• lot coverage; and
• bulk of structures.
Zoning regulations must be adopted in accordance with a Comprehensive Plan. The purpose of
the Zoning Ordinance is to:
(1) lessen congestion in the streets;
(2) secure safety from fire, panic, and other dangers;
(3) promote health and the general welfare;
(4) provide adequate light and air;
(5) prevent the overcrowding of land;
(6) avoid undue concentration of population; or
(7) facilitate the adequate provision of transportation, water, sewers, schools, parks, and
other public requirements.
According to the Texas Civil Statutes, Zoning regulations must be uniform for each class or kind
of building in a district, but the regulations may vary from district to district. The regulations
shall be adopted with reasonable consideration, among other things, for the character of each
district and its peculiar suitability for particular uses, with a view of conserving the value of
buildings and encouraging the most appropriate use of land in the municipality.
A majority of the governing body of a municipality may adopt or amend a Comprehensive Plan
at any time, after public hearing. The policies of a Comprehensive Plan may only be
implemented by ordinances duly adopted by the municipality and shall not constitute land use or
zoning regulations or establish zoning district boundaries.
SUBDIVISION REGULATIONS
Subdivision regulations are another legislative tool to implement the Comprehensive Plan by
guiding the subdivision and development of land. Subdivision regulations provide coordination
of otherwise unrelated plans as well as internal design of individual sites. The general purposes
of the subdivision regulations are to:
• protect and promote the public health, safety, convenience, comfort and general
welfare;
• guide the future growth and development;
• provide for the proper location and width of streets, roads, building lines, open space
and recreation and to avoid congestion of population;
• protect and conserve the value of land, buildings and improvements and to minimize
conflicts among the uses of land and buildings;
• establish reasonable standards of design for subdivision in order to further the orderly
layout and use of land;
• insure that public facilities, including roads, water, sewer and drainage facilities, are
adequate to serve the needs of proposed subdivisions.
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A municipality may delegate to an employee of the municipality the ability to approve:
(1) amending plats; or
(2) minor plats involving four or fewer lots fronting on an existing street and not
requiring the creation of any new street or the extension of municipal facilities.
The desib ated employee may, for any reason, elect to present the plat to the municipal planning
commission or ~overning body, or both, to approve the plat. The employee shall not disapprove
the plat and shall be required to refer any plat he refuses to approve to the planning commission
within the time period specified for plat review.
ROLE OF THE PLANNING COMMISSION
1. Adopt a plan for the physical development of the incorporated areas, the ETJ and the
future growth areas of Paris.
• Before adopting or amending the Comprehensive Plan hold a public hearing.
• After adoption, certify a copy of the adopted plan to the City Council and City Clerk.
• Record a copy in the Office of the County Recorder of Deeds office.
2. Advisory body to the City Council.
• Hold a public hearing to obtain public opinion regarding each rezoning application,
special use permit application and proposed text amendment.
~ Adopt a recommendation to the City Council on each rezoning application, special
use permit application and proposed text amendment.
3. Approve or disapprove both preliminary plats and final plats.
ROLE OF THE CITY COUNCIL
1. Enact and amend the zoning ordinance and zoning district map after considering the
Planning Commission's recommendation.
2. Amend the subdivision regulations after considering the Planning Commission's
recommendation. This responsibility includes approving subdivision plats.
3. Accept or reject dedications of easements, rights-of-way and public lands on subdivision
final plats after having been approved by the Planning Commission.
4. Approve engineering plans for construction of public improvements.
5. Approve financial guarantees or financing mechanisms to ensure construction of all
public improvements within subdivision plats.
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ROLE OF THE BOARD OF ADJUSTMENT
Any of the following persons may appeal to the Board of Adjustment a decision made by an
administrative official:
1. A person aggrieved by the decision; or
2. Any officer, department, board, or bureau of the municipality affected by the decision.
The appellant must file with the board and the official from whom the appeal is taken a notice of
appeal specifying the grounds for the appeal. The appeal must be filed within a reasonable time
as determined by the rules of the board. On receiving the notice, the official from whom the
appeal is taken shall immediately transmit to the board all the papers constituting the record of
the action that is appealed.
An appeal stays all proceedings in furtherance of the action that is appealed unless the official
from whom the appeal is taken certifies in writing to the board facts supporting the official's
opinion that a stay would cause imminent peril to life or property. In that case, the proceedings
may be stayed only by a restraining order granted by the board or a court of record on
application, after notice to the official, if due cause is shown.
The board shall set a reasonable time for the appeal hearing and shall give public notice of the
hearing and due notice to the parties in interest. A party may appear at the appeal hearing in
person or by agent or attorney. The board shall decide the appeal within a reasonable time.
THE BASIS OF DECISION-MAKING
As with other "police powers", the exercise of zoning and subdivision regulations is subject to
certain legal limitations. One of the most important of these limitations requires that zoning and
subdivision regulations cannot be applied in an "arbitrary or capricious" manner. Decisions
regarding zoning and subdivision issues cannot be fixed or arrived at through an exercise of will
or by caprice, without consideration or adjustment with reference to principles, circumstances, or
significance.
Rezoning Requests
Zoning text amendments are recommended in Appendix C of the Comprehensive Plan. The
following procedures should be implemented by the City when processing rezoning requests.
Before making any recommendation or decision on a zoning request, the Planning Commission
must first hold a public hearing. The purpose of the hearing is to allow both sides to express
their views on the issue and to discuss all relevant factors. Although the hearing is a valuable
mechanism for gauging the community's attitudes toward development and for establishing the
facts of each case, it is important that decisions not be based solely on the opinions of the largest
or most vocal group of participants. Instead, zoning decisions must be based on the best interests
of the entire communitv, and not just the interests of a particular property owner or neighboring
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property owners. In addition, the Planning Commission and the City should try to distinguish
between facts and opinions at a public hearing. Unsubstantiated assertions ("This project would
reduce the value of my property by 75 percent") or generalizations ("People who live in
apartments always drive fast cars and race up and down the streets") should be analyzed for their
validity. Even "expert witnesses" should be pressed to give as factual a basis as possible for their
judgments.
Second, zoning decisions should include consideration of long-range community goals as well as
short-range needs. The recommendations of the Comprehensive Plan should be the primary
source for this information. Because of its importance in the zoning process, the Comprehensive
Plan should be reviewed by the Paris Planning Commission on a regular basis and amended as
necessary to ensure that it remains cunent.
Third, it is important to zone based on land use issues, not the issues affecting the individual
applicant. An error frequently made is approval of a rezoning to accommodate an applicant's
personal circumstances without consideration of land use conditions and characteristics. Such a
rezoning is rarely in the public interest and, if challenged, can be held to be invalid. Instead,
decisions should be based on whether the land is appropriate for the proposed zoning district.
Appropriate matters that should be considered for each rezoning application include:
1. The character of the neighborhood;
2. The zoning and uses of properties nearby;
3. The suitability of the subject property for the uses to which it has been restricted;
4. The extent to which removal of the restrictions (or change of zone) will
detrimentally affect nearby property and the community at large;
5. The length of time the property has remained vacant as zoned;
6. The relative gain to the public health, safety and welfare by not rezoning the
property as compared to the hardship imposed on the property owner; -
7. The adequacy of public utilities and other needed public services
8. The recommendation of staff; and
9. Compliance with the Comprehensive Plan.
When considering a rezoning application all of the uses which the proposed zoning district
permits should be considered rather than just the use the applicant proposes, since a change in
ownership or in market conditions could easily result in a change of the proposed use.
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Policy Planning Issues
CHAPTER 2
POLICY PLANNING ISSUES
PLJBLIC PARTICIPATION
The City of Paris Comprehensive Plan was initiated during the fall of 1998 in a multi-step
process. The planning consultants met with the Mayor, City council, planning commission and
City staff to discuss planning issues in general and agree upon a planning process. The
consultants then held six "key-person interviews" with representatives of the public and private
sectors, including the City administration, the school district and the business community. The
public meeting process included two public meetings:
• A"Focus Session" to identify the most critical issues facing Paris in the coming years; and
• A"Policy Planning Charrette" to address the identified issues.
In addition, community participation was sought throughout the planning process:
A community opinion survey was mailed to all Paris households, the results of which are in
Appendix B.
Numerous public meetings were held during the 18-month plan, including two public
hearings prior to adoption.
Issues Focus Session and Planning Policy Charrette
The public Focus Session was held on October 26, 1998 at the Paris Civic Center. The purpose
of the Focus Session was to provide an opportunity for residents of Paris to identify issues that
are critical to the future of the community in the next twenty years.
The method for issue identification used at the Focus Session workshop was a structured idea
sharing process with about 50 residents of the City and the surrounding areas. "Break-out"
groups were formed to discuss the specific sets of key issues that were identified by the entire
group at the Focus Session. The Break-Out group topics were:
Land Use to discuss issues relating to the location, type and distribution of
land uses as Paris grows.
2. Economic Development to discuss issues relating to business and industrial
growth in Paris and the surrounding communities.
3. Quality of Life to discuss specific issues that influence the assets of the City
of Paris as they relate to social and cultural enhancement, including public
facilities.
Participants in each break-out group ranked the issues. The ranked issues and other information
gathered from the Focus Session were used to develop a list of "critical issues" to be discussed at
the "Policy Planning Charrette" Workshop.
9 ~
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Policy Planning Issues
The Charrette Workshop was conducted on November 19, 1998. About 50 Paris_ citizens
discussed the top-ranked issues in six study groups. They addressed the top-ranked issues from
the Focus Session in order to put forward initial policies and "action steps" for the future of the
Paris community.
The following is a synthesis of the key issues identified at the Focus Session and the results of
the Policy Planning Charrette. Policy statements and action steps to achieve those policies
formulated by the Paris residents during the two workshops are reported below the applicable
key issue.
LAND USE AND DEVELOPMENT
1. Focus SESS1oN IsstrE: Long Range Master Plan Policy
CHARRETTE RESPONSES:
Develop a 10- to 25-Year Regional Roadway Improvement Plan.
➢ Relocate U.S. Highway 82 around the south side of the City with a four-lane
improved highway utilizing the existing Loop 286 corridor.
➢ Improve U.S. Highway 271 south to four lanes in the next 1-5 years.
➢ Realign U.S. Highway 82 around Cox Airfield in the next 10-15 years
➢ Realign U.S. Highway 271 to create a new eastern loop around Paris east of Reno in
the next 20-25 years.
➢ Coordinate efforts with TxDOT.
Stabilize Existing Neighborhoods.
➢ Create "reinvestment zones" to encourage renovation, redevelopment and infill
development and other reinvestments in existing neighborhoods.
➢ Place equal emphasis on redevelopment/maintenance of existing development as that
placed on annexed areas.
➢ Develop funding options for neighborhood stabilization plans.
Plan Ahead to a) Accommodate Newly Annexed Areas and b) Continue Annexing
Growth Areas. ➢ Provide multiple utility options for annexed areas including gas and electric services.
➢ Provide additional green spaces by acquiring new parkland including areas to the
north between U.S. Highway 271 and 195, and west of Paris South of U.S. Highway
82.
➢ Improve Infrastructure to accommodate annexation.
2. FoCUS SESSioN ISSUE: Zoning Policy
CHARRETT'E RESPONSES:
Enhance and Enforce Zoning Regulations.
➢ Better define and distinguish residential districts.
➢ Establish distinct commercial zoning districts and medical/office districts.
➢ Designate Commercial and Industrial expansion areas in newly annexed territory.
➢ Create more definitive buffer zone standards.
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➢ Provide for urban centers.
➢ Develop standards for salvage yards and mobile home developments.
➢ Uniformly enforce enhanced regulations and improve procedures.
3. FoCUS SESSIoN IssuE: Update Urban Design Standards
CHARRETTE RESPONSES:
Create More Stringent Urban Design Standards.
➢ Develop stringent guidelines for landscaping, signage, and utility placement.
➢ Make Site Plan Reviews more stringent to help ensure quality development.
➢ Integrate defined mobile home districts with strict mobile home development
standards and specific "beautification" requirements.
Develop Separate Stabilization and Historic District Standards.
➢ Encourage restoration and improvement of existing housing through the use of
incentives.
➢ Target historic residential neighborhoods
➢ Encourage downtown stabilization with residential development in loft apartments.
4. Focus SESSioN IssuE: Open Spaces/Parks and Recreation
CHARRETTE RESPONSES:
Create additional recreation opportunities.
➢ Fill recreational voids in residential neighborhoods.
➢ Provide regional parks in newly annexed areas.
➢ Develop a multi-complex sports facility, including soccer facilities.
➢ Develop City sports leagues.
➢ Develop Lake Crook.
Improve existing recreational facilities/programs.
➢ Create/improve access to park and recreation facilities via bike lanes and walking
trails.
➢ Create/utilize citizen neighborhood watch groups.
5. Focus SESSIoN IsstrE: Gateway Image - Entering Leaving the City
CHARRETTE RESPONSES:
Define and improve gateways into Paris.
➢ Create "monumental" entrances into Paris:
1. At 82 Highway west of the City;
2. At 19/24 Highway south of the City;
3. At redesigned interchange of 271 Highway and Clarksville Street;
4. At 271 Highway and North Main;
5. At Bonham and the RR crossing;
6. At 82 Highway.
➢ Provide incentives to improve/redevelop poorly maintained and downtrodden
properties at or near the gateways.
sA98288\wec\eN.1 mpn i-oi.a,c 11 EiWK
Comprehensive Plan, City of Paris, Texas
Policy Planning Issues
➢ Utilize landscaping to beautify the gateways and entrance corridors.
➢ Improve railroad crossings.
QUALITY OF LIFE AND THE PARIS COhiMUNITY
1. Focus SESS1oN IssuE: Appearance of Community
CHARRETTE RESPONSES:
Improve the appearance of "unsightly property" - the following areas were
identified:
➢ South Church
➢ South Main
➢ North Main
➢ North Main at Center to north loop
➢ Bonham (82E) 13th to 19th
➢ Grand Avenue
➢ South of McCoy
➢ Flea market
➢ Center & North
Improve areas prone to "traffic contlicts" - the following areas were identified:
➢ South loop at Highway 19 and 24
➢ Jefferson and South Church
➢ Lamar at McDonalds and Nations Bank
➢ 195 & Andy's Quick Stop
➢ 12th Street & Clarksville
➢ Pine Mill to the Exxon on Loop 286
➢ 7th & Bonham
➢ Loop & 271 North
➢ Collegiate, 286 & 195
➢ Margaret Street
➢ Pine Mill & Loop
➢ Loop & South Church Street
➢ 82 East
➢ Railroad & Church & Hearne Street
➢ Fitzhugh Street-including an interchange at the loop
Improve areas with "unsightly parking" - the following areas were identifed:
➢ Parking at the Court House
➢ Parking along 286 Highway near the intersection with 137
Improve the community image.
➢ Restore the depot;
➢ Improve property maintenance; and
➢ Construct entry structures at all entries.
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Comprehensive Plan, City of Paris, Texas
Policy Planning Issues
2. Focus SESSION IsstrE: Social Services
CHARRETTE RESPONSES:
Provide programs for the elderly.
➢ Create transportation programs.
➢ Provide funding alternative to the elderly for home repairs/maintenance.
➢ Provide education on energy efficiency and encourage energy efficient housing for
the elderly.
Utilize community facilities and assets to assist parents with childcare.
➢ Utilize school facilities for day care.
➢ Provide day care training at local training centers.
➢ Work with elderly to provide childcare services.
Hold "Town Hall" meetings to address community issues such as substance abuse,
crime, teen issues, etc.
3. Focus SESSION IsstE: Youth Services
CHARRETTE RESPONSES:
Improve/expand existing parks and recreation facilities.
➢ Strive to continue distributing park land and facilities throughout all of Paris
➢ Support Dragon Park expansion
➢ Develop a soccer park inside Dragon Park
➢ Expand West Parks
➢ Upgrade Walker Park (all ages)
➢ Construct bike trails and improve sidewalks to federal TEA-21 design standards.
4. FOCUS SESSION ISStTE: Employment Opportunities
CHARRETTE RESPONSES:
Maintain small business as backbone of the community.
➢ Provide incentives for small business development and expansion (similar to large
industry).
5. FoCUS SESSION IssuE: Tourism
CHARRETTE RESPONSES:
Capitalize on community assets - the following assets were identified.
➢ Lake Crook
➢ Pat Mayes Lake
➢ Sam Bell Maxey House
➢ Frisco Station
➢ Train to Red River
➢ Jesus in Cowboy Boots
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Comprehensive Plan, City of Paris, Texas
Policy Planning Issues
Create new attractions, such as an improved Lake Crook.
Serve the aging population.
➢ Orient tourism to mobile senior citizens.
6. Focus SESSIoN IsSUE: Annual Community Project
CHARRETTE RESPONSES:
Develop annual community projects through a cooperative effort.
➢ Promote/facilitate cooperation among community groups (garden clubs, civic clubs,
youth organizations, etc.).
➢ Hold a Citywide clean up/paint up project sponsored by the City.
ECONOMIC DEVELOPMENT OPPORTUNITIES
1. Focus SESSIoN IsstrE: Job Opportunities/Training
CHARRETTE RESPONSES:
Capitalize on job growth and training opportunities.
➢ Focus on Paris Junior College/Texas A&M Commerce opportunities.
➢ Utilize Texas Workforce Development.
➢ Foster more cooperation between local high schools and Paris Junior College.
➢ Assess industry needs and gear training to meet those needs.
➢ B&W identified as a local job training success.
➢ Engineering related training.
➢ Apprenticeship programs.
➢ PJC/coalition team together.
➢ High tech/manufacturing jobs/back office.
Provide engineering related training to fill a void in the market and provide youth
with local employment opportunities.
2. Focus SESS1oN IsstlE: IndustriaUBusiness Retention and Recruitment
CHARRETTE RESPONSES:
Promote/regulate better land use and service expansion.
➢ Consolidate industrial parks.
➢ Focus annexation and service expansion along existing corridors such as 195, 79,
West Highway 82, South Highway 271 and Cox Airfield.
➢ Focus commercial expansion at intersections with the loop such as at Highway 271
and the north Loop, the north Loop and 195, East Highway 82 and the Loop, and
West Highway 82 and the Loop.
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Comprehensive Plan, City of Paris, Texas
Policy Planning Issues
3. Focus SESSIoN IssuE: City/County/Chamber Cooperation _
CHARRETTE RESPONSES:
The following programs/actions were identified to foster cooperation between the
three groups:
➢ Coop meetings of 3 groups.
➢ Better communication efforts.
➢ Code enforcement.
➢ Zoning.
➢ Fiber optics/Joint projects.
➢ Drawing in more retail business.
➢ Group informal meetings with countywide representatives.
➢ Build stadiums, restore buildings.
➢ Creation of TIF district.
➢ Create a tax free zone for a retirement village.
➢ Continue to explore possibilities of air-commuter service.
4. Focus SESSIoN IssuE: Annexation Plan Implement Continuation
CHARRETTE RESPONSES:
The following actions were identified as having the greatest positive effect on future
annexation efforts:
➢ Focus extension of infrastructure in new annexed areas.
➢ Construct a sewer plant south of town.
➢ Develop Lake Crook for recreational/residential uses.
➢ Provide incentives for residential development inside the Loop (utilize existing
services).
➢ Expand toward Hopewell, Minter and further out.
➢ Expand around North Main, 195 and North Lamar School District.
➢ Develop methods to reclaim lots and abandoned houses.
➢ Expand fire and police services.
5. Focus SESSIoN IssuE: Shopping Choice
CHARRETT'E RESPONSES:
Expand retail opportunities including more soft goods.
Improve downtown - the following needed improvements were identified:
➢ Increase/improve parking
➢ Provide family entertainment
➢ Repair sidewalks
➢ Repair streets
➢ Expand retail through some sort of enticemendincentive
➢ Fill market voids
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Comprehensive Plan, City of Paris, Texas
Policy Planning Issues
Improve access to shopping - the following needed improvements were identified:
➢ Construct another north loop connecting 82E with 271N
➢ Widen the south loop
➢ Widen Lamar from 20th to 12th
6. Focus SESSioN IsstrE: Sell Strengths/Gateway Image
CHARRETTE RESPONSES:
Improve the appearance of gateways into the City.
➢ Clean up the gateways
➢ Create strict ordinances with perks for compliance
➢ Provide funding resources/incentives to occupy/renovate vacant property
➢ Develop streamlined methods to reclaim lots and abandoned houses
➢ Facilitate stronger code enforcement
Building on the community's strengths.
➢ Promote the medical field
➢ Promote the City as an area for retirement
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_ Comprehensive Plan, City of Paris, Texas
Planning Principles
CHAPTER 3
PLANNING PRINCIPLES -
LAND USE AND PLANNING PRINCIPLES
The City of Paris has been applying incremental public policy in response to growth-in the
public interest-but not in a comprehensive way. Commercial development, for example, has
been developed responsibly on a site-by-site basis, but not on the basis of a comprehensive land
use policy. In order for the entire Paris community to attain the objectives of the new Paris
Comprehensive Plan, it is helpful to restate the dynamics of urban development. Without such
an understanding, local efforts cannot promote community goals as effectively. The
Comprehensive Plan has been developed with the land planning principles presented in this
section.
Land Use Externalities
Certain basic planning issues are relevant to sound public policy. Externalities, or the impact of
a given parcel of land on its neighboring properties, must be considered. For example, a
residential district that abuts expanding commercial districts-whether on Clarksville or Bonham
Streets, or on the newly extended Collegiate Drive--can experience negative externalities if the
business uses are not carefully planned. The residential district has less value than a similar
district integrated within a residential neighborhood, buffered from the neighboring mixed-use
district.
In effect, the land use incompatibility creates a cost imposed by the commercial owners on the
residential owners. The best way to minimize these external costs is to a) interrelate the multiple
land uses in a planned mixed-use development and screen it from residential districts or b)
separate incompatible land uses with more extensive buffers and similar details of effective
urban design. These planning principles help create compatible transitions between residential
and commercial areas.
Areas of Paris that are vulnerable to the "externalities" of change and need careful land-use
planning include existing single-family residential areas near vacant, commercial land.
Redevelopment of mixed-use commercial uses at the edges of commercial districts, for example,
must be carefully considered. Characteristics that most people seek in a residential area--quiet,
serenity, stability-can be protected by implementing site plan review recommendations as part
of the plan update implementation.
Commercial districts can be made compatible with sensitive screening and other mitigating
design features. Positive externalities can develop, as well, by clustering commercial uses as
well-designed centers. A concentrated shopping district east of the loop, at the Wal-Mart Center
on Pine Mill Road, will be more successful and attract customers from a wider market area than
would a string of commercial uses dispersed along the local roadway in commercial strips. It
would fit with the adjacent residential neighborhood better; and would create fewer curb cuts and
traffic conflicts with the future Paris Fire Station, as well.
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Comprehensive Plan, City of Paris, Texas
Planning Principles
Transportation Access
Clustering retail-commercial uses where arterial roads intersect benefits the commercial use
while protecting the capacity of local roads to carry traffic, in addition to protecting nearby
residential districts from intrusive development. The governing body of a municipality by
ordinance may extend to the extraterritorial jurisdiction (ETJ) of Paris the application of
municipal ordinances relating to access to public roads, as provided in subdivision regulations.
Proper access control includes limitation on curb cuts, widths of driveway and related design
issues. The planning principles for Paris in the Comprehensive Plan are relevant to
redevelopment, as well, as it occurs on arterial streets, such as Main Street, M.L.K. Boulevard
and Clarksville Street. The City must protect not only existing development but also certain
"urban systems." Growth along major arterial roads must be carefully planned to allow the
major thoroughfare to continue carrying traffic. Development along the arterial roads must be
designed to minimize conflicts.
Access within Paris to the regional highway network is important for a) convenience of residents
and b) continued growth of commercial and industrial districts around the loop. The viability of
the local arterial street system to carry future traffic is critical. Development of local arterial
streets corridors from the loop highway-similar to the access created by Pine Mill Road and
U.S. 82 east of the loop, where Wal-Mart was built-is critical to future growth of Paris and
must be done in a planned way. The Major Street Plan shows the "Future Road Comidors" where
needed improvements must be made to accommodate growth.
Standards for clustering of retail and office use help channel traffic efficiently onto arterial
streets. Clusters of retail-commercial activity create discrete retail "destinations." Retail districts
also create opportunities for the joint use of parking facilities. Commercial design standards
become a tool for implementation of the Comprehensive Plan. To support commercial and
industrial growth, the Major Thoroughfare Plan must be followed to create efficient access to
internal land areas from the regional highway network.
Neighborhood Design
Focusing on neighborhood design can summarize the concern about urban design. Good urban
design can help new developments relate to adjacent developments to form strong
neighborhoods. The land use pattern of a neighborhood plays a major role in determining its
strengths and weaknesses.
The current Paris pattern of parks and schools in the historic neighborhoods meets basic planning
standards. They were developed in a traditional grid street pattern, which today is called a"neo-
traditional" pattern. Proposed locations for parks, which will serve growth areas of Paris should
be planned in areas shown on the Parks and Recreation Plan Map. Such public improvements
are needed in the long term to serve the recreational and cultural needs of future residential
districts. A linear park system should be considered as extensions of the Dragon Park
walking/jogging track, perhaps along abandoned rail rights-of-way where possible.
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Comprehensive P1an, City of Paris, Texas
Planning Principles
Such improvements are all part of good neighborhood design-even in furtherance of citywide
beautification efforts as launched by the Blue Ribbon Task Force. The Stillhouse Creek corridor,
for example, provides a way of linking into residential growth comdors to the north in the North
Lamar School District areas. The Depot Park in west Paris could be linked with extension of a
linear park along abandoned rail rights-of-way. Such improvements will create alternative
transportation corridors to the schools and parks for bicycle and pedestrian traffic.
School and park siting to serve residential neighborhoods should be based on a standard of from
2,500 to 5,000 people for cost-effective services. Convenience shopping, as well, requires a
minimum number of people to support business activity. As residential growth becomes denser
through new development and redevelopment of land, the importance of the planning process
becomes clear. Land should be reserved and financing in place to add public amenities in certain
areas over time.
Municipal Services and Natural Features
In addition to public land use policy, the physical features of the land affect future development.
The broadest, most extensive floodplain in the area is in the Pine Creek basin north of Paris that
flows to Lake Crook. Other major creeks flow from the high point of central Paris.
The City must plan for development according to the FEMA regulations affecting floodplains to
meet federal guidelines; and based on drainage basins to meet sound engineering guidelines. To
accommodate the projected future land uses the City must assess its ability to serve existing and
additional growth. Once this ability to serve has been assessed, the desire for and
appropriateness of a specific use can be weighed against the ability to serve such a use and need
for improvements based upon the projected impact of the use. This is especially important when
assessing the planned "Urban Service Areas" outside the City's boundaries, as discussed in the
next section.
Municipal Utilities and the Capacity to Serve Growth
In order to determine what type of land uses should be projected for future growth areas, an
assessment must be made of the ability of the existing utility infrastructure to serve the additional
growth. The desire to allow for a specific land use must be weighed against the ability of the City
to serve. The need for improvements will be based upon the impact of the projected use on
existing utility systems. The Natural Features Map illustrates the general layout of existing
utility systems (sanitary sewer and water) and shows the ability of the Paris systems to serve the
future growth areas. The following should be considered when assessing impact of projected
land uses on improvements to the system:
• What is the capacity of the existing system?
• How much capacity is available for additional growth?
• Can the existing lines handle additional capacity and if so how much?
• How will connections to existing lines be made?
• What are the limitations of physical constraints such as ridgelines?
• What are existing and currently projected uses?
• How will high water users impact the system?
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Comprehensive Plan, City of Paris, Texas
Planning Principles
Water Supply and Distribution
The City water distribution system has been well planned with forethought into future service
areas. The existing water treatment plant, located at Lake Crook, treats water from Pat Mayse
Lake, which is pumped south to the treatment plant. The plant is considered to have adequate
supply capacity, however several issues need to be studied in an on-going way:
• Will a new phase of expanded treatment be required to increase capacity?
• With respect to system flow and pressure, will specific improvements be required to
provide adequate pressure in the new service areas?
• How well can existing systems serve high water users in the future?
Sanitary Sewer Service
A past report has shown that the City should plan on construction of a second wastewater
treatment plant south of the City. This report needs to be updated, and, if the increase in
wastewater flows are close to the projections of the 1990 Report, progress should be made
toward a decision on the location of the south wastewater treatment plant. This decision is
needed so preliminary planning and land purchases can be explored. Several years need to be
allowed for negotiation of land purchases and to make arrangements for financing. Application
for a new TPDES discharge permit will also need to be made.
Sewer service to recently annexed areas needs to be studied to find the best and most cost
effective solution to providing sanitary sewer service to these areas. Recently annexed strips of
land along highways that extend radially out from the City may be difficult to serve because their
areas do not necessarily follow the prevailing slope of the land. The airport and its surrounding
area is another example of an area that is isolated from the existing wastewater collection system.
Summary of Impacts on Existing Utility Systems
A complete analysis of municipal utility systems and identification of needed improvements
requires investigation of existing operation conditions, discussions with City water and
wastewater department staff and review of record construction plans. The City should continue
building its working understanding of how well the systems function and how certain
improvements, if made, would enhance system operations.
Following consideration and analysis of these issues the impact of the desired land uses can be
determined and weighed against the resulting need for improvements to the existing service
systems beyond those already planned. If the impacts of the desired uses are within the City's
ability to provide the resulting needed improvements, phasing of improvements can be
determined and a capital improvement plan can be devised or updated to specify the general time
line and cost of the improvements.
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Comprehensive Plan, City of Paris, Texas
Municipal Services and Natural Features
CHAPTER 4
MUNICIPAL SERVICES AND NATURAL FEATURES
This chapter is an overview describin~ the existing infrastructure for the water and sanitary
sewer systems in the City of Paris, stormwater facilities and natural water features of the region.
The section describes existing system condition, general layout of the systems and a brief
identification of future improvements needed for growth of the City.
NATURAL FEATURES
The physical features of the land affect future development. Each major drainage basin is shown
on the Natural Features Map. The City administers the FEMA floodplain regulations. The
broadest, most extensive floodplain in the area is in the Pine Creek basin north of Paris that flows
to Lake Crook. Other major creeks that flow from the high point of central Paris include:
• Cottonwood Branch of Pine Creek to the west of the City;
• Baker Creek and Click Creek to the south;
• Echols Creek and Big Sandy Creek to the southeast;
• Mulberry Creek and Six Mile Creek to the east and northeast; and
• Stillhouse Creek which flows to the north in the Pine Creek basin.
A divide between two major watersheds runs through Paris approximately east and west through
the center of the City. Approximately one-third of the City drains north to the Red River Basin
and the remainder drains south to the North Sulphur River Basin. Historically, extensive
drainage improvements were not needed in the center of the City because it was near this ridge
line. However, as commercial and industrial development has occurred around the perimeter of
the City, stormwater flows have often exceed the available capacity of existing drainage
facilities.
Drainage master plans were written for the City of Paris in 1964 and again in 1993. The 1993
Report identified $4.8 million of needed drainage improvements as part of a recommended Phase
1 of a proposed Capital Improvements Plan. The 1993 Report estimated that the total costs for
all needed improvements to be in the range of $30 to $35 million. The recommended
improvements of the 1993 Report continue to serve the City as a master plan for improvements
to the stormwater collection and disposal systems.
WATER UTILITY SYSTEM
The water supply source for the City of Paris is Pat Mayse Reservoir. Raw water from the
reservoir is pumped to the water treatment plant located at Lake Crook. Recent improvements
have been made to increase the raw water supply capacity to the City in response to water
requirements of a new power plant facility. Since the recent completion of these improvements,
the water supply, treatment and distribution system is generally considered to be in good
condition.
The City has a back-up water supply at Lake Crook located northwest of the City. The City has
an adequate water supply source. With support of Lake Crook, the City is afforded long-term
protection, including extended periods of drought.
S:V8288MPGlfinal rcport 2-01.Jix 21 BWR
Comprehensive Plan, City of Paris, Texas
Municipal Services and Natural Features
Adequate water supply and pressure is a primary concern for fire protection. Generally the
existing water distribution system is capable of providing good service, however there are some
parts of the system that need to be improved. Water flow and pressure tests have been performed
by the fire department. Results of the tests indicate that flow rates are low and the system
operates with very low residual pressures. The residual pressure for most of the system should be
at or above 20 pounds per square inch (psi). System improvement priorities should be established
and funding options created to allow for installation of the proposed improvements. The city
should strive to have adequate water supply and distribution systems for fire protection as needed
to match the type of developments in individual areas of the city. Improvements needed to the
existing water distribution system are described below:
• Replace small or obstructed mains serving the area bounded by 7th NW on the east,
Dickson and Conner Streets on the north and south and 13th NW on the west. This
multi-block area consists of large, older homes. Exiting water flow in this area is at a
residual pressure of less than 5(psi). The area of residential development should be
served with a system providing at least 1,000 gallons per minute (gpm). Replacements of
the mains would improve flow of water for the immediate neighborhood and also connect
major lines for wide spread improvement of flow and pressure. This is generally the case
throughout the other areas listed.
• Replace existing small or obstructed mains serving North Main Street from Cherry north
to Santa Fe. This area is predominately commercial property and needs to be served by a
water system capable of delivering a minimum flow of 1,500 gpm. The existing system
operates with a residual pressure of less than 10 (psi), which is low for the type of
development in the area.
• Replace the obstructed six-inch main in Bonham Street from 700 west to the 1100 west
block. This area consists primarily of commercial and large residential development.
The existing main is nearly blocked. Residual pressures are less than 5 psi. The system
should be able to provide at least 2,000 gpm. Current water samples and tests indicate
very rusty water flow lasting for several days.
• 12`h NE Pine Bluff to Tudor Street is residential. This existing main provides less than 3
psi residual pressure and should be replaced. This main should be able to deliver 750 to
1,000 gpm.
• South Main Street from Kaufman Street to Hearne Street has very low flows and
pressures, with the exception of the east/west water main at Washington Street. Kaufman
and Hearne Streets provide excellent water flow and pressures so these are the best points
for connection. South Main is residential with homes of two to two and one-half story
homes built after the fire of 1916. Water flow should be 2,000 gpm per minute with
residual pressures of 20 psi.
~ Water mains providing fire protection to Cleveland Street from 19th NE to 22nd NE are
undersized. Water pressure averages less than 5 psi residual pressure and needs to be
able to supply approximately 1,000 gpm.
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Comprehensive Plan, City of Paris, Texas
Municipal Services and Natural Features
• There are existing water mains serving newly annexed areas that are capable of
supporting fire hydrants. The Fire Department urges that the necessary agreements be
made with Lamar County Water and that hydrants be installed to Code.
SANITARY SEWER SERVICE
The wastewater collection system is divided into watersheds and basins in a pattern similar to the
natural features previously described. Because the sanitary sewers flow by gravity, they follow
the prevailing slope of the land. Therefore, the portion of the sanitary sewer collection system
located in the Red River watershed generally flows toward the north through a system of
collectors and interceptor sewers to an outfall main sewer and thus on to the treatment plant.
The portion of the sanitary sewer collection system located in the southern part of the City in the
North Sulphur watershed generally conveys wastewater flows toward the south. This south
collection system conveys wastewater flows to one of two major pump stations, the Woodard
Lift Station and Southeast Lift Station. The Woodard Lift Station is located next to the Baker
Branch Creek in the southwest part of the City. The Southeast Station Lift is located near Big
Sandy Creek. There are also two smaller lift stations, Chisum Lift Station that pumps to the
Woodard Lift Station, and Jefferson Heights Lift Station that pumps to the Southeast Lift Station.
Wastewater flows collected from the southern part of the City are pumped by the Woodard and
Southeast lift stations through their respective force mains to the north collection system where
they discharge into the north collection system. All wastewater flows entering the collection
system are combined together in the north system to flow through a 27" diameter outfall main
that conveys the wastewater flow approximately six miles north of the City to the master lift
station. The master lift station pumps the wastewater flow an additional 2/3 of a mile through a
21" diameter force main to the head end of the existing wastewater treatment plant.
The long range plan for the system includes the construction of a second wastewater treatment
plant south of the City in the North Sulphur watershed. This will eliminate the need to pump all
of the flow from the southern part of the City to the north collection system. This will allow
decommissioning one of the two major lift stations, the Woodard Station or the Southeast
Station.
Extending sewer service to recently annexed land may create a need for new and additional
wastewater pumping stations. Many of the recently annexed strips of land along highways that
extend radially out from the City may be difficult to serve with gravity sanitary sewers because
their land area does not necessarily follow the prevailing slope of the land. The airport and its
surrounding area is another example of an area isolated from the rest of the existing wastewater
collection system. It is projected that the airport region will be served in the future by a lift
station.
Additional studies will be needed to determine the best and most cost effective way to extend
service to the newly annexed areas. Alternatives that may be evaluated include local collection
and treatment, regional collection and treatment, pumping to the existing interceptor system, or
on-site treatment. It may be necessary to evolve through different stages of development in the
collection and treatment systems as the service area develops through time.
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Comprehensive Plan, City of Paris, Texas
Municipal Services and Natural Features
The existing treatment plant is located approximately six miles north of the City _on U.S.
Highway 271 north of Pine Creek. The existing wastewater treatment plant consists of an
"Orbal" type activated sludge process preceded by a"biotower" roughing filter. Recent
improvements to the plant have been made, and some are cunently under construction. These
improvements raise the plant capacity to a design flow of 7.25 MGD average and a 2-hour peak
flow of 10 MGD. The plant is able to meet the NPDES 30-day average discharge limits of 20
mg/1 BODS, 20 mg/1 TSS, 1 mg/1 chlorine residual and a pH between 6 and 9. The plant is
generally considered to be in good condition.
NATURAL FEATURES MAP
The Natural Features Map on the facing page shows the relationship of floodplains and drainage
basins to the City of Paris and its environs.
S:V8283\WPC\final rcport ?-OLdm 24 LF WK
Comprehensive Plan, City of Paris, Texas
Municipal Services and Natural Features
If a new wastewater treatment plant is constructed as planned south of the City in the North
Sulphur watershed, the flow to the existing north plant will be considerably reduced. Therefore,
future expansions of the capacity of the existing north treatment plant will not be needed if a
south plant is constructed.
Possible sites for a future south wastewater treatment plant were studied in a 1990 Report. Four
possible sites were considered. Two of the prospective sites are south of the Woodard and
Chisum lift stations near Baker Branch Creek. The two other prospective sites are south of the
Southeast and Jefferson Heights lift stations near Big Sandy Creek. The 1990 Report concluded
that a site on Baker's Branch near Aud's Creek to be the most cost effective location. However,
it should be noted that one advantage of the locations near Big Sandy Creek is that it opens the
possibility of a regional plant serving the southern portion of the City of Reno, as well as future
Paris residential development.
The 1990 Report projected that the south treatment plant would be needed within ten years of the
report and that construction would occur during the year 2000. That schedule has not been
adhered to. The need for the south plant needs to be reviewed, and if the growth in wastewater
flows are close to the projections of the 1990 Report, progress should be made toward a decision
on the location of the south wastewater treatment plant. A decision is needed so preliminary
planning and land purchases can be explored. Several years need to be allowed to negotiate land
purchases and make arrangements for financing. Application would also need to be made for a
new TPDES discharge permit.
S:U8288\WPC\final repurt 2-01.4x 25 B WR
Comprehensive Plan, City of Paris, Texas
Municipal Services and Natural Features
COX FIELD MUNICIPAL AIRPORT _
Existing Facilities and Services. Cox Field is located approximately five miles east of the
central business district of Paris. The airport is situated on a 1600-acre site adjacent to U.S.
Highway 271 and at an elevation of 547 feet above sea level. The airport serves the Lamar
County/Northeast Texas region as a"business service" airport facility.
Existing airport facilities at Cox Field include:
• 6,000'x150' lighted primary runway, 30,000 lbs. (SWG) pavement strength;
• Complete pazallel taxiway system;
• Two 4,625'x 1 50'crosswind runways, 26,000 lbs. (SWG) pavement strength;
• Non-precision VHF Omni-directional Range (VOR-DME) approach;
• 28,300 sq. ft. apron and parking ramp; aircraft tie-downs;
• Visual Approach Slope Indicators (VASI-4) lighting system - Runway 35;
• Precision Approach Path Indicator (PAPI) runway 17
• Airport rotating beacon; wind cone and segmented circle;
• Unicom: 123.00;
• Expanded and renovated aiiport terminal building facilities.
• T-hangars and conventional hangar storage; and
• Installation of Automatic Weather Observation System (AWOS).
Services provided at the airport include:
• Full fixed base operator (F.B.O.) services;
• Fuel sales, 100 octane, jet-A fuel;
• Aircraft repairs, major and minor;
• Aircraft rentals; sales;
• Flight instruction;
• Agricultural spray operations.
Airport Development Plan. To accommodate expected increases in aviation activity in Paris
and northeast Texas, continued development of airport facilities will be required over the next
twenty years. As part of the recently completed Airport Master Plan, several major
improvements were identified as top priority with respect to safety and airport utility.
The Cox Field development program includes:
• Land acquisition for future airport expansion;
• Installation of improved NAVAID facilities including localizer equipment;
• Taxiway extensions for airport-related industrial development.
Water Service. The entire airport complex needs to be considered when planning improvements
to meet water system needs today and into the future. Due to the size of construction, minimum
flows for the current facilities should be 1,500 to 2,000 gpm. As the City plans airport industrial
development, the City needs to target appropriate water improvements.
Airport Industrial Development. A new terminal building was completed in 1999. There are
approximately 447 acres identified in the Airport Master Plan that are available for light
S:\95288\WPClfinal repurt 2-01.aic 26 BWR
Comprehensive Plan, City of Paris, Texas
Municipal Services and Natural Features
industrial deveIopment (especially for aviation and other transportation industries). The Indus-
trial/ Executive Aiipark layout on the airport includes 8,8001inear feet of taxiway/ramp access.
Utilities such as sewage services, electricity, etc., are readily available in the airport vicinity.
Cox Field-Paris provides unrestricted air access and is adjacent to U.S. Highway 271 and other
transportation services.
MUNICIPAL CODE ENFORCEMENT
Dangerous Structures and Code Enforcement Activity
The City of Paris Code Enforcement Department reports the following activities during a four
year period.
Four Year Period from 1995 through 1998.
Structures 1995-1998
Presented To Council
223
Condemned *
158
Demolished
126
Extended for repair or demolition
64
Cost for demolition
$ 107,574.00
Cost for landfill
$ 44,357.00
Cost for containers
$ 2,640.00
Cost for Grinder
$ 4,500.00
Structures scheduled for demolition ($2,500 per structure) as of 1998: 51
Mowing of Lots: 1995-1998
Number of mowings 3,676
Cost $ 111,745.00
Lots on list 802
Mowed regularly 608
(**Approximately 50-75 lots are added annually to be mowed.)
Lots cleaned 1995-1998
# Cleaned 40
Cost $13,957.00
5A98288\WPC\final report 2-0 l.doc 27 BWR
Comprehensive Plan, City of Paris, Texas
Municipal Services and Natural Features
Projected future expenses 1999-2004
Additional personnel 2
Demolition expense $250,000 annually
Mowing expense $125,000 annually
Cleaning of lots $100,000 annually
Additional Equipment
(1.) Chipper
(2.) Dump truck
(3.) Trash truck
(4.) DozerBack Hoe
Dilapidated Structures and Code Enforcement Programs
The delinquent property in the City continues to grow with about one tax sale of approximately
15 properties per year. The City condemned 85 structures in 1998, adding approximately 60
delinquent properties to the maintenance list. The City averaged 75 structure demolitions per
year during the mid-1990's.
Mowing and other maintenance is provided to over 500 lots and there are 802 vacant lots within
the City that are delinquent in payments, and owners are not known. Cost per lot for mowing is
$30.00. The cost for mowing is over $60,000.00 a year as of 1998.
The City had 88 structures condemned in 1998. Of these, over 60 will have to be torn down by
the City of Paris because of deceased owners, out-of-town owners, or owners who are judged to
be financially unable to comply. It costs approximately $2,500.00 to remove a house and
dispose of it. Cost for removal of the 88 structures was estimated at approximately $150,000.00.
The Code Enforcement Officer had a working list of structures prepared for future condemnation
as of 1998 that numbered 102 structures, most dilapidated beyond repair. The cost for this group
of structures was estimated to be $275,000.00
The Codes Enforcement Department reports that condemnation and demolition is a tremendous
burden to the neighborhoods and is a strain on City finances. In spite of tremendous effort, the
department had difficulty keeping up with demand. The department anticipates the need for a
program designed to save selected structures before they become dilapidated and by whatever
means available.
The code has to be tightly managed including proper enforcement and the support of assistance
programs. A cooperative effort has to be established which teams the City with other
organizations and programs into a single purpose, in the estimation of the department. Support
groups include:
• Housing Authority,
• Community Development Block Grants,
• Christians in Action,
• The Salvation Army,
$:V8288\WPN'mal repurt 2-0I.Joc 28 BWR
Comprehensive Plan, City of Paris, Texas
Municipal Services and Natural Features
• Habitat for Humanity, and
• Inmate and community squad labor.
FIRE SERVICE
The City of Paris provides fire service as part of the City Public Safety Department. The City
provides first-due fire service within the City corporate limits and rescue service countywide in
conjunction with the local Emergency Medical Service.
Existing Facilities and Service. The Paris Fire Department maintains three front line Engines
with 3-man staffing in three stations. One rescue truck is at Station One staffed with 2 men, and
a Deputy Fire Chief is at Station One as designated "Incident Commander". The Ladder truck is
stationed at Station One but not staffed; however, if the Ladder is needed, one firefighter is
dropped off Engine One to pull the Ladder. Following is a summary of fire service response
procedures.
When the Paris Emergency Dispatch Center receives a fire call, Engine 1 and Rescue
8 are dispatched from Station 1 then either Engine 2 or Engine 3 is dispatched
depending on districts. Standard response on a structure fire is two Engine Companies
and the Rescue Company. Target hazards, such as hospitals, nursing homes, and the
downtown area, are dispatched all three Engine Companies, the Rescue Company,
and the Ladder.
The City has mutual aid agreements with the Volunteer fire departments in the county. The
Volunteer Departments do not have the training and equipment required for structural
firefighting. The closest mutual aid for structural assistance is over 50 miles away.
The preferred design of any new station would allow living quarters for a 6-person staffing level
(4 fire, 2 EMS). The total living area for this design would not exceed 3,250 square feet. Living
area for a 4-person design would be approximately 3,000 square feet. The apparatus area would
need 3,700 square feet with the recommendation that no less than a three-bay design be
constructed.
Fire, EMS, and Code Enforcement as of 2000 has administrative offices at the City Annex. This
consists of one small wing and a shared part of the lobby. The duties and needs of the
department have simply outgrown this space. There is no privacy for the conducting of business,
no storage, and no room for layout work, and offices are so small that only two visitors can be
seated. The total office handles hundreds of phone calls daily and has numerous walk-in persons
needing assistance. This makes the lobby a very busy place, making it very hard to concentrate
on EMS billing, code and property research, and general fire department work. Additionally,
other departments using the building are cramped and separated.
Fire protection for the City of Paris took a giant step forward - in the estimation of the Fire Chief
- with the construction of Station One in 1997 at 1444 North Main. This was initially planned in
1990 and was completed last year. This construction was to be the beginning momentum to
reconstruction of the department.
S:\98288\WPN'ma1 rcpon 2-01.ik,c 29 B WR
Comprehensive Plan, City of Paris, Texas
Municipal Services and Natural Features
Paris Fire Apparatus
Fire Apparatus - Pumpers:
Unit Number
Year Built
Chassis Make
Bod Make
Pum GPM
1
1996
S artan
Qualit
1500
2
1978
Mack
Mack
1000
3
1990
S artan
FMC
1500
4(reserve)
1968
Mack
Mack
750
1
199$
S artan
Qualit
1500
1
1998
S artan
Qualit
1500
Fire Apparatus - Ladders:
Unit
Number
Year
Built
Chassis
Make
Body Make
Length of
Aerial
Pump GPM
5
1997
S artan
Qualit
105 feet
1500
Other Fire Apparatus:
Unit Number
Year Built
Chassis Make
Bod Make
T e Unit
Pum GPM
8
1977
Frei htliner
SVI
Rescue
350
17
1997
Chevrolet
Flatbed
Grass Truck
250
18
1987
Ford
Flatbed
Grass Truck
250
Measures of Fire Service
The City of Paris is credited as a"Class 4" City by the Insurance Service Organization's (ISO)
fire suppression rating schedule. The ISO classification applies to properties with needed "fire
flow" of less than 3,500 gallons per minute (GPM). The classification affects the fire insurance
rating for the vast majority of buildings in the City. Larger buildings with greater fire flows are
individually rated for insurance purposes.
The ISO classification measure for fire service distribution in Paris is based on the percent of the
built-on area of the City which has a first-due engine company within one and one-half (1-1/2)
miles and a ladder-service company within two and one-half (2-1/z) miles. There are other ways
to measure the City's existing and desired distribution of fire service. The National Fire
Protection Association (NFPA) recommends afirst-due company within two (2) miles of
residential areas, within one and one-half (1-'h) miles of commercial areas, and within one (1)
mile of buildings requiring a 5,000 gpm fire flow. Many factors affect decisions about fire
station location. Among them are the fire history of specific areas, the amount of fire protection
provided within buildings (e.g., sprinklers, and detectors), and the density of residential areas.
sAvsxss\weOrinai m[x>n z-oiA>c 30 BWR
Comprehensive Plan, City of Paris, Texas
Municipal Services and Natural Features
Other aspects of fire service within a community may be measured by the proficiency of
receiving fire alarms, the adequacy of the local water supply system to deliver needed fire flows,
and the effectiveness of local fire prevention programs. Such aspects of Paris's fire service are
not the subject of this evaluation, although they are under continual review by City and the fire
department. Fire stations are major capital improvements, which will be in use for many years.
The location should be selected with care. Professional associations and insurance services
active in the delivery of fire services recommend standards for the selection of a site.
The following factors were considered in evaluating Paris's fire service distribution:
Response Distance The response distance is the recommended maximum distance of
response to fires from fire stations, as measured along the City's thoroughfare street system,
depending upon the type of use to be protected. "Major risk areas" are distinguished from
other areas in the City when evaluating response distances.
Natural Barriers Topographical features of a City affect station location. A location at the
bottom of a hill is not satisfactory since many responses would have to be made upgrade.
Man-Made Barriers Limited access highways and poorly designed streets restrict the
accessibility of fire vehicles. Potential delays because of railroad crossings at grade and
limited points of highway access must be considered when planning response times.
Major Risk Areas Areas where large groups of people gather or live are given consideration
in the location of fire stations. Also, facilities of a large scale (based on floor area) and of certain
construction types (based on masonry and wood roof as a norm) are considered major risks for
fire service delivery. Such facilities may require a fire flow above 3,500 gpm of water.
Fire Station Expansion - Site Planning Considerations
Any proposed fire station site should be of ample size to provide parking facilities for employees
and adequate space for expansion and drills, and located based on the following criteria:
• If possible, a site should be selected and the station located so that ingress may be provided at
the rear of the station. The lack of a rear entrance necessitates the backing of equipment
through the front entrance.
o The station should not be on a heavily traveled street because of difficulty and danger in
entering the traffic stream. At the same time, the street which offers direct access to and
from the station must be of a standazd design, allowing full turning radii for departmental
vehicles.
Measures of Paris's Fire Service Response Distances
The response distances for existing fire service delivery are shown on City of Paris Fire
Department maps. Calculated by travel along the City's major thoroughfare system, the
response distances are indicated for one and one-half (1-1/2) miles, and two and one-half (2-1/2)
miles from the existing fire station. Response distances are compared with a) the over-all built
area of the City and b) the major risk areas, both within the City and beyond the corporate limits
(for which the City's department has first-due or support service responsibilities).
5A98288\WP0tina1 rcpm 2-01.doc 31 BWR
Comprehensive Plan, City of Paris, Texas
Municipal Services and Natural Features
Fire Service Expansion
The department must be well distributed to provide a very good level of fire protection to all
areas of the existing City. The department must meet anticipated needs of future growth. In
order to maintain adequate distribution of fire response companies the City approved an
expansion plan in 1999:
• Station 2 on Lamar Avenue be closed and relocated northeast, and
• a fourth station be opened in the southeast portion of the City.
Two new stations are currently under construction on Pine Mill Road and Jefferson Road. The
new pumpers currently on order are to replace the current Engine 2(1978 Mack would move to
reserve), and addition of the fourth en~ine. Nine additional firefighters will need to be added to
the department to staff the fourth engine and maintain the departments current standard of 3 man
engme companies.
Additional growth of the City through development or annexation may require additional
improvements in the Fire Department to maintain protection of the City. Other improvements
that may improve service levels would include:
• add personnel to staff the Ladder truck to better utilize a valuable resource,
• increase staffing levels of Engine Companies from minimum 3 man to 4 man Engine
Companies,
• add a second Rescue Company, and
• if growth warrants in the future, add a fifth station.
POLICE SERVICES
The City of Paris Police Department continues its objectives of maintaining a ratio of 2.1 officers
for every 1,000 citizens. This ratio would increase as financially possible to. Maintaining an
emergency operations center to meet an expanding City limits and growing population-
including business and residential-is the key challenge, as stated by the department. Also under
consideration is a new public safety building.
Other objectives of the department include maintaining the catastrophic/emergency plan for the
City, upgrading radio systems to be compatible with surrounding agencies and a new animal
control facility.
S:\98288\WPCltinal repwrt 2-0IA-- 32 BWR
Comprehensive Plan, City of Paris, Texas
Future Land Use
CHAPTERS
FUTURE LAND USE -
FUTURE DEVELOPMENT PATTERNS
The Comprehensive Plan has established three key objectives as the highest ranked priorities
during the goal setting process:
• Application of planning principles and policies to development to ensure compatibility
among land uses;
• Stabilization of existing neighborhoods through community involvement and support of
private investment; and
• Service to annexation areas where urban utilities can be cost-effectively extended.
To achieve these planning objectives, the City must implement proper land use planning
principles and secure City-county coordination. The City of Paris must continue planning on the
basis of watersheds, for example, in order to extend sewer service in cost-effective ways; and to
protect the City reservoirs at Pat Mayse Lake and Lake Crook. The "Urban Service Area"
concept of the plan forms the logical geographic area for extending services and for annexing
territory.
Residential Development
In establishing which pattern of development may be expected in the Paris area, the extreme
higher-density residential development pattern as presented on the table below was rejected as
unrealistic. The higher-density extreme would dissipate 80% of residential housing developed in
a high-density of 10 units per acre. A pattern of development this dense does not predominate in
this region. Instead, a low/moderate density development pattern is most reasonable, whereby 80
to 90% of residential development is single family homes. The extreme low-density scenario of
development is not feasible given the development policies of the county. Such policies
combined with the market costs and development expenses of residential development on public
sanitary sewer dictate the low to moderate density patterns.
Residential development in the Paris area is projected to follow the pattern shown on the future
land use plan map, based on the ability and willingness of the City to support infill development
and extend sanitary sewer mainlines to its "Urban Service" Area. Low- to moderate-density
development is expected to proceed within the drainage basins identified in Chapter Four.
Residential development is projected to extend in three main patterns:
• In new residential neighborhoods within "Urban Service Areas" defined by drainage
basins where the City can extend sewers; and
• Development as infill housing and businesses in existing neighborhoods and commercial
districts.
5A98288\WPCltinal rcpurt 2-0I.Juc 33 BwR
Comprehensive Plan, City of Paris, Texas
Future Land Use
Table 5-1.
PROJECTED DENSITY OF RESIDENTIAL DEVELOPMENT IN THE CITY
Population/Acre
Density
1.0 Unit
2.8 Units
10.0 Units
at
Patterns
per 3 Acres
per Acre
per Acre
2.54 Persons/Unit
Low Density
40°Io
60°Io
0%
4.6
Low/Moderate Density
5°Io
80%
15%
8.3
Higher Density
0%
20%
890%
20.3
Source: Bucher, Willis & Ratliff Corporation
Probable Residential Development Pattern-Near-Term
The most probable development pattern for the City of Paris is a low-to-moderate-density
development pattern. The low-to moderate-density residential pattern is summarized in the table
above. The scenario is presented as •an ultimate build-out pattern of urban development in the
City, either on vacant parcels and platted lots as infill housing, or on newly subdivided land. The
pattern represents a gross density of 3.3 to 4-units per acre on average for residential
development. The development scenario is based on the population projections in Appendix F
that indicate population growth.
For planning purposes the planning growth areas are expected to experience urban growth in up
to four to six square miles of land during the next 20 years, applying the 3.0 multiplier to account
for market inefficiencies. The multiplier is applied because of the dispersed nature of
development at the "urban fringe." Residential development is expected to spread in several
patterns:
➢ In low-to moderate-densities throughout the City of Paris and in newly annexed areas
served by municipal utilities; and
➢ Incrementally on infill lots in long-standing neighborhoods currently platted and served
by municipal utilities in the City.
The Future Land Use Plan Map interprets and directs the adopted land use plan policy. The
residential developments are presented in the development patterns noted above, and grouped in
compatible districts. The map should become a policy guide for future zoning amendments,
capital improvement programming and related plans.
The Land Use Categories of the map legend correspond generally to zoning district
classifications of the City of Paris zoning regulations. There are two categories, however, that
relate to development patterns more than zoning: the Planned Development Districts,
Phased Development and Long-term Development categories.
Planned Development Districts. The City may permit mixed-uses in certain districts, such as
around St. Joseph Hospital and the L.P. McCuistion Medical Center. In the "Office/Institutional
Overlay District" the City would allow certain types of office-commercial land uses to mix with
medical and institutional uses in the same district classification. The mixed-use category is
intended to indicate that the private sector should be allowed discretion when seeking a higher
S:193288\WPClfina1 rcpon 2•0I.Joc 34 BWR
Comprehensive Plan, City of Paris, Texas
Future Land Use
intensity zoning district classification. Where there are vacant parcels available for development,
the City should allow "Manufactured Home Residential-Design" units, which assures that they
comply with site-built home standards.
Phased Development. The plan indicates "Long-Term, Low Density Development" where
municipal sanitary sewer services are not planned for extension in the near-term time period of
the plan. As a result, on-site waste water systems on lots larger than five acres would be
allowed. Due to topographic constraints-the ridge line between Sixmile Creek and Stillhouse
Creek drainage basins, for example-development around the newly annexed areas of the City
becomes inefficient if not planned in a phased way of providing municipal services, especially
sanitary sewers. In order to provide municipal services in a phased manner, the City should
establish areas designated as "Lonb term, Low Density-beyond the solid colors on the Future
Land Use Plan map-that are suitable for on-site septic tank use on large, five acre lots. The
closer-in growth areas of Paris would be served in the near-term by municipal sanitary sewer
extensions and would comprise the Urban Service Areas of the City of Paris. When so
designated, the area should be planned for development only upon extension of municipal
services. This policy will allow the City of Paris to target capital improvements in a more
comprehensive, phased way.
The Urban Service Areas are being planned for coordinated growth under subdivision
regulations of the City of Paris in order to maximize local municipal coordination of services.
Subdivision Regulations must be administered in the urban fringe Growth Areas and the "Long-
Term Residential" Urban Service areas to protect urban land use opportunities. Also, building
codes could be extended beyond the City corporate limits and into the Urban Service Areas upon
annexation of new territory to ensure that new urban growth is built to code.
MAJOR STREET PLAN
The Major Street Plan establishes a classification system for various highways and roadways
within the City. In addition, access control standards and guidelines are cited which establish
minimum distances for intersections and driveways along arterial and collector roads.
Individual roads and streets do not serve trips independently, rather, most trips involve
movement through a network of roadways. A functional classification system of roadways
provides a method for channeling traffic in a logical, efficient and safe manner.
Roadway Classification System
The existing road and highway network is classified by function. Roads and highways are
grouped into classes or systems according to the service they provide. The factors that identify
roadway classifications include:
■ the level of through-traffic movement; and
■ access to adjacent land or individual properties.
Roadways are not classified by the amount of traffic they carry; however, higher traffic volumes
are usually consistent with upper level roadway classifications, as discussed below.
5:\98288\WPOfinul rep)n 2-01.dcx 35 BWR
Comprehensive Plan, City of Paris, Texas
Future Land Use
MAJOR THOROUGHFARE PLAN MAP
S:V' 8288\WPC\Final rcpon 2-OLck>c 36 BWR
Comprehensive Plan, City of Paris, Texas
Future Land Use
The functional classification for roadways employs a hierarchical structure to identify the
operation of all roadways within a transportation system. The hierarchy of road -types in
ascending order is: local roads, collector roads, arterial roads, and expressways/freeways.
Lower level roadways, such as local or collector roads, provide more direct access to property
than do higher level roadways, such as arterial roadways or expressways.
Roadway classifications dictate the design standards for the construction of a roadway. The
function of a roadway, traffic volume, and adjacent land use determine the type of roadway that
should support daily traffic activity. The American Association of State Highway Transportation
Officials (AASHTO) has developed general roadway design standards in "A Policy of Geometric
Design and Highways and Streets." The ability to improve an existing roadway by constructing
additional lanes or other improvements to AASHTO standards, however, may be constrained by
the existing development in growth areas. The standards summarized below for arterial,
collector, and local roadways also reflect locally adopted standards.
Local Roadways
Local roadways provide direct access to private property. The ideal traffic volume for local
roadways is less than 1,500 vehicles per day. The recommended width for a local roadway is 28
feet. The minimum right-of-way is 50 feet. Local roadways serving residential areas should be
constructed with an enclosed storm water system. On-street parking is usually permitted.
However, in order to meet fire codes, which require a 20-foot path for equipment, parking may
be limited to one side of the roadway.
Collector Roadways
Collector roadways can be further classified as minor collector roadways (two-lane) and major
collector roadways (three-lane). The two-lane collector roadway functions to collect traffic in
residential neighborhoods. Because traffic volumes on two-lane collector roadways may range
between 1,500 and 5,000 vehicles per day, residential properties abutting the collector road may
not be as desirable as those abuttina a local road. The road width should accommodate two 16-
foot lanes and curb and gutter for a width of 36 feet. To accommodate sidewalks and street
lighting, a minimum right-of-way of 60 feet is needed. Depending on local conditions such as
traffic volumes, up to an 80' right-of-way may be warranted. Parking and private access to the
collector should be discouraged. If needed, parking should be allowed on one side only.
A three-lane collector roadway section is appropriate for collecting traffic in commercial land
use areas, such as a business park or shopping center where traffic demand is expected to range
between 1,500 and 12,000 vehicles per day. A collector road section includes two 12-foot
through lanes, and can be widened by adding one 12-foot center left turn lane. The
recommended road width for a three-lane collector including curb and gutter is 40 feet.
Sidewalks should be provided on both sides. The right-of-way width to allow for the roadway,
sidewalks and street lighting should be 80 feet. On-street parking should be prohibited.
S:\98288\WPClfinat rcport 2-01.(k)c 37 BWR
Comprehensive Plan, City of Paris, Texas
Future Land Use
ARTERIr1L ROADWAYS
Arterial roadways can be further classified into minor arterial roadways (four-lane) and major
arterial roadways (five-lane). Minor arterial roadways are appropriate for carrying traffic
through primarily residential areas without directly accessing any of the properties. A minor
arterial road section includes four 12-foot through lanes and should provide an additional left-
turn bay at all signalized intersections and any major intersections. A minimum travel width of
52 feet and right-of-way width of 100 feet are recommended. Sidewalks should be provided on
both sides. Only public roads should be allowed to access a four-lane arterial road and road
spacing should be related to design speed as per a five or six-lane roadway. The ideal range for
traffic volume on a four-lane arterial roadway is between 12,000 and 25,000 vehicles per day.
Major arterial roadways serve major activity centers and carry a high proportion of traffic on a
limited number of roadway miles. A road section includes two 12-foot through lanes in each
direction and between a 12-foot and 16-foot center two-way left-turn lane. A minimum road
width of 65 feet and right-of-way of 100 feet are recommended. Traffic volumes on this type of
roadway range between 25,000 and 35,000 vehicles per day.
Highways/Expressways
Highways, such as the loop highway, are primary arterial roadways that are fully or partially
access controlled. These routes are typically the highest traveled corridors, serve major activity
centers and carry the major portion of trips entering or leaving the City.
ROAD`VAY CLASSIFICATIONS
The roadway classifications described above are applicable to the major roadways in the City
and the projected growth areas. These roadways are classified based on their function that
corresponds with the description of the roadway classifications. Table 5.2 lists examples of the
functional classification of collector roadways, arterial roadways and major arterial roadways
that are classified on the "Major Street Plan" map. Roads that are not identified as either a
collector road, arterial road or expressway/freeway are classified as local roads. As development
occurs within the growth areas, other roadways need to be classified as either collector or arterial
roadways.
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:
me
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Wa
Loo Hi hwa 82/271/286
Hi hwa /Ex resswa
Hi hwa s 82/271
Hi hwa /Ex resswa
Lamar Avenue and Clarksville Street
Arterial
Colle iate Drive
Collector
Jefferson Road (east)
Pro osed Arterial
Clement Road (east)
Pro osed Collector
S:U8288\WPWma1 rcpurt 2-01.,kx 3cg BWR
Comprehensive Plan, City of Paris, Texas
Future Land Use
LOOP 286 CORRIDORS
Loop 286 Highway functions as a major arterial roadway, providing both regional access and
local arterial access. Major land uses such as the airport, the Paris industrial park areas and
future growth areas are served by traffic that routes through this primary roadway. The Texas
Department of Transportation measures the Average Annual Daily Traffic (AADT) for major
roadways. The traffic counts are derived primarily from 24-hour traffic volumes recorded with
portable traffic counters. Heavy commercial volumes were obtained from visual or machine
vehicle classification counts. The AADT counts for the Loop 286 are cited in Table 53.
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ationR",'
~ 5
7era~ - n~al b~ai~y Tx~..
~ ~
;rv
~
m
U.S. Hw . 271 (North) to F.M. Hw . 195
21,000
F.M. Hw . 195 to U.S. Hw . 82 (East)
22,000
U.S. Hw . 82 (East) to U.S. Hw . 271 (South)
12,900
U.S. Hw . 271 (South) to F.M. Hw . 905
5,600
F.M. Hwy. 905 (Jefferson Rd) to State Hw . 24
4,800
State Hw . 24 to F.M. Hw . 137
7,600
F.M. Hw . 137 to U.S. Hw . 82 (West)
5,900
U.S. Hw . 82 (West) to F.M. Hw . 79
9,900
F.M. Hwy. 79 to U.S. Hwy. 271 (North)
17,200
Source: Texas Department of Transportation, 1999 District Highway Traffic Map - Paris District
Development along Loop 286 Highway must be carefully planned for efficient funneling of
traffic onto local and collector roads. Further, roads and driveways intersecting the local arterial
streets and major collectors that provide links to the loop must be designed in a manner that will
minimize traffic conflicts and maximize access to new development and major land uses.
ACCESS CONTROL
Just as the design of a roadway helps to move traffic efficiently, controlling access to the
roadway system can help do the same. The governing body of a municipality by ordinance may
extend to the extraterritorial jurisdiction (ETJ) of the municipality the application of municipal
ordinances adopted under the subdivision regulations relating to access to public roads. The lack
of an adequate access control policy or plan increases the probability of having traffic hazards
and increased traffic congestion. Traffic hazards and traffic congestion reduce the capacity of
the roadway to accommodate the traffic volumes for which it is designed. Traffic congestion and
traffic hazards increase the pressure to widen roadways, which requires additional public funds.
Roadway capacity can be increased or decreased in a number of ways. The method utilized most
frequently to increase capacity is to widen a road to provide additional travel lanes. In some
instances, however, it is not feasible to add additional travel lanes due to land uses on either side
S:V8288\WKlfmal rcpm 2-01.dWC 39 BWR
Comprehensive Plan, City of Paris, Texas
Future Land Use
of existing roadways. In these instances, other methods of increasing roadway capacity may be
more appropriate. Other methods include constructing intersection improvements, turn bays,
medians, restricting road and driveway access or providing traffic signal timing improvements.
Conversely, road capacity can be decreased by adding cross roads, driveways, traffic signals, or
other traffic control devices. By developing an access control policy, road capacity can be
maintained to efficiently accommodate future development.
Specific design characteristics associated with each functional classification depend on factors
such as projected traffic volumes and local access control policies: Higher traffic volumes such
as those exceeding 20,000 vehicles per day warrant construction of a four or five lane arterial
road. Traffic volumes of 10,000 or 15,000 vehicles per day can be accommodated by a four-lane
arterial road or by a two-lane arterial road which includes turn bays, good signal and intersection
spacing, and private driveway access control. In many cases, a well-built two-lane arterial road,
with turn lanes added, can function as well as a four-lane road at less cost.
Acceptable traffic volumes on a major arterial roadway can range as high as 25,000-35,000
vehicles per day. However, excessive curb cuts and mid-block turning movements can reduce
capacity. The center turn lane is appropriate because of frequent entrances into higher traffic
generation land uses such as business parks and retail centers. A median can be constructed in
locations where left-turns should be prohibited and on-street parking should not be allowed. For
design speeds greater than 35 mph, or for peak hour right turn-in traffic volumes exceeding 100
vehicles, it is recommended that a right turn lane be constructed along the arterial roadway
approaching the curb cut.
Loop 286 Highway and other arterial roads provide regional access as well as access to abutting
properties. Therefore, it is critical that a sound access control policy be followed as development
occurs on property directly abutting the highway. Access control for arterial and collector streets
parallel to the loop and throughout the City of Paris must be traffic controlled, as well, for
efficient movement of local traffic as residential and commercial growth occurs.
As future development occurs, minor roadway improvements may be necessary to prevent traffic
congestion from increased traffic movements accessing arterial roads, in particular the Loop 286.
Such improvements may consist of turn bays, restricting road and driveway access, or providing
traffic control devices on local arterial roads and access roads. The need for these improvements
must be carefully balanced against the need to allow for the efficient movement of traffic
through the City. Therefore, the carrying capacity of the major roadways must be protected by
limiting the number of cross roads, driveways, traffic signals, or other stop controls.
Intersection Spacing
Adequate distance between intersections is essential for the safe and efficient flow of traffic.
Appropriately spaced intersections provide through-motorists an opportunity to respond to traffic
entering the street from a side street. Table 5.4 shows the recommended minimum standards for
spacing intersections, determined by through-traffic speed.
S:\98288\WPOfinul repwn 2-0I.Jm 40 B WR
Comprehensive Plan, City of Paris, Texas
Future Land Use
Table"
NIINIMUM INTERSECTIO
N SPACING STANDARDS -
Throu
h-Traffic S
eed
:
•F
4 Minimum Intersection
Spac
n
f~
~
g
_
p
_
_
~
~
i
g
~
i
30 mph
210 feet
35 mph
300 feet
40 mph
420 feet
45+ mph
550 feet
Source: Institute of Transportation Engineers
Driveway Spacing
Like a street, private driveways create an intersection with a public street. Conflicts and
potential congestion occur at all intersections - public and private. Methods to reduce conflict
include:
■ Separating the conflicts by reducing the number of driveways and intersections;
■ Limiting certain maneuvers such as left turns; and
• Separating conflicts by providing turn lanes.
No access drives should be located within the operations area of an intersection. Driver conflicts
need to be spaced in order to eliminate overlaps between through traffic and right turns. It is
recommended that new driveway locations should comply with the minimum corner clearance
criteria indicated in Figure 5.1 on the following page. Proper spacing of driveways permits
adequate storage and stacking of automobiles on the public street. This distance may have to be
increased in cases with high volumes to ensure that driveways do not interfere with the operation
of turning lanes at intersections.
~
7'w~~ ~.'~k~ a , "~`a'~~5 ~
SuG
GES ~AXI
um Number
~
.
xwy x
~6~ ~p~ e S,~acing~ ~ ~
g
-
af Dr~'~ewa 5~~~ E~~
~ ~
4 ~ W:
~111-~:~„~~
N r
0
~
.
nc~tvided Arteri~_~r~'ee ~ ~
j
- 4 ~
Aivtdec~ Ai=~~rial~tree
y
u>
T"~
ta
th"
of Lot
~L
=
o
~ 7Len~th of~L`~ot Fronta
e
.
.g
ng
.
.
o~
„ m
~ e
g
~
1
0-399 feet
0-529 feet
2
400 - 899 feet
530 - 1199 feet
3
900-1,399 feet
1200 - 1859 feet
4
1,400-1,899 feet
1860 - 2525 feet
Source: Institute of Transportation Engineers (ITE) Manual
Notes:
1 For each 500 feet above 1899 feet, one additional driveway is permitted.
2 For each 665 feet above 2525 feet, one additional driveway is permitted.
S:\98288\WPCltina1 rcrxirt 2-OLckx 41 B WR
Comprehensive Plan, City of Paris, Texas
Future Land Use
The number of driveways accessing undivided arterial roadways should be minimized. The
following standards in Table 5.5 are based on AASHTO standards and the Institute of
Transportation En~ineers (ITE) Manual.
Corner Clearance
Specific minimum corner clearance guidelines are listed in Figure 5.1. These guidelines can be
used to regulate new commercial developments located along arterial or collector streets.
Figure 5.1
CORNER CLEARANCE GUIDELINES
~ C
E
-___1 ff~
Minimum Comer Clearances'
Functional Classification of Road
Item
Arterial
Collector
Local
A
230
175
50
B
115
85
50
C
230
175
50
D
230
175
50
E
75
0
0
(a) Signalized intersection control
F LC_'-J l.~
~K-
Minimum Corner Clearances•
Functional Classification of Road
Item
Arterial
Collector
Local
F
115
75
50
G
]15
85
50
H
85
85
50
J
115
75
50
K
75
0
0
(b) Non-signalized intersection control
Major Street Improvement Projects
There are a number of major street improvements identified in the Paris Comprehensive Plan
process that need to be considered in the context of the Major Street Plan implementation. They
are described as follows:
lst Street NW (from N. Main St to Graham Ave.): This is the remaining roadway in the
couplet system around the downtown area. The City apparently already owns a majority of
the property that will be required to build this project. The need for this project is great
now that the central fire station has been relocated to North Main Street, and fire trucks
have to negotiate the double 90-degree turn to pass into the City square.
S:\98285\WPC1Fina1 rcpon 2-01.doc 42 BWR
Comprehensive Plan, City of Paris, Texas
Future Land Use
Martin Luther King Street (from 3rd St. NW / 6th St. NE): This project needs to be
completed to provide further east-west access to west quadrants of the City. Additionally,
it will enhance the fire protection issues in these quadrants, given the new location of the
central firehouse.
Collegiate Drive. (from FM 1507 to LP 286): This highway needs to be re-aligned south
of FM 1507 (Jefferson Rd.) so that it matches-up with Collegiate Drive north of FM 1507,
and then paved, with a similar typical section to that of 24th Street SE from College Street
to FM 1507. The need for this is obvious given the location of our Civic Center, and the
inadequacy of FM 1507 east of Colleg iate Drive to provide adequate access to this location.
Additionally, the extension of Collegiate Drive on a new alignment will afford the
opportunity to "clean-up" the existina intersection of Collegiate Drive and FM 1507.
Lamar Avenue (from 20th St. NE to Collegiate Dr.): This section needs to be widened
with a dedicated continuous two-way left turn lane. The 1997 traffic counts for this facility
are 14,100 vpd. In addition to widening this roadway, the City needs to address drainage
improvements in this area at the same time. Enlarged storm sewers with more-frequent
drop inlets may be the answer. This project may require additional right-of-way.
Lamar Avenue (from 13th St. NE to 20th St. NE): This section needs to be widened, with
a dedicated continuous two-way left turn lane. The 1997 traffic counts for this facility are
also 14,100 vpd. In addition to widening this roadway, the City needs to address drainage
improvements in this area at the same time. Enlarged storm sewers with more-frequent
drop inlets may be the answer. Unfortunately, this project will require additional right-of-
way that will eliminate most frontage parking areas along this route.
US 82 (LP 286): Grade Separation at Collegiate Drive
US 82 (LP 286): Grade Separation at Pine Mill Road
Pine Mill Road: The extension of Pine Mill Road from 30th Street NE to Collegiate Drive
would enhance mobility in this area, particularly on school days (proximity of Aiken
Elementary School).
Traffic studies should be conducted to assess future road improvement options, including:
• Extension of the Lamar/Clarksville couplet east to 17`h Street;
• 7`n NW _ Loop 286 to County jail for better access to industrial districts and to relieve
truck traffic in residential areas; and
• The Downtown, to review one-way streets patterns.
FUTURE LAND USE PLAN
The City of Paris Comprehensive Plan indicates Growth Areas on the Future Land Use Plan
map. Future land uses within the study are projected to be comprised of commercial, office,
industrial and residential uses. Based on land use planning principles and development patterns
in the Growth Areas, future land use is projected to follow the patterns identified on the Future
5A9828S\wPCU'ma1 rcpwn 2-01.doc 43 B WR
Comprehensive Plan, City of Paris, Texas
Future Land Use
FUTURE LAND USE PLAN MAPS
S:\98288\WPClfinal rcport 2-O1.Joc 44 BWR
Comprehensive Plan, City of Paris, Texas
Future Land Use
LAND USE PLAN h1AP. THE FUTURE LAND USE PLAN IS DEVELOPED BASED ON THE
FOLLOWING LAND USE CLASSIFICATIONS. -
CITY OF PARIS FUTURE LAND USE PLAN MAP
LEGEND EXPLANATION
Low-Density Residential Development at densities of 1.5 to 5.0 acres per
lot; served by on site septic systems, or
community systems.
Moderate-Density Residential Residential development at densities of 2.5 to
4.0 units per acre, and up to 7.0 units per acre.
Higher-Density Residential Residential development at more than 7.0 units
per acre.
Office/Institutional District Institutional uses for primarily government and
educational purposes. Service-commercial,
office-commercial and semi-public institutional
uses, such as medical office complex; limited
light industrial uses within a unified district with
design standards to assure compatibility with the
service-commercial and office uses; limited
retail on conditions to support office uses.
Planned Development District Commercial or retail, housing, industrial, and
office or medical development with design
standards to assure transition to and protection
of the adjacent property, based on site plan
review approval.
Retail-Commercial Retail business uses, including shopping centers
and isolated retail establishments.
Light Industrial Industrial assembly and warehousing, with
limited manufacturing uses as defined in the
zoning regulations based on SIC codes.
Heavy Industrial Intensive land uses including manufacturing or
mining and quarrying land.
Parks/Linear Parks Park land and active recreation linkages from
one park to another park.
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Comprehensive Plan, City of Paris, Texas
Future Land Use
Agricultural Agricultural lands where higher densities are not
appropriate, or where flood plain limits
development.
Long-Term Development Projected land uses in long-term growth areas,
subject to future annexations andlor adequate
public facility extensions; under extraterritorial
subdivision control in the interim.
Central Area District Central retail area.
PARKS AND RECREATION
One of the most visible measures of the quality of life in a community is the park system. Parks
and recreational facilities provide opportunities for exercise and relaxation as well as a visual and
psychic break from the routine of daily life. The City of Paris maintains the area's public
parklands. A benchmark or standard needs to be applied to identify existing deficiencies andlor
surplus of available facilities.
In order to determine the deficiencies and surpluses of existing facilities within the City of Paris
the minimum standards for recreational activities set forth by the National Recreation and Parks
Association (NRPA) were used. This standard gives a baseline benchmark by which to compare
a City's population to the number of facilities available. It is important to note that the NRPA
standards are just that, a baseline, and each comparison must be made in the context of each
individual community and its specific nature and makeup.
The first step in analyzing the adequacy of a park system is to review the type, size and location
of existing park land. Different types of parks serve different functions in the community and
each type has its own requirement for size, location and equipment. In general, there are three
basic types of parks. These three types are community parks, neighborhood parks and linear
parks. The following is a detailed description of the function of each:
Neighborhood Park: A neighborhood park provides both active and passive recreation for all
participants. The intent is to serve an area or neighborhood with a
population of 4,000 to 6,000 persons. Ideally, neighborhood parks should
provide a wide range of recreational opportunities, including ball
diamonds, hard-surfaced courts (i.e. tennis, basketball), volleyball, play
areas and other such facilities. Not all of the park, however, must be fully
developed. A part may be left as a natural area where users are free to use
their imaginations and creativity in pursuit of recreational activities. As
neighborhood parks are intended to serve all participants, provisions
should be made for older citizens as well as the physically or mentally
disabled users.
A neighborhood park should serve a one-mile radius and should be a
5A98288%wPOtinul mrxm 2-01.dk>c 46 BwR
Comprehensive Plan, City of Paris, Texas
Future Land Use
minimum of six acres in size and ideally should be eight or more acres in
size. In order to determine the appropriate size for a particular
neighborhood park, one to two acres of park land area should be provided
for each 1,000 population.
Community Park: A community park provides separated facilities for quiet and active play
areas for use by all age groups. All-day usage, planned recreational
programs of competitive sports, passive entertainment, large group
gatherings, and individual usage are characteristics of community parks.
Typical facilities included in community parks are lighted and unlighted
ball diamonds lighted tennis courts, comfort stations, swimming pools,
areas for lawn games, multi-purpose areas, wooded areas, shelter houses
for picnicking with adjoining space for play apparatus for preschool
children, and open areas of natural landscape away from City noises and
traffic hazards. Other facilities often included are arboretums and flower
gardens, bicycling and hiking trails, band shells andJor out-door theaters
and zoos.
A community park should serve several neighborhoods within a three-mile
radius. A minimum of forty acres should be provided in a community
park with a recommended size of eighty acres being more appropriate. In
order to determine the appropriate size for a community park, five to eight
acres of park land should be provided for each 1,000 population.
Regional Parks: Lake Crook provides the large space for a regional park, which is under
development planning at this time. The regional park should encompass
hundreds of acres and mix active and passive recreation in a planned way.
Paris Parks and Recreation Projects Planned
A master park plan commissioned in 1995 concluded that the City of Paris has a wide variety of
facilities and programs to offer its citizens. The 1995 plan was updated in 1997 to identify the
following park and recreation goals and objectives, in prioritized order:
1. Provide for a multipurpose sports complex with a wider variety of slow pitch
facilitates.
2. Provide upgrades to Record Park, including an upgraded pavilion and parking
facilities.
3. Dragon Park improvements are planned for expansion of the facility acquired from
the Paris Junior College, to include expanded soccer fields.
4. Lake Crook Recreation Area Development is planned to allow the areas to reach a
larger economic potential, as supported in the Community Opinion Survey of 1999.
5. Upgrade parks Citywide, including shelters and handicapped accessibility to all
park facilities, both new and existing.
6. Upgrade restroom facilities in parks to eliminate rented portable toilets.
S:U8288\WPCltinal rcpun 2-01Ax 47 BWR
Comprehensive Plan, City of Paris, Texas
Future Land Use
PARKS AND RECREATION PLAN MAP
S:USZSS\WPC\fNJI fMOR 2-01.tb>l' 48 B WR
Comprehensive Plan, City of Paris, Texas
Future Land Use
7. Renovate paved public parking, including drainage improvements.
8. Plan for Community Recreation Center.
9. Upgrade security lighting in all parks.cquire land for new parks and recreation
expansion, including east of Loop 286 and west of 286 near the U.S. Highway 82
corridor.
10. Acquire land for new parks and recreation expansion, including east of Loop 286
and west of 286 near the U.S. Highway 82 corridor.
PARKS AND RECREATION PLAN MAP
The following section of the Comprehensive Plan update describes the park classification
scheme, classifies the community's park facilities and offers policy recommendations consistent
with the above listed goals and objectives.
Park Classifications
The National Recreation and Park Association (NRPA) has developed a classification scheme
based on the service areas and functions of the park or open space. The categories identified
include:
• Mini park;
• Neighborhood park;
• Community park;
• Regional or Metro park;
• Regional park reserve;
• Linear park;
• Special use area; and
• Conservancy.
The park facilities utilized by the Paris community will be discussed in terms of the NRPA
classification scheme detailed in Table 5.6.
Table 5.6
PARKS AND OPEN SPACE GUIDELINES
Park
Function
Service
Desirable
Acres /
Desirable Site
Category
Area
Size
1,000
Characteristics
Po .
Mini-Pazk
Specialized facilities that
Less than'/a-
1 acre or less
0.25 to
Within neighborhoods and in
serve a concentrated or
mile radius.
0.5 acres
close proximity to apartment
limited population; or
complexes, townhouse
specific group such as tots or
developments or housing for
senior citizens.
the elderly.
5:\93288\WPC1tinal rciwn 2-01.a~c 49 B WR
Comprehensive Plan, City of Paris, Texas
Future Land Use
Park
Function
Service
Desirable
Acres /
Desirable Site
Category
Area
Size
1,000
Characteristics
Po .
Neighborhood
Area for in[ense recreational
1/4 to'/z-mile
15+ acres
1.0 to 2.0
Suited for intense
Park/Playground
activities, such as field
radius to
acres
development. Easily
games, court games, crafts
serve a
accessible to neighborhood
playground appazatus uea,
population up
population, geographically
skating, picnicking, wadino
to 5,000, such
centered with safe walking
pools, etc.
as in a
and bike access. May be
neighborhood
developed as a school-park
.
facility.
Community Park
Area of diverse
Several
25+ acres
5.0 to 8.0
May include natural features>
environmental qualities. May
neigh-
acres
such as water bodies and
include areas suited for
borhoods. 1
areas suited for intense
intense recreational facilities,
to 2 mile
development. Easily
such as athletic complexes or
radius
accessible to the community
lazge swimming pools. May
served.
be an area of natural quality
for outdoor recreation, such
as walking, viewing, sitting.
picnicking. May be any
combination of the above,
depending upon site
suitability and community
need.
RegionaUMetro-
Area of natural or ornamental
Communities
200+ acres
12.0 to
Contiguous to or
politan Park
qualities for outdoor
within 1 hour
18.0
encompassing natural
recreation, such as
driving time.
acres
resources.
picnicking, boa[ing, fishing,
swimming, camping and trail
uses; may include play areas.
Regional Park
Area of natural quali[ies for
Communities
1,000+ acres;
Variable
Diverse or unique natural
Reserve
nature-oriented outdoor
within 1 hour
sufficient
resources, such as takes,
recreation, such as viewing,
driving time.
area to
streams, marshes, flora,
and studying nature, wildlife
encompass
fauna, topography.
habitat, conservation,
the resource
swimming, picnicking,
to be
hiking, fishing, boating,
preserved
camping and trail uses. May
and
include active play areas.
managed.
Generally, 80% of the land is
reserved for conservation and
natural resource
management, with less than
20% used for recreation
development.
Linear Park
Area developed for one or
No
Sufficient
Variable
Built or natural corridors,
more varying modes of
applicable
width to
such as utility rights-of-way,
recreational travel, such as
standard.
protect the
bluff liens, vegetation
hiking, biking, horseback
resource and
patterns, and roads that link
riding, cross-country skiing,
provide
other components of the
canoeing and pleasure
maximum
recreation system or
driving. May include active
use.
community facilities, such as
play areas and can link one
schooi, libraries, commercial
or more of the above
areas, and other park areas.
categories of parks.
S:\982881WPC\f'mal report 2-0I.Joc 50 BWR
Comprehensive Plan, City of Paris, Texas
Future Lancl Use
Park
Category
Function
Service
Area
Desirable
Size
Acres /
1,000
Po .
Desirable Site
Characteristics
Special Use
Areas for specialized or
No
Sufficient
Variable
Accessible to communities
single purpose recreational
applicable
size to
depending
and/or tourists and tourist
activities, such as golf
standard
protect the
on desired
amenities.
courses, nature centers,
resource and
size.
marinas, zoos,
provide
conservatories, arboreta,
maximum
display gardens, arenas,
use.
outdoor theaters, gun ranges,
or downhill ski areas, or
areas that preserve, maintain,
and interpre[ buildings, sites,
and objects of archeological
significance. Also plazas or
squares in or near
commercial centers,
boulevards, parkways.
Conservancy
Protection and management
No
Sufficient to
Variable
Variable, depending on the
of the naturaUcultural
applicable
protect the
resource being protected.
environment with recreation
standard.
resource.
use as a secondary objective.
Jource: National Recreation and Park Association, Colorado Springs, Colorado
Paris Park Facilities
Mini Parks. Specialized facilities that serve a concentrated or limited population; or specific
groups. Mini parks provided to Paris residents include:
Bywaters Park, 2.6 acres
John Chisum Memorial Park, and 0.3
lOth Street Park. 0.15
Neighborhood Parks. An area for recreational activities, such as field games, court games and
playgrounds. Paris area neighborhood parks include: _
Travis Park, 8.0 acres
Depot Park 6.0
Oak Park, and 7.5
Martin Luther King Park. 5.2
Community Parks. Usually an area of diverse environmental qualities that may include areas
suited for intense recreational facilities, such as athletic complexes. The area may also have a
natural quality suitable for outdoor recreation activities such as walking. Community parks in
and around Paris, in addition to the Aquatics Center, include:
Walker Park, 18.9 acres
Record Park, 17.6
Dragon Park, 52.0
Wade Park, and 8.4
the adjacent areas of Culbertson Park and Ellis Park. 7.0 and 1.0
$:\98288\WPCltinal rcpurt 2-0I.4x 51 BWR
Comprehensive Plan, City of Paris, Texas
Future Land Use
RegionaVMetropolitan Park. Area of natural or ornamental qualities for outdoor recreation
serving communities within one hour driving time. Such parks may include sports facilities or
play areas. The regional park near Paris is the Lake Crook Recreation Area. Lake Crook has
been put to limited recreational use, most recently for power boat races. The facilities include a
boat ramp and water related activities.
Regional Park Reserve. Areas of natural qualities for nature oriented outdoor recreation and
may include active play areas. A majority of the land should be reserved for conservation and
natural resource management. Lake Gibbons is a regional park reserve. Resident and migratory
geese populations are maintained at the park's Gamble Goose Refuge. As a result, water related
activities are restricted for the winter migrating season.
Linear Park. Areas developed for one or more modes of recreational travel such as biking or
hiking. Linear parks may connect one or more of the other park areas. Dragon Park offers a one-
mile walking/jogging track and is a candidate for linkages among the parks to be utilized by the
Paris community, given its location in the high-activity areas around the PJC.
Special Use Park. Areas for specialized or single purpose recreational activities such as golf
courses, outdoor theaters, zoos or gardens. Includes areas that preserve, maintain or interpret
buildings or other sites of architectural or archeological significance. Plazas or squares in more
urbanized settings are also included in this category. Special use areas in Paris include Wise
Field, the Plaza, the Farmers' Market and the new municipal Aquatic Center.
Conservancy. Areas preserved for protection and management of the natural/cultural
environment with recreation as a secondary objective. Conservancy areas in or near Paris
include wildlife management areas at Pat Mayse Lake. Although it is a nature reserve, Lake
Gibbons has a greater emphasis on recreation than the standards of this category allow.
Park Recommendations
Based on the service areas and the number of facilities currently enjoyed by the Paris
community, it appears that the City within the Loop is well served, except for a few needs, such
as near the Crockett Middle School campus, where a neighborhood park is planned in
coordination with the Paris ISD. However, as residential development occurs in growth areas
outside of the loop, new recreational facilities should be planned to serve at the neighborhood
level.
As the City's growth areas, particularly along the U.S. Highway 82 corridors, experience
residential development, the demand for areas that are accessible by foot or bike increase.
Neighborhood parks, in large part, serve a segment of the community that would find crossing a
barrier such as the Loop undesirable or extremely prohibitive. These areas also function to
encourage or enhance a neighborhood identity and cohesiveness that can sometimes be slow to
develop in newer subdivisions. The Parks and Recreation Map indicates the approximate areas
suitable for future park development.
5A98288\WPC.ltinal rcpun 2-01.doc 52 B W]2
Comprehensive Plan, City of Paris, Texas
Future Land Use
Through the Subdivision Regulations, developers can be required to set aside park land or fees
for the recreation system. Fees collected in lieu of parkland dedication could be directed towards
a recreation facility that contributes to the entire community such as a City-owned, community
recreation center.
The opportunities for linkages and linear connections should be examined as park or recreation
areas are planned and developed. Linkajes could be to newly designated recreation areas or to
existing neighborhood or community parks and special use areas.
ENVIRONMENTAL PLANNING
As the City's growth demands lead to development pressures to the north, protecting the
environmental integrity of the City's back-up reservoir at Lake Crook becomes critical. Long-
term protection of Pat Mayes Lake becomes important, as well, which indicates the need for
City-county cooperation. The Comprehensive Plan is a place to list potential sources of
contamination for groundwater and surface water. These are relevant to the long-term
cleanliness of the two lakes, and those considerations include:
• Accidental spills along transportation corridors
• Pesticide use
• Landfills
• Dumps
• De-icing salt usage
• Animal feedlots
• Septic tanks
• Lagoons
• Leaking underground storage tanks or pipelines
• Improperly abandoned wells
• Water supply wells
• Dry wells and sumps
• Graveyards
• Mining
The Comprehensive Plan designates the publicly owned land in and around Lake Crook as
"Protection Areas." The plan includes recommendations to control density of development in
and around the lake, as well as point-source and non-source pollutants. The reservoir and Lake
Crook protection efforts must start with City-county cooperation between the City of Paris and
Lamar County. City zoning and subdivision regulations should be subject to continual review to
ensure implementation of the Lake Crook protection objectives of the plan.
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Future Land Use
PLANNING RECOMMENDATIONS
Based on the public charrette workshop results, the existing land use patterns of the City, and the
future land use plan, the following recommendations should be followed in implementing the
plan, the vision for which is illustrated on the "Future Land Use Plan" map.
Recommendations-Residential Development
Encourage compatibility among land uses as the City reviews expansion of residential
and commercial development.
• Amend zoning regulations to expressly require site plan review procedure, in all
multifamily and non-resident districts.
• Adopt screening and landscape standards to ensure compatibility between higher-
density and existing low-density residential districts, as well as between residential
and non-residential districts.
• Update landscape requirements for off-street parking screening.
• Adopt design standards for reviewing multifamily development which address:
• Site appropriateness,
• Building arrangement,
• Access,
• Parking and circulation,
• Service facilities,
• Outdoor storage,
• Buffers from neighboring land uses, and
• Signage and lighting.
Plan for development in the Paris Growth Areas in "Urban Service Areas" of the
urban fringe and newly annexed territory where indicated on the Future Land Use
Map.
• Prepare for low-to moderate-density residential development in urban fringe areas by
planning for and dedicating rights-of-way for future local arterial roads leading to and
from Loop 286 Highway corridors. _
• Apply the new CIP process to plan for extension of municipal utilities over five-year
periods.
Stabilize existing residential neighborhoods.
• Create financing through "Neighborhood Reinvestment Act" programs and targeted
special assessments.
• Partner with the private sector to fill a market void in middle-range housing market
demand.
• Implement site plan review to protect established areas from new development. and
• Target capital improvements to maintain infrastructure in established neighborhoods,
such as sidewalk in-fill development.
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Recommendations-Regional Planning and Land Use Regulation
The plan establishes the rational basis for cooperating with the county to review
development proposals beyond the Paris ETJ in drainage basins that affect the Pat Mayse
Lake water shed. The water quality of the Paris drinking water must be preserved. The
City should use the Comprehensive Plan when participating in the Northeast Texas
Regional Water Plan-Senate Bill 1 Plan-in order to most effectively communicate the
City's interests and long-term planning objectives.
Recommendations-Annexation Issues
Future annexations should be planned to avoid straining municipal resources. To most
efficiently utilize cunent infrastructure investments, further annexations should be
undertaken as part of the new Paris five-year capital improvement program (CIP) process.
Strategically plan annexations in the near-term.
• Services to annexed areas should be planned as part of the five years CIP within "Future
Urban Service Area" in the Growth Areas in response to private urban pressures.
• Annexation should be planned for short-term development in Growth Areas where the
City can most cost-effectively serve growth .
• Near-term annexation should be targeted where annexation would add an area with short-
term development potential that can be easily serviced by existing infrastructure.
Recommendations-Housing Action Agenda
In order to effect the City's neighborhood stabilization agenda in its Policy Planning
chapter, new strategies must be pursued. To significantly replace the lost housing stock-
and meet the objectives-public and private strategies must be aggressively pursued.
These endeavors are the critical components of a comprehensive multi-year effort Paris
should undertake to impact the quantity and quality of the City's housing stock.
Initiate strategies in partnership with the private sector to further a pro-active
housing action agenda:
• Pursue Infill Development on Vacant Developable Land - The City of Paris should
become pro-active with infill development. A targeted public information effort that
directly solicits landowners of vacant lots should be implemented.
• Encourage "Residential-Design Manufactured Housing" - Housing built "off site" is a
reasonable approach to overcome the shortage of local contractors. There is an
increasing consumer acceptance of this form of housing. The units can be placed on a
permanent foundation, improved with pitched roofs and composition shingles, double
width, with front porches, to look like site-built homes. They should be allowed-
along with modular homes on foundations-through the building permit process.
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• Continue Housing Demolition - The City's efforts to demolish dilapidated housing
should be actively continued and even accelerated, if possible. After demolition, the
vacant ground should be marketed for a discounted price to encourage in-fill residential
development or offered to adjacent owner-occupants to expand their homes, if the two
lots are substandard in size.
• Establish a Local Incentive Program for In-fill Residential Development - In addition to
the potential establishment of a Neighborhood Service District under Texas statutes,
other incentives should be considered by the City to encourage home expansion,
renovation and improvements. These may include such savings as waiving local permit
and inspection fees, offering a short-term discount on any increase to a home-owners
municipal utility rates and discounting other City charges to demonstrate a strong
public policy that housing investment is encouraged and supported.
• Partner with local realtors and lenders to lower interest rates and fees, based on grant
funds for low-to moderate-income homeowners to secure the home finance debt.
• Partner with local businesses and community groups to start more neighborhood
gardens on vacant lots.
Recommendation - Neighborhood Stabilization/Housing Infill
The Comprehensive Plan focus session emphasized the need to invest in existing
neighborhoods. The primary strategy options provided are:
• Promote compatible development patterns and activities.
• Create flexible yet effective zoning ordinances.
• Encourage and enforce property maintenance.
• Increase investment in public infrastructure.
• Create new and utilize existing financing opportunities.
Toward a strategic neighborhood infill and stabilization plan, the following planning and
development practices have been compiled for Paris to consider.
Liveable Neighborhoods Task Force
A Housing Task Force has been implemented by numerous cities whereby a target
neighborhood is addressed. Following similar principles, the City of Paris can document
code enforcement deficiencies, delinquent property taxes and crime in certain districts.
The following mechanism may be implemented in cooperation with neighborhood
residents and property owners:
• Absentee Landlord Task Force efforts implemented with letters sent to investor-
owners.
• Rental licensing implemented in order to track ownership.
• Land banking implemented to assemble parcels into a single tract large enough to
encourage redevelopment.
• Crime watches set up.
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Neighborhood Stabilization and Redevelopment Audits
A periodic "Stabilization and Redevelopment Audit" may be conducted in neighborhoods
to determine the areas, if any, where a preponderance of conditions exist to warrant
establishing a formal redevelopment program. The audit would help Paris select target
areas for programs. The higher the number of factors present, the more immediate and
aggressive a redevelopment strategy is warranted. Some of these factors are quantifiable
while others are subjective. However, almost all of them can be applied to either
commercial or residential areas of the City, with the exception of retail sales.
In order for City officials to ascertain when conditions for redevelopment exist, a
combination of the following 15 factors need to be present in the area under evaluation.
These conditions, or factors, may be categorized into three major areas:
• Ownership factors,
• Economic factors, and
• Community factors.
More specifically, these factors include:
Applicable
Factor
Impact on Impact on
Commercial Residential
A
B
C.
Ownership Factors:
1)
High Vacancy Rate
Yes
Yes
2)
Extended Vacancy Period
Yes
Yes
3)
Deed Restrictions
Yes
Yes
4)
Ownership Changes
Yes
Yes
5)
Non-owner Occupied Housing
-
Yes
Economic Factors:
6)
Retail Sales Decline
Yes
-
7)
Property Value Decline
Yes
Yes
8)
Lack of Renovation/Remodeling Activity
Yes
Yes
9)
Economic Obsolescence
Yes
Yes
10)
Tax DelinquencyBankruptcy
Yes
Yes
Community Factors:
11)
Lack of Property Maintenance
Yes
Yes
12)
Land Use Obsolescence
Yes
Yes
13)
PhysicalObsolescence
Yes
Yes
14)
Environmental Concerns
Yes
-
15)
Safety Concerns
Yes
Yes
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The factors may be inventoried initially to set a benchmark of conditions in each
neighborhood. The factors are then updated periodically, such as semi-annually, to track
changes in conditions.
Financing Opportunities
The City should consider coordinating with a local bank to provide low-interest loans to
assist in financing home improvements. One such program operates as follows:
The Neiahborhood Improvement Program is titled Growing Together, providing low
interest loans for home improvements. This is a public/private partnership between the
City and a local bank. Eligible home improvements include: painting, siding, fence
repair, deck repair or replacement, screened porch repair, replacement of garage doors,
replacement of storm doors, replacement of storm windows, roofing, driveway,
sidewalks, shutters/ awnings, guttering, repair of windows, retaining walls, porch
repair.
The City appropriated money, in this case $50,000, toward the interest on home
improvement loans for local residents, bringing down the interest rates to a low six
percent. For a particular home improvement project to be approved, the improvement
must be visual and be of beneficial impact to the neighborhood, including siding,
porches, landscaping, driveways and sidewalks. The loan does not cover any interior
improvements that are not visible from the street or sidewalk. The reason for doing this
is to promote the property improvements by providing a visual display of neighborhood
investment, hopefully encouraging more homeowners to make improvements to their
properties. Should the City of Paris seek a TDHCA grant, then the city would need
only to appropriate a local match of the granted funds.
Infill and Redevelopment Activities
The City of Paris may consider establishing a Local Development Corporation, create a
public/private partnership and a T.I.F. district to remove deteriorated housing and construct
a senior assisted living center.
This City may create a T.I.F. district to remove deteriorating housing and create a
commercial center. Other strategies are summarized below:
Renovation of Existing Multifamily Housing For Reuse
Developers have succeeded in renovating multifamily housing complexes at lower costs
that new construction. In one such example, a real estate company acquired 20- to 30-year
old multifamily housing complexes for renovation at a cost of $10,000 to $15,000 per unit.
Initial acquisition is between $40,000 and $50,000 per unit. The result is an investment of
$50,000 to $65,000 per unit, compared to new construction costs of $50,000 to $75,000 per
unit.
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The rental rehab has been accompanied by a rent increase of $100 to $150 per month per
unit. The attractive rate of return has created a supply of capital. Capital is the constraint to
any private investment venture. The internal rate of return on the project is 15% to 20%,
which is a relatively high yield; therefore, the investments retain their value.
Pre-occupancy Programs
Some communities have implemented proactive programs to assist owners or tenants in
securing timely and problem-free occupancy of their newly completed buildings or
structures. The goal of the program is to provide a framework within which the owner or
tenant and the City can work as partners to transition smoothly from the construction phase
of a project to occupancy with the least amount of disruption to all involved. Developers
meet in a pre-occupancy meetina with the City staff inembers relevant to a project,
including inspections, engineering and other plan examiners. The City upon conclusion of
the meeting will provide a summary of items to be addressed before occupancy.
Property Maintenance Incentives
Some communities are finding success in encouraging property maintenance and reducing
court case loads by implementing property maintenance incentives focused on clear
communication of violations and actions to be taken. One such City has adopted a code
enforcement policy called "Hot Docket" to work with residents in complying with City
codes.
The intent of "Hot Docket" is to reduce the number of violations that must go to municipal
court. This program was developed in response to non-voluntary compliance with the
City's property maintenance program. The purpose of the program is to create a procedure
that promotes quick voluntary compliance with violation notices. Code enforcement
officers work with property owners by providing courtesy notices and numerous
opportunities for property owners to comply with the property maintenance program. The
approach allows the City to resolve non-code items that affect neighborhoods, such as
getting houses painted. Accelerated Court Case Work
Some cities have increased code compliance by addressing offenders through an expedited
code enforcement program. Once such City accomplished this goal through ambitious
changes in their code enforcement program. They have increased the number of code
enforcement officers, reduced the amount of time for property maintenance corrections,
and coordinated the process with the police department and municipal court.
The City historically had been relatively lenient with compliance of violation notices. The
original compliance period was between 30 and 60 days, extensions for compliance were
often granted and some violations were never followed-through. The new policy requires
14 days for compliance before the violation notice is forwarded to the municipal court.
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The City adopted the concept that noncompliance with property maintenance ordinances is
a misdemeanor; further, that noncompliance is a continuing violation as long as the repairs
or improvements are not made. The City was able to work with the municipal judge and
prosecutor to ensure quick and responsive enforcement of property maintenance code
violations.
The City is initiating a unique process of coordinating the efforts of the police department
with code enforcement activity. The main reason for this program is that the two
departments are the primary City staff that are out in the community on a daily basis and
that cooperative training is a benefit to both departments. Code enforcement personnel are
trained in identifying housing conditions that reflect illegal operations. Similarly, police
are trained in property maintenance ordinances.
Neighborhood Preservation Program Staffing
Larger cities, especially those with older neighborhoods, have found success in proactive
programs aimed at empowering citizens to maintain their neighborhoods and resolve
problems through neighborhood associations. One such City has established a special City
division that works with neighborhood associations in property maintenance and other
issues. The City has created a Neighborhood Preservation Section within an existing
Planning Department. The purpose of the agency is to provide assistance to property
owners in maintaining a high level of safety, property value, maintenance and encourage
preservation and stabilization of older neighborhoods.
The Neighborhood Preservation Section is divided into two areas: the Neighborhood
Inspections Area and the Neighborhood Planning Area. The Neighborhood Inspections
Area staff conduct inspections to ensure code and ordinance compliance and to assist with
public education. They have prepared brochures on compliance with property maintenance
codes.
The Neighborhood Conservation Proaram, operated by the Neighborhood Planning Area, is
designed to help older areas organize neighborhood groups to take on the responsibility of
improving their neighborhood. The program assists the neighborhood organizations in
addressing property maintenance and other issues related to residential areas.
Neighborhood Redevelopment
In some areas a multitude of conditions exist that suggest that the existing residential land
uses no longer meet community needs. Housing may be deteriorated beyond a point of
repair, or land use patterns may have changed. In these areas neighborhood redevelopment
may be an appropriate alternative. In some instances, cities have utilized Tax Increment
Financing (TIF) within a TIF District to remove deteriorating housing and create a
commercial center.
In one example, the site was previously a neighborhood with slowly deteriorating housing.
The infrastructure and homes in this neighborhood were not appealing to new home buyers,
nor to existing residents. The project involved purchasing lots from almost 100 property
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owners and establishing a TIF District. Property owners were offered what was termed a
"cooperation bonus," amounting to $1,000 for every year the homeowner lived at that
residence, up to 30 years, as well as a moving allowance. Renters were also offered
compensation for moving costs.
The 436,000 square foot commercial project has now been completed. Major retail
companies have located in the development helping stabilize development in surrounding
neighborhoods. Although the project resulted in the loss of moderately priced housing, the
deteriorating conditions of the neighborhood and the desire to provide reinvestment in the
City indicates a commitment to the community toward growth and improvement.
Recommendation - Residential Development Guidelines
Good urban design can help new developments relate to adjacent developments to form strong
neighborhoods. The land use pattern of a neighborhood plays a major role in determining its
strengths and weaknesses. The current Paris pattern of neighborhoods meets traditional planning
standards. Most older neighborhoods are linked in the traditional grid street pattern, which today
is called a"neo-traditional" pattern. Neo-traditional concepts should continue to steer new and
infill development in Paris and the Paris Urban Service Areas.
Residential land use in Paris should be driven by a strong emphasis on the implementation and
enforcement of the Paris Zoning Ordinance and Subdivision Regulations, while exploring
innovative regulatory approaches in response to private sector development needs. The
following section contains guidelines based on neo-traditional planning principles for new and
infill development.
Encourage the development of logical, interconnected street grids, and avoid "jigsaw"
street systems.
Interconnected, grid-like street systems allow for a more dispersed traffic pattern because
there are multiple routes to move from one place to another within the City. A grid
configuration of streets helps to minimize peak hour traffic flows. In addition, these
interconnected systems are more comprehensible and, thus, easier for visitors and residents
alike to find their way around the City. On the contrary, "jigsaw" street systems, with no
apparent repetition or order, can be disorienting and tend to funnel traffic to collector-type
roads, even for short distance travel. This situation contributes to unnecessarily heavy
traffic on main roads at peak traffic periods. It should be noted that a gridded street pattern
does not necessarily require all streets to be straight. The design of the roadway system
should work with the land. The basic goal for the City's overall road layout is a system of
north-south roads that regularly intersect with east-west roads.
Encourage the development of tree-lined streets.
Paris should encourage the planting of street trees as part of an ambitious street tree
program for new development. Street trees provide shade for streets and sidewalks, help
moderate temperatures, improve aesthetics, and generally encourage pedestrian use of
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Future Land IJse
sidewalks. Street trees also maintain a ceiling or canopy that further imbue a pedestrian
scale to the streetscape.
Require landscaping, primarily through preservation of mature trees and existing
vegetation.
Trees, shrubs, flowers, and other elements of the sunounding environment of a housing
area greatly contribute to the quality of life within that area. Shade, wind breaks,
beautification, and attraction of songbirds and other wildlife are all benefits of substantial
plant communities within housing areas. By far the easiest way to capture these benefits for
the residents of a housing area is to preserve the existing vegetation of a site as it is
developed, rather than relying on newly planted materials to grow and mature, slowly
recreating an environment which already existed in many cases.
Require grass or planting strips between curbs and sidewalks.
Providing "green space" between the back of the street curb and the sidewalk provides a
buffer between vehicles and pedestrians. This space provides safety for pedestrians on the
sidewalks and creates an area suitable for street-tree plantings and other streetscape
improvements. When locating improvements, including planting materials, preservation of
clear lines of sight within the sight triangles of intersections and drives must be considered.
Encourage a diversity of housing fagade styles and colors in new or infill
developments.
Repetitive or redundant faqade styles within residential developments tend to diminish the
visual interest and perception of quality in an area. Providing several farade styles allows
for more individual expression of interest and taste.
Encourage front porches on new houses.
Front porches allow homeowners to comfortably spend more time neaz the front yard and
street. This creates a greater opportunity to know ones neighbors, maintain a casual
surveillance of the area, and thereby maintain a safe residential neighborhood. This also
reinforces a neighborhood ambiance.
Require sidewalks on at least on side of residential streets.
One of the most significant elements of neighborhood atmosphere and function is that
residents can easily walk to other places within the neighborhood and Paris community.
By requiring sidewalks, pedestrian use is indicated as a priority in the community because
of a prominent, safe, and accessible system. Cul-de-sacs may be exempted from sidewalk
requirements if they do not exceed maximum length requirements.
Promote the creation of deep lots for more green space.
Deep residential lots allow for more green space within a residential community by
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providing room for more backyard shade trees, landscaping, and in instances where
existing vegetation is nearby, more beneficial wildlife habitat. Houses should not be
allowed to be pulled back off of the streets because of deeper lots as this diminishes the
small-town pedestrian quality of the street environment. Yard setback requirements should
also specify a "build-to" line.
Require visually appealing, points of beautification within subdivisions.
The development of points of beautification within new subdivisions can enhance the
perception of neighborhood, a characteristic that is important in the development and
maintenance of small-town atmosphere. Beautification areas maintained by a
neighborhood association should be encouraged particularly at entrances. Subdivision
identification monument signs are also optional.
Adopt residential fence specifications to control type of fencing used in residential
areas.
Fences help individual property owners establish a clearly defined space around their
homes, which is an important element in developing a sense of security in a residential
area. Most fencing types should be allowed in residential areas. Privacy fences prohibit
visual access to property and makes casual surveillance by law enforcement and neighbors
more difficult. The basic design tenet of maintaining human scale must be followed.
Therefore, fences in residential areas should be limited to no more than 6'-0" in height. An
8'-0" fence, for example, violates the human scale, leaving a feeling of being "boxed in."
Further, visual surveillance is important in creating a safe neighborhood environment.
De-emphasize garages and carports extending out from house fronts.
Garages which extend out from the front of a house create an emphasis on the automobile
system of a neighborhood, diminish the effects of inviting front doors and porches, and are
simply less attractive than the house itself. All of these effects break down the pedestrian
oriented quality which is sought for new residential areas in Paris. A maximum percentage
of street fagade devoted to garage area should be established as a control measure for visual
quality.
Design new subdivisions in order to minimize initial and future public and private
costs.
Clarify and enforce policies and regulations to assure that public improvements are paid for
by private development rather than the City-at-large. Implement the utility extension
policies of the Comprehensive Plan through the designation of "Urban Service Areas."
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Limit sprawl by using the new CIP to phase development, thereby discouraging
premature extension of utilities and services.
Identify areas of the City's future growth or "Urban Service Areas" where there are private
sector pressures for urban growth, or where growth pressures are projected to occur during
the planning period. Encourage development and extension of City services in those areas.
Recommendations-Commercial Development
Create good urban design in the Downtown and in the new "Planned
Office/Institutional" districts in the hospital districts by linking developments with
common and consistent design patterns to promote orderly commercial development.
• Amend commercial district regulations to expressly require site plan review of all
commercial development and to establish design standards.
• Cluster commercial centers, particularly in new "Planned Office/Institutional"
districts, at the arterial roads that connect to the hospital districts, such as on Lamar
Avenue.
• Coordinate major thoroughfare improvements in the Major Street Plan Network
with patterns of commercial growth so that streets can accommodate increased
traffic volumes, in particular on future north/south streets on the east and west
sides of the City.
• Create strong continuous corridor edges using either consistent building setbacks
or continuous sequences of plant materials, street light standards and compatible
signage.
• Minimize curb cuts and median breaks by requiring adjacent commercial uses to
design internal connections between parking lots to minimize street traffic and
curb cuts, by implementing the street access standards.
• Require all commercial developments to be pedestrian-oriented, particularly in the
Downtown, with clearly identified walkways between parking lots and buildings.
• Lighting for businesses and parking lots should be low glare and designed so as
not to shine directly into adjacent residential areas.
• Where possible, encourage the location of developments internally to site,
maintaining a solid vegetated edge along thoroughfare frontage.
• Require substantial vegetated buffering and screening of distracting and unsightly
development elements.
• Require substantial vegetated buffering and screening between incompatible land
uses.
• Require parking lots to be planted with street landscaping as well as appropriate
number of shade trees (one tree for every five to ten parking spaces is
recommended).
• Require commercial and industrial developers to maintain trees and plants they
have installed as landscaping.
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When regulating new commercial development on arterial roads from the Loop 286,
protect the capacity of the road to carry arterial traffic.
• Businesses should be clustered in developments to allow for the preservation of
turning movement capacity.
• Use the site plan review process to promote clustering development for
maintaining design standards and preserving traffic capacity.
• Orient and align buildings and developments with sensitivity to the existing
cluster development along the corridor and to establish a sense of design. and
• Encourage the design of residential and office park internal traffic circulation to
make parking more efficient.
Foster attractive mixed-use development in the Planned Office/Institutional" districts
around the hospital and in and around Downtown Paris.
• Building orientation/setbacks--An increasing number of jurisdictions require
primary entrances of buildings to front on the major thoroughfare in an area to
avoid haphazard site development patterns. All developments in the corridor
should be required to face the local arterial road. Also, special
minimum/maximum setback standards should be considered to avoid inconsistent
building placement along the corridor.
• Parking screening--Limit the impact of parking in front of primary facades by
screening and berming to avoid the domination of parking along a main
thoroughfare.
• Building facade treatment--Standards should be adopted requiring that the facades
of all buildings receive some treatment to avoid long expanses of blank walls.
Rear/side walls should also have some detailing.
• Building materials--To ensure high-quality building materials compatible with a
mixed-use development area, the City should consider limiting certain materials,
such as corrugated metal facades.
• Landscape requirements--Perimeter and parking lot landscaping requirements
need to be improved. For example, trees should be required along the front of
businesses on arterial roads and in parking lot planting islands.
• Signage controls--All signs in the corridor should be ground-mounted monurrient
signage limited in size. Off-premise signs (billboards) should not be allowed in
the district. Each site with multiple uses should develop a master site plan for
review during the site planning process.
• Service facilities/loading areas--The City should adopt special standards for
placement and screening of trash receptacles, loading areas, and other service
facilities.
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Recommendation-Urban Design
Create good urban design along commercial thoroughfare corridors by linking
developments with common and consistent design patterns to promote orderly
commercial development.
• Amend commercial district regulations to expressly require site plan review of all
commercial development and to establish design standards;
• Cluster commercial centers, particularly community centers, at the arterial roads
that connect to the Loop Highway.
• Coordinate major thoroughfare improvements in the Major Street Plan with
patterns of commercial growth so that streets can accommodate increased traffic
volumes, in particular on future arterial streets-both in the City and in "Urban
Service Areas" of the ETJ of the City; and
• Create strong continuous corridor edges using either consistent building setbacks
or continuous sequences of plant materials, street light standards and compatible
signage;
• Minimize curb cuts and median breaks by requiring adjacent commercial uses to
design internal connections between parking lots to minimize street traffic and
curb cuts;
• Require all commercial developments to be pedestrian-oriented with clearly
identified walk-ways between parking lots and buildings;
• Lighting for businesses and parking lots should be low glare and designed so as
not to shine directly into adjacent residential areas;
• Where possible, encourage the location of developments internally to site,
maintaining a solid vegetated edge along thoroughfare frontage;
• Require substantial vegetated buffering and screening of distracting and unsightly
development elements;
• Require substantial vegetated buffering and screening between incompatible
commercial and residential land uses;
• Require parking lots to be planted with street landscaping as well as appropriate
number of shade trees (one tree for every ten to 25 parking spaces is
recommended);
• Require commercial and industrial developers to maintain trees and plants they
have installed as landscaping; and
• Limit use of corrugated metal facades-require brick or similar.
Implement Crime Prevention Through Environmental Design (CPTED) Principles
Crime Prevention Through Environment Design (CPTED) is a set of site planning
principles which-when properly applied-can help reduce crime. As part of a new site
plan review process CPTED (pronounced "sep-ted") theories contend that architects, City
planners, landscape architects and interior designers, and law enforcement can create a
climate of safety in a community, right from the start of site planning and development
approval. CPTED's goal is to prevent crime through designing a physical environment
that positively influences human behavior people who use the areas regularly perceive
it as safe, and would-be criminals see the area as a highly risky place to commit crimes.
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CPTED's Basic Principles are summarized as follows:
• Territoriality: People protect territory that they feel is their own and have a
certain respect for the territory of others. Fences, pavement treatments, art, signs,
good maintenance, and landscaping are some physical ways to express ownership.
Identifying intruders is much easier in a well-defined space.
• Natural Surveillance: Criminals don't want to be seen. Placing physical features,
activities, and people in ways that maximize the ability to see what's going on
discourages crime. Barriers, such as bushes, sheds, or shadows, make it difficult
to observe activity. Landscaping and lighting can be planned to promote natural
surveillance from inside a home or building and from the outside by neighbors or
people passing by. Maximizing the natural surveillance capability of such
"gatekeepers" as parking lot attendants and hotel desk clerks is important.
• Activity Support: Encouraging legitimate activity in public spaces helps
discourage crime. A basketball court in a public park or community center will
provide recreation for youth, while making strangers more obvious and increasing
active natural surveillance and the feeling of ownership. Any activity that gets
people out and working together a clean-up day, a block party, a Neighborhood
Watch group, a civic meeting helps prevent crime.
• Access Control: Properly located entrances, exits, fencing, landscaping, and
lighting can direct both foot and automobile traffic in ways that discourage crime.
Access control can be as simple as a neighbor on the front porch or a front office.
Other strategies include closing streets to through traffic or introducing
neighborhood-based parking stickers.
These principles are blended in the planning or remodeling of public areas that range
from parks and streets to office buildings to housing developments. Some jurisdictions
have incorporated these principles into more comprehensive approaches. One way to
involve CPTED principles in community development of renovation projects is through a
three-step review process. -
• Designation: What is the intended use of the area? What behavior is allowed?
~ Definition: What are the physical limits of the area? What are the borders
between this area and public spaces? Is it clear which activities are allowed
where? What risks can be anticipated and planned for?
• Design: Does the physical environment support the intended use safely and
efficiently?
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STRIP COMMERCIAL DESIGN GUIDELINES
The commercial strip centers serve as districts for commercial activity and focal points. The
guidelines (set forth in Appendix D) are intended to accomplish the following:
• Provide for the proper sizing and location of new retail zoning requests and
developments;
• Improve on- and off-site vehicular and pedestrian circulation and safety;
• Allow commercial strip centers to develop on arterial streets while at the same time
preserving the capacity of the arterial street to carry City-wide traffic; and
• Improve the visual character and identity of retail centers, strip centers, and major
transportation corridors.
The guidelines supplement the City of Paris's regulatory review process. Each of the nine design
elements or sections includes a statement of purpose and a listing of key issues. The applicant
will be expected to address these issues by: a) complying with the guidelines for each section; or
b) proposing alternative solutions that specifically address the identified issues.
The guidelines should be officially coordinated with adopted zoning and subdivision regulation
amendments; however, the process is intended to remain flexible. The applicant is encouraged to
propose innovative alternatives that accomplish the stated purpose of the guidelines.
The guidelines will be used by staff in initial discussions with the applicant as he prepares his
submission. Upon receipt of a zoning case, concept plan, or site plan, the staff will evaluate the
request based on its compliance with guidelines or upon how effectively it addresses the intent of
each section through alternative solutions. The applicant shall clearly show how he addressed
the key issue(s) with supportive information and data.
When an applicable zoning case, circulation plan, land use plan, preliminary site plan, or site
plan is presented to the Planning Commission and/or Governing Body the staff's recommended
action will be included. Staffs recommendation will be based on its determination of the
proposal's conformance to the guidelines and/or its effectiveness in meeting the purposes and
issues of the various design elements.
Recommendation-Neighborhood and Downtown Stabilization
The State of Texas allows cities to target special districts within a City for revitalization by
creating neighborhood service districts. Within these revitalization districts, a rebate to
taxpayers in those districts may be granted in property taxes resulting from improvements made
to the property.
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Establish a Neighborhood Enterprise Zone west of the Central Business District
where Older Residential Areas Have Had Extensive Residential Demolition and
Clearance.
• The state of Texas allows for tax abatement and other economic incentives to invest
in distressed land use areas. Such efforts are designed to encourage development or
redevelopment that otherwise might not occur and to eliminate the concern which
some property owners may have about higher taxes which result from new investment
in their property. This type of district can also help induce further rehabilitation
efforts.
Create Manufactured Housing Standards for Affordable Housing Infill in
Residential Enterprise Zones.
Create a Downtown Enterprise Zone.
• The City Commission may further induce private improvements in downtown
through a municipally desijnated "Downtown Enterprise Zone". Within the zone, a
policy could be implemented for waiving fees for all City permits, inspections and
other development related fees. While this policy would be nominal in lost revenue
to the City, it will demonstrate an additional public financial commitment to
encouraging redevelopment.
Further, by packaging this policy with other public incentives, such as the tax
increment rebate and possible CDBG or other grant funds, it will demonstrate a clear
public policy for strengthening the downtown.
• Develop downtown design standards that will ensure a unified appearance of
buildings in the CBD, as presented in Appendix E of this plan.
Recommendation-Paris Beautification
Adopt a Master Streetscape Plan as a Contribution to the Beautification Program and
the Paris Blue Ribbon Panel.
• To enhance and improve the visual appearance of the City a master streetscape plan
along local arterial road comidors should be developed. Such a program should
include trees, street lighting, enhanced traffic signals, storm water drainage, curbs and
gutters, etc. Anytime visible public investment is made in a commercial area, new
private investment considers an area more favorably. Targeted commercial
recruitment will be more successful where there is strong evidence of public
investment.
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Create tlexible but strong site plan standards and zoning review procedures through
the new Site Plan Review process.
• Cluster commercial centers, particularly community centers, at the U.S. Highway 82
corridors in newly annexed areas and other major arterial roads;
• Promote good urban design along commercial thoroughfare corridors by linking
developments with common and consistent design patterns to promote orderly
commercial development
• Coordinate major thoroughfare improvements in the Major Street Plan with patterns of
commercial growth so that streets can accommodate increased traffic volumes;
• Create strong continuous corridor edges using either consistent building setbacks or
continuous sequences of plant materials, street light standards and compatible signage;
• Minimize curb cuts and median breaks by requiring adjacent commercial uses to design
internal connections between parking lots to minimize street traffic and curb cuts;
• Require all commercial developments to be pedestrian-oriented with clearly identified
walk-ways between parking lots, buildings and adjacent land uses.
• Lighting for businesses and parking lots should be low glare and designed so as not to
shine directly into adjacent residential areas.
• Where possible, encourage the location of developments internally to site, maintaining
a solid vegetated edge along thoroughfare frontage;
• Require substantial vegetated buffering and screening between incompatible land uses;
• Require parking lots to be planted with street landscaping as well as appropriate
number of shade trees (one tree for every ten parking spaces is recommended);
• Require commercial and industrial developers to maintain trees and plants they have
installed as landscaping; and
• Limit curb cuts for driveways to one per property up to a certain size property.
Require detailed site planning standards for retail-commercial and multifamily
residential developments.
• Require that each principal building have a clearly defined, highly visible customer
entrance with features such as canopies or porticos, arcades, arches, wing walls, and
integral planters.
• Require loading docks, trash collection, outdoor storage and similar facilities and
functions to be incorporated into the overall design of the building and the
landscaping so that the visual and acoustic impacts of these functions are fully
contained and out of view from adjacent properties and public streets. Prohibit the
use of screening materials that are different from or inferior to the principal materials
of the building and landscape. No delivery, loading, trash removal, or similar
operations should be permitted between the hours of 10 p.m. and 7 a.m., except in
special circumstances and where steps are taken to reduce noise impacts.
• Require each retail establishment to contribute to the establishment or enhancement
of the community and public spaces by providing at least two community amenities
such as an outdoor patio/seating area, water feature, clock tower, or pedestrian plaza
with benches.
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• Require sidewalks at least 5 feet in width be provided along all sides of the lot that
abut a public or private street and that a continuous internal pedestrian walkway be
provided from the perimeter public sidewalk to the principal customer entrance. This
internal walkway must feature landscaping, benches, and other such
materi als/facilities for no less than 50 percent of its length.
• Require that sidewalks be provided along the full length of the building along any
facade featuring a customer entrance and along any facade abutting public parking
areas. Such sidewalks shall be located at least six feet from the facade of the building
to provide planting beds for foundation landscaping.
• Require that internal pedestrian walkways provide a weather protection feature such
as an awning within 30 feet of all customer entrances.
• Require the internal pedestrian walkways be distinguished from driving surfaces
through the use of special pavers, bricks, or scored concrete to enhance pedestrian
safety and the attractiveness of the walkways.
Recommendation-Downtown and Office/Institutional Development Standards
Implement appropriate site development criteria for the Downtown area,
incorporating the goals and recommendations for achieving site-specific urban design
based on the historic characteristics of the City core.
• Use the site plan review process to ensure that commercial developments allow the
preservation of historic elements of style and proportion and the prevention of
flooding (includes drainage channel, stream banks and flood plain areas; and
• Orient and ali;n buildings and developments with a sensitivity to the existing street
front property line and setback.
Develop a"Office/Institutional Overlay District" at St. Joseph Hospital and the L.P.
McCuistion Medical Center:
Adopt Site Plan Review standards that require developers to demonstrate the extent to
which the structures, walkways, roads, driveways, open space (if any), and parking lots in
the "Overlay District" have been proposed to achieve the following objectives:
A. Conserve natural resources and amenities available on the site;
B. Preserve the natural amenities of the site as viewed from the public rights-of-
way of local streets and regional thoroughfares;
C. Ensure that proposed structures are located on suitable soils; and
D. Minimize adverse traffic impacts on Major Thoroughfare Streets in the medical
center neighborhoods, such as Clarksville Street, and west of Still House Road.
E. Development Standards, Office/Institutional Uses in the Office/Institutional
Overly District:
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For other than single-family and two-family residential, no building shall be erected that
does not meet the following minimum standards:
A. Rooftop equipment shall be screened from view from the ground near the
building with vertical extensions of the building walls or with parapets or other
architectural design features of the same materials used on the walls of the
building. Where the topography permits, it is desirable to screen such
equipment from adjacent property, but it is not the intent of this requirement to
increase the height of the screening significantly above that of the equipment in
order to screen it from view from tall buildings or from higher ground.
Raised exterior walls or screen walls should be designed to enclose groups of
equipment. Wall material should be compatible with or identical to the
predominant opaque material on the exterior of the building.
B. Dumpster Enclosure and Improvements:
(1) Exterior refuse will be kept in an enclosed area large enough to contain a
week of refuse and be contained in a refuse bin equipped with a lid.
(2) The enclosure shall be a minimum of 12 feet wide to allow access for the
truck picking up the refuse bin. The depth of the enclosure should be the
depth of the refuse bin being used plus an additional 4 feet to allow for the
mechanical dumping of the refuse bin. The enclosure shall have a
minimum height of 5 feet.
(3) The floor of the enclosure shall be reinforced concrete with a minimum
thickness of 4" with #4 reinforcing at 24" each direction.
(4) There shall be a 12' x 12' concrete pad in front of the enclosure. This pad
should be a minimum depth of 8" and have reinforcing rods, and have a
test strength of 4,000psi. -
(5) The enclosure should be shielded on three sides by a wall or decorative
fence and positioned in such a manner to shield the refuse bins from sight
of any public thoroughfare or adjoining property. When decorative fence
is used the corner post should be made of steel pipe with a 4 inch
minimum diameter and filled with concrete.
(6) The number and location of the refuse bins shall be located on the site
plans prior to approval and the capacity of each refuse bin shall be noted
on the plans.
C. The form and proportion of buildings shall be consistent or compatible with the
scale, form and proportion of existing development in the immediate area.
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D. The use of unusual shapes, color and other characteristics that cause new
buildings to attract excessive attention and create disharmony shall not be
allowed.
E. The rhythm of structural mass to voids, such as windows and glass doors, of a
front facade should relate to the rhythms established in adjacent buildings.
F. Where large structures are proposed with overly-long facades (walls), where
one dimension exceeds the length of the perpendicular dimension, such as
warehouses, building mass should be articulated with variations in the building
plane and parapet height and through the use of other unique design or site plan
features.
Overly-long horizontal facades should be articulated with variations in the
building plane and parapet height, materials and colors, entrance canopies, and
landscaping. Parking lots along the facade can also relieve horizontally through
the use of landscaped fingers and islands containing trees and shrubs.
G. Architectural design should create visual interest through the use of different
textures, complementary colors, shadow lines and contrasting shapes. The use
of walls in a single color, with little detailing or completely blank, is
discouraged.
H. Monotony of design in single or multiple building projects shall be avoided.
Variation of detail, form, and siting shall be used to provide visual interest.
1. Careful consideration of durable materials, proportions, and shapes,
emphasizing the importance of roofs as integral and embracing elements of the
over-all design, is particularly important.
J. Use of substantial amounts of masonry materials (face brick, stucco, stone) is
encouraged. The use of aluminum siding, metal ribbed panels, and extensive
mirrored glass surfaces is discouraged. Evaluation of building materials shall
be based on the quality of its design and relationship and compatibility to
building materials in the immediate neighborhood.
Corrugated metal facades should be complemented with abundant use of
masonry, whether brick, stone, stucco, or split-face block, especially along
perimeter streets. Architectural metal panels may be an acceptable substitute for
masonry. Appropriate landscaping can be used to complement and enhance a
building's design, color and material.
K. Architectural treatments (e.g., building materials, colors, facade design, roof
lines, screening) shall be consistent and compatible on all sides. Treatment that
is uniform on all sides will be deemed to meet the requirements of this principle.
Adjacent land uses, visibility from public streets, use of screening devices
(walls, fences, berms, landscaping) are criteria to be considered when varying
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this treatment. The applicant will have the burden of demonstrating the reasons
for differing treatment on different sides (e.g., the need for truck access on one
side and pedestrian access on another).
Long expanses of overhead doors should be relieved by matching their color to
the wall or trim, recessing the doors, or adding architectural details to diminish
the dominance of the doors.
Recommendations-Environmental Protection
The City should adopt a surface water protection program to provide a mechanism for
increased protection of the back-up, emergency water supply of Lake Crook through efforts
at the state and local level. Based on recommendations from the Texas Natural Resource
Conservation Commission (TNRCC), the City should specify wellhead protection
standards for groundwater protection. These elements are also applicable to surface water
protection.
Delineate a Lake Crook Protection Area;
2. Identify potential sources of contamination within the delineated area;
3. Specify roles and duties of local government entities;
4. Develop a management approach for land uses within the delineated area;
5. Develop a contingency approach for an emergency water supply; and
6. Ensure public awareness and participation.
The City should support continued study of the environmental threats to Lake Crook,
independently, and in concert with the TNRCC. The City should also participate in the
Northeast Texas Regional Water Plan (Senate Bill 1 Plan). Procedures for continual
review of state and federal environmental requirements should be evaluated and adopted.
Initiate a maintenance assurance program for property owners within the delineated L;ake
Crook Protection Area with on-site septic systems. The program should include an
education and awareness element that includes the Pat Mayse Lake area, as well.
Recommendations-Concentrated Feeding Operation Standards
The new site plan review procedures should be applied in the "Passive Recreation/Low
Impact Recreational" areas to assure compliance with all TNRCC requirements to protect
against water contamination from feedlots. All proposed Concentrated Feeding
Operations should be subject to City of Paris site plan review. The site plan submittal
should demonstrate how the following conditions are met:
• All wastes from a concentrated animal feeding operation should be controlled so
that there is no discharge of waste (including stormwater runoff that comes in
contact with animal waste) from the property; and no discharge of wastes,
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directly or indirectly, to surface or subsurface waters, including sinkholes, dry
stream beds, flowing streams, wet weather tributaries, and drainage ditches.
• The no-discharge requirements of the TNRCC, Division of Environmental
Quality, should be met.
• A copy of any TNRCC permitting or similar approval, if required, should be
submitted with the Site Plan Review.
• Separation requirements of the TNRCC for Concentrated Feeding Operations
should be met.
Such reviews should be placed as an item on the regular meeting schedule of the Planning
Commission. A notice of the meeting should be sent to landowners in the notification
areas.
Recommendation-Public Facilities
Research and Consider Adoption of an "Adequate Public Facilities" Policy Relating
to Road Improvements, Public Utilities and Other Capital Improvements in the
Newly annexed Areas of Paris.
• Establish fees for developer contributions as part of an "Adequate Facilities" policy
relating to arterial streets, public utilities and related development improvements on
unplatted lots in Paris.
• Restrict development approval where public facilities need to be extended based on the
readiness of the public to invest.
Examine alternative means of funding major road improvements, for example, an
impact fee for engineering and construction, rights-of-way acquisition, utility
relocation, bridge construction, and other improvements associated with major road
development.
CAPITAL IMPROVEMENTS PROGRAMMING
In order to be effective, a capital improvements program (CIP) must integrate community
desires and goals in a formalized process of needs assessment and financial programming.
The recommended CIP for Paris includes a"Capital Facilities Team" or "Committee to
undertake a cooperative ranking process. The ranking of projects creates consensus among
participants. Appendix A, Capital Facilities Planning summarizes a basic process for the
City. Appendix A provides for the City to undertake the Capital Improvements Process
every year. The "Capital Facilities Committee" meets initially to list projects, and is
comprised of the City Manager, City staff inembers, a Planning Commissioner, and a City
Commission member. Appendix A spells out a detailed, yet simple and straightforward
process for creating and adopting a formal CIP.
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Appendix A-Capital Improvement Program
APPENDIX A
Capital Improvement Program Process
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CITY OF PARIS COMPREHENSIVE PLAN
CAPITAL IlVIPROVEMENT PROGRAM PROCESS
Capital Facilities Planning
The Capital Improvements Process
Priorities Setting
Project Scoring Work Sheets
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ApPendix A-CAPITAL IMPROVEMENTS PROGRAM PROCESS
Capital Facilities Planning
Plannina is both process-oriented and production-oriented. The first step is to develop a
Comprehensive Plan, a process that typically involves four entities-City staff, the Planning
Commission, the public at-large, and the City Council. The Paris Planning Commission
(hereafter refened to as the "Planning Commission") has begun the "planning process." The
second step is to implement the plan. Implementation tools include the capital improvements
program (CIP).
Within the context of the Comprehensive Plan many of the community's needs, desires, and
goals have been discussed. The capital improvements program (CIP) provides an annual process
of identifying and establishing priorities for specific improvements in order to achieve those
goals. The capital improvements prob am provides a variety of benefits. A more formal CIP
process includes more public involvement, and helps assure fiscal implementation. This section,
then, recommends both a process by which a capital improvements program can be developed, as
well as a procedure by which projects can be ranked.
The Process
In order to be effective, a capital improvements program (CIP) must integrate community desires
and goals in a formalized process of needs assessment and financial programming. The City of
Paris has long followed an informal CII' planning process. The Comprehensive Plan establishes
a more expanded process to more formally include the Planning Commission and the general
public, along with Department Heads and the City Council to adopt the CIP. The more formal
process would include invited participants in an annual workshop to review the needed projects,
the goals of the plan and the budget available for capital improvements. The meeting may be
made a part of an annual plan update prior to budget adoption. The City Engineer and other staff
should facilitate the meeting.
The Capital Improvements Program (CIP)
For the purposes of the City of Paris C1P, a"capital improvement" is any public expenditure for
equipment or infrastructure that is greater than $75,000 and funded from other than an
emergency appropriation, such as for relief from natural disasters. In order to be effective, a
capital improvements program must integrate community desires and goals in a formalized
process of needs assessment and financial programming. A basic process for the City involves
the coordination of six groups:
• The "Capital Facilities Committee" - The Capital Facilities Committee should be led
by the City Engineer and include the following staff: Director of Finance, Project/Civil
Service Director, Building Official, Director of Public Works, Director of Public
Utilities, Fire Chief, Police Chief and Director of Parks and Recreation. In addition, one
City Council member and one Planning Commissioner should be appointed. The
committee would be responsible for establishing an inventory of capital needs within
their respective areas of concern, undertaking an evaluation of each project request,
describing each proposed project in sufficient detail for others to understand, and, as a
group, providing a preliminary ranking of each project relative to the funding cycle (1-5
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ApP2riCI1X A-CAPITAL IMPROVEMENTS PROGRAM PROCESS
years and long-term). The approach mirrors the general procedure for CIP planning in
Paris at this time, except that the elected and appointed officials would be brought in at
the earliest point in the process to represent the City Council and Planning Commission.
• Administrative and Fiscal Review - The City Manager, as the chief administrative and
financial officer, should provide the first administrative and budgetary review in the
capital facilities program process. Two key responsibilities of the City Manager will be to
check the program for consistency with both legal requirements and previous years'
plans, and to make a preliminary check for financial integrity.
• The Planning Commission - The Planning Commission should have two primary
responsibilities in the CIP process. First, the Planning Commission should ensure that
recommendations within the CIP are consistent with the Comprehensive Plan. The
Comprehensive Plan update is being prepared to vest the Commission with a central role
in the CIP process. Second, the Planning Commission should take public comment in a
regular meeting and serve as a recommending body to the City Council. The City
Engineer and his designated staff should help manage the CIP process, providing
research and administrative expertise, and act as liaison to the "Capital Facilities
Committee."
• The Public - To maintain the integrity of the Comprehensive Plan and achieve
established community goals, the citizens of the City should play a role in this process.
The City Council and Planning Commission should invite the public to a joint public
hearing to comment on the recommendations of the Capital Facilities Committee.
• City Council Workshop - Capital facilities programming involves many complex issues
of both budgeting and development for the City. Because of the complexity of
development in a growing, full-service community, detailed study should be undertaken
by elected officials prior to adoption of the CIP. The City Council should hold a
workshop to consider the reports of the "Capital Facilities Committee" and the Planning
Commission. The City Council Workshop will allow the Governing Body to study the
proposed CIP in detail, reviewing projects for their consistency with public policy and
assuring financial soundness. The City Council should refine the draft ranking of
proposed projects, with the City Manager directing the administrative role, and the City
Engineer directing the facilities assessment role; with other members of the Capital
Facilities Committee assisting in the research process.
• The City Council Adoption - Finally, after rankings and reports from the Capital
Facilities Committee-as submitted by the City Manager and City Engineer-the City
Council should adopt the CIP plan.
It should be kept in mind that this process is not linear as suggested here, but cumulative and
circular. At the end of each budget cycle, the process begins again, building upon the work of
the previous year.
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Priorities Setting
When the capital improvement process begins, the initial list of projects is little more than a
cataloging of needed and desired projects. As the Capital Facilities Committee establishes its
recommendations, the ranking of projects should become more formalized, based upon a given
set of considerations. Further, these considerations should follow throughout each level of
refinement. At a minimum, each project should be evaluated and scored based upon five major
factors, each of which has sub-elements to consider. The relative weight given to each element
in the ranking system is largely up to City's policy makers. For the purpose of this discussion,
each of the five major considerations is weighted equally, on a basis of one to five, with five
indicating the greatest degree of need. The ranking system, then, is based upon the elements
described below.
Maintenance
Ordinary - Is this a project which may be necessary and improve the quality of life,
but is not essential and could be postponed to a later year (example: street
reconstruction)?
Continuation - Is this project a continuation of a preceding years on-going effort and
therefore worthy of a higher degree of consideration?
Imminent - Is this a project that represents some threat to the public health or safety if
not undertaken? A failure in a sewage system would rank highly, while a
nonessential bridge that could be temporarily closed might rate less highly.
Redevelopment
Support of Downtown Paris - Does the project support revitalization along corridors
leading to the Downtown, such as along Clarksville Street or Lamar Avenue, or the
other corridors leading to the Downtown, as advocated in the Comprehensive Plan?
Stabilization of Decline - A project in the downtown core, or in a designated
Neighborhood Stabilization Target Area, which seeks to stem physical decline, might
receive a higher rating than one within a blighted area because it can be seen as
eliminating a greater problem before it occurs.
New Construction - Projects that encourage new construction in older areas of the
community are as important in many instances as projects in new areas.
Consequently, they too should be given consideration in the programming process.
Public Policv Support
Comprehensive Plan - Projects which serve to implement the goals of the
Comprehensive Plan-particularly to serve growth in the designated growth area
where sewer and water service can be most cost-effectively extended-should be
given immediate consideration.
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Political Considerations - Political reality is a part of the capital improvements
programming process. Consequently, consideration should be given to projects that
achieve campaign promises, encourage intergovernmental cooperation, andlor
implement federal or state mandates.
Geogrnphic Distribution - It is difficult for a CIP to be successful over the long-term
if all projects are concentrated within a limited area. Consequently, both the
historical and current year distributions of projects should be considered in the
ranking process. Clearly, the future land use plan of the current Comprehensive Plan
update should direct the public policy here. Investment, for example, where sewer
interceptors are planned or under construction within a single drainage basin-or
phased to coordinate among two or three basins-should be a guiding factor.
Timing - It is critical to allow financing of timely projects, such as matching funds for
state grants. The CIP process should be flexible and re-evaluated to accommodate
such circumstances; and the availability of such funds should be factored into the
ranking. Private sector initiative should be evaluated and support with public
projects, so that growth is served adequately.
Investment Opportunities
Term - Consideration should be given to whether the implementation of a project has
an immediate impact on the community.
Characteristics of the Investment - Some projects, by their very nature, affect
competition in the market place. For example, a major capital improvement, funded
by the community at-large, for a retail-commercial development, should not be given
as high a ranking score as one for industrial development. The City has a high
degree of interest in maintaining its role as a regional center in East Texas industrial
market place and such an investment could provide one developer an unfair
advantage over another. Public investment to encourage industrial development is a
beneficial expenditure of public revenues.
Leverage - A project which leverages monies from other entities (grants, private
investment, special assessments, etc.) might be rated more highly than one which
must stand alone; particularly if the "window of opportunity" is small and a program
must be taken advantage of immediately or be forever lost, such as T-21 or CDBG
funds for public improvements.
Uniqueness andlor Innovation - Some projects represent a unique opportunity to the
community. These projects, then, should receive additional consideration.
Debt Capacitv
Availability - Clearly the ability of the community to fund improvements must be a
consideration. Consequently, a project that utilizes currently budgeted funds should
be rated higher than a project that requires a tax bond vote.
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CITY OF PARIS COMPREHENSIVE PLAN
APPerid1X A-CAPITAL IMPROVEMENTS PROGRAM PROCESS
Revenue Source - Some projects may receive a higher rating because of the way in
which they can be funded. For example, a project funded by a revenue stream unique
to that project may be rated more highly than one that requires general obligation
debt. In addition, projects that are funded by an equitable distribution of monies
based upon impact may also rate more highly than one that requires an unfair
collection of funds. As each project is considered, based upon the above described
factors, some projects may rate highly under each category, some may rate well in
some categories and less well in others, and some projects may receive no rating
within a given category. This system attempts to provide a degree of objectivity to a
process that is often as much art as science. However, if carefully followed, the
Comprehensive Plan should be implemented, public trust should be enhanced, and
limited public funds should be expended in a more efficient manner, hopefully
encouraging complimentary investments from other sources.
Finally, both the relative weight placed on a rating category and financial limitation
are important elements to the review process. Consequently, it would be helpful if
the City Council, as the primary policy makers of the City, would provide guidance
on the availability of funds for capital improvements programming. As the process
continues over time, the Planning Commission will become better able to make
recommendations to the City Council; they will better understand the funding
limitations, become more aware of the needs for an emergency fund reserve, and,
hopefully, become better informed concerning the differences between "planning"
decisions and "political" decisions.
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CITY OF PARIS COMPREHENSIVE PLAN
APPeriC11X A-CAPITAL IMPROVEMENTS PROGRAM PROCESS
CITY OF PARIS, TEXAS
CAPITAL IMPROVEMENTS PROGRAM
Project Scoring Sheet
1. Project Number: (department abbreviation)
(Year first proposed)
2. Project Description:
3. Project Cost:
4. Proposed Revenue Sources:
5. Composite Priority Score:
The composite score is the sum of the element scores, which are in turn
averages of the sub-element scores. Scores are based on a scale of zero to five. A zero
means the element or sub-element has little or no bearing on the ranking of the specific
project. A five means that within that sub-element, this project rates as well as is
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CITY OF PARIS COMPREHENSIVE PLAN
APPendix A-CAPITAL IMPROVEMENTS PROGRAM PROCESS
SUB- SUB-ELEMENT SCORE ELEMENT SCORE
ELEMENT
Maintenance
Ordinary
Continuation
Imminent
Redevelopment
Support Paris
Central
Stabilization of
Decline
New
Construction
Public Policy
Support
Comprehensive
Plan
Political
Considerations
Geographic
Distribution
Timing
Investment
Opportunities
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CITY OF PARIS COMPREHENSIVE PLAN
ApPerid1X A-CAPITAL IMPROVEMENTS PROGRAM PROCESS
Term
Character of
Invest
Leverage
Uniqueness/Inn
ovation
SUB- SUB-ELEMENT SCORE ELEMENT SCORE
Debt Capacity ELEMENT
Availability
Revenue Source
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CITY OF PARIS COMPREHENSIVE PLAN
APPenclix A-CAPITAL IMPROVEMENTS PROGRAM PROCESS
City of Paris
Capital Improvement Projects
The projects to be ranked are: I Opinion of Probable I Funding Year:
Cost:
2000
2001
2002
2003
2004
2005
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CITY OF PARIS COMPREHENSIVE PLAN
APPeriCi1X B-COMMUNITY OPINION SURVEY
APPENDIX B
Community Opinion Survey
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App2riC11X B-COMMUNITY OPINION SURVEY
(This page left blank intentionally)
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Appendix C- Zoning and Subdivision Ordinance Text Amendments
APPENDIX C
Zoning and Subdivision Ordinance Text Amendments
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CITY OF PARIS COMPREHENSIVE PLAN
Appendix C- Zoning and Subdivision Ordinance Text Amendments
ZONING AND SUBDIVISION ORDINANCE TEXT AMENDMENTS
Text Amendments
Before making any recommendation or decision on a proposed amendment to the text of the
zoning or subdivision regulations, the Planning Commission must first hold a public hearing.
The purpose of the hearing is to allow both sides to express their views on the proposed
amendment. Just as a decision on rezoning request must be based on the best interests of the
entire communitv, and not just the interests of a particular person or group of persons,
amendments to the text of the zoning and subdivision regulations must also be based on the best
interests of the entire community. The following are factors that are appropriate for
consideration of proposed text amendments:
1. Whether the amendment is consistent with the intent and purpose of the zoning
regulations and the specific article, section or subsection proposed to be amended.
2. What the impact will be on the areas that are most likely to be directly affected by
the amendment.
3. Whether the proposed amendment is made necessary because of changed or
changing conditions in the areas and zoning districts affected, or in the area of
jurisdiction of such changed or changing conditions.
4. Whether the proposed amendment is consistent with the goals, objectives, policies
and recommendations of the adopted Comprehensive Plan.
Special Use Permits
The granting of a special use permit requires a case-by-case approach. The zoning ordinance
sets forth conditions that must be met before a special use may be granted. The district
regulations also may establish additional conditions. The recommendation to grant a special use
permit should be made to the City Council only after the Planning Commission has found all the
standards as set forth in the zoning regulations have been met. Appropriate factors for
consideration of a special use permit application include: _
1. The location and size of the proposed use in relation to the site and to adjacent
sites and uses of property; and the nature and intensity of operations proposed
thereon.
2. Accessibility of the property to police, fire, refuse collection and other municipal
services; adequacy of ingress and egress to and within the site; traffic flow and
control; and the adequacy of off-street parking and loading areas.
3. Utilities and services, including water, sewer, drainage, gas, and electricity, with
particular reference to location, availability, capacity and compatibility.
4. The location, nature, and height of buildings, walls, fences, and other
improvements; their relation to adjacent property and uses; and the need for
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CITY OF PARIS COMPREHENSIVE PLAN
Appendix C- Zoning and Subdivision Ordinance Text Amendments
buffering or screening.
5. The adequacy of required yard and open space requirements and sign provisions.
6. The general compatibility with adjacent properties, other properties in the district,
and the safety, health, comfort and general welfare of the community.
In granting a special use permit, the City may impose conditions, safeguards and restrictions
upon the premises to reduce or minimize any potential injurious effect of such special uses upon
other property in the neighborhood, and to carry out the general purpose and intent of the zoning
regulations.
Site Plan Review
Many zoning regulations require that plans for developments, other than single-family and two-
family dwellings, be reviewed by the Planning Commission before building pernuts can be
issued. Two stages of review are normally involved, preliminary and final. The preliminary
plan is a detailed depiction of the entire project and its relationship to adjoining property.
Upon approval of the preliminary plans, the final plans may be prepared and submitted to the
Planning Commission for approval. Simultaneous submittal of preliminary and final plans can
be allowed at the discretion of the City. The following review standards are appropriate when
considering a site plan application.
1. The extent to which the proposal conforms to the provisions of the City's zoning
ordinance.
2. The extent to which the development would be compatible with the surrounding
area.
3. The extent to which the proposal conforms to the provisions of the Paris
Subdivision Regulations.
4. The extent to which the proposal conforms to the Goals, Objectives and Policies
of the City's Comprehensive Plan.
5. The extent to which the proposal conforms to customary engineering standards
used in the City.
4. The extent to which the location of the streets, paths, walkways, and driveways
are located so as to enhance safety and minimize any adverse traffic impact on the
surrounding area.
6. The extent to which the buildings, structures, walkways, and driveways, open
space (if any), and parking lots have been located to achieve the following on
objectives:
a. Preserve existing off-site views and create desirable on-site views;
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CITY OF PARIS COMPREHENSIVE PLAN
Appendix C- Zoning and Subdivision Ordinance Text Amendments
b. Conserve natural resources and amenities including prime agricultural
land;
c. Minimize any adverse flood impact;
d. Ensure that proposed structures are located on suitable soils;
e. Minimize any adverse environmental impact; and
f. Minimize any present or future cost to the City and private providers of
utilities to provide adequately for public utility services to the site.
Appeals and Variances
The Board of Zoning Adjustment has the important task of interpreting the Zoning Ordinance in
situations where the language of the ordinance is alleged to be ambiguous, the specifics of the
case are unusual enough to warrant special consideration, or an appeal is made. Thus, the
decisions made by the Board of Zoning Adjustment must be carefully thought out and clearly
stated in order to safeguard the integrity and purpose of the Zoning Ordinance.
In deciding an appeal, the Board of Zonins, Adjustment must interpret sections of the Zoning
Ordinance, as well as preserve the intent and consistency of the regulations. The specifics of the
applicant's situation are largely irrelevant, since the ruling of the Board of Zoning Adjustment
will affect not only the case at hand, but will also set precedent, and so will affect each
subsequent use of that section of the Zoning Ordinance.
The granting of a variance requires a very careful examination of the applicant's situation.
Although the Board of Zoning Adjustment should be careful to avoid setting any unintentional
precedents, the variance process requires a case-by-case approach. Before a variance can be
granted, facts must be presented supporting the standards set forth in the Paris Zoning Ordinance.
These conditions require the existence of practical difficulties or unnecessary hardship, and that
any variance granted be consistent with the intent of the regulations, the general welfare of the
community, and the rights of adjacent property owners. Grounds for a variance are: _
l. By reason of exceptional nanowness, shallowness, or shape of the specific piece
of property at the time of the enactment of the zoning regulations;
2. By reason of exceptional topographic conditions; or
3. By other extraordinary and exceptional situations or conditions of a piece of
property.
In considering each variance application, the Board of Zoning Adjustment shall not grant a
variance unless it finds that facts conclusively support all of the following findings:
1. Uniqueness: The variance requested arises from conditions which are unique to
the property in question, which are not ordinarily found in the same zoning
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CITY OF PARIS COMPREHENSIVE PLAN
Appendix C- Zoning and Subdivision Ordinance Text Amendments
district, and which are not caused by actions of the property owners or applicant.
Such conditions include the peculiar physical surroundings, shape, or
topographical condition of the specific property involved which would result in a
practical difficulty or unnecessary hardship for the applicant, as distinguished
from a mere inconvenience, if the requested variance was not granted.
2. Adjacent Property: The granting of the variance will not be materially
detrimental or adversely affect the rights of adjacent property owners or residents.
3. Hardship: The strict application of the provisions af the zoning regulations from
which a variance is requested will constitute an unnecessary hardship upon the
applicant. Although the desire to increase the profitability of the property may be
an indication of hardship, it shall not be a sufficient reason by itself to justify the
variance.
4. Public Interest: The variance desired will not adversely affect the public health,
safety, morals, order, convenience, or general welfare of the community. The
proposed variance shall not impair an adequate supply of light or air to adjacent
property, substantially increase the congestion in the public streets, increase the
danger of fire, endanger the public safety, or substantially diminish or impair
property values within the neighborhood.
5. Spirit and Intent: Granting the requested variance will not be opposed to the
general spirit and intent of the zoning regulations.
6. Minimum Variance: The variance requested is the minimum variance that will
make possible the reasonable use of the land or structure.
Minutes of the public meeting, including evidence presented during the proceedings and the
findings of the Board of Zoning Adjustment shall be kept. The Board of Zoning Adjustment
may either grant, grant conditionally, or deny the application for a variance. The Board of
Zoning Adjustment should send a written determination to all affected parties, including the
Planning Commission.
In each of the duties described above, it is important to point out that it is not the role of the
Board of Zoning Adjustment or the Planning Commission to change or weaken the intent of the
zoning ordinance. If the ordinance needs changing, an amendment should be passed by the City
Council after the Planning Commission's review and recommendation.
Subdivision Plats
The decision to approve or disapprove a preliminary or final plat should be based on technical
standards that can be set out in written form. Standards for subdivision design are included in
the subdivision regulations. Standards for engineering design and construction should also be
available. There are other elements of "good subdivision design", however, that are not easily
quantified or expressed in writing. These issues will have to be resolved in the best judgment of
the Planning Commission after consideration of the plans for the subdivider.
• aesthetics;
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CITY OF PARIS COMPREHENSIVE PLAN
Appendix C- Zoning and Subdivision Ordinance '1'ext AmenumenLs
• compatibility with adjoining subdivisions;
• relationship to topographic conditions;
• efficiency of the utility layout; and
• jeneral suitability of the lot and block design to the intended use of the land.
In reviewin; a subdivision plat, there are two distinct sets of interests to be considered: the
interests of the property owner or owners, and the City-at-large. Initially the subdivider is the
property owner, but eventually lots in the subdivision are likely to be sold to a variety of people.
The property owner(s) needs a subdivision design that can be developed easily and
economically. This means an efficient street and utility layout, and lots which have the
appropriate size, shape and topography to develop and maintain for their intended use. The
broader community needs a subdivision design that blends well with the development pattern of
the City, and that will not be a financial drain on local government. This means that the
subdivider must adhere to appropriate standards for design and construction, and give adequate
financial guarantees to ensure that all public improvements are installed.
ETHICAL PRINCIPLES AND CODE OF CONDUCT
Because the Planning Commission makes recommendations on legislative issues that affect the
investment decisions of Paris residents and landowners, it is important that certain ethical
principles govern the conduct of the commission's business. These principles should be
considered as advisory rather than mandatory; however, they are critical to the proper application
by the City of the rules and regulations to enforce the "police powers" of the state-the basis of
local zoninb and to protect the "public interest."
Should any questions arise about the interpretation and application of any of these principles, the
City Manager or planning staff should be consulted.
SITE PLAN REVIEW
Many Zoning regulations require that plans for developments, other than single-family and two-
family dwellings, be reviewed by the Planning Commission before building permits can be
issued. Two stages of review are normally involved, preliminary and final. The preliminary
plan is a detailed depiction of the entire project and its relationship to adjoining property.
Upon approval of the preliminary plans, the final plans may be prepared and submitted to the
Planning Commission for approval. Simultaneous submittal of preliminary and final plans can
be allowed at the discretion of the City.
The City of Paris should amend its zoning regulations to address this issue. The following
review standards are appropriate when considering a site plan application.
Intent: The City of Paris recognizes that the very nature of land development creates
potential for traffic congestion, overcrowding, adverse visual environ-mental impacts, and health
problems. Also, the City strives to promote growth in the region, while stabilizing the
established residential neighborhoods. The City seeks to ensure that any location that must
96 a vvR
5:\98?83\WPC\finai repurt 2-Ol.~c
CITY OF PARIS COMPREHENSIVE PLAN
Appendix C- Zoning and Subdivision Ordinance '1'ext Amenaments
accommodate intense urban use, shall be subject to Site Plan Review by the Paris Planning
Commission, with an appeal option to the City Council. Site Plan Reviews shall help ensure that
the meaning and intent of the Zoning Regulations, and all portions thereof, are fully complied
with.
The Site Plan Review regulates the development of structures and sites in a manner, which
considers the following concerns:
A. The balancing of landowners' rights to use their land, with the corresponding rights of
abutting and neighboring landowners to live without undue disturbances (e.g., noise, smoke,
fumes, dust, odor, glare, stormwater runoff, etc.);
B. The convenience and safety of vehicular and pedestrian movement within the site, and in
relation to adjacent areas or roads;
C. The adequacy of waste disposal methods and protection from pollution of surface or
groundwater;
D. The protection of historic and natural environmental features on the site under review,
and in adjacent areas; and
E. The stability of the built environment--particularly residential neighborhoods--by
promoting urban development, which is compatible with, clearly identified natural resources.
Applicability: The Zoning Administrator shall require that all applications for building permits
for developments in the multifamily, commercial and industrial zoning districts be subject to Site
Plan Review in accordance with these regulations, and for redevelopment in the following
circumstances: if the redevelopment enlarges the size of the original structure by more than 50
percent in the case of a renovation or alteration. Developments shall be encouraged to
implement the objectives of the Future Land Use Plan to foster compatibility among land uses in
the City of Paris. Site Plan Reviews shall be performed by the Zoning Administrator and
submitted to the Paris Planning Commission and City Council for approval.
The Paris Planning Commission shall perform their review at the next regularly scheduled
meeting of the Planning Commission for which the item may be scheduled and shall adjourn and
reconvene as is determined necessary. The applicant may appeal a site plan review
determination to the governing body for approval in the event that an applicant alleges that there
is an enor in any order, requirement, decision or determination made by the Planning
Commission in the enforcement of Site Plan Review. The request for review by the Paris City
Council shall be accompanied by a complete description of the error(s) alleged.
Authority: Building permits shall not be issued for any use of land or proposed construction on
a lot in the zoning districts in which Site Plan Review is applicable, unless Site Plan Review
approval has been granted.
Submission Requirements: The Site Plan shall include the following data, details, and
supporting plans which are found relevant to the proposal. The number of pages submitted will
depend on the proposal's size and complexity. The applicant shall make notations explaining the
9^~ O YY R
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CITY OF PARIS COMPREHENSIVE PLAN
Appendix C- Zoning and Subdivision Ordinance Text Amendments
reasons for any omissions.
Site Plans shall be prepared by a rejistered professional engineer, architect, land surveyor or
landscape architect at a scale of 1 inch equals 20 feet, on standard 24" x 36" sheets. Items
required for submission include:
A. Name of the project, address, boundaries, date, north arrow and scale of the plan.
B. Name and address of the owner of record, developer, and seal of the engineer, architect or
landscape architect.
C. Name and address of all owners of record of abutting parcels.
D. All existing lot lines, easements, and rights-of-way. Include area in acres or square feet,
abutting land uses and structures.
E. The location and use of all existing and proposed structures within the development.
Include all dimensions of height and floor area, and show all exterior entrances and all
anticipated future additions and alterations. For developments in the Central Business
District (CBD), indicate design details to make new construction compatible with
existing structures.
F. The location of all present and proposed public and private ways, parking areas,
driveways, sidewalks, ramps, curbs and fences. Location, type, and screening details for
all waste disposal containers shall also be shown.
G. The Zoning Administrator may require location, height, intensity, and bulb type (e.g.,
fluorescent, sodium incandescent) of all external lighting fixtures. The direction of
illumination and methods to eliminate glare onto adjoining properties must also be
shown.
H. The location, height, size, materials, and design of all proposed signage.
I. The Zoning Administrator may require a landscape plan showing all existing open space,
trees, forest cover and water sources, and all proposed changes to these features including
size and type of plant material. Water sources will include ponds, lakes, brooks, streams,
wetlands, flood plains, and drainage retention areas.
J. The location of all present and proposed utility systems including:
(1) sewerage system;
(2) water supply system;
(3) telephone, cable and electrical systems; and
(4) storm drainage system including existing and proposed drain lines, culverts, catch basins,
headwalls, endwalls, hydrants, manholes, and drainage swells.
K. Plans to prevent the pollution of surface or groundwater, erosion of soil both during and
after construction, excessive run-off, excessive raising or lowering of the water table, and
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CITY OF PARIS COMPREHENSIVE PLAN
Appendix C- Zoning and Subdivision Ordinance Text Amendments
flooding of other properties, as applicable.
L. Existing and proposed topography shown at not more than two-foot contour intervals.
All elevations shall refer to the United States Geodetic Survey (USGS) datum. If any
portion of the parcel is within the 100-year flood plain, the area shall be shown, with base
flood elevations; and the developer shall present plans for meeting Federal Emergency
Mana~ement Agency (FEMA) requirements.
M. Zoning district boundaries adjacent to the site's perimeter shall be drawn and identified
on the plan.
N. Traffic flow patterns within the site, entrances and exits, loading and unloading areas,
curb cuts on the site and within 100 feet of the site.
The City Engineer may require a detailed traffic study for mixed use and multi-tenant
developments, or for developments in heavy traffic areas to include:
(1) The projected number of motor vehicle trips to enter or leave the site, estimated for daily
and peak hour traffic levels;
(2) The projected traffic flow pattern including vehicular movements at all major
intersections likely to be affected by the proposed use of the site; and
(3) The impact of this traffic upon existing abutting public and private ways in relation to
existing road capacity. Existing and proposed daily and peak hour traffic levels, as well
as road capacity levels, shall also be given.
0. For new construction or alterations to any existing structure, a table containing the
following information must be included:
(1) Area of structure to be used for a particular use, such as retail operation, office, storage,
etc.;
(2) Maximum number of employees;
(3) Maximum seating capacity, where applicable;
(4) Number of parking spaces existing and required for the intended use; and
(5) A landscape plan for improving large areas of paved parking with appropriate
landscaping may be required.
Standard of Review: The recommendations of the Zoning Administrator shall be based
on the following standards:
A. The extent to which the proposal conforms to the previous sections of these Zoning
Regulations.
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CITY OF PARIS COMPREHENSIVE PLAN
Appendix C- Zoning and Subdivision Ordinance Text Amendments
B. The extent to which the development would be compatible with the surrounding area.
C. The extent to which the proposal conforms to the provisions of the City' Subdivision
Regulations and Comprehensive Plan.
D. The extent to which the proposal conforms to customary engineering standards used in
the City.
E. The extent to which the location of streets, paths, walkways, and driveways are located so
as to enhance safety and minimize any adverse traffic impact on the sunounding area.
Development Standards, "Loop Highway Overlay District": The Site Plan shall
demonstrate the extent to which the structures, roads, driveways, and parking lots in the "
Loop Highway Overlay District" have been proposed to achieve the access standards of
the Comprehensive Plan.
Manufactured Housing Standards
Manufactured Home: A structure which bears a seal indicating compliance with the
federal manufactured home construction and safety standards established pursuant to 42
U.S.C., 5401, and constructed on or after June 15, 1976.
Manufactured Home Park: Any area, piece, parcel, tract, or plot of ground equipped as
required for support of manufactured homes and offered for use by the owner or repre-
sentative for manufactured home park purposes and/or ground upon which three or more
manufactured homes are parked, whether for compensation or not, including all
accessory uses thereof. The term "manufactured home park" does not include sales lots
of which unoccupied manufactured homes are parked for the purpose of inspection and
sale.
Manufactured Home (Factory Built Home) Residential-Design: A manufactured home
which is designed with the same appearance of an on- site, conventionally built, single-
family dwelling and satisfies the criteria established in Article 5 Use Regulations.
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CITY OF PARIS COMPREHENSIVE PLAN
Appendix C- Zoning and Subdivision Ordinance Text Amendments
FIGURE 2- MANUFACTURED HOME RESIDENTIAL DESIGN
ResidenHal Character.
Covered Entry
Front Porch
in
L
d
g
scap
an
Pitched Roof
„
•
'
i
_
~ =
~
Architectural Details:
(
'
Window Elements
,
-
• ,
~
v~
I
'
, ~a ,
~~~:-:Fr
Iw
o
. ; ~
i~^,; 1,
`~f . .^{;.r.:~.,•..
{ }„N
r••
ManufacturedHomeFeatures:
.
Horizontal Lap Siding
Permanent Masonry Foundation
Double-wide Manufactured Home
Manufachired Home Sales: An establishment primarily engaged in the display and sale
of manufactured housing units.
Mobile Home: A transportable, factory-built structure designed to be used as a single
dwellino, unit that was manufactured prior to June 15, 1976 and that does not bear a seal
as provided by the Federal Manufactured Housing Construction and Safety Standards Act
of 1974 (42 U.S.C. Sec. 5401).
FiGUxE 3 - MODULAR HOME
Residential Character.
Pitched Roof
Covered Entry
Enclosed Garage
Architectural Details:
Eave Projection
Varying Depths
Ornamental Windows
Modular Features:
Modules for on-site construction
Permanent Features:
Walkway and Stairs
Formal Landscaping
Modular Home: A manufactured residential structure built to a nationally-recognized
and accepted construction standard published by the Building Officials & Code
Administrators International, Inc. (BOCA) or the International Conference of Building
Officials (ICBO) and the unit is inspected and certified at the factory that it meets said
standard. A modular home shall have exterior structure materials and appearance similar
to the customary single-family structures, as required of a manufactured home--
residential design, and shall be permanently situated on a concrete foundation.
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CITY OF PARIS COMPREHENSIVE PLAN
Appendix C- Zoning and Subdivision Urdinance '1'ext AmenamenLs
Multifamily Residential: The use of a site for three or more dwelling units within a single
building. Typical uses include triplexes, four-plexes, apartments and residential
condominiums.
Non-conforming use, building or yard: A use, building or yard which does not, by
reason of design, use, or dimensions, conform to the regulations of the. district in which it
is situated and existed as such on the date of the adoption of Ordinance # 5270 (July 16,
1973) or any amendment thereto.
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CITY OF PARIS COMPREHENSIVE PLAN
Appendix U- Strip l;ommerciai Lesign "murauiCb
APPENDIX D
Strip Commercial Design Guidelines
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CITY OF PARIS COMPREHENSIVE PLAN
Appendix D- Strip Commercial llesign (Tuidetines
APPENDIX D
STRIP COMMERCIAL DESIGN GUIDELINES
The commercial strip centers serve as districts for commercial activity and focal points. These
guidelines are intended to accomplish the following:
• Provide for the proper sizing and location of new retail zoning requests and
developments;
• Improve on- and off-site vehicular and pedestrian circulation and safety;
• Allow commercial strip centers to develop on arterial streets while at the same time
preserving the capacity of the arterial street to carry City-wide traffic; and
• Improve the visual character and identity of retail centers, strip centers, and major
transportation corridors.
These guidelines are intended to supplement the City of Paris's new site plan review process.
Each of the nine design elements or sections includes a statement of purpose and a listing of key
issues. The applicant will be expected to address these issues by: a) complying with the
guidelines for each section; or b) proposing alternative solutions that specifically address the
identified issues.
The guidelines should be officially coordinated with adopted zoning and subdivision regulation
amendments; however, the process is intended to remain flexible. The applicant is encouraged to
propose innovative alternatives that accomplish the stated purpose of the guidelines.
The guidelines will be used by staff in its initial discussions with the applicant as he prepares his
submission. Upon receipt of a zoning case, concept plan, or site plan, the staff will evaluate the
request based on its compliance with guidelines or upon how effectively it addresses the intent of
each section through alternative solutions. The applicant shall clearly show how he addressed
the key issue(s) with supportive information and data.
When an applicable zoning case, circulation plan, land use plan, preliminary site plan, or site
plan is presented to Planning Commission, the staffs recommended action will be included.
Staffs recommendation will be based on its determination of the proposal's conformance to the
guidelines and/or its effectiveness in meeting the purposes and issues of the various design
elements.
Site Appropriateness--Retail Strip Centers.
Purpose: In order for the retail centers to best serve as corner neighborhood shopping centers,
certain parameters need to be addressed. These include:
- appropriate site location;
- efficient site shape and size; and
- site accessibility.
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CITY OF PARIS COMPREHENSIVE PLAN
Appendix D- Strip Commercial Design Guidelines
Guidelines:
• Retail centers should typically be located at the corner of two major thoroughfares.
• Sites for neighborhood commercial centers should be generally 6 to 10 acres to
accommodate 30,000 - 100,000 SF of retail space including serving a 12 mile radius for 1
or 2"anchor" stores. Community centers should be planned for a larger site.
• Sites should generally be accessible from major thoroughfares at median breaks and
located along at-grade intersections.
• Sites should be accessed from local streets that are segregated from the street system of
residentially zoned land.
• Topography and drainage should be addressed with regard to corner shopping locations.
Building Arrangement
Purpose: Proper arrangement of buildings on a site provides for efficient and viable long term
use. Key issues include:
- storefront visibility and accessibility;
- relationship of buildings to each other;
- orientation to thoroughfares;
- compatibility with surrounding land uses; and
- re-use of buildings and adaptability for new tenants
Guidelines:
• Storefronts should generally be visible from main circulation aisles unless a"mall" or
courtyard approach is used.
• Pad sites, generally defined as free standing structures of less than 5000 SF of floor area,
should be limited to one per 5 acres of land area.
• Buildings should be arranged to reduce visibility of service areas from streets, customer
parking areas and adjacent properties.
• Bay depth of buildings should be sized to accommodate a variety of potential uses.
• Two-story buildings should generally not be placed adjacent to single- or two-family
residential districts, nor between the main building(s) of a center and streets.
• Buildings should be grouped along one side lot line, with one end at the front yard
building setback, and with the front setback landscaped, providing a 10' setback for all
paved off-street parking.
105 D YYlN
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Appendix D- Strip Commercial llesign tTuiaeiines
Access
Purpose: Safe and efficient access to the corner shopping center or commercial strip minimizes
potential vehicular and pedestrian conflicts. The key issues include:
- location of inedian breaks alon~ major thoroughfares;
- number and location of entry drives;
- design of entry drives; and
- traffic visibility.
Guidelines:
• Driveways should typically be spaced with a minimum of 125 feet from the intersections
of major thoroughfares unless a one-way traffic flow is used. All other driveway and
median openings should adhere to the Drivewav Access Standards of the Comprehensive
Plan.
• The ingress side of the main entrance drive should be the largest radius allowed by
ordinance for better access into the site, particularly at major centers, such as clustered
near the Loop highway.
• Driveways should maintain an appropriate sight distance triangle at all perimeter
entrances.
• Main entrance drives should generally be located at median breaks providing left turn
access to and from the site. Continuation left-turn lanes should be broken with medians
at major intersections.
• Main entrance drives should connect to a"straightaway" aisle that does not dead end or
require an immediate turn to approach the main building.
• Aisles intersecting with entrance drives should be spaced a minimum of 20 feet from the
entrance line to provide for smooth turning movements.
Circulation and Parkin~
Purpose: Proper circulation and parking systems minimize confusion and facilitate safe and easy
pedestrian and vehicular movement within the corner shopping center. The key issues include:
- traffic aisle alignment;
- traffic speed and safety;
- parking location and layout;
- service area parking and circulation;
- customer pick-up areas;
- drive-through building circulation; and
- pedestrian circulation and safety.
106 °
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Appendix D- Strip Commercial llesign lTuiuelmes
Guidelines:
• Provide a 10' setback from street-side property lines for all off-street parking drives and
spaces.
• Main drive aisles should generally be free of parking when adjacent to large anchor
tenants of 30,000 SF of floor area or more.
• The direction of traffic flow should be identified.
• Long circulation aisles (generally in excess of 500') should be off-set (typically 45
degrees or more) to prevent excessive speed.
• Lanes should be provided for drive-through facilities, including stacking space, that are
physically separated from other circulation and parking aisles.
• Parking aisles should be oriented toward anchor stores to minimize the number of
parking lanes crossed by pedestrians.
• Typically provide right angle intersections (80 to 100 degrees) with no more than 2 traffic
lanes crossing at any interior intersection.
• Parking should be arranged to provide readily accessible spaces for each establishment.
• The parking layout should maximize the amount of parking in front of the building and
minimize the amount behind.
• Separate service vehicle circulation from customer circulation routes.
• Allow for all tenants to be accessed from within the development through cross-access
agreements.
• Customer pick-up areas should be provided at "anchor" stores.
• Pad sites shall be required to obtain mutual access and parking agreements within the
remaining retail center. This shall be required in order to enhance safe on-site circulation
and provide access to left-turn lanes.
107 BWR
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Appendix D- Strip Commercial Design tsuictetines
Building Elements
Purpose: In order to create a positive overall development character, all structures (including
separate pad site structures) at shopping centers should have an attractive and uniform
azchitectural treatment. The key issues include:
- consistency of design between structures;
- materials standards; and
- rear facade treatment.
Guidelines:
• Facade design plan of entire project should be submitted with site plan review.
• Facades and roof lines facing streets or main parking areas should be consistent
throughout the development in design, color and materials.
• Roof lines, overhangs, and the front fascia should be extended to the rear of the
building(s).
• High quality, low maintenance building materials are recommended.
• Signage located on the buildings should be consistent in size, location and material
throughout the project.
• Rear facades should be of finished quality and should be of color and materials that blend
with the remainder of the building(s).
Service Facilities
Purpose: Service areas should be appropriately located and designed to efficiently and
inconspicuously serve the corner shopping center development without disrupting on-site
circulation or adjacent land uses while maintaining visibility for security purposes. The key
issues include:
- location of service areas;
- visibility of service areas; and
- treatment of pad site service areas
- location of trash containers.
Guidelines:
• Service facilities should generally be located in a central area to be used by several retail
establishments.
• Service and docking facilities should be separate from main circulation and parking
functions.
108 D VV"
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Appendix D- Strip Commercial Design Guidelines
• Trash containers should be located in appropriately screened central service areas, and
not visible from the public street.
• All dumpsters should be screened on all sides exposed to street view. All dumpsters
should be shown on the approved site plan and whenever possible shall be clustered.
• Service areas should be easily accessible by service vehicles.
• Pad site service areas should be screened from the remainder of the development and
physically separated from the circulation aisles and parking areas serving the remainder
of the site.
• Pad site service areas should typically be screened by an extension of the building.
• Service facilities should be screened from the remainder of the project, adjacent land uses
and major thoroughfares. Extended wing walls from the building may be used to screen
service areas. When used, these walls may be of solid construction if lighted on both
sides, or a minimum of 30% of open construction if lighted on only one side. A
combination of landscaping and screening walls may also be used.
Utilities/MechanicaUOutdoor Storage
Purpose: The location and treatment of utilities, mechanical functions and outdoor storage areas
should be managed and coordinated to achieve physical and visual order within the shopping
center development. The key issues include:
- location of facilities; and
- visual impact of utilities.
Guidelines:
• Typically, utilities should be underground from right-of-way to building to reduce visual
clutter.
• Locate utility metering within a designated service area.
• Locate mechanical equipment in the designated service area and screen from the project
and adjacent land uses.
• Limited outdoor storage will only be permitted in designated service areas that are
screened from the remainder of the project, adjacent land uses and streets.
• Utility conduit and boxes should be painted to match building color.
• Roof mounted mechanical units shall be screened from view with a parapet wall, mansard
109 BWR
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CITY OF PARIS COMPREHENSIVE PLAN
Appendix D- Strip Commercial llesign uuiaeiines
roof, or other architectural extension, equal in height to the unit(s) except when that
distance exceeds five feet. In this case, an additional setback will be required at a ratio of
two feet horizontal for each additional foot of vertical height above five feet.
Buffers and Screens
Purposes: Proper use of buffers and screens will lessen the differences between land uses and
diminish the visual impact of undesirable elements. The key issues include:
- unified character;
- high quality construction;
- longevity of system;
- disparity between land uses; and
- visibility of undesirable elements.
Guidelines:
• Architectural screens should be an extension of the development's architectural treatment
and consistent in color and design. The development of an office business park where
there is high interstate visibility, affords a chance to create an attractive "front door"
appearance.
• Screening should be constructed of low maintenance, high quality materials that are
consistent with the building facade material.
• Screening walls should conform to the City of Paris's new zoning ordinance requirements
for landscaping.
• Painted or coated screening walls should be avoided.
• Landscape screens (typically 18" to 26" in height) should be provided between all
parking areas and streets with the exception of those areas where plant materials would
block sight lines at driveway intersections.
• Landscape screens may include a combination of plant massing, earth berming and walls.
• A 10-15 foot wide landscape buffer should be provided to separate the retail use from
residential land uses. A masonry wall or combination wall and landscaping may be
substituted for this buffer.
Landscapin~
Purpose: The location and design of landscaped areas, entrances and edges should effectively
reinforce development's character and quality, identify its entry points and break the massiveness
of a center's parking area. The key issues include:
11O DYY(~
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CITY OF PARIS COMPREHENSIVE PLAN
Appendix D- Strip Commercial Design Guidelines
- unified development image and character;
- parkway treatment;
- identifiable entrances;
- visual dominance of parking area; and
- existing mature trees.
Guidelines:
• Landscaped planting plan of the entire project should be submitted with site plan review.
• Approximately 15°Io of the area between the main building face and the front property
lines should be of a permeable landscaped surface. (Secondary buildings located
between the main building and the front property line should not be included in the area
calculation.)
• Landscape areas should generally consist of a combination of trees, shrubs and ground
cover.
• Use landscape areas for transition and integration between pad sites and surrounding land
uses.
• Minimum 4" caliper trees are recommended.
• Artificial plants are prohibited.
• Preserve existing mature trees where possible.
• Special landscape treatment should be employed to highlight and identify entrances.
• Landscape areas should be regularly spaced in parking lots to break up massiveness of
pavement. Minimum one tree per ten parking places.
• Mechanical irrigation systems are typically required to ensure maintenance of plant
materials.
• Landscaping should be used in conjunction with screening walls when multi-story
buildings abut an adjacent property where topography lessens the effect of a wall alone.
Where a building exceeds 15 feet in height, 4" caliper trees shall be required, spaced
every 30 feet along the wall or spaced every 50 feet apart if an irrigation system is
provided.
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CITY OF PARIS COMPREHENSIVE PLAN
Appendix E- Gateway and LandscapeBuffer Design Uuidelines
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Appendix E- Gateway and Landscape/tsutter liesign kxuiue.,iiiCs
APPENDIX E
Gateway And LandscapeBuffer Design Guidelines
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Appendix E- Gateway and LandscapeBuffer Design Guidelines
GATEWAYS
Several key intersections and corridors within Paris serve as a primary means of access to the
community. Thus, these intersections and the activities surrounding them are often a visitor's
first impression of the City. These key intersections and corridors will function as "gateways"
into Paris. These gateways not only influence visitors' perceptions, but can also help promote the
quality of life and vitality of the community with Paris residents. As such, special attention and
planning consideration should be given to these locations.
The planning and design considerations given to gateways should be based upon a hierarchy of
importance, based upon purpose, location, traffic volumes, street function and visibility.
Gateways should be identified as primary, secondary and transition gateways.
Primary Gateways
Primary gateways should identify the City of Paris as a whole. Primary gateways are identified
as the major interchanges with Loop Highway 286, such as the US Highway 82, US Highway
271, State Highway 24, Highway 79, Stillhouse Road, Collegiate Drive and F.M. 195
interchanges. In addition, those portions of the above-mentioned roadways, leading into the
Loop Highway should be considered part of the primary gateways.
The major features of these gateways should include:
• A prominent features such as large-scale public art, statuary, fountains, gardens or
park-like settings;
• Signage to clearly identify entrance into Paris. Brick, stone or other high-quality
materials should be incorporated into the signage to further establish the gateway; and
• Landscaping to accent the sutrounding corridor and prominent features. A
combination of street trees, ornamental trees, shrubbery, ground covers and
ornamental plantings should be used to accent and coordinate the design.
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CITY OF PARIS COMPREHENSIVE PLAN
Appendix E- Gateway and LandscapeBuffer Design Guidelines
Gateway features serve as landmarks within the City, welcoming visitors,
reminding residents of the Paris quality of life and instilling a local pride.
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CITY OF PARIS COMPREHENSIVE PLAN
Appendix E- Gateway and LandscapeBuffer Design Guidelines
Secondary Gateways
Secondary gateways should identify the City of Paris as a whole, but on a smaller scale than the
Primary gateways. These gateways are identified as the intersections between all other arterials.
Secondary gateways include intersections such 19`h Street and Bonham Street; Jefferson Road
and Highway 24 (Church Street); Highway 1497 (3`d Street) and Highway 24 (Church Street);
Collegiate Drive and 7efferson Road; Collegiate Drive and Clarksville Street, Collegiate Drive
and Highway 82 (Lamar Avenue); and the future intersection of Highway 271 (North Main
Street) and Martin Luther King Drive.
As opposed to primary gateway features, those of the secondary gateways are intended to be at a
pedestrian scale. The major features of the secondary gateways are:
• A prominent features such as public art, statuary, fountains, gardens or park-like
settings;
• Signage of brick, stone or other high-quality material;
• Landscaping to accent the surrounding corridor and prominent features. A
combination of street trees, ornamental trees, shrubbery, ground covers and
ornamental plantings should be used to accent and coordinate the design;
• Benches, trash receptacles, pedestrian scale lighting, unique paving patterns at
crosswalks, and other streetscape elements.
Transition Gateways
Transition gateways are identified for those areas where a distinct change in activity or land use
takes place or a specific district begins along an arterial or collector roadway. Transition
gateways are used to identify the entrance into unique destinations or corridors. For example,
the entrance into downtown along West ls`, 3`a and 4`h Streets, Main Street, East 3rd Street,
Bonham Street, Lamar Avenue and Grand Avenue. This gateway is also appropriate for
transitions such as those between residential and commercial uses.
Transition gateway features are on a smaller scale than primary or secondary gateways. The
major features of the transition gateways are: -
• Signage to clearly identify the entrance into the district;
• Landscaping to accent the streetscape and signage. A combination of street trees,
ornamental trees, shrubbery, ground covers and ornamental plantings should be used
to accent and coordinate the design;
• Benches, trash receptacles, pedestrian scale lighting, unique paving patterns at
crosswalks, and other streetscape elements.
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CITY OF PARIS COMPREHENSIVE PLAN
Appendix E- Gateway and LandscapeBuffer Design Guidelines
Public art serves as an identi,fying feature in a transition gateway.
As opposed to primary gateway features, those of the secondary gateways are intended to be at a
pedestrian scale. The major features of the secondary gateways are:
• A prominent features such as public art, statuary, fountains, gardens or park-like
settings;
• Signage to clearly identify entrance into Paris. Brick, stone or other high-quality
materials should be incorporated into the signage to further establish the gateway;
• Landscaping to accent the surrounding corridor and prominent features. A
combination of street trees, ornamental trees, shrubbery, ground covers and
ornamental plantings should be used to accent and coordinate the design;
• Benches, trash receptacles, pedestrian scale lighting, unique paving patterns at
crosswalks, and other streetscape elements.
The City should work closely or partner with local developers to ensure that adequate aesthetic
considerations are given to development near identified gateway locations. As part of a
formalized site plan review process the City should consider the visual impacts of development
at these locations. Development should incorporate architectural features such as building
recession and projections, canopies and awnings, window and high-quality materials to accent
and complement the gateway development. Building orientation and parking should also be
carefully planned to minimize the adverse impacts of the negative features of the site. Trash
dumpsters, loading areas and parking should be screened with appropriate landscaping.
Many of the gateway locations identified have been developed, making the efforts to establish
the gateway concept difficult. Initial improvements may focus around landscaping. Overtime, as
redevelopment occurs or partnerships are formed, the larger-scale elements like public art and
signage can be added.
For those areas that are not cunently developed or in which limited development has taken place,
efforts to establish the gateway concept should begin immediately. Conceptual plans for
development of gateways in these locations should be developed, so that as development does
begin to occur a clear vision can be presented. This vision would serve as the basis for
requirements for land dedication or acquisition and special design considerations.
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CITY OF PARIS COMPREHENSIVE PLAN
Appendix E- Gateway and LandscapeBuffer Design Guidelines
LANDSCAPING AND BUFFERING
Poor transitions between land uses of differing intensity create incompatibility, hardships and
long-term negative effects on surround development and the community as a whole. Ideally, all
transitions between a high-intensity use and a low-intensity would take place along a definitive
boundary, separation by a roadway, creek or other physical and visual barrier. Reality proves
that many such transitions do not take place along clearly identified boundaries. As such,
residential neighborhoods are impacted by the activities of commercial and industrial
development. Glare from lighting, unobstructed views of trash dumpster and loading docks, and
noise from daily activities are all problems associated with these transitions. Likewise
commercial and industrial development suffers from fierce opposition to development.
In order to minimize these and other similar conflicts Paris should institute landscaping and
buffering standards. These standards would specify combinations of landscaping and other
screening materials required between land uses of differing intensity. In addition, these
standards would specify landscaping required to minimize the impact of other adverse elements
of development such as parking lots, loading areas, signage and trash collection areas.
Landscaping, screening and buffering should be provided for all new development,
redevelopment and expansion, with the exception of improvements or repairs to existing
development that do not result in an increase in floor area nor an in intensity.
Transition Buffers
Transition buffers shall be located along those portions of a site that are along those portions of
adjoining lots with a different zoning classification. The developing property shall always be
responsible for providing the required buffers.
Transition buffers should consist of a planting screen unless a landscaped berm or a fence screen
is otherwise permitted by the Planning Commission. The following standards and specifications
should be used.
A. Specifications
Planting Screens. Planting screens shall consist of trees, bushes or shrubs of a variety
and so planted and kept as to be achieved within thirty-six (36) months after
occupancy of the premises to be screened.
a. Such screen shall have a minimum height of six (6) feet above grade at any
particular point along its length.
b. Any two (2) foot square segment of a planting screen shall contain no more than
thirty percent (30%) open space affording a direct horizontal view through such
screen if such segment is over two (2) feet above grade.
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CITY OF PARIS COMPREHENSIVE PLAN
Appendix E- Gateway and LandscapeBuffer Design Guidelines
2. Landscaped Berm. Adequate evidence shall be furnished demonstrating that the
construction of such berm, along with any necessary culverts and ditching, will not
create adverse drainage and flooding conditions on adjacent property.
a. Such berm shall be at least thirty (30) feet in width at the base and at least four
(4) feet in height, as measured perpendicular to grade level at any point along its
length. Side slopes shall have a gradient no steeper than three to one.
b. Side slopes of such berm shall be sodded so as to prevent erosion. The top of
the berm shall contain a planting screen above except that the minimum height
of such planting screen need be no more than three (3) feet above the top of the
berm at any particular point along its length. Construction and material of such
berm shall be as approved by the Planning Commission.
3. Fence Screen. A fence screen shall not be less than eight (8) feet, nor more than ten
(10) feet in height above grade level, at any particular point along its length. Any two
(2) foot squaze segment of such screen shall contain no more than thirty percent
(30%) open space affording a direct horizontal view through such screen.
Construction and material of such fence screen shall be as approved by the Planning
Commission.
B. Requirements.
Determining Transition Buffer Requirements. The following procedure shall be
followed in determining if a transition buffer is required. Using the matrix in sub-
section 2 Transition Buffer Requirements:
a. Identify the minimum zoning classification required to accommodate the
proposed use. These classifications are listed under "Proposed Zoning" in the
first column.
b. For Transition Buffer Requirements, identify the actual zoning classification of
the abutting site(s). These classifications are listed under the heading "Adjacent
Zoning."
c. Determine if a transition buffer is required by crossing the previously identified
proposed zoning with the adjacent zoning. The letter "R" indicates that a
transition buffer is required, otherwise, no transition buffer is required.
S:UHZHS\WPCViIIaI fCWft Z-OI.(IOL' 119 BWR
CITY OF PARIS COMPREHENSIVE PLAN
Appendix E- Gateway and LandscapeBuffer Design Guidelines
2. Transition Buffer Requirements.
TRANSITION BUFFER REQUIREMENTS
PROPOSED
ADJACENT ZONING
ZONING
A,
SF-2,
MF-1,
P
O
jvs,
CA
LI
HI
SF-1
SF-3,
MF-2
GR,
2F
C
A, SF-1
SF-2, SF-3, 2F
MF-1, MF-2
R
R
R
R
P
R
R
R
0
R
R
R
NS, GR, C
CA
R
R
R
R
R
R
R
R
LI
R
R
R
R
R
R
R
R
HI
R
R
R
PLI
Landscaping
Landscaping should be used to mitiaate those site elements that have the greatest impact on
surrounding development. .
A. Dumpster Screening. Dumpster for solid waste located in the MF-1, MF-2, P, O, NS, GR,
C, CA, LI, HI and PLI districts shall be completely screened from view of roadways and
adjacent sites by fences, walls or vegetative screens. The screen shall provide complete
visual screening of the dumpster and be compatible in material and color with the principal
structure on the lot.
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CITY OF PARIS COMPREHENSIVE PLAN
Appendix E- Gateway and LandscapeBuffer Design Guidelines
Unscreened dumpsters can have an adverse impact on neighboring properties.
B. Community Policing Through Environmental Design (CPTED). Landscaping and berming
improvements shall be designed according to CPTED principles in order to reduce or
eliminate isolated public pedestrian and parking areas that cannot be seen from activities
areas of the site.
$A98288\WPC,lfinal rrpM 2-01ik>c 121 B WR
CITY OF PARIS COMPREHENSIVE PLAN
Appendix E- Gateway and LandscapeBuffer Design Guidelines
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5A98288\WPClfinal repun 2-0I.Juc 122 LS WK
CITY OF PARIS COMPREHENSIVE PLAN
Appendix F- Demographic Summary
APPENDIX F
DEMOGRAPHIC SUMMARY
City, County and State Population by Age,1990 Census
.~1 e rou
;,Po u ahon,~
.
~Crt fiotal s
Pa utahbn;~
5
ota~,=a`f
4
. .
~Po u~atiou
"e Peyrcent~of
.~State~Tofal~~
0 to 5 ears
2,212
9.0%
3,783
8.6%
1,673,836
9.9%
6 to 11 ears
2,148
8_7%
3,953
9.0%
1,651,795
9.7%
12 to 17 ears
1,903
7.7%
3,703
8.4%
1,510,208
8.9%
18 to 24 ears
2,645
10.7%
4,357
9.9%
1,890,844
11.1 %
25 to 34 ears
3,454
14.0%
6,107
13.9%
3,086,171
18.2%
35 to 44 ears
3,015
12.2%
5,780
13.2%
2,539,025
14.9%
45 to 54 ears
2,266
9.2%
4,632
10.5%
1,628,634
9.6%
55 to 64 ears
2,092
8.5%
3,973
9.0%
1,289,421
7.6%
65 to 74 ears
2,438
9.9%
4,012
9.1 %
998,239
5.9%
75 and over
2,526
10.2%
3,649
8.3%
718,337
4.2%
Total
24,699
100.0%
43,949
100.0%
16,986,510
100.0%
Source: United State Census Bureau
City Population by Age,1990 Census
City of Paris, Texas
4,000
. . . ,
=
~m ~
~ ~ ~
~
3,500
z
~
T :
Q-
o
~
3,000
Q
.
a
2,500
0
2,000
~
x ,
~
1,500
E
1,000
Z
500
.
0
0 to 5 6 to 12 to 18 to 25 to 35 to
45 to 55 to 65 to 75
years 11 17 24 34 44
54 64 74 and
years years years years years
years years years over
Age Range
1990 U.S Census population data range from age groups indicates that the City of Paris has twice the
percentage of senior citizen population as the State of Texas as a whole. The percentage of the Paris
population aged 65 and over was 20.1% in 1990. Comparatively, the population aged 65 and over in the
State of Texas was 10.1% in 1990. Population estimates for 1997 indicate this trend will continue. 1997
estimates place the percentage of population aged 65 and over in the City of Paris at 20.4% as compared
to 10.1% for the total population of the State of Texas. Population data indicates emphasis should be
given to senior citizen issues and services in the City of Paris.
sA98288\wec\rWaJ rcpon z-m.doc 123 BWR
CITY OF PARIS COMPREHENSIVE PLAN
Appendix F- Demographic Summary
City, County and State Population by Gender,1990 Census
W
4
uou
ce
er , .
IGM
on
Po la
s .
o a-gp
. ~
.~o
~
.
Male
11,348
45.9%
20,820
47.4%
8,365,963
49.3%
Female
13,351
54.1%
23,129
52.6%
8,620,547
50.7°Io
Total
24,699
100.0%
43,949
100.0%
16 986,510
100.0%
Source: United State Census Bureau
City Population by Gender,1990 Census
S:198288\WPCVuia1 report 2-01.doc 124 B WR
CITY OF PARIS COMPREHENSIVE PLAN
Appendix F- Demographic Summary
Household Income in 1989
w
~
Nu
b
r
f
Percent of
~
~ ~ ~
P
e. 3 E~ ,ra'
~@n
* :
i
~k~
m
e
o
~
g
f
. ~
~
~
~ ~
l j
`
`°In
l~umber of
Pans ~
Percentof xi
Paris
~Total
Lamar
~
z
sGountyl~~~
~ Lamar
1,Caunty
1~Tumbe ~of~
x~ent o
=
eve
~
c ~ne
~ ~ ~
~r ,~,•rt,..
seholds
~Io
~
~ ~
~~holds
rHo e
~
Households
3ousehol
P ~
, ous~,
eho~~s'
u
.
.
0 to $9,999
31064
31.3%
4,369
26.0
1,078,268
17.7%
$10,000
2,104
21.5%
3,486
20.7
1,177,112
19.4%
to$19,999
$20,000
1,671
17.1%
3,067
18.2
1,056,967
17.4%
to $29,999
$30,000
1,101
11.2%
2,151
12.8
848,911
14.0%
to $39,999
$40,000
770
7.9%
1,596
9.5
618,946
10.2°Io
to 49,999
$50,000
462
4.7%
864
5.1
425,950
7.1%
to $59,999
$60,000
276
2.8%
597
3.6
381,136
6.3%
to $74,999
$75,000
200
2.0°Io
397
2.4
262,522
4.3°Io
to $99,999
$100,000
65
0.7%
132
0.8
98,659
1.6°Io
to $124,999
$125,000
33
0.3%
60
0.4
41,695
0.7%
to $149,999
$150,000
48
0.5°Io
88
0.5
85,175
1.4°Io
or More
Total
9,794
100.0%
16,807
100.0°Io
6,079,341
100.0%
Source: United States Census Bureau
Census data reflects the income levels of household in Paris, Lamar County and the State of Texas. The
percentage of the total number of households for each income level is calculated. In 1989 the percentage
of Paris households that had an annual income less than $20,000 was 52.8°Io, more than half of all
households in the city. By comparison, the State of Texas had 37.1 percent of all households earning less
than $20,000 in 1989. Household income data suggests housing and other services for low-to moderate-
income families will likely be significant for the City of Paris.
S:V8288\WPClfinal rcpurt 2-01.duc 125 BWR
CITY OF PARIS COMPREHENSIVE PLAN
Appendix F- Demographic Summary
DEMOGRAPHIC PROJECTIONS
Projected Population by Age
~~LL.~oulatton
N9'.
~997~"y"
Po 0 to 5 ears
2,378
9.3
2,339 ~
8.9
-2%
Po 6 to 11 ears
2,155
8.4
2,212
8.4
3°Io
Po 12 to 17 ears
2,030
7.9
2,117
8.1
4°Io
Po 18 to 24 ears
2,567
10.0
2,493
9.5
-3°Io
Po 25 to 34 ears
3,160
12.3
2,838
10.8
-10°Io
Po 35 to 44 ears
2,988
11.6
3,103
11.8
4%
Po 45 to 54 years
3,046
11.9
3,470
13.2
14%
Pop 55 to 62,3224
ears
2,134
8.3
2,197
8.4
3°Io
Po 65 to 74 ears
2,322
9.0
2,249
8.6
-3%
Po 75 ears and over
2,923
11.4
3,181
12.1
9°Io
Total
25,703
100.0
26,199
100.0%
100.0%
sA98288\wvcvfinm rcpoR z-oiA>c 126 LiWK
Projected Population by Gender
CITY OF PARIS COMPREHENSIVE PLAN
Appendix F- Demographic Summary
Projected Household Income
%aaof
Charige
0
1
"
l
'
t
% of T
1997
Tofal
1997
2042 rz_
~
Totat
~199'~~2U02
-
~ncome .
~
,
99
.
o
a
-
N
.
_
,
~
Less than
4,198
43°Io
4,377
43%
4.3%
4,375
42%
0.0%
$15,000
$15,000 to
1,881
19%
1,945
19%
3.4%
1,928
18%
-0.9%
$24,999
$25,000 to
1,462
15%
1,394
14%
-4.7%
1,302
12%
-6.6%
$34,999
$35,000 to
1,185
12°Io
1,071
10°Io
-9.6%
963
9%
-10.1%
$49,999
$50,000 to
736
8%
909
9%
23.5°Io
1,017
10%
11.9%
$74,999
$75,000 to
188
2%
330
3%
75.5%
479
5%
45.2%
$99,999
$100,000 to
105
1%
187
2%
78.1°Io
273
3%
46.0%
$150,000
$150,000 and
46
0%
75
1%
63.0%
103
1%
37.3%
over
Total
9,801
100%
10,288
100%
5.0%
10,440
100%
1.5%
Projected Housing Unit Occupancy
9s7r~~
~
Owner
6,346
62%
6,691
64°Io
Renter
3,942
38%
3,747
36°Io
Total
10,288
100%
10,438
100%
5:\98288\WPC\tina1 rerun 2-01.&~ 127 BWR
Projected Educational Attainment