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Background Information to Accompany Request to Construct a Student Resident Hall  on the UNT Golf Course

Why is the University terminating the golf course lease?

The Radisson leases both the golf course and the property that the hotel is situated on.  The golf course has lost money for several years.  To break even, the golf course needs at least 40,000 rounds of golf played annually.  This past year, the rounds of play are down to 16,834 from 26,000 rounds of play in 1999.  The financial losses of the golf course are negatively affecting both the Radisson Hotel and UNT.

The golf course is also in deteriorated condition.  Analyses by golf course experts concluded that the golf course is “functionally obsolete” and not economically repairable.  The sprinkler system is insufficient and the equipment is in poor condition.  Additionally, the cost to update and retrofit the course would be prohibitively expensive.  Furthermore, it is not financially feasible for the University to assume operation of the course.

Why develop the golf course into a student housing and athletic complex?

The University is presently landlocked.  Virtually all new buildings on the campus will require either the purchase of new property at considerable cost or construction on existing parking lots or greenspace.  For example, the new science building will be constructed on the main campus on a 330 space parking lot.  Parking at UNT, like other urban campuses, is at a premium and the loss of this parking will cause a ripple effect throughout the campus.  For this reason, it is highly undesirable to construct additional buildings on now-existing parking lots.  A second example refers to the costs of purchasing new property that surrounds the campus.  Recently the University purchased the Eagle Ridge Apartment Complex for $900,000, which was less than expected because of a recent fire to the complex.  This property was approximately one acre of land.  Our total cost to purchase, remove the asbestos and demolish the building complex will exceed one million dollars.  To build a new three-story 600 bed residence hall with adequate parking will require at least seven acres of land.  The golf course that the University currently owns is comprised of approximately 158 acres of land.  Considering the cost of purchasing land, the most fiscally responsible approach would be to use existing University land for construction of new buildings.

One other point about the purchase of land near our existing campus should be made.  At the present time, the University is attempting to acquire five pieces of property that were approved by the Coordinating Board for purchase.  These properties are at strategic sites within our Master Plan.  It is apparent that in order to successfully acquire the properties, we will need to condemn four of the five parcels.  Beyond the cost associated with doing so, the difficulty faced by the University in obtaining this property underscores the fact that the University must utilize our valuable existing land resources.             

The present Athletic Center is in poor condition and is substandard in size.  As proposed, the cost to build a new Athletic Center is about $6,500,000. The University previously received approval from the Coordinating Board to renovate the University Services Building (on the main campus) into an Athletic Complex.  The cost of such renovation is slightly less than the cost of building a new Athletic Center.  However, the total cost to the University is considerably more because the University would need to renovate the UNT Research Park at a cost of about 2.5 million dollars in order to house the departments currently using the University Services Building.  In addition, at some point in the future, the Research Park will reach capacity.  At that time, it will be likely the University Services departments will need to be moved, requiring the construction of another building.

The UNT Stadium was built in the early 1950’s and requires extensive renovations.  According to our architects, the cost to renovate our existing stadium is considerable more than to build a new stadium.  This differential is due to the ability to sink a new stadium into the ground at the golf course, an option that is unavailable on the existing site.  The golf course has enough acreage to construct a new stadium, a new Athletic Center, practice fields, and supporting facilities.  It will also enable virtually all of the Athletic facilities to be placed in one location and freeing critical “on-campus” space for the addition of academic buildings.  

How is the University addressing neighborhood concerns?

The University has met and continues to meet with the neighborhood residents to discuss their concerns.  Their concerns generally fall into the following categories: drainage, civil engineering, environmental, traffic, noise and light pollution, property values and quality of life. Prior to the neighborhood raising these concerns, the University planned and was in the process of commissioning its architects to address the drainage, environmental, traffic, civil engineering and noise and light pollution.  The architects have also planned a greenspace of about thirty acres and approximately 300 feet in width that will separate University activities from the neighborhood. This buffer zone should also enhance quality of life and protect property values. The City of Denton’s Parks and Recreation Department has offered to assist in the design and/or development of the greenspace to make it as attractive and useful as possible. The Parks and Recreation Department has requested participation from the neighbors to ensure those things they might desire the most are included.

Studies presently commissioned by the University and underway are:

1. A topographic survey to determine elevations and drainage patterns.  The survey will help determine building sites, road locations, and infrastructure development.
2. A hydrology study to determine storm water drainage and management.  This will include runoff, the need, location, and size of retention and detention ponds, and if there are any unique considerations. 
3. An environmental study to determine if there are any environmentally sensitive areas, and any impact to flora, fauna, and wildlife.
4. A traffic analysis to determine traffic patterns, and egress/ingress locations.
5. A study of potential noise and light impacts. 

The University intends to share the results of all of these studies with the neighbors and the University intends to use these studies to address the concerns of the neighbors.

Why were the neighbors not contacted previously?

1. The golf course lease with the Radisson permitted the University to take over the golf course to develop it for other purposes in 2012.  However in Fall 2002, due to declining economic conditions, the Radisson approached the University and asked to terminate the lease immediately.  The University remained in the middle of lease negotiations until November 22, 2002.  Until that date, various options that included keeping the golf course were still under discussion.  Additionally, the University was waiting for final approval from the UNT Board of Regents and the Texas Higher Education Coordinating Board, and believed that it would be inappropriate to announce significant plans without general approval from both Boards to move forward.  After receiving approval from the Board of Regents and after a positive visit by Coordinating Board member Mr. Curtis Ransom and Coordinating Board staff to the University on December 3, 2002, the University distributed fliers to residents in the neighborhood to announce a community meeting in order to discuss the potential development of the golf course.  Since that date, the University has remained in contact with the neighbors and their representatives.  The University has held three meetings with neighborhood and/or their representatives and will continue to hold meetings with the neighbors in order to address all of their concerns.
   
2. Providing notice to the neighborhood of these plans prior to the end of lease negotiations would have compromised the University’s interests and bargaining position with the Radisson and the Radisson’s bank.  Notification of the neighbors would have provided a better bargaining position for the Radisson and the Radisson’s bank, since the University would have been attempting to negotiate a termination agreement under pressure from the community. 
   
3. Many of the neighborhood residents believe that the University failed to provide timely notice of it plans for developing the golf course.  However, as mentioned, the possibility of the University taking back the golf course prior to 2012 was only initially broached by the Radisson in Fall 2002.  Once the University obtained approval from the Board of Regents to seek termination of the lease agreement (November 22, 2002) and the Texas Higher Education Coordinating Board visited the University (December 3, 2002), the University posted fliers in the neighborhood surrounding the golf course (December 5-6, 2002) to invite residents to a community meeting (December 10, 2002).  Additionally, the Denton Record Chronicle ran stories on two separate days (December 8 and 10, 2002) providing notice of the meeting.  The University has conveyed to the neighbors that the development was not concealed, but that the opportunity to develop the golf course arose unexpectedly.  As such, the University chose to take advantage of the opportunity and provided the neighbors with notice of the University’s plans as soon as possible.  Furthermore, the University has continued to meet with and will continue to meet with the neighborhood residents in order to address their concerns and especially to obtain their thoughts regarding development of the greenspace that will provide a buffer between the University’s facilities and the neighborhoods.

How will the University address traffic concerns?

The traffic analysis commissioned by the University will include plans for directing traffic away from the neighborhood.  The day-to-day traffic will mainly use Bonnie Brae Street.  Additionally, the University is purchasing a private school across the street from the golf course to be used for women’s athletic facilities.  The private school will vacate their property in Summer 2004.  The residence hall will be finished in time for the Fall 2004 semester.  The private school currently enrolls approximately 1000 students (See http://www.libertyschool.org/about.htm).  This figure does not include all faculty, staff and visitors of the school.  As such, any traffic associated with the new residence hall will not add to the current traffic in the neighborhood, but will merely replace a portion of the traffic currently associated with the private school.  Arguably, there may be even less traffic once the new residence hall is in use.  Additionally, the residence hall will have extensive access to the main campus with a bus transportation system, providing less incentive for students to take their cars back and forth to campus.  Over time, as the University adds residence halls and athletic venues, traffic patterns will likely increase over present levels.

Why the University needs additional residence halls at this location?

The University needs space for more residence halls.  The University does not want to use up the existing building sites located on the main campus for residence halls and athletic venues that require large tracks of land.  These scarce parcels should be reserved for the construction of academic buildings. Purchasing more land would be fiscally irresponsible when there is available land that can meet University needs.  As such, the golf course is the logical site for further growth.  Every effort will be made to situate the residence halls where they minimize any negative impacts on the neighborhood.  Topographic conditions will guide the University in its determination.

How big will the residence halls be?

The first hall consists of about 600 beds.  It will be 3 stories in height.  As student demand warrants, other residence halls may be added.

Will the Athletic Complex decrease property values?

Maybe but there is some evidence to support the opposite conclusion. In two areas of the DFW Metroplex where Athletic Complexes adjoin residential neighborhoods, TCU in Fort Worth and SMU in Dallas, the stadiums and athletic activities have not decreased the property values.  Instead, property values have remained strong and the areas are highly desirable housing locations.  From a different perspective, the golf course is located between the converging I-35 East and West freeways.  TexDot plans to greatly expand these freeways in 10 to 14 years.  The planned expansions will probably have a much greater impact on property values than any developments planned by the University.

How would a delay in approval for the residence hall impact the University?

Failure to meet the timeline currently in place would negatively impact the University in that it would be impossible to build a 600 bed residence hall in time for the beginning of the Fall 2004 semester.  As such, the residence hall would likely be available for the Fall 2005 semester at the earliest.  The University would be unable to accommodate all students desiring to live on campus, and based on recent experience would discourage freshmen enrollments.  Furthermore, the inability to continue to admit students that desire to enroll at the University would severely hamper the University’s ability to stay on target with the Texas Higher Education Coordinating Board’s Closing the Gaps goal of participation.

How would disapproval of the residence hall impact the University?

Beyond the negative impact already mentioned in case of a delay, disapproval of this project would require the University to locate additional land on which to build a 600 bed residence hall and to provide parking.  It is estimated that the cost of purchasing the approximately seven acres of land necessary for a 600 bed residence hall and parking would be around $7 million.  Additionally, it is uncertain how difficult it might be to obtain this amount of property.  As mentioned previously, the University is already being forced to initiate eminent domain proceedings on four small parcels of land near the University.  Due to the time necessarily involved in either purchasing land or obtaining land through eminent domain proceedings, disapproval of this project would preclude opening a new residence hall by Fall 2004 and possibly even by Fall 2005.  The inability to house students would also further hinder the University’s ability to comply with the Texas Higher Education Coordinating Board’s Closing the Gaps goals on participation.

Additionally, if the University is not permitted to construct the residence hall on the golf course, the University would likely choose not to place the athletic complex and facilities on the golf course because there would be less opportunity to distribute the fixed infrastructure costs.  As such, the University would need to renovate the University Services Building for use as an Athletic Center, in which case the University would need to spend an additional $2.5 million to renovate the Research Park for use by the University Services departments.  Furthermore, the University would then need to renovate the current athletic stadium at a greater cost than the cost of constructing a new stadium.  During the time of renovation, athletic events would need to be scheduled at another location at additional cost to the University.