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University of North Texas Residence Hall Project

The University of North Texas has requested approval from the Coordinating Board to construct a residence hall on its Denton campus.  The Campus Planning Committee reviewed this project on December 10, 2002 and has recommended approval.  At its December meeting, the Campus Planning Committee approved an athletic center adjacent to the residence hall project.  This overview discusses the residence hall project.

The residence hall facility is proposed to be built on property owned by and directly adjacent to the university.  The institution owns approximately 158 acres of land across the interstate highway from the university main campus that is currently leased to the Radisson Hotel and includes a golf course.  The hotel lease will expire in 2043, and the golf course lease was scheduled to expire in 2012, with options for extension, unless the university opted to develop the land for alternative uses.

The project being considered is proposed to be placed on property that is being returned to university control. The land was a leased golf course that has deteriorated because the lessee has been unable to maintain the course.  Additionally, the cost for operation of the golf course was negatively impacting the lessee’s financial stability.

The university continues to work with the community and the hotel to resolve issues, and that intends to continue to invite community representatives to additional meetings.   Negotiations continue with the Radisson to resolve common issues with regard to the golf course.  Termination of the golf course lease is expected shortly.

A site visit to the institution was conducted on December 3, 2002 by Board Member Curtis Ransom and Coordinating Board staff Bill Beckham and Nancy Ellen Soteriou.  During that visit, university officials provided an overview of the campus plans for expansion and use of its property.  The visit included a tour of the facilities and properties involved in the plan.

SUMMARY OF THE ISSUES:

The community is responding to the university’s proposal to build both the residence hall and the athletic center “in their back yard”.  The concerns expressed in the letters and e-mail from the community regarding this project include:

• Communication from the university to the community regarding its intention to use the golf course property for this development
• Traffic control and congestion in the neighborhood
• Unwelcome intrusion into the neighborhood
• Parking
• Lighting
• Greenspace use
• Construction of the facilities
• Landscape plans
• Future development of the property
• Student and resident safety

RESIDENCE HALL PROJECT NEED:

Student housing is critical to accommodate a significant increase enrollment over the past five years, an increase of 2,000 students this fall, and a 7 percent increase this spring.  The 4,500 beds currently in inventory are full every fall with a waiting list, and the university has restricted the number of returning students desiring to live in residence halls to 1,000.  Further, the university is unable to accommodate all freshmen requesting on-campus housing, potentially causing an adverse impact on student enrollments.

CHRONOLOGY OF EVENTS:

Following is a chronology of events:

September 19, 2002 - University officials, including the Chair of the Facility Committee of the Board of Regents, met with representatives from the Radisson Hotel and discussed the status of the lease agreements for failure to pay rental payments on both the hotel and golf course leases.  The hotel suggested options to address the situation, including a possible return of the golf course.  The hotel agreed to forward firm options to the university regarding a resolution of the situation.

October 9, 2002 - University officials met with Don January (expert in golf course management) to review the condition of the golf course.  Mr. January reported that the course is "functionally obsolete," the acreage for the course is not adequate, and the condition of the golf course is poor.  He concluded that the university should not expend funds to improve the course.  Club Corporation of America also evaluated the golf course and concurred with Mr. January's conclusion before declining to take over management of the golf course.

October - November 2002 - University and hotel officials discuss various options and conclude that the operating expenses of the golf course are far exceeding its revenues, are negatively affecting the hotel, and that there is no money available to fix the deteriorating condition of the course.  Radisson suggested returning the golf course to the university to strengthen their financial position.

October 20, 2002 - Idea to use the golf course for alternative purposes is first introduced.

Early November 2002 - Architects are employed to explore possible Athletic Complex/Residential facility on golf course.

November 11, 2002 - University officials met with City of Denton staff in order to discuss alternative uses of the golf course and the use of a greenbelt area as a buffer zone for neighbors.  This meeting was in response to previous discussions with the Mayor and the City Manager on the situation involving the golf course.  The City indicated interest and suggested changes to a preliminary concept of the use of the land.  Additionally, the City declined an invitation to take over management of the golf course.

November 19, 2002 – Dr. Norval Pohl, UNT President, informed students, faculty and staff in an open meeting of the possibility of a residence hall on the golf course.  The campus newspaper coverage of the story appears in the next day's edition. 

November 22, 2002 - The Board of Regents is informed during executive session of the financial condition of the hotel and golf course.  The Board of Regents is also advised of the possible alternative use of the golf course as an athletic complex with residence halls and other special housing.  The Board of Regents votes to terminate the golf course lease, if possible, to obtain the golf course, regardless of what its future use may be.  Board instructs the General Counsel to negotiate a termination agreement.  The Board of Regents authorizes the building of a 600 bed residence hall to be located on the golf course if the lease is successfully terminated. 

November 22, 2002 - Negotiations to terminate the golf course lease lead to an agreement by the hotel (Lessees) and the university.  The agreement is forwarded to Lessee’s bank for approval.  (Both parties believe this approval will be provided in the near future.)

December 3, 2002 - Coordinating Board member Mr. Curtis Ransom and Coordinating Board staff visit the university campus to review the projects, including the golf course proposals.  A complete Athletic Complex and Residence Hall Master plan was presented to the visiting representatives of the Coordinating Board at this time.

December 5 and 6, 2002 - The university distributes fliers to the residents neighboring the golf course (many of whom are faculty and staff of UNT) announcing a meeting on December 10 at the university in order to provide information on and to discuss the university's plans for the golf course.

December 8, 2002 - The Denton Record Chronicle runs a story on the possible closing of the golf course.  (This was prior to the official Board of Regents approval of the Athletic Complex.)

December 9, 2002 - The Board of Regents approves the only item on its agenda, the consideration of the Authorization for the Design and Construction of a UNT Athletic Center.  The item authorized the location and construction of the Athletic Center on the golf course.

December 10, 2002 - The Denton Record Chronicle runs another story after the Board of Regents meeting and provides detailed information regarding the university's plans regarding the golf course, including a picture of the Athletic Complex and Residence Hall Master plan.

December 10, 2002 - Coordinating Board Campus Planning Committee approves the Athletic Center and recommends that the Coordinating Board approve the Residence Hall to be located on the golf course. (A summary of the meeting can be read here)

December 10, 2002 - University officials meet for four hours with neighborhood residents to fully discuss the plans for the golf course.  Pictures of the Athletic Complex and Residence Hall Master plan are presented to the attendees.  A PowerPoint presentation is provided on the university's website after the meeting; the PowerPoint presentation also includes the pictures provided during the meeting.  About 100 residents from the neighborhood attended the meeting.  University informs the neighborhood of the greenspace concept and invites the neighborhood to work closely with the university and the city to develop the greenspace and provide other input.  The neighborhood was advised that the university was commissioning studies regarding traffic, storm water management, environmental, noise and light pollution and topographical survey.  The university invited representatives of the neighborhood associations to address their concerns in additional meetings with the university.    

January 8, 2003  - University officials meet with representatives of the neighborhood and city to discuss the greenspace, as well as to address other concerns that the neighbors may have. 

January 17, 2003 - A second meeting is held with the representatives of the neighborhood.  UNT President Pohl attended this meeting.

January 24, 2003 – A third meeting is held with the representatives of the neighborhood.  UNT President Pohl attended this meeting to address questions posed at the January 17 meeting.  At this meeting, Pohl offers to provide the representatives with copies of all of the studies commissioned by the university.

January 30, 2003 - Coordinating Board meets to consider the recommendation by the Campus Planning Committee to approve the university's plans to construct a Residence Hall.