O-726-9-86ORDINANCE NO. 726-9-86
AN ORDINANCE OF THE CITY OF ALLEN, COLLIN COUNTY,
TEXAS, AMENDING THE COMPREHENSIVE ZONING ORDINANCE NO.
366-10-81 OF THE CITY OF ALLEN, AS HERETOFORE AMENDED, SO
AS TO CHANGE THE FOLLOWING -DESCRIBED TRACT ,OF LAND
FROM "AO" AGRICULTURAL OPEN SPACE TO ESTABLISH
PERMANENT ZONING ON 376.462 ACRES OF LAND, MORE OR LESS,
IN THE FOLLOWING -DESCRIBED TRACTS OF LAND, TO -WIT: "R-4"
SINGLE-FAMILY RESIDENTIAL ON 102.3 ACRES OF LAND, "R-5"
SINGLE-FAMILY RESIDENTIAL ON 244.8 ACRES OF LAND, "SC"
SHOPPING CENTER ON 9 ACRES OF LAND, AND "CF" COMMUNITY
FACILITIES ON 20.4 ACRES OF LAND OUT OF THE JAMES T.
ROBERTS SURVEY, ABSTRACT NO. 777, COLLIN COUNTY, TEXAS,
LOCATED SOUTH OF STACY ROAD, NORTH OF EXCHANGE
PARKWAYO WEST OF MALONE ROAD, AND ADJACENT TO THE
PROPOSED EXTENSION OF ALLEN HEIGHTS DRIVE; PROVIDING FOR
A LAND USE PLAN; PROVIDING FOR DEVELOPMENT CRITERIA;
PROVIDING FOR A PENALTY OF FINE NOT TO EXCEED THE SUM OF
ONE THOUSAND DOLLARS ($1,000.00) FOR EACH OFFENSE:
PROVIDING FOR AN EFFECTIVE DATE; AND PROVIDING FOR THE
PUBLICATION OF THE CAPTION.
WHEREAS, the City Planning and Zoning Commission of the City of Allen, and
the governing body of the City of Allen, in compliance with the laws of the State of
Texas and the ordinances of the City of Allen, have given the requisite notices by
publication and otherwise, and after holding due hearings and affording a full and fair
hearing to all the property owners generally and to all persons interested and situated in
the affected area and in the vicinity thereof, and in the exercise of its legislative
discretion, have concluded that the Comprehensive Zoning Ordinance should be
amended;
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY
OF ALLEN, TEXAS:
SECTION 1. That the Comprehensive Zoning Ordinance of the City of Allen,
Texas, as heretofore amended, be and the same is hereby amended by amending the
Zoning Map of the City of Allen to give the following -described tracts of land the
Ordinance No. 726-9-86 - Page 1
following zoning classifications, to -wit: That these areas be and the same are hereby
zoned as follows:
Tract 1
16.7 Acres
"R-4"
Single -Family Residential
Tract 2
47.3 Acres
"R-5"
Single -Family Residential
Tract 3
9.0 Acres
"SC"
Shopping Center
Tract 4
48.1 Acres
"R-4"
Single -Family Residential
Tract 5
20.4 Acres
"CF"
Community Facility
Tract 6
37.5 Acres
"R-4"
Single -Family Residential
Tract 7
197.5 Acres
"R-511
Single -Family Residential
See Exhibit "A" attached hereto and made a part hereof for all purposes.
SECTION 2. That the development criteria approved and described as
Exhibit "B" attached hereto and made a part hereof for all purposes shall be adhered to
in its entirety for preparation of required site plans, plats and development in the
aforementioned tracts.
SECTION 3. That all ordinances of the City of Allen in conflict with the
provisions of this ordinance shall be, and the same are hereby, repealed all other
provisions of said ordinance shall remain in full force and effect.
SECTION 4. That the above-described tracts of land shall be used be used in
the manner and for the purposes provided for by the Comprehensive Zoning Ordinance
of the City of Allen, as heretofore amended, and as amended herein by the approval of
the attachment of Exhibit "C".
SECTION 5. That the property described in Exhibit "A" attached hereto shall
be used in the manner and for the purposes provided for as approved by the attachments
of Exhibits "B" and "C".
SECTION 6. That any person, firm or corporation violating any of the
provisions or terms of this ordinance shall be subject to the same penalty as provided
for in Comprehensive Zoning Ordinance of the City of Allen, as heretofore amended,
and upon conviction shall be punished by a fine not to exceed the sum of One Thousand
Dollars ($1,000.00) for each offense.
SECTION 7. Whereas, it appears that the above-described property requires
Ordinance No. 726-9-86 - Page 2
that it be given the above zoning classifications in order to permit its proper
development and, in order to protect the public interest, comfort and general welfare
of the City of Allen, creates an urgency and an emergency for the preservation of the
public health, safety, and welfare, and requires that this ordinance shall take effect
immediately from and after its passage and the publication of the caption of said
ordinance, as the law in such cases provided.
DULY PASSED AND APPROVED BY THE CITY COUNCIL OF THE CITY OF
ALLEN, TEXAS, ON THE 4TH DAY OF SEPTEMBER, 1986.
APPROVED:
Bei M1, room
ATTEST:
Marty Hendrix, CMC City Secretary
APPROVED AS TO FORM:
A. Don Crowder, City Attorney
Ordinance No. 726-9-86 - Page 3
q . L*
"EXHIBIT A"
Attachment to Ordinance No. 726-9-86, adopted on 9/4/86
VOW -V-7
,678,1 acre :trrpt
E, t �Qt_'Qr land
'A*c0r0&"9f Collin
VW%k_aame.,, ri
bj*44 dated"
e
V80T, 19 1 ,
opment Fr9q. Ve4t" Energy ;nQ,
car '41 111
da of
_me, 1704,, page, 489 Of .00 DeOO Re,
wIV 4, -rde'd ip,Vo�u
j Jay t. of lsr�d, ljjj within the right
K, CAT i, ac
v`1- 1w` Cctmty'j,� TOUS.,13aid ),678 acre' tr
V,j� 'recorded in Volume
*300
�Kl�q ).766 i d6e0,.Qf whiR!
.1 q �Pwi aid
1 o� pro
tDeed�,Rqqords QCPOIUQ� ty, 7`01�4 • No a
cow
1 37
k, e3 and bounds
�6Q, $datiixi W6S'l wor6 'particular y described
d
A al
-.3fiJ r U416Y Rook(t
5',;j
)d for - co 11�
)0k'04NG,(,&j *1wj,'jron rod rn
`at the'Northea3t corner J 3 T! Roberts
tproposed F.M. Hwy-# 2768)
t
Y', �whjo� an it rod found rere co "in the, "'r,
72.1q, k,1:fj lj� IV _survey'e,-.Abstriwt. Ng.""777, from 0
h I f ao, e,
"q.J'264)
S`
I it " , , Rgad (COWtY, Road 240.986
*At � line, of , Malonq,
4, -Vo_c.
S,675 t�.iare 'tr,
A �f�,,�land, 6�t j of; the hereW. a
I;- Ume -4
0
the T4'Xa]s.bV r
rme3 to t exa*
3 $�0 211
o. -the Di.,Ui : Records' of Collin
de 063'Qf
t. aSd s`89 50-4 30.0 fee
1,158" 55-93,fee iegh i ro4,, at' the' POINT 0
o -Y, "i i feet to
11 . �'. _ �t. L', THENCE- 3,0 21' 5
W E 55.93 '. f ei
03,
BEGUNING;
1f,With the,, east lIrW'Qf said
58-,'g 254,2.38Eget'' 0 J.�
act' and jenerally,,i
0 1.2
1,44,_ _,,,,,,THENMf Malone
ilong the center
tr �6f jhj I sold
cl, e, t• Robe��i Survey to
jx�i in
,z4 a east line
Road: arid: along th�
-Iron'rod I :L
'6niOd foj-co�ner found Ifi'from which an.
there
.an
41,r vp f reference lies 3.8d 45!'1004 W 30-00 fermi -
j4Av:A4, found or r
line of the 139.
THEHCE;1`i"-' DUE SOLftU 2682 '6, feit With the"-
east
the east 111119 of 34id J. T. Roberts Survey, ,i
id
acre -tract. an.
to the
N- an lion rod for corner at
along , and, near 'road I. F
the',
1." 34rvey and ;at
Robert4
�cor 3ai4,
i6a3t,,
3outi (Mctone ROO, R4.1 f 264 with Count•y
Not v.
-J� fnieroection Of' rf O—Un
v!
West'
Rd. bf `"said • "i
AJ94 to 00
-2664. he 's�uth line
ENCE: ;,��
S 89 .�� 25 47,, foot,? with It
"lo ' "1 .1 '. J said 139.'155 acre 4
% t'4 1i t , -.1 - r,'',• 'R ober of Survey,and with the JSOuth 100
orner- f"
anironrod for a
ow.
ti and 410
1�tra% nt and near a road to acre
111ENCE- Vo 30" . W, with the. Meat of said '139.155
Oi 'W 300,0, feet and1552.72, flet I
m tract' pa3�ing Ir6i ro
r
inuing;for' a Ojaj��dj3tance 'of '1553182. to
and cont
A IF
for-qQrner; i1i",
d
tbe soukh line 9,
THENCE So.`'11' :,4 5",1;1
hack anas d .
ay-• 240'986,-icre t�aiqt which a4'e*Istj4&'1fenceI Pr033
to an t�oti rod art
E, forth across the linO 1 -1 -
found for corner '
it 2,6
he West, liej.We.
which'; fence corner for thelland1to t
for heriin'r;'
feet and North 0.8 feet i avid "a fence, corner I ' 1, 11 1 ".
Iles East 1.0' feet- ap4"N6rth 2A feet,
j!
0
�oo desc�ibed tract
N y &I" 4n(
11 ..'W , 1216,4 feetio generall
THENCE: 0 .-381, 1 W., . existing . 'fe'q* 'line and
.:E: 'feet •we3�- of an'
-,-,0 r I- 'Way' 'rod found
approximately 2
-to an 'iron
along a hedge row part of, the?4 inch diameter. It
th.310e of the base of a
against the nori.
for the fence corner;
Dots 'd arc tree used
'for e�iating
THENCE: N 89 ;, 13' 30" W 535.3 -feet generally along , for cqrzje�r
an Iron rod found
fence and along a hen row to ro
near a fence corner Pst; +•.. "
along 'an existing feet
N 0',.341 ' 15" W 897.5 et generally al
'tHFIICE: for corner
fence along a hedge row to an iron rod found
at a fence corner post; ily' along the fence jr1d
feet, genera
THENCE; 3 890.46' 451, E;1321.7 an. iron rod found for corner on the
T,
along'a hedge row to mer post;
souy edge of a 15 inch diameter fence cc
erally along' an ext3�4nd
THENCE: N 0 - 03' 00,, W, 1582.15 feet, generally . corner In the 3UUt1i
fence and heogerow to an iron rod f1pr
having an
'right-of-way line of proposed T.M. Hwy f2768
-Of-Waj, said iron rod bear*
exi*tIng 120.0 foot wice right
U an in the north line
I E 68.44 feet frLa iron rod
3 0
center of Stacy Road;
of said Roberts Survey ano in the
3
With the south rignt-of-way line ofpropo ed F.M. Hwy 02765
THENCE:
as fVows; Od at A po�nt of,
N 9 oo 1 0011 E 359.7. feet t -O. An iron r.
curve to the right; f 98
homing an are length 0 .60 feet
With 'said curve
59, 47", a radius Bf 5669.6 feet anti
central angle of 0 30, 04" E 96.6
chord i beartng and distance, of N' 49
f
Iron rod;
N."• 591 4711 E 1564.6 feet to an �o
N
89
4
N 69, 31 50" •E 614.80 feet to, the POINT OF BEQINIIING arlu
)9' square feet or 376.462 acres of Jana
bz
containing 16,398 -acres of land lies Within, i
more or less of which 5,161 ccula to
i no recorq of 6onveyance
public roma fir WhICh , . age 043eillent t Cd U10 StfsLe
found anu 0.391 acres in,a urain 'et:d
page 343 of the L
of Texas recorded in Volume 1704 t
-70
to
0
and he sout
bo do W
deed recorded
coun�y T e
t
of CQ1lin County, TexI34 and leaving .980 nliet,
acres Of lana trCre or less. t
21
T-: j
J 4� IJ04";•_T . q
Jm'. -Arf!" :4 t. Mll 41
ro)
Jl.
"EXHIBIT B"
Attachment to Ordinance No. 726-9-86, adopted 9/4/86
376.5 ACRES
DABNEY/BOWEN
JOINT VENTURE TRACT
ALLEN, TEXAS
CHARACTER OF DEVELOPMENT
The development philosophy of this tract is planned to be
based on the traditional single family detached home. With
the exception of a nine acre shopping center tract and
approximately twenty acres dedicated for park and open space
use, the entire site is planned for single family develop-
ment.
The most significant physical characteristic of this
property is the creek which runs through the western portion
of the property. This creek runs north into Fairview,
eventually flowing into Sloan Creek. This creek has many
trees scattered along its banks. Hal Jones of Jones-
Friebele Consulting Engineers has estimated the flood plain
along this creek, taking into consideration the development
proposed in the area. This has been shown on the Zoning
Request Plan. All of the major wood lots on the site are
within this designated flood plain.
The densities proposed in this development should provide a
mixture of house and lot sizes within both Neighborhood Area
14 and 15. Neighborhood Area 14 is west of Allen Heights
Drive, while Neighborhood Area 15 is to the east. The deed
restrictions accompanying this zoning request restrict the
number of units which can be built on this property to a
maximum of 1,257 single family units. Of this total, 507
units could be built in Area 14. This is in agreement with
the suggestions of the Allen Comprehensive Plan. A good mix
of unit and lot sizes should also exist in Area 15. The
eastern portion of Area 15 has already been developed with
large lot single family homes at a very low density. The
higher density of this development should provide for a well
balanced and varied neighborhood area.
PLANNED AMENITIES
The creek and accompanying flood plain will be preserved
both as a permanent open space amenity, and as a natural
drainage -way through dedication of more than twenty acres to
the City of Allen. This twenty acres includes approximately
7.5 acres outside of the flood plain for a neighborhood
park. This dedicated park acreage could provide passive and
1
"EXHIBIT B"
Attachment to Ordinance No. 726-9-86, adopted 9/4/86
active recreation areas for residents of this development
including hike and bike trails, picnic tables and/or
shelters, and playground equipment.
Although the exact location of an elementary school can not
be determined at this time, it is the intent of the devel-
oper to make a school site available at the school dis-
trict's option. If needed, the school site should be
located in close proximity to the neighborhood park and
greenbelt.
Both Dr. Davenport of the Allen I.S.D. and Dr. Johnson of
the McKinney I.S.D. have been contacted concerning the need
for a school site in this part of Allen. Both superinten-
dents stated that this area is under consideration for an
adjustment in school district jurisdiction from the McKinney
I.S.D. to the Allen I.S.D.. Due to the uncertainty of this
boundary change, both Dr. Davenport and Dr. Johnson agreed
that fixing a permanent elementary school site at this time
is not appropriate. They did feel that an elementary school
may be needed in this area and both agreed that the sugges-
tion of making a site available if the need arises is a
valid approach.
TRANSITION AND BUFFERING INTENTIONS
The zoning proposed on this property has been designed to
blend in well with surrounding zoning and existing land
uses. To the south of this property, several uses have been
zoned including single family (7,500-8,000 sq. ft. lots),
townhome, multi -family, and retail at the corner of Exchange
and Malone Road. To provide a transition from these uses,
single family detached homes have been proposed on this
property along Exchange Parkway. Of the lot and house sizes
planned for this property, the development criteria is to
place many of the smaller lots and homes near Exchange to
buffer these adjacent uses. Average and larger lots will
become more prevalent as you move north, away from Exchange.
Where Allen Heights Drive enters this property from the
south, a mixed use Planned Development exists. The use in
this Planned Development directly bordering the Dabney/Bowen
property is single family detached with 9,000-12,000 s.f.
lots. In this request we have respected this zoning by
placing an area of single family detached units with a
minimum of 9,000 s.f. lots (R-4) adjacent to this PD.
The remaining property has not yet been zoned surrounding
this tract. However, the residential character of this
property should blend in well with future residential
2
"EXHIBIT B"
Attachment to Ordinance No. 726-9-86, adopted 9/4/86
developments currently planned for this portion of Allen.
The retail development at the intersection of Stacy Road and
Allen Heights Drive will be screened from the residential
development on this property by fencing and/or appropriate
plantings to provide a buffer between the two uses.
DEVELOPMENT CRITERIA FOR DISTRIBUTION OF HOUSE AND LOT SIZES
A variety of house sizes is planned for the property, both
for aesthetic and marketing reasons. Based on the house
sizes recommended in the Allen Comprehensive Plan, and a
market evaluation of housing demand, a mixture of house
sizes has been developed for this property as follows:
HOUSING SIZE
Housing Mix Unit Mix
1200-1400
sq.
ft.
35%
1400-1600
sq.
ft.
25%
1600-1800
sq.
ft.
15%
1800 sq.
ft.
and over
25%
These housing size percentages will provide a good variety
over the entire property.
Lot sizes are also expected to vary somewhat, with no lot
smaller than those specified in the Allen Zoning Ordinance
for R-4 and R-5 districts. These districts are illustrated
on the zoning plan accompanying this request. To determine
an appropriate distribution of lot sizes for this develop-
ment, several similar developments with the same minimum lot
size were analyzed. From this analysis, the following
average lot sizes and typical large lot sizes were deter-
mined:
Large Lot Size
Minimum Lot Size
Average Lot Size
LOT SIZE
R-5
>8,500 s.f.(15%)
7,500 s.f.
8,000 s.f.
R-4
>10,000 s.f.(15%)
9,000 s.f.
9,500 s.f.
Development of this property is expected to follow a similar
distribution of lot sizes.
Larger homes and lots are currently planned along the
greenbelt to take advantage of the sites natural amenities.
Smaller homes and lots have been planned for portions of the
3
"EXHIBIT B"
Attachment to Ordinance No. 726-9-86, adopted 9/4/86
property adjacent to the proposed retail tract in the
northeast portion of the property. Smaller homes and lots
are also planned along Exchange Road to buffer the higher
density developments zoned south of this major arterial
street.
4
"EXHIBIT B"
Attachment- to Ordinance No. 726-9-86, adopted 9/4/86
JONES-FRIEBELE
CONSULTING ENGINEERS, INC.
September 4, 1986
Mr. Tom Keener, Development Coordinator
City of Allen, Texas
Re: Intersection Improvements Participation -- Dabney -Bowen
Tract
Dear Mr. Keener:
Subsequent to the public hearing and discussions of the zoning of
the Dabney -Bowen tract, the applicant, Dabney -Bowen Joint Venture
has considered the need for participation in the costs for future
off-site improvements demonstrated by the Traffic Impact Studies
conducted for the proposed development. Therefore, on behalf of
the Dabney -Bowen Joint 'Denture, I submit the following for your
consideration:
1. Dabney -Bowen Joint Venture will participate in the future
improvements of the intersections of SH 5 & Stacy Road and
SH 5 & Exchange Parkway as follows:
SH 5 & Stacy Road: The additional paving necessary for
four (4) dual left turn lanes and two (2) exclusive
right turn lanes on the intersection approaches
identified in the August 5, 1986 Intersection Capacity
Analysis by Jones-Friebele Consulting Engineers, Inc.
SH 5 & Exchange Parkway: The additional paving
necessary for four (4) dual left turn lanes as
identified in the previously referenced study.
2. The amount of participation shall be 22.3 percent of the
costs identified for these specific improvements at the time
of platting of the subject tract. This rate is per the
methodology and estimates previously submitted to the City
of Allen for their review and consideration (attached).
3. Funds shall be deposited in escrow with the City of Allen at
the time of Final Platting of the tract or tracts involved.
I hope this adequately establishes our intent. If you have any
questions, please contact me.
Sincerely,
J hn D. riebele, P.E.
CENTER CREEK PLAZA • 633 CENTERVILLE RD • SUITE 310 • GARLAND, TEXAS 75041 • (214) 864-8555
F
"EXHIBIT B"
Attachment to Ordinance No. 726-9-86, a opted 9/4/86
PARTICIPATION PROPOSAL
It is the intent of this proposal to offer an equitable method of
participation for future improvements to the intersections of
SH 5 & Stacy Rd. and SH 5 & Exchange Parkway. The improvements
proposed consist of additional roadway paving for dual left turn
lanes and exclusive right turn lanes.
Participation Methodology
The August 5 NCTCOG review of the Dabney -Bowen Traffic impact
study referenced the fact that intersection capacity analyses
should be required because the Dabney -Bowen development
contributed approximately 26 percent of the Level C. traffic
volumes on SH 5 between Stacy Rd. and Exchange Parkway.
The subsequent intersection capacity analysis identified specific
intersection approach volumes (impacts) for the Dabney -Bowen
development as well as the current Hunt Properties Development
and projected "background" traffic as submitted by the NCTCOG.
We propose, therefore, that the rationale for participation in
improvements above those which would regularly have occured be
prorated on the relative proportion of total daily intersection
traffic. We further propose that, for this proposed development,
that the SH 5/Stacy Rd. intersection be utilized as the bench
mark for improvements at both intersections as it has the most
......complete. data available from NCTCOG'and"both of the recent
traffic impact studies.
Total C«)
intersection Percent
Traffic of
Responsibility (vpd) Total
------------------------------------------------
Dabney-Bowen 20,371 22.3:
Hunt Properties 16,027 17.5%
Background (per NCTCOG) 55,002 60.2:
(*) summation of all four approaches of SH 5 & Stacy Road from
Table 1 of the Jones-Friebele Intersection Capacity Analysis
dated August 5, 1986.
Unit Costs
Additional left turn lane: S 6,428 ea.
Exclusive right.turn lane: s 5,133 ea.
SH 5 & Stacy Rd.:
4 ea. left turn lanes = $25,712
2 ea. right turn lanes = 510,266
Subtotal: 535,978
SH 5 & Exchange Parkway:
4 ea. left turn lanes = 525,712
TOTAL: $61,690
Participation Amounts:
Dabney -Bowen: 22.3% X 561,690 = $13,760
Hunt Properties: 17.5% X $61,690 = $10,800
Other: 60.2: X $61,690 = 537.130
1
"EXHIBIT C"
Attachment to Ordinance No.
726-9-86, adopte& 9/4/86
ZONING REQUEST
FOR THE
DABNEY/BOWEN
JOINT VENTURE TRACT
ALLEN, TEXAS
JUNE 19, 1986
J.T. DUNKIN & ASSOCIATES, INC.
Urban Planning/ Landscape Architecture
REQUEST SUMMARY
This zoning request is being made to obtain permanent zoning on the
376.5 acre Dabney -Bowen Joint Venture property located in the north-
eastern portion of Allen. More specifically, this tract is bound by
Stacy Road to the north and Exchange Parkway to the south. Malone
Road forms the property's eastern boundary, with the extension of
proposed Allen Heights Drive passing through the property.
Illustration 1 shows the property in relation to the Allen Comprehensive
Plan. As illustrated, the Comprehensive Plan identifies a retail corner
at the intersection of Allen Heights and Stacy Road, with the rest of
the property being planned for residential use. The Comprehensive
Plan also shows this property to be divided by two Planning Areas.
These areas are split by Allen Heights Drive, with Area 14 to the west
of Allen Heights and Planning Area 15 is to the east.
Table 1 shows the uses planned for both areas. As can be seen from
this table, the acreage in these planning areas will change slightly if
the proposed alignment of Allen Heights Drive is accepted. Due to the
alignment shown on the existing Planned Development between Exchange
Parkway and this tract, the alignment of the remaining northern portion
of Allen Heights should be adjusted slightly to maintain the proper
curve radius and achieve a proper 90 degree intersection.
This table also provides a comparison of this tract to the uses proposed
in the Allen Comprehensive Plan. The total acreage in this tract in
each planning area has been compared on a percentage basis to the
uses of the Comprehensive Plan. The resulting acreage in this tract
for each planning area is shown.
To conform to the plan, the zoning proposed in this request is predomi-
nately residential. Other land uses proposed on the tract include a
shopping center development at the corner of Allen Heights and Stacy,
and over 20 acres to be dedicated by Dabney -Bowen Joint Venture for
use as a park and greenbelt site. Some of the dedicated park and
greenbelt is in the estimated 100 year flood plain of the creek running
through the property. Hal Jones, of Jones-Friebele Consulting Engi-
neers has estimated this flood plain line based on available topographic
information and information provided by the State Highway Department.
This zoning request is graphically shown by Illustration 2.
Table 2 provides a breakdown of these land uses, as well as an ap-
proximation of the number of units which could be developed on this
property. Based on a density of 3.8 units per acre for the R-5 areas
and 3.2 units per acre for the R-4 tracts, approximately 1,257 units
might be expected from this development. Deed Restrictions have been
proposed on each residential tract of this request to insure that this
number of units is not exceeded. These restrictions are enclosed in
this packet for your information.
A traffic study has been prepared for this tract based on the proposed
zoning. Jones-Friebele Consulting Engineers prepared this study,
which
is enclosed for your review.
As can be seen
from this study,
23,802
daily trips can be expected to
be generated by
this development.
From
Figure 3 of this study, it is
apparent that
the thoroughfares
proposed for this site and the surrounding area
should adequately
carry
traffic at a level of service "C"
or better.
One note of clarification is needed to interpret the traffic study. The
traffic study included a school site, which has been removed from this
request. The result of this removal .was a slight increase in the num-
ber of single family units projected for this site, and a decrease in the
traffic volume due to the removal of the school site. The overall effect
of this change is negligible on the traffic impact of the development.
Comprehensive Plan 1985
• 1000, •••
x
... `�qa Ott^•=• € f;.�
STACY ROAD
' S. t> ' •J7 J �� �
i 4 c••* �
Dabney/Bowen A. Venture
6D
R VLDR
�N P -
s
[AB KWAY J� _
LOCATION MAP
h /
Approxlmatp Location •,
3�
A�
C-0
1
I
c _
TRACT 1
R-4
'_167 Ac.
Gross
O
RACT-e6_ /
LI R-4
City of Fairview
'� r^ ---1 TRr ACT j] r
�I SC
II
11I 9.0 Ac.
�Ls
Gross
TRACT 2
I R-5
' 47 3 Ac
Gr OSS
TRACT 4
R-4 4
48 1 Ac �QO� III
/ Gross
L[ Alli'll Gross
�P
BUCKINGHAM ESTATES
Approxlmatp Location •,
` of 60" Road`R O W "
y (I SINGLE FAMILY �•
\ (9000-12000 S F L."'
ATTACHED I O
7 MF -1 R -A
O II
J ¢ r
RESIDENTIAL-
GARDEN OFFICE
Ia LL
/
<
LR w
I u u
JEXCHANGE PKWY -
ALLEN, TEXAS
DABNEY/ BOWEN JOINT VENTURE
-TRACT 7 I I
R-5
L 197 5 Ac. I
Gross
I
1
Alyn ISD' _ +
SINGLE FAMILY �I
(7500-8000 S F L—) RETAIL
MULTI -FAMILY
L
TOWNHOUSE
J AO
JULY II, 1986
JT DUNKIN 8 ASSOCIATES• INC
�e,m C..E Al—T—URE
Table 1
Planning Area 14
LDR/VLDR MDR HDR TOTAL RES CON. OFFICE INDUST. PSP TOT. ACRES
Current Allen (Gross Acres) 402 23 28 453 37 2 0 18 510
Plan (Percent) 0.79 0.05 0.05 0.89 0.07 0.00 0.00 0.04 1.00
With New 400 23 28 451 37 2 0 18 508
Alignment
Dabney/Bowen 141.1 8.1 9.8 159.0 13.0 0.7 0.0 6.3 179.0
Allocation
Planning Area 15
LDR/VLDR MDR HDR TOTAL RES CON. OFFICE INDUST. PSP TOT. ACRES
Current Allen (Gross Acres) 906 5 0 911 14 14 0 2 941
Plan (Percent) 0.% 0.01 0.00 0.97 0.01 0.01 0.00 0.00 1.00
With New 908 5 0 913 14 14 0 2 943
Alignment
Dabney/Bowen 190.2 1.0 0.0 191.2 2.9 2.9 0.0 0.4 197.5
Allocation
Table 2
Land Use Gross Acres Lot Size Density Units
SC
9.0
NA
NA
NA
PARK
20.4
NA
NA
NA
R-5
244.8
7500
3.8
930
R-4
102.3
9000
3.2
327
376.5 1257
i
JONES-FRIEBELE
CONSULTING ENGINEERS, INC.
T E C H N I C A L M E M O R A N D U M
TO: Mr. Mike Hoffman
J.T. Dunkin & Associates ��
FROM: John Friebele, P.E.
Jones-Friebele Consu ting Engineers, Inc.
SUBJECT: Traffic Impact Analysis for a 376 acre tract of land
located at SH 5 and Stacy Rd. in Allen, Texas
DATE: June 11, 1986
Jones-Friebele Consulting Engineers, Inc. has performed a basic
Traffic Impact Analysis for a 376 acre tract of land located in
Allen, Texas. The following paragraphs present the methodology
and results of this analysis.
AREA DESCRIPTION
The subject tract includes 376.5 contiguous acres and is located
in the northern portion of the City of Allen, Texas. The tract
is east of SH 5 and bounded on the north by Stacy Road, on the
east by Malone Road and on the south by Exchange Parkway. A
proposed mixed use development, known as Buckingham Crossing, is
located to the east with another mixed use, residental and
retail, development located on the southwest, adjacent to
Exchange Parkway.
THOROUGHFARE SYSTEM
The proposed development is located approximately 0.9 miles east
of US 75, the principle existing freeway facility serving the
City of Allen. State Highway (SH) 5 is located immediately west
of the site and is proposed to be a Principle, six -lane, divided
thoroughfare. Stacy Road, adjacent to and north of the Site is
proposed to be a Minor, six -lane arterial as are Exchange Parkway
on the South and Allen Heights Drive which runs north -south
through the proposed development. Malone Road on the east
boundary of the site is proposed to be a two-lane, collector
street and to be realigned to intersect Allen Heights Drive
within the northern portion of the site rather than intersecting
Stacy Road. A new east -west street is proposed to connect Allen
Heights Dr. to SH 5 through the subject site and the proposed
Buckingham Crossing development. This facility is projected to
be a minor, four -lane arterial.
CENTER CREEK PLAZA - 633 CENTERVILLE RD - SUITE 310 - GARLAND, TEXAS 75041 - (214) 864-8555
Page 2
Proposed capacities, at Level of Service 'C', of the various
roadways are shown as follows:
P6D -- Principle Arterial, six -lane divided -- 34,800 Vehicles
Per Day (VPD)
M6D -- Minor Arterial, six -lane divided -- 33,600 VPD
M4D -- Minor Arterial, four -lane divided -- 22,400 VPD
C2U -- Collector, two-lane undivided -- 8,800 VPD
SITE DEVELOPMENT CHARACTERISTICS
The 376 acre site is proposed as a mixed use development
consisting of, primarily, single-family, detached residental
uses. Other uses proposed include a retail site and a school
site. Approximately 20 acres of the gross tract area is proposed
as open space.
Residental development is proposed to consist of R-4 and R-5
zoning with lot sizes of 9,000 and 7,500 square feet
respectively. The total area of these residental uses is
proposed to be 336.4 acres with average density estimated to be
3.2 to 3.8 dwelling units per net acre. Approximately 1,222
single-family dwelling units have been estimated for the purposes
of this analysis.
An 8 acre site is proposed to be used for a school. For purposes
of this analysis, an enrollment of 1,100 students has been used.
The retail area is proposed to Encompass approximately 12 acres
and at a Floor Area Ratio (FAR) of 1:3 would result in
approximately 156,816 square feet of leasable area. Table 1
attached summarizes the development characteristics used in this
analysis.
TRAFFIC PROJECTIONS
The methodology of vehicle trip generation, distribution and
assignment has been presented to the City of Allen numerous times
in the recent past and will not be elaborated in this report for
reason of brevity. However, the results of the trip generation
analysis are presented in Table 2 and show the daily, AM Peak
Hour and PM Peak Hour vehicle trips projected to be produced by
the subject development.
Total daily trips generated have been estimated to be 23,802.
However, it appears reasonable that the total development will
internally satisfy a certain portion of the trips. This analysis
Page 3
has estimated that the proposed residental and retail development
would result in 10 0£ total trips generated being internally
satisfied with the proposed school providing an internal
satisfaction factor of 50 percent.
Daily trips generated, accounting for internal satisfaction, have
been reduced by 2,829 to result in net vehicle trips impacting
the surrounding street sytem to 20,973 per day. Table 2 also
indicates that the residental development is responsible for
approximately 51 percent of the total daily trips while the
retail and school developments are responsible for 44.3 and 4.7
percent of the total, respectively.
Trip assignment was made to the surrounding street system using a
geographical orientation as follows:
Percent Orientation
------------------------------
Orientation Residental/School Retail
------------- -------------- ----------
North 25% 15%
South 30i 40i
East 15% 20%
West 30% 25%
Figure 1 illustrates the assignment, including trip path
accumulation, of the projected daily vehicle trips generated by
the proposed developnment. Figure 2 illustrates the relative
percentage of the proposed roadway capacity (at Level of Service
'C'), that would be utilized by this development.
CONCLUSIONS
The proposed 376.5 acre development is expected to generate a
total of 23,802 vehicle trips per day where 20,973 of these trips
generated would directly impact the surrounding street system.
Direct impact of.the proposed development is best illustrated in
Figure 2 where the percentage of proposed roadway capacity
utilized by this development is relatively modest, the greatest
impact being on that portion of SH 5 immediately to the west of
the development. The amount of traffic assigned to this link of
SH 5 is a result of existing travel paths oriented to the west
and south. Future development in the City of Allen and the
surrounding suburban area could very well result in orientations
that would benefit this link of SH 5 without a significant
negative impact to other surrounding arterials.
TABLE 1
PROPOSED DEVELOPMENT CHARACTERISTICS
Land Use Acreage Density
--------------------------------------------------------
Residental (R-4)
Residental (5-5)
Retail
School
JONES-FRIEBELE
Consulting Engineers Inc.
93.7
242.7
12.0
8.0
376.5
3.2 DU/net Ac.
3.8 DU/net Ac.
1:3 FAR (156,816 SF Coverage)
1,100 student enrollment
TABLE 2
TRIP GENERATION
INTERNAL SATISFACTION
----------------------------
Daily Trips
Internally
Factor Satisfied
Residental 10 i 1,222
Retail 10 % 1,046
School 50 % 561
TOTAL 2,829
NET DAILY TRIPS = 20,973
JONES — FRIEBELE
Consulting Engineers Inc.
Trips
Generated
ITE
------------------------
Land Use
------------
Code
-----
Coverage
----------
Daily
-------
Peak
-----
Peak
-------
Residental
210
1,204 DU
12,220
932
1,222
Retail
822
156,816 GSF
10,460
267
925
School
520
1,100 students
1,122
-------
165
-----
33
-------
TOTAL
23,802
1,364
2,180
INTERNAL SATISFACTION
----------------------------
Daily Trips
Internally
Factor Satisfied
Residental 10 i 1,222
Retail 10 % 1,046
School 50 % 561
TOTAL 2,829
NET DAILY TRIPS = 20,973
JONES — FRIEBELE
Consulting Engineers Inc.
11 3,464 1
ON
2,310 1
1 2,310 1
1 9,024 1
1 5,458 1
JONES-FRIEBELE
Consulting Engineers Inc.
Stacv Rd.
4;579 E
N
NO SCALE
3;784
Exchange Pkwy �-
4,368
1 359 1
FIGURE 1
PROJECTED SITE TRAFFIC
24 -Hour Volumes
1 426 1
1 893 1
1 2.636 1
aD
C:
0
0
35�
1
1
N
NO SCALE �
I 4.
1 6.8% 1
1 25.9% 1
G
10.3% 16.2
1 14.5% 1
Exchanqe Pkw
1 19.3% 1
FIGURE 2
PERCENT OF PROPOSED ROADWAY CAPACITY
UTILIZED BY SITE GENERATED TRAFFIC
JONES—FRIEBELE
Consulting Engineers Inc.
30
4)
C:
0
0
4.0%
1
THE STATE OF TEXAS I
COUNTY OF COLLIN I
ESTRICTIONS
KNOW ALL MEN BY THESE PRESENTS:
That the undersigned, Dabney/Bowen Joint Venture, is the owner
of the following described property situated in Collin County, Texas,
being in particular a tract of land out of the James T. Roberts. Sur-
vey, Abstract No. 777, City of Allen, Collin County, Texas, and being
that same tract of land conveyed to A.P. Development, Inc. by West
Energy, Inc. by deed dated July 11, 1983, and recorded in Volume
1690, Page 693 in the Deed Records of Collin County, Texas, and being
more particularly described as follows:
SITUATED in Collin County, Texas in the James T. Roberts Survey,
Abstract No. 777 and being a consolidation of a 139.155 acre tract of
land and a 240.986 acre tract of land, less a 3.678 acre tract of land,
said 240.986 acre tract of land being that same tract of land conveyed
to A.P. Development, Inc. from West Energy, Inc. by deed dated July
11 , 1983 and recorded in Volume 1690, page 693 of the Deed Records of
Collin County, Texas, said 139.155 acre tract of land being that same
tract of land conveyed to A.P. Development, Inc. from West Energy,
Inc. by deed dated July 29, 1983 and recorded in Volume 1704, page
489 of the Deed Records of Collin County, Texas, said 3.678 acre tract
of land lies within the right-of-way of proposed F.M. Hwy. #2768 a
deed of which is recorded in Volume 1137, page 863 of the Deed Re-
cords of Collin County, Texas and said consolidation being more partic-
ularly described by metes and bounds as follows:
COMMENCING at an iron rod found for corner in the center of Stacy
Road (proposed F.M. Hwy #2768) at the northeast corner of the James
T. Roberts Survey, Abstract No. 777 from which an iron rod found for
reference in the west line of Malone Road (County Road No. 264) and
1
the south line of a 3.678 acre tract of land out of the herein above
described 240.986 conveyed by Jack Johannes to the State of Texas by
deed recorded in Volume 1137, page 863 of the Deed Records of Collin
County, Texas lies S 0 21' 58" E 55.93 feet and S 890 43' 50" W 30.01
feet;
THENCE: S 00 21' 58" E 55.93 feet to an iron rod at the POINT
OF BEGINNING;
THENCE: S 00 21' 58" E 2542.38 feet with the east line of said
240.986 acre tract and generally along the center of
Malone Road and along the east line of the said Roberts
Survey to an iron rod for corner found therein from
which an iron rod found for reference lies S 880 45' 00"
W 30.00 feet;
THENCE: DUE SOUTH 2682.6 feet with the east line of the 139.155
acre tract and the east line of said J.T. Roberts Survey
along and near a road to an iron rod for corner at the
southeast corner of said Roberts Survey and at the
intersection of (Malone Road) County Rd. #264 with
County Rd. #194 to the west;
THENCE: S 890 25' W 2864.47 feet with the south line of said
Roberts Survey and with the south line of said 139.155
acre tract and along and near a road to an iron rod for
corner;
THENCE: N 00 25' 30" W with the west line of said 139.155 acre
tract and passing iron rods at 300.0 feet and 1552.72
feet and continuing for a total distance of 1553.82 feet to
an iron rod for corner;
THENCE: S 890 11' 45" W 560.48 feet, along the south line of said
240.986 acre tract which an existing fence crosses back
and forth across the line, to an iron rod found for
corner from which a fence corner for the land to the
west lies West 2.0 feet and North 0.8 feet and a fence
corner for the herein described tract lies East 1.0 feet
and North 2.5 feet;
THENCE: N 00 38' 45" W 1216.4 feet generally along and approxi-
mately 2 feet west of an existing fence line and along a
hedge row part of the way to an iron rod found against
the north side of the base of a 24 inch diameter Bois
d'arc tree used for the fence corner;
THENCE: N 890 13' 30" W 535.3 feet generally along an existing
fence and along a hedge row to an iron rod found for
corner near a fence corner post;
THENCE: N 0° 34' 15" W 897.5 feet generally along an existing
fence and along a hedge row to an iron rod found for
corner at a fence corner post;
THENCE S 890 46' 45" E 1321.7 feet generally along the fence and
along a hedge row to an iron rod found for corner on
the south edge of a 15 inch diameter fence corner post;
THENCE: N 00 03' 00" W 1582.15 feet generally along an existing
fence and hedgerow to an iron rod for corner in the
2
south right-of-way line of proposed F.M. Hwy #2768
having an existing 120.0 foot wide right-of-way, said
iron rod bears S 00 03' E 68.44 feet from an iron rod in
the north line of said Roberts Survey and in the center
of Stacy Road;
THENCE With the south right-of-way line of proposed F.M. Hwy
#2768 as follows:
N 890 00' 00" E 359.7 feet to an iron rod at a point of
curve to the right;
With said curve having an arc length of 98.60 feet, a
central angle of 00 59' 4711, a radius of 5669.6 feet and a
chord bearing and distance of N 890 30' 04" E 98.6 feet:
N 890 59' 47" E 1584.6 feet to an iron rod;
N 890 43' 50" E 614.80 feet to the POINT OF BEGINNING
and containing 16,398,699 square feet or 376.462 acres of
land more or less of which 5.161 acres of land lies within
a public road for which no record of conveyance could
be found and 0.321 acres in a drainage easement to the
State of Texas recorded in Volume 1704, page 343 of the
Deed Records of Collin County, Texas and leaving
370.980 net acres of land more or less.
That the undersigned, Dabney/Bowen Joint Venture, does hereby
impress all of the following described property with the following deed
restrictions, to -wit:
1. PURPOSE: To insure the quality of development on this property,
a limit on the number of units which can be built in each residen-
tial tract is specified below. The maximum number of units in
each tract is based on the tract's gross acreage multiplied by a
density factor. For tracts to be zoned R-4, a density factor of
3.2 units per gross acre has been used. Tracts to be zoned R-5
will have a maximum density factor of 3.8 units per gross acre.
2. RESTRICTIONS: Exhibit "A" shows the property divided into
several tracts. Each residential tract in this development will be
allowed a maximum number of units as follows:
3
Gross
Tract Zoning Acreage
Maximum
No. of Units
1 R-4
16.7
53
2 R-5
47.3
180
4 R-4
48.1
154
6 R-4
37.5
120
7 R-5
197.5
750
1,257
These restrictions shall continue in full force and effect for a
period of twenty-five (25) years from the date of execution, and shall
automatically be extended for additional periods of ten (10) years unless
terminated in the manner specified herein.
These restrictions shall not be altered, amended or terminated
without a public hearing before the City Plan Commission and the City
Council of the City of Allen. Notice of such public hearings shall be
given as would be required by law for a zoning change on the property
described herein.
These restrictions contained herein are not in any manner intended
to restrict the right of the City Council of the City Council of the City
of Allen to exercise its legislative duties and powers insofar as zoning
of the property is concerned.
These restrictions inure to the benefit of the City of Allen, and
the undersigned owner hereof does hereby grant to the City of Allen
the right to prosecute, at law and in equity, against the person violat-
ing or attempting to violate such restrictions, either to prevent him
from so doing and to correct such violation and for further remedy, the
City of Allen may withhold the Certificate of Occupancy necessary for
the lawful use of the property until such restrictions described herein
are fully complied with.
These restrictions are hereby declared covenants running with the
land and shall be fully binding upon all persons acquiring property
within the above described tract, and any person by acceptance of title
to any of the above described property shall thereby agree and cove-
nant to abide by and fully perform the foregoing restrictions and
covenants.
4
AFFIDAVIT AND PROOF OF PUBLICATION
THE STATE OF TEXAS
COUNTY OF COLLIN
Charles F. Barnard, Jr.
BEFORE ME, the undersigned authority, on this day personally appeared, who having been
by me duly sworn, on oath deposes and says:
That he is publisher of THE ALLEN AMERICAN, a newspaper published in Collin County, Texas, not less fre-
quently than once a week, having a general circulation in said county, and having been published regularly and con-
tinuously for more than twelve months prior to publishing
Notice of Public Hearing - Dabney Bowen Joint Venture
of which the attached is a true and written copy, and which was published in THE ALLEN AMERICAN on
July 20, 1986
and which was issued on 7-20-86 by City of Allen
of Collin County, Texas. A printed copy of said publication is ched hta, l
SUBSCRIBED AND SWORN to before me this 7th day of August - , A.D. 19 86
�,
Publisher's Fee $
15. 6 0 Notary Pubk' in and for Collin County, Texas
%) & I" ---, 40
NOTICE OF PUBLIC
�/ -2-%NEARINd
I/ Nonce is hereby given
that the Allen City Coun-
cil will conduct a public
hearing at their'regular
meeting to _be Peld on
Thursday. ,'August 7,
1986, at 7:3d p.m . in the
Council Chambers of the
Allen Municipal Annex.
One Butler Circle, Allen.
Texas,' to •consider• a
request for permanent
zoning on •376.462 acres
of land, as requested by
Dabney -Bowen Joint
Venture.
This request for
permanent zoning -from
Agricultural -Open Space
is for zoning of -R-4-
Residential. "R-5" Resi-
dential. "SC" Shopping
Center and
Community Facilities on
376.462 acres of land ou,t
`of the James T. Roberts
Survey, Abstract No. 777,
located south of -Stacy
Road, north -of Exchange
Parkway. .and east and
west of the proposed
extension, of 'Allen
Heights Drive.
Anyone wishing to
speak either, FOR or
AGAINST this request
forrpermanent zoning is.
invited to attend this
public hearing and'voice
their opinion;'
If further information
is needed, contact the
Department of
C6mm0nity Develop-
ment at the Allen_City
Hall, 727-91,71 or
424.7518 (metro).
Marty:Hendrix,CMC
City Secretary
(To be published in the
Allen American ori
1 Sunday. July 20.1986.1
I