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O-728-9-86ORDINANCE NO. 728-9-86 AN ORDINANCE OF THE CITY OF ALLEN, COLLIN COUNTY, TEXAS, AMENDING COMPREHENSIVE ZONING ORDINANCE NO. 366-10-81, AS PREVIOUSLY AMENDED, SO AS TO CHANGE THE FOLLOWING -DESCRIBED TRACT OF LAND FROM "AO" (AGRICULTURAL OPEN SPACE) CLASSIFICATION TO ESTABLISH PERMANENT ZONING OF "PD" (PLANNED DEVELOPMENT) NO. 38, SAID TRACT OF LAND BEING DESCRIBED AS FOLLOWS: APPROXIMATELY 423.38 ACRES OF LAND LYING IN THE MARY STANDIFER SURVEY, ABSTRACT NO. 812, CATHERINE PARSONS SURVEY, ABSTRACT NO. 711, HENRY BRANDENBURG SURVEY, ABSTRACT NO. 110, AND THE J. W. PARSONS SURVEY, ABSTRACT NO. 705, COLLIN COUNTY, TEXAS; PROVIDING FOR AREA AND USE REGULATIONS; 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 A SEVERABILITY CLAUSE; AND PROVIDING FOR THE EFFECTIVE DATE OF SAID ORDINANCE. 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 Comprehensive Zoning Ordinance No. 366-10-81, as previously amended, should be amended; NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ALLEN, TEXAS: SECTION 1. That Comprehensive Zoning Ordinance No. 366-10-81, as previously amended, be and the same is hereby amended by amending the Zoning Map of the City of Allen on a 423.38 acre tract of land described in Exhibit "A" attached hereto and made a part hereof for all purposes by changing the zoning classification from "AO" (Agricultural -Open Space) to PD (Planned Development) No. 38. Ordinance No. 728-9-86 - Page 1 SECTION 2. That the Area and Use Regulations described as Exhibit "B" and attached hereto and made a part hereof for all purposes shall be the governing regulations for PD (Planned Development) No. 38. SECTION 3. That the Land Use Plan approved and described as Exhibit "C" attached hereto and made a part hereof for all purposes shall be adhered to in its entirety for the purposes of development of PD (Planned Development) No. 38. SECTION 4. That the development criteria approved and described as Exhibit "D" 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 of PD No. 38. SECTION 5. That all ordinances of the City of Allen in conflict with the provisions of this ordinance 'shall be, and the same are hereby, repealed; provided, however, all other provisions of said ordinances not in conflict herewith shall remain in full force and effect. SECTION 6. 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", "C" and "D". SECTION 7. 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 No. 366-10-81, as previously amended, and upon conviction shall be punished by a fine not to exceed the sum of One Thousand Dollars ($1,000.00) for each offense. SECTION 8. That it is hereby declared to be the intention of the City Council that the sections, paragraphs, sentences, clauses, and phrases of this ordinance are severable, and if any phrase, clause, sentence or section of this ordinance shall be declared unconstitutional or invalid by any judgment or decree of a court of competent jurisdiction, such unconstitutionality or invalidity shall not affect any other remaining phrase, clause, sentence, paragraph or section of this ordinance; and the City Council hereby declares it would have passed the remaining portions even though it had known the affected parts would be held unconstitutional. Ordinance No. 728-9-86 - Page 2 SECTION 9. That this ordinance shall take effect immediately from and after its passage and publication in accordance with the provisions of the Charter of the City of Allen, and it is accordingly so ordained. DULY PASSED AND APPROVED BY THE CITY COUNCIL OF THE CITY OF ALLEN, TEXAS, OY THE 4TH DAY OF SEPTEMBER, 1986. APPROVED: ATTEST: mo'& 61VIIU�4 Marty Hendrix, C , City Secretary APPROVED AS TO FORM: A. Don Crowder, City Attorney Ordinance No. 728-9-86 - Page 3 ( is , .,, ., • ,•__, •,. IB. , - - .. ,$ [' i - •f� �EXH�IT,tAP -t Page 1 of 5 . •.. . it A � y 11 ,_� • i4 ,, _ , : !, i' • + - ` i. ,.A �:r•y ry.., L' j'�* r�i'„ �'r-s}� ►r�t� lyt{�/ a � $r{V- + .,Z;( ! , ,` � c y i 1 M, - 3 r'! 1 i.� +fit r' t • ' C..•Lr. r> 1' :Attachment to,Or'dinance, No:•;,728=.9 86•," adopted' 9'%4•/86: rl� `':'"':' = 1)17SCR1P.TYQN,, 60 77:0 Acrer,+;c►Yti c"�,`�� ., f, =.. •,•• . - ' SYS' • • • faVE _. S1T11A•TFp,' i, n. Col 1 i' a ,,�. }� j n C uitt Texaaat. i_n' the •'Mat'y•,�'�,And>1; Sur'vey•,. Abatritrt'. Nu ti12;,' beim a r�esuI,vey, of t,110 I'd p, bt:t•;ee,,,y,�,4.:+,,�P` land„dq:ai:r`ibed.' in'ra' daeed��fcua 'W F Hush, �f1d, K#t'a,,`'yPulM:t�it8t)�'~+tic •t tn' to WhJscsiiarit,'• rr.cnrded?,;tn, V6Illma3 2ti•a,fi {'�sNts�;`A .4,1tt�.F ttte tC '�: -� js• x:.,,: '�-Coil V e+ a-d R e�r, o r d sa'a'b Y In e t e � ,:° �# 4� t �!!'.�MujY • --aWi •,,, •' •L o IYwP,: - y .f, .., q• !' f• �'74�y,1i1 •f :� !.� :• i`'' y �.. �l ji 4 ''a,'r I• tr;r R9GINNING cita' Syt;.• nc;t1 rithar CQundR tiff.lath`esi'+bo;lo,lvki7tjtitl�-,;F;���. J' ;;,c.;,, ':;. eutPat:erof an eltet r�e'at'rgttk rctat}t (-Ioirlett-• Rgad'.;:,aA40�,.he'�'t?i�'r''•'t� ,.� `�,i rounty`_ R64d" No f_ '1 13' 131 with .•111a yxtenalpn, of• ttn said' talc 4;gr'�rla �t�afdiF;a,�;N�?i t p o from the- oath''-++tt.'tl d' QU* k',t,.A •r �}° .•i. f,. t'nw': t ros: the, north 'an'd • a 'd 1 � '. �. at s,1 f - �. .�:' �� .• '�• tiaKt.•a;pi'nc:r,, uf- aa.id '9taudlPni•,-Su ryPy a d ,164 acjr a adctl,„ 'h�,t''r being! th'i�.,'northwe;st. cornor ot`,`"a"+,448 '2'8 ttt:r'er trg1Grei"�ace#1C�,{.�'�St �a Tt 'Vo111a1N� 1 1 07 f>al;e 7 15 1 , r •s` ",f r''••.. .' _�; �'' y• n C-7, tfl`:f 1►,,QILtt1 1;]7C,f'.pY' �� 1',o{,•ta�:r,'',`?': u;,•,.:..I'', :_.•...',' 89NCH, 14tlt'.�h:;69, "ti13,- .UQ.+;..'WHB •N .1 .����3'•;��,-.. - ...,' ., "t,.Y* y and 180' acre .f.ract,, .wl th 'the 'rigrCt�+=linv: °3 t u n d�i f e r'" S u r v s Y. ,;' , 14Ei .,LB"; a'i:re tent, t , aiid with', the c�3nt:air 'af sa t'd, rock �rctad `!''t '+ feet to y/R tach rear found one root lie the- surface.'pt 1 . .a;1.d1'11 c14 hr _•. ` -road• ;the Southwest -corner, of, aatd 160 a ,,ro, tragt; o a a a ,bQlaV.- ``•;' the 'eouthwaat:; awornt:i . of li- 10'.OH:i apre .lt.vtic't `( r'ef•terence V4l!#Ii*";JP 17.13: Pa1t=c: 1(1'%1) .atld_ thea sntlthiltbt. por,list• of;. 4 "1t32,:ZOO ,a Or �fzy`i (rasterence tiailulasy 1383, ,Page. 418,;' �{ree Being -.at, .tirrr;;dune rack. rdad 'f'rn(a,,thN 'n•nr,t`tl.r.(L'0upty.+R0ad t:k 146)c��:. fHENGS+ North 1' 12! f4.3" Fant with the we13t �•l'irie' nt' ite1dr�i'�'Q'4;1 lis beret �,tra{ 1'r the 7. f�ayt'" le; ct' said 164.2H4i ,.qt;4 /a 'trA4t the u.� h+'. l•ine 'of,'�strtSl.l�10.093 tiara "j',ractend wltt►,til a:,sa,iQ•r'C,gu,UtysQp�``` 7 Nq, , ~1'',48 fur ` about tub` f:iet- itnd Cunt 10111F14' ,•r-ie�vf�ngl-tia�� rc +1c�`tl r►p� sti. A's .. •�`� - patlslii g .,a .5/`9'''; inch retb�ir' f' and :2'3'.fa 8' . wagat�aci t,'. +A.,x��xe''e�>�r �4A rpt, I,ont at' th'H rli,rtherast t,grnc;r' fat- .spld' 1Q."UO3,•hc>p,q;'t'rnct"asndl'z.nj r f. • Cont;inuing! P.aa'sIne a 'S/,s in<:h 'r,ebaI, foynd at ­1230-1-73 "'Ie' „a r;,t.•p. ,` ;, r bnl.intl,ing.'jpoats'ing ;u ri`J8' `,i rich` rc:bar Coundf"_tit•''+17,39':.7.?r;'fit�a�;��� Contlnult}R+ .paafd itg 'el 5/,8 t,itrc:h' ceUa�' ,tc?utici.-Est�t'2 3'9+!?9;1Fe'el, (;:1 1 is ti . Y E' ct t . t. i) n S / 11 inch' r a b a'!1' . ':! eau rt °µ nnrMthP(1R1 l:Jr'nP,r of said 182 2£1ti ttla; re'''•treIbt, lha3sna?r.thwctst '1;`Q�•!IQt', *�Lr, c►f, yaicl• 1FEi0. Wert: traG't',•4,,af!uth; .l4,11a''a�' era 8() #4%t"p.; reference,-Vci7ua© t3fi3, ..Piige: {62fi.1':t;; iald, $%t3'j,inch reliar' bathgI. Al'i"Alt, 1' •Af.n i. Ef)a8t. -'w i'e14Clo; 'i 1. ^, 1 L�'•4!',tf` ,n� Ar,`rt"' ;THF,N(:F �'Nnrt h ' Bflf, 541,l , 33' Etrt3C`''with'{a.;thy'fn.(art#1J���.' .11ie,t'at'f% ,�' „• '+ 1't3t), sett:' trr)ct, wtt,h the eolith l.inf:,of sii.rl'`@'(!'`rtt;t"h` `t''. ct;•�an,41r��; :: W tli atn,id "i'ungo; 1 .Hu t',e c: t, t a' a 3/4 jU'r,h' =•Aran, faurld,•t`arrr�tt,u:,5_� suutiieeat' a,0roe r of said, .8 aic,re tract'r: t f ttt pU ,Kt'gr S'lo4.:aP .•tlp'!d,_ °; `''• iCptint ltnaltd Na, 1.4(3 t'roN thr: nctrt!►;•, a#e' b'aa'iaKl.thd,'NeSt .QRpth�`^ ;;� r•±'= :,.` ; �' ;' west t•p_rner 4f au4`. 2 ,. F N # (reference., Vol.,use 1040- 1F�n�t 4 0 E+ t tr C t T111:N(.E '#Amin 80", 12,' ''a,��� ,'East wlfh Chet}',north Aiingr-•o';''s+si t8U acts tract,, t.liei,.yiruth' lips' of aaald 1pp;420 aid;re`ILtrtict,J.;; ndF,t,t t: n11Pr'ox,l,ncttejy.,•wltt►�an• `a.i'�t_°te'nc:e nntf hedg�';•'r�Ir, lt', ' extension of aaJd ('ouflty' Rolid No, .1441. = roe �t'11`0 loo±tath",at %97­75 U f ct e t, at n d c u ri ki i n 11 1 rt V" in all • 28 151 ', 07 f ase t' to a B /'fi ! n a h' - r e p s i•'s the t,tiat t;1 db 'of,a large cures1, punct at the "tior't�teagt, cornett•;;o'f''•k ' tisi.id Iti0 'ac re tract anti the tiiNide , . rutin of.. %.'e.id,;l,0,0,,:02.0l,',q t?tr�'',' truc;t;, 'Salle being the nurthwlaat. earner. c)i','aa cilS'tstnd}lPier''Rur 0 •� 1'I1t;NCl SI►ut11 0° 37',, 10"-.Wrai..wlltl,the 004i SP i�d��0'���� ! , aicci, tract as, west ilea. fir ilatd,,`100 020 .ogre' tragi'�ttc�111i :'wlOf.,4t}�r"�3;�z, t: ryy `li nlct tr,gi,a3 sand 'h it nl!l,• r.aw, Hs4 18 tl�et;, tu,a:{if.8 _11 11'01.. rebar !'pt?It>,' ri.410 the west aloo nt a r.orner.pooL a ll the,,auuttM,':s�ayrhi+4� :s;G.Q nO �i;�j;Ly;;; Haid; 1, OQ,024 flet+:1 tract;. lasslae t►etnt;, thea(i(0thofO'st_t,r.arrer':��R '.,a' r aCr.e r.`ra�ct (r�:ferenFp•Voluau ,�97 '�,Ps. e` 17,)'1.„° ai<;, ��''•t A4h�:1 3as.,' ` TflkNl;l� Sttuttl 0° 20' 15" West ^with 'the, 64"t: l-jmt 00 rx af:rrr tract ; lite west 1 i'i1e,'of Innate ,94.8'3 ci'cri�'..tr'Adt 6adr',1lsppraic;iRt alit ti.- ►y "with an uta re.itGe 11111 ti he'dgs row,' 177R.Uti Peet-•.tti tllce AIA , UF.HFGINNTNf, and containing 1aif1.7 serest, of land +''' SURVEYED 'AND t; F;itT i F 1 N.T HRF.:T' )N '1 7' G _ �;' Sth cls of January,.1.085 ,;.'`:' ��'``� ,?� ;� �FY• r '. -d ` ! - 1 •�S �'i+L ._ :r: I-at.f.t*' let', _ 'i' - - .`j`S,.•,1'��iA'i.1,.iY'Jtlll�i�r,!��,t�(• �A,,i -, ♦. • .. i' " '• i ,. r i, . , 'r� i 1 � .. ��a•',•�'y' ty Yr�.1�V•C'/ N �� y,,`}' v ' , r • _ -� ,F ."1 ''1 •.j•-y�. r, �\�` Ja�y.,t��T* ' � 1 - . _ - { f - +y . , f;r G � :�j'�Crr�^' � r; �'• Lt fist rlr b h,.„'i � •```' k11Cf" V,EE,,,8t Eql.&`i'ER' , , ,. .'.';`,'"l ,. i .f - . _' + .. -:ti!TN,�y��''�4i RJ;,��'�:r ,;'f '� :•Y�'Y �It �1k 4�y,C P_ ROX l �..f '. ....s• , ` ....�''4P'lno;i'_ef!�14d�� ,84,7'd`+;; "EXHIBIT A" Page 2 of 5 Attachment"to Ordinance No. 728-9-86, adopted 9/4/86 FIELD NOTES t J� t of land situated in the Catherine Parsons Being a trac in County Texas, and being Abstract No. 711, Collin Sims from part of an 82.7 acre tract conveyed to M. A. Brown as recorded in Volume 2831 Page 294 of the Records of Collin County, Texas, and being more par Dead described as follows: ticularly des in the south line Of'A6wlett Road BEGINNING at a point ine) said point being N 89* 13, 36" (15, from the conterl W along said south line. 492.65 feet from the centerline of Watters Branch of Rowlett Creak; 320 520 W along a chain link fence, 923.06 T8ZNCZ S 000 feet to fence cornery i 'W continuing along a chain link fencer THENCE s 860 311 00" a fence corner; lo9.79 fait to link fence, continuing along a chain THENCE 8 loG 571 15a w conti 526.04 foot to an I.P. for corner; to an I.P. for corners : Wt 115.09 feet A THZNCz N 890 15' 12 p. for corner f 600 All 42 Wo 1661.02 feet to an I.. TUZN%.;Jb 414dirt and the east line OUA roadi id east line,. 1463.82 foot I THINCS N 00s o5l 28" W Along for corner 06 and the south line Of Rowlett ;A to an I.P1. Roads south line's 1996.97 feet T'8ZNCZ 8 890 131 28" 3 along said and the Place ,of Beginning and to an 1,P. for corner 64.563 acres of land. containing .7-WOM04" Y L. "'EXHIBIT''A" '_, .Page 3_,6f 5r, ` '•Attachmeri't to :'Ordinah" '-No-''728-;-'9--r86.' adopted 9/4/8.6 FIELD NOTES Being a tract of land situated in the Henry Brandenburg Survey, Abstract No. 110, Collin County, Texas, and being more parti- cularly described as follows: BEGINNING at a point in the west line of a 98.83 acre tract conveyed to Mary Melton Gibson by C. E. Melton, et al as recorded in Volume 297, Page 217 of the Deed Records of Collin County, Texas, said point being N 000 13' 20" E, along said west line, 590.37 feet from the southwest corner of said 98.83 acre tract; THENCE N 000 13' 20" E, along a fence line, 1187.65 feet to an iron pin found for corner; 1900.85 feet to an THENCE N 880 05' 58" E, iron pin found for corner; THENCE S 00° 13' 05" W; 764.47 feet to an iron pin found for corner; THENCE S 890 35' 59" E, 780.58 feet to an iron pin set for corner; THENCE S 000 20' 00" W, 1107.01 feet to an iron pin fcund for corner; THENCE N 89* 131 58" Rowlette,Road�ng the 2oad 136.25ofeet rth etoefa rock r an iron pin found called for corner; THENCE N 000 13' 20" E, 590.37 feet to an iron pin found for corner; THENCE N 890 13' 58" W, 541.90 feet to an iorn pin found for corner and the Place of Beginning and containing 91,887 acres (4,002,606 square feet) of land. y ♦ pIR`�T CIT -4 VbAOV Or- j)AL'LA`�, THIS SURVEY kIS CERTIFIED TO F -W -B ALLEN JOINT VENTURE( AND PLANO TITLE COMPANY AS INTERESTED PARTIES IN GF NO. 84-5703 OF PLANO TITLE COMPANY AND ONLY FOR USE WITH THIS TRANSACTION. THIS WTd'"CERTtf"( THAT ON DECEMBER 5, 1984, A SURVEY WAS MADE ON THE GROUND, UNDER MY SUPERVISION,. OF THIS TRACT OF LAND; "EXHIBIT A" - Page 4 of 5 Attachment to Ordinance No. 728-9-86, adopted 9/4/86 Oki; W 0 X,m "ne f4, FIRST c1rw. Amme o.4 f 1,-, 4445 • 'THIS ,SURVEY.,Is CERTIFIED, TO,(.P,W-B ALLEN JOINT,;, V:4NTUPj -TITLE COMPANY AS INTERES?p V#*LMw, D pART=S IN GF,NO, IM-Sda7 I " , 'A C.V!J OF XAA TITLE COMPANY AND OPLY, FOR USE' WITH THIS TRANSACTION. - " . �.I! -, j"..' I. I A THIS IS To CERTIFY THAT ON DECEMBER 5, 19841-A SuRl�=,, ON THE GROUND,, UNDER MY SUPERVISION, OF THIS TRACT OpIiAig6j"',r THAT THERE WERE NO VISIBLE DISC'REPAUCI&ig,C*PNPLICTS'i'.A#QRTAGROO11'. 11VAREAs BOUNDARY LINZ CONFLICTS,, ENCROACIMMTS, O"W_ R .,4+A 4 OPIMPROVEMEN'tS, 8ASEMENT9 OR RIGHTS-rorWAYO ciao •ow ItED ON THIS PLAT; AND THAT 1*wdWw*r 2*2" , THE TR 8, CORRECT AND. ACCURATE REPRESENTATION op RW1 CRZBED ROPXItT p= A? HERRINALBOVB,,. AND THIS,, PIATo, THESE Fls=u CALCULATION OF ARBA' OF LAND DOES ACCURATELY AND. 00 CRIBE THIS PROPERTY AND. AREA OFt-PROPERTY AS" 04TWWjN=-,,Ay SURVEY: AND THAT THE BOUNDARY OF FLOIOD,��IONZ-k'!,,(100,yp to DEFINED ON FEDERAL INSURANCE; RATE - MAP -PAJN)j4'I,jQjl3j 060�;, a BPF w' 'TIVE JUNE 1, 1978 AND DETERMINED BY;USE Ojr,I0#y 0?1"W,]­ 'TOPOGRAPHIC MAPS 0-7 AND G-8 IS SHOWN ON THI#,, 07AT. F RRQ I "IT II FIELD NOTES Being Abstract a tract of land situated in the Henry PrandenbtaIg Sur, No. Ito., and the J. Collin W. Parsons Survey, Abet ract Md. County, Texas, and being more particularly described crib*4 is es' BEGINNING at the southeast corner of said J. W. Parsons survey; THENCE N 890 201 00" W, 2615.70 feet to an iron-pJ4 fogad, Por' l corner in the extended centerline THENCE of a Public Road; N 000 371 470 W, along said centerline'l 562.0.6 foot to an' iron pin set for corner; THENCE N 890 200 10" R# 3457.39 feet to an iron n pin' foillid 'f or corner; THENCE N 870 481 560 R', 1073.29 feet to a steel fence THENCE for corner; S 00* 291 46" W, 1474.47 feet to an iron p4n. f0m for.. corner,; 'd THENCE -.4 S 880;051 58" W,w,along a fence line, 1903.27 foot: t 11 ;I iron pin found THENCE +k for corner; N 000 271 57" E, along a fence line,' 864.13 Peet; 1 ' - - to iron pin not for corner and the Place Of Deginni':6A! containing 100.035 9 1 Y acres (4,357,5$3 sq. ft.) of, " 44? 1�j, ------ ..... 0 Oki; W 0 X,m "ne f4, FIRST c1rw. Amme o.4 f 1,-, 4445 • 'THIS ,SURVEY.,Is CERTIFIED, TO,(.P,W-B ALLEN JOINT,;, V:4NTUPj -TITLE COMPANY AS INTERES?p V#*LMw, D pART=S IN GF,NO, IM-Sda7 I " , 'A C.V!J OF XAA TITLE COMPANY AND OPLY, FOR USE' WITH THIS TRANSACTION. - " . �.I! -, j"..' I. I A THIS IS To CERTIFY THAT ON DECEMBER 5, 19841-A SuRl�=,, ON THE GROUND,, UNDER MY SUPERVISION, OF THIS TRACT OpIiAig6j"',r THAT THERE WERE NO VISIBLE DISC'REPAUCI&ig,C*PNPLICTS'i'.A#QRTAGROO11'. 11VAREAs BOUNDARY LINZ CONFLICTS,, ENCROACIMMTS, O"W_ R .,4+A 4 OPIMPROVEMEN'tS, 8ASEMENT9 OR RIGHTS-rorWAYO ciao •ow ItED ON THIS PLAT; AND THAT 1*wdWw*r 2*2" , THE TR 8, CORRECT AND. ACCURATE REPRESENTATION op RW1 CRZBED ROPXItT p= A? HERRINALBOVB,,. AND THIS,, PIATo, THESE Fls=u CALCULATION OF ARBA' OF LAND DOES ACCURATELY AND. 00 CRIBE THIS PROPERTY AND. AREA OFt-PROPERTY AS" 04TWWjN=-,,Ay SURVEY: AND THAT THE BOUNDARY OF FLOIOD,��IONZ-k'!,,(100,yp to DEFINED ON FEDERAL INSURANCE; RATE - MAP -PAJN)j4'I,jQjl3j 060�;, a BPF w' 'TIVE JUNE 1, 1978 AND DETERMINED BY;USE Ojr,I0#y 0?1"W,]­ 'TOPOGRAPHIC MAPS 0-7 AND G-8 IS SHOWN ON THI#,, 07AT. F RRQ I "IT II �• - 'Page 5 of 5 , f.i Attachment.to Ordinance'No. 728-9-86, adopted 9/4/86 T,r• it '• ,. ,� Gr: - �` = i, ���i 1 - 'r..• ,,, ,r � •''.a',:ti{,?'1fw»i��,..3>�1+•(L:dr:...:i.d. L ;$' , _1 ''' ":t 'Lft�..3+.w• "a .Ai;vs.W w•+l t y^ .� x • - • 1 ♦• ` .,,t } t': f t Y4' .... r' . ..f . �..�k :r'.`.s•4 .— L+. til i.+� f r• •` • 1� � ' L V :�r+Srlktt.! r FIELD NOTES • � � t'•' r �' Catherine Parsons •� � -'•' 'ice .. � d situated in the eti �n • �, • , � •• . Being a ttact of land Texas, and being 8urvsy, Abstract No. 711, Collin County, ti. -' ;part of an 82.7 acre tract conveyed to M. F. Sims from Brown as recorded in Volume 283, Page 4rethe par'-' ' •�w M� �►+ Bro Texas, and being l , Dead Records of Collin County, 1ar1 described as follows: ;! t idu Y ! in the south line of Rowlett Road w' '' 1 -'BEGINNING at a point int being,in the center !� •: �15� froadn the centerline) said Po Branch of Rowlett Creekr said Pott also being -1 of Natters } S 89. 13' 28" B along the south line of Rowlet Fri east line of a dirt roadII } -� 2489.62 feet from the j N the nterline of-Watters 4'•" '' •31°•12 1 00" W along center a�;• t. THBNCS S 112.87 feet to-,a Point Branch of itowlett ,Creek, ��1'' !�''!, for- corner; „ along said centerline, µss m,ti h THENCE 9 07. 56' Ob W. continuingi. t• �; 216.90 feet to a point' for corners 4 nterl3.ns " E continuing along said ce 4' t, # THENCB 282010041 feet0tb a point for corner=aid ol�hterline, Z• 22' Od" W continuing along THENCE, 94428 feet to a point for corner; I for corners' . 08" N 405.78 feet to an 2 , . THSNCE N-990 27 a chain link fence, 653.9 _ THBNCk N 00. 32' 52 8 along , hi ;aa and the south line of . �.• t;.•• t , . for corner`. :r :E. feet t0 an I. Rowlett Roads th lines `452.63 'feat a,,�i'' °.~;t' - • 13 S along said sou /y, t THENCE 8 89 2 for corner and the Place of ' 8 n l f eginni g. _ ! r� ''a*s o int ' .. :,;h�- � ,. t ,f to a dntaining 6 129 acres of land. t and c 'j�- x. •h'• • ' ," ..,, _. -_:,. ::�•:'=• r v Vit: ;�.r..•arra;,a.,�r ;}r:. !•.- .. ` - - ,. . - , ,- s, .5,� _.ti/S'•{!•tt•ri •t �. LST ` .-' Y' A • ♦ R ' fi r.• �r 4q ffa N'�) st 4. �yh' �'e=1'.t • (.1,� -U .' ` ' .' - r f , 1, •1''' 'jl�.�„rl�q{' !int!!. ''+'y,�Sf ,• '�,, • , , +- 1• k�' Y.�_ �� g.•- ir• ,:• s �rr �' , i jtf' ••�, r - IF I� a Approved Zoning for Folsom Investments, Inc. Whisenant Rowlett Farm Partnership Allen, Texas "EXHIBITS B & C" Attachment to Ordinance No. 728-9-86, adopted 9/4/86 J.T. Dunkin & Associates, Inc. Urban Planning Landscape Architecture Dallas, Texas Barton-Aschman Associates, Inc. Traffic Consultants Dallas, Texas PLANNED DEVELOPMENT STANDARDS for Folsom Investments, Inc. 775.8 Acre Planned Development Allen, Texas Approved September, 1986 d� "M Ile SF . , . Gross 2 Ac I II \ GN•t 2325,7 ]AA N 3 ei 13 , Ao SF I \ / �•s f 13 Ac. \ SFf I I / I 12 A N•t 83 9 he 1 ` t�13 1 Ae / Via• , _ I \ k • etI 4 f Aq. EXCHANGE I it SF 2,3 Ac _ 1 Gross ,2f 3 Ac/ \ N•lo. Ac 14 lyll1 N•t 12't ]/lc pp�I \�� �.�_. SC I 11 ,\ \ � _ ��� �� '�- r 1 MF�'`I AOUrc aim Actei , jjjjjjL Ocallon 1 �t / / Gr ss 131 Ac�l Gross !I3 c 0.0 Ac Pork I ( I / �'\ Net 109 Acs'•�li fe Ac M Grose IU A/1)c 6 N•t 7 Ae. f I N•1 f 7 AC Groes ] Acltl I \ J� Net enc e e ^¢ "if-- I.. II _t A e Ad 1c I Tli II Ler56A��II\\32 Ac' Gro �- 11 -� MAc SCAc F \ I `�� ✓ rN r I I 30 a Ac G—%630 Ac Met 0 3 Ac III I 1 �'� � I , �/ l_Z � •\ I ' o Ac1\ �,> � ' Ij-� �%/' TK 40-2 Ac P D OILN SPACEIILIQUINLAIENTS FOR INACTS LAST OF ALIIA ROAD Land Use Plan , rrll. nl , v d-11-9;d-11-9,r,r„ ,lull br JyLy t ar,yce ucr�uy. .. i,brn Ure lI���J 1 r��ye glut enl ,u T�.n,a I 6 I antl All r Folsom Investments Inc. ..r J.Jr. J N D„ a .. l.r., N,n,r, r-•.I.111L FunlL Whisenant Rowlett Farm Partnership ,,-,11n1 n,..rJ.J ° °r ' o 20 1e1 Illy L ,.tl IT Dunkin 6 Associates Inc I sl cur.+, +�c +uuca,ee —J 0,Al be tlmcr nunctl u, unrc ull Wb n Fl—anso—gLI•ntlecsoe•Ar. 1-1re as September 1986 PLANNED DEVELOPMENT STANDARDS for Folsom Investments, Inc. and Whisenant Rowlett Farm Partnership 423.0 Acres, Allen, Texas The following zoning standards and the attached zoning plan comprise the development standards for this Planned Development District. The total District consists of approximately 423 acres of land located west of the Watters Branch of Rowlett Creek 75 and north of F.M. 2170 (McDermott). The following lists those tracts identified on the plan: Tract 1* Single Family Tract 2* Single Family Tract 3 Multi -Family Tract 4 Office Tract 5 Shopping Center Tract 6 Office Tract 7 Multi -Family Tract 8 Single Family Tract 9 Office Tract 10 Shopping Center Tract 11 Multi -Family Tract 12 Single Family Tract 13 Single Family Tract 14 Multi -Family Tract 15 Community Facilities *Note: Tract 2 is to be developed prior to, or simultaneously with, Tract 1. Tracts 1 & 2 - Single Family Tracts 1 & 2, as defined by the planned development site plan, contains an area of approximately 70.1 gross residential acres, permitting 344 units. The ratio of dwelling units per gross acre using these values is 4.9. Standards for development of this tract are as follows: 1. The maximum density shall be calculated using 4.9 dwelling units per gross acres. Gross acreage is defined as being the total area, including any areas utilized for public, semi-public use or flood fringes use within flood prone areas, but not floodways. 2. Residential Uses - Type of lots which can be platted: A. Standard, single family lots with a building site required to have two side yards. B. Single family lots with building site to have a required single side yard one side and a zero side yard for the opposite side of lot. C. Lot for two family attached dwelling structure. D. Lot for greater than two family attached dwelling structure. 1 3. Intensity of Use: A. All of tract may be platted for single lots as set forth above in 2A or 213, and percent of maximum dwelling units for lots as defined in 2B are less than 5.0 dwelling units per acre. B. Tract may be platted for 53 percent of maximum dwelling units for lots as defined in 2A and 213, and 47 percent of maximum dwelling units for lots as defined in 2C and 2D, and 2B when dwelling units exceed 5.1 dwelling units per acre. 4. Development Standards A. Lots platted for single family detached use as set forth in 2A above shall follow 5A, Schedule A. B. Lots platted for single family detached use as set forth in 2B above shall follow 513, Schedule B. C. Lots platted single family attached use as set forth in 2C_ above shall follow 5C, Schedule C. D. Lots platted single family attached use as set forth in 2D above shall follow 5D, Schedule D. 5. Development Standard Schedules A. Schedule "A", Single Family Detached (1) General: This Tract shall be developed for single-family, detached dwellings, together with the allowed incidental and accessory uses. (2) Use Regulations: A building or premise shall be used only for the following purposes: a. Single family detached units and accessory uses customarily incidental to this use. - b. Churches and church related uses as permitted by Specific Use Permit. (3) Height Regulations: No building shall exceed thirty (30) feet or two and one half (2 1/2) stories in height. (4) Area Regulations: a. Size of Yards: (a) Front Yard: There shall be a front yard having a depth of not less than twenty-five (25) feet. 2 (b) Side Yard: There shall be a side yard on each side of the lot having a width of not less than ten (10) per cent of the lot width. A side yard adjacent to a side street shall not be less than fifteen (15) feet. (c) Rear Yard: There shall be a rear yard having a depth of not less than fifteen (15) feet. b. Size of Lot: (a) Lot Area: No building shall be constructed on any lot of less than seven thousand, five hundred (7,500) square feet. (b) Lot Width: The width of the lot shall be not less than seventy (70) feet at the front street building line, nor shall its average width be less than seventy-five (75) feet. (c) Lot Depth: The depth of the lot shall not be less than one hundred ten (110) feet, except that a corner lot or cul-de-sac lot may have a depth of less than one hundred (100) feet provided that the minimum depth is no less than ninety (90) feet. C. Lot Coverage - In no case shall more than forty (40 per cent of the total lot area be covered by the combined area of the main buildings and acces- sory buildings. (5) Building Regulations: a. Type of Materials - All main buildings shall have exterior construction of a minimum of 75% brick, tiles, cement, concrete, stone, or similar materials. B. Schedule "B", Single Family Detached, Zero Lot Line Home (1) General: This Tract shall be developed for single family detached homes 'generally referred to as Garden Home, Patio Home or Zero Lot Line Home. (2) Use Regulations: A building or premise shall be used only for the following purposes: a. Single family detached unit and accessory uses customarily incidental to this use. b. Churches and church related uses as permitted by Specific Use Permit. K3 (3) Height Regulation: No building shall exceed thirty (30) feet or two and one-half (2 1/2) stories in height. (4) Area Regulations: a. Size of Yards: (a) Front Yard - There shall be a front yard having a depth of not less than twenty (20) feet. (b) Side Yard - A "zero" side yard shall be per- mitted one side yard area of each lot. The other side yard of the lot shall provide space whereby a separation of ten (10) feet is always maintained between main structures. (c) Rear Yard - There shall be a rear yard having a depth of not less than fifteen (15) feet. b. Size of Lot: (a) Lot Area - No building shall be constructed on any lot of less than five thousand (5,000) square feet. (b) Lot Width - The width of the lot shall not be less than forty-five (45) feet at the front building line. (c) Lot Depth - The depth of the lot shall not be less than ninety (90) feet. C. Lot Coverage - In no case shall more than fifty (50) percent of the total lot area be covered by the combined area of the main buildings and accessory buildings. (5) Building ,Regulations: a. Type of Materials - All main buildings shall have exterior construction of a minimum of 75% brick, tiles, cement, concrete, stone, or similar materials. C. Schedule "C", Two Family Attached Residential (1) General: This Tract is designated for two-family at- tached dwelling units. Units shall be platted to permit separate ownership of units. (2) Use Regulations: A building or premise shall be used only for the following purposes: 4 a. Two-family attached or duplex dwellings and acces- sory buildings and uses customarily incidental to this use. b. Churches and church related uses as permitted by Specific Use Permit. (3) Height Regulations: No building shall exceed thirty (30) feet or two and one-half (21) stories in height. (4) Area Regulations: a. Size of Yards: (a) Front Yard: There shall be a front yard having a required depth of not less than twenty-five (25) feet. (b) Side Yard: There shall be a side yard on each side of a building of not less than ten (10) per cent of the lot width. A side yard adjacent to a side street shall not be less than fifteen (15) feet. (c) Rear Yard: There shall be a rear yard having a depth of not less than fifteen (15) feet. b. Size of Lot: (a) Lot Area: No building shall be constructed on any lot less than seven thousand five hundred (7,500) square feet. Each such lot shall be platted to permit separate ownership on not less than 3750 square feet for each dwelling unit. Such lot shall have a minimum buildable area of three thousand (3,000) square feet. (b) Lot Width: The width of the lot shall not be less than sixty-five (65) feet at the front street building line, nor shall its average width be less than sixty-five (65) feet. (c) Lot Depth: The depth of the lot shall not be less than one hundred ten (110) feet, except that a corner lot or cul-de-sac lot may have a depth of less than one hundred teen (110) feet provided that the minimum depth is no less than ninety (90) feet. C. Lot Coverage: In no case shall more than forty (40 percent of the total lot area be covered by the combined area of the main buildings and accessory buildings. 5 (5) Building Regulations: a. Type of Materials: All main buildings shall have exterior construction of a minimum of seventy-five (75) percent brick, tiles, cement, concrete, stone, or similar materials. D. Schedule "D", Attached Single Family (1 ) General: This Tract is designated for single-family dwellings on separate lots under separate ownership. (2) Use Regulations - A' building or premise shall be used only the following purposes: a. Attached dwelling units, provided that no more than six (6) dwelling units are attached in one continu- ous row or group, and provided that no dwelling unit is constructed above another dwelling unit. b. Accessory buildings and uses, customarily incident to the above uses. (3) Height Regulations - No building shall exceed thirty (30) - feet or two and one-half (2 1/2) stories in height. (4) Area Regulations: a. Size of Yards: (a) Front Yard - There shall be a front yard having a required depth of not less than twenty (20) feet. No required parking shall be allowed within the required front yard. (b) Side Yard - There shall be a side yard on each side of a contiguous row or group of dwellings of not less than six (6) feet. A side yard adjacent to a side street shall not be less than fifteen (15) feet. (c) Rear Yard - There shall be a rear yard having a depth of not less than fifteen (15) feet. b. Size of Lot: (a) Lot Area - No building shall be constructed on any lot of less than four thousand (4000) square feet. P! (b) Lot Width - The width of the lot shall not be less than thirty five (35) feet at the front street building line. (c) Lot Depth - The depth of the lot shall not be less than one hundred (100) feet. C. Lot Coverage - In no case shall more than sixty- five (65) percent of the total land area be covered by the combined area of the main buildings and accessory buildings. (5) Building Regulations: a. Type of Materials - All main buildings shall have exterior construction of a minimum of 75% brick, tiles, cement, concrete, stone, or similar materials. 6. The following floor areas shall be observed for residential dwell- ings, exclusive of garages, breezeways, and porches, for all single family dwelling units east of Alma Road: twenty-five (25) percent at 1200 square feet or greater; twenty-five (25) percent at 1400 square feet or greater; twenty (20) percent at 1600 square feet or greater; twenty (20) percent at 1800 square feet or great- er; and ten (10) percent at 2000 square feet or greater. 7. A minimum of ten (10) percent of lots in this tract (1 and 2 combined) shall be 12,000 square feet or greater. Tract 3 - Multi-Famil 1. General: This Tract permits the construction of attached multi- family dwelling units. The maximum density shall not exceed eighteen (18) units per gross acre contained within the limits of said tract, nor shall the total units exceed two hundred (200) units per individual tract. 2. Use: A. Multi -family structures and accessory buildings and uses, customarily incident to this use and located within this tract. B. Churches and church related uses as permitted by Specific Use Permit. 3. Height Regulations: No building shall exceed thirty (30) feet or Two and one-half (2 1/2) stories in height. 7 4. Area Regulations: A. Size of Yards: (1) Front Yard - There shall be a front yard having a-, required depth of twenty (20) feet. No required park- ing shall be allowed within the required front yard. (2) Side Yard - There shall be a side yard on each side of the lot having a width of not less than fifteen (15) feet. A side yard adjacent to a side street shall not be less than fifteen (15) feet. (3) Rear Yard - There shall be a rear yard having a depth of not less than fifteen (15) feet except when abutting a single family tract a minimum of thirty (30) feet shall be required. Where lots have double frontage, running through from one street to another, the required front yard shall be provided on both streets. B. Size of Lot: (1) Lot Area - A multi -family building shall be constructed on a lot of not less than one (1 ) acre. (2) Lot Width - The width of the lot shall not be less than one hundred (100) feet at the front street building line. (3) Lot Depth - The depth of the lot shall not be less than two hundred (200) feet. C. Minimum Dwelling Size - The minimum floor area of any dwell- ing unit shall be seven hundred (700) square feet, exclusive of garages, breezeways, and porches. D. Lot Coverage - In no case shall more than forty-five (45) per cent of the total lot area be covered by the combined area of the main buildings and accessory buildings. 5. Building Regulations: A. Type of Materials - All main buildings shall have exterior construction of a minimum of seventy-five (75) percent brick, tiles, cement, concrete, stone, or similar materials. Tract 4 - Office 1. General: The purpose of this Tract is to permit office devel- opment which is not dependent upon retail trade or traffic for their operation. This district is designed to permit the location of offices of any profession, trade, or service near their clients and minimize the effect upon residential and commercial areas. 8 2. Use Regulations: A. Professional Administrative Offices where services are provid- ed only and no chattels or goods are offered for sale on the premises, including, but not limited to doctors, dentists, attorneys, architects, engineers, insurance, real estate, and similar offices. B. Clinics. C. Office Buildings. D. The incidental retail sale of food, beverages, and other convenience items or services is permitted to the occupants of offices, as long as these items are not advertised and offered for sale to the general public. E. Laboratories - medical or dental. F. Accessory buildings and uses customarily incident to any of the above uses. G. Uses as may be set forth and permitted under the Specific Use Section of the Zoning Ordinance for the office district. 3. Height Regulations - The maximum allowable height for the main building shall not exceed two (2) standard stories or thirty (30) feet in height. In no event, however, shall any building exceed one (1) standard story when located within one hundred fifty (150) feet of any property zoned for residential purposes. 4. Area Regulations: A. Size of Yards: (1) Front Yards: a. There shall be a minimum front yard having a depth of not less than twenty-five (25) feet. b. Lots having double frontage shall provide the required setback from both streets. C. On corner lots, the required front yard setback shall be provided on both streets. (2) Side Yards: There shall be a minimum side yard for each side of the lot or tract on which any single build- ing or building complex is constructed of ten (10) feet. (3) Rear Yards: There shall be a minimum rear yard of ten (10) feet, however a rear yard of not less than fifty (50) feet in depth shall be provided upon that portion of E a lot abutting on across a rear street from an "R" District. B. Lot Coverage - In no case shall more than fifty (50) percent of the total lot area be covered by the combined area of the main buildings and accessory buildings. C. Floor Area Ratio - The ratio of total floor area of all build- ings to total land area shall be a maximum of 1:1. 5. Building Regulations A. Type of Materials - All main building exteriors shall be con- structed of stone, brick, tiles, cement, concrete, or similar materials. Tract 5 - Shopping Center 1. General: The purpose of this Tract is to provide an area as an intr egral part of this planned development district for retail and related services. 2. Use Regulations - A building or premise shall be used for the following purposes: A. Cleaner or laundry (self service). B. Hardware store. C. Barber and beauty shops. D. Florist or garden shops (no outside storage or sales). E. Household appliance sales. F. Veterinarian (no outside runs). G. Drug store or pharmacy. H. Bakery (retail). I. Grocery story. J. Day care center for children. K. Paint sales/wallpaper/interior decorating sales (all inside). L. Office supplies. M. Building materials sales (inside). N. Banks and financial institutions. 0. Commercial amusement (indoor). 10 P. Studios, photo, music, art, health, etc. Q. Furniture sales. R. Auto parts sales (indoor). S. Department or discount stores. T. Antique shops. U. Indoor theater. V. Restaurant (no drive-in) W. Restaurant (with drive through window). X. Accessory buildings and uses customarily incident to any of the above uses. Y. Uses similar to the above mentioned permitted uses provided activities conducted observe the requirements of all City Ordinances. Z. Uses as may be set forth and permitted under the Specific Use Section of the Zoning Ordinance for the shopping center district and to include service station uses. AA. Other retail stores and personal services of similar nature and character provided that the business establishment supplies the everyday shopping needs of the immediate neighborhood and subject to the following conditions: (1 ) That it be conducted wholly within an enclosed building. (2) The required yards not be used for display, sale or storage of merchandise or for the storage of vehicles, equipment container, or waste material. (3) That all merchandise be first hand and be sold at retail on the premises. (4) That such use be not objectionable because of odor, excessive light, smoke, dust, noise, vibration or similar nuisance. 3. Height Regulations: No building shall exceed thirty (30) feet or two and one-half (2 1/2) stories in height. 11 4. Area Regulations: A. Size of Yards: (1) Front Yard - A front yard of a minimum of twenty five (25feet shall be observed for all buildings. Parking shall be permitted in the front yard area. (2) ' Side Yard - There shall be a minimum side yard of - fifteen (15) feet on the side of a lot adjoining a street, alley, or residential district. (3) Rear Yard - A rear yard shall not be less than twenty five 25 feet. B. Lot Coverage - In no case shall more than fifty (50) percent of the total lot area be covered by the combined area of the main buildings and accessory buildings. C. Floor Area Ratio - The ratio of total floor area of all build- ings to total land area shall be a maximum of 1:1.25. 5. Building Regulations: A. Type of Materials - All main building exteriors shall be con- structed of stone, brick, tiles, cement, concrete, or similar materials. Tract 6 - Office 1. General: The purpose of this Tract is to permit office devel- opment which is not dependent upon retail trade or traffic for their operation. This district is designed to permit the location of offices of any profession, trade, or service near their clients and minimize the effect upon residential and commercial areas. 2. Use Requlations: A. Professional Administrative Offices where services are provid- ed only and no chattels or goods are offered for sale on the premises, including, but not limited to doctors, dentists, attorneys, architects, engineers, insurance, real estate,, and similar offices. B. Clinics. C. Office Buildings. D. The incidental retail sale of food, beverages, and other convenience items or services is permitted to the occupants of 12 offices, as long as these items are not advertised and offered for sale to the general public. E. Laboratories - medical or dental. F. Accessory buildings and uses customarily incident to any of the above uses. G. Uses as may be set forth and permitted under the Specific Use Section of the Zoning Ordinance for the office district. 3. Height Regulations - The maximum allowable height for the main building shall not exceed two (2) standard stories or thirty (30) feet in height. In no event, however, shall any building exceed one (1) standard story when located within one hundred fifty (150) feet of any property zoned for residential purposes. 4. Area Regulations: A. Size of Yards: (1) Front Yards: a. There shall be a minimum front yard having a depth of not less than twenty-five (25) feet. b. Lots having double frontage shall provide the required setback from both streets. C. On corner lots, the required front yard setback shall be provided on both streets. (2) Side Yards: There shall be a minimum side yard for each side of the lot or tract on which any single build- ing or building complex is constructed of ten (10) feet. (3) Rear Yards: There shall be a minimum rear yard of ten 10feet, however a rear yard of not less than fifty (50) feet in depth shall be provided upon that portion of a lot abutting on across a rear street from an ','R" District. B. Lot Coverage - In no case shall more than fifty (50) percent of the total lot area be covered by the combined area, of the - main buildings and accessory buildings. C. Floor Area Ratio - The ratio of total floor area of all build- ings to total land area shall be a maximum of 1:1. 5. Building Regulations A. Type of Materials - All main building exteriors shall be con- structed of stone, brick, tiles, cement, concrete, or similar materials. 13 Tract 7 - Multi-Famil 1. General: This Tract permits the construction of attached multi- family dwelling units. The maximum density shall not exceed eighteen (18) units per gross acre contained within the limits of said tract, nor shall the total units exceed two hundred (200) units per individual tract. 2. All standards for this District shall be the same as Tract 3. Tract 8 - Single Family This tract, as defined by the planned development site plan , contains an area of approximately 72.1 gross residential acres, permitting 227 units. The ratio of dwelling units per gross acre using these values is 3.1. Standards for development of this tract are as follows: 1. The maximum density shall be calculated using 3.1 dwelling units per gross acres. Gross acreage is defined as being the total area, including any areas utilized for public, semi-public use or flood fringes use within flood prone areas, but not floodways. 2. Residential Uses - Type of lots which can be platted: A. Standard, single family lots with a building site required to have two side yards. B. Single family lots with building site to have a required single side yard one side and a zero side yard for the opposite side of lot. C. Lot for two family attached dwelling structure. D. Lot for greater than two family attached dwelling structure. 3. Intensity of Use: A. All of tract may be platted for single lots as set forth above in 2A or 213, and percent of maximum dwelling units for lots as defined in 2B are less than 5.1 dwelling units per acre. B. Tract may be platted for 97 percent of maximum dwelling units for lots as defined in 2A and 2B, and 3 percent of maximum dwelling units for lots as defined in 2C and 2D, and 2B when dwelling units exceed 5.0 dwelling units per acre. 4. Development Standards: A. Lots platted for single family detached. use as set forth in 2A above shall follow 5A, Schedule A. 14 B. Lots platted for single family detached use as set forth in 2B above shall follow 513, Schedule B. C. Lots platted single family attached use as set forth in 2C above shall follow 5C, Schedule C. D. Lots platted single family attached use as set forth in 2D above shall follow, 5D, Schedule D. 5. Development Standard Schedules: A. Schedule "A", Single Family Detached (1) General: This Tract shall be developed for single-family, detached dwellings, together with the allowed incidental and accessory uses. (2) Use Regulations: A building or premise shall be used only for the following purposes: a. Single family detached units and accessory uses customarily incidental to this use. b. Churches and church related uses as permitted by Specific Use Permit. (3) Height Regulations: No building shall exceed thirty (30) feet or two and one half (2 1/2) stories in height. (4) Area Regulations: a. Size of Yards: (a) Front Yard: There shall be a front yard having a depth of not less than twenty-five (25) feet. (b) Side Yard: There shall be a side yard on each side of the lot having a width of not less than ten (10) per cent of the lot width. A side yard adjacent to a side street shall not be less than fifteen (15) feet. (c) Rear Yard: There shall be a rear yard, having• a depth o not less than fifteen (15) feet. b. Size of Lot: (a) Lot Area: No building shall be constructed on any lot of less than seven thousand, five hundred (7,500) square feet. (b) Lot Width: The width of the lot shall be not less than seventy (70) feet at the front street 15 building line, nor shall its average width be less than seventy-five (75) feet. (c) Lot Depth: The depth of the lot shall not be less than one hundred ten (110) feet, except that a corner lot or cul-de-sac lot may have a depth of less than one hundred (100) feet provided that the minimum depth is no less than ninety (90) feet. C. Lot Coverage - In no case shall more than forty (40) per cent of the total lot area be covered by the combined area of the main buildings and acces- sory buildings. (5) Building Regulations: a. Type of Materials - All main buildings shall have exterior construction of a minimum of 75% brick, tiles, cement, concrete, stone, or similar materials. B. Schedule "B", Single Family Detached, Zero Lot Line Home (1) General: This Tract shall be developed for single family detached homes generally referred to as Garden Home, Patio Home or Zero Lot Line Home. (2) Use Regulations: A building or premise shall be used only for the following purposes: a. Single family detached unit and accessory uses customarily incidental to this use. b. Churches and church related uses as permitted by Specific Use Permit. (3) Height Regulation: No building shall exceed thirty (30) feet or two and one-half (2 1/2) stories in height. (4) Area Regulations: a. Size of Yards: (a) Front Yard - There shall be a front yard, having a depth of not less than twenty (20) feet. (b) Side Yard - A "zero" side yard shall be per- mitted for one side yard area of each lot. The other side yard of the lot shall provide space whereby a separation of ten (10) feet is always maintained between main structures. 16 (c) Rear Yard _ There shall be a rear yard having a depth of not less than fifteen (15) feet. b. Size of Lot: (a) Lot Area - No building shall be constructed on any lot of less than five thousand (5,000) square feet. (b) Lot Width - The width of the lot shall not be less than forty-five (45) feet at the front building line. (c) Lot Depth - The depth of the lot shall not be less than ninety (90) feet. C. Lot Coverage - In no case shall more than fifty (50) percent of the total lot area be covered by the combined area of the main buildings and accessory buildings. (5) Building Regulations: a. Type of Materials - All main buildings shall have exterior construction of a minimum of 75% brick, tiles, cement, concrete, stone, or similar materials. C. Schedule "C", Two Family Attached Residential (1) General: This Tract is designated for two-family at- tached dwelling units. Units shall be platted to permit separate ownership of units. (2) Use Regulations: A building or premise shall be used only for the following purposes: a. Two-family attached or duplex dwellings and acces- sory buildings and uses customarily incidental to this use. b. Churches and church related uses as permitted by Specific Use Permit. (3) Height Regulations: No building shall exceed. thirty (30). feet or two and one-half (21) stories in height. (4) Area Regulations: a. Size of Yards: (a) Front Yard: There shall be a front yard having a required depth of not less than twenty-five (25) feet. 17 (b) Side Yard: There shall be a side yard on each side of a building of not less than ten (10) per cent of the lot width. A side yard adjacent to a side street shall not be less than fifteen (15) feet. (c) Rear Yard: There shall be a rear yard having a depth of not less than fifteen (15) feet. b. Size of Lot: (a) Lot Area: No building shall be constructed on any lot less than seven thousand five hundred (7,500) square feet. Each such lot shall be platted to permit separate ownership on not less than 3750 square feet for each dwelling unit. Such lot shall have a minimum buildable area of three thousand (3,000) square feet. (b) Lot Width: The width of the lot shall not be less than sixty-five (65) feet at the front street building line, nor shall its average width be less than sixty-five (65) feet. (c) Lot Depth: The depth of the lot shall not be less than one hundred ten (110) feet, except that a corner lot or cul-de-sac lot may have a depth of less than one hundred teen (110) feet provided that the minimum depth is no less - than ninety (90) feet. C. Lot Coverage: In no case shall more than forty (40T percent of the total lot area be covered by the combined area of the main buildings and accessory buildings. (5) Building Regulations: a. Type of Materials: All main buildings shall have exterior construction of a minimum of seventy-five (75) percent brick, tiles, cement, concrete, stone, or similar materials. D. Schedule "D", Attached Single Family (1 ) General: This Tract is designated for single-family dwellings on separate lots under separate ownership. (2) Use Regulations - A building or premise shall be used only for the following purposes: a. Attached dwelling units, provided that no more than six (6) dwelling units are attached in one 18 continuous row or group, and provided that no dwelling unit is constructed above another dwelling unit. b. Accessory buildings and uses, customarily incident to the above uses. (3) Height Regulations - No building shall exceed thirty (30) feet or two and one-half (2 1/2) stories in height. (4) Area Regulations: a. Size of Yards: (a) Front Yard - There shall be a front yard having a required depth of not less than twenty (20) feet. No required parking shall be allowed within the required front yard. (b) Side Yard - There shall be a side yard on each side of a contiguous row or group of dwellings of not less than six (6) feet. A side yard adjacent to a side street shall not be less than fifteen (15) feet. (c) Rear Yard - There shall be a rear yard having a depth of not less than fifteen (15) feet. b. Size of Lot: (a) Lot Area - No building shall be constructed on any lot of less than four thousand (4000) square feet. (b) Lot Width - The width of the lot shall not be less than thirty five (35) feet -at the front street building line. (c) Lot Depth - The depth of the lot shall not be less than one hundred (100) feet. C. Lot Coverage - In no case shall more than sixty- five (65) percent of the total land area be covered by the combined area of the main buildings and accessory buildings. (5) Building Regulations: a. Type of Materials - All main buildings shall have exterior construction of a minimum of 75% brick, tiles, cement, concrete, stone, or similar materials. 6. The following floor areas shall be observed for residential dwell- ings, exclusive of garages, breezeways, and porches, for all 19 single family dwelling units east of Alma Road: twenty-five (25) percent at 1200 square feet or greater; twenty-five (25) percent at 1400 square feet or greater; twenty (20) percent at 1600 square feet or greater; twenty (20) percent at 1800 square feet or great- er; and ten (10) percent at 2000 square feet or greater. 7. A minimum of ten (10) percent of the lots in this tract shall be 12,000 square feet or greater. Tract 9 - Office 1. General: The purpose of this district is to permit office develop- ment which is not dependent upon retail trade or traffic for their operation. This district is designed to permit the location of offices of any profession, trade, or service near their clients and minimize the effect upon residential and commercial areas. 2. All standards for this District shall be the same as Tract 4. Tract 10 - Shopping Center 1. General: The purpose of this Tract is to provide an area as an integral part of this planned development district for retail and related services. 2. All standards for this district shall be the same as Tract 5. Tract 11 - Multi -Family 1. General: This Tract permits the construction of attached multi- family dwelling units. The maximum density shall not exceed eighteen (18) units per gross acre contained within the limits of said tract, nor shall the total units exceed two hundred (200) units per individual tract. 2. All standards for this District shall be the same as Tract 3. Tract 12 - Single Family This tract, as defined by the planned development site plan, contains an area of approximately 25.7 gross residential acres permitting 100 units. The ratio of dwelling units per gross acre using these values is 3.9. Standards for development of this tract are as follows: 1. The maximum density shall be calculated using 4.5 dwelling units per gross acres. Gross acreage is defined as being the total area, including any areas utilized for public, semi-public use or flood fringes use within flood prone areas, but not floodways. 20 2. Residential Uses - Type of lots which can be platted: A. Standard, single family lots with a building site required to have two side yards. B. Single family lots with building site to have a required single side yard one side and a zero side yard for the opposite side of lot. C. Lot for two family attached dwelling structure. D. Lot for greater than two family attached dwelling structure. 3. Intensity of Use: A. All of tract may be platted for single lots as set forth above in 2A or 213, and percent of maximum dwelling units for lots as defined in 2b are less than 5.0 dwelling units per acre. B. Tract may be platted for 54 percent of maximum dwelling units for lots as defined in 2A and 26, and 46 percent of maximum dwelling units for lots as defined in 2C and 2D, and 2B when dwelling units exceed 5.1 dwelling units per acre. 4. Development Standards A. Lots platted for single family detached use as set forth in 2A above shall follow 5A, Schedule A. B. Lots platted for single family detached use as set forth in 2B above shall follow 513, Schedule B. C. Lots platted single family attached use as set forth in 2C above shall follow 5C, Schedule C. D. Lots platted single family attached use as set forth in 2D above shall follow 51), Schedule D. 5. Development Standard Schedules A. Schedule "A", Single Family Detached (1) General: This Tract shall be developed for single-family, detached dwellings, together with the allowed incidental and accessory uses. (2) Use Regulations: A building or premise shall be used only for the following purposes: a. Single family detached units and accessory uses customarily incidental to this use. 21 b. Churches and church related uses as permitted by Specific Use Permit. (3) Height Regulations: No building shall exceed thirty (30) feet or two and one half (2 1/2) stories in height. (4) Area Regulations: a. Size of Yards: (a) Front Yard: There shall be a front yard having a depth of not less than twenty-five (25) feet. (b) Side Yard: There shall be a side yard on each side of the lot having a width of not less than ten (10) per cent of the lot width. A side yard adjacent to a side street shall not be less than fifteen (15) feet. (c) Rear Yard: There shall be a rear yard having a depth of not less than fifteen (15) feet. b. Size of Lot: (a) Lot Area: No building shall be constructed on any lot of less than seven thousand, five hundred (7,500) square feet. (b) Lot Width: The width of the lot shall be not Te -ss than seventy (70) feet at the front street building line, nor shall its average width be less than seventy-five (75) feet. (c) Lot Depth: The depth of the lot shall not be less than one hundred ten (110) feet, except that a corner lot or cul-de-sac lot may have a depth of less than one hundred (100) feet provided that the minimum depth is no less than ninety (90) feet. C. Lot Coverage - In no case shall more than forty (40) per cent of the total lot area be covered by the combined area of the main buildings and acces- sory buildings. (5) Building Regulations: a. Type of Materials - All main buildings shall have exterior construction of a minimum of 75% brick, tiles, cement, concrete, stone, or similar materials. 22 B. Schedule "B", Single Family Detached, Zero Lot Line Home (1) General: This Tract shall be developed for single family detached homes generally referred to as Garden Home, Patio Home or Zero Lot Line Home. (2) Use Regulations: A building or premise shall be used only for the o lowing purposes: a. Single family detached unit and accessory uses customarily incidental to this use. b. Churches and church related uses as permitted by Specific Use Permit. (3) Height Regulation: No building shall exceed thirty (30) feet or two and one-half (2 1/2) stories in height. (4) Area Regulations: a. Size of Yards: (a) Front Yard - There shall be a front yard having a depth of not less than twenty (20) feet. (b) Side Yard - A "zero" side yard shall be per- mitted for one side yard area of each lot. The other side yard of the lot shall provide space whereby a separation of ten (10) feet is always maintained between main structures. (c) Rear Yard - There shall be a rear yard having a depth of not less than fifteen (15) feet. b. Size of Lot: (a) Lot Area - No building shall be constructed on any lot of less than five thousand (5,000) square feet. (b) Lot Width - The width of the lot shall not be less than forty-five (45) feet at the front building line. (c) Lot 'Depth - The depth of the lot shall not be less than ninety (90) feet. C. Lot Coverage - In no case shall more than fifty 50) percent of the total lot area be covered by the combined area of the main buildings and accessory buildings. 23 (5) Building Regulations: a. Type of Materials - All main buildings shall have exterior construction of a minimum of 75% brick, tiles, cement, concrete,. stone, or similar materials. C. Schedule "C", Two Family Attached Residential (1 ) General: This Tract is designated for two-family at- tached dwelling units. Units shall be platted to permit separate ownership of units. (2) Use Regulations: A building or premise shall be used only or the o lowing purposes: a. Two-family attached or duplex dwellings and acces- sory buildings and uses customarily incidental to this use. b. Churches and church related uses as permitted by Specific Use Permit. (3) Height Regulations: No building shall exceed thirty (30) feet or two and one-half (21) stories in height. (4) Area Regulations: a. Size of Yards: (a) Front Yard: There shall be a front yard having a required depth of not less than twenty-five (25) feet. (b) Side Yard: There shall be a side yard on each side of a building of not less than ten (10) per cent of the lot width. A side yard adjacent to a side street shall not be less than fifteen (15) feet. (c) Rear Yard: There shall be a rear yard having a depth of not less than fifteen (15) feet. b. Size of Lot: (a) Lot Area: No building shall be constructed on any lot less than seven thousand five hundred (7,500) square feet. Each such lot shall be platted to permit separate ownership on not less than 3750 square feet for each dwelling unit. Such lot shall have a minimum buildable area of three thousand (3,000) square feet. (b) Lot Width: The width of the lot shall not be less than sixty-five (65) feet at the front 24 street building line, nor shall its average width be less than sixty-five (65) feet. (c) Lot Depth: The depth of the lot shall not be less than one hundred ten (110) feet, except that a corner lot or cul-de-sac lot may have a depth of less than one hundred teen (110) feet provided that the minimum depth is no less than ninety (90) feet. C. Lot Coverage: In no case shall more than forty 40 percent of the total lot area be covered by the combined area of the main buildings and accessory buildings. (5) Building Regulations: a. Type of Materials: All main buildings shall have exterior construction of a minimum of seventy-five (75) percent brick, tiles, cement, concrete, stone, or similar materials. D. Schedule "D", Attached Single Family (1 ) General: This Tract is designated for single-family dwellings on separate lots under separate ownership. (2) Use Regulations - A building or premise shall be used only for the following purposes: a. Attached dwelling units, provided that no more than six (6) dwelling units are attached in one continu- ous row or group, and provided that no dwelling unit is constructed above another dwelling unit. b. Accessory buildings and uses, customarily incident to the above uses. (3) Height Regulations - No building shall exceed thirty (30) feet or two and one-half (2 1/2) stories in height. (4) Area Regulations: a. Size of Yards: (a) Front Yard - There shall be a front yard having a required depth of not less than twenty (20) feet. No required parking shall be allowed within the required front yard. (b) Side Yard - There shall be a side yard on each side of a contiguous row or group of dwellings of not less than six (6) feet. A side 25 yard adjacent to a side street shall not be less than fifteen (15) feet. (c) Rear Yard - There shall be a rear yard having a depth of not less than fifteen (15) feet. b. Size of Lot: (a) Lot Area - No building shall be constructed on any lot of less than four thousand (4000) square feet. (b) Lot Width - The width of the lot shall not be less than thirty five (35) feet at the front street building line. (c) Lot Depth - The depth of the lot shall not be less than one hundred (100) feet. C. Lot Coverage - In no case shall more than sixty- five 65 percent of the total land area be covered by the combined area of the main buildings and accessory buildings. (5) Building Regulations: a. Type, of Materials - All main buildings shall have exterior construction of a minimum of 75% brick, tiles, cement, concrete, stone, or similar materials. 6. The following floor areas shall be observed for residential dwell- ings, exclusive of garages, breezeways, and porches, for all single family dwelling units west of Alma Road: twenty-five (25) percent at 1200 square feet or greater; twenty-five (25) percent at 1400 square feet or greater; twenty (20) percent at 1600 square feet or greater; twenty (20) percent at 1800 square feet or great- er; and ten (10) percent at 2000 square feet or greater. 7. A minimum of ten (10) percent of lots in this tract shall be 12,000 square feet or greater. Tract 13 - Single Family This tract, as defined by the planned development site plan, contains an area of approximately 126.3 gross residential acres permitting 407 units. The ratio of dwelling units -per gross acre using these values is 3.2. Standards for development of this tract are as follows: 1. The maximum density shall be calculated using 3.2 dwelling units per gross acres. Gross acreage is defined as being the total area, including any areas utilized for public, semi-public use or flood fringes use within flood prone areas, but not floodways. 26 2. Residential Uses - Type of lots which can be platted: A. Standard, single family lots with a building site required to have two side yards. B. Single family lots with building site to have a required single side yard one side and a zero side yard for the opposite side of lot. C. Lot for two family attached dwelling structure. D. Lot for greater than two family attached dwelling structure. 3. Intensity of Use: A. All of tract may be platted for single lots as set forth above in 2A or 213, and percent of maximum dwelling units for lots as defined in 2b are less than 5.0 dwelling units per acre. B. Tract may be platted for 85 percent of maximum dwelling units for lots as defined in 2A and 213, and 15 percent of maximum dwelling units for lots as defined in 2C and 2D, and 2B when dwelling units exceed 5.1 dwelling units per acre. 4. Development Standards A. Lots platted for single family detached use as set forth in 2a above shall follow 5A, Schedule A. B. Lots platted for single family detached use as set forth in 2B above shall follow 5B, Schedule B. C. Lots platted single family attached use as set forth in 2C above shall follow 5C, Schedule C. D. Lots platted single family attached use as set forth in 2D above shall follow 5D, Schedule D. 5. Development Standard Schedules A. Schedule "A", Single Family Detached (1) General: This Tract shall be developed for single-family, detached dwellings, together with the allowed incidental and accessory uses. (2) Use Regulations: A building or premise shall be used only for the following purposes: a. Single family detached units and accessory uses customarily incidental to this use. b. Churches and church related uses as permitted by Specific Use Permit. 27 (3) Height Regulations: No building shall exceed thirty (30) feet or two and one half (2 1/2) stories in height. (4), Area Regulations: a. Size of Yards: (a) Front Yard: There shall be a front yard Raving a depth of not less than twenty-five (25) feet. (b) Side Yard: There shall be a side yard on each side of the lot having a width of not less than ten (10) per cent of the lot width. A side yard adjacent to a side street shall not be less than fifteen (15) feet. (c) Rear Yard: There shall be a rear yard having a depth of not less than fifteen (15) feet. b. Size of Lot: (a) Lot Area: No building shall be constructed on any lot of less than seven thousand, five hundred (7,500) square feet. (b) Lot Width: The width of the lot shall be not less than seventy (70) feet at the front street building line, nor shall its average width be less than seventy-five (75) feet. (c) Lot Depth: The depth of the lot shall not be less than one hundred ten (110) feet, except that a corner lot or cul-de-sac lot may have a depth of less than one hundred (100) feet provided that the minimum depth is no less than ninety (90) feet. C. Lot Coverage - In no case shall more than forty (40) per cent of the total lot area be covered by the combined area of the main buildings and acces- sory buildings. (5) Building Regulations: a. Type of Materials - All main buildings shall 'have exterior construction of a minimum of 75% brick, tiles, cement, concrete, stone, or similar materials. B. Schedule "B", Single Family Detached, Zero Lot Line Home (1) General: This Tract shall be developed for single family detached homes generally referred to as Garden Home, Patio Home or Zero Lot Line Home. 28 (2) Use Regulations: A building or premise shall be used only for the ollowing purposes: a. Single family detached unit and accessory uses customarily incidental to this use. b. Churches and church related uses as permitted by Specific Use Permit. (3) Height Regulation: No building shall exceed thirty (30)' feet or two and one-half (2 1/2) stories in height. (4) Area Regulations: a. Size of Yards: (a) Front Yard - There shall be a front yard having a depth of not less than twenty (20) feet. (b) Side Yard - A "zero" side yard shall be per- mitted one side yard area of each lot. The other side yard of the lot shall provide space whereby a separation of ten (10) feet is always maintained between main structures. (c) Rear Yard - There shall be a -rear yard having a depth of not less than fifteen (15) feet. b. Size of Lot: (a) Lot Area - No building shall be constructed on any lot of less than five thousand (5,000) square feet. (b) Lot Width - The width of the lot shall not be less than forty-five (45) feet at the front building line. (c) Lot Depth - The depth of the lot shall not be less than ninety (90) feet. C. Lot Coverage - In no case shall more than fifty (50) percent of the total lot area be covered by the combined area of the main buildings and accessory buildings. (5) Building Regulations: a_. Type of Materials - All main buildings shall have exterior construction of a minimum of 75% brick, tiles, cement, concrete, stone, or similar materials. ' 29 C. Schedule "C", Two Family Attached Residential 0 ) General: This Tract is designated for two-family at- tached dwelling units. Units shall be platted to permit separate ownership of units. (2) Use Regulations: A building or premise shall be used only for the following purposes: a. Two-family attached or duplex dwellings and acces- sory buildings and uses customarily incidental to this use. b. Churches and church related uses as permitted by Specific Use Permit. (3) Height Regulations: No building shall exceed thirty (30) feet or two and one-half (2J) stories in height. (4) Area Regulations: a. Size of Yards: (a) Front Yard: There shall be a front yard having a required depth of not less than twenty-five (25) feet. (b) Side Yard: There shall be a side yard on each side of a building of not less than ten (10) per cent of the lot width. A side yard adjacent to a side street shall not be less than fifteen (15) feet. (c) Rear Yard: There shall be a rear yard having a depth of not less than fifteen (15) feet. b. Size of Lot: (a) Lot Area: No building shall be constructed on any lot less than seven thousand five hundred. (7,500) square feet. Each such lot shall be platted to permit separate ownership on not less than 3750 square feet for each dwelling unit. Such lot shall have a minimum buildable area of three thousand (3,000) square feet. (b) Lot Width: The width of the lot shall not be less than sixty-five (65) feet at the front street building line, nor shall its average width be less than sixty-five (65) feet. (c) Lot Depth: The depth of the lot shall not be less than one hundred ten (110) feet, except that a corner lot or cul-de-sac lot may have a 30 depth of less than one hundred teen (110) feet provided that the minimum depth is no less than ninety (90) feet. C. Lot Coverage: In no case shall more than forty (40) percent of the total lot area be covered by the combined area of the main buildings and accessory buildings. (5) Building Regulations: a. Type of Materials: All main buildings shall have exterior construction of a minimum of seventy-five (75) percent brick, tiles, cement, concrete, stone, or similar materials. D. Schedule "D", Attached Single Family (1) General: This Tract is designated for single-family dwellings on separate lots under separate ownership. (2) Use Regulations - A building or premise shall be used only for the following purposes: a. Attached dwelling units, provided that no more than six (6) dwelling units are attached in one continu- ous row or group, and provided that no dwelling unit is constructed above another dwelling unit. b. Accessory buildings and uses, customarily incident to the above uses. (3) Height Regulations - No building shall exceed thirty (30) feet or two and one-half (2 1/2) stories in height. (4) Area Regulations: a. Size of Yards: (a) Front Yard - There shall be a front yard having a required depth of not less than twenty (20) feet. No required parking shall be allowed within the required front yard. (b) Side Yard - There shall be a side yard on each side of a contiguous row or group of dwellings of not less than six (6) feet. A side yard adjacent to a side street shall not be less than fifteen (15) feet. (c) Rear Yard - There shall be a rear yard having a depth of not less than fifteen (15) feet. 31 b. Size of Lot: (a) Lot Area - No building shall be constructed on any lot of less than four thousand (4000) square feet. (b) Lot Width - The width of the lot shall not be less than thirty five (35) feet at the front street building line. (c) Lot Depth - The depth of the lot shall not be less than one hundred (100) feet. C. Lot Coverage - In no case shall more than sixty- five (65) percent of the total land area be covered by the combined area of the main buildings and accessory buildings. (5) Building Regulations: a. Type of Materials - All main buildings shall have exterior construction of a minimum of 75% brick, tiles, cement, concrete, stone, or similar materials. r 6. The following floor areas shall be observed for residential dwell- ings, exclusive of garages, breezeways, and porches, for all single family dwelling units west of Alma Road: twenty-five (25) percent at 1200 square feet or greater; twenty-five (25) percent at 1400 square feet or greater; twenty (20) percent at 1600 square feet or greater; twenty (20) percent at 1800 square feet or Great- er; and ten (10) percent at 2000 square feet or greater. 7. A minimum of ten (10) percent of lots in this tract shall be 12,000 square feet, or greater. Tract 14 - Multi -Family 1. General: This Tract permits the construction of attached multi- amily dwelling units. The maximum density shall not exceed eighteen (18) units per gross acre contained within the limits of said tract, nor shall the total units exceed two hundred (200) units per individual tract. 2. All standards for this District shall be the same as Tract 3. Tract 15 - Community Facilities 1. General: This district provides for those religious uses intended to serve the welfare of the community. 2. Height Regulations - The height limits of the contiguous district which are the most permissive shall govern, except that such limits 32 may be exceeded as granted by the City Council as a part of the Site Plan Approval. 3. Area Regulations - The yard requirements of each adjoining zoning district shall govern along any such common boundary. The lot coverage and floor area ratio regulations of the contiguous district which are the most permissive shall govern, except that such limits may be exceeded as granted by the City Council as a part of the Site •Plan Approval. 4. Site Plan Required - A Site Plan shall be submitted and approved by the Planning & Zoning Commission and the City Council as provided in Section 2.09 prior to the issuance of any building permits in a Community Facilities District. 33 DEVELOPMENT CRITERIA FOLSOM-WH ISENANT PLANNED DEVELOPMENT PURPOSE The purpose of this 423 acre zoning request is to integrate two sepa- rate ownerships into a single development plan for mixed housing types -and related service facilities. The proposed development, in many respects, is an extension of the adjacent Raintree development. The framework for the land use and zoning concept is structured by two major thoroughfares, Exchange Parkway and Alma Road, and Watters Branch, which lies along the eastern boundary. The inter- section of the two thoroughfares near the center of the request forms one of the more significant intersections in western Allen. This inter- section and the minor intersection of Rowlett Road and Alma Road have provided pivotal points for the land use considerations set forth in the zoning plan. CHARACTER Variety in housing types can be accomplished within the zoning guide- lines set forth for the four neighborhood areas covering this request. It is proposed to allow flexibility for residential uses within this , planned development through the zoning standards accompanying this request. The type of housing product and lot pattern will be selected at time of site plan preparation. By the nature of this document, the overall approach for possible housing densities and buffering is iden- tified and established as a guide to site plan preparation. The flexibil- ity referenced above will provide the opportunity to use standard single family attached, zero lot line or garden home, two family, and attached housing when designing the site plan, all within density guidelines set forth in the Comprehensive Plan. The overall character of the future development proposed by this request will be enforced by the nature of the land on which it is situ- ated, blending of residential use with adjacent properties as proposed by the Comprehensive Plan, and by development techniques of screen- ing and buffering residential uses from dissimilar uses and major thor- oughfares. RESIDENTIAL UNITS 0 This request is situated within four neighborhood areas which corner at the intersection of Alma Road and Exchange Parkway. Tracts 1 S 2 - Low and medium density is proposed in this tract south of Exchange and East of Alma. Smaller lots will be placed adjacent to the Office (Tract 4) and each of the major streets with lots increasing in area when moving toward the interior of the tract. The easterly section of the property in this quadrant is Tract 2, where medium density is expected to be placed adjacent to the creek. Tract 3 - High density for 200 units has been placed in the area be- tween Exchange and Rowlett Road and adjacent to the shopping center. Tract 7 - High density for 200 units has been placed in a narrow area between Exchange and Watters Branch where normal residential platting is not feasible. Tract 8 - Low density is proposed off the intersection on either of Watters Branch. Small lots will be placed near in the office use located at the intersection, as well as along both major streets. Lot size will increase from west to east with larger lots being near Watters Branch. The section of Tract 8 situated east of Watters Branch across from Tracts 6 and 7 may be used for smaller lots of the zero lot line type. Tract 11 - High density for 200 units has been placed along Alma Road and adjacent to the shopping center tract. Tract 12 - Low and medium density will be adjacent to Exchange Park- way with any medium density use as a buffer between the low density and retail corner use. Tract 13 - Low and Medium density is placed on the property with the exception of the church site. Tract 14 - High density for 200 units has been placed at the inter- section of Exchange Parkway and Alma Road. Tract 15 - Any medium density used in the development of this section of the plan will be between the proposed park and Alma Road. The following summarizes residential uses: Zoning Maximum Tract Density Acres Units 7 H 13.1 200 8 LSM 72.1 * 227 3 H 10.7 200 1 S2 LSM 69.1 344 14 H 12.0 200 13 LSM 126.3 407 11 H 14.2 200 12 LSM 25.7 100 *Estimated acreage considering reclamation of flood fringe RESIDENTIAL DENSITY Unit/Ac. 3.1 4.9 3.2 3.9 The planned developing zoning standards. for this request establishes minimum lot sizes for the following residential types: 0 ) standard single family attached with 2 side yards, 7500 square feet lot; (2) zero lot line or garden home with one site yard, 5000 square feet lot; (3) attached units, 4000 square feet. These sizes represent -the minimum lot area for a particular type of lot to be used when designing any of. the residential tracts, except Tract 8. Tract 8 will be all low density since only seven (7) dwelling units remain in the land use allocation for this Area. AMENITIES Open space is the major amenity which can be presently defined in this request. Approximately 10 acres is proposed for dedication to the City as a neighborhood park site west of Alma Road. East of Alma Road, the required open space to satisfy the planned development criteria will be handled as a private recreational space, dedication of land adjacent to Watters Branch or a combination of both. BUFFERING The separation of dissimilar land uses in the proposed plan has been accomplished by a "stepping down" of land use intensities. Higher density is used as a transition between low density and retail areas and along the major thoroughfares. If medium density is used at time of site planning, it will be used as a transitional zone between low density and other land uses or features requiring buffering. TRAFFIC SIUDY Rowlett Road,/Alma Road Site Prepared for: Fol scan Investments, Inc. Prepared by: Barton-Aschman Associates, Inc. Dallas, Texas May 1986 List of Figures and Tables 1. INTROCUCTION 2. SITE ACCESSIBILITY 3. TRAFFIC PF=CTTIONS Directional Distribution Projected Traffic Volumes 4. ROADWAY CAPACITY 5. CONCLUSIONS i Page 1 3 6 6 6 13 17 = OF FIS Page 1. Site Location 2 2. Major Thoroughfare Plan (Proposed) 4 3. Directions of Approach 7 4. Land Uses 8 5. Site Traffic - Projected 24 -Hour Volumes 11 6. Aggregated Traffic - Projected 24 -Hour Volumes 12 7. Percent of Roadway Capacity Used by Site Traffic (Based on Level of Service C) 15 8. Percent of Roadway Capacity used by Aggregated Traffic (Based on Level of Service C) 16 LIST OF TABLFS 1. Development Sizes 2. Trip Generation Rates 3. Trips Generated 4. Definition of Level of Services for Signalized Intersections ii 9 9 10 14 Is AV �. This report presents the results of a traffic study for a proposed 231 acre planned development in the western section of Allen, Texas. The property is planned for a mixed-use development consisting of residential, retail, and office uses. The site location is shown in Figure 1. This traffic study addresses the traffic related issues described below. -- Site accessibility -- Projected traffic volumes generated by the development -- Roadway capacity These traffic issues are addressed in the chapters of this report that follow. FIGURE 1 SITE LOCATION The major factors which affect accessibility of a site are its geographic location with respect to other areas of activity and the efficiency and directions of the roadway system serving the site. The roadway system efficiency is a function of travel time and available roadway capacity. The development site is located in west Allen. Areas to the south, west, and north are primarily residential. Areas to the east contain residential, commercial, retail, and office land uses. Several planned major thoroughfares, in addition to U.S. 75, provide good access to the development. These roads and their ultimate size are illustrated in Figure 2 and discussed below. U.S. Highway 75 is a major north/south freeway which extends from Dallas, where it becomes Interstate Highway 45, to the Texas/Oklahoma border. In the City of Allen, U.S. 75 is four traffic lanes wide with frontage roads. U.S. 75 is scheduled for widening to six lanes from Allen to FM 544 in Plano and to eight lanes south of FM 544. It is located east of the site and has an interchange at Exchange Parkway. U.S. 75 serves as a major route to Allen and will likewise serve as a major route to the proposed development. Exchange Parkway is a major east/west thoroughfare which extends through the site. East of the site, Exchange Parkway follows an east/west alignment and has an interchange with U.S. 75. West of the site, the roadway follows a northwest/southeast alignment and has an interchange with SH 121. Exchange Parkway is planned as a six -lane divided thoroughfare and will provide excellent access to the site. Watters Road is a major north/south thoroughfare located east of the proposed development. It extends from beyond its interchange with SH 121 southward to Bethany Road. It is planned as a six -lane divided roadway and will provide good access to the site from the north and south. Alma Road has its beginning at Plano Parkway in Plano and follows a north/south alignment northward through Plano into Allen. This roadway borders the site on the west and ends at Ridgeview Drive. It is planned as a six -lane divided major thoroughfare and will provide good access to the site from the north and south. 3 LEGEND M41) — Minor 4 -1 -ane Divided M6D — Minor 6—Lane Divided P6D — Principal 6 -1 -ane Divided FIGURE 2 MAJOR THOROUGHFARE PLAN 10 Rowlett Road is a minor east/west roadway which begins within the site at Exchange Parkway. From its T-intersection with Exchange Parkway, Rowlett Road extends westward beyond Bethany Road. It will provide minor access to the site from the west. Site traffic is the amount site. It is estimated based on proposers types of development of traffic. This section of the directional distribution and trip development. Directional Distribution of traffic expected to be generated by the typical traffic generation rates for the and on the estimated directional distribution report provides information concerning the generation characteristics of the proposed The directions from which traffic generated by the development will approach and depart the area are a function of numerous variables. Some of these variables include trip origin and destination and the roadways available for use. Based on these variables, the directional distribution of site traffic has been estimated. The directions of approach are shown in Figure 3. Projected Traffic Volumes Traffic projections were prepared for the proposed development based on the land uses and trip generation rates. Figure 4 illustrates the various land uses and their location within the site. The development types and sizes are detailed in Table 1. The trip generation rates are found in the Institute of Transportation Engineers publication entitled Trip Generation. This recognized standard for trip generation is based on actual surveys (traffic counts) of existing types of development. The trip generation rates used for the proposed mixed-use development are given in Table 2. Table 3 indicates the total number of trips that can be expected to be generated during the A.M. and P.M. peak periods and on a daily basis. Based on the expected traffic volumes given in Table 3 and directions of approach shown in Figure 3, the site traffic was assigned to the area roadways serving the site. The results of this assignment are shown in Figure 5. As an additional analysis, the expected traffic volumes on the area roadway system that will be generated by the Whisenant Rowlett Farm Partnership tract, west of the site, were added to the volumes generated by the proposed development. The results are shown in Figure 6. XX(XX) - Residential(Commercial) FIGURE 3 DIRECTIONS OF APPROACH n u SF - Single Family O - Office SC - Retail MF - Multi -Family FIGURE 4 LAND USES n Lir Table 1 DEVELOPMENT SIZES Tract Number Land Use FAR Development Size 1 Single Family 227 DU 2 Office .3:1 73,000 SF 3 Retail .25:1 230,000 SF 4 Multi -Family 200 DU 5 Office .3:1 127,000 SF 6 Single Family .21 30 DU 7 Office .3:1 86,000 SF 8 Multi -Family .4 .2 200 DU 9 Single Family 1.93 309 DU Table 2 TRIP GENERATION RATES DU = Dwelling Unit GSFLA = Gross Square Feet of Leasable Area Trips Per Unit A.M. P.M. Land Use Units In Out In Out Daily Single Family Du .21 .55 .63 .37 10.0 Multi -Family DCT .1 .4 .4 .2 6.6 Office 1000 GSFLA 1.93 .20 .24 1.80 10.9 Retail 1000 GSFLA 1.6 .7 3.1 3.3 41.9 DU = Dwelling Unit GSFLA = Gross Square Feet of Leasable Area Table 3 TRIPS GENERATED Number of Trips A.M. P.M. Land Use Size Daily Single Family 566 DU 119 311 357 209 5,660 Multi -Family 400 DU 40 160 160 80 2,640 Office 286,000 SF 552 57 69 515 3,117 Retail 207,000 SF* 331 145 642 683 8,673 TOTALS 1042 673 1228 1487 20,090 *Assumes 90% Leasable Area 10 FIGURE 5 SITE TRAFFIC PROJECTED 24 HOUR VOLUMES n m * Includes Whisenant Tract and Folsom Tract FIGURE 6 AGGREGATED TRAFFIC PROJECTED 24-HOUR VOLUMES 12 n Capacity defines the volume of traffic that can be accommodated by a roadway based on its width, traffic signals, parking conditions, and several other factors. Capacity is measured using a term called Level of Service (LOS). Operation features on a given street can range from IAS A (free flowing) to LOS F (stopped condition) as described in Table 4. IAS C is a good goal to attain in designing a street system and thoroughfare plan, although most of the larger cities accept LOS D for design and evaluation purposes. The Thoroughfare Plan for the North Central Texas Region, prepared for the North Central Texas Council of Governments, contains information on 24- hour traffic volumes for LOS C for various sizes of thoroughfare streets. Listed below are the LDS C 24-hour volumes for the proposed thoroughfares that serve as access to the proposed development. -- Minor Six -Lane Divided (i.e., Alma, Watters, Exchange Parkway) - 33,600 vehicles per day (vpd) -- Minor Four -Lane Divided (i.e., Rowlett Road between Alma and Exchange Parkway) - 22,400 vpd -- Minor Four -Lane Undivided (i.e., Rowlett Road west of Alma Road) - 20,000 vpd Projected 24-hour traffic volumes for the thoroughfares that serve the proposed development were compared with the LDS C volumes for both traffic assignments (Figures 5 and 6). These comparisons are shown in Figures 7 and 8 where projected traffic volumes are shown as a percentage of the LAS C capacity of the thoroughfare. All projected volumes are less than capacity, with the highest percentage of traffic (40% for site traffic and 61% for aggregated traffic) being along Exchange Parkway between Alma Road and Watters Road. 13 Table 4 DEFINITION OF LEVEL OF SERVICE FOR SIGNALIZED INTERSECTIONS Level of Service Description Example A and B No delays at intersections with smooth progression of traffic. Residential or rural Uncongested operations; all vehicles clear in a single signal cycle. streets. C Moderate delays at intersections with satisfactory to good progres- Urban streets at off- sion of traffic. Light congestion; occasional back-ups on critical peak hours. approaches. D 40 percent probability of delays of one cycle or more at every Secondary CBD intersection. No progression of traffic along the roadway with streets at peak hours 90 percent probability of being stopped at every intersection (this is the design experiencing "D" condition. Significant congestion on critical level of service for approaches, but intersection functional. Vehicles required to wait urban conditions). through more than one cycle during short peaks. No long standing lines formed. E Heavy traffic flow condition. Delays of two or more cycles Primary CBD streets probable. No progression. 100 percent probability of stopping at at peak hours. intersection. Limit of stable flow. Blockage of intersection may occur if traffic signal does not provide for protected turning movements. F Unstable traffic flow. Heavy congestion. Traffic moves in forced Central Expressway flow condition. Three or more cycles to pass through intersection. during rush hour. Total breakdown with stop -and -go operation. LEGEND XX — Percent of Roadway Capacity Used FIGURE 7 PERCENT OF ROADWAY CAPACITY USED BY SITE TRAFFIC (BASED ON LEVEL OF SERVICE C) rn 15 LEGEND XX — Percent of Roadway Capacity Used FIGURE 8 PERCENT OF ROADWAY CAPACITY USED BY AGGREGATED TRAFFIC (BASED ON LEVEL OF SERVICE C) n 16 5. C CN=IC NS Based on the results of this traffic study for the planned development, the following conclusions can be drawn. -- The proposed thoroughfare system will accommodate the projected traffic for the development. -- Additional thoroughfare capacity is available for development of additional properties that will use the same thoroughfares. 17 TRAFFIC STUDY West Allen Site Prepared for: Musenant Rowlett Farm Partnership Prepared by: Barton-P.schman Associates, Inc. Dallas, Texas May 1986 List of Figures and Tables 1. IN MDUCTION 2. SITE ACCESSIBILITY 3. TRAFFIC PROTECTIONS Directional Distribution Projected Traffic Volumes 4. RCADWAY CAPACITY 5. CONCLUSIONS i Page 11 1 3 6 6 6 13 17 LIST OF FIGih2ES Page 1. Site Location 2 2. Major Thoroughfare Plan (Proposed) 4 3. Directions of Approach 7 4. Land Uses 8 5. Site Traffic - Projected 24 -Hour Volumes 11 6. Aggregated Traffic - Projected 24 -Hour Volumes 12 7. Percent of Roadway Capacity Used by Site Traffic (Based on Level of Service C) 15 8. Percent of Roadway Capacity used by Aggregated Traffic (Based on Level of Service C) 16 1. Development Sizes 2. Trip Generation Rates 3. Trips Generated 4. Definition of Level of Service for Signalized Intersection ii 9 9 10 14 Ob . - 10�. This report presents the results of a traffic study for a proposed 195 acre planned development in the western section of Allen, Texas. The property is planned for a mixed-use development consisting of residential and retail uses. The site location is shown in Figure 1. This traffic study addresses the traffic related issues described below. -- Site accessibility -- Projected traffic volumes generated by the development -- Roadway capacity These traffic issues are addressed in the chapters of this report that follow. FIGURE 1 SITE LOCATION The major factors which affect accessibility of a site are its geographic location with respect to other areas of activity and the efficiency and directions of the roadway system serving the site. The roadway system efficiency is a function of travel time and available roadway capacity. The development site is located in west Allen. Areas to the south, west, and north are primarily residential. Areas to the east contain residential, commercial, retail, and office land uses. Several planned major thoroughfares, in addition to U.S. 75, provide good access to the development. These roads and their ultimate size are illustrated in Figure 2 and discussed below. U.S. Highway 75 is a major north/south freeway which extends from Dallas, where it becomes Interstate Highway 45, to the Texas/Oklahoma border. In the City of Allen, U.S. 75 is four traffic lanes wide with frontage roads. U.S. 75 is scheduled for widening to six lanes from Allen to FM 544 in Plano and to eight lanes south of FM 544. It is located east of the site and has an interchange at Exchange Parkway. U.S. 75 serves as a major route to Allen and will likewise serve as a major route to the proposed development. Exchange Parkway is a major east/west thoroughfare which extends through the site. East of the site, Exchange Parkway follows an east/west alignment and has an interchange with U.S. 75. West of the site, the roadway follows a northwest/southeast alignment and has an interchange with SH 121. Exchange Parkway is planned as a six -lane divided thoroughfare and will provide excellent access to the site. Watters Road is a major north/south thoroughfare located east of the proposed development. It extends from beyond its interchange with SH 121 southward to Bethany Road. It is planned as a six -lane divided roadway and will provide good access to the site from the north and south. Alma Road has its beginning at Plano Parkway in Plano and follows a north/south alignment through Plano into Allen. This roadway borders the site on the east and ends at Ridgeview Drive. It is planned as a six -lane divided major thoroughfare and will provide good access to the site from the north and south. 3 LEGEND M41) - Minor 4 -1 -ane Divided M61) - Minor 6 -1 -ane Divided P61) - Principal 6 -Lane Divided FIGURE 2 MAJOR THOROUGHFARE PLAN VMS Rowlett Road is a minor east/west roadway which borders the south edge of the site. From its T-intersection with Exchange Parkway, Rowlett Road extends westward beyond Bethany Road. It will provide minor access to the site from the west. 5 Y • gal ' •.• .1 . �. Site traffic is the amount of traffic expected to be generated by the site. It is estimated based on typical traffic generation rates for the proposed types of development and on the estimated directional distribution of traffic. This section of the report provides information concerning the directional distribution and trip generation characteristics of the proposed development. Directional Distribution The directions from which traffic generated by the development will approach and depart the area are a function of numerous variables. Some of these variables include trip origin and destination and the roadways available for use. Based on these variables, the directional distribution of site traffic has been estimated. The directions of approach are shown in Figure 3. Projected Traffic Volumes Traffic projections were prepared for the proposed development based on the land uses and trip generation rates. Figure 4 illustrates the various land uses and their location within the site. The development types and sizes are detailed in Table 1. The trip generation rates are found in the Institute of Transportation Engineers publication entitled Trip Generation. This recognized standard for trip generation is based on actual surveys (traffic counts) of existing types of development. The trip generation rates used for the proposed mixed-use development are given in Table 2. Table 3 indicates the total number of trips that can be expected to be generated during the A.M. and P.M. peak periods and on a daily basis. Based on the expected traffic volumes given in Table 3 and directions of approach shown in Figure 3, the site traffic was assigned to the area roadways serving the site. The results of this assignment are shown in Figure 5. As an additional analysis, the expected traffic volumes on the area roadway system that will be generated by the adjoining Folsom tract east of the site were added to the volumes generated by the proposed development. The results are shown in Figure 6. XX(XX) — Residential(Commercial) FIGURE 3 DIRECTIONS OF APPROACH n SF - Single Family MF - Multi -Family SC - Retail CH - Church FIGURE 4 LAND USES n Table 1 DEVELOPMENT SIZES Tract Number Land Use 0 FAR DevelogTent Size 1 Single Family 100 DU 2 Multi -Family 200 DU 3 Retail .25:1 133,000 SF 4 Multi -Family 200 DU 5 Church - In 6 Single Family 407 DU Table 2 TRIP GENERATION RATES DU = Dwelling Unit GSFLA = Gross Square Feet of Leasable Area 9 Trips Per Unit A.M. P.M. Land Use Units In Out In Out Daily Single Family DU .21 .55 .63 .37 10.0 Multi -Family DU .1 .4 .4 .2 6.6 Retail 100K-199,999 SF 1000 GSFZA .9 .8 2.9 3.1 66.7 DU = Dwelling Unit GSFLA = Gross Square Feet of Leasable Area 9 Table 3 TRIPS GDIEMTED *Assumes 90% Leasable Area 10 Nurber of Trips A. M. P.M. Land Use Size Daily Single Family 507 DU 106 279 319 188 5,070 Multi -Family 400 LLT 40 160 160 80 2,640 Retail 119,700 SF* 108 96 347 371 7,984 TOTALS 254 535 826 639 15,694 *Assumes 90% Leasable Area 10 FIGURE 5 SITE TRAFFIC PROJECTED 24 HOUR VOLUMES n Includes Folsom Tract and Whisenant Tract *FIGURE 6 AGGREGATED TRAFFIC PROJECTED 24-HOUR VOLUMES 12 n LS 00, •SO 8Ll Ll 1 SC-_ I r' 3 20.6 Ac.(tl) Ll — Ac.' •f.7 Ac. 1,21 fly) , ? -, '00 u a.7 .c. # y-•.. A6, I7� OI\^fYr t r \ THtGMAYY �FkY ; 01 200 A 1{! ' .0.• Ac (7) T., A TNOL 41 I I �'� TH I\ I ( t `Ist �ais.c. ut _ � �� .. �/' . `: e`�A.-1`n i� ;i _ ♦ C 1 17..0• .'UI _ b I' �' - r•r..,iAl ,' - '.�•�� ( cl •-tea-� , Folsom Investments Inc. Whisenant Rowlett Farm Partnership 1•� - t -' �.��--��.E >. �..� :.:4' ,��� r=..,~ , F /f, }� t7 4 �• QM(� 17 u.J'r'wE'M,cTior� SC i lil,.7.5 Itl 0 s fAc IZ ,a.s Ac - i ♦ . •til - '�T`r` M .� 'fit, 3�,.1�..>_.YS. •McDE„MOTt 0 1,0. �• 1. .jy • I - FAA2170 � SARTON AYCJYIAM L A3•^r'•A*xc 11. EAntln l A.=.,.. Ml_ \r•11.• E•.�i+r• µ.•, wr�rY Lr.••W YWI•e,�. Capacity defines the volume of traffic that can be accommodated by a roadway based on its width, traffic signals, parking conditions, and several other factors. Capacity is measured using a term called Level of Service (LOS) . Operation features on a given street can range from IAS A (free flowing) to IDS F (stopped condition) as described in Table 4. LOS C is a good goal to attain in designing a street system and thoroughfare plan, although most of the larger cities accept IAS D for design and evaluation purposes. The Thoroughfare Plan for the North Central Texas Region, prepared for the North Central Texas Council of Governments, contains information on 24- hour traffic volumes for LOS C for various sizes of thoroughfare streets. Listed below are the LOS C 24-hour volumes for the proposed thoroughfares that serve as access to the proposed development. -- Minor Six -Lane Divided (i.e., Alma, Watters, Exchange Parkway) - 33,600 vehicles per day (vpd) -- Minor Four -Lane Divided (i.e., Rowlett Road between Alma and Exchange Parkway) - 22,400 vpd -- Minor Four -Lane undivided (i.e., Rowlett Road west of Alma Road) - 20,000 vpd Projected 24-hour traffic volumes for the thoroughfares that serve the proposed development were compared with the LOS C volumes for both traffic assignments (Figures 5 and 6). These comparisons are shown in Figures 7 and 8 where projected traffic volumes are shown as a percentage of the IAS C capacity of the thoroughfare. All projected volumes are less than capacity, with the highest percentage of traffic (26% for site traffic and 61% for aggregated traffic) being along Exchange Parkway between Rowlett Road and Watters Road. 13 .: Table 4 DEFINITION OF LEVEL OF SERVICE FOR SIGNALIZED INTERSECTIONS Level of Service Description Example A and B No delays at intersections with smooth progression of traffic. Uncongested operations; all vehicles clear in a single signal cycle. C Moderate delays at intersections with satisfactory to good progres- sion of traffic. Light congestion; occasional back-ups on critical approaches. D 40 percent probability of delays of one cycle or more at every intersection. No progression of traffic along the roadway with 90 percent probability of being stopped at every intersection experiencing "D" condition. Significant congestion on critical approaches, but intersection functional. Vehicles required to wait through more than one cycle during short peaks. No long standing lines formed. E Heavy traffic flow condition. Delays of two or more cycles probable. No progression. 100 percent probability of stopping at intersection. Limit of stable flow. Blockage of intersection may occur if traffic signal does not provide for protected turning movements. F Unstable traffic flow. Heavy congestion. Traffic moves in forced flow condition. Three or more cycles to pass through intersection. Total breakdown with stop -and -go operation. Residential or rural streets. Urban streets at off- peak hours. Secondary CBD streets at peak hours (this is the design level of service for urban conditions). Primary CBD streets at peak hours. Central Expressway during rush hour. L L V L I V V XX - Percent of Roadway Capacity used. FIGURE 7 PERCENT OF ROADWAY CAPACITY USED BY SITE TRAFFIC (BASED ON LEVEL OF SERVICE C) rn �s®Q XX - Percent of Roadway Capacity Used FIGURE 8 PERCENT OF ROADWAY CAPACITY USED BY AGGREGATED TRAFFIC (BASED ON LEVEL OF SERVICE C) n 16 5. CCN=SICNS Based on the results of this traffic study for the planned development, the following conclusions can be drawn. -- The proposed thoroughfare system will accommodate the projected traffic for the development. -- Additional thoroilghfare capacity is available for development of additional properties that will use the same thoroughfares. IU 17 Folsom Development/Whisenant Farm Partnership West Allen Sites The purpose of this addendum is to address concerns over traffic volumes projected to occur on Exchange Parkway between Rowlett Road and US 75. The traffic volumes projected to occur in the vicinity of the proposed developments were obtained from a May 21, 1986 memorandum by the North Central Texas Council of Governments (NCTCCG). The projected volumes are shown in Figure 1 and include the estimated traffic generated by five approved developments in the area as well as the proposed Folsom and Whisenant developments. The critical roadway links in the area are Exchange Parkway between Rowlett Road and Watters Road, which is projected to operate at Level of Service E, and Exchange Parkway between Watters Road and US 75, which is projected to operate at Level of Service F. It should be noted that the traffic generated by the proposed Folsom and Whisenant developments account for only 30% of the projected volume between Rowlett Road and Watters Road, and only 18% of the projected volume between Watters Road and US 75. The analysis of the operating conditions that are expected along Exchange Parkway includes a reduction in projected volumes due to internal trip satisfaction and double counting, the reassignment of vehicles to alternate routes and the evaluation of auxiliary lanes at the intersection to provide additional capacity to handle the expected volumes. r• ■• - 2 �. The assignment of trips, generated by the seven developments, to the primary thoroughfare system of Allen assumes that all trips are new trips and does not account for trip reduction factors such as internal trip satisfaction, and double counting. Internal trip satisfaction is defined as a trip that can be satisfied within a development without using the area roadway system (i.e. walking to nearby retail stores to shop). Double r b I Not to Scale INCLUDES: -Folsom Development (approved; -Tomlin Properties Development -Austin-Fairchild (approved) -Brian Bush (approved) -Betsy Bush (approved) -Folsom/Whisenant Development (approved) FIGURE 1 (proposed) PROJECTED 24—HOUR TRAFFIC VOLUMES n counting occurs when all trips assigned to the area roadway are single purpose (i.e. home to work) trips when in fact, a portion of the trips along the roadway will have more than one purpose (i.e. home to cleaners to work) . For purposes of this analysis a conservative reduction of 5 percent is used to reduce the projected volumes on the area roadways to account for internal trip satisfaction and double counting. The results of this reduction are shown in Figure 2. M2 S.SIG MEW OF VEHIC-S As certain roadway segments become congested, drivers will begin to seek alternate routes that reduce travel times and provide better driving conditions. The use of alternate routes allows area roadways to operate at equal Levels of Service. As shown in Figure 1, the projected volumes on Alma Road and Watters Road, south of Exchange Parkway, are well below the Level of Service C capacity of 33,600 vehicles per day. These roadways will serve as alternate routes to US 75 for people who would normally use Exchange Parkway. The reassignment of vehicles to these alternate routes assumes that an additional 8% of the proposed Folsom and Whisenant developments and 4% of the approved Folsom development will use Alma and Watters Rcads for southern access. The results of this reassignment are shown in Figure 3. The resulting levels of service along Exchange Parkway are improved to Level of Service D between Rowlett Road and Watters Road, and Level of Service E between Watters Road and US 75, while Alma Road and Watters Road will continue to operate at better than Level of Service C. In addition to Alma and Watters Roads providing alternative routes for drivers accessing US 75, the existing Rowlett Road interchange with US 75, and its four-lane divided roadway connection to the Folsom loop road could carry more traffic than originally projected. Any increase in traffic along this roadway from the Folsom development would further ease congestion on Exchange Parkway. CY1 Signalized intersections are the controlling factor when determining the capacity of a roadway. Since there must be a certain amount of time that vehicles are stopped to allow passage of traffic on the cross-street, the capacity of a roadway with signals is less than the capacity of a roadway with uninterrupted flow. FO Invest n- q� Whis®na. ' ,.'' Farm P ' - a" Boo aao 1aDO iT. vwWn 8 As1ocEates Inc. Urban Planning landacapa Archltactura 12970 NMwr arlta 201 osIW.Teue r b I Not to Scale *Reduced for Internal .Trip Satisfaction-Doublo Counting FIGURE 2 PROJECTED 24-HOUR VOLUMES *REDUCED n Not to Scale FIGURE 3 REASSIGNED PROJECTED 24-HOUR VOLUMES n The reduction in capacity on a roadway with traffic signals can be offset by construction of auxiliary lanes at the intersection approaches and timing plans that provide good progression for vehicles traveling along the roadway. Capacity analyses were performed at the proposed signalized intersections of Rcwlett Road/Exchange Parkway and Watters Road/Exchange Parkway to determine what auxiliary lanes would be necessary to allow the intersections to operate at acceptable levels of service. The analyses were performed for the A.M. and P.M. peak hours using the Critical Movement technique described in Circular 212 published by the Transportation Research Board. The projected daily volumes shown in Figure 1 (without any traffic reassignment or internal trip satisfaction) were reduced to peak hour volumes using the following assumptions. -- 10 percent of the daily traffic would occur during the peak hour -- The direction split for traffic was assmed to be 55/45 The improvements found necessary to provide acceptable levels of service at the two intersections are shown in Figure 4 and discussed below. These improvements will allow Exchange Parkway to operate at and above Level of Service D. Rowlett Road/Exchange Parkway -- provide dual left -turns on the east approach -- provide dual right -turns on the south approach -- construct an exclusive right -turn lane on the west approach Watters Road/Exchange Parkway -- dual left -turns should be provided on the east approach -- exclusive right -turn lanes should be provided on the south and west approach FIGURE 4 RECOMMENDED LANE CONFIGURATION n The results of the capacity analysis are given in Table 1. Table 1 OPACITY ANALYSIS - MELS OF SERVICE (LOS Intersection A.M. Peak Hour P.M. Peak Hour LDS (V/C) LOS (V/C) Rowlett Rd./Exchange Pkwy. Watters Rd./Exchange Pkwy. Costs of Improvements C (.78) A (.58) D (.87) D (.85) The proposed Folsom and Whisenant developments have agreed to provide funding for the construction of the recommended auxiliary lanes described above. Loko gluezial The roadway analysis, thus far, has evaluated the effect of individual factors that will influence the operating conditions along Exchange Parkway. However, these factors will not act independently but will combine to allow the roadway system to operate at the best possible level of service. To evaluate the effect of the combination of factors previously discussed, a capacity analysis was conducted for the Watters Road/Exchange Parkway intersection during the A.M. and P.M. peak hours. The recommended lane configuration shown in figure 4 and revised projected daily traffic volumes shown in Figure 3 were used for the analysis. The results of the analysis are given in Table 2 and indicate that the combination of factors will allow Exchange Parkway to operate at Level of Service "C". Table 2 CAPACITY ANALYSIS Intersection A.M. Peak Hour P.M. Peak Hour LOS (V/C) LDS (y/ C) Watters/Exchange C (.79) C (.71) CCNCZIISICNS Based on the findings of this study, the following conclusions can be drawn: -- There is available capacity on area roadways to encourage the use of alternate routes to access US 75, thus reducing the projected volumes along Exchange Parkway. -- Auxiliary lanes at the intersections of Rowlett Road and Watters Road with Exchange Parkway will allow these intersections to operate at acceptable levels of service even assuming no redistribution of traffic. -- The combination of reductions due to internal trip satisfaction, redistribution of traffic and construction of auxiliary lanes at intersections will allow Exchange Parkway to operate at Level of Service "C". The levels of service on the area roadways are shown in Figure 5. U "EXHIBIT D" Attachment to Ordinance No. 728-9-86, adopted 9/4/86 VOLUNTARY DEVELOPMENT CRITERIA FOLSOM-WHISENANT PLANNED DEVELOPMENT PURPOSE The purpose of this 423 acre zoning request is to integrate two sepa- rate ownerships into a single development plan for mixed housing types and related service facilities. The proposed development, in many respects, is an extension of the adjacent Raintree development. The framework for the land use and zoning concept is structured by two major thoroughfares, Exchange Parkway and Alma Road, and -- Watters Branch, which lies along the eastern boundary. The inter- section of the two thoroughfares near the center of the request forms one of the more significant intersections in western Allen. This inter- section and the minor intersection of Rowlett Road and Alma Road have provided pivotal points for the land use considerations set forth in the zoning plan. CHARACTER Variety in housing types can be accomplished within the zoning guide- lines set forth for the four neighborhood areas covering this request. It is proposed to allow flexibility for residential uses within this planned development through the zoning standards accompanying this, request. The type of housing product and lot pattern will be selected at time of site plan preparation. By the nature of this document, the overall approach for possible housing densities and buffering is iden- tified and established as a guide to site plan preparation. The flexibil- ity referenced above will provide the opportunity to use standard single family attached, zero lot line or garden home, two family, and attached housing when designing the site plan, all within density guidelines set forth in the Comprehensive Plan. The overall character of the future development proposed by this request will be enforced by the nature of the land on which it is situ- ated, blending of residential use with adjacent properties as proposed by the Comprehensive Plan, and by development techniques of screen- ing and buffering residential uses from dissimilar uses and major thor- oughfares. RESIDENTIAL UNITS This request is situated within four neighborhood areas which corner at the intersection of Alma Road and Exchange Parkway. Tracts 1 & 2 - Low and medium density is proposed in this tract south of Exchange and East of Alma. Smaller lots will be placed adjacent to the Office (Tract 4) and each of the major streets with lots increasing in area when moving toward the interior of the tract. The easterly section of the property in this quadrant is Tract 2, where medium density is expected to be placed adjacent to the creek. i "EXHIBIT D" Attachment to Ordinance No. 728-9-86, adopted 9/4/86 Tract 3 - High density for 200 units has been placed in the area be- tween Exchange and Rowlett Road and adjacent to the shopping center. Tract 7 - High density for 200 units has been placed in a narrow area between Exchange and Watters Branch where normal residential platting is not feasible. Tract 8 - Low density is proposed off the intersection on either of Watters Branch. Small lots will be placed near in the office use located at the intersection, as well as along both major streets. Lot size will increase from west to east with larger lots being near Watters Branch. The section of Tract 8 situated east of Watters Branch across from Tracts 6 and 7 may be used for smaller lots of the zero lot line type. Tract 11 - High density for 200 units has been placed along Alma Road and adjacent to the shopping center tract. Tract 12 - Low and medium density will be adjacent to Exchange Park- way with any medium density use as a buffer between the low density and retail corner use. Tract 13 - Low and Medium density is placed on the property with the exception of the church site. Tract 14 - High density for 200 units has been placed at the inter- section of Exchange Parkway and Alma Road. Tract 15 - Any medium density used in the development of this section of plplan will be between the proposed park and Alma Road. The following summarizes residential uses: Zoning Maximum Tract Density Acres Units 7 H 13.1 200 8 LSM 72.1 * 227 3 H 10.7 200 182 LSM 69.1 344 14 H 12.0 200 13 LSM 126.3 407 11 H 14.2 200 12 LSM 25.7 100 *Estimated acreage considering reclamation of flood fringe RESIDENTIAL DENSITY Unit/Ac. 3.1 4.9 3.2 3.9 The planned developing zoning standards for this request establishes minimum lot sizes for the following residential types: (1 ) standard single family attached with 2 side yards, 7500 square feet lot; (2) zero lot line or garden home with one site yard, 5000 square feet lot; (3), "EXHIBIT D" Attachment to Ordinance No. 728-9-86, adopted 9/4/86 attached units, 4000 square feet. These sizes represent the minimum lot area for a particular type of lot to be used when designing any of the residential tracts, except Tract 8. Tract 8 will be all low density since only seven (7) dwelling units remain in the land use allocation for this Area. AMENITIES Open space is the major amenity which can be presently defined in this request. Approximately 10 acres is proposed for dedication to the City as a neighborhood park site west of Alma Road. East of Alma Road, the required open space to satisfy the planned development criteria will be handled as a private recreational space, dedication of land adjacent to Watters Branch or a combination of both. RIIFFFRIN(-. The separation of dissimilar land uses in the proposed plan has been accomplished by a "stepping down" of land use intensities. Higher density is used as a transition between low density and retail areas and along the major thoroughfares. If medium density is used at time of site planning, it will be used as a transitional zone between low density and other land uses or features requiring buffering. b i AFFIDAVIT AND PROOF OF PUBLICATION THE STATE OF TEXAS COUNTY OF COLLIN .- A 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 - Folsom-Whisenant 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 �att hed h et�/ SUBSCRIBED AND SWORN to before me this 7th ' day of A G g u s t A.D. 19 8 6 C� C A Notary PuQc in and for Collin County, Texas Publisher's Fee $ 16 .80 !NOTICE OF PUBLIC Zi1EARING �d• Noti a is hereby given that the Allen City Coun- cil w1 i conduct a public hearing to fbe held on Thursday. AAugust 7. 1986, at 7:3 'p.m.. in the Council ChaFnliers of the .Allen Municipal Annex! One Butler Circle, Allen! Texas, to consider a request for permanent' zoning on,423.38 acres of land, as requested by Folsom-Whisenant: This request for permanent yzoning, from Agricultural -Open Space is "for Flood Plain - Planned Development on 423 38 acres of land out of the Mary Standifer Survey, Abstract No. 812. the Catherine Parsons Survey, Abstract No. 711. the Henry Brandenburg Survey. Abstract No. 110 and the 'J.W'Parsons Survey, Abstract No. 705, located west of U.S. 75 and south of State High- way 121. The Planned' Development uses include Shop'pin(; Center, Office. Multi- family, and Residentia_I Any6ne wishing to speak either FOR; or AGAINST this request for permanent zoning is invited to attend this public hearing and voice Ihedopintoil. If further information is ' r)eeded; : contact I the Department of Comrnun- itya Devdlopment air„the Alleri,c Ciity,%, Hall,' at 727.9171' * 4247518 (metro): Marty �lendri c,CMC ' f ��City.S�crPtarr (to,be'pub ihed,�r,thE Allen %-n ictdn Sunday Julv 20, 1986')W 1