HomeMy WebLinkAboutO-1105-5-92ORDINANCE NO. 1105-5-92
AN ORDINANCE OF THE CITY OF ALLEN, COLLIN COUNTY, TEXAS,
ADOPTING THE COMPREHENSIVE PLAN WHICH SETS FORTH GOALS AND
POLICY STATEMENTS ON LAND USE, TRANSPORTATION, HOUSING, PARKS,
COMMUNITY FACILITIES, URBAN DESIGN, ECONOMIC DEVELOPMENT,
ENVIRONMENT, HUMAN AND HUMAN SERVICES, AND GOVERNMENT
SERVICES.
WHEREAS, the Planning and Zoning Commission and the governing body of the City of Allen
recognize the need for an update to the 1985 Comprehensive Plan to guide the growth and
development of the community; and,
WHEREAS, a citizen's survey was completed and the results were used by the Comprehensive Plan
Survey Review Committee as a major resource tool in developing an update to the Comprehensive
Plan and many of the highlights are summarized in the appendix of that document; and,
WHEREAS, the Plan is the culmination of an inordinate amount of effort on the part of the Review
Committee and the City Staff; and,
WHEREAS, the Review Committee took action to recommend the enclosed plan to the City Council;
and,
WHEREAS, the Planning & Zoning Commission and the governing body of the City of Allen held a
joint public hearing on April 14, 1992, and subsequently recommended that the interests of the City
were best served by adopting the recommended update to the Comprehensive Plan; and,
WHEREAS, the proposed Comprehensive Plan has received favorable recommendation of the Planning
and Zoning Commission; and,
WHEREAS, the City Council, after due investigation and consideration, finds and declares that the
adoption of the revised Comprehensive Plan is in the best interests of the City of Allen;
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ALLEN,
TEXAS:
SECTION 1: That the attached Comprehensive Plan, dated May 21, 1992, is hereby adopted.
SECTION 2: That the City Council directs that all Boards, Commissions and the City Staff utilize
the information contained within the plan and disseminate that information to all interested parties.
DULY PASSED AND APPROVED BY THE CITY COUNCIL OF THE CITY OF ALLEN, TEXAS,
ON THE ? 1ST,! DAV, OF MAY, 1992.
M
APPROVED AS TO FORM:
APPROVED:
AV
J6e Farmer, MAYOR
ATTEST:
A. Don r, CITY ATTORNEY Juft Morr' n, CITY SECRETARY
AFFIDAVIT AND PROOF OF PUBLICATION
THE STATE OF TEXAS
COUNTY OF COLLIN
BEFORE ME, the undersigned authority, on this day personally appeared DEBBIE
TACKETT, who having been by me duly sworn, on oath deposes and says:
That she is the General Manager of THE ALLEN AMERICAN, a newspaper published
in COLLIN COUNTY, TEXAS, not less frequently than once a week, having a general
circulation in said county, and having been published regularly and continously for more
than twelve (12) months prior to publishing
of which the attached is a true and written copy, and which was published in THE ALLEN
AMERICAN on
Wednesday May 27, 1992 & Sunday May 31, 1992
and which was issued on May 27, 1992
by City of Allen of COLLIN COUNTY, TEXAS.
A printed copy of said publication is attached hereto.
T- -
-
SUBSCRIBED AND SWORN to before me this �o day ofA. D. 19 ala
;` ~* V.A. TODD
MY COMMISSION F04PIES
Decobw S. 1992
Publisher's fee $ 22.50
�a
ARY PUBLIC in and for COLLIN COUNTY, TEXAS
CITY OF ALLEN" — 711
PUBLIC NOTICE
Notice is hereby given that the Allen City
Council adopted the following ordinance at ,
their regular meeting held on Thursday,
May 21, 1992 (Title only):
Ordinance No. 1105-5-92: An Ordinance
of the City of Allen, Collin County, Texas,
Adopting the Comprehensive Plan Which
Sets Forth Goals and Policy Statements on E
Land Use, Transportatiorf, Housing, Parks,
Community Facilities, Urban Design, Eco-
nomic Development, Environment, Human
and Human Services, and Government a
Services.
A copy of this ordinance may be read or
purchased in the office of the City Secret-
ary, City of Allen, One Butler Circle, Allen, ,
Texas 75002.
/s/Judy Morrison
City Secretary r
.V •�
CITY OF ALLEN
PUBLIC NOTICE
Notice is hereby given that the Allen City
Council adopted the following ordinance at
their regular meeting held on Thursday,
May 21, 1992 (Title only):
Ordinance No. 1105-5-92: An Ordinance
of the City of Allen, Collin County, Texas,
Adopting the Comprehensive Plan Which
Sets Forth Goals and Policy Statements on
Land Use, Transportation, Housing, Parks,
Community Facilities, Urban Design, Eco-
nomic Development, Environment, Human
and Human Services, and Government
Services.
A copy of this ordinance may be read or
purchased in the office of the City Secret-
ary, City,of Allen, One Butler Circle, Allen,
Texas 75002.
/s/Judy Morrison
City Secretary
�S.
I
NEW
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*10
#1 1,04 1 P4 k I
THE COMPREHENSIVE PLAN
CITY OF ALLEN, TEXAS
Prepared by the
Department of Community Development
City of Allen, Texas
Adopted
May 21, 1992
CITY OF ALLEN
CITY COUNCIL
Joe Farmer, Mayor
Kevin Lilly, Mayor Pro Tem
Sharon Hamner
Mickey Christakos
David Bishop
Mike Nichols
Steve Terrell
PLANNING & ZONING COMMISSION
John Garcia, Chairman
Kenneth Fulk
Noel Crume
Harold Biggs
Douglas Gallagher
Jeffery Kelley
PROJECT STAFF
Jon McCarty, City Manager
Bill Petty, Director of Community Development
Tom Keener, Development Coordinator
Sally Leeper, Secretary
F
The 1992 Comprehensive Plan Update
is Dedicated
to the Men and Women from Allen
Who Served With Distinction
in Desert Storm
TABLE OF CONTENTS
Page
EXECUTIVE SUMMARY...................................i
INTRODUCTION AND HISTORY ............................. 1.1
BACKGROUND FOR THE PLAN ............................. 2.1
Population ........................................ 2.1
Employment ....................................... 2.6
Existing and Committed Land Use ......................... 2.9
Land Use Fiscal Impact Analysis .......................... 2.15
LANDUSE...........................................3.1
Review of Baseline Data ............................... 3.1
Goals and Policies ................................... 3.1
Land Use Plan ..................................... 3.3
TRANSPORTATION ...................................... 4.1
Goals and Policies ................................... 4.1
Thoroughfares ...................................... 4.2
Other Modes ....................................... 4.10
HOUSING............................................5.1
Goals and Policies ................................... 5.1
Housing Supply ...................................... 5.2
Housing Quality ..................................... 5.6
PARKS AND RECREATION ................................ 6.1
Inventory of Existing Facilities ........................... 6.1
Recreation Interests .................................. 6.5
Goals and Policies ................................... 6.7
Parks and Open Space Plan .............................. 6.8
COMMUNITY FACILITIES ................................. 7.1
Goals and Policies ................................... 7.1
Plan and Program ................................... 7.4
URBAN DESIGN ........................................ 8.1
Current City Efforts .................................. 8.1
Goals and Policies ................................... 8.3
Urban Design Plan ................................... 8.3
ECONOMIC DEVELOPMENT ............................... 9.1
Goals and Policies ................................... 9.1
Economic Development Program .......................... 9.2
ENVIRONMENT ........................................10.1
Goals and Policies ...................................10.1
Environmental Program ................................ 10.2
HEALTH AND HUMAN SERVICES ........................... 11.1
Goals and Policies ................................... 11.1
Health Facilities .....................................11.2
Health Inspection .................................... 11.2
Substance Abuse Prevention ............................. 11.3
Child Care ........................................11.3
Human Services .....................................11.3
Educational Facilities ................................. 11.4
GOVERNMENT SERVICES ................................. 12.1
Existing Services .................................... 12.1
Goals and Policies ................................... 12.2
Government Services
Observations and Recommendations ....................... 12.3
The Public Utilities ................................... 12.6
IMPLEMENTATION GUIDELINES ............................ 13.1
Implementation Groups ................................ 13.1
Goals and Responsibilities .............................. 13.2
Implementation Tools ................................. 13.2
Review and Update of the Comprehensive Plan ................. 13.3
Continuing Planning .................................. 13.4
APPENDIX A
MAJOR FINDINGS OF THE COMMUNITY SURVEY
Report Summary ................................... A.i
Report Findings .................................... A.1
INDEX TO PLATES
Plate page
1 Regional Growth Considerations ...................... 2.3
2 Development Areas .............................. 2.14
3 Development Strategy ............................. 3.7
4 Neighborhood Planning Areas ........................ 3.12
5 Major Thoroughfare Plan .......................... 4.7
6 Housing Program .................. 5.7
7 Parks and Open Space Plan ......................... 6.11
8 Community Facilities Plan .......................... 7.2
8a Community Facilities (Schools) ....................... 7.3
INDEX TO TABLES
Table
Page
1
Population Trends, U.S. 75 Corridor ...................
2.2
2
Residential Building Permits .........................
2.2
3
Demographic Profile - 1990 .........................
2.5
4
Population Projections ............................
2.6
5
Projected Employment - NCTCOG ....................
2.7
6
NCTCOG Year 2000 Employment Projection ..............
2.7
7
Commercial/Industrial Building Permits ..................
2.8
8
1991 Occupancy Rate for Retail, Office,
and Industrial Space ..............................
2.9
9
Land Areas in Planned Developments ...................
2.10
10
Residential Development, Planned Districts ...............
2.11
11
Land Use 1977-1991 .............................
2.12
12
Range of Housing by Size of Unit .....................
2.13
13
Taxable Value, City - FY 1990-91 .....................
2.17
14
Revenues - FY 1990-91 (Estimate) .....................
2.18
15
Comparison of Revenues and Operating Costs ..............
2.18
16
Taxable Value, AISD - FY 1990-91 ....................
2.19
17
Comparison of Revenues and Operating Costs ..............
2.20
18
Matrix of Commercial/Industrial Land Use Categories .........
3.10
19
Summary of Land Use Allocations .....................
3.14
20
Summary of Dwelling Units, Population & Employment .......
3.15
21
Relationship of Zoning Districts to Land Use
Plan Categories................................
3.17
22
Land Use Allocation .............................
3.18
23
Estimated Fiscal Impact of Comprehensive Plan
at Build Out...................................
3.18
24
Land Use/Traffic Parameters ........................
4.3
25
Recommended Thoroughfare Design Standards ..............
4.8
26
Thoroughfare Plan
Traffic on Streets Crossing U.S. 75 .....................
4.9
27
Trends in Housing Types ...........................
5.2
28
Housing Size ...................................
5.3
29
Projected Housing................................
5.3
30
Projected Age Distribution - 2000 ......................
5.4
31
Projected Household Income - 2000 .....................
5.5
32
Existing Park and Recreation Facilities ...................
6.2
33
Areas to be Dedicated or Purchased .....................
6.3
34
Existing Greenbelt/Linear Parks .......................
6.3
35
Most Frequently Used Community Facilities ................
6.6
36
Park Land Requirements
Based on Policy for Land Acquisition ....................
6.9
37
Park Standards and Land Requirements ...................
6.15
38
Park Lands Provided in the Park Plan ....................
6.16
39
Existing Community Facilities ........................
7.6
40
Proposed Community Facilities ........................
7.7
41
City Government .................................
12.1
42
Government Services .............................. 12.4
EXECUTIVE SUMMARY
Introduction
Planning is an ongoing process, which involves citizens, elected and appointed officials, city staff,
and private developers. Planning facilitates the orderly growth of the city and provides a means to
measure growth and analyze zoning cases. The Allen Comprehensive Plan was prepared in 1985, and an
update was recommended every five years. Under the direction of the Allen City Council, the update
has been completed. It incorporates the findings of the 1990 Comprehensive Plan Survey for citizen
input.
This summary document highlights the major recommendations for the city. Further information
can be obtained in the full survey document available for review at City Hall.
Looking Toward the Future
Allen is located in the fast-growing corridor between the proposed extension of the Dallas
Tollway and U.S. 75 north of Dallas. The much -publicized relocations of Electronic Data Systems
Corporation (EDS), J.C. Penney, and numerous other high technology companies in the Campbell/U.S.
75 area are projected to increase the considerable development already occurring in Allen.
The past decade has been one of significant growth for Allen. From a small town of 8,314 in
1980, Allen's population in May 1991 was estimated to be 19,379. Projections made by the North
Central Texas Council of Governments (NCTCOG) indicate a year 2000 population of 30,000. Because
of the rapid growth expected, Allen's plan addresses the full development of the city, a process that could
take many years and could result in a population of as many as 130,000 to 140,000 persons.
The 1990 Comprehensive Plan Survey indicated that Allen's population is young, upwardly
mobile, family-oriented, new to the community and moderately affluent. As Allen grows, the population
characteristics should broaden, with a greater percentage of middle age to older persons, increasing
income levels, more single -person households and an increasing number of persons with roots in Allen
(five years or more).
The Comprehensive Plan
Land Use
Major recommendations for the future use of land in Allen include:
■ Development of Allen as a high-quality residential community with traditional residential
neighborhoods. These neighborhoods should have a mix of housing densities with the
higher densities located along major thoroughfares or in close proximity to commercial
centers.
■ Construction of a major "city center" at the southeast quadrant of U.S. 75 and F.M.
2170, which will provide an identity for Allen with a unique architectural character and
serve as a center for major city activities.
■ Development of the U.S. 75 corridor for high intensity offices, light industry, retail and
services.
■ Future development of the S.H. 121 corridor from Custer Road to U.S. 75 for high and
low intensity offices, retail, services, and selected high quality industry, similar to
proposed development along U.S. 75, but with a higher level character of development
and environment.
■ Development of three major light industrial areas: one east of U.S. 75 and along
Bethany, a second that is between Stacy and S.H. 121., and a third that is between U.S.
75 and S.H. 5 and south of Stacy.
■ Development of a high-quality parks and open space system, including preservation of
floodplains and wooded areas as a greenbelt system, and development of community,
neighborhood and special use parks, oriented to the greenbelt system.
All development should be managed by the city in accordance with the city's ability to
accommodate traffic at Level 'of Service C on the thoroughfare system and provide essential public
facilities at a reasonable cost.
Transportation
The major efforts of the city will need to be directed at development of a thoroughfare system
which will, when linked with the regional system, effectively and efficiently carry the anticipated traffic.
The present highway and street network will serve as the framework for the Allen thoroughfare
system. U.S. 75, eventually improved to three lanes in each direction and one-way frontage roads, will
continue to be the major north -south artery. S.H. 121, improved to freeway standards, will provide good
access to the Dallas -Fort Worth International Airport. Stacy Road is designated as a subregional arterial
that will loop through Collin County and will provide excellent access to the expanded McKinney Airport
and I.H. 30 in Greenville.
The major east -west arterials within Allen would continue to be McDermott Drive, Chaparral
Road, Bethany, and Rowlett/Exchange. North/south arterials would be S.H. 5, Allen Heights Drive,
Alma Drive, Custer Road, and a proposed north/south movement on the city's east side that would link
Chaparral and Stacy Roads. Bethany east of U.S. 75, Custer Rd., and the new north/south arterial would
be integral links in the Collin County thoroughfare system.
Using the land use plan data, computer models were used to estimate the ultimate traffic demand
and to assign the resulting traffic to the thoroughfare system. Thoroughfare cross sections were assigned
based upon estimated future volumes. Projections by the COG indicate that Bethany Drive between U.S.
75 and S.H. 5 will be below the Level of Service C. A secondary thoroughfare plan should be
completed as soon as possible.
The city will need to address other modes of the transportation system as well. A bicycle and
pedestrian plan should be completed and implemented. Provision for bicycle and pedestrian facilities,
both in the linear park system and in neighborhoods, should be sought. Although Allen is not part of
ii
the DART system, the city should plan for mass transportation which should be integrated with road,
cycle, and pedestrian systems.
Housin
The overriding goal of the city is to develop as a high-quality residential community. This
concept of quality includes a balance of types of housing units, good neighborhoods, services and
sufficient tax base.
The plan includes city policies on mix of housing types and densities, as well as location. The
plan contains a policy of 68/32 split between single-family and non -single family units. A balance of
housing sizes would be continued also with an emphasis on larger homes.
Parks and Recreation
The Parks and Recreation Department faces many challenges as it seeks to develop the city's park
system. High on the list of priorities is the need to identify and acquire park lands—especially large sites
for community and special parks—before development precludes their acquisition.
The three stream valleys, Rowlett Creek, Watters Creek, and Cottonwood Creek, are the
framework of the parks and open space system. Major parks will be clustered along the stream valleys
and linked by trails utilizing the greenbelt system. East -west linkages should be provided to channel users
to the major parks and greenbelts. Bicycle and pedestrian routes should be integrated with the park
system.
The plan provides for five community parks. Two of the new parks should be located along
Rowlett Creek, one along Watters Creek and one along Cottonwood Creek. Ford Park is presently
located along Cottonwood Creek. Each park should total 75 acres in size and should serve the active
recreation needs of the community.
Each residential neighborhood is planned to have a neighborhood park. Some would be located
adjacent to a school location. At full development, Allen should have some 15 to 20 neighborhood
parks, each of 10 to 15 acres in size.
The plan also includes special use parks for an athletic complex and indoor recreation center.
Additional study should be given to the location of these facilities.
Community Facilities
The level of growth projected for Allen will require considerable investment in community
facilities if the high quality of services available in Allen today is to continue. Good service area
planning and reservation of future sites will yield dividends as the city expands. The city owns 29.8
acres at U.S. 75 and McDermott Dr. and plans to construct a municipal center on the site. The center
should be properly linked to the roads, mass transit, pedestrian, and cycle paths.
Allen presently has two fire stations: Central Station located on Main Street and Station No. 2
on Exchange Parkway. These two stations provide good coverage on either side of the railroad, but
iii
response time south of Bethany is not optimal. At least four additional stations will be required for service
to future development areas. Future arrangements for school facilities are also provided to assist planning
efforts.
Urban Design
An appreciation for and attention to the urban design of the community will make it a more
desirable community and better place to live. The city's efforts on urban design should be concentrated
in the following areas: (1) preservation of creek corridors in their natural state as the city's open space
system, (2) enhanced landscape requirements, (3) continuation of development of major thoroughfares
as boulevards with landscaped medians, (4) regulation, through design standards, of the quality of new
development, (5) high quality design and location of public buildings, parks, and public areas, (6)
emphasis on establishing an identity for Allen through the city center proposed for F.M. 2170 and U.S.
75, and (7) landscape planting throughout the city.
Economic Development
Recent years have seen the growth of economic development as a legitimate function of city
government in partnership with the private sector. Economic development for jobs, for needed goods
and services for residents, and for tax base to sustain the community have become so visible and
important that communities can no longer afford to leave them to chance. Major recommendations of
the plan include a continued role for the city, working with the Chamber of Commerce and the Allen
Independent School District; a high level of communication with existing business and industry; provision
of accurate technical data; provision of a highly trained work force; a high quality of life; provision of
well -located lands for business and industrial development; and the participation of community leaders
in the business development process.
Environment
The beauty of the Cottonwood Creek and Rowlett Creek Valleys, the bluffs along Watters Creek,
and the wooded areas are priceless resources that should be preserved for future generations. The
streams, their floodplain and valleys are the principal natural environmental resource. It is essential that
the implementation of the Floodplain ordinance continue. Also important is to create a man-made
environment which will be of high quality and character.
Most of the wooded areas are found along the creeks. Several substantial woodlots still remain.
Some of these should be acquired; others can be protected through the development process. Private
lakes should be kept in place whenever feasible.
Energy conservation should be encouraged in public facilities and private developments. A storm
water drainage plan that reduces sedimentation and a solid waste plan that encourages recycling and waste
reduction should be activated as soon as possible.
Health and Human Services
The city's role in three areas—health facilities and services, human services and educational
services—will vary greatly. In a city such as Allen, it is unlikely that the city will be or want to be the
tv
chief provider of services; yet each of these areas will play an important part in making Allen a high
quality community that meets the needs of its residents.
Major recommendations include: (1) working with Allen Community Outreach to provide
necessary human services information, (2) continued support for adult education and retraining programs,
and (3) support for higher educational facilities in the Allen area.
Government Services
Today Allen is providing a level of services and facilities to the city that far exceeds those
provided in 1985—expanded library, police and courts, economic development, health inspections, and
paramedic program. Both facilities and service needs will continue to increase dramatically in the growth
decades ahead and probably will not level out until well into the 21st century.
This governmental services section does not recommend restructuring of city government in
Allen. Such a plan is hardly necessary. The city has successfully provided services with modest financial
resources and will continue to do so, altering the governmental structure to meet the needs of its
residents, as such needs become evident.
The city should consider traffic engineering assistance, a secondary thoroughfare plan, in-house
water and sewer construction capabilities, a managerial accounting system, an integrated database of
information, integrated technological library resources, utilize survey technology for ascertaining
operational and strategic feedback, proactive in marketing its services, a personnel function, and enhanced
employee training programs.
The 1990 survey indicated satisfaction with all of the utilities except cable television. Service
interruptions and lack of program variety seem to be the source of the dissatisfaction.
v
INTRODUCTION AND HISTORY
Allen, Texas is located in Collin County, which is in north central Texas. It is approximately 20
miles north of Interstate 635 and U.S. 75. Allen is completely surrounded by incorporated cities. To the
north lies the City of McKinney, to the south, the City of Plano; to the east, the Town of Lucas; and to the
west, the City of Plano.
Important transportation routes serving the city include U.S. 75, which bisects the city in a
north/south direction in the center of the city and provides an important link to adjacent cities. F.M. 2170
runs in an east/west direction in the center of the city. S.H. 5, which formerly was the main north/south
thoroughfare, lies roughly parallel to U.S. 75. The city is also served by the Southern Pacific Railroad,
which runs in a north/south direction between U.S. 75 and S.H. 5.
Prior to the arrival of the European and American immigrants into the Allen area, Caddo and
Comanche Indian tribes inhabited the region. The Wichita confederacy of the Caddo tribe occupied much
of the Red River and upper Trinity River Valleys. Caddo Indians were primarily agricultural and
supplemented their livelihoods with hunting and fishing. They had a well-developed sign language, and
highly cultivated cultural and political systems. Early explorers were greeted with the gracious hospitality
of the Caddo. In contrast, the Comanches were a fierce nomadic people who rode from the plains into the
area, and were feared by both the Caddo and early settlers alike.
The Indian tribes migrated westward as the early settlers entered the area and were eventually
removed to the Indian territory to the north of the Red River. One of the last known conflicts between the
early settlers and the Indians took place in 1844 along Rowlett Creek near the current railroad crossing when
members of the Muncey, Jameson, and Rice families were killed during a raid. An historic marker is erected
along S.H. 5 near Rowlett Creek to commemorate this event.
Immigrants of European descent began arriving into the Allen area in the early 1840's. The principal
means of access were the Texas Road and the Central National Road that were constructed by the Republic
of Texas. The Texas Road followed what is currently Preston Road in western Collin County and the Central
National Road originated in downtown Dallas and traveled through southeastern Collin Co. to Fort Gibson
near Paris. A stage line ran from Bonham to McKinney and went south to Allen and Plano. It forded
Rowlett Creek where S.H. 5 now crosses. Six to eight foot timbers were stuck into the ground every hundred
yards so that the immigrants would know they were on the right path. The posts were peeled to the white
bark to enhance their visibility.
Land grants were given by the Republic of Texas as an inducement for settlers to come to the
frontier, and one of those grants was the Peter's Colony which covered much of north central Texas including
parts of Allen. It was in the Peter's Colony that the infamous Hedgecoxe wars took place. The dispute
centered around a compromise law that was enacted by the State legislature which gave the Peter's Colony
owner, the Texas Emigration and Land Company, certain rights for the disposition of property in the Colony.
The Attorney General for the state of Texas, Ebenezer Allen, for whom the city of Allen is named, delivered
an opinion which upheld the law.
On July 25, 1852, a contingent of armed men raided the offices of the Peter's Colony land agent,
Henry Hedgecoxe, near McKinney and stole the files, books, and maps and forced him to leave the colony.
1.1
The conflict was resolved when the legislature in special session amended its earlier law. By this act,
colonists were able to secure their claims with the land office, and settlement of the area proceeded.
The county's first grist mill was opened in Allen by the Wetsel family. Some of the early settlers
were W.N. Bush, W.O. Matthews, J.M. Gibson, Geo. Mountcastle, James Spradling, G.W. Ford, and W.P.
Yeary.
The tremendous growth that took place in the 1840's and 1850's came to a grinding halt with the
onset of the War between the States. Collin County overwhelmingly voted against secession, but once the
state elected to secede by popular vote, the citizens were loyal to the Confederacy. Soldiers from the area
began preparing for the war with practice drills at home. As the war continued, it was not uncommon for
Confederate soldiers to bring their horses back for rest and grazing, help harvest the crops, and return to the
battlefield after the harvest.
Captain William Quantrill, who ran renegade and commando type operations into Kansas, Kentucky,
and Missouri from camps in Collin and Grayson Counties is known to have traveled through Allen. William
N. Bush of Allen enlisted as a private in the Confederate army and was later promoted to Captain. His horse
was shot from under him in Springfield, Missouri, and he was wounded at Pleasant Hill, Louisiana. He later
served as county commissioner and sheriff of Collin County. There was never military action in Allen, but
letters of correspondence between soldiers and their loved ones demonstrate the sacrifices and support that
local citizens gave to the troops.
After the soldiers returned home, there would be two events that would drastically alter the future
of Allen -the railroad and telegraph. The Houston and Texas Central Railroad was constructed through Allen
in 1872. The railroad facilitated the transport of people and agricultural products as well. The railroad
needed water approximately every seven miles and Allen, as well as the towns of Plano, Richardson, and
McKinney, were included in its regular stops. Its economic impact can be seen in the drastic increase in
Collin County agricultural output from 1870-1900. Corn, cattle, and cotton were among the chief products.
The introduction of the railroad meant the concomitant construction of the telegraph which enhanced the
exchange of communication and information with the rest of the country.
The first train robbery in Texas took place in Allen in 1878 when Sam Bass and his associates
pillaged the train and its crew. Allen was a short ride from their hideouts in the Elm Trinity brush lands.
A member of the Bass gang,Tom Spotswood, stopped at Tom Newman's saloon and asked when the
southbound train arrived in Allen, and they hid till the train arrived that evening. Bass opened the express
car and shouted "Throw up your hands and give us your money." The express car attendant, James Thomas,
resisted at first but Bass and his accomplices separated the express car from the rest of the train and
threatened to set it on fire with Thomas inside. Thomas then surrendered and the gang stole approximately
$1500 of silver coins. Towns along the Central route were frightened and excited about this event, which
was a prelude to a series of train robberies by the Bass gang.
Churches and schools flourished in this period. They were simple structures that were often built of
logs. Services were often conducted by circuit rider ministers that rode on horseback to many local
congregations. In the hot summer, services were held outside. Several denominations often used the same
building. The Baptist church was organized in 1878 and the Christian church was established in 1886. The
Cottonwood School opened in 1865 with Mr. Owen Matthews as the instructor, the Bethany School opened
in 1877 with G.F. Matthews as the instructor, and the Mustang School opened in 1851. The school was
1.2
named for the wild mustangs that roamed in the area. These horses were probably descendants of renegade
horses that belonged to early Spanish explorers.
George Mountcastle opened a store in 1876 and W.P. Yeary established a barber shop in the same
year. In 1908, the Texas Traction Company (Interurban) built an electric railway through Allen, which
further enhanced passenger transportation to surrounding communities. The original station is still standing
and an historic marker has been erected to commemorate the important contribution of this railway to Allen's
history. Families and young adults would often have an evening outing by taking a round trip to Sherman
or Dallas from the Allen station.
Glimpses of the gilded age began to appear in Allen with the construction of the Baccus and Green
houses (now located at the corner of Main and Bonham). A bank was opened, and the Allen Telephone
Exchange began operation around the turn of the century. It was privately operated by local families until
it was sold to Southwestern Bell in 1956. The exchange was located in the second floor of the existing
Woodman's Hall, and because it offered an excellent view of the downtown area, local citizens would ring
the operator to ascertain if a spouse or friend could be seen from the window. If so, the caller might ask the
operator to relay a message to them. Prosperity came to a temporary end in 1915 when the town suffered
from a devastating fire that destroyed most of the business district between the interurban tracts and the
Railroad.
Allen remained an agricultural community during the world wars and depression era. Two diesel -
operated cotton gins were constructed and operated until they closed in the 1950's. Allen lost five citizens
in the world wars who gave the supreme sacrifice of their lives - John Floyd in World War I and Joseph
Holley, Marcel Cain, Rudd Mann, and Charles Jeans in World War Il.
The interurban closed in 1948 and the importance of agriculture to the economic base of Allen began
to diminish after the second world war. The population declined to 400 in 1950. A lumber yard was opened
after the second world war. The town was officially incorporated in 1953 with Virgil Watson as the first
Mayor. Similar in importance to the construction of the railroad almost a century before was the completion
of U.S. 75 through Allen in 1960. Citizens could work at nearby companies because of the access and
convenience of the highway. The relocation of high technology companies to the North Dallas and
Richardson areas in the 1960's drastically increased employment opportunities for Allen's citizens, and the
population rose to 1,940 and 8,324 in 1980. In the 1980's, InteCom and DLM relocated to Allen and became
Allen's largest employers.
A Comprehensive Plan for Allen was prepared in 1970. A major update was prepared in 1977-78,
with a partial update in 1981. A new comprehensive plan was enacted in 1985, and this document is an
update to that plan. To assist city staff in the preparation of this update, -a survey was administered to
residents that were selected by a random sample. The findings have been incorporated into this plan. The
future of Allen lies in its rich history.
1.3
BACKGROUND FOR THE PLAN
The purpose of this chapter is to address the broad questions of growth and development,
including population, economics and land use, identifying and analyzing the present level of development,
past trends and probable future trends.
Population
The Dallas -Fort Worth area, of which Allen is a part, is recognized throughout the nation as one
of the major growth areas of the United States. Between 1980 and 1990, the area grew 32.5 percent -
among the leaders in areas of comparable size. More importantly, the Dallas -Fort Worth area is known
for its role as a center for the high-tech industries of the future, its concentration of service and financial
industries, and headquarters for international and national companies.
Allen is located in the fast-growing corridor along U.S. 75 north of Dallas. Extending north from
I.H. 635, the corridor generally consists of Richardson, Plano, Allen, McKinney, and Frisco, which lie
between the extension of the Dallas Tollway and U.S. 75, north to beyond S.H. 121 (See Plate 1). The
Electronic Data Systems Corporation and J.C. Penney Corporation are located on the west side of this
corridor along the future location of the toll road. Telecommunications and related high technology
companies were constructed along U.S. 75 during the 1980's, and the wave of development continues.
Collin County's population grew from 144,576 in 1980 to 264,036 in 1990, which constitutes an average
annual growth rate of 8.26%. Allen grew at an even faster rate of 12.02%.
City of Allen
Over the 1970-1980 decade, Allen experienced the first stages of its growth, from 1,940 to 8,314
persons—an increase of over 300 percent (See Table 1). Yet, all this is only the beginning. Allen's
population was estimated by the 1990 Census to be 19,198—an annual compound growth rate of 8.73
percent during the 1980's and an average annual growth rate of 13.09 percent. This growth took place
despite the severe recession that the Texas economy experienced during the 1980's.
A review of housing building permit information confirms this finding. The Department of
Community Development has issued an average of 364 single family dwelling permits per year since
1982, which represents an average single family population growth of 1,128 per year. Although the
growth rate was moderately lower in the late 1980's, a steady increase was noted each year (Table 2).
Data on population characteristics are available both from the 1990 U.S. Census and the 1990
Citizen's Survey (See Table 3). While the two sources represent different data, together they provide
valuable information on Allen and its residents. Based on these data, the residents of Allen can be
characterized as follows:
2.1
TABLE 1
POPULATION TRENDS - U.S. 75 CORRIDOR
City of Allen, Texas
1980-1990
Townhouse/
Duplex
Units
1970
1980
1990
NO.
AGR
CGR
Allen
1,940
8,314
19,198
9,995
13.09
8.73%
Plano
17,872
72,331
128,713
56,382
7.79%
5.93%
McKinney
15,193
16,256
21,283
5,027
3.09%
2.73%
Frisco
1,845
3,499
6,141
2,642
7.55%
5.79%
Subtotal
36,850
100,400
175,335
74,935
7.46%
5.73%
Remainder of Collin County
30,070
44,176
89,590
45,414
10.28%
7.33
Total Collin County
66,920
144,576
264,925
120,349
8.32%
6.24%
Source: U.S. Census and Current Population Trends, North Central Texas
Council of Governments (NCTCOG), 1990
TABLE 2
RESIDENTIAL BUILDING PERMITS
City of Allen, Texas
Single-
Family
Units
Townhouse/
Duplex
Units
Multi-
Family
Units
Total
Percent
of Change
1982
170
44
0
214
1983
337
6
32
375
7,
1984
532
8
244
784
109%
1985
562
14
202
778
-.8%
1986
590
2
0
592
-24%
1987
284
0
0
284
-52%
1988
204
0
0
204
-28%
1989
274
0
0
274
34%
1990
319
0
0
319
16%
1991
429
0
0
429
34%
TOTAL
3,703.00
76.00
480.00
4,259.00
Average/Year
IL-
370
7.6
48
425.9
11
Source: City of Allen, Department of Community Development
2.2
ENT
ExTEslsiorl of
HoRTt+
II
1t �
PLATE 1
I . Allen is populated predominantly by young, white, good income earning, family households.
■ A high percent of the population is between the ages of 25 and 44 (44.3 %) (Census)
■ 93.2 percent of the population is white, 3.2 percent is black (Census), and 3 percent is
Hispanic (1990 Survey).
■ 86 percent of the households earned $30,000 or over in 1990 (Survey) compared to 77
percent in 1980 (Census)
■ 85.6 percent of the population was categorized as being part of a family (Census)
2. Most persons in Allen are relatively new residents.
■ 37 percent had lived in Allen three years or less and 56 percent had lived in Allen five
years or less (Survey)
■ 22 percent had lived in Allen ten years or more (Survey)
3. Most residents of Allen have the potential to move up economically in the future.
■ The combination of youth, good earnings and education are indicators of potential upward
mobility.
■ 56 percent of the male heads of household and 36 percent of the female heads of
household are college graduates and 18 percent of the men 13 per cent of the women
have done post graduate work or'have post graduate degrees (Survey).
■ Median home price is $85,100 (Census).
■ 74 percent of the male heads of household and 37 percent of the female heads of
household are employed in professional or management positions (1984 Survey).
4. The population of Allen contains both traditional family units and more contemporary, two
income earning families.
■ 60 percent of the households have two wage earners (Survey)
While the majority of residents can be described as above, that is not to say that there are not
other groups (although small in number) with special needs. These include the aging (60 and over), 3.9
percent in 1990; minorities, 6.8 percent in 1990; those earning below the poverty level, 4.0 percent in
1990(est.); and other groups such as the handicapped, for which no data is available.
2.4
TABLE 3
DEMOGRAPHIC PROFILE - 1990
City of Allen, Texas
1990
CENSUS
Population
19,198
Total Housing Units
6,173
Population/Household
3.1
Ethnicity
White
93.2%
Hispanic Origin (of any race)
4.4%
Black
3.2%
Other
3.6%
Age
0-17
35.7%
18-24
7%
25-44
44.3%
45-64
10.3%
65 & Over
2.7%
Households by Type
Total Households
5,896
Family households (families)
5,048
Married -couple families
4,466
Other family, male householder
154
Other family, female householder
428
Nonfamily households
848
Householder 65 and Over and Living
134
Alone
Householder 16-64 and Living Alone
714
Household Income
(Per City of Allen Survey, 1990)
Under $25,000
8%
$25,001-30,000
7%
$30,001-35,000
7%
$35,001-40,000
10%
$40,001-45,000
10%
$45,001-50,000
11%
$50,001-75,000
37%
Over $75,000
11%
Median Income
$45-50,000
Median Home Price
$85,100
2.5
Population Growth Projections
While all agree that growth is inevitable, the question of the timing of growth is much more
difficult. Timing is influenced by a myriad of factors, which are difficult, if not impossible to accurately
predict. Chief among these factors are national and regional economics, availability of money, interest
rates, and the decision of property owners to develop their lands.
Projections for population have been made for the city of Allen by the Department of Community
Development and the North Central Texas Council of Governments (NCTCOG) (See Table 4). City staff
estimates are slightly higher than those by the NCTCOG, especially in the last half of the 1990's. A
moderate but steady growth rate is expected throughout the 1990's. Each projection estimates that the
population will increase by at least another 10,000 during the next decade. These projections could
change if a major corporate relocation occurs or if a serious national emergency takes place.
These projections appear reasonable for planning purposes. They also have the advantage of
being a point of coordination with regional numbers which will be used in transportation planning.
Therefore, they should be used by the city for short-range planning, recognizing that continued
monitoring and updating is needed.
Employment
The number of jobs located in Allen has increased markedly since 1980 with the addition of two
major industries, Developmental Learning Materials (DLM) and InteCom. A telephone survey completed
in 1985 indicated that employment in Allen had reached 3,151. The Texas Employment Commission
(TEC) estimates that of the 7,377 work force that live in Allen, 7,081 (96%) people were employed full
time in May 1991 and 296 (4%) were unemployed. This unemployment rate compares favorably to the
Texas estimate of 6.3% and to the national average of 6.6%. This finding is indicative of projected
economic stability. The TEC measures the work force that lives in Allen but not necessarily works in
Allen. For example, this figure includes those who live here but may work elsewhere and does not
include those who work here but may live elsewhere. Updated information regarding employment in
Allen will not be available until the 1990 Census is released in 1992.
Employment projections by the NCTCOG for Allen, as part of the overall region, show the
projected relationship between population and employment. The forecasting model used by NCTCOG
projects employment for the region and then allocates employment to the individual cities, based on
development assumptions. Residential growth normally precedes commercial/industrial growth and thus
jobs. However, as can be seen in Allen, the addition of several large industries, such as Intecom and
2.6
TABLE 4
POPULATION PROJECTIONS
City of Allen, Texas
Source
1970
1980
1990
1995 -Est.
2000 -Est.
U.S. Census
1,940
8,314
19,198
NCTCOG
23,585
28,810
City Staff
23,899
31,638
These projections appear reasonable for planning purposes. They also have the advantage of
being a point of coordination with regional numbers which will be used in transportation planning.
Therefore, they should be used by the city for short-range planning, recognizing that continued
monitoring and updating is needed.
Employment
The number of jobs located in Allen has increased markedly since 1980 with the addition of two
major industries, Developmental Learning Materials (DLM) and InteCom. A telephone survey completed
in 1985 indicated that employment in Allen had reached 3,151. The Texas Employment Commission
(TEC) estimates that of the 7,377 work force that live in Allen, 7,081 (96%) people were employed full
time in May 1991 and 296 (4%) were unemployed. This unemployment rate compares favorably to the
Texas estimate of 6.3% and to the national average of 6.6%. This finding is indicative of projected
economic stability. The TEC measures the work force that lives in Allen but not necessarily works in
Allen. For example, this figure includes those who live here but may work elsewhere and does not
include those who work here but may live elsewhere. Updated information regarding employment in
Allen will not be available until the 1990 Census is released in 1992.
Employment projections by the NCTCOG for Allen, as part of the overall region, show the
projected relationship between population and employment. The forecasting model used by NCTCOG
projects employment for the region and then allocates employment to the individual cities, based on
development assumptions. Residential growth normally precedes commercial/industrial growth and thus
jobs. However, as can be seen in Allen, the addition of several large industries, such as Intecom and
2.6
DLM, can greatly shift the population to employment relationship. The regional ratio of population to
employment was 1.9:1 in 1980 and is projected at 1.8:1 in 2000. Allen, as a developing city, is
projected to have residential growth greater than employment growth during this period and thus a higher
ratio. Early development of planned developments (PDs), such as Bray Central I, could alter these
forecast ratios. Given the tremendous growth in the West Plano and Central/Campbell corridor during
the 1980's, the estimate by the NCTCOG appears to be understated (See Table 5).
TABLE 5
PROJECTED EMPLOYMENT - NCTCOG
City of Allen, Texas
2,350
Retail
Population/
Service
1,030
Employment
5,030
Employment
Ratio
Allen
1980
627
13.3:1
1985
3,272
4.7:1
1990
4,288
6.8:1
Low
2000
5,030
7.7:1
Mid
2000
7,672
5.9:1
High
2000
1 10,555
4.9:1
TABLE 6
NORTH CENTRAL TEXAS COUNCIL OF GOVERNMENT
YEAR 2000 EMPLOYMENT PROJECTION
City of Allen, Texas
Basic
2,350
Retail
1,650
Service
1,030
TOTAL
5,030
The present commercial and industrial growth started in the 1978 to 1980 period. Since that time,
commercial/industrial development has averaged 11 permits per year, with an average annual value of
$5,357,072. This activity slowed considerably in the last half of the 1980's when the recession took
its toll. An average of 23 finishout permits were issued annually during the decade, with an annual
value of $436,214. The frequency of finishout permits was higher in the last half of the 1980's when
the previously constructed commercial/industrial space began to absorb tenants. As the population
continues to grow, the need for additional commercial/industrial space will increase.
2.7
TABLE 7
COMMERCIAL/INDUSTRIAL BUILDING PERMITS
City of Allen, Texas
YEAR
COMMERCIAL/INDUS.
UNITS VALUE
FINISH -OUTS
UNITS VALUE
TOTAL
UNITS VALUE
1980
13
4,404,450
9
145,755
22.00
4,550,205.00
1981
12
8,295,700
10
56,625
22.00
8,352,325.00
1982
4
251,750
13
324,285
17.00
576,035.00
1983
22
17,888,700
7
256,864
29.00
18,145,564.00
1984
22
7,244,300
16
532,306
38.00
7,776,606.00
1985
20
11,337,000
37
697,140
57.00
12,034,140.00
1986
7
4,930,000
22
230,967
29.00
5,160,967.00
1987
3
446,988
25
202,373
28.00
649,361.00
1988
2
315,000
51
988,529
53.00
1,303,529.00
1989
7
2,127,900
28
394,835
35.00
2,522,735.00
1990
7
1,686,000
33
968,679
40.00
2,654,679.00
1991
5
3,361,000
21
367,149
26
3,728,149.00
TOTAL
124.00
62,288,788
272
5,165,507
396
67,454,295.00
AVG.
PER YR
10.3
5,190,732.33
22.67
430,558.92
33
5,621,191.25
The city now has 2,201,446 square feet of retail, office, and industrial space available (Table 8).
Of that amount, 31 percent is vacant. Most of that vacancy is at the Belz Mall (410,250 s.f.), which has
been the largest single commercial project in Allen. Excluding the mall, the vacancy rates are listed in
Table 8, and they are comparable or less than those of area cities. It should be noted that the occupancy
rate for the industrial and office -warehouse is 95%, which suggests an immediate need for this type of
space. The vacancy rate for the commercial space is indicative of a moderate performance in this
industry.
2.8
TABLE 8
1991 OCCUPANCY RATE FOR
RETAIL, OFFICE, AND INDUSTRIAL SPACE
City of Allen, Texas
TYPE OF
SPACE
SQ. FT.
OCCUPIED
%
OCCUPIED
SQ. FT.
VACANT
%
VACANT
TOTAL
SQ. FT.
Retail
586,221
49.6%
595,341'
50.4%
1,181,562
Office
185,895
82.9%
38,432
17.1%
224,327
Industrial/
Warehouse
752,207
94.6%
43,350
5.4%
795,557
TOTAL
1,524,323
69.2%
1 677,123
30.8%
2,201,446
Existing and Committed Land Use
Existing and committed land use includes present land in use, land zoned but undeveloped, and
land zoned in Planned Developments (PDs). Over the last ten years, development has increased and
zoning and master planning have also. Yet, the city and Extra Territorial Jurisdiction (ETJ) are only 19.0
percent developed and the undeveloped land not zoned is over one fourth of the total. Planned
development districts now make up over 38 percent of the land area (See Plate 2 and Table 9). Planned
developments (PDs) have become a major zoning tool to shape the future of Allen.
'Includes 410,250 square feet at Belz Mall
2.9
TABLE 9
LAND AREAS IN PLANNED DEVELOPMENTS
City of Allen, Texas
LAND USE
LAND AREA
(1000 A)
PERCENT
Single -Family
3.2
50%
Multi -Family
.3
5%
Commercial
1.3
20%
Office
.6
9%
Industrial
.5
8%
Community Facilities
.3
5%
Other
.2
3%
TOTAL
6.40
100.00
Residential development planned in PDs can be broken down as follows (See Table 10 for
additional details):
2.10
UNITS
EST. POPULATION
Single -Family
13,532
41,949
Multi -Family
5,697
14,242
TOTAL
19,229
56,191
2.10
TABLE 10
RESIDENTIAL DEVELOPMENT
PLANNED DISTRICTS
City of Allen, Texas
PD NO.
TOTAL
UNITS
ESTIMATED
UNITS
HIGH DENSITY
POPULATION'
1
663
0
2,055
2
700
0
2170
7
213
0
550
10
100
100
250
11
834
185
2474
13
1,582
200
4784
16
239
205
617
18
313
0
970
19
192
192
480
20
2,012
673
5833
21
28
0
87
22
1,504
254
4510
23
2,791
648
8263
25
102
0
316
26
1,229
255
3657
28
590
304
1647
31
1,133
335
3312
33
275
200
733
34
288
224
758
35
203
203
508
39
1,971
793
5324
41
543
200
1563
42
479
178
1378
43
200
200
500
44
265
198
703
46
150
150
375
47
15
0
47
48
48
1 0
1 149
TOTAL
18,562
5,697
54,123
Land in use has increased by 98 percent since 1977. Increases have occurred in each land use
type, with the greatest percent increase occurring in commercial followed by residential. As the city has
become more developed, the land in use has decreased from 25 acres per 100 persons to 16 persons per
acre, thereby reflecting a higher density (See Table 11).
'Based on 3.1 persons/unit for single-family residential and 2.5 persons/unit for multi -family residential
Source: City of Allen, June, 1991
2.11
The city has been seeking a balanced housing stock by requiring percentages of housing sizes in
major new developments. Presently, nearly one-fourth of the housing units are 1200-1400 square feet
and almost one-half are 1600 square feet or less. (See Table 12).
TABLE 11
LAND USE 1977-1991'
City of Allen, Texas and ETJ
ACRES
1991
19772
1991'
Acres/ 100
Population`
Residential
(Low, Medium, High)
500
1,878
9.63
Commercial
18
140
0.72
Industrial/Railroad
61
128
0.66
Public/Semi Public
and Parks
171
302
1.55
Streets and Alleys
796
606
3.11
TOTAL
1,546.00
3,054.00
15.67
'Comparisons should be considered approximate because of differences in the two land use
surveys.
'Wyse & Associates, 1977 (Estimated population, 6200).
'Hunter & Associates, April, 1991.
4Estimated 19,524 persons in city, June, 1991.
2.12
TABLE 12
RANGE OF HOUSING BY SIZE OF UNIT
City of Allen, Texas
No. of Units
Percent
1985 Plan
Target
Under 1200 Sq. Ft.
345
5.2
15%
1201-1400 Sq. Ft.
1503
22.5
25%
1401-1600 Sq. Ft.
1222
18.3
15%
1601-1800 Sq. Ft.
1143
17.1
15%
1801-2000 Sq. Ft.
885
13.3
20%
2001 Sq. Ft. & Over
1576
23.6
10%
6,674.00
100.00
100.00
Source: City of Allen, Department of Community Development, December 31, 1991.
Build Out Population
Based on Present Trends
The future city, when completely developed, will be a product of present land use, committed
land use and development of the remaining vacant land. Assuming the policies for development of vacant
land are a continuation of those contained in approved PDs and previous zoning, a future population of
around 130,000 to 140,000 persons can be estimated.
2.13
DEVELOPMENT AREAS
® MAJOR LAND USE — 1991 MCKINNEY
® ZONED OTHER THAN PD --
®p ZONED PD (PD NUMBER) �
0 UNDEVELOPED LAND OUTSIDE THE CITY
r�
® BOUNDARY AGREEMENT AREA I ryy
FRISCO
s
5
PLANOfr �� `4 r Ju M
-D�
4
� s
1p JE f � ��-= � {�) Irr Y
y �r t
o azeo
SCALE 1' = 5280'
FAIRVIEW
B�4
u
PLANO
CRy of Alen
Comprehensive Plan
PLATE 2
--yam- � •° `�
PARKER
HUNTER ASSOCIATES. INC.
I
Q+CMEQtS/pL4NUtS/SWWYaRS
.a.. X"
Land Use Fiscal Impact Analysis
Theory/ Methodology
Research has been completed in developing methods of assessing the direct costs of new
development. Chief among these is the "proportional valuations method." The purpose of this analysis
is to define for Allen the relative revenues and costs for the principal types of land use in the city. Using
this, the city can make decisions as to the balance between different land uses for the future city. In this
analysis, current development—its revenues and the costs of providing services, was assumed to be a
reasonable measure of the relative balance of revenues and costs for the future. Changes in the revenue
structure or changes in services provided will surely occur and these will alter the future balance.
Therefore, over the long run, the city should develop a process for measuring fiscal impact and utilize
it in reviewing new developments. For the broad general purposes of the Comprehensive Plan, an
analysis of current conditions should suffice.
Where divisions of operating costs or revenues are not normally available in the accounting of
the city, the assumption is that the proportion of assessed valuation carried by that particular land use type
is representative of the proportion of operational costs assigned to that land use. For Allen, only
operating costs were considered. The developer pays for most capital costs of new development and
although there are ongoing shares of development that the city must pay for, these are considered above
and beyond the scope of this analysis.
In the final sections those limitations inherent to this analysis are described.
City of Allen/Allen Independent School District
The city of Allen and the Allen Independent School District are the two principal jurisdictions
providing services to city residents and property owners. While parts of other school districts are located
within the city of Allen, the Allen Independent School District was the only district used in this analysis.
The following summarizes the findings of both units of government.
Land Use
Revenue Generation Per Dollar
of Operating Expenditures
City of Allen
AISD
Single Family Residential
.70:1
.50:1
Multi -Family Residential
.78:1
.20:1
Commercial
1.79:1
-
Industrial
.72:1
-
TOTAL
.91:1
.59:1
Clearly, commercial uses and to a lesser extent industrial uses provide the greatest revenues per dollar
of services that existed in 1990. This is due to the sales tax and to the fact that these uses do not produce
students. Neither single family nor multifamily residential currently pays for itself with either entity.
Although industrial uses did not pay for themselves with the City of Allen in 1990, they do provide
employment and generate a surplus with the school district because they do not require school services.
2.15
The vacant lands of all uses do not require services but the income they generate helps subsidize the
deficits created by the other uses. These ratios could frequently change as the economy develops. Future
residential construction may reduce the marginal cost of services below the current average costs. The
residential real estate market could exceed that of some commercial, where historically it has been the
reverse. Also, vacant lands may be developed which would alter the distribution of costs and revenues.
Consequently, the ratios should not be used for future revenue and expenditure projections, but they do
indicate the current ability to pay.
City of Allen
Revenues and costs for the city of Allen were taken from data for the 1990-1991 fiscal year.
Total taxable valuation for that fiscal year was approximately 888,482,359 (See Table 13). Of that
amount, residential development was approximately 50.0 percent, commercial and industrial 17.0 percent,
and the remainder was in other uses which included vacant lots or tracts, tangible personal property such
as art work and furniture, and agricultural improvements. To estimate the relative proportion of taxable
property requiring services, vacant lots and tracts, agricultural improvements and tangible personal
property were deleted because the services they require were considered too small to have a significant
impact upon the operating budget. Therefore, taxable value of uses requiring services approached
approximately 611.7 million, of which 72.0% was in residential uses.
Total revenues for the city in 1990-91 were estimated to be 5.5 million dollars. The major user
sources of taxes were found to be the general property taxes, the sales tax, and the franchise tax. These
were then used as the basis for revenue generation for the city. Intergovernmental grants were not
included due to their annual variability. Permits, traffic fines, and other fees were also not included
because they cover user costs, and they were removed from both revenues and operating expenditures.
The breakdown can be seen by percentage in Table 14.
Operational costs (excluding capital bond, water and sewer, and user fee costs) for the city were
calculated to be approximately 6.0 million dollars and allocated to each of the land uses based upon
valuation (See Table 15). Total costs exceed revenues. This is because of the revenues generated by uses
not requiring services (such as vacant lots or tracts), and revenues generated from revenue, such as
interest on investments. The sales tax and ad valorem tax generated by commercial uses, together with
ad valorem tax on vacant lands, create sufficient revenue to offset the deficits created by the other uses.
2.16
TABLE 13
TAXABLE VALUE - FY 1990-91
City of Allen, Texas
Taxable Value
($000,000)
Percent
Taxable Value
W/O Other'
($000,000)
Percent
Single -Family Res-
idential
440.7
50%
440.7
72%
Multi -Family
Residential
20.4
02%
20.4
03%
Vacant Tracts, Agri-
culture
276.8
31%
Commercial'
112.9
13%
112.9
19%
Industrial'
37.6
04%
37.6
06%
Personal Property
.07
0%
888.47
0%
611.60
100%
'Agriculture, Vacant Tracts, & Personal Property, categories C, D, & E from CAD.
'Includes commercial, office, utilities, and a pro rata portion of business tangible property ($38,200,000).
Prorated based upon P. 10 Central Appraisal District (CAD).
'Includes a pro rata portion of business tangible property ($14,600,000).
2.17
TABLE 14'
REVENUES - FY 1990-91 (Estimate $000)
City of Allen, Texas
FY 1990-91 (Estimate)
Ad Valorem
Tax'
Franchise
Tax
Sales
Tax
Total
Percent
Residential
SF
MF
3,034
140
($000)
Rev/Costs
3,034
140
55%
3%
Commercial
777
405
854
2,036
37%
Industrial
259
180
.78:1
259
5%
TOTAL
4,210
405
854
5,469
100%
TABLE 15
COMPARISON OF REVENUES AND OPERATING COSTS
FY 1990-91 (Estimate)
City of Allen, Texas
Revenues
Cost
Ratio
($000)
($000)
Rev/Costs
Residential
SF
3,034
4,320
.70:1
MF
140
180
.78:1
Commercial
2,036
1,140
1.79:1
Industrial
259
360
.72:1
TOTAL
5,469
6,000
.91:1
Allen Independent School District
Taxable value within the school district for the 1990-1991 fiscal year totaled approximately
$1,023,741,311 (See Table 16). Of that, $612,500 was within the categories labeled as requiring service,
with approximately 76 percent in residential, 18% in commercial, and 6% in industrial.
Based upon 1.54 cents per hundred tax levy for operations, these land uses produced a revenue
of $9,150,000 to the school district in ad valorem taxes. A large revenue source to the school district
is, of course, the state contribution which is based on a complex formula applied to the school district
each year. This amount was deleted from the study. The operating budget for the school year 1990-1991
'Does not include grants, fines, and other fees.
'Tax Rate of .6882
2.18
was 16.9 million dollars. When those items addressing fees, grants for specific purposes, and programs
were removed, the overall budget was approximately 16 million dollars. A comparison of the revenues
and operating costs generated for the school district is shown in Table 17. Commercial and industrial
uses which generate no students provide 24% of the revenue. The remainder is provided by residential
development. Yet, because a large share of the operating budget is from the state, the amount contributed
from each household relative to dollar of operating cost is marginal.
TABLE 16
TAXABLE VALUE - FY 1990-91
Allen Independent School District
Taxable Value
Taxable Value
W/O Other'
($000,000)
Percent
($000,000)
Percent
Single -Family Res-
445.0
43.4
445.0
73.0
idential
%
%
Multi -Family
20.4
2.0
20.4
3.0
Residential
%
%
Vacant Tracts, Agri-
411.2
40.2
0.0
culture
%
%
Commercial'
108.7
10.6
108.7
18.0
Industrial'
38.4
3.8
38.4
6.0
Personal Property
.09
0.0
1,023.79
100%
612.50
100%
'Agriculture, Vacant Tracts, & Personal Property, categories C, D, & E from CAD.
'Includes commercial, office, utilities, and a pro rata portion of business tangible property ($37,800,000).
Prorated based upon P. 10 CAD.
'Includes a pro rata portion of business tangible property ($15,400,000).
2.19
TABLE 17
COMPARISON OF REVENUES AND OPERATING COSTS
FY 1990-91 (Estimate)
Allen Independent School District
Revenues
Cost'
Ratio
($000)
($000)
Rev/Costs
Residential
SF
6,853
14,630
.5:1
MF
314
1,370
.2:1
Commercial
1,674
0
-
Industrial
591
0
-
TOTAL
1 9,432
16,000
.59:1
Limitations
A number of limitations need to be mentioned regarding the preceding analysis and its application
to day-to-day development in the City of Allen. These are:
1. Both industrial and multi -family uses represent a small proportion of total uses and assignment
of operational costs based on assessed value is difficult in each case.
2. The individual industrial projects which are a part of the overall land uses are quite large
(Intecom and DLM) and the cost of services required for each may not be typical.
3. Incremental costs of expanding a community service (such as the need for a ladder company for
the fire department to serve higher and more expensive development) have not been considered.
When applied to future individual projects, incremental costs will need to be considered.
4. Capital costs were not included. They also should be included in individual project analysis.
5. The city and school district boundaries are not coterminous. However, because of the large
portion of the total area of each which is in both jurisdictions and the similarity in number of
housing units in each, they were combined without adjustment for the analysis.
Despite these limitations, the analysis clearly shows the relationship between each of the land use
types and their ability to "pay for themselves."
'Budget of $16,000,000 was allocated to 6300 single-family dwelling units, and 590 multi -family dwelling
units that existed in February, 1991.
2.20
LAND USE
The Land Use Plan is one of the most significant elements of the Comprehensive Plan. It
presents an arrangement for future development which should remain valid far beyond the traditional 20 -
year time period. For a suburban community such as Allen where the present rate of growth is rapid,
it is advisable to plan for the full development of the city, with short range growth areas predicated by
provision of facilities and services.
Review of Baseline Data
The major goal for future land use development is to provide for the development of Allen as a
high-quality residential community. Land use policies of the city have been based upon that overriding
goal, as can be seen by the existing and committed pattern of development to date. This pattern
emphasizes a neighborhood residential pattern, predominantly single-family, with clusters of high and
medium density residential at commercial centers or along major streets. Creeks and their floodplains
flow from north to south and provide a linear pattern through the city. Industrial uses are located along
the major highways, as are the strip commercial areas.
The planned developments along the U.S. 75 corridor are for intense commercial or light
industrial, with office development buffering residential areas from the commercial and light industrial
areas. Local retail and services are located at intersections of major streets at approximately one -mile
intervals, although some strip commercial is located along S.H. 5 and F.M. 2170. These existing and
committed land uses represent over two thirds of the land areas of Allen and have already established
the basic land use pattern for the future city.
Since Allen is surrounded by three major cities and three other communities, the plan for Allen
should be compatible with adjacent land uses and major street extensions of these other cities, where such
is possible.
Goals and Policies
Goals and policies for Allen were originally prepared by each subcommittee, consolidated by the
Oversight Committee, and updated by city staff. A number of sources were used by the committees
including research findings, personal observations and findings, and the results of the community survey.
1.000 General Goal: Provide for the development of Allen as a high quality residential
community.
1.010 Specific Goal: Provide for high quality residential neighborhoods.
1.011 P/IS: Develop guidelines for densities and land uses to assure high quality neighborhoods.
1.020 Specific Goal: Develop a well balanced community.
1.021 P/IS: Plan for a diversity of ages and income levels in the city.
1.022 PAS: Emphasize desire for larger lot/house size.
3.1
1.030 Specific Goal: Provide adequate retail and commercial services for the shopping needs
of Allen.
1.031 P/IS: Determine measures of demand and design land use plan to meet those needs.
1.040 Specific Goal: Provide a strong tax base capable of supporting the high quality
residential community desired.
1.041 PAS: Provide sufficient offices, commercial and light industrial for local jobs and tax base.
1.042 PAS: Develop a public land use plan.
1.043 PAS: Plan for multiple industrial parks.
1.050 Specific Goal: Provide open space throughout Allen, preserving the natural resources.
1.051 PAS: Develop floodplain as open space, if feasible.
1.052 P/IS: Preserve major wood lots and trees in all developments (See Environment).
1.060 Specific Goal: Establish land use pattern.
1.061 P/IS: Update comprehensive plan for land use.
1.062 P/IS: Evaluate land use compatibility with neighboring cities.
1.063 P/IS: Coordinate land use development with extension of utilities and public services.
1.064 P/IS: Establish and administer density levels for future residential development and intensity
levels for future nonresidential development.
1.070 Specific Goal: Redevelop the Central Business District.
1.071 PAS: Encourage retail and commercial services and office development in the CBD.
3.2
Land Use Plan
Development StrateQv
The development strategy for Allen is focused on eight key areas (See Plate 1).
1. Preservation of the floodplains as open space, recreation corridors, or natural habitats.
2. Reducing U.S. 75 as a development barrier by properly integrating automobile, bike, and
pedestrian routes across U.S. 75 and by maintaining a high- quality atmosphere that is compatible
to surrounding uses.
3. Development of a high-quality office, commercial, and light industrial environment along S.H.
121.
4. Taking advantage of the key location of city property at McDermott Drive and U.S. 75 to create
a major image node for the city.
5. Redevelopment of the CBD and north side of F.M. 2170 (LIM Area) to complement key areas
above.
6. Provision of high-quality residential neighborhoods throughout the city.
7. Concentrate local retail commercial in nodes, rather than in strip commercial areas.
Designate given areas of the city for high-quality light industry, in particular those which are
identified as being between U.S. 75 and S.H. 5 and south of the proposed city center, along S.H.
121 between Custer Rd. and U.S. 75, along Stacy between U.S. 75 and S.H. 5, and west of U.S.
75 north of Stacy.
Concept of the Plan
The Land Use Plan provides for the complete development of Allen, a process that may take 20
to 50 years. The following are the long-range strategies for the plan (The Land Use and Major
Thoroughfare Plan map is located at the back of this report).
1. The city should continue construction of a major "city center" on the southeast quadrant
of the intersection of U.S. 75 and F.M. 2170, which provides an identity for Allen and
a center for major city activities. The development should fall within the category of
high intensity mixed use, and should consist of a unique architectural character. Uses
might include high rise offices, first level retail, a hotel, entertainment, city offices and
city civic center facilities. The city should limit its participation to development of its
29.8 acres and should manage development on the other parcels to provide an overall
high- quality and compatible development. High priority should be given to site planning
the area and establishing permanent zoning.
3.3
2. Redevelopment of the downtown, as presently envisioned in the CBD district, should be
accomplished as a low intensity mixed use center. The realignment and landscaping of
F.M. 2170 should provide incentives for new development along it. Offices, retail,
public uses, restaurants and other services—all in an attractive, pedestrian, and cyclist
environment—should be the redevelopment goal.
3. Existing development in the northeast quadrant of U.S. 75 and F.M. 2170 presently
consists of small lots with single-family, multi -family and some offices. Future
development of this tract will be hindered by multiple ownerships, high utility
replacement costs and high land costs. This area should be planned for moderate
intensity mixed use, consisting of offices, some retail at key locations and multifamily
on a block/half block scale. Some incentives such as tax increment financing or
unilateral platting may be required to bring about the quality and scale of development
appropriate at this location.
4. The U.S. 75 corridor should be developed for high intensity offices, retail and services.
Tall buildings should be clustered at the major node points, with intense but not tall
development in the intervening section. Residential areas should be separated from the
corridor, with low intensity office uses. Unique architectural renderings and landscaped
setbacks should parallel this highway.
S.H. 121 is planned for future development as a freeway facility, and will have
convenient access both to the Dallas/Ft. Worth Ailrport and the expanded McKinney
Airport. The S.H. 121 corridor from the west city limits to U.S. 75 should be devel-
oped as quality, high and low-rise offices and/or selected high-quality light industrial in
a low intensity campus -type environment, and retail and services. Locations adjacent to
interchanges should be developed as commercial. Residential areas south of Ridgeview
should be separated from the more intense uses on the north end of the corridor with low
intensity office uses. This area is identified as SD -1 on the land use plan. Performance
indicators should be considered for this district. Unique architectural renderings with
landscaped setbacks should parallel this highway.
6. Community level retail, offices and services should be located at three key loca-
tions—Alma Drive and F.M. 2170, S.H. 5 and F.M. 2170 and Rowlett and Watters
Roads. Local retail and services should be clustered at intersections of most major
streets. These would provide services to the residential neighborhoods. Strip
commercial should be discouraged, particularly on S.H. 5 and F.M. 2170, as should
commercial uses at intersections of minor arterial or collector streets.
7. The area identified as SD -2 is an unusual area. It is located between the two high
intensity corridors and is a difficult configuration because of the converging streets. The
existing zoning suggests that the more intense and dense uses are intended for the eastern
and northern portion of this district, with a gradual decrease in intensity and density as
the district approaches the residential areas. A number of possible future uses should be
considered including institutional uses such as a hospital, educational, or public institu-
tion. With the proper development plan, multifamily and garden offices could be
permitted as well. Performance indicators should be considered for this district.
3.4
Floodplains and large wooded areas should be preserved as open space, public recreation,
or natural habitats.
9. Light industrial/areas should be considered for a number of locations:
• The first should be the present industrial area south of the city complex, between
S.H. 5 and U.S. 75, including DLM and Intecom.
• The second should be in the triangle formed between Ridgeview Drive, Watters
Road, and Stacy Road, where good vehicular access and visibility would be
available. This area is known as SD -2. Performance indicators should be
considered for this district.
• The third area would include frontage along U.S. 75 between Exchange Parkway
and Ridgeview Drive. Industrial areas fronting on U.S. 75 and S.H. 121 would
be highly visible with quality, campus -type development.
• The fourth area includes most of Neighborhood District 13 between U.S. 75 and
S.H. 5, and south of Stacy Road. This area would complement the uses and
support services that are anticipated for the expanded McKinney airport. This
site would have direct access to U.S. 75, the McKinney airport, and the railroad.
Also, it would be adjacent to the proposed Princeton/McKinney bypass. This
area is identified as SD -3, and is considered to be a less intense industrial district
with a more restricted height and FAR than the other industrial districts.
Performance indicators should be considered for SD -3.
10. The residential area along the northeastern edge of Allen is presently very low density
residential. These areas should be continued.
11. Most of the remainder of the residential areas should be developed in a traditional
neighborhood arrangement. Each should have a mix of housing densities, with the higher
densities located along major thoroughfares or in close proximity to commercial centers.
These are shown as NR.
12. The city should explore the possibilities of taking advantage of the unique commercial
and industrial opportunities that are offered by the railroad that traverses Allen. Research
and studies should be completed that determine the potential for maximizing the railroad's
influence upon the economic and industrial base. Future land uses along the railroad
should be consistent with the nonresidential character of the railroad.
13. A number of ponds and small lakes are currently in place in the ETJ of Allen (e.g.,
McDermott Ranch and along Rowlett Creek in northwest Allen). Future planning and
zoning should consider these sites so that they are incorporated into the park system or
maintained as part of a private development.
3.5
14. The city should consider developing a portion of either Cottonwood Creek or Watters
Creek that travels through commercial areas into creekwalks that are similar to the San
Antonio Riverwalk.
3.6
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Land Use Categories
1. Very Low Density Residential (VLDR)
This land use category is intended for development of estate residences and neighbor-
hoods on large lots of one acre or more.
2. Low Density Residential (LDR)
This land use category provides for development of neighborhoods with traditional single-
family homes having densities of two to five units per acre.
3. Medium Density Residential (MDR)
This land use category is intended for development of nontraditional single-family
residences including duplexes, townhomes, cluster homes, patio homes and garden homes
with densities ranging from six to eleven units per acre.
4. High Density Residential (HDR)
This land use category in intended for development of apartment/condominium residences
with densities ranging from 12 to 24 units per acre.
5. Neighborhood Residential (NR)
This land use category is intended for development of mixed density residential
neighborhoods. It provides for flexibility of specific locations and uses within the
neighborhood provided that design principles and development policies of the city are
maintained and provided uses fall within the maximum_ levels of the control totals and are
acceptable density levels to the city.
6. Corridor Commercial (CC)
This land use category provides for high intensity retail, offices and light industrial uses
in selected locations along the U.S. 75 highway corridor. Additional characteristics of
the category and possible uses are shown on Table 18. Adjacent residential neighbor-
hoods should be carefully buffered from uses in this district.
7. Retail, Offices and Services Commercial (C)
This land use category provides for local retail, offices and services to residential
neighborhoods of the city. These can be located in neighborhood or convenience
shopping centers or be developed as separate uses. Because of their close relationship
to the residential neighborhoods they serve, good design, compatibility, and interre-
lationship to the neighborhoods is important.
8. Offices O
This land use category provides for concentrations of major offices, some with light
industrial uses as part of the overall use. Supplemental retail in the buildings or in
limited amounts to serve the complex should be encouraged.
9. Garden Offices (GO)
This land use category is designed for low-rise, garden type offices in a high quality
environment. These areas will often serve a transitional function of buffering the more
intense corridor commercial or
office areas from adjacent residential areas.
10. Light Industry (LI)
This land use category provides for a high quality light industrial uses having no outside
storage and in a quality environment.
11. Low Intensity Mixed Use (LIM)
This land use category provides for a mixed use area of offices, retail, services, medium
to high density residences and public buildings. Low rise in character, the area should
be oriented to the pedestrian, where possible, and provide an atmosphere and character
conducive to attracting customers and residents to the area.
12. High Intensity Mixed Use (HIM)
The HIM category provides for a wide range of intense land uses—offices, entertainment,
hotels, retail and high density residences—into a mixed use complex.
13. Public and Semi -Public (P)
This land use category includes public and private parks, public uses such as schools and
city buildings, and other uses such as churches.
14. Special Development Areas (SD)
These special development areas are areas for which the city has identified a specific
type, character and use of land. Three areas have been designated, each different and
with varying land use purposes. (See previous section for a description of each). Others
could be added at the discretion of the city.
3.9
TABLE 18
MATRIX OF COMMERCIAL/INDUSTRIAL
LAND
USE CATEGORIES
City of Allen, Texas
Low/
Light
High
Moderate
Retail
Industry &
Intensity Mixed
Intensity
Corridor
Garden
Office &
Industrial
Use
Mixed Use
Commercial
Office
Office
Services
Technology
Major Uses
Retail and Services
Offices
Retail and
Offices
Offices
Local retail
Office/
Offices
Retail &
Services
Supplemental
& services
Industry
Entertainment
Services
Shopping
Retail
Offices
with no
City Complex
Medium to
Centers
Restaurants
Shopping
outside
Civic Center
High Density
Lodging
Some light
Center
storage and
Lodging
Residential
(Hotels)
industry
Convenience
campus environ -
(Hotels)
Public
Offices
ment
Condominiums &
Buildings
Entertainment
apartments
Some heavy
(high density)
commercial
Some light
commercial
Height
1-20 stories
1-3 stories
1-15 stories
1-15 stories
1-3 stories
1-2 stories
1-3 stories
Employment
High
Moderate
High
High
Moderate
High
Mod/High
w
o Traffic
Low/
Very
Moderate/
Generation
High
Moderate
High
High
Moderate
High
High
Service,
Low/
Trucks
Moderate
Moderate
Moderate
Moderate
Moderate
Low -High
Compatibility
to Residential
Uses
Low
High
Very Low
Low to Moderate
High
Moderate
Moderate
Typical Floor
Area Ratio
(FAR)
1:1
.75:1
1:1
.7:1
.3:1
.25:1
.5:1
Principal
Along major
Intersections of
Industrial
Location
N/A
N/A
Corridor
Corridor
thoroughfares
major arterials
Park
Details of the Plan
The plan follows existing and committed development as currently zoned. This accounts for
approximately two-thirds of the land area of the future city. The remaining one-third of the city is
presently uncommitted and the plan provides general direction for development of these areas. It should
be recognized that many of the planned developments and other standard districts were approved under
different market conditions, and there will probably be requests to downzone as well as upzone property.
Consequently, the city should develop criteria in which to consider upzoning, downzoning, or changing
the land use configurations in order to minimize the loss of the residential development to other
communities but also to minimize the loss of the important commercial tax base.
Residential Development. Residential development in Allen should continue to be predicated upon on
the neighborhood concept. In this concept, a residential neighborhood is assumed to be bounded by
major arterial streets, and may consist of a number of properties or subdivisions. Development should
occur as follows: retail, commercial, or office at the intersections of the major streets, based upon
economic need to serve the neighborhood, and multifamily units, retirement housing or housing for the
elderly in close proximity to the commercial area where services and facilities are conveniently available.
School/park facilities should be centrally located to the neighborhood, with residential uses designed
around the facilities. Elementary schools should not be located adjacent to major thoroughfares. Both
medium and high density uses should be carefully located in groupings along the major thoroughfare and
adjacent to commercial or office uses. For each neighborhood, public and semipublic uses such as
churches could locate along the major thoroughfares.
Market Demand and Timing of New Development. Studies prepared for the city of Plano conclude that
market demand for commercial/industrial land over the next 20 years will be far less than is presently
zoned or planned in Plano, Allen, Frisco, McKinney, and other U.S. 75-Tollway Corridor cities.
Competition for new development will be high and absorption could be slow. The timing of new
development will be important to the city's ability to provide .facilities and services. Allen should
consider some method of managing the rate of new development to minimize adverse cost and impact to
the city.
3.11
NEIGHBORHOOD PLANNING AREAS
---- BOUNDARY
1D NUMBER
CKy of AHen
Comprehensive Plan
PLATE 4
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F; E1;EUS/ LMNEPS/SURVEYORS
Using the plan
The land use plan is not intended as an inflexible guide for the city. For good development to
occur, some flexibility must be built into it. The question arises then, how should the plan be used and
what adjustments can be made short of amending it?
The plan is designed to be used at the neighborhood level. Land use, dwelling units, employment
and population which will serve as the basic units for sizing of streets, sewers, water facilities and other
community facilities are calculated for the neighborhood unit. If these facilities are to be
adequately/efficiently sized, the control totals should not be exceeded. These should be considered
maximums for which the city may choose to approve less than the control totals. Neighborhood planning
units in Allen are shown on Plate 4. Development should be reviewed based upon design standards for
neighborhoods and control totals given on Tables 19 and 20.
The neighborhood will normally consist of several subdivisions or planned developments. They
should not exceed the control totals, but development may be so designed internally that it will be the best
land use pattern and the highest quality development. Clustering of residential development to preserve
woodlots would be a good application of this concept.
Since the control totals do not include all land for parks or for public uses, the area used or
reserved for new public uses should be subtracted from the neighborhood area and the control totals
adjusted each time an application is considered.
Similarly, the location of commercial /office development should be appropriate to the major
arterial streets, but the design permits many variations which will enhance the quality of the development.
Most important to the success of this system will be the maintenance and administration of zoning
and development statistics for each neighborhood district. Since the control totals are so important,
reverification of the acreage of neighborhoods should be undertaken at an early date.
There is an interrelationship between designated categories on the land use plan and districts of
the zoning ordinance. The interrelationship is not exact and permits considerable choice, depending upon
the specific type of development the city wishes within the category (See Table 21). The majority of new
areas will probably be Planned Districts (PD's) when zoning is finally accomplished.
3.13
TABLE 19
SUMMARY OF LAND USE ALLOCATIONS
City of Allen, Texas
Residential
Neighbor-
hood
LDR/
COMMER-
INDUS-
TOTAL
Units
VLDR
MDR
HDR
TOTAL
CIAL
OFFICE
TRIAL
PSP
ACRES
1
-
20
-
20
40
302
-
90
452
2
-
-
-
-
80
95
-
35
210
3
-
-
-
-
104
90
-
-
194
4
-
-
-
-
74
100
-
35
209
5
-
-
-
-
157
67
47
6
277
6
1,151
51
20
1,222
20
-
-
170
1,412
7
484
46
52
582
37
21
-
15
655
8
70
30
20
120
-
-
-
-
120
9
551
7
40
598
41
36
-
82
757
10
0
0
55
55
38
150
172
41
456
11
-
-
-
-
22
-
285
71
378
12
-
69
72
141
174
-
89
74
478
13
0
16
15
31
62
88
398
33
612
14
402
23
28
453
37
2
-
18
510
15
906
5
-
911
14
14
-
2
941
16
210
158
61
429
70
108
-
21
628
17
-
-
-
-
155
47
25
3
230
18
443
-
-
443
72
2
-
62
579
19
722
45
27
794
44
16
-
14
868
20
684
54
15
753
40
-
-
142
935
21
111
-
12
123
30
-
-
-
153
22
209
49
15
273
23
46
-
48
390
23
-
-
-
-
90
-
-
5
95
24
129
-
15
144
21
80
156
6
407
25
421
109
51
581
56
14
14
100
765
26
718
50
25
793
32
-
-
71
896
27
264
32
-
296
35
15
-
208
554
28
-
-
-
-
-
-
369
16
385
29
718
98
52
868
108
-
-
76
1,052
30
313
12
13
338
20
-
-
-
358
31
359
41
59
459
54
62
-
35
610
TOTAL
8,865
915
647
10,427
1,750
1,355
1,555
1,479
16,566
Note: 1. All measurements are in gross acres.
2. Does not include public and semi-public uses, such as churches, schools, other institutions, golf
courses or athletic complexes.
3.14
TABLE 20
SUMMARY OF DWELLING UNITS, POPULATION & EMPLOYMENT
City of Allen, Texas
Residential
Neighbor-
hood
TOTAL
LDR/
POPULA-
EMPLOY -
Units
ACRES
VLDR
MDR
HDR
TOTAL
TION
MENT
1
432
-
128
-
128
320
6,840
2
210
-
-
-
-
-
3,500
3
194
-
-
-
-
-
3,880
4
209
-
-
-
-
-
3,480
5
277
-
-
-
-
-
5,420
6
1,432
3,683
326
360
4,369
13,132
200
7
655
1,455
250
936
2,641
7,475
580
8
120
224
192
360
776
2,074
-
9
757
1,763
45
720
2,528
7,378
770
10
467
0
0
990
990
2,475
2,352
11
378
-
-
-
-
-
6,140
12
478
-
442
1,296
1,738
4,345
5,260
13
612
0
141
270
411
1,028
10,960
14
510
1,282
142
504
1,928
5,589
390
15
941
1,982
25
-
2,007
6,225
280
16
628
971
850
1,098
2,919
7,880
1,780
17
230
-
-
-
-
-
4,540
18
579
1,417
-
-
1,417
4,392
740
19
868
2,162
308
486
2,956
8,687
600
20
935
2,188
346
270
2,804
8,493
400
21
153
395
-
216
611
1,765
300
22
390
702
344
270
1,316
3,711
690
23
95
-
-
-
-
-
1,800
24
407
413
-
270
683
1,955
2,570
25
765
1,347
698
674
2,719
7,605
840
26
896
2,298
360
450
3,108
9,149
320
27
554
845
205
-
1,050
3,133
500
28
385
-
-
-
-
-
7,380
29
1,052
1,853
604
936
4,393
12,694
1,080
30
294
1,001
77
252
1,281
3,926
200
31
610
1,149
262
998
2,409
6,713
1,740
TOTAL
16,989
29,859
6,098
8,820T
44,777 1
130,144
75,532
Note: Population estimated at 2.5 persons per dwelling unit for MDR and HDR; 3.1 persons per dwelling unit
for LDR and VLDR.
3.15
Scaling the plan
In order to test the land allocation for the plan, acres per 100 persons were calculated for existing
development in 1991 and buildout (See Table 22). As the area develops, it will be more urban. This
is reflected in total density and the allocation of total land area (12.74 acres per 100 persons). The table ,
shows a reasonable balance of land uses, particularly residential uses. Commercial acreage is high
because of the significant amount of property that is adjacent to S.H. 121 and U.S. 75. The numbers
in Tables 21 and 22 are not intended to be applied as quotas to individual developments. Overall, from
a land use standpoint, the plan provides a reasonable allocation of the various land use categories to
permit balanced development.
Fiscal Impact
Fiscal characteristics of the future plan based upon existing relationships and forecast trends in
revenues and costs were prepared. Results showed the plan able to generate the revenues needed to
provide essential services for the future community (See Table 23).
3.16
TABLE 21
RELATIONSHIP OF ZONING DISTRICTS
TO LAND USE PLAN CATEGORIES
City of Allen, Texas
Land Use Plan Category
Zoning District or Districts
VLDR
A -O
LDR
R-2 (18,000 sq. ft. lot)
(2000 sq. ft. house)
R-3 (12,000 sq. ft. lot)
(1800 sq. ft. house)
R-4 (9,000 sq. ft. lot)
(1400 sq. ft. house)
R-5 (7,500 sq. ft. lot)
(1200 sq. ft. house)
MDR
2 -Family 9.6 DU/A
Townhouse 10.8 DU/A
HDR
Multifamily -1 12.1 DU/A
Multifamily -2 24.0 DU/A
Multifamily -3 18.0 DU/A
NR
PD
C
Local Retail
Shopping Center
General Business
GO
Office
LI
Light Industrial
Industrial Technology
LIM and HIM
PD
CC
PD
Corridor Commercial
SD -1, SD -2, SD -3
PD
O
PD(0)
3.17
TABLE 22
LAND USE ALLOCATION
City of Allen, Texas
1991'
Build -Out'
-9.2
Acres
Acres/100
Acres
Acres/100
Residential
LDR/VLDR
MDR
HDR
1,878
9.63
8,133
6.25
Commercial
140
0.72
3,105
2.39
Industrial/
Railroad
128
0.66
1,555
1.20
Public/Semi Public
and Parks
302
1.55
1,479
1.14
Streets and Alleys
606
3.11
2,294
1.76
TOTAL
3,054
15.67
16,566
::1:2:74
Source: City of Allen, Department of Community Development, June 30, 1991
TABLE 23
ESTIMATED FISCAL IMPACT OF COMPREHENSIVE
PLAN AT BUILD OUT
City of Allen, Texas
Estimated Annual
Revenues Less Cost
$000,000 -
Residential
-9.2
Commercial
+7.6
Industrial
+2.0
TOTAL
+0.4
Source: City of Allen, Department of Community Development, May 31, 1991
' 19,500 Persons
' 130,100 Persons
3.18
TRANSPORTATION
The transportation analysis and plan focuses principally on the thoroughfare system, but
alternative modes of transportation such as bicycle and pedestrian improvements are also addressed. The
thoroughfare network, when properly linked with the regional and county system, will effectively and
efficiently carry the anticipated traffic.
Goals and Policies
The major transportation themes were developed by the 1985 Comprehensive Plan and updated
by the 1990 Survey. The specific goals of the plan relate to details of the planning effort regarding
development of a safe and effective thoroughfare system. The respondents in the 1990 survey indicated
that the transportation system is an area that needs attention. Additional capacity for the major highways
S.H. 5, U.S. 75, and F.M. 2170 were some of the reasons given in the written comments. Although the
respondents clearly indicated that they are not interested in joining DART at this time, this sentiment
should not preclude long range plans for light rail or mass transportation.
2.000 General Goal: Develop an efficient and safe transportation system.
2.010 Specific Goal: Develop a thoroughfare system with sufficient capacity and including provision
for mass transit and light rail (DART).
2.011 P/IS: Base thoroughfare planning on Level of Service C.
2.012 P/IS: Design collector streets for Level of Service C on thoroughfares.
2.013 P/IS: Maintain parallel thoroughfares for land use corridors on U.S. 75-S.H. 121.
2.014 P/IS: Work with the responsible government agency(s) to improve signalization and
maintenance of F.M. 2170 and S.H. 5, as well as all major thoroughfares.
2.015 P/IS: Plan for grade separation at railroad crossing.
2.020 Specific Goal: Emphasize safety on the major thoroughfares.
2.021 PAS: Coordinate the major street system with existing and projected adjacent land use.
2.022 P/IS: School/park sites should be located on collector streets (not arterial streets).
2.023 PAS: Where schools are adjacent to existing collector streets, sidewalks and painted safety
zones shall be required.
2.024 PAS: All existing major intersections should be updated with painted safety zones and
sidewalks.
2.025 P/IS: Designate streets to limit truck traffic and movement of hazardous materials.
4.1
2.026 P/IS: Establish school safety policy that addresses crosswalk standards, signage, and the like.
2.030 Specific Goal: Seek mass transit and inclusion in the DART light rail system.
2.031 P/IS: Work with proper agencies to obtain services needed.
Thorouehfares
Current Plans and Plannin
The current transportation plan for the city was adopted in 1985. It is consistent with the Collin
County Thoroughfare Plan. Of primary importance for this analysis relative to the county plan are the
designation of Bethany Road eastward, a proposed north/south route on the east end of town, the
designation of Stacy Road as a subregional arterial, and Custer Road (F.M. 2478) as part of the primary
county system. The spacing of interchanges across S.H. 121 include the proposed Custer Road, Rowlett,
Stacy, and Watters. It is possible that one of the interchanges adjacent to U.S. 75 will be eliminated as
engineering for the reconstruction of S.H. 121 is completed. This would impact the final alignment of
Watters Road.
At the time of this writing, the state highway department is reconstructing U.S. 75 from Spring
Creek Parkway to Bethany Drive as a six -lane divided thoroughfare, and they have plans to continue this
reconstruction to S.H. 121 when the Spring Creek -Bethany segment is complete. Thus, the long-range
cross section being contemplated involves three lanes in each direction plus the frontage roads, which will
be one way in each direction.
Current planning is underway to reconstruct F.M. 2170 to Allen Heights. The engineering and
right-of-way map have been completed and construction is expected to begin in 1992. The state highway
department has indicated that work will begin on S.H. 5 in 1994. The reconstruction of S.H. 121 to a
six -lane divided highway with frontage roads through Allen is expected in the late 1990's. F.M. 2478,
which is the western city limits of Allen, will be widened in 1995.
Existing Thoroughfare System
The existing major street system in the City of Allen primarily consists of a two-lane network of
designated major streets. S.H. 121 and S.H. 5 are two-lane state highways serving the area. U.S. 75
currently is a four -lane, divided freeway with frontage roads on each side. The frontage roads are two
lanes each with two -way operation from McDermott to S.H. 121 and are one way from Rowlett Creek
to McDermott. They are discontinuous in some sections where the facilities cross the creeks. Interchang-
es between the main line of U.S. 75 and the frontage roads are provided by a series of slip ramps at a
number of locations—notably near Bethany Road, McDermott/Main Street, Lynge Drive, Stacy Road and
Ridgeview.
F.M. 2170, between U.S. 75 and S.H. 5, was recently realigned to provide a more direct route,
but is a two-lane highway from S.H. 5 to F.M. 2551 and from S.H. 5 to F.M. 2478. S.H. 5 is currently
a two-lane highway throughout the city limits of Allen. F.M. 2478 and F.M. 2551 are two-lane
highways and represent the western and eastern city limits of Allen, respectively.
4.2
Traffic Model Overview
A traffic model for Allen was completed in 1984 as part of the 1985 Comprehensive Plan.
Recent technological advancements have offered cities the opportunity to upgrade their models, and
completion of a secondary thoroughfare plan that utilizes that technology would enhance the current
model. This study should be completed as soon as possible in order to obtain the necessary right-of-way.
The study area of the existing model was limited by S.H. 121 on the north, F.M. 2551 on the east,
Chaparral Road on the south, and F.M. 2478 on the west. Vehicles traveling inside this area were
classified into three different types of trips: (1) internal trips made by local residents, (2) through trips
which do not stop in the area, and (3) internal-external trips.
Table 24 provides data used for the selected land use option and includes the land use data, trip -
by -trip purpose, and the resulting peak -hour trips per dwelling unit.
TABLE 24
LAND USE/TRAFFIC PARAMETERS
City of Allen, Texas
ITEM
PLAN
Total Dwelling Units
46,090
Total Employment
67,572
Vehicle Trips
-Home Based Work
21,111
-Other Home Based
23,835
-Non-Home Based
12,698
-Total
57,644
Daily Trips per
Dwelling Unit
10.4
Of the three types of vehicular trips in the study area, forecasts of through trips are the most
difficult. Data developed by North Central Texas Council of Governments (NCTCOG) was utilized for
through trips, and this data is based upon regional models which have not been adequately compared to
the projected land use plan. Thus, through traffic, which would be primarily located on the major
thoroughfares may be higher than projected.
The traffic tests conducted were based upon peak -hour trips in order to make comparisons
between traffic demand and capacity for each street segment. Peak -hour trips are typically about 10
percent of the average daily traffic.
. The data indicates that the build -out level of traffic for each land use option results in
approximately 10 trips per dwelling unit during a typical day.
4.3
In a comprehensive plan study, the land use plan is developed on a full build -out concept, while
traffic data is more dependent upon a fixed point in time. Traffic estimates for the full build -out of the
study area thus incorporated the following limitations:
Traffic for areas other than Allen were based upon volumes expected in 20
years—say, by the year 2010.
2. The full build -out in Allen may not take place before 2010 (or later).
3. Trips per dwelling unit have historically increased over time, thus trip generation
rates applicable in 2010 may be too low for the full build -out in Allen.
Internal-external volumes (those with only one trip end in Allen) are highly dependent on what
happens outside the study area. However, the projections are developed on sound data assuming the land
use options developed for full build -out of Allen. The most significant findings in travel patterns for the
land use plan are:
A 7.5 -fold increase in Allen area dwelling units (46,090)
2. A 16 -fold increase in Allen area employment (67,572 _ 4288 COG).
3. A 123% percent increase in the employment to dwelling unit ratio (1.47 - .66). , �
The first two items are simple indications of the magnitude of overall traffic increase that should
be anticipated. The third factor illustrates that the desires of local residents to change Allen from a
"bedroom community" orientation to a community with a higher employment base is recognized in the
land use plan, and this will significantly affect the quantity and distribution of trips made in the Allen
area.
Allen Thoroughfare Plan
The recommended land use and thoroughfare plan retains the basic roadway system of the current
plan with some alterations on the west side, Allen Heights, Stacy Road, and a north/south movement near
the eastern edge of the city. The proposed Collin County Thoroughfare Plan contains provisions for a
direct north/south arterial that will connect Stacy to Chaparral Road. Also, Stacy Road is designated as
a subregional arterial. These linkages are necessary to support the expected traffic movement from U.S.
75 to the expanded McKinney airport and to Interstate 30 in Greenville, Tx. Stacy Road will also be an
integral part of a traffic system that will loop through Collin Co. A realignment of Allen Heights from
Bethany to Edelweiss may be needed to reduce the bridge requirements across Mustang Creek. The
amended Allen thoroughfare plan reflects these proposed alignments and designations.
Traffic modeling by the NCTCOG indicate that certain segments of roadway on the city's west
side should be eliminated as major thoroughfares or realigned; they include: Bethany Drive from Alma
to Rowlett, Alma Drive from Exchange to Ridgeview, Rowlett Circle, and Watters Drive from Stacy to
Ridgeview. The projected traffic counts suggest that the specified portions of Bethany, Rowlett Road and
Alma Drive should be reclassified as major thoroughfares. The realignment of Watters is necessary
because of the construction and environmental costs of the bridge across Cottonwood Creek. Some
4.4
north/south movement from Stacy to Ridgeview on both sides of the creek will probably be needed, but
one of the segments can be a commercial collector or minor arterial. The need for Raintree Circle to be
a major thoroughfare will be dependent upon the type of development that occurs in the area, and the
ultimate need for the loop system may be questionable if other development options occur. The current
loop system will be maintained on the thoroughfare plan until alternative development patterns are
identified.
Roadway type C4U and type C2U should include a modification to require different treatments
at intersections with major streets. The proposed modification is to provide a widened cross section at
crossings on these two types of collectors with major streets. Roadway type C4U should continue with
the four traffic lanes on a 70 -foot right-of-way but should be widened to incorporate left turns in a
median. Roadway type C2U should be modified to permit provision of this same cross section, which
basically involves changing the right-of-way width for a distance of about 500 feet on each side of a
major street to 70 feet instead of the current 60 feet. These modifications will provide a good long-term
capacity reserve as a sound and defensible planning principle for major streets in the area.
Table 26 illustrates an analysis of the cross-section needs for traffic on streets crossing U.S. 75.
This indicates for each of the major street facilities the resulting evening peak hour traffic. The minimum
lane call for the cross street is provided also. Of the six cross streets, only Allen Drive is a questionable
inclusion as a major street because of current plans to reorient traffic to Rowlett Road in this area.
Ridgeview Drive is shown to need at least four lanes for the U.S. crossing. Stacy Road, Rowlett
Road, and McDermott Drive can be satisfied with eight -lane cross sections based upon the traffic tests.
Bethany Drive will require a ten -lane cross section (including the turn lanes). This is due primarily to the
expected growth of commercial and industrial activity in this area. Council of Governments projections
indicate that Bethany Drive, between S.H. 5 and U.S. 75 is inadequate to meet future traffic demands,
and additional improvements, such as additional lanes and intersection expansion, will be needed.
McDermott Drive will need an eight -lane section for through traffic plus left turn movements at
U.S. 75. Traffic tests further suggest that a six -lane cross section is not adequate between Alma and the
U.S. 75 frontage road; consequently, this segment is shown on the thoroughfare plan as eight lane divided
at that location. The right-of-way and cross section should be widened between Alma and the east
frontage road along U.S. 75 to accommodate the eight through lanes plus turn lanes. A six -lane cross
section may then be adequate to the east of U.S. 75.
The traffic testing on Stacy Road indicated that an eight -lane cross section between Ridgeview
Dr. and Watters Road is needed, which is indicated as such on the thoroughfare plan. As stated
previously, Stacy Road has been designated as a subregional arterial, which will require flared
intersections and limited ingress and egress.
Based upon the goals, the level of service test for the cross -street requirements at U.S. 75 is
Level of Service C. Consideration was given to requirements for both through , traffic and turning
movements at each of the frontage roads involved. On the basis of this, a general guide of 550 to 600
vehicles per through lane was used for Level of Service C.
For example, the peak hour assignment at Rowlett Road indicates an eastbound volume of 1,452
vehicles. Based upon the level of service guideline, this requires six lanes of cross section—three
4.5
through -lanes in each direction. Additional lanes may be required for crossing U.S. 75 when final design
is undertaken—a left turn lane and/or right turn movement to access the frontage roads. Until actual
design is undertaken in a preliminary or final phase, the precise treatment of left turn/right turn lanes and
through traffic lanes can only be estimated in a general manner. Clover leaf designs at the highway
crossings should be considered whenever feasible.
Another critical item relative to developments along U.S. 75 relates to the provisions for eventual
needs on the frontage roads. The current two-way, two lane frontage roads were designed and
constructed for low volume traffic levels, which are no longer appropriate for the city of Allen. For both
safety and capacity reasons, at the earliest time these frontage roads should be redesigned for one-way
traffic, and necessary modifications to them should be made. Eventual traffic levels will, in many
locations, require three lanes on each side for one-way traffic flow. Thus, the city should proceed with
establishment of a policy and development guidelines to obtain the necessary rights -of way and
construction of on -way frontage roads on each side of U.S. 75 that would be designed for one-way
operation.
4.6
Cty of A en
Comphrehensive Plan
PLATE 5
MAJOR THOROUGHFARE PLAN
LEGEND
�•� EXISTING
PROPOSED
P -8-0-A
F- FFarocs
v-owm
u - uawEr
nor v Wane Lem
mwl
a - aw MOO
- rcr,v+r MMOL
r - aW0 Mnorr
e - aoutnai
IE
4000 2000 0 4000 8000
SCALE : 1" = 4000'
F-
rraxaa nrs
.-rwAr�
* Will Be Built to State Standards
** May Vary Depending Upon Cycle and Pedestrian Routes
P -Principal Arterial M -Minor Arterial D -Divided U -Undivided
TABLE 25
CITY OF ALLEN,
TEXAS
RECOMMENDED THOROUGHFARE DESIGN
STANDARDS
DESIGN ELEMENT
FUNCTIONAL CLASSIFICATION
IS.H.1211
P6DA
I P6D
I M6D
I M6U
M4D
M4U
C4D
C4U
C2U
-------
R3U
-------
R2U
-------�
--------------------------------
I -------
CROSS SECTION I
*
I -------
I I
I -------
I I
I -------
I I
I -------
I II
I -------
I I
I -------
I II
I -------
I I
-------
I -------
I II
-------
I
I II
-------
I
I II
-------
I
IV
-------
--------------------------------
(A)
-------
NUMBER OF TRAFFIC LANES
*
-------
6
-------
6
-------
6
-------
6
-------
4
-------
4
4
-------
4
-------
4
-------
3
-------
2
-------
--------------------------------
(B)
-------
LANE WIDTHS (FT)
*
-------
12
-------1-------
12
12
-------
12
-------
12
-------
12
11
11
10
10
12
---------------------------------------
**(C) RIGHT-OF-WAY WIDTH (FT) 1
*
----------------------------
1170-2001120-140110-1201 100
-------
180-100
-------
1 70-90
-------
1 70-90
-------
1 60-80
-------
1 60
-------
1 50
-------
1 40
--------------------------------
(D)
I -------
AVERAGE VEHICLE CAPACITY 1
I -------
13,850/
I -------
13,000/
I -------
13,000/
I -------
13,.000/
I -------
12,000/
I -------
12,000/
-------
11,900/
-------
11,900/
-------
11,000/
-------
1600/
I -------
1400/
(VEHICLE HOUR/VEHICLE DAY) 1
*
143,000
133,000
133,000
133,000
122,500
122,500
121,000
121,000
111,000
17,500
15,000
--------------------------------
(E)
-------
DESIGN SPEED (MPH)
*
-------
45
-------
45
-------
40
-------
40
-------
40
-------
40
-------
40
-------
40
-------
35
-------
30
-------
25
---------------------------------
-------
-------
-------
-------
-------
-------
-------
-------
-------
-------
-------
-------
00 (F)
MAXIMUM GRADE (o)
*
6-7
6-7
6-7
6-7
6-7
6-7
6-8
6-8
6-8
6-8
6-8
--------------------------------
(G)
-------
MAXIMUM HORIZONTAL CURVATURE1
-------
-------
-------
-------
-------
-------
-------
-------
-------
-------
-------
CENTERLINE RADIUS (FT) 1
*
1 800
573
573
573
573
573
573
573
450
302
146
-------
--------------------------------
(H)
-------
STOPPING SITE DISTANCE (FT)
*
-------
400
-------
400
-------
325
-------
325
-------
325
-------
325
-------
325
-------
-------
325
-------
-------
275
-------
-------
200
-------
150
-------
--------------------------------
(I)
-------
MINIMUM MEDIAN WIDTH (FT)
*
-------
24
-------
16
-------
-------
16
-------
NA
-------
12
-------
NA
12
-------
NA
-------
NA
-------
NA
-------
NA
-------
--------------------------------
(J)
-------
MIN. SPACING MEDIAN
-------
-------
-------
-------
-------
I.
OPENING (FT)
*
1000
1000
600
NA
300
NA
180
NA
NA
NA
NA
--------------------------------
(K)
-------
VERTICAL CLEARANCE (FT)
*
-------
16
-------
16
-------
16
-------
16
-------
16
-------
16
-------
16
-------
16
-------
16
-------
16
-------
16
--------------------------------
(L)
--------------------------------
-------
MINIMUM DRIVEWAY SPACING(FT)j
I -------
-------
1 250
I -------
-------
1 250
I -------
-------
1 250
I -------
-------
1 250
I -------
-------
1 150
I -------
-------
1 100
I -------
-------
1 100
I -------
-------
1 100
I -------
-------
1 NA
I -------
-------
I NA
I -------
-------
I NA
I-------�
* Will Be Built to State Standards
** May Vary Depending Upon Cycle and Pedestrian Routes
P -Principal Arterial M -Minor Arterial D -Divided U -Undivided
TABLE 26
THOROUGHFARE PLAN
TRAFFIC ON STREETS CROSSING U.S. 75
City of Allen, Texas
Evening Peak Hour Assignment
Resulting Lane Call'
Facility
Eastbound
Westbound
Total
Minimum
Total
Ridgeview Drive
493
702
1,195
4 lanes
6 lanes
Stacy Road
1,231
759
1,990
6 lanes
8 lanes
Rowlett/Exchange
Parkway
1,452
1,063
2,515
6lanes
8lanes
Lynge Drive
181
115
296
2 lanes
4 lanes
McDermott Drive
1,361
1,400
2,761
6 lanes
8 lanes
Bethany Drive
2,094
1,492
3,586
8 lanes
10 lanes
TOTAL
6,812
5,531
12,343
' Desirable number of through lanes (two-way) at Level of Service C considering crossing
volumes and turning moves at each frontage road. Right-of-way for turn lanes is added on
the basis of a minimum of a left -turn lane for each direction to give the total lane call shown.
4.9
Frontage roads along S.H. 121 also will require long-range consideration at this time to guide
developments in the immediate future that are adjacent to these routes. S.H. 121 connects with U.S. 75
north of Allen, and the frontage road on the south side of S.H. 121 connects directly into the west
frontage road for U.S. 75. For these and reasons of consistency, one-way frontage roads should be
developed along S.H. 121, and the frontage roads should be planned for three lanes on each side of S.H.
121. The cross section for the main line of S.H. 121 will be highly dependent upon through traffic
volumes. For this reason, regional analyses are needed to establish appropriate number of lanes, but for
immediate planning purposes, it is sufficient to consider that three lanes in each direction would be
adequate for a number of years for traffic on S.H. 121. Thus, the cross section for S.H. 121 for
planning purposes in Allen is recommended at six lanes on the main line (three lanes in each direction)
plus one-way frontage roads of three lanes each until such time as more detailed analyses can establish
a design cross section for the main line.
Intersection Improvements
A method for improving traffic movement along thoroughfares is to require the right-of-way
necessary for a flaired intersection so that there is room for dual left turn lanes, decelerator and
accelerator lanes, and exclusive right -turn lanes. Recent academic studies indicate that acquiring such
right-of-way through the subdivision process is recommended. This accomplishes almost the same goal
as an eight -lane divided thoroughfare, without having to acquire the entire length of right-of-way. Conse-
quently, the Subdivision Ordinance should be reviewed and revised accordingly.
Protecting Thoroughfare Capacity
Thoroughfares represent a considerable investment on the part of the city and the development
community. It is important that the city both plan for and protect the capacity provided in the investment.
This thoroughfare plan and the street cross sections identified are predicated upon a land use
arrangement and the traffic loadings it produces. The city requires a traffic impact analysis for each
major development proposal. The analysis should include traffic generated by the development plus
regional background traffic volumes and traffic produced by other developments.
After the construction of the street, property owners will request additional service drives,
additional density and other such requests that will exhaust the capacity. Policies should be made and
adhered to that will preserve this capacity by following prescribed density levels and using design
techniques that will accomplish this purpose.
Other Modes
DART is the operator of the bus system and future light rail system in the Dallas area. Allen is
not a member of DART. Its bus system does not serve Allen, although Allen residents can catch the bus
in Plano. Planning for the future light rail system calls for service to Plano, but not to Allen. Allen
should plan for light rail service and should work to get Allen on the light rail system when it is
appropriate to do so. The 1990 survey suggested that Allen residents are not prepared at this time to join
DART, but future plans should designate locations for bus and light rail stations so that mass
transportation can be properly integrated with the transportation system.
4.10
Bicycle Transportation
At the present time, no separate provision has been made for bicycles in the city. Recreation and
transportation planning should provide for bicycle use of trails, particularly in the linear park system and
the east -west linkages. Planning should be completed so that areas/facilities such as schools, employment
centers, parks, and major shopping centers are linked with residential areas. Bicycle transportation
should be integrated with other systems through multimodal networking e.g., bike trails terminating at
secure bicycle storage facilities at pedestrian, bus, and rail stations.
Additional right-of-way to accommodate these trails will be needed when subdivisions are platted;
consequently, standards for a bicycle trail system should be considered and implemented though the
subdivision ordinance. Trails should accommodate cyclists in both directions, and should be separated
from vehicular traffic for safety reasons. A bicycle transportation system should not restrict the rights
of cyclists to use roadways, but should enhance the opportunities for cycling to become a viable part of
the transportation system.
Pedestrian Transportation
Allen currently requires sidewalks as a part of subdivision and site plan review. Sidewalks or
pathways should continue to be required. Provision should also be made for sidewalks along arterial and
collector streets, so that as development occurs in the future, opportunities for pedestrians will be
available. Street crossings at appropriate locations should be marked and pedestrian signals provided
where traffic warrants. Pedestrian and bicycle paths can be integrated with appropriate precautions. A
safe school route that addresses crosswalks and signage should be an integral part of the pedestrian
transportation plan.
4.11
HOUSING
The overriding goal of the city is to develop as a high quality residential community. This
concept of quality in a balance of types of housing units, good neighborhoods, services and
sufficient tax base.
With the city less than 20 percent developed at present, the city can influence the locations, mix
of types, and range of cost levels in the future city through the development process. Land prices,
development costs and interest rates in the last 30 years have increased the cost of housing across the
nation. These increases in housing costs can be seen in Allen where new homes built today have
increased markedly in price. Much of the new housing today is too expensive for the young, first time
homebuyer. However, in the 1990's, the prices of homes in the secondary market are at their 1980 rates,
and are expected to remain stagnant during the early 1990's.
The original city has a variety of types of older homes which, depending upon the maintenance,
vary from standard to substandard. Later subdivisions such as Rolling Hills, Whisenant and Allen Estates
are modern, low density subdivisions with moderate to high prices homes. The more recent subdivisions
have varied from the smaller, affordable housing of Wind Ridge and Hillside to the larger, more
expensive homes in Fountain Park, Country Meadow, Cottonwood Bend, Heritage Park, and Willow
Creek Estates. The city presently requires a mix of housing within each neighborhood district and this
policy should result in a more integrated and diverse housing supply.
Two major topics are addressed in this section -housing supply and housing quality.
Goals and Policies
3.000 General Goal: Provide a range of housing to meet the needs of present and future residents
which efficiently utilizes land resources and essential city services.
3.010 Specific Goal: Continue the city's role in housing as one of directing, planning and regulating
the development and maintenance of housing.
3.011 P/IS: Main and administer strong zoning and building codes.
3.012 P/IS: Continue to regulate lot and house size.
3.013 P/IS: Discourage conversion of single-family residences in the CBD to business use.
3.020 Specific Goal: Provide a variety of housing densities.
3.021 P/IS: Prepare standards for desired types of housing in city and coordinate with density
standards.
3.022 P/IS: Plan for new zoning districts to accommodate new housing types such as patio homes and
garden homes.
5.1
3.023 P/IS: Plan to use apartments and condominiums to buffer single-family areas from intensive
development.
3.030 Specific Goal: Encourage each housing development to have a variety of architecture and
building materials.
3.031 P.IS: Set standards and administer for appearance of housing developments (urban design
factors).
3.032 P/IS: Encourage use of variety of floor plans.
3.040 Specific Goal: Redevelop blighted areas and areas with potential of becoming blighted.
3.041 P/IS: Encourage owner -occupied residences in single-family developments.
3.050 Specific Goal: Plan for quality housing for all income and age groups.
Housing Supply
Inventory of Housing
Allen's housing is and has been predominantly single-family detached dwellings (See Table 27).
While the number of multifamily units (apartments) has risen significantly since 1980, the percentage
increase has been moderate.
TABLE 27
TRENDS IN HOUSING TYPES
City of Allen, Texas
1970
1980
December, 1991
Housing Type
No.
%
No.
%
No.
%
Single-family
579
94.5
2,685
95.9
6,674
91.8
Multi -family
27
4.4
108
3.9
590
8.1
Mobile Home
7
1.1
7
0.2
7
0.1
TOTAL
613
100.0
2,800
100.0
7,161
100.0
Source: 1970 - U.S. Census
1980 - NCTCOG
1991 - City of Allen
The housing units presently in the city represent a variety of sizes (See Table 28). A policy of
providing different housing sizes in each development was adopted in the 1985 Comprehensive Plan and
5.2
the present housing stock compared to city policy is shown below. This comparison shows: (1) fewer
very small units (under 1200 square feet) than desired, probably because of the small number of
apartment units in the overall housing stock; (2) a proportional excess of units in the over 2,000 square
foot range. Over three-fourths of the single family residential permits issued in the last year were for
houses that are in excess of 2000 square feet. This demonstrates that the current market is for a larger
product type.
TABLE 28
HOUSING SIZE
City of Allen, Texas
Housing Size
December 1991 %
Policy %
% +/-
Under 1200 s.f.
5.2
15.0
-9.8
1201-1400 s.f.
22.5
25.0
-2.5
1401-1600 s.f.
18.3
15.0
+3.3
1601-1800 s.f.
17.1
15.0
+2.1
1801-2000 s.f.
13.3
20.0
-6.7
Over 2000 s.f.
23.6
10.0
+13.6
TOTAL
100.0
100.0
Source: City of Allen
Housing Needs
Using the projection of ±31,000 persons by the year 2,000, an additional 3,769 dwelling units
will be needed by 2,000 to house the population. This represents a 57% increase in the housing stock
as of August 31, 1991.
TABLE 29
PROJECTED HOUSING - 2000
City of Allen, Texas
1980
1990
2000
Population
8,314
18,309
31,000
Occupied Units
2,645
5,896
10,333
Persons/Household
3.14
3.1
3.0
Percent Occupancy
94.5%
95.5%
95%
Source: 1980, 1990 - U.S. Census
2000 - City Staff Estimate
5.3
The current population of Allen is young, with over 44.3 % of the population in the 25-44 age
bracket in 1990. Allen should continue to attract the young family, but the median age of the population
will probably continue to increase as evidenced by the fact that since 1980, it rose from 28.3 to 35-39
in 1990. The projected age distribution indicates that the majority of the population will be in the age
group 25-44 by the year 2000 (Table 30). This finding has several implications for the housing stock.
First, as the age of the population increases, the provision of affordable housing for both the senior
citizens and younger people with lower incomes will become more critical. Second, because there will
be more persons in the age group 25-44, the disposable income for larger homes will continue to
increase.
TABLE 30
PROJECTED AGE DISTRIBUTION - 2000
City of Allen, Texas
1980
1990
2000
Age
No.
%
No.
%
No.
%
0-17
2,975
35.8%
6,543
35.7%
11,160
36.0%
18-24
1,030
12.4
1,275
7.0
1,550
5.0
25-44
3,338
40.1
8,111
44.3
13,950
45.0
45-64
686
8.3
1,880
10.3
3,410
11.0
65+
285
3.4
500
2.7
930
3.0
TOTAL
8,314
100.0
18,309
100.0
31,000
100.0
1980 - U.S. Census
1990 - U.S. Census
5.4
TABLE 31
PROJECTED HOUSEHOLD INCOME - 2000
City of Allen, Texas
1980
1984
1990
2000
Income
%
%
%
%
Under $10,000
6.8
3.1
8.0
3.9
$10,000-$14,999
10.2
$15,000-$19,999
15.9
3.3
$20,000-$25,000
20.8
6.4
$25,000-$49,999
42.6
65.8
45.0
33.6
$50,000 & Over
3.6
21.4
47.0
62.5
TOTAL
100.0
100.0
100.0
100.0
Median
$24,053
$36,200
$46,350
69,071
1980 - U.S. Census
1984 - City of Allen, Comprehensive Plan
1990 - City of Allen, Comprehensive Plan
Future housing should be directed at meeting the needs of each of the population and income
levels. Affordability will continue to be a key question. Using a standard rule of thumb of 25 percent
of household income devoted to housing, approximately 3.9% will not be able to afford rentals or
purchases of $500 per month rent or payment (See Table 31). Another 33.6% of the households will
need affordable housing. Maintenance of existing housing stock, as well as moderately priced rental
apartments, will be needed. While the elderly will continue to represent a small percentage of the
population, approximately 930 senior citizens can be expected by 2,000 (See Table 30). Special attention
should be given to their needs.
The land use plan provides for full development of the city of Allen to meet the goal of a
balanced community and some reasonable provision of all housing types will be important. The plan
provides for a 68/13/19 percent split between traditional single-family and moderate or high density units
(apartments, townhouses, gardenhomes, etc.).
Future cost of land and houses will lead to a greater interest in building and buying the medium
density unit (13 percent), such as townhomes, garden homes, patio homes and similar attached units.
Selectively located in small concentrations on the edges of neighborhoods, these will greatly help the
housing supply and will be highly desired by residents. These units can be of a variety of price levels --
some being more expensive and desirable than a single-family home.
5.5
Housing Quality
The number of substandard structures is very small relative to the housing stock. The only
grouping of substandard housing units occur in the Central Business District and St. Mary's area. Recent
public improvements should enhance the redevelopment of the surrounding zone. It is unlikely that any
material improvements in the housing will be made without a housing assistance program to help
homeowners in improving their property.
There are parts of three other areas of the city which need attention. They are Wind Ridge,
Hillside, and to a lesser extent, a part of High Meadow (See Plate 6). The following conditions appear
to exist: (1) growing change from totally owner occupied to a substantial percentage of rental units, (2)
possibility of more than one family per unit (overcrowding), (3) decreasing maintenance on some of the
properties, and (4) substantial front yard and on -street parking of boats, cars, and trailers. These
characteristics are a product of the high cost of housing relative to income level and the lack of affordable
alternatives. It should be noted that most of the homes in each range of housing are in good condition.
Fortunately, all three subdivisions are in the early stages of transition and can be enhanced with
remedial action by the city. The 1990 survey affirmed the city's role in directing, planning, and
regulating the development and maintenance of housing. This action should be directed to three major
areas: eliminate overcrowding, restore maintenance and provide alternative housing, as described below:
1. Review existing city ordinances to determine if the necessary regulations are available to
address rental housing, overcrowding, lack of home maintenance and environmental
conditions.
2. A certificate of occupancy should be required for each house at the time of sale or new
rental, and future enforcement coordinated with housing turnover.
3. Designated areas should then be surveyed to locate rentals and overcrowding and the
ordinance enforced in accordance with steps delineated by the city attorney. The first
step should be notification and persuasion.
4. A systematic survey of homes in each area requiring maintenance and/or environmental
cleanup (outside storage, junk, litter, etc.) should also be made and maintenance
requirements enforced. A neighborhood integrity ordinance would address these issues.
5. More alternative housing is needed for these affected income groups. The city has set
as its goal to provide a balance of housing types and cost levels. Apartments and homes
for lower income groups need to be provided, but not all in one location. They are better
located in a variety of areas, where the overall pattern of higher quality housing will
support them. When sufficient alternative housing is available, pressures on present
neighborhoods should decline.
5.6
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PARKS AND RECREATION
The Parks and Recreation Department faces many challenges as the city of Allen begins its rapid
growth. Demand for some activities already exceeds the city's ability to provide them. The city must
be prepared to identify and acquire park lands—especially large sites for community and special
parks—before development precludes their acquisition.
The citizens have made it clear that they want a balanced system of neighborhood, community
and linear parks along floodplains. The city can provide facilities for its existing neighborhoods but must
balance the expenditures with the need to purchase many acres of new park land. Making this system
affordable should be the goal of this plan. Finally, if the floodplains are to become a significant part of
the city's park and open space system, they must be correctly identified, protected from insensitive
development, erosion and attempts to straighten or cover them, and managed so that they are not a drain
on the financial resources of the Parks Department.
Inventory of Existing Facilities
The existing park and recreation system provides a total of 196 acres or 10 acres per 1,000
persons in the city. This constitutes a 1.6 acre per person increase over the 1984 figure of 8.4 (See Table
32). Of this total, 10 parks having a combined acreage of 100.5 (acres/1000) are developed. The Policy
for Land Acquisition identifies that an optimum level of 8.5 acres of active/passive park facilities would
be provided for each 1,000 person living in Allen. At today's population of 19,600, this would require
167 acres of developed park land. Of the 100 acres of developed parks, 24.7 acres are deemed
temporary parks that will ultimately be replaced by other uses, such as the McDermott Park and Hillside
Park. The 50 acres of undeveloped parkland located at Bethany and Allen Heights are projected to be
developed during fiscal year 1991-1992. Therefore, the city presently has adequate land area in its
system, although development of the system is lagging behind growth of the city.
An additional 323.50 acres have been zoned CF and are to be dedicated to or purchased by the
city for park land. This includes approximately 60 acres to be used for neighborhood parks and 263.50
acres of floodplain land for greenbelts and linear parks. The city has already obtained through dedication
approximately 60 acres of greenbelt/linear park lands.
rem
TABLE 32
EXISTING PARK AND RECREATION FACILITIES (Based on Population of 19,600)
City of Allen, Texas
KEY=
L=Lighted
U=Unlighted
Y=Yes
N=No
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Reed
10
Y
Y
1U
1U
Y
2L
Hillside
9.2
2L
2U
Jupiter
8.5
1L
1U
Animal Shelter/ -
Cottonwood Crk
Rolling Hills
.3
Y
Y
Walden
.3
Y
McDermott
7
6U
Hillside Play
.3
Y
Ford
50
Y
Y
3L
Y
3L
4L
1
1
1
1
Story
10
Y
Y
Y
Cottonwood
Bend
4.9
Y
Y
Y
St. Mary's
8.6
Cottonwood
14.9
Country
7.4
Meadows
Collin Square/
8.9
Glen Hollow
Bethany Lakes
50.0
Raintree
3.8
Watters Creek
TABLE 33
AREAS TO BE DEDICATED OR PURCHASED
(Presently Zoned CF)
City of Allen, Texas
DEVELOPMENT
ACRES
Folsom (PD No. 20)
11.6
Baker (PD No. 23)
183.0
Tompkins (PD No. 26)
54.0
Shadow Lakes (PD No. 12)
22.1
Bray Central (easement)
7.2
Utal (PD No. 31)
18.8
Whisenant (PD No. 38)
10.0
258 Acre Joint Venture (PD No. 41)
11.8
Majestic Savings (PD No. 42)
5.0
TOTAL
323.50
TABLE 34
EXISTING GREENBELT/LINEAR PARKS
City of Allen, Texas
DEVELOPMENT
ACRES
Cottonwood Bend Greenbelt
12.1
Bray Central Easement
7.2
Cottonwood Bend North II
4.73
Heritage Park South
32.6
Heritage Park II
1.3
TOTAL
57.93
The City of Allen is served by ten parks: Hillside, Jupiter, Reed, Rolling Hills, Hillside Play
area, McDermott, Ford, Story, Cottonwood Bend, and Walden. The city has recently purchased and
have begun development of a 50 acre regional park at the northeast corner of Bethany and Allen Heights.
6.3
Other undeveloped parks include St. Mary's, Cottonwood, Country Meadows, Collin Square, and
Raintree.
Reed Park is functioning as both a neighborhood and a community park. Rolling Hills and
Hillside playground are classified as playgrounds serving only the immediate neighborhoods adjacent to
the park. Jupiter, Hillside, and the McDermott Soccer Complex provide athletic fields used on a
community -wide basis.
All of the parks are located in the eastern half of the city where most residential development to
date has taken place. Neither Collin County nor the state of Texas provides facilities in the city of Allen.
Hillside
This 9.2 acre park is located at the southwest corner of Allen Heights Drive and F.M. 2170 in
the eastern part of the city. An elevated water tank occupies about one acre of the tract. The site
contains two lighted (regulation) and two unlighted ballfields and an unpaved area. The park is not as
attractive as it could be and, combined with the active uses and lighting, has a negative impact on the
residential areas. The City Council has approved Resolution No. 950-10-89(R), which indicates that
Hillside Park is not a permanent facility, therefore, no lasting improvements should be constructed.
Jupiter Park
This 8.5 -acre park, located south of Cottonwood Creek along the west side of Jupiter Road, is
the site of the abandoned sewage treatment plant. The park contains one lighted softball field and one
unlighted football/soccer field, as well as the city's animal shelter and a storage building for materials.
A number of alternative uses exist for this site, such as a community recreation center or park
maintenance service center once other parks are developed and in service.
Reed School Park
This ten -acre park shares the site with Reed Elementary School. The park contains a playground,
one unlighted softball field, one unlighted soccer field, two lighted tennis courts and a picnic area. The
improvements are relatively new and well maintained. The layout of the park facilities is separated by
the school building which blurs the identity of the park and possibly makes ground maintenance more
difficult.
Rolling Hills Park
This .3 -acre park provides playground equipment and picnic tables. The park fills a need for the
neighborhood, but the site is very small.
Hillside Playground
This .3 -acre park provides playground equipment and picnic tables. The park fills a
neighborhood need, but the site is very small.
6.4
McDermott Soccer Complex
The complex consists of eight acres and is located adjacent to the city government facilities on
Mc Dermott Drive, east of U.S. 75. Six unlighted soccer fields of various sizes (related to age groups)
are located on the site. No other facilities are provided. As this is the site of the city's proposed
municipal complex, the long-term use of the soccer complex should not be planned.
Ford Park
Ford Park contains 50 acres and is a community park. There are three lighted multi -use ballfields
with the potential for six additional soccer fields, three unlighted multipurpose courts, four lighted tennis
courts, an exercise trail, picnic facilities and a 25 -meter outdoor swimming pool.
Story Park
Story Park is a ten -acre site that is adjacent to Story School. It is a neighborhood park where
picnic tables and an open play area are in existence. There are currently two backstops, and there is the
potential for an unlighted soccer field.
Cottonwood Bend
This is a 4.9 -acre park that contains picnic tables and a beautiful playground. There is a potential
for a backdrop and/or unlighted soccer fields.
Walden Park
This .3 -acre park provides a park bench and no other facilities.
Recreation Interests
As part of the citizen survey, the respondents were asked, "How often would you or other
members of your household use each these facilities or programs?" This information on park facilities
can be used to measure the interest of the general population but should not be used analytically to
determine the required facilities of the future park system. The survey measured the interests of those
presently living in Allen. The population is estimated to increase from 19,600 to over 130,000, and it
should not be assumed that we can accurately predict the future desires of those persons. In addition,
recreation interests may change as evidenced by the fact that participation in tennis and soccer in the
United States was minimal thirty years ago. As the city develops, a proportion of the recreational
facilities will be provided by the private sector. For example, racquet and swim clubs or some residential
developments may offer private recreational areas for residents. Predicting the exact number of needed
facilities, i.e., swimming pools or tennis courts, should not be the goal of this plan. Rather, identifying
the elements of the system and charting the path to implement the system is what is important at this time.
While the facility requirements of the future population of Allen cannot be precisely determined,
the city can try to meet the interests of its existing population while planning the basic components of its
system—neighborhood, community and special parks—and proceed with identifying and acquiring park
sites. Similar to the 1984 survey, the respondents in the 1990 survey indicated a strong interest in using
6.5
or potentially using parks and open space, and support of a recreation center, outdoor swimming pool,
and bicycle paths was also registered. A recreation center and bicycle paths are two facilities that are
lacking in the city's present system. Other facilities showing a more moderate response include ball
parks, children's recreation programs, and indoor swimming pool.
TABLE 35
MOST FREQUENTLY USED COMMUNITY FACILITIES
City of Allen, Texas
Often
(Percent)
Occasionally
(Percent
Total
(Percent)
Parks
35
44
79
Open Space
21
38
59
Recreation Center
18
37
55
Swimming Pool (Outdoor)
19
34
53
Bike Paths
17
35
52
Ball Parks
18
28
46
Childrens Recreation
Programs
20
24
44
Swimming Pool (Indoor)
18
26
44
Adult Recreation
Program
9
31
40
Source: Allen Citizen Survey
The Parks and Recreation Department has prepared a Land Acquisition Policy that has been
formally adopted by the city as Resolution 08-5-84(R). The policy identifies goals for the overall system,
defines standards for park types, outlines planning procedures for implementation and describes methods
for land acquisition. The policy provides excellent direction for the Parks Department to follow. As part
of this plan, the policy will be reviewed and, where required, recommendations for changes to the policy
suggested.
Bike Paths
Allen has an unprecedented opportunity for providing an excellent bicycle transportation program.
Most of Allen is still undeveloped, and there is the possibility of obtaining the necessary right of way for
effective bike paths. There are four valid reasons for bike paths—aesthetic recreation, exercise,
transportation, and access to areas that are unavailable to cars. The 1990 survey indicated that there is
I.M.
a support for bike paths (52%). Bicycle transit integration is a must for the 1990's and twenty-first
century.
Cyclists should be provided with designated areas that have unimpeded travel, for the safety and
convenience of both the cyclist and the motorist. A minimum of an additional 12-15 feet of right-of-way
will be needed along the major thoroughfares, and the design of community, neighborhood, and linear
parks should accommodate bike paths. While other cities may have bike paths inside parks, a cyclist
must pack the bike in the car and drive to the destination to ride the bike bath. Trails should be
constructed so that major parks are connected to each other, and to the residential areas. A cyclist should
be able to access bike paths near the residence, and pedal to the park.
The raised curb and three feet of pavement or grass should separate the route from the roadway.
Bike paths along thoroughfares should be eight feet wide. This arrangement allows for four feet in each
direction. They can be 5-8 feet inside parks. A bike -pedestrian accident can be serious but is far more
preferable than a bike -car accident. Path -road crossings must have a traffic signal that can be activated
by cyclist demand.
Internodal transportation such as bike -rail, bike -bus, and bike -car are likely to be more popular
forms of transportation in the future. Consequently, bike racks for security and storage should be
incorporated into the bicycle transportation system. The city should explore the availability of grants
from the Department of Transportation and the Texas Parks Department for demonstration bike path
projects.
Goals and Policies
4.000 General Goal: Provide optimum park lands and facilities, recreation programs and open spaces
to meet the needs of Allen's residents.
4.010 Specific Goal: Plan for public and private natural open space in the development of Allen.
4.011 P/IS: Provide strict guidelines for floodplain development and emphasize recreational use.
4.012 P/IS: Proceed with floodplain/recreation plan for Rowlett and Cottonwood Creeks and their
tributaries.
4.013 PAS: Retain major wooded areas, both within and outside of floodplains, and preserve major
woodlots and trees in all developments (See Environment).
4.020 Specific Goal: Provide for development of a parks system with a full range of facilities and
programs for residents.
4.021 PAS: Evaluate and proceed with park land acquisition program.
4.022 P/IS: Utilize current data to compute demand for park facilities and programs.
6.7
4.023 PAS: Develop standards for all types of parks and include the relationship between parks and
adjacent lands in those standards.
4.024 P/IS: Provide organized community recreation for youths, adults and senior citizens.
4.025 P/IS: Provide for development of acquired park lands to meet demand, while acquiring new
park lands in advance of need.
4.030 Specific Goal: Provide a high level of park maintenance of park lands and facilities.
4.031 P/IS: Include operation and maintenance costs in all consideration of facilities.
4.032 PAS: Provide adequate staff, equipment and budget for maintenance.
4.040 Specific Goal: Provide safety and security in parks.
4.041 P/IS: Use safety and security standards in the design of parks and open space areas.
4.042 P/IS: Develop a program for park security in coordination with other city departments.
4.050 Specific Goal: Provide for bike paths integrated with the transportation and parks system.
These goals should be used to provide the overall direction of the park and recreation plan. They
exist within the qualitative goals for many other aspects of community life. The park and open space
system must, therefore, be viewed as an integral element of the quality of life in the city of Allen.
Parks and Open Space Plan
Land Acquisition Policy
Based upon the city's adopted park land acquisition policy, Resolution 508-5-84(R), and assuming
the city will have an ultimate population of approximately 140,000 persons, a total of 1,190 acres of park
land would be desirable for the total system. In addition, the city contains 1,350 acres of land in the
floodplains, of which approximately 75 percent is considered desirable by the Parks Department. If all
desirable floodplain land was acquired, the city's park and open space system would contain
approximately 2,190 acres (See Table 36).
These landholdings would provide an excellent park and open space system for the residents of
Allen. Unfortunately, it would also be an expensive system to implement and maintain. The floodplains,
where suitable, should be used for a portion of both the community and special parks. If as much as 300
acres for these parks were located in the floodplain, the total needed land would be 1,890 acres.
m
TABLE 36
PARK LAND REQUIREMENTS
BASED ON POLICY FOR LAND ACQUISITION
City of Allen, Texas
Facility Type
Acreage Requirement
Neighborhood Parks
@ 2.0 acres/1,000 persons
280
Community Parks
@ 2.5 acres/1,000 persons
350
Special Parks
@ 4.0 acres/1,000 persons
560
Floodplain
1,000
SUBTOTAL
2,190
Minus Community & Special Park
Acres in Floodplain
-300
TOTAL ACREAGE REQUIREMENT'
1,890
Parks and Open Space System
The concept of the future park system takes into consideration the stream valleys, the woodlots,
the present park system and future needs of the city as it grows to the west. The major stream
valleys—Rowlett Creek, Mustang Branch, Watters Creek and Cottonwood Creek—should be the
framework of the parks and open space system. Where possible, major parks should be clustered along
the stream valleys and linked by trails utilizing the greenbelt system. East -west linkages should be
provided to channel users to the major parks and the greenbelts (See Plate 7).
Community Parks. The plan provides for five community parks. Two of the new parks should be
located along Rowlett Creek, one along Watters Creek and one along Cottonwood Creek. Community
input should be solicited during the design phase of park master planning.
Each park should total 75 acres in size (25 acres in the floodplain). Community parks should provide
active uses. Each might contain a swimming pool, a recreation center, several baseball/softball and
football/soccer fields, a bicycle path, tennis courts, multipurpose courts, picnic areas, possibly a running
track, and open space. The park should serve the active recreation needs of the community.
Neighborhood Parks. Each residential neighborhood is planned to have a neighborhood park. Some
should be located adjacent to a school location, and some adjacent to a greenbelt. At full development,
.'
Allen should have 15 to 20 neighborhood parks, each 5 to 15 acres in size. The number will vary
somewhat with development to the west and the number of future residential neighborhoods.
Neighborhood parks should be central to the entire neighborhood. They should not be located adjacent
to major thoroughfares or commercial areas. The neighborhood parks should serve the walk-in,
recreational needs of the adjacent residential area, i.e., the area within a one-half mile radius.
6.10
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Comprehensive Plan
PLATE 7
PARKS AND OPEN SPACE PLAN
NEIGHBORHOOD PARK
COMMUNITY PARK
SPECIAL USE PARK
FLOOD PLAIN/WOODS/GREEN BELTS
PUBLIC, SEMI—PUBLIC
IE
4000 2000 0 4000 8000
00101 Enid
SCALE : I" = 4000'
Small Parks. Until the early 1980's, small neighborhood parks that were 2 acres or less in size were
constructed in some of the neighborhoods (e.g., Hillside Playground and Walden Park). The park plan
now discourages the construction of these small sites due to maintenance and efficiency reasons.
Regional Parks. Regional parks should provide for the specific recreation needs of the citywide
population. Development of Allen's first regional park at the northeast corner of Allen Heights and
Bethany is currently underway. This 50 acre park is being designed as a nature park with an adult and
children open play area.
Based upon the current interest of Allen's residents specifically and the recreation interests of the general
population, three possible uses for the large regional parks would be an athletic complex, a day camp
program, or an indoor recreation center.
The summer day camp and related programs are some of the most popular activities now being offered
by the Parks and Recreation Department. These programs will be offered at the new regional park.
Other park and recreation uses may be provided on this site, but provisions for other uses should reflect
the expressed needs of the citizens.
The second regional park might be an athletic complex. By grouping a majority of the lighted fields used
for organized baseball, softball, and soccer, in one location, the Parks Department will be able to more
efficiently manage and maintain these facilities. The location of the sports athletic complex is somewhat
flexible, although care should be taken to place the facility for easy access, but where night lighting and
traffic will not negatively impact residential areas. Additional site investigation should take place before
the final decision on location is made.
An indoor recreation complex can be located at the projected third site. This facility should be centrally
located, custom designed to meet the specific needs of Allen residents, and may include an indoor pool
and open gym area.
Greenbelt and Linear Parks should provide unencumbered floodways and pleasant pedestrian, equestrian,
and bicycle routes throughout the city. Greenbelts and linear parks are proposed along the city's major
creeks. The character of each of the creek corridors provides different opportunities within each. For
this greenbelt/linear park program to be successful, the floodplain land must be protected. No
development should occur within the 100 -year fully developed conditions flood line. Tree cover abutting
the creeks and floodplains should be preserved. This policy has been successfully implemented in
Planned Development No. 41, where the city will obtain approximately 11.8 acres of wooded tree lots
along Rowlett Creek that are outside but adjacent to the Rowlett Creek floodplain near Ridgeview Drive.
The creeks should not be paved, straightened or "improved" to increase their capacity to handle storm -
water. No sooner than this type of improvement is completed, new problems are created downstream
requiring the "supposed solution" to be used again.
The quality of the corridors must also be protected from another hazard of development—sedimentation.
The city should develop an erosion control ordinance that prevents soil erosion both during and after
construction. The ordinance might also require on-site detention of stormwater in order to regulate the
great quantities of runoff that the creeks will be required to handle when the city is fully developed.
6.12
There appears to be (based upon topography) several opportunities to dam the creeks in order to create
water features. If this can be handled and still provide for drainage and flooding, it would greatly
increase the attractiveness of some of the proposed community, neighborhood, and special parks.
Past experience in other cities proves that the ongoing management of the linear parks is also a key to
their success. The city will simply not be able to afford, nor is it desirable, to keep the linear parks
mowed or maintained, as would a neighborhood or even a community park. The mowed areas should
be kept to a minimum along pathways and trails.
Lastly, to be truly successful as linear parks, the city must coordinate the design of future streets and
bridges to allow uninterrupted pedestrian, bicycle, and equestrian travel under or adjacent to vehicular
routes. This can be accomplished by providing adequate headroom between the path and support
structure where bridges are used or by using box culverts large enough for pedestrians and cyclists where
roads are built on fill.
The Rowlett Creek corridor traverses a varied topography, is fairly wide in sections, and contains many
excellent tree stands. This area contains some of the most beautiful acreage in North Texas.
Topographically, it appears possible to create several water bodies (by damming the creek) along the
creek. The corridor will provide an excellent linear park connecting three of the proposed community
parks and the Connemara located in Plano. The greenbelt will also help buffer and protect the tranquil
environment of Connemara from residential development to its north.
Watters Creek has a narrower floodplain than Rowlett Creek and fewer significant tree stands, but offers
a natural scenic panorama. In addition to being a linear connection of various neighborhood and commu-
nity parks, the greenbelt corridor will provide an important buffer between planned office/commercial
uses and residential development. Vehicular parkways are proposed as routes parallel to both the Rowlett
and Watters Creek corridors.
Cottonwood Creek is similar in character to Watters Creek. The primary function of this greenbelt will
be to link the various neighborhood and community parks together with the residential area. That section
of Cottonwood Creek north of U.S. 75 will probably not serve or link any residential areas and for that
reason may not be an ideal linear park. However, the city should still protect the floodplain.
The design for east -west linkages between parks and linear parks along the stream corridors was
expressed by the original 1985 Oversight Committee. This is easier said than done. There are no
easements or utility corridors in Allen running in an east -west direction. In addition, to be a true "link,"
it would have to cross U.S. 75. The most logical means of creating these linkages are along major
thoroughfares. This has been done along parts of McDermott Drive, west of U.S. of U.S. 75, where
the city has a 20 foot additional easement. This should be continued throughout the city on
Rowlett/Exchange Parkway, Stacy Road and Bethany Road as well. These areas should be used for
pedestrian paths, bike trails,paths, or sidewalks connecting to the floodplain/greenbelts. In some instances
where no easement is possible, a hike/bike path will have to be provided in the existing right-of-way.
6.13
The Scale of the Future Park and
Open Space System
In order to check the size of the future park system, standards for recreation facilities for Allen
were developed and used as the base for allocation of future park lands. A need for 678 acres of land
for community and neighborhood parks was identified (See Table 37). The plan provides 650 acres for
these parks. Together with special use parks, the plan provides for 960 acres of park land and 700 acres
of greenbelt open space, a total of 1,665 acres (See Table 38). This land allocation should be adequate
to provide a high quality parks and open space system for Allen.
Standards and Criteria
Neighborhood parks should be designed to the following criteria:
1. At least 5 acres in size, when adjacent to an elementary school or greenbelt, otherwise
15 acres.
2. No more than one-third of the site occupied by active recreational uses; one-third would
be buffer area around the park and one-third natural areas.
3. Facilities provided to serve mostly neighborhood needs.
4. Located adjacent to an elementary school, if possible.
5. Children's play area, picnic tables, benches, and open lawn areas for informal play be
designed to meet the needs of the neighborhood.
6. Not used for organized athletic activities.
7. Located adjacent to a greenbelt, it at all possible.
8. Serve residential areas within a '/z mile radius.
M
TABLE 37
PARK STANDARDS AND LAND REQUIREMENTS
City of Allen, Texas
Standard
No. Req'd
Allen's
Requirement
Minimum
Acres
Required
Total Acres
Swimming Pool
7
5
2.0
10
Picnic Sites
350
350
0.2
70*
Hiking/Nature Trails
14 mi
14 mi
--
6*
Golf Course
3
1
180.0
180*
Tennis
70
50
0.3
15
Multi-Use
98
30
0.3
9
Softball/Baseball
Lighted
Unlighted
19
42
25
28
3.0
3.0
75
84
Football
7
5
2.0
10
Soccer
14(56)
20
2.0
40
Running Track
7
2
2.5
5
Outdoor Theater
-
1
3.0
3
Recreation Theater
5
5
2.0
10
Playgrounds
-
-
-
-
Archery/Shooting
3
1
5.0
5
SUBTOTAL
206
PARKING, BUFFERS, OPEN SPACE
412
MINIMUM ACRES REQUIRED FOR COMMUNITY
AND NEIGHBORHOOD PARKS
618
*Not included in park acreage requirement.
Either located in greenbelt or a special use park.
6.15
40
Community parks should be designed to the following criteria:
1. Serve residential areas within a 1'/2 to 2 mile radius.
2. Include between 50 and 75 acres and be on a high, well drained site.
3. Located adjacent to a senior high school or greenbelt, if possible.
4. Provide adequate on-site parking areas.
5. Have no more than one-third of the site occupied by active recreational uses; one-third
would be buffer area; and one-third natural areas.
Regional narks should be designed to the following criteria:
1. Serve the citywide population.
2. Include at least 50 acres and preferably 100 acres.
3. Include necessary development pertaining to the needs of special activities including
athletic complexes, historical/archaeological and natural preserves, and botanical gardens.
6.16
TABLE 38
PARK LANDS PROVIDED IN THE PARK PLAN
City of Allen, Texas
Allocation
Total
(Acres)
(Acres)
A
Community Parks
375 (125 FP)
375
B
Neighborhood Parks
275 ( 0 FP)
275
C
Special Use Parks
Day Camp
75 ( 25 FP)
Athletic Complex
60 ( 0 FP)
315
315
D
Greenbelt
1000 Acres Less 300 FP
for Park Use
700
700
TOTAL
1,665
POPULATION
±140,
ACRES/1000 POPULATION
11.89
Community parks should be designed to the following criteria:
1. Serve residential areas within a 1'/2 to 2 mile radius.
2. Include between 50 and 75 acres and be on a high, well drained site.
3. Located adjacent to a senior high school or greenbelt, if possible.
4. Provide adequate on-site parking areas.
5. Have no more than one-third of the site occupied by active recreational uses; one-third
would be buffer area; and one-third natural areas.
Regional narks should be designed to the following criteria:
1. Serve the citywide population.
2. Include at least 50 acres and preferably 100 acres.
3. Include necessary development pertaining to the needs of special activities including
athletic complexes, historical/archaeological and natural preserves, and botanical gardens.
6.16
i
4. Include lakes or water bodies.
5. Depending on use, as much as one-half of the park area may be contained in the
floodplain.
Greenbelts and linear parks should be designed to the following criteria:
1. Occupy land within the 100 -year fully developed conditions floodline.
2. Provide a trail, walk, or bicycle path.
3. By proper management reduce area requiring mowing and labor- intensive maintenance.
4. Provide links to other recreational areas.
6.17
COMMUNITY FACILITIES
Both public buildings and utilities fall within the scope of the community facilities element.
Public buildings include the full range of buildings necessary to provide services to the city including city
offices, police and courts building, library, fire protection facilities, animal control facilities, and a
civic/cultural center. Community recreation centers are covered under parks and recreation. Water,
sewer and storm drainage facilities are included.
The level of growth projected for Allen will require considerable investment in the community
facilities if the high quality of services available in Allen today is to continue. Good service area
planning and reservation of future sites will yield dividends as the city expands.
Goals and Policies
5.000 General Goal: Provide community facilities and utilities in the most efficient and high quality
manner.
5.010 Specific Goal: Continue the centralization of the municipal complex on acreage presently owned
by the city, to include city hall, civic center and service center.
5.011 P/IS: Develop strategy, timing and funding options for municipal center.
5.020 Specific Goal: Plan for fire stations to allow for adequate fire protection in all planning districts.
5.021 P/IS: Develop strategy, timing and funding options.
5.030 Specific Goal: Continue to provide efficient animal control services for the city.
5.031 P/IS: Expand animal control center at present location as needed.
5.032 P/IS: Investigate need for additional personnel, split work hours, or weekend shifts.
5.040 Specific Goal: Provide adequate and efficient water and sewer facilities.
5.041 P/IS: Work closely with NTMWD in planning for water and sewer.
5.042 P/IS: Minimize the use of lift stations and maximize the use of gravity flow in the sewer
system.
5.043 P/IS: Locate water storage in most efficient locations.
5.044 PAS: Interrelate land use planning and utility planning to assure sufficient capacities over the
long term.
7.1
COMMUNITY FACILITIES PLAN
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5.050 Specific Goal: When practical, schools and other public buildings should be designed for public
access and multiple use.
5.051 P/IS: Encourage public access and multiple use in planning for and design review of schools
and other public buildings.
Plan and Program
Based upon the above goals and policies, the following plan and program outlines public building
needs and improvements for the city (See Plate 8).
Municipal Complex
The city owns 29.821 acres at the south U.S. 75 and McDermott Drive and plans to construct
a centralized municipal center. City offices and service center are currently located in one building
opposite a similar facility of the Allen School District. When new, city offices are needed, city staff will
move to a new building and the service center will be used exclusively for that purpose.
With the completion of the McDermott Drive project, the city should—through unique zoning,
platting and development standards—control as much of the land as possible south of FM 2170.
City offices or facilities to be included in the municipal complex are:
City Offices. The city staff presently occupies the service center building. The building
functions well but there is no additional space for staff expansion. It is oriented to the east with
storage areas not visible from U.S. 75. New city offices should be designed as a part of the total
complex and with a prominent location.
2. Police and Courts. The new police and courts building is located at the southwest corner of Allen
Drive and McDermott Drive. It has excellent access to the thoroughfare system and is convenient
to the public. There is a jail that holds prisoners until they are transported to the Collin County
facility in McKinney. Violators of city ordinances can also be detained in the city jail as needed.
Statewide jail certification has not been requested because of a lack of need so it cannot be used
as a permanent holding facility for prisoners that are guilty of a Class B misdemeanor or above.
Long-range development in the S.H. 121 section of the city may make it advantageous to
maintain a small police substation in the area. The substation could be a stand alone facility or
in a leased facility such as a store front location or office.
Library. The library is located in a new edifice beside the Police and Courts building in the
Municipal complex at the southwest corner of Allen and McDermott Drives. It is designed and
engineered for expansion into a second or third floor facility when needed. The Library Board
has adopted a policy of providing a single, centrally located library facility to serve the city,
rather than a decentralized system, but it could be supplemented by mobile libraries, kiosks, or
store front locations as needed.
7.4
4. Civic Center. A major facility where meetings, cultural events, exhibits, social events and other
civic activities could be held would be a highly desirable long-range facility. This should be
planned for in the municipal complex and could be a privately funded facility.
5. Civic Plaza. The Plaza will be adjacent to and complement the new library, police and courts
building, and municipal annex. Construction is expected to begin during the next year.
6. Service Center. The service center location is presently well located and should be good for the
next fifteen years. However, over the long run it will conflict with the mixed use center planned
nearby, will put industrial traffic on the central traffic artery and, if light rail becomes a reality,
would be poorly located relative to a future rail station. The heavy equipment, storage of
materials and repair shops should be relocated to a site more appropriate to the industrial nature
of the use. Development on the west side of U.S. 75 will eventually create the need for a second
service center. This site should be located on the west side, in a central location, adjacent to a
commercial or industrial area which can be effectively screened and landscaped from the street
and adjacent uses.
Fire Protection Facilities
Allen presently has two fire stations: the Central Station located on Main Street and the Station
No. 2 on Exchange Parkway. These two stations provide good coverage on either side of the railroad,
but there are deficiencies such as excessive response times south of Bethany Dr. In addition, the city
maintains mutual aid agreements with all fire departments in Collin County.
The city has a key rate of $0.23, which is four cents less than 1984. The key rate is determined
by an evaluation of a wide range of factors such as manpower, equipment, ability to provide water,
building code and fire prevention education, and is the basis for fire insurance. The city is evaluated
yearly and should continue to work to improve the present rating. The city is currently penalized because
of the lack of a drill tower which is required for cities with a population of 15,000 or more. The city
could jointly participate with other municipalities to share the costs of this type of facility. Also, the city
is charged an additional rate because of insufficient fire stations.
The 1985 plan provided for five stations to serve the future city. Since the enactment of that
plan, the service radii have been reduced from 1'/z mile to 1 mile in high value districts such as the S.H.
121 and U.S. 75 corridors. Therefore, it is recommended that six stations serve the city at buildout, and
the proposed locations are noted on plate 8. Fire station location standards call for a three to five minute
response time(shown hypothetically as one mile and one and one-half mile service radii). With six
stations, the coverage will be quite good—equal to or better than that provided at neighboring cities. Cost
of construction, equipment and operation of a station is high and budgetary planning should be made far
in advance of the needs.
Present equipment includes a 1,500 gpm pumper, two 750 gpm pumpers, one 500 gpm pumper,
three monitor nozzles, two ambulances, an equipment van, and a chiefs vehicle. It should be noted that
the two 750 gpm pumpers are at least 15 years old and the recommended replacement is 20 years. The
500 gpm pumper is over 25 years old, and the city cannot receive key rate credit for this unit without
annual inspection. The city requires sprinklers in some commercial buildings based upon model fire code
7.5
regulations. In addition, both DLM and Intecom have installed fire pumps, and are fully sprinklered.
Park Maintenance and Animal Control
The present animal control shelter is located in Jupiter Park. The shelter location is good.
Expansion will be needed in the future to meet city needs. Expansion will impact the park and its use;
therefore, as new parks are completed, a site at Ford Park or the new regional park at Bethany and Allen
Heights should be designated for park maintenance. As growth to the west takes place, a second park
maintenance area should be developed at one of the new regional parks.
TABLE 39
EXISTING COMMUNITY FACILITIES
City of Allen
SITE
LOCATION
ACRES
MUNICIPAL COMPLEX
Municipal Annex
Police & Courts
Allen Library
One Butler Circle
Three Allen Civic Plaza
Two Allen Civic Plaza
29.821
Substance Abuse Prevention
102 S. Allen Drive
0.531
Central Fire Station
105 S. Anna Drive
1.0
Fire Station No. 2
1100 Exchange Parkway
1.0
Old Police Building
101 S. Butler Drive
1.0
Allen Cemetery
300 E. McDermott
Bray Central Water Tower
250 Raintree Circle
1.79
Stacy Road Pump Station
700 E. Stacy Road
5.974
Ferris St. Water Tower
Ferris and McDermott
Part of 2 Ac tr
Hillside Park Water Tower
F.M. 2170 and Hillside
10 Ac with park
Lucas Ground Water Storage
Tank
F.M. 2170 and F.M. 1378
4.458
7.6
TABLE 40
PROPOSED COMMUNITY FACILITIES
City of Allen
SITE
LOCATION
ACRES
Fire Station No. 3
Heritage Park Addition
0.8
Fire Station No. 4,5,6
See Plate 8
3.0
Elevated Water Storage Tanks
(3)
See Plate 8
3.0
Ground Storage Site
See Plate 8
5.0
Water and Wastewater Services
Water
Allen contracts with the North Texas Municipal Water District (NTMWD) for water and for
wastewater treatment. The NTMWD provides treated water to ground storage facilities at Lucas and
Stacy Road. From there, the city has responsibility for distribution to its customers. The city also has
an elevated storage tank near McDermott and U.S. 75.
Future facility requirements include three additional elevated storage tanks for a total of five, and
one additional ground storage tank site, for a total of three. A potential third delivery point is the Rid-
geview water line that is currently under construction by the City of Plano.
As development occurs, the city provides the water and storage facilities. Mains and service lines
are provided by the developer. Thus, the system expands as development occurs.
This land use plan has assumed that sufficient water will be available in the future for full
development. The city has developed a master plan for water distribution and storage, but the plan
should be continually updated.
Wastewater
The city of Allen also contracts with the NTMWD for wastewater treatment. The city takes
responsibility for collection of wastewater and delivery to NTMWD. There are no contractual limits on
volumes to be accepted at the treatment facility. Presently, wastewater is conveyed by gravity in the
city's collection system to lift stations at Cottonwood Creek and Rowlett Creek, and is pumped to the
treatment facility at Wilson Creek.
Some uses, primarily large lot residences, are on septic tanks. There are no known problems
from this at present. When sewer lines are available to these uses, they must hook up to them.
7.7
When development occurs, collection sewers are put in by the developer. The developer pays
the total cost of a sewer line, but those costs which exceed the cost of a 12 -inch line can be reimbursed
through a facilities agreement when funds are available.
The land use plan is predicated upon the assumption that sufficient wastewater facilities can be
provided for full development and that no weaknesses exist in the system which would require reduced
wastewater generation to avoid unreasonable public cost. A master plan for wastewater collection and
drainage has been constructed.
Stormwater
The stormwater system for Allen consists primarily of creeks and their floodplains, curb and
gutter, storm water, bridges and culverts. Since most of the planning area is undeveloped, creeks and
their floodplains carry most of the stormwater. As development occurs, runoff will increase.
Preservation of floodplains, as is current policy in the city, will be of considerable importance for
stormwater needs, as well as for other reasons. For urban development, full conformance with the city's
standards for stormwater systems should also be maintained. Stormwater regulations that are required
by the U.S. Environmental Protection Agency will be in the Environment Section, and they will
significantly impact city policies.
M.
URBAN DESIGN
In the late 1960's, the city of Allen was considered a small, rural community. In the 1990's, it
is a growing city, rapidly preparing for the coming expansion. By the year 2000, the city as we know
it today will not be recognizable. An appreciation for and attention to the urban design of the community
will make it a more desirable community and better place to live.
The central part of the city is characterized by a mixture of new retail and office buildings and
older edifices that denote a prairie style architecture. While many of the structures are dilapidated and
beyond repair, others have been or can be potentially restored.
The 1960's and early 1970's saw Allen emerging as a bedroom community. This growth has
accelerated into the 1990's. The quality and character of this growth has been met with mixed judgment.
While some residential developments are of a high quality, others are criticized for being unimaginative
and repetitive. Much of the commercial development is not of the quality one would have hoped for.
Industrial development, particularly the InteCom and DLM facilities has been carried out with much
greater care and attention to architectural and landscape detail.
While the analysis of existing development is mixed, the character and quality of the city is really
yet to be determined. Through 1991, only 3,054 acres or 19 percent of the total land area of the city had
been developed. Over 21 square miles is yet to see development for the first time. The key to the
quality of the urban design in Allen lies ahead of the city, not behind it.
The city of Allen has an excellent opportunity to positively affect the quality of development
within the city if it so desires. In order to achieve the desired quality, considerable thought must be
given to the city's role in urban design. How strict should regulations be? What issues should the
government regulate?
Current City Efforts
The urban design of Allen is being influenced by decisions and policies that the city government
has already made. The most important policy that will affect the quality of the city is the preservation
of the creek corridors and floodplains in their natural state. Careful management of the creeks and the
stormwater will provide the city with both an important element of its parks system as well as preserving
the most significant natural open spaces within the city. The protection of these natural corridors will
provide positive visual and environmental benefits to the entire city. Overall land development densities
will be reduced, existing vegetation saved, bicycle, and pedestrian linkages connecting neighborhoods
created. This is currently being accomplished through the implementation of the floodplain and
subdivision ordinances.
A decision to construct major thoroughfares as boulevards with landscaped medians will also have
an outstanding effect on the appearance of the city. The city has implemented such a policy on
McDermott Drive as part of the road reconstruction, and is an excellent example of an improvement
being attractive, functional, and affordable. Sharing construction and landscaping costs with developers
appears to be equitable since both parties benefit from an enhanced urban environment.
The revised Comprehensive Zoning Ordinance that was approved in 1987 represents a third
government action that is aimed at improving the quality of the city. The ordinance includes sections
regarding densities, floor area ratios (FAR), setbacks, landscaping, parking, and screening. The plan
development process appears to allow for better design but sometimes denser development through a
process of site plan submittal and review. This process is acceptable, as long as it truly results in a
higher quality of development within the city.
While the zoning ordinance covers many areas, it is not particularly strong in regulations for
quality development. It is recommended that corner design guidelines be approved for properties located
at the intersection of two major thoroughfares. Site plan regulations should be enhanced to include more
detailed lighting and landscaping standards.
The landscaping of the city is absolutely critical for an aesthetically significant pleasing urban
design. Landscaping should primarily be comprised of materials that are indigenous to the community.
For example, landscaping in New Mexico may consist of cactus, rocks, and adobe materials. In North
Texas, landscaping can be comprised of a variety of materials since there are a variety of ecosystems in
the area. Examples of hardy plants and trees include: bermuda, St. Augustine, asian jasmine, japanese
ligustrums, photinias, Stevens holly, bradford pear, cherry laurel, burford holly, pecan, cedars, post and
red oak, willowleaf holly, and yaupon holly. Any good landscape will feature a variety of plant species
in natural clumps and clusters. There might be a triangle of evergreen live oaks with hollies beneath,
or crepe myrtles underlaid with hollies. Upright junipers, red cedars, or magnolias also offer a visually
refreshing alternative.
As the city continues to grow, many other issues will become important. One of the most
critical, will be the redevelopment of the central business district (CBD) and the continuing development
of the municipal complex/civic center. While these are two different projects, their physical relationship
requires they be discussed together. At this time, the CBD does not make a positive contribution to the
urban design of Allen or provide an identity for the community. The completion of the municipal
complex/civic center and the recent improvements along McDermott should enhance the development
potential and create an identity for the CBD.
Another issue affecting both the actual character and the perception of Allen will be the
development of the U.S. 75 and SH 121 corridors. The density, height and setback of the buildings will
have a tremendous effect on the appearance of the city. Also important will be the care in site design,
selection of building materials, landscape treatment and signing. Site plan criteria along these corridors
should be separately established. The quality of the development will become more apparent in 30 or
40 years. Therefore, each project should be a positive community factor -both visually and as a
contributor to the city's tax base.
The design of other commercial /office areas (not seen by those passing through Allen on U.S.
75 or SH 121) is also important to the quality of Allen. Commercial nodes should be restricted to the
intersection of the majoi thoroughfares rather than the ugly strip commercial areas seen in too many
cities.
While these are major issues that affect the urban environment, other "details" are also important
and should be recognized. Attention to overhead wires and utility poles, parking setbacks and buffers,
M.
maintenance of right -of way, signing and landscape planting of major thoroughfares will combine to make
Allen an attractive city.
Goals and Policies
6.000 General Goal: Maintain a high quality of urban design and appearance in Allen.
6.010 Specific Goal: Preserve the scenic natural beauty of the creeks and aesthetic value of the
floodplains.
6.011 P/IS: All floodplains should be used as recreation or open space.
6.020 Specific Goal: Emphasize design standards in review of development projects.
6.021 P/IS: Enhance site plan and landscape requirements.
6.022 PAS: Require underground utilities.
6.023 P/IS: Enforce sign ordinances and encourage good sign graphics.
6.024 P/IS: Encourage variety of building materials and design in both residential and nonresidential
structures.
6.030 Specific Goal: Identify for historic preservation any historic sites or structures, including
archeological findings.
6.031 P/IS: Research historic sites and structures and determine means of preservation.
6.040 Specific Goal: Emphasize design standards for public projects and public lands.
6.041 P/IS: Develop design standards for public projects and public land holdings, including rights-
of-way.
6.042 P/IS: Include standards to minimize visual impact of water storage and pump facilities.
6.043 P/IS: Include standards to minimize adverse impacts of sewer projects on the environment.
6.050 Specific Goal: Control visual pollution with ordinances and regulations including signs, poles,
structures, drainageways and lighting.
Urban Design Plan
The city of Allen is in the unique position to provide direction to the quality of urban design in
the city. Wise decisions regarding communitywide systems have been made for the future benefit of all.
Other decisions will be required to insure that new development provides the desired image for the city.
These include the greater issues of density and scale, as well as detailed issues such as landscaping and
signing. Overall, the city must work to elevate the quality of both planning and design.
Floodplains and Tree Stands
A key element of this comprehensive plan is the preservation of creek corridors and their use for
recreation and open space. The city must be sure that the Floodplain Management Study is implemented.
For the preservation of the creek corridors to be successful, all development except utilities must be kept
out of the 100 -year floodplain as outlined in the study. The city should provide a carefully thought-out
development strategy for the floodplain that considers initial development and ongoing maintenance costs.
In order to maintain the environmental quality of the creek corridors, the city should implement
ordinances to control sedimentation. An erosion control ordinance, with guidelines for projects under
construction as well as completed projects, should be enacted. Detention ponds, sediment traps, diversion
ditches, silt fences, sodding of drainage swales/slopes, and site vegetation are all important factors
controlling erosion. Without such an ordinance, the city might find itself preserving creek corridors that
are no longer desirable.
Stands of indigenous trees and shrubs that are outside the floodplain ought to be preserved.
Zoning techniques and development guidelines that preserve these tree stands should continue to be
implemented. Fence rows should also be considered as worthy of preservation whenever possible. The
identification of existing tree stands on site plans or preliminary plats should be made part of the submittal
process. Existing ponds should be preserved as either parks or private lakes.
Development Desmon Standards
The challenge of designing future houses and nonresidential structures will be synthesizing the
traditional with the demands for energy conservation. The energy deficiencies of the late 1970's and
early 1980's may return as fossil fuels are depleted and if alternative fuels are not upgraded for efficient
use. It can be expected that increased use of solar energy, alternative housing such as underground or
pole frame, enhanced insulation, and geodesic concepts will be incorporated into future designs. The city
should encourage and take the leadership in promoting energy conservation in design and construction
so that the next fuel shortage will not be a crisis.
Residential and nonresidential buildings should be constructed in such a manner that diversity in
appearance and design is exhibited. Designing houses so that all dwelling units are not homogenous was
expressed in the written comments in the 1990 survey. This can be accomplished without expensive
architectural costs by including a variety of house plans, colors, and designs in each subdivision.
The zoning ordinance provides for general control of development within the city. In order to
aid the city in better understanding plan submittal and their physical and visual impact, additional
information could be added to the ordinance requirements. This includes a preliminary grading plan,
erosion control measures, the location of retention ponds when required, architectural elevations, and
street planting. The ordinance's requirements for screening walls, landscaping, and open storage are
good and these requirements should be equally enforced on all projects. The allowance of artificial
landscaping is unacceptable.
Those projects with the highest visibility along U.S. 75 and S.H. 121 should be of high quality
and density. Strict ordinances and regulations of signs, poles, overhead wires and drainageways in these
areas would not be unreasonable. Some regulation of these same factors in other parts of the city would
also be expected. The city must also evaluate a development proposal on the quality of its design and
not just if it meets the requirements of the zoning ordinance.
Public Project Design Standards
The design of public buildings and facilities in Allen should make a positive statement regarding
the city's position on quality development. The design of various city buildings including the proposed
city hall, civic plaza, fire stations, and parks are excellent opportunities to show leadership.
The city of Allen needs a center or core that provides an identity if it desires to become more
than another suburban community. This identity should be the central business district rather than the
commercial and office developments along U.S. 75. The core of the city can and should be anchored
by the city's civic center complex. The design should be integrated into the overall redevelopment of
the central business district.
The city must also show sensitivity in the location, design and maintenance of rights-of-way,
utility corridors, water storage and pump facilities. Visual impact should be a major factor in the
consideration of these facilities. The use landscape medians for the city's major thoroughfares is an
excellent beginning. The initial improvements and the ongoing maintenance of the median are important
in maintaining the desired quality. The medians can change in character in different areas of the city.
For example, a median in a residential area should be planted with canopy and flowering trees, ground
covers, and grasses. Medians in office or commercial areas should use decorative paving for the
groundplain rather than grasses and ground covers.
Landscape planting in other areas of the city are equally important. One of the simplest and most
valuable requirements the city could implement would be to require mandatory street tree planting in all
residential subdivisions.
Historic Preservation
Allen is one of the oldest communities in North Texas. The future of a city is tied to its heritage.
All structures that are worthy of preservation should be identified, restored, and saved for future
generations. In all the great cities of the world such as Paris, Rome, or London, the old is aesthetically
blended with the new. A utilitarian office building often stands next to a gothic or georgian edifice. Once
the historic structures have been identified, every effort should made to restore and save them for future
generations.
MR
ECONOMIC DEVELOPMENT
Recent years have seen the growth of economic development as a legitimate function of city
government in partnership with the private sector. Economic development for jobs, for needed goods
and services for residents, and for tax base to sustain the community have become so visible and
important that communities can no longer afford to leave them to chance. As an important part of the
North Dallas area growth corridor, Allen's efforts can be directed more toward influencing the quality,
mix and level of economic units, rather than offering incentives to lure industry or commerce into Allen.
Still, the market becomes continually more competitive and Allen is marketing itself and its advantages
in order to meet its long-range goals.
This chapter addresses economic areas of business and industry, as well as those institutions
having an economic impact, such as hospitals and colleges, and what steps Allen should be taking to
maximize its economic future. The Advisory Board report of 1990 is a separate document, and should
be referred to for further details concerning economic development strategy.
Goals and Policies
7.000 General Goal: Develop an economy that will generate jobs, provide shopping and service
opportunities and a strong financial base for Allen.
7.010 Specific Goal: The city should establish and maintain an aggressive posture in quality economic
development.
7.011 P/IS: Implement the adopted economic development strategy.
7.012 P/IS: Support and assist the Chamber of Commerce and Allen Independent School District in
their efforts.
7.020 Specific Goal: Encourage diversity in economic development.
7.021 P/IS: Provide for a variety of commercial, office and industrial land uses that will encourage
diversity in the economic base.
7.030 Specific Goal: Expand the tax base in order to achieve and maintain a balanced tax base among
residential, commercial, industrial and other land uses.
7.031 P/IS: Encourage retail near residential areas.
7.032 P/IS: Encourage office development in the CBD.
7.033 P/IS: Establish industrial parks.
9.1
Economic Development Program
In 1987, an economic development alliance was created between the City of Allen, Allen
Independent School District, and Chamber of Commerce. An economic development strategy was
formulated for Allen and a cornerstone of that recommendation was to promote economic growth, private
sector job creation, a diverse and viable tax base, and quality of life enhancements by cultivating a
favorable business environment in Allen. Three areas of major emphasis include long-range organization
and funding, existing business retention and expansion, and new business development.
The Allen Chamber of Commerce has as important role for economic development in Allen. The
chamber opened a part-time office in 1981 and in 1985 was opened full time. The chamber is directed
by a 17 -member board and in 1991 had 215 members. This office is open for technical assistance to its
members, prospective businesses, and citizens.
The city of Allen plays a major role in economic development both as a part of the Chamber of
Commerce and on its own. Often the first contact with a prospective business occurs when that business
approaches the city. The city hired a full-time economic development coordinator in 1990.
The Allen Independent School District's role in economic development is important due to the
educational support that it provides to the community which enhances the skills of the labor force and
elevates the quality of life.
Program
The major factors which will influence business and industry to locate in Allen will be:
• proximity to markets (both supply and demand)
• quality of life
• energy and land availability
• atmospheric climate
• labor costs
• union/labor relations
• business climate
• economies of scale due to urban agglomeration
• access to educational resources
• good support in the form of infrastructure and services
While these are not necessarily all the factors that may weigh on a business location decision, they
provide the city with a list, some of which can be influenced by community policies.
The 1990 survey respondents indicated a desire to attract high quality retail, offices and light
industry. Competition within the region and outside the region will be strong and much will depend on
the perception of Allen as a superlative place to live and work.
ON
Based upon this, the following targets are recommended for the city:
1. Work diligently to communicate with existing business and industry and to provide assistance
when needed.
2. Provide adequate industrial and commercial /office zoning land with graphic information
concerning land availability.
3. Emphasize infrastructure development (streets, water, storm water drainage, etc.) and services
provision as an economic development goal.
4. Emphasize quality and appearance factors in development (site planning, design, and architectural
quality).
5. Emphasize support of parks and recreation programs as an important barometer of the quality of
life.
6. Support the enhancement of both child and adult education programs such as manpower training,
skill development, and the like.
7. Develop a fast-track development review process as an incentive for high quality business and
industry.
8. Consider incentives for redevelopment of the area north of F.M. 2170 and east of U.S. 75, and
for the City center area.
9. Develop information bank of demographic and such important marketplace statistics as retail
sales, labor analysis, and absorption rates.
10. Project positive stance in marketing Allen as a location for quality business and industry.
11. Develop balanced housing market to ensure a diverse labor force to meet manpower needs.
12. Attract desired business and industry and continue the present proactive role.
13. Involve a full range of community leaders and resources in seeking business and industry.
14. Using community and industry leaders, strengthen Allen's contacts in the marketplace.
9.3
ENVIRONMENT
The beauty of the Allen countryside, the scenic view of Cottonwood Creek, the Rowlett Creek
Valley, the bluffs along Watters Creek, and the ponds along Mustang Branch, are aesthetic benefits to
the City of Allen. This natural environment is a priceless resource and every effort should be made to
preserve its qualities in future development. Food, water, and energy are precious resources that should
be available to future generations. Allen's citizens have demonstrated a strong willingness to support
their environment by implementing recycling programs, enacting a floodplain ordinance, and supporting
efforts to maintain a clean environment.
Goals and Policies
8.000 General Goal: Preserve natural resources and preserve a high quality environment in Allen.
8.010 Specific Goal: Encourage conservation of natural resources.
8.011 P/IS: Encourage conservation of trees, vegetation and water resources in all development.
8.012 P/IS: Provide guidelines to preserve and conserve natural vegetation and water resources.
8.020 Specific Goal: Minimize pollution in Allen including visual, air, noise and water.
8.021 PAS: Develop land beautification and maintenance plan to maximize visual appearance.
8.022 P/IS: Preserve a low level of noise through regulations, setbacks from major thoroughfares,
good site planning and building materials.
8.023 P/IS: Maintain high air quality standards in Allen.
8.030 Specific Goal: Provide flood and drainage control.
8.031 P/IS: Implement floodplain regulations and policies.
8.032 P/IS: Continue storm drainage emphasis in site planning, construction projects, and designs
standards.
8.040 Specific Goal: Prevent storage and generation of hazardous materials and waste.
8.041 P/IS: Develop regulations concerning hazardous waste.
8.050 Specific Goal: Develop organizational structure for environmental protection.
8.051 P/IS: Research role and character of such an organization and prepare recommendation.
8.060 Specific Goal: Provide for solid waste disposal.
10.1
8.061 P/IS: Work with proper authorities to ensure adequate methods and locations for disposal of
solid waste.
Environmental Program
Allen regulates many of the environmental elements through its development regulations, the
flood plain ordinance, or through other general ordinances. Presently, responsibility in city government
for environmental elements is spread throughout various departments, but the 1990 survey respondents
indicated strong support for a separate department for environmental protection.
Impact of Environmental Protection Agency Regulations
A. The Environmental Protection Agency (EPA) has announced (55FR47-90) that cities over 5,000
in population in 1993 will be required to be in conformance with three regulations: (1) obtain
permits for releasing storm water runoff into the nation's waterways; (2) submit management
plans to reduce pollutants in storm water runoff and; (3) prohibit illicit connections to storm
drains. Additionally, certain industrial and construction sites will have to apply for a storm water
discharge permit in November 1991.
These requirements will help to improve the quality of the nation's surface waters by reducing
pollution from storm water runoff—one of the leading causes of water pollution nationwide. This
is also called non -point source pollution. Storm drain water contains toxic metals, oil and grease
from pavement, pesticides and fertilizers, contaminants, and sedimentation; and is currently
released directly into our streams, rivers, and lakes. Consequently, the city will have to monitor
storm water quality, maintain the drainage system, and enhance storm water management.
B. A monitoring program for lead in water that is derived from leaded solder on copper pipes must
be implemented.
C. The existence of radionuclides may require amendments to the building codes that require sealants
to prevent the release of radon gas from the earth.
D. The Environmental Protection Agency sets standards on emissions, and the Council of Govern-
ments has indicated that Collin County will soon be identified as a non -attainment county
regarding ozone. The county will be given six years to come in compliance with the established
standards.
E. The Environmental Protection Agency (EPA530SW89019, Feb. 1989,p. 10) and the State of Texas
through the Omnibus Recycle Act have set a waste reduction goal of 40% by 1995.
Specific discussion and recommendations to address the items listed above and other issues are
provided below:
Stream Valleys. The streams, their floodplains and valleys are the principal natural
environmental resource. The Allen floodplain ordinance and the policy of preserving the
floodplain for recreation and open space use is being implemented through the subdivision
process. A study that was completed in 1987 delineated the floodplain under existing conditions
10.2
with ultimate flows. Existing conditions may change, which means final engineering calculations
must be completed at the time of development. Development and passage of sedimentation and
erosion ordinances are critical to the preservation of the creeks.
2. Wooded Areas. Most of the wooded areas are found along the creeks. Several substantial
wooded lots still remain throughout the city jurisdiction, principally on the McDermott and
Williams ranches. Some of these should be acquired as parks. Others can be protected through
the zoning process. Wooded areas should be clearly and accurately located on each zoning or
subdivision application, or on site and plot plans. Developments should preserve the trees and
tract grading should not be permitted. A small lot single-family subdivision in a major wooded
area cannot preserve the trees, but zoning practices such as clustering residences or incentives
(additional dwelling units given), should be implemented. An example of this policy was
accomplished in Planned Development No. 41.
3. Ponds. There are a number of private ponds or small lakes in the Allen countryside (e.g.,
Tomlin property, McDermott ranch, and in northwest Allen near Rowlett Rd. and 121). These
ponds should be incorporated into private developments or into the park system. They will
enhance the quality of life in the neighborhoods because they are ecologically sound and
aesthetically pleasing (See land use).
4. Air. Air quality is a regional issue in the Dallas area. The greatest contribution that the city
can make is to reduce traffic congestion (idle time), and control manufacturing emissions. Car
and van pooling, flexible work time schedules, intersection and roadway improvements, and the
composition of autofuels are among the strategies that cities can implement to reduce automobile
related pollution. Present zoning policies do not permit heavy industries that seriously degrade
the quality of the air, but the existing light industries and ones that Allen hopes to have will have
to control their emissions in order to conform with the EPA regulations. Although the Texas Air
Board city currently enforces air standards, the city should complement their authority whenever
possible.
5. Noise. Noise is a difficult problem in our urban society. It takes so many different forms: an
airplane on approach, a rock group practicing in their garage, or skateboards. Federal noise
standards must be met for projects which are federally funded; however, most communities do
little to control noise.
The major (or at least the most obvious) noise problems that Allen will face in the future will be
in those residential areas located near highways or industrial areas. While acoustical barriers,
berms, or certain construction materials can be used to control noise, the city will want to work
with the affected property owners and the state to resolve the noise issue.
For new development, the land use plan provides for future residential areas to be located away
from the major highway corridors. Strict adherence to this policy is important.
Over the long run, Allen may wish to pass and enforce a comprehensive noise control ordinance.
This has been done by many cities. It requires setting of acceptable ambient noise levels and
enforcement of those levels using scientific noise testing equipment.
10.3
6. Li htin . Night lighting of ballfields, commercial outlets and other such uses can be among the
most objectionable conflicts with the environment to a residential neighborhood. In the
development review process, uses requiring major lighting should only be permitted where they
will not adversely impact residences. Lights for parking areas and buildings should be at a
reasonable level and carefully shielded so that they do not impact residential areas. This is
particularly true of residential subdivisions which back up to commercial parking lots. Site plan
requirements should be enhanced to address lighting.
7. Hazardous Wastes. EPA regulates disposal of hazardous wastes. Some regulation of routes of
hazardous waste carriers is done by the state (Texas Water Commission). Allen has no
regulations other than in the broad public health and safety authority. The city has emergency
procedures for a spill or other such crisis. The city should prepare a plan to cover routing and
emergency response. Since some of Allen's existing and future businesses will probably have
hazardous wastes as a by-product of their process, the city will need to develop a policy for
industry and, where permitted, work closely with industry to insure safe storage and transport.
The city needs to be prepared to augment the monitoring performed by the Texas Water Commis-
sion.
8. Solid Waste. The city contracts with a private firm for trash collection. It is also a member of
the North Texas Municipal Water District NTMWD, which is responsible for permanent solid
waste disposal. The solid waste is then transported to the Maxwell Creek landfill near Wylie.
This site is expected to be filled in 1994. The landfill will then be moved either to a location
near McKinney or one that has not been identified at this time. In either case, a twenty year life
expectancy is projected for the new landfill. What then? It is obvious that a comprehensive solid
waste management plan must be adopted for the city as soon as possible.
The city currently generates 42 tons of waste per day, which means at the current rate, a reduc-
tion of 16.8 tons per day is needed to satisfy EPA and State regulations. The city started a recy-
cling program in March 1991 and in six months, the city recovered 56 tons of recyclable
materials, which represents a .7% reduction. A good start but much more is needed. NTMWD
charges the city according to its contribution to the total solid waste deposited by the member
cities. Consequently, the more the city recycles, the less it is charged to deposit solid waste.
A typical distribution of waste materials that is taken from national surveys is as follows:
10.4
distribution of
caste material
by weight*
Plastic
Glass
Food
Miscellaneous Debris
Metal
Yard Waste
Paper
'National figures
Source: Franklin Assoc., 1988. Characterization of Municipal Solid Waste in U.S.,
1960-2000. Washington, D. C.: U.S. Environmental Protection Agency, p. 21.
Studies completed by the city of Plano indicate that yard waste constitutes an even larger
percentage of a typical day's waste than the national figures suggest. Therefore, at least 59% or
higher of the waste generated each day are from materials (paper and yard waste) that are highly
recyclable.
Waste reduction can be achieved through waste minimization and through recycling. Waste
minimization alludes to reducing the amount of materials entering the waste stream by voluntary
and mandatory programs to eliminate the generation of waste. Recycling refers to the process
of converting discarded used surplus by-products and other elements of industrial, commercial,
and residential solid waste into valuable new raw materials and products.
Projections by city staff indicate that if no efforts are made to minimize source reduction or
recycling, the amount of waste will increase from 42 tons per day to 69. Most of this increase
will be due to a larger population and employment base. However, a 10% rise in minimization
efforts concomitant with a 40% increase in recycling will reduce the amount of solid waste to
34.5 tons (even with the projected increase in population and employment).
10.5
Impact of Proposed EPA Waste Reduction
Targets on City of Allen
Solid Waste Estimates
Tons/Day
80
70
60
50.
40
30
20
10
0
1991
Waste Reduction Through Recycling
1993 1995 1997 2000
- Source: City of Allen, Department of Community Development
- Assumes population estimates of city staff.
- Assumes 10% annual increase in recycling to a maximum of 40%.
- Assumes 10% increase in source minimization.
There are various opportunities for citizen participation in managing the solid waste of Allen.
Residences and businesses can manage yard debris such as grass and leaves through composting
or letting them stay on the lawn, and they can also recycle aluminum cans, glass, newspapers,
and plastics. Selective consumerism and the purchase of recycled products would contribute to
an enhanced solid waste management program. These strategies allude to the purchase of
reusable and recycled products.
9. Storm water drainage. Alternative strategies to address this issue include the reduction of
pavement, increased landscape regulations and setbacks, open drainage, retention ponds, soil and
erosion control devices, floodplain management, construction standards, and open space planning.
One of the assumptions of the above strategies is that a reduction in storm water runoff and
sedimentation will enhance the quality of the water in the streams. The city has already enacted
an ordinance to facilitate floodplain management, and the parks policy implements sound open
space planning by encouraging parks to be adjacent to floodplains whenever possible. In this
manner, a buffer is provided between the floodplain and the more intense uses.
10.6
HEALTH AND HUMAN SERVICES
Three areas—health facilities and services, human services and educational services—are
addressed in this chapter. The city's role in each of these areas will vary greatly. In a city such as
Allen, it is unlikely that the city will be or will want to be the chief provider of services; yet each of
these areas will play an important part in making Allen a high quality community that meets the needs
of the residents.
Goals and Policies
9.000 General Goal: Make high quality health care and needed human services available to residents
of the city.
9.010 Specific Goal: Support the Collin County Community College District.
9.020 Specific Goal: Provide needed continuing education to the community.
9.021 P/IS: Support the Community Education office of the Allen Independent School District.
9.022 P/IS: Support the continuing education division (Enterprise Office) of the Collin County
Community College.
9.030 Specific Goal: Continue providing city paramedic services.
9.040 Specific Goal: Strive to provide a city free of chemical dependency and abuse.
9.041 P/IS: Research options to the city and public/private groups in achieving this goal.
9.042 P/IS: Support the Allen Substance Abuse Prevention Office.
9.050 Specific Goal: Encourage the provision of child care services by churches and other pbulic
institutions, or by private industry.
9.051 P/IS: Research child care needs and develop a program to accomplish this goal.
9.060 Specific Goal: Establish health and human services office in city government.
9.061 P/IS: Determine options for this office and identify program structure.
9.062 P/IS: Support the existing health inspection service.
9.070 Specific Goal: Encourage the selection/reservation of a site for a future full service community
hospital.
9.071 P/IS: Conduct feasibility study to establish need, full or limited service, and provide
implementation schedule.
Health Facilities
Collin County has five hospitals: HCA Medical Center of Plano, North Texas Medical Center
North Campus, North Texas Medical Center Westpark Campus, Physicians Regional Hospital in Wylie,
and Presbyterian and Children's Healthcare Center in Plano. The City of Allen will probably not have
a hospital constructed within the city limits until it reaches a population of 50,000, which is expected
around the year 2005. By that time, the trends in health services—hospitals, in particular—may be clearer
and the city's opportunities easier to delineate. If it is feasible to have a hospital in Allen, a site that is
centrally located with good access to U. S. 75, S.H. 121, and the major street systems will be needed.
It should be around 40 to 60 acres in size, with ample area for medical offices.
There are approximately 17 primary care physicians (one per 1,150 persons) and fifteen dentists
(one per 1,300 persons) in Allen. According to Dr. Tony Vita, the city health officer, the ideal number
of primary health care physicians should be 1 per 1,000. Consequently, Allen is within reasonable limits
of the national standard. The number of dentists per capita in Allen is greater than the 1 per 2,000 state
ratio, and is adequate coverage for the dental health of the community. This ratio will probably be
maintained as the population grows.
Health care today is tied closely to the medical insurance industry. Changes are occurring quickly
and even those in the field are uncertain what the health care industry will look like 20 years from now.
According to recent polls, the rising cost of health care is one of the most important domestic issues
facing America today. Proposed federal and state legislation could change the delivery of health services;
therefore, social planning efforts should keep abreast of pending legislation. The major trends which are
visible today include greater use of small, conveniently located, diagnostic/ambulatory care centers to
supplement hospital facilities, greater need for hospital outpatient facilities, increased emphasis on
emergency service with around-the-clock, full time medical staffing, and increased use of paramedic
services by cities as an extension of the hospital.
The survey indicated a need for a 24-hour urgent health care facility in Allen, but the current
economic feasibility of having one appears to be limited. However, the city should continue to encourage
this type of facility.
Ambulance and paramedic service is available from the city, and is operated by fire department
personnel. All of the firefighters have EMT training, and twelve of them already have paramedic
certification with three more expected to be trained in January 1992. Paramedic education is received
through the Collin County Community College. The city is under contract with HCA Medical Center
of Plano to serve as the bay station control during emergencies.
Health Inspection
Health inspection is an area that was identified in the 1985 Comprehensive Plan as a service that
needed enhancement. Since that time, a full-time registered sanitarian has been hired by the City of Allen
Department of Community Development. Day care centers, swimming pools, restaurants, schools,
mobile food vending, foster homes, food establishments, insect and rodent problems, and solid waste
complaints are regularly inspected. A median health score of 88 or above has been consistently
maintained by the food establishments.
11.2
Substance Abuse Prevention
The 1985 Comprehensive Plan identified substance abuse prevention as an important goal that
the community should attain. The City of Allen and Allen Independent School District hired a full-time
coordinator and an administrative assistant for this program in 1988, and over 1,000 adults and 3,100
children have participated in either peer pressure reversal training, kids connection skills for living, or
the Developing Capable People program. The adopted mission statement that the Allen Substance Abuse
Prevention implements is "Dedication to promoting positive family relations, and increasing productivity
in the work place, and developing happy drug free children and adults by supporting existing programs
and activities that will foster greater community awareness and involvement in order to prevent, reduce,
and disrupt the use of alcohol and other drugs."
Child Care
A majority of Allen households (60%) reported that both spouses are employed in the 1990
survey, and that number is expected to increase. There are 9 day centers in Allen, 41 registered family
homes, and numerous child care givers. Consequently, the need for day care for children exists and is
expected to increase. The Allen Independent School District has initiated an extended after school care
for children at Reed School. It is anticipated that this program will be expanded to other campuses and
will eventually include a before school day care program as well. The school district also has plans for
enhanced teenage activities and programs. On-site industrial day care should be encouraged and
supported (1990 Comprehensive Plan Survey).
Human Services
Human services include the broad range of health services and social services needed by the
citizenry. These needs vary greatly from city to city. As a suburban community, Allen is unlikely, for
at least several generations, to have to address the serious dysfunctional problems of an inner city such
as Dallas. However, there are social problems that face Allen today! The 1990 survey indicated that 8%
of Allen households have incomes less than $25,000, and 3.9% are projected to have low incomes in the
year 2,000. Allen Community Outreach, which is the primary social service agency in Allen, served
5,588 unduplicated persons residing in Allen (28% of the population) during 1990. This service delivery
is accomplished with one full time and two part time staff members and most importantly, over one
hundred citizen volunteers.
Many of these cases have resulted from personnel reductions and corporate cutbacks at regional
companies. Their clients are primarily in the 20-40 age group, and reflect the racial and professional
composition of the community. Consequently, their client base is primarily white and includes white
collar workers, which extends far beyond the traditional indigent groups. The commitment of Allen
Community Outreach is to the improvement of the quality of life through the provision of basic needs,
specialized programs, and independent living skills.
Over 20 different programs are provided by this agency, and they include information and referral
for the food pantry, clothes closet, social services, and indigent health care; the job bank for resume
writing, counseling, and placement; emergency assistance for rent and utilities.
11.3
Churches have been extremely supportive of the social service network by providing volunteers
through the Allen Ministerial Alliance for the food pantry and clothes closet.
Collin County offers the Women, Infant, and Children (WIC) program, prenatal care,
immunizations, sexually transmitted disease clinic, and indigent health care.
The Texas Department of Human Resources administers the Aid to Families with Dependent
Children program and food stamps. Medicaid and medicare is administered through the Social Security
Administrtion.
Immediate social needs of the Allen community in which there are critical shortages in resources
include elderly day care, mental health, and transportation for those that are unable to drive.
From study of the projected demographics of Allen and the national, state and local trends, some
projections can be made of the general areas where need is most likely to be. Over the next decade,
Allen will continue to be a city of young to middle age, upwardly mobile families—many having two
income earners. To this demographic profile will be added an increasing number of low to moderate
income families, single adults, single parents, and senior citizens. The most likely areas of need appear
to be: (1) alcohol and chemical abuse programs, (2) teenage need programs, (3) single adult programs,
(4) family counseling, (5) child care and latch key programs, (6) single parent programs, (7) senior
citizen programs, and (8) abuse -assault crisis help.
The needs described above and others that are certain to emerge will probably be provided by
many groups. What then should be the role of the city in the human services area? The city's first step
should be to communicate and coordinate with the school district and private agencies in identifying and
facilitating community involvement in solving these problems. The city will be limited in its ability to
be directly involved in the resolution of these problems, but it can provide information and act as a
catalyst for meeting the social needs of the community:
Educational Facilities
Allen Independent School District
This plan includes an element on facilities for public schools (See the Communities Facilities Plate
8). Park and school sites should be adjacent to each other whenever possible to enhance the efficiency
and effectiveness of the facilities. The importance of a high quality public school system to the future
of Allen cannot be overstated. The Allen Independent School District serves most of the City of Allen.
Portions of the future city are in the Plano, Lovejoy, and McKinney school districts.
Every effort should be made by the city of Allen to support and assist the Allen Independent
School District in meeting its educational goals. This should consist of: (1) working to strengthen the
tax base within the school district, (2) working together with the school district to reserve sites for schools
as a part of the development review process, (3) coordinating location of schools and park facilities, and
(4) coordination of bond issue proposals.
11.4
Higher Education
Collin County Community College has two sites in its system (Spring Creek Campus in Plano
and the McKinney campus on S.H. 380.), and a third undeveloped site has been purchased in Frisco.
Collin County operates under an open door admission policy, which states that all adults that are 18 years
or over with a high school education or equivalent are eligible for enrollment. Other students can be
admitted if special requirments are satisfied.
The availability of graduate level research, development, and training facilities is a critical factor
in many corporate location decisions. Whenever possible, Allen should support the expansion efforts of
these types of facilities at the University of Texas at Dallas, Southern Methodist University, and
University of North Texas. A satellite facility of one of these universities, both on the undergraduate and
graduate levels, should be encouraged to locate in Allen.
Adult Education
The average college education for students today is expected to be obsolete in ten years without
continuing training and career enhancement strategies. Middle age wage earners who are not close to
retirement are finding themselves without jobs as the economy becomes restructured because of changing
technologies. Communities in the "Rust Belt" states have experienced severe unemployment as new
technical processes have been introduced into the economy. Efforts should be made to avoid similar
problems by encouraging adult manpower training programs.
A substantial portion of this goal is being accomplished by the Community Education program
of the Allen Independent School District where over 5,000 adults were enrolled in their classes during
1990, and that number is expected to double in the next five years. Their focus is on job enhancement
and life skills. The city and school district should work closely in identifying the job training needs of
the citizens.
11.5
GOVERNMENT SERVICES
Existing_ Services
The City Charter of the city of Allen approved in 1979 provides for a city manager form of
government with five basic departments: Police Department, Fire Department, Public Library
Department, Public Parks and Recreation Department, and Public Works Department. In addition, the
Charter provides for additional departments to be established by ordinance, at the discretion of the
Council. The Community Development Department and the Finance Department were formed under this
proviso. The positions of City Secretary, City Attorney, and Tax Assessor are appointed by the City
Council.
The changes in population that have occurred since 1970 are reflected in the size and scope of
municipal government. City government has grown in both employees and budget as shown in Table 41
below:
TABLE 41
GOVERNMENT GROWTH COMPARISON
City of Allen, Texas
1969-1970'
1979-1980'
1983-19842
1990-1991'
Population
1,940
8,314
11,500
19,600
Employees
54
234
704
130
Approximate
General Fund
Expenditures
41,000
743,000
3,000,000
9,244,000
' Audits for Fiscal Years ended 1970, 1980 (June -May)
2 Budget for Fiscal Year 1983-84 (October -September)
3 Budget for Fiscal Year 1990-91 (October -September)
4 Estimated
Not only do more people need services, but as a city becomes more urban in character, a higher
quality and level of services is desired by residents. Traditionally, expansion of facilities and services
in response to population growth proceeds in concentrated periods of action followed by periods of catch
up, as demand and provision of facilities are balanced. For example, provision of a sanitary sewer line
will often follow a period of great need. After the trunk line is constructed, the demand will be met for
some time until a new increment of demand spurs the need for additional facilities.
Today Allen is providing a level of services and facilities to the city that far exceeds those
provided to a much smaller city in 1970. Both facilities and service needs will continue to increase
dramatically in the growth decades ahead and probably will not level out until well into the 21st century.
Increases in personnel, equipment facilities and the budget necessary to provide for them can be expected.
The tradeoffs to Allen are the level of facilities and services the resident is willing to pay for.
12.1
During the present fiscal year(1991-1992), Allen has a full-time staff of 130 persons and 22 part-
time, an operations budget of $9,243,644, and a total budget of $12,514,164. This represents a minimal
staff and budget level for a city of Allen's size, growing at the rapid rate Allen is (See Table 41). The
greatest element of the operating budget is for public safety (31.4%), particularly police protection (17.7)
followed by fire protection (13.7). The major capital expenditure areas have been for infrastructure and
public buildings.
Goals and Policies
10.000 General Goal: Provide a high level of government services in a cost-effective manner and within
the financial constraints of the city.
10.010 Specific Goal: Provide quality governmental services in the areas of fire protection and
prevention, police, water, emergency ambulance, street maintenance, sewer and wastewater,
library and others.
10.011 P.IS: Provide a high level of administrative services and adequate staff to deliver those
services.
10.012 P/IS: Work with NTMWD to keep ahead of the needs of Allen for water, sewer and
wastewater facilities and service.
10.013 P/IS: Continue providing emergency ambulance service, with full-time paramedics and
intensive care ambulances, to keep pace with growth.
10.014 PAS: Improve substandard streets to a maintainable condition.
10.015 P/IS: Provide adequate maintenance for all city streets.
10.016 P/IS: Use the Texas Library Standards as guidelines for library facilities and services.
10.017 P/IS: Improve brush pickup, making it more convenient for the customers and diverting it from
the municipal waste stream.
10.018 PAS: Provide a high level of fire protection, with adequate full-time staff, fire fighting
equipment and overhead storage, as population growth requires.
10.019 P/IS: Emphasize fire prevention as needed to keep pace with growth.
10.020 P/IS: Provide a high level of police protection, expanding the department to keep pace with
growth.
10.021 P/IS: Expand and improve neighborhood crime watch, public awareness, youth education and
public involvement.
10.030 Specific Goal: Encourage public utilities to provide quality services, including gas, electric,
telephone and cable television.
12.2
10.031 P/IS: Work with each of the above public utilities to identify any problem areas and seek
solutions and improved quality.
Government Services
Observations and Recommendations
This government services section is not to set out a plan for restructuring of city government in
Allen. Such a plan is hardly necessary. The city has successfully provided services with modest financial
resources and will continue to do so, altering the governmental structure to meet the needs of its
residents, as such needs become evident. Rather, this section is designed to provide a listing of some of
the future needs, from the comprehensive plan perspective, to help city officials in planning for the
provision of public services in the future.
Short -and -Medium Range Needs
1. The city should have personnel trained in drafting and Geographic Information Systems (GIS).
A mapping system that meets the needs of all city functions ought to be implemented as soon as
possible in order to enhance service delivery.
2. Traffic engineering assistance is needed. This service can be obtained on a part time basis
through a private consultant. The city currently utilizes the Council of Governments, but their
future availability can not be assumed if development activity increases.
A secondary thoroughfare plan is needed that must be determined by a thoroughfare forecasting
model which performs trip generation, distribution, and traffic assignments from land use and
demographic assumptions identified in the Comprehensive Plan. A set of geometric designs for
alignments of thoroughfares should be established. Identification of problem links and
intersections along with recommended improvements should be compiled and maintained.
4. Water and sewer construction capabilities are needed in order to enhance the existing system as
required. Inhouse capability is preferable because of frequent emergency needs.
5. Increase staff skills and capabilities through informal and formal training. Rapidly changing
technologies dictate that continuing education be offered to employees. Efforts to improve
employee productivity through retraining are a prerequisite for enhancing service delivery.
6. Update the city's accounting system by providing costs according to functional categories rather
than simple line items. This will reflect the true cost of services and assist policy makers in
determining the efficiency and effectiveness of programs thereby enhancing service delivery.
12.3
TABLE 42
GOVERNMENT SERVICES
Cit of Allen
1991 FT 1991-92 BUDGET % OF
EMPLOYEES EMP BUDGET PER OPER.
POP BUDGET
DEPARTMENT FUNCTIONS FT PT/T PER ($000)
1000 P
t Ma or/ Cit Council 1 8 NA 180 9.2 1.9
General Governmemn
y y
City Secretary
Elections
City Administration
Mgmt/Adm of City Government
5
Legal
Solid Waste
Community Develop-
Planning
9
ment
Code Enforcement
Capital Improvements Admin.
Health
Police Department
Police Protection
35
Animal Control
Court Clerk
Dispatching
Municipal Court
Fire Protection
31
Fire Department/
Fire Marshal
Paramedics /Ambulance
Fire Prevention
Civil Defense
High Weed/Grass
Enforcement
0 1 .3 1 1,172 1 59.8 1 12.7
0 1 .5 1 384 1 19.6 1 4.2
1 1 1.8 1 1,635 1 83.4 1 17.7
0 1 1.6 1 1;272 1 64.9 1 13.7
N
Ln
TABLE 42 (Continued)
1991
FT
1991-92
BUD-
% OF
EMPLOYEES
EMP
BUD-
GET
OPER.
DEPARTMENT
FUNCTIONS
FT PUT
PER
GET
PER
BUDGET
1000 P
( $000)
POP.
Public Works
Planning and Maintenance
23
0
1.2
3,105
158.4
33.5
Department
of Sewer System
Planning and Maintenance
of Water System
Construction and Maintenance
of Streets
Construction and Maintenance
of Storm Drainage
Street Lights
Street Signs
Parks and Recreation
Planning and Construction
15
4
.8
754
38.5
8.2
Department
of Parks and Facilities
Maintenance of Parks and
Facilities
Recreation Programs and
Activities
Library
Library
5
8
.3
319
26.3
3.5
Finance Department
Management of Financial
3
0
.2
256
13.1
2.8
Resources
Economic Development
Economic Development
1
1
.05
80
4.1
.9
Substance Abuse
Substance Abuse Prevention
2
0
.1
87
4.4
.9
Prevention Office
TOTAL
130
22
6.63
9,244
472
100
DEBT SERVICE
3,271
NA
NA
GRAND TOTAL
12,515
NA
NA
Population estimate for July 31, 1991, of 19,600 persons.
7. Provide a personnel function, but not necessarily a department, that coordinates employment
records, insurance, and job announcements.
8. Utilize the city's computer technologies in developing a database of information so that inquiries
regarding complaints, service delivery, demographics, economics, or other statistics can be
answered by any city employee.
9. Utilize the city's survey technology to obtain feedback for service delivery. While private
enterprise can look to the income statement to determine their effectiveness, the city must obtain
feedback through alternative means such as surveys and suggestion solicitations.
10. Provide referral and support to Allen Independent School District and Allen Community Outreach
in provision of a health and human services referral system.
11. Provide higher level of library services through integrated technologies with area libraries,
additional resources, and program development. Libraries will be at the forefront of the
information revolution and will be play a key role in providing continuing education and
retraining to the citizens.
12. Be proactive in marketing the services of the city.
13. Enhance recycling program to reduce solid waste at rates that are consistent with federal and state
standards.
14. Improve quality of stormwater drainage through prescribed methods and procedures.
15. Implement advances in fiber optic technology to enhance citizen accessibility and communication.
The Public Utilities
The survey indicated that there is general satisfaction with the electric, gas, telephone, and water
utilities. This represents an improvement over the 1984 survey when criticism concerning the telephone
company was expressed. This can be attributed to the inclusion of Allen into the metropolitan phone
network (EAS) and the installation of electronic software such as call forwarding and call waiting. There
appears to be some dissatisfaction with the cable service in the 1990 survey, which is precipitated by
service interruptions and lack of program variety.
12.6
IMPLEMENTATION GUIDELINES
Like a major private corporation's plan, implementation of a plan for a community involves many
groups, many projects and programs to accomplish it. Critical to success is the coordination of all these
elements so that efficiency is built into the entire system. This section provides an overview of the
opportunities for implementation, specific implementation steps, and discussion of the planning process,
as well as provision for updating.
Implementation Groups
The plan for Allen consists of actions which will involve all elements of the community. The
entire community has a responsibility and an opportunity to truly implement the plan. Listed below are
the key groups and comments about their part in the process.
City of Allen - The city government in Allen has the major role in implementation. This
implementation is executed by the City Council, the Planning Commission, the various boards
and commissions and the city staff. Actions may include regulatory decisions, implementation
projects, provision of information, and administration of city policy on behalf of the City
Council.
Allen Independent School District - As an autonomous body, the school district has responsibility
for actions in the educational field and within its district. Because of the interrelationship
between schools and parks and recreation, as well as all community activities, there is a strong
role of coordination between the school district and the city in addition to the specific actions for
which the district has responsibility.
Chamber of Commerce - The Chamber is the chief private economic group in the city. It has
both a lead and coordinating role in many areas of the plan.
Allen Community Outreach - Many of the human services actions are provided or are referred
by this organization.
Residents of Allen - The support of residents of Allen is essential to any successful implementa-
tion.
Business Community - As with the residents of Allen, the business community has an important
part in the overall implementation program. Full support of the business community will be
needed.
Developers in Allen - While most developers are not residents of Allen, because of their role in
the building of Allen, they have a very important and far reaching role to play.
13.1
Goals and Responsibilities
The major responsibilities for implementation descend upon the Allen City Council, although in
many instances the City Council will delegate the responsibility to either an appointed commission or the
city staff in administration of the city's policies.
There are several areas where implementation is a primary responsibility of a group outside the city.
These areas are: health and human services, public utilities, and education.
Implementation Tools
The comprehensive plan serves a variety of functions. It serves as a guideline for the land use
decisions and the transportation routes recommended. It serves as the basis for delineation of projects
needed to bring about the development of the community and it specifies a variety of policies which will
need to be followed for the community to obtain the high quality development it desires. Major
implementation tools fall into two basic categories: administration and fiscal.
Allen presently has a number of regulations in place which govern land development. These
include zoning, subdivision regulations, the building code, and other miscellaneous ordinances. The
design of these regulations to meet the goals of the community and the administration of those regulations
by appointed commissions and by city administrative staff is an important part of the overall
implementation.
At the same time, many of the projects and programs within the plan itself involve funding. The
major funding source for programs is the city budget or the budgets of the other participating entities
including the school district, the Chamber of Commerce, Allen Community Outreach, and public utilities.
Some actions in the form of projects are too expensive to be funded out of the operating budget and will
have to be funded by a capital bonds program. Some can be funded with water revenues or accumulated
funds: however, in most instances, some method of financing other than the operating budget is needed.
This will require a continued reliance upon bond programs which will provide funds for major project
development. The city has approved bond issues in the past which have been instrumental in the
construction of major improvements. Development and approval of a bond issue will be needed if this
plan is to be implemented successfully.
In addition to the public improvements described above, the private development community will
participate in the costs for many of the infrastructure improvements for the developing city. The extent
to which participation is set in city policies and is administered by city government.
Regulatory Recommendations
In order to accomplish the goals and policies of the plan, a number of minor revisions to the
zoning ordinance or the process should be considered. They are:
1. Add provision for new housing types and products as market conditions and styles
change.
13.2
2. Extend site plan requirements to include: (a) location of major woodlots
and treatment thereof; (b) architectural elevations, where appropriate
(particularly high visibility areas such as the U.S. 75 and S.H. 121 corri-
dors and local retail and office areas which will impact neighborhoods);
(c) expansion of site plan requirements to include all major develop-
ments. (This is presently being accomplished through extensive use of
the planned development and the specific use permit processes; however,
the commercial and light industrial districts are not included in this
process); (d) submittal of grading plans, where such are appropriate
(particularly near stream valleys), and (e) consider the liberalization of
the site plan process so that the review process is completed by staff
only. Commission and Council approval should only be necessary for
highly visible sites such as frontage along freeways.
Broader use of certificate of occupancy for changes in use or occupancy.
4. Use of joint public hearing when appropriate.
5. Enhance the landscaping and illumination standards of the Comprehensive Zoning
Ordinance.
6 Continue the procedure of neighborhood district planning, review, and
analysis as part of the zoning process. This procedure has been
successful in providing staff and the governing bodies a systematic
framework for analyzing zoning cases.
7. Some form of administrative or operation policies should be assembled in writing
by the city for zoning, site plan, and plat reviews. These could range from
policies on required access to such areas as treatment of air conditioning
condenser units. A checklist could then be prepared by the staff for the Com-
mission and Council, showing that the applicant has or has not met the policy.
Consideration should also be given to change of zoning to planned development for the light
industrial corridor from Bethany to city property and for the future mixed use area at FM 2170 and the
frontage road.
The subdivision regulations should also be amended to require the applicant to show the location
of wooded areas and treatment of them.
The city should provide controls over erosion and sedimentation, particularly in close proximity
to the stream valleys. An erosion and sedimentation ordinance would provide this needed control.
Review and Update of the Comprehensive Plan
Preparation of this plan and its implementation are but one step in the continuous planning process
employed by the city. The successful activities and actions of the plan must be continually monitored.
13.3
New detailed studies of areas of the plan should evaluated and designs prepared, partial updating should
be done when the need arises, and the plan redone at least on a ten year schedule. There are four key
elements of the planning process:
1. Plan Evaluation
Plan evaluation should completed every year. This should be undertaken so that the budgeting
and planning processes are integrated in order to ensure adequate resources are allocated to each
item. The major emphasis should be to review the goals and policies and an evaluation made to
the extent to which the plan has been carried forward. A chart should be prepared for assigning
the responsibility for implementing each goal to the responsible agency -City of Allen, Allen
Independent School District, Community Outreach, Chamber of Commerce, and the like. It may
well be that in some of these instances, a recommendation may come forth for amending or
adjusting the plan in order to better meet the goals of the community.
2. Partial Update
Given the growth anticipated, a partial update should be completed every five years. This update
would consist of reviewing the the broad area that the plan has addressed and identifying those
areas which should be reconsidered. This could be done for one area of the city such as the
Central Business District or some of the neighborhood districts.
3. Major Update
Again, given the growth anticipated in the city, a major update should be made at least every ten
years. The changes that are occurring in the metropolitan area and the impact of those changes
on the city of Allen necessitate rethinking on a regular schedule the directions Allen wishes to
go.
4. Continual Planning
The Comprehensive Plan has identified a large number of needs for further study and detailed
design as a part of the planning process. These are needed to implement projects and programs
and are described more fully in the section which follows.
Continual Planning
The following should be undertaken over the next five years to more specifically define projects
and programs identified in the plan:
1. Solid Waste Management Plan
2. Detailed CBD plan to determine future thoroughfare designs and land uses
3. Urban design guidelines for U.S. 75 and S.H. 121 development
4. Research energy conservation measures for housing, government operations, and transportation
13.4
5. Explore opportunities for mass transportation and station placement
6. Develop an information strategy that addresses the information needs of the community
7. Bike and pedestrian transportation plan
8. Health and Human Services Plan
13.5
APPENDIX A
MAJOR FINDINGS OF THE COMMUNITY SURVEY
COMPREHENSIVE PLAN UPDATE SURVEY
REPORT SUMMARY
► Quality of life issues such as water and sewer, trash and litter, noise and
housing disrepair, enjoyed overall satisfaction.
► Congested on -street parking, weeds and grass, and stray animals, were
minor problems citywide.
► Library and park use is high regardless of income, quadrant, and length of
residence.
► No direction given for greenbelt linear parks.
► Support for additional passive parks.
IN. Opposition to additional active parks.
► In general, additional parks are supported.
► Ford Park is most frequently used of all Allen parks.
► Age of head of household influences park use.
► Neighborhood parks used by households throughout the City.
► Majority think neighborhood is stable or improving.
► Most frequent choice for price of house is $80,000 to $100,000.
► Continue similar single family land use pattern.
► Continue similar multi -family land use pattern.
► Support for either similar or more commercial land use.
► Support for more industrial land use.
► Continue similar office land use.
► Continue similar public land use.
► Support for encouragement of local retail, family restaurants, business
office/business operations, and light manufacturing.
IN. Opposition to encouraging regional mall, fast food restaurants, fine food
restaurants with or without clubs, hotels and motels, warehousing and
trucking, medium industrial, and heavy industrial.
► Majority of respondents indicate use of recreation center, parks, outdoor
swimming pool, bike paths, and open space.
► Significant percent of respondents would use indoor pool, ball parks,
tennis courts, basketball courts, children's recreation programs, teenage
recreation programs, adult recreation programs, jogging paths, and golf
courses.
► Nominal use indicated for horseback riding paths.
A.i
COMPREHENSIVE PLAN UPDATE SURVEY
SUMMARY 1991
► Nominal use indicated for senior citizen programs, but majority of respon-
dents 60 and over use program.
► Support of user fees for recreation center, indoor pool, outdoor pool,
tennis courts, children's recreation programs, teenage recreation pro-
grams, adult recreation programs, horseback riding paths, and golf
course.
► Opposition to user fees for parks, senior citizen programs, bike paths,
jogging paths, and open space.
► Support and opposition to user fees evenly divided for ballparks and
basketball courts.
► More taxes for all park and recreation programs opposed by respondents.
► Support and opposition to more taxes for parks was evenly divided.
► Support for the location of small shopping areas within walking distance of
neighborhoods.
► Support recycling efforts.
► Support for encouraging affordable housing for everyone.
► Support for continuing masonry requirement for commercial buildings.
► Support for encouraging industrial development in areas other than those
already planned along S. H. 121, S. H. 5, and U.S. 75 .
P. Support for considering retail in industrial.
IN. Support for locating office along main thoroughfares.
► Support for allowing beer and wine sales.
► Support for encouraging local companies to provide child care.
► Support for creating a department for environmental protection.
► Support for the redevelopment of blighted areas.
► Support for controlling visual pollution.
► Support for the need of a 24-hour urgent health care.
► Support for the need of a transportation system for elderly and handi-
capped.
► Support for locating retail in large shopping areas near major thorough-
fares.
► Support for restricting heavy equipment on residential streets.
► Support for the provision of large area parks.
A. ii
COMPREHENSIVE PLAN UPDATE SURVEY
SUMMARY 1991
► Support for restricting residential along U.S. 75 and S. H. 121.
► Support for restricting aircraft to nonresidential areas.
► Opposition to bingo establishments and liquor stores.
► Police and fire protection enjoy good to excellent ratings.
► Streets and street maintenance enjoy good ratings, but specific areas need
attention.
► Garbage collection enjoys good to excellent rating, but brush and large
item pickup may warrant additional attention.
► Parks and park maintenance enjoys good to excellent ratings, but park
maintenance may warrant additional attention in the northeast quadrant.
► Recreation facilities enjoys a good to excellent rating, but the southwest
quadrant needs attention.
No. Sewer and waste water enjoys good to excellent rating.
► Animal control enjoys good to excellent rating, but southwest quadrant may
need additional attention.
► Care and beautification of public land enjoys good to excellent rating.
IN. Electric, gas, and phone service enjoy good to excellent ratings.
► Majority give cable tv a good to excellent rating, but this utility registered
the highest disapproval rating.
► Water billing collection and substance abuse prevention enjoy good to
excellent ratings.
► Street bonds, park bonds, fire bonds,- and police bonds supported by
respondents. Water and sewer bonds opposed by respondents.
A. iii
CITY OF ALLEN
COMPREHENSIVE PLAN UPDATE SURVEY
1990
In general, are you satisfied with City operations? (Check One)
Yes 78% No 22%
If No, please be specific in your comment:
2. In the past year, have any members of your household expressed a concern to City
officials about service delivery or other issues? (Check One)
(2-5)
Yes 18% No 82% (If no, skip to No. 3)
If Yes, what was the nature of that concern?
Was your concern satisfactorily resolved? ( Check One)
Yes 36% No 64%
Did the person you contacted exhibit a professional attitude?
(Check One)
Yes 77% No 23%
Was the person you contacted a: (Check One)
Staff Member 82% Councilmember 12% Board or Commission Member 6%
3. How should the City, if at all, improve its overall appearance?
Comment
4. To what degree are the following conditions a problem in your neighborhood? (Check
one for each topic)
(6-15) Extreme Major Minor
Not a
Problem Problem Problem
Problem
Congested on -street parking 88% 14% 32%
46%
Street disrepair
(potholes, cracks ,
curbs, etc. ) 5% 9% 25%
610
Trash and Litter 3% 8% 35%
54%
Crime against persons
or property 3% 7% 40%
50%
A.1
Extreme
Major Minor Not a
Problem
Problem Problem Problem
Noise 2%
5% 29% 64%
Lack of Recreational
Facilities 5%
16% 28% 50%
Housing in need of
Repair 3%
6% 310 60%
Weeds and Unmowed
Grass 5%
13% 38% 44%
Stray animals 55%
11% 36% 48%
Water & Sewer
Problems 3%
3% 14% 79%
Other
5. The City of Allen offers the following services and programs. We would like to know if
you have used these services or programs in the
past year, how you would rate them,
and what additional services or programs you would like to see offered.
(16-23) *(E=Excellent, G=Good, F=Fair, P=Poor, DK=Don't Know)
Suggested
Used In Past
Rate* Additional
Service/Program Year (Y/N)
(E -G -F -P -DK) Programs
Park
Athletics, Senior Citizens,
Aquatics, and Camps 58/42%
12-48-17-5-18%
Library
Book and Video Collections,
Co
Reference and Periodical llections,
Childrens Programs 63/37%
20-46-16-4-15%
Community Development
Technical Assistance Concerning
Zoning, Platting, Building Codes,
and Demographic Information 12/88%
4-14-11-9-62%
Substance Abuse Prevention Office
Confidential Referral, Education,
and Information via the Allen Substance
Prevention (A. S.A.P.) Office 6/94%
6-13-5-1-75%
6. What types of additional parks do you think are
needed? (Check desired choices)
(24-27)
A. Greenbelt Linear Parks (Parks Along Creek Corridors) Yes: 51% No: 49%
B. Passive Parks ( Hiking & Biking)
Yes: 66% No: 34%
C. Active Parks ( Athletic Fields)
Yes: 25% No: 75%
D. No Additional Parks are Needed
Yes: 16% No.: 84%
A.2
T. Which parklands do you use? (Check all that apply)
(28-42)
8.
(43)
Collin Square Greenbelt
3% yes,
2%
97% no
Cottonwood Bend
9% yes,
3.
91% no
Cottonwood Bend Greenbelt
5% _yes,
Fountain Park
95% no
Country Meadows
2% yes,
3%
98% no
Ford Park
52%
yes,
48% no
Hillside Ballfields
14%
Yes,
86% no
Hillside Playground
7% Ves,
7%
93% no
Jupiter Ballfields
14%
yes,
86% no
McDermott Ballfields
10%
yes,
90% no
Raintree Greenbelt
2% _yes,
7%
98% no
Reed Park
37%
Yes,
63% no
Rolling Hills
2% yes,
98% no
St. Mary's
0% _Ves
,
100% no
Story Park
15%
yes,
85% no
Walden Park
5% _Ves,
95% no
If you moved to another neighborhood in Allen, where would it be? (Check One)
1.
Clearview Estates
2%
2.
Cottonwood Bend
4%
3.
Country Meadow
2%
4.
Fountain Park
14%
5.
Greengate
3%
6.
Heritage Park
2%
7.
Hillside
0%
8.
Rolling Hills
1%
9.
The Woods or Raintree Estates
7%
10.
Timberbend
0T-.
11.
Willow Creek Estates
5%
12.
Windridge
0%
13.
Other
7%
14.
Would Not Move
51%
Why would you choose this location:
9. Do you think your neighborhood is-- (Check One)
(44)
A. Improving 13%
B . Stable 66%
C. Deteriorating 21%
10. Does your neighborhood have a sense of community spirit and pride?
(45)
Yes 58% No 42%
' 11. Have you or any member of your family been victimized in Allen by crime in the last
year?
(46)
Yes 16% No 84%
A.3
12.Do you feel safe in your neighborhood? Yes 92% No 8%
(47) —
13. Are you aware of drug use or abuse in Allen?
(48)
Yes 40% No 60%
If Yes, which of the following are you personally aware of that are used? (Check all that
apply)
(49-54)
Alcohol 34% yes, 66% no
Amphetamines (speed) 8% Ves, 92% no
Crack -Cocaine 12% yes, 88% no
Ecstacy 5% Ves, 95% no
Inhalants 6% yes, 94% no
Marijuana 24% Ves, 76% no
14. If you were buying a home today, what realistic price range would you consider? ( Check
One)
(55)
Under $60, 000 8%
$60,001 to $80,000 20%
$80,001 to $100,000 35%
$100,001 to $125,000 23%
$125, 001 and higher 14%
Comment:
15. In 1984, the citizens indicated that they desired the following allocation of land use
(when fully developed) .
Residential - Single Family
62%
Residential - Multi -Family
4%
Commercial & Retail ( Shopping)
11%
Industrial (Mfg., Production, etc.)
6%
Office
8%
Public Use - Schools, Public Facilities,
Parks, Streets, and Alleys
9%
When fully developed, should the land use allotted for each use be more, the same, or
less, than the 1984 choices above? (Check one for each land use)
(56-61)
More
Same
Less
Residential - Single Family
16%
60%
24%
Residential - Multi -family
11%
63%
26%
Commercial & Retail ( Shopping)
45%
46%
9%
Industrial (Mfg., Production, etc.)
53%
38%
9%
Office
35%
55%
10%
Public Use - Schools, Public Facilities,
Parks, Streets, and Alleys 36% 58% 5%
A.4
16. Which types of businesses should be encouraged to come to the City of Allen? (Check
all that apply)
28%
(62-75)
34%
7%
69% yes,
31% no
Local retail
32% Ves,
68% no
Regional mall
24% Ves,
76% no
Fast food restaurants
80% yes,
20% no
Family restaurants
43% Yes,
57% no
Fine food restaurants
! 40% Ves,
60% no
Fine food restaurants with clubs
39% yes,
61% no
Hotels and motels
47% Ves,
53% no
Business support services
61% yes,
39% no
Business offices /business operations
81% yes,
19% no
Light manufacturing (electronics, high tech)
17% Yes,
83% no
Warehousing and trucking
33% yes,
67% no
Medium industrial (machine shop, metal workings, etc.)
10% yes,
90% no
Heavy industrial ( cement manufacturing, heavy equipment manufac-
turing)
9% yes,
91% no
Other ( Specify)
17. How often
would you or other members of your household use each of these facilities or
programs? If you
use these facilities or programs, would you be willing to pay a user's
fee and/or
taxes to
retain and/or expand these programs?
(76-123) (Check one for each facility or program) (Check One For Each Option)
Occasion-
User Fee More Taxes
Often
ally
Seldom Never Y/N Y/N
18%
37%
25% 20% Recreation Center 77%-23% 17%-83%
35%
44%
15% 6% Parks 32%-68% 48%-52%
18%
26%
23% 32% Swimming Pool 85%-15% 9%-91%
(Indoor)
19% 34% 21% 26% Swimming Pool
(Outdoor)
18%
28%
20%
34%
7%
22%
31%
41%
9%
20%
25%
45%
Ball Parks ( Soccer,
Baseball)
Tennis Courts
Basketball Courts
A.5
87%-13%
50%-50%
56%-44%
50%-50%
11%-89%
25%-75%
The City of Allen:
Should encourage development
Occasion-
of apartments and garden homes
20%
as a buffer between single
User Fee
Taxes
Often
alI_
Seldom
Never
2%
Y/N
Y/N
20%
24%
15%
41%
Children's Recreation 72%-28%
20%-80%
disposal
63%
Should encourage affordable
Programs
31%
Should continue masonry
10%
16%
14%
60%
Teenage Recreation
68%-32%
20%-80%
Programs
9%
31%
29%
32%
Adult Recreation
82%-18%
12%-88%
Programs
3%5%
9 %
83%
Senior Citizens
46%-54%
28%-72%
—
—
Recreation Programs
17%
35%
20%
29%
Bike Paths
31%-69%
43%-57%
15%
24%
25%
36%
Jogging Paths
29%-71%
41%-59%
3%9%
13 %
75%
Horseback Riding
55%-45%
13%-87%
—
—'
Paths
14%
20%
16%
50%
Golf Course
84%-16%
13%-87%
21%
38%
20%
20%
Open Space, Natural
31%-69%
43%-57%
Environment
18. For each
statement
listed,
please answer how strongly you agree or disagree. (Check
one for each statement)
.
(124-149)
Strongly
Somewhat
Somewhat
Strongly
Agree
Agree Neutral
Disagree
Disagree
The City of Allen:
Should encourage development
22%
of apartments and garden homes
20%
as a buffer between single
24%
family areas and business
9%
development
9%
Should locate small
2%
shopping areas within walking
20%
distance of neighborhoods
20%
Should support recycling
24%
efforts of solid waste
3%
disposal
63%
Should encourage affordable
housing for everyone
31%
Should continue masonry
requirement instead of metal or
wood for commercial buildings
41%
29%
22%
20%
20%
36%
24%
12%
9%
24%
10%
1%
2%
25%
20%
16%
8%
25%
24%
7%
3%
A.6
Strongly
Somewhat
Somewhat
Strongly
Agree
Agee
Neutral
Disagree
Disagree
Should encourage industrial
'development in areas other than
those already planned along
S. H. 121, S. H. 5 and U.S. 75
20%
240
220
190
150
Should allow retail and
service uses in areas reserved
for industrial purposes
14%
42%
29%
10%
5%
Should locate office
development along main
thoroughfares
23%
44%
25%
7%
2%
Should have a mix of housing
types in residential
areas
9%
23%
16%
27%
24%
Should allow beer and wine
sales
35%
17%
8%
7%
32%
Should allow bingo
'establishments
16%
17%
24%
12%
32%
Should allow liquor
stores
22%
11%
11%
9%
47%
Should encourage local
companies to provide
child care centers
38%
23%
28%
6%
5%
Should create a department
for environmental
protection
30%
33%
20%
9%
8%
Should redevelop blighted
areas
35%
41%
20%
3%
1%
Should control visual impact
of signs, billboards,
utility poles, etc.
56%
34%
8%
10
0%
Needs subsidized housing for
senior citizens and others
20%
24%
28%
16%
12%
Needs a 24 hour urgent
health care facility
51%
29%
12%
4%
3%
Needs a local transportation
system for the elderly and
handicapped
28%
34%
25%
8%
6%
A.7
Strongly
Somewhat
Somewhat
Strongly
Agree
Agree
Neutral
Disagree
Disagree
Should locate retail businesses
in large shopping areas near
310
46 %
17 %
4 %
1
major thoroughfares
Should restrict heavy
equipment and trucks on
67%
25
5%
°
10
2%
residential streets
Should provide several large
area parks (such as Ford Park)
with facilities like jogging
trails, recreation centers,
47%
310
14 %
66 %
3
tennis courts, etc. ,
Should discourage retail
uses on property that is specifi-
cally zoned for industrial uses 9%
19%
36%
27 %
9
Should restrict residential
growth along U.S. 75 and
S. H. 121 22%
29%
30%
11%
8%
Should restrict aircraft
flight patterns to non-
residential areas
(airplanes and helicopters) 37%
29%
26%
5%
3%
Needs a nursing home facility 16%
24%
46%
7%
6%
19. We would like to know how well you
think each of the services
listed below is being
provided in the City of Allen, (please check either excellent, good, fair,
or poor), and
whether you have used this service in the last 12 months.
For those services checked fair or poor would you be willing to pay more to have that
service improved?
Used In
(150-203)
Last 12
Willing To
Months
Pay More
Excel.
Good Fair
Poor
Y / N
Y / N
Fire Protection 35%
60% 5%
0%
7%-93%
40%-60%
Police Protection 33%
56% 10%
2%
28%-72%
47%-53%
Streets 5%
50% 34%
11%
84%-16%
34%-66%
Street Maintenance 5%
46% 33%
16%
N/A
34%-66%
Garbage Collection 18%
62% 16%
4%
96%-4%
10%-90%
Brush & Large Item
Pickup 9%
48% 23%
20%
48%-52%
17%-83%
Used In
Last 12 Willing To
Months Pay More ,
Excel. Good Fair Poor Y / N Y / N
a o 0 0
Parks
12%
620
210
50
79/210
41/590
Park Maintenance
8%
62%
23%
7%
N / A
34/66%
Recreation Facilities
5%
61%
27%
7%
52/48%
34/66%
Sewer & Waste Water
10%
72%
15%
3%
89/11%
12/88%
Animal Control
12%
59%
19%
10%
34/66%
17/83%
Care & Beautification
of Public Land
8%
55%
30%
8%
46/54%
25/75%
Electric Utility
14%
70%
14%
2%
96/4%
5/95%
Gas Utility
14%
75%
9%
2%
61/39%
5195%
Phone Service
20%
65%
13%
3%
97/3%
5/95%
Cable TV
6%
47%
28%
19%
69/31%
5/95% i
Water Billing Collection
11%
67%
15%
7%
89/11%
5195
Substance Abuse
Prevention
7%
61%
28%
4%
6/94%
27/73%
If you have rated any of the above items
"fair"
or below,
please indicate
any
suggestions that
you have. (Attach an additional sheet if necessary)
20. The City of Allen is approaching completion of the 1985 Bond Program and now must
consider future requirements.
Would you support a new bond program for:
(204-208)
Yes No
Streets
62% 38%
Water and Sewer
39% 61%
Parks
57% 43%
Fire
i
57% 43%
Police
60% 40%
A.9
21. The 1985 Comprehensive Plan established the following general and specific goals for
the City (when fully developed) . Please rate how successful you think the City has
been in the achievement of these goals, with 1 being the most successful and 5 being the
least successful. (Circle One)
Rating
LAND USE (1-8)
Achievement
1=Most Successful/ 5 =Least Successful
A. Provide for the development of Allen as a high quality
residential community. 1=17% 2=42% 3=31% 4=8% 5=2%
B . Provide for high quality residential neighborhoods. 1=15% 2=46% 3=28% 4=8% 5=3%
C. Develop a well-balanced community. 1=10% 2=34% 3=34% 4=16% 5=6%
D. Provide adequate retail and commercial services for the
shopping needs of Allen. 1=5% 2=200 3=310 4=31% 5=13%
E. Provide a strong tax base capable of supporting the high
quality residential community desired. 1=10% 2=17% 3=26% 4=16% 5=310
F. Provide open space throughout Allen, preserving the natural
resources. 1=10% 2=31% 3=40% 4=13% 5=5%
G. Establish land use pattern. 1=6% 2=31% 3=49% 4=9% 5=5%
H. Redevelop the Central Business District. 1=100 2=25% 3=35% 4=18% 5=12%
TRANSPORTATION (9-12)
A. Develop an efficient and safe transportation system. 1=4% 2=110 3=33% 4=21% 5=31%
B, Develop a thoroughfare system with sufficient capacity
and including provision for mass transit and light
rail (DART) . 1=4% 2=9% 3=30% 4=23% 5=34%
C. Emphasize safety on the major thoroughfares. 1=6% 2=23% 3=32% 4=19% 5=20%
D. Seek mass transit and inclusion in the DART light
rail system. 1=4% 2=5% 3=29% 4=24% 5=38%
HOUSING (13-18)
A. Provide a range of housing to meet the needs of present
and future residents which efficiently utilizes land
resources and essential city services. 1=8%2=40% 3=41% 4=9% 5=3%
B. Continue the city's role in housing as one of directing,
planning and regulating the development and maintenance
of housing. 1=9% 2=41% 3=38% 4=8% 5=4%
A.10
C . Provide a variety of housing densities.
1=8% 2=36% 3=44% 4=9% 5=4%
J). Encourage each housing development to have a variety
of architecture and building materials. 1=8% 2=34% 3=35% 4=17% 5=7%
E. Redevelop blighted areas and areas with potential
of becoming blighted. 1=3% 2=12% 3=410 4=30% 5=14%
F. Plan for quality housing for all income and age groups. 1=4% 2=18% 3=49% 4=20% 5=8%
PARKS AND RECREATION (19-23)
A. Provide optimum park lands and facilities, recreation
programs and open spaces to meet the needs of Allen's
residents. 1=14% 2=37% 3=32% 4=13% 5=4%
B . Plan for public and private natural open space in the
development of Allen. 1=8% 2=35% 3=41% 4=12% 5=4%
' C . Provide for development of a parks system with a full
range of facilities and programs for residents. 1=10% 2=31% 3=37% 4=16% 5-7%
D. Provide a high level of park maintenance of park lands
and facilities. 1=12% 2=36% 3=34% 4=10% 5=8 %
E. Provide safety and security in parks. 1=10% 2=36% 3=37% 4=11% 5-6%
COMMUNITY FACILITIES (24-29)
A. Provide community facilities and utilities in the most
efficient and high quality manner. 1=9% 2=37% 3=40% 4=9% 5=4%
B . Centralize the municipal complex on acreage presently
owned by the city, to include library, police and courts
building, city hall, civic center and service center. 1=46% 2=40% 3=110 4=2% 5=1%
C. Plan for fire stations to allow for adequate fire protection
in all planning districts. 1=24% 2=47% 3=24% 4=3% 5=2%
'D. Provide efficient animal control services for the city. 1=15% 2=39% 3=30% 4=8% 5=8%
E. Provide adequate and efficient water and sewer
facilities. 1=17% 2=51% 3=25% 4=5% 5=3%
F. When practical, schools and other public buildings should be
designed for public access and multiple use. 1=22% 2=44% 3=27% 4=4% 5=3%
A. 11
ECONOMIC DEVELOPMENT (30-33)
A. Develop an economy that will generate jobs, provide shopping
and service opportunities and a strong financial base
1=5% 2=110 3=31% 4=29% 5=24
for Allen.
B . The city should establish and maintain an aggressive posture
in quality economic development. 1=7% 2=21% 3=36% 4=23% 5=13%
C . Encourage diversity in economic development. 1=5% 2=18% 3=36% 4=25% 5=15%
D . Expand the tax base in order to achieve and maintain a
balanced tax base among residential, commercial, industrial
and other land uses. 1=4% 2=12% 3=32% 4=21% 5=31%
ENVIRONMENT (34-40)
A. Preserve natural resources and preserve a high quality
environment in Allen. 1=10% 2=34% 3=47% 4=7% 5=3%
B . Encourage conservation of natural resources. 1=8% 2=26% 3=45% 4=14% 5=7%
C . Minimize pollution in Allen including visual, air, noise
and water. 1=12% 2=38% 3=36% 4=9% 5=4%
D . Provide flood and drainage control. 1=11% 2=36% 3=36% 4=12% 5=6%
E. Prevent storage and generation of hazardous materials
and waste. 1=18% 2=32% 3=43% 4=4% 5=2%
F. Develop organizational structure for environmental
protection. 1=7% 2=21% 3=56% 4=10% 5=5%
G . Provide for solid waste disposal. 1=10% 2=26% 3=47% 4=11% 5=5%
HEALTH AND HUMAN SERVICES (41-48)
A. Make high quality health care and needed human services
available to residents of the city. 1=9% 2=22% 3=41% 4=20% 5=8%
B . Provide access to a community college/junior college. 1=25% 2=46% 3=22% 4=3% 5=4%
C. Provide needed continuing education to the community. 1=33% 2=43% 3=20% 4=3% 5=1%
D. Establish best approach to provide city paramedic
services immediately. 1=16% 2=38% 3=36% 4=7% 5=3%
E. Strive to provide a city free of chemical dependency
and abuse. 1=14% 2=29% 3=46% 4=8% 5=4%
F. Encourage the provision of child care services by churches
and other public institutions, or by private industry. 1=10% 2=32% 3=45% 4=9% 5=4%
A.12
G. Establish health and human services office in city
government. 1=6% 2=20% 3=54% 4=13% 5=7%
H. Encourage the selection/reservation of a site for a future
full service community hospital. 1=7% 2=11% 3=44% 4=23% 5=15%
GOVERNMENT SERVICES (49-50)
A. Provide a high level of government services in a cost-effective
manner and within the financial constraints of the city. 1=8% 2=23% 3=48% 4-12% 5=9%
B . Provide quality governmental services in the areas of fire
protection and prevention, police, water, emergency
ambulance, street maintenance, sewer and wastewater,
library and others. 1=17% 2=43% 3=32% 4=6% 5=3
DEMOGRAPHICS
To help us analyze the replies on this study, we need to know statistical information about
your household.
22. Total number of people living in your household: 1=7% 2=27% 3=22% 4=30% 5=10 %
6=2% Over 6=1%
(209)
23. Of these household members, how many are age 19 or younger?
(210) 0=34% 1=24% 2=29% 3=10% 4=2% 5=0% Over 5=0%
24. What is the age of the : (Check answers for both if applicable)
(211-212) Age
Male Head of Household/
Husband
2%
18 to 24
4%
18%
25 to 29
23%
23%
30 to 34
23%
20%
35 to 39
17%
16%
40 to 44
14%
9%
45 to 49
8%
5%
50 to 54
3%
2%
55 to 59
3%
2%
60 to 64
2%
3%
65 or Over
5%
25. What was the highest level of education completed:
ble) (213-214)
Female Head of Household/
Wife
I
(Check answers for both if app ca -
Male Head of 16%
High school graduate
26% Female Head of
HH/Husband
or less
HH/Wife
28%
Some college
39%
38%
College Graduate
23%
6%
Post Graduate Work
7%
12%
Post Graduate Degree
6%
A.13
26. In what city is the Head of Household/ Husband employed?
(215)
1. Allen 110
2. Dallas 28%
3. McKinney 7%
4. Plano 210
5. Richardson 17%
6. Other 15%
In what city is the Head of Household/Wife employed?
(216)
1. Allen 31%
2. Dallas 19%
3. McKinney 60-o
4. Plano 22%
5. Richardson 11%
6. Other 12%
27. How long have you lived in the city?
(217)
Less than one Year 12%
1 to 3 Years 25%
3 to 5 Years 19%
5 to 10 Years 23%
10 Years and Over 22%
28. What are some of the reasons you chose to live in Allen? (Check all that apply)
(218-222)
1. Small Town 70% Y / 30% N
2. Affordable Housing 60% Y / 40% N
3. Quiet Country 49% Y / 51% N
4. Location 51% Y / 49% N
5. Other (Explain) 25% Y / 75% N
29. Do you rent 16% or own 84% your current residence in Allen?
(223)
30. If you own your home, what do you think the current market value is? (Check one if
you own)
(224)
2% Under $50,000
10% $50,000 to $60,000
9% $60,000 to $70,000
14% $70,000 to $80,000
20% $80,000 to $90,000
19% $90,000 to $100,000
16% $100,000 to $125,000
6% $125,000 to $150,000
2% $150,000 to $175,000
1% Over $175,000
A.14
31. What is your ethnic background?
(225)
1%
Asian/Pacific Island
3%
Black
3%
Hispanic
92%
White
0%
Other
32. In which area of Allen do you live? (Check one)
(226)
10% North of 2170 (Main Street) and West of Highway 5 (Greenville)
6% South of 2170 (Main Street) and West of Highway 5 (Greenville)
37% North of 2170 (Main Street) and East of Highway 5 (Greenville)
48% South of 2170 (Main Street) and East of Highway 5 (Greenville)
33. Is your total yearly household income: (Check one)
(227)
8% Under $25, 000
7% $25,001 to $30,000
7% $30,001 to $35,000
10% $35,001 to $40,000
10% $40,001 to $45,000
11% $45,001 to $50,000
37% $50,001 to $75,000
11% Over $75,000
(228) How many wage earners does that include? 1=39% 2=60% 3=0% 4=0% 5=0% 6=0% Over 6=0%
34. Gender of person responding to this questionnaire:
(229)
Male 57% Female 43%
35. Is the respondent to this questionnaire registered to vote in Allen?
(230)
Yes 78% No 22%
36. How many additional persons in the household are registered to vote in Allen?
(231)
0=36% 1=56% 2=6% 3=1% 4=0% 5 or more=0 %
Thank you for your cooperation in this study.
PLEASE RETURN THIS QUESTIONNAIRE IN THE ENVELOPE PROVIDED TO:
City of Allen
One Butler Circle
Allen, Texas 75002
A.15
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