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HomeMy WebLinkAboutO-3044-10-11ORDINANCE NO. 3044-10-11 ' AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF ALLEN, COLLIN COUNTY, TEXAS, AMENDING THE ALLEN LAND DEVELOPMENT CODE ZONING REGULATIONS AND ZONING MAP, AS PREVIOUSLY AMENDED, BY CHANGING THE ZONING FROM PLANNED DEVELOPMENT "PD" NO. 54 TO PLANNED DEVELOPMENT "PD" NO. 108 FOR MULTI -FAMILY, SINGLE- FAMILY, SENIOR LIVING, MIXED-USE, OFFICE AND RETAIL USES; ADOPTING DEVELOPMENT REGULATIONS FOR SEVEN AREAS OF LAND COMPRISING 326.0E ACRES OUT OF THE CATHERINE PARSONS SURVEY, ABSTRACT NO. 711, THE MICHAEL SEE SURVEY, ABSTRACT NO. 544, THE JOHN FYKE SURVEY, ABSTRACT NO. 325, THE AB PERRIN SURVEY, ABSTRACT NO. 713, AND THE W.J. JACKSON SURVEY, ABSTRACT NO. 484, COLLIN COUNTY, TEXAS, DESCRIBED IN EXHIBIT "A," ATTACHED HERETO; PROVIDING FOR A CONFLICTS RESOLUTION CLAUSE; PROVIDING FOR A SEVERABIdTY CLAUSE; PROVIDING FOR A SAVINGS CLAUSE; PROVIDING FOR A PENALTY OF FINE NOT TO EXCEED THE SUM OF TWO THOUSAND DOLLARS (52,000) FOR EACH OFFENSE; AND PROVIDING FOR AN EFFECTIVE DATE. WHEREAS, the Planning and Zoning Commission and the govendng body of the City of Allen, Texas, in compliance with the laws of the State of Texas and the Ordinances of the City of Allen, Texas, have given the requisite notices by publication and otherwise, and after holding due hearings and affording a full and fair hearing ' to all the property owners generally and to all persons interested and situated in the affected area, and in the vicinity thereof, and in the exercise of its legislative discretion, the City Council has concluded that the Allen Land Development Code Zoning Regulations and Zoning Map of the City of Allen, Texas, as previously amended, should be further amended as follows: NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ALLEN, COLLIN COUNTY, TEXAS, THAT: SECTION 1. The Allen Land Development Code Zoning Regulations and Zoning Map of the City of Allen, Texas, as amended by changing the zoning of seven areas of land comprising 326.0± acres of land out of the Catherine Parsons Survey, Abstract No. 711, the Michael See Survey, Abstract No. 544, the John Fyke Survey, Abstract No. 325, the AB Penin Survey, Abstract No. 713 and the W.J. Jackson Survey, Abstract No. 484„City of Allen, Collin County, Texas, and being further described in Exhibit "A,” attached hereto, and incorporated herein by reference (`the Property) from Planned Development `RD" 54 for Industrial Technology "IT' uses to Planned Development "PD" No. 108 for multi -family, single-family, senior living, mixed-use, office and retail uses. SECTION 2. The Property shall be developed and used only in accordance with the Development Regulations set forth in Exhibit B. SECTION 3. In the event of an irreconcilable conflict between the provisions of another previously adopted ordinance of the City of Allen and the provisions of this Ordinance as applicable to the use and development of the Property, the provisions of this Ordinance shall be controlling. ' SECTION 4. Should any word, sentence, paragraph, subdivision, clause, phrase or section of this Ordinance, or of the Allen Land Development Code, as amended hereby, be adjudged or held to be void or unconstitutional, the same shall not affect the validity of the remaining portions of said Ordinance or the Allen Land Development Code, as amended hereby, which shall remain in full force and effect. Ordinance No. 304410-11, Page 1 SECTION 5. An offense committed before the effective date of this Ordinance is governed by prior law and ' the provisions of the Allen Land Development Code Zoning Regulations, as amended, in effect when the offense was committed and the former law is continued in effect for this purpose. SECTION 6. Any person, firm or corporation violating any of the provisions or terms of this Ordinance shall be subject to the same penalty as provided for in Allen Land Development Code Zoning Regulations as previously amended, and upon conviction shall be punished by a fine not to exceed the sum of Two Thousand Dollars ($2,000) for each offense. SECTION 7. This ordinance shall take effect immediately from and after its passage and publication of the caption in accordance with the provisions of the Charter of the City of Allen, and it is accordingly so ordained. DULY PASSED AND APPROVED BY THE CITY COUNCIL OF THE CITY OF ALLEN, COLLIN COUNTY, TEXAS, ON THIS THE 25a DAY OF OCTOBER, 2011. APPROVED: �� Stephen Terrell, Mayor APPROVED AS TO FORM: ATTEST: Peter G. Smith,10ty Attorney Shelley B. George C, City Secreta) (W IW14/11 51346) 1 Ordinance No. 3044-10-11, Page 2 EXHIBIT "A" LEGAL DESCRIPTION ' The Property consists of seven districts totaling 326± acre generally described as follows: District A being 29.8± acres generally bounded by (a) Exchange Parkway on the South; (b) Bray Central Drive on the East; and (c) Watters Creek on the West. District C being 56.8± acres generally bounded by (a) Exchange Parkway on the South; (b) Bray Central Drive on the West; (c) the southern boundary of a tract of land described in a Special Warranty Deed dated August 19, 2011, and filed as Instrument No. 20110822000884470, Official Public Records, Collin County, Texas, on the North; and (d) Walters Road on the East, but not including the property located in Lot 1, Block A, Twin Creeks Business Center Phase 1, an addition to the City of Allen, Texas, according to the plat recorded as Instrument No. 20100512010000920, Official Public Records, Collin County, Texas. District D being 109.1± acres bounded by (a) Exchange Parkway on the North; (b) Watters Road on the East, (c) the north boundary of Lots IF, 2X, 3X, and 4X, Block C, Bray Central One Addition, an addition to the City of Allen, according to the plat filed in Cabinet No. 2010, Slide 26, Plat Records, Collin County, Texas, on the South; and (d) Bray Central Drive on the West. District E being 53.9± acres consisting of the following parcels described as: 1. Lot 2-R-1, Block E, Bray Central One Addition, an addition to the City of Allen, according to the plat filed in Cabinet 2010, Slide 237, Plat Records, Collin County, Texas; 2. Part of Lot I -R -I, Block F, Bray Central One Addition, an addition to the City of Allen, according to the plat filed in Cabinet N, Slide 964, Plat Records, Collin County, Texas, bounded by (a) Junction Drive on the West; (b) Raintree Circle on the North; (c) the west boundaries of (i) Lot 6, Block F, Bray Central One Addition, an Addition to the City of Allen, according to the plat filed in Cabinet 2008, Slide 60, Plat Records, Collin County, Texas, and (ii) Lot 7, Block F, Bray Central One Addition, an Addition to the City of Allen, according to the plat filed in Cabinet 2008 Slide 161, Plat Records, Collin County, Taxan, on the Northeast; (d) the northwestern boundaries of Lots 5A and 513, Block F, Bray Central One Addition, an Addition to the City of Allen, according to the plat filed Cabinet 2008, Slide 207, Plat Records, Collin County, Texas, on the Southeast; and (e) the north boundary of Lot 5, Block F, Bray Central One Addition, an Addition to the City of Allen, according to the plat filed in Cabinet 2008, Slide 406, Plat Records, Collin County, Texas, on the South. 1 Part of Lot 1-R-1, Block F, Bray Central One Addition, an addition to the City of Allen, according to the plat filed In Cabinet N, Slide 964, Plat Records, Collin County, Texas, bounded by (a) Raintree Circle on the Northwest; (b) Allen Drive on the Northeast; and (c) (i) the northeast boundary of Lot 6, Block F, Bray Central One Addition, an Addition to the City of Allen, according to the plat filed Cabinet 2008, Slide 60, Plat Records, Collin County, Texas and (ii) Lot 7, Block F, Bray Central One Addition, an Addition to the City of Allen, according to the plat filed in Cabinet 2008, Slide 161, Plat Records, Collin County, Texas, on the Southwest; and 4. Lot 6, Block F, Bray Central One Addition, an Addition to the City of Allen, according to the plat filed in Cabinet 2008, Slide 60, Plat Records, Collin County, Texas Ordinance No. 304410-11, Page 3 District F being 7.6t acres consisting of. ' 1. Lot 13R-2, Block G, Bray Central One Addition, an Addition to the City of Allen, according to the plat filed at Cabinet 2010, Slide, 44, Plat Records, Collin County, Texas; 2. Lot 3R-3, Block G, Bray Central One Addition, an Addition to the City of Allen, according to the plat filed at Cabinet 2009, Slide, 115, Plat Records, Collin County, Texas; and 1 3. Lot 7, Block G, Bray Central One Addition, an Addition to the City of Allen, according to the plat filed at Cabinet D, Slide, 111, Plat Records, Collin County, Texas. District G being 36.2± acres generally bounded by (a) Exchange Parkway, (b) Raintree Circle, and (c) Watters Road. District H being 31.9± acres consisting of: A tract generally bounded (a) on the North by the southern boundary of (i) Watters Montessori Academy, an addition to the City of Allen according to the plat recorded in Cabinet 2007, Slide 322, Plat Records, Collin County, Texas, (ii) Quail Run Phase 1, an addition to the City of Allen, according to the plat recorded in Cabinet Q, Slide 1, Plat Records, Collin County, Texas, and (iii) a tract of land owned by Key Partnership No. 2, Ltd. on the effective date of this Ordinance and identified as Property No. 2533569 by the Collin Central Appraisal District; (b) on the East by Lot 1, Block A, Wal-Mart Supercenter Addition, an addition to the City of Allen, according to the plat recorded in Cabinet 2010, Slide 125, Plat Records, Collin County, Texas; (c) on the South by Exchange Parkway; and (d) on the West by Raintree Circle; and 2. Lot 5, Block A, Wal-Mart Supercenter Addition, an addition to the City of Allen, according to the plat recorded in Cabinet 2010, Slide 125, Plat Records, Collin County, Texas. Ordinance No. 3044-10-11, Page 4 1 1 EXHIBIT `B" Attached Ordinance No. 3044-10.11, Page 5 Item # 15 Attachment Number 3 Page 6 of 70 MMMMMMMM - October 2011 T(B GM Item # 15 Attachment Number 3 Page R of70 Purpose and General Intent Since PD -54 was created in 1993, the City of Allen has grown from a suburb of Dal- las into a self-contained modem suburban city. Allen's real estate supply and demand balance has changed as new developments have been constructed and the population demographics have evolved. As PD -54 is a use -based document rooted in 20 -year-old zoning conventions, the following new, up u -date Planned Development District De- sign Standards have been created for the area being defined as the Twin Creeks Urban Center. It is the intent of this development to create a new flexible, sustainable development ordinance and standards for the eastern 325 acre section of Twin Creeks that addresses the needs of businesses relocating to Allen as well as several genemtions of current and future Allen residents. Area In general, the Twin Creeks Urban Center contains eight Districts, each having its own unique opportunities and constraints and proximity to community, and city features. Planning and growth, to the extent possible, will be in an orderly and sequential manner. Major transportation corridors will be based on existing roadways and will be planned in coordination with land use. In order to tie these tracts into a single cohesive unit, pedes- trian and bicycle corridors will be included and green civic spaces will be incorporated. Community In general, the Neighborhoods and Centers will be complete, compact, pedestrian ori- ented and mixed-use. Single or special uses will not be excluded (except by ordinance) but will be the exception. The area will be developed in such a manner as to promote pedestrian traffic. In general, residential housing types will be variable to accommo- date varied needs including the needs of both the "empty -nester' senior community as well as the young adults fresh out of school who are entering the workforce but no longer want to live with their parents. Structures with differing use (commercial, retail, residential) will be commingled to form walkable neighborhoods rather than large, single -use, auto -centric areas. Block & Buildings The buildings and landscape will contribute to the physical definition of thoroughfares as public spaces. Public gathering places shall provide locations that reinforce commu- nity identity. While architectural styles and uses may vary within the entire property, design standards will be similar, thereby creating connectivity throughout the neigh- borhoods. To promote an orderly evolution of the property, design standards contained herein will serve as the standard of development that incorporates higber-density, pe- destrianoriented, environmentally conscious neighborhoods with strategically located open space, neighborhood -oriented retail and a wide variety of medical options. Districts The primary document in this submission is the Twin Creeks Urban Center Districts Map. It will outline the locations of the various Districts and their corresponding val- ues. These "Districts" will maintain the development standards within the zone and control items such as: density, transportation standards, civic spaces, setbacks, build- ing form, function, design, etc. Combined together, the uniformity and comprehensive nature of these code requirements will help create a neighborhood feel. Item # 15 Attachment Number 3 Page 9 of 70 SECTION 1. GENERAL.........................................................................PACE 1 1.1 AUTHORITY 1.2 APPLICABILITY 1.3 APPROVAL PROCESS AND PROCEDURE 1.4 FLEXIBLE DESIGN ALTERNATIVES 1.5 HOMEOWNERS ASSOCIATION SECTION 2. DISTRICTS AND ASSOCIATED USES ............ _....................Px;E 4 2.1 DISTRICTS PURPOSE STATEMENT 2.2 DISTRICT 2.3 DISTRICT B 2.4 DISTRICT C 2.5 DISTRICT 2.6 DISTRICT 2.7 DISTRICT 2.8 DISTRICT G 2.9 DISTRICT H TABLE 1 SCHEDULE OF PRINCIPAL USES SECTION 3. GENERAL DISTRICT STANDARDS...................................MOE B 3.1 INSTRUCTIONS 3.2 PARKLAND 3.3 CIVIC SPACE 3.4 THOROUGHFARE STANDARDS ILL.1 RESIDENTIAL STREET WITH ALLEY ILL.2 RESIDENTIAL STREET WITHOUT ALLEY ILL.3 URBAN STREE7SCAPE-ANGLED OR HEAD -IN PARKING ILL.4 URBAN STREETSCAPE- PARALLEL PARKING ILL. 5 COMMERCIAL COLLECTOR 3.5 STREETSCAPES ILL.6 EXCHANGE PARKWAY EAST OF RAINTREE CIRCLE ILL.? EXCHANGE PARKWAY WEST OF RAINTREE CIRCLE ILL.B NO TEASER PARKING OPTION ON A MAJOR THOROUGHFARE ILL. 9 WATTERS RD., BOSSY BOOTS DR., RAINTREE CR., JUNCTION DR., AND BRAY CENTRAL DR. 3.6 STREETTREES 3.7 TRAILS AND SIDEWALKS 3.8 SIGNAGE 39 SCREENING SECTION 4. DISTRICT A........................................................................PAGE 22 4.1 DISTRICTA PURPOSE 4.2 MULTI -FAMILY 4.3 MIXED-USE AND URBAN LIVING SECTION 5. DISTRICT B.........................................................................PAGE 25 5.1 RESERVED Item # 15 Attachment Number 3 Page 10 of 70 SECTION 6. DISTRICT C.........................................................................PAGE 26 6.1 DISTRICT C PURPOSE 6.2 DETACHED SINGLE-FAMILY RESIDENTIAL 6.3 MIXED-USE AND URBAN LIVING 6.4 RETAILANDOFFICE SECTION 7. DISTRICT D.........................................................................IMGE 31 7.1 DISTRICT D PURPOSE 7.2 DETACHED SINGLE-FAMILY RESIDENTIAL 7.3 ATTACHED SINGLE-FAMILY RESIDENTIAL 7.4 MIXED-USE AND URBAN LIVING 7.5 RETAILAND OFFICE SECTION S. DISTRICT E.........................................................................PAGE 38 8.1 DISTRICT E PURPOSE 6.2 MIXED-USE AND URBAN LIVING 8.3 RETAILAND OFFICE SECTION9. DISTRICT F..........................................................................PAGE 41 9.1 DISTRICT F PURPOSE 9.2 RETAILANDOFFICE SECTION 10. DISTRICT G.......................................................................PAGE 42 10.1 DISTRICT G PURPOSE 10.2 MIXED-USE AND URBAN LIVING 10.3 RETAILAND OFFICE SECTION 11. DISTRICT H.......................................................................PAGE 45 11.1 DISTRICT H PURPOSE 111 MIXED-USE AND URBAN LIVING 11.3 RETAILANDOFFICE SECTION 12. DEFINITIONS.....................................................................PAGE 48 EXHIBIT A- ZONING EXHIBIT .............................. _............................... ATTACHED EXHIBIT B - DISTRICTS MAP.................................................................ATTACHED EXHIBIT C - CIVIC OPEN SPACE AND TRAILS.....................................ATrACHEG INTERSECTION IMPROVEMENTS: EXHIBIT D1 - WATTERS RD. & EXCHANGE PARKWAY .......................ATTACHED EXHIBIT D2. WATTERS RD. & BRAY CENTRAL DR...........................ATTACHED EXHIBIT D3 - WATTERS RD. & RAINTREE CIRCLE.............................ATTACHED EXHIBIT D4 -JUNCTION DR. & RAINTREE CIRCLE.............................ATTACHED EXHIBIT D5 - BRAY CENTRAL DR. & BOSSY BOOTS DR . ................. ATTACHw EXHIBIT D6 - BRAY CENTRAL DR. & EXCHANGE PARKWAY............ ATTACHED EXHIBIT D7 - EXCHANGE PARKWAY & RAINTREE CIRCLE...............ATTACHED EXHIBIT D8 - WAITERS RD. & BOSSY BOOTS DR.............................ATTACHED Item p 15 Attachment Number 3 Page I I of 70 1.1 AUTHORITY 1. The regulations contained in this Section have been made with the purpose of promoting the health, safety and general welfare of the City. They have been designed with the intention of promoting long-term economic development for the City through good urban design principles that emphasize and encourage a pedestrian -friendly environment as well as improvement of the built environment. 2. The Twin Creeks Urban Center Districts created and defined within this document, and the Twin Creeks Districts Map attached to this document as Exhibit B, define the zoning District provisions to the property within this Planned Development (PD). 1.2 APPLICABILITY 1. Provisions of these Design Standards are activated by 'must" and 'shall" when required: "should" when recommended; and 'mar when optional. 2. Al uses and development shall meet the requirements of the Allen Land Development Code (ALDC), except where otherwise provided for in this PD. 3. The Twin Creeks Urban Center PD shall serve as a guide for development within the Districts and, except where provided for in this PD, does not constitute a regulation regarding public infrastructure (e.g. management of public rightsof-way, orientation of utilities, or encroachments thereon). In the event of an irreconcilable conflict between the development standards set forth in these regulations and the standards set forth in the ALDC or the interests of public safety and resources, the City may require and/or approve a design modification that resolves such a conflict in accordance with section 1.4.2. 4. Exhibit B -Twin Creeks Urban Center Districts Map shall show the general locations and delineations of the District areas within the Twin Creeks Urban Center PD. 5. All existing developments (structures and site improvements) built in accordance with site plans approved by the City prior to the adoption of this PD shall be allowed to continue as legally conforming. Such developments shall remain legally conforming for as long as they remain in compliance with the approved site plan. Any expan- sion or redevelopment of existing developments shall require a new she plan, which shall meet the requirements of this PD. Existing uses which received a Certificate of Occupancy prior to the adoption of this PD, but are not permitted by this PD shall be considered legally non -conforming and shall be allowed to continue in accordance with the provisions for nonconforming uses in the ALDC. 1.3 APPROVAL PROCESS AND PROCEDURE 1. Where applicable, the property owners or owners association may maintain an Architectural Control Committee (ACC) for the purpose of implementing and enforcing covenants, restrictions and other controls established through separate agreements, which may reference standards contained within this document. 2. Prior to the approval by the City for platting, site plan, signage plan and/or building permit, the City may at its option where applicable, request the approval of the ACC. 3. A concept plan shall be required for all tracts of land located within Districts A through E, G and H prior to any development. A concept plan shall be processed as a zoning amendment in accordance with the ALDC. The Director of Planning shall have the authority to determine if a concept plan is required, and may require a concept plan for any development project. Item N 15 Attachment Number 3 Page 12 of 70 4. The purpose of the concept plan is to demonstrate how compliance with the Twin Creeks Urban Center standards and the Allen Land Development Code (ALDC) is to be achieved, the compatibility of anticipated land uses, and how improvements within and among individual parcels of land or phases of development are to be coordinated. The concept plan may include additional development standards not covered in this PD and modifications to the development standards in this PD. 5. Amendments to approved concept plans shall be reviewed by city stag for compli- ance with the standards of this planned development district and the ALDC. Minor revisions which do not alter the basic relationship of the proposed development to adjacent property, the uses permitted, increase the density, building height, cover- age of site, off-street parking ratio, or area regulations as indicated on the approved concept plan may be approved administratively by the Director of Planning. 6. Amendments to approved concept plans not approved administratively shall be submitted to the Planning and Zoning Commission and City Council for consider- ation. Such amendments shall be processed as a zoning amendment. The Director of Planning shall have the authority to require any concept plan amendment to be approved by the Planning and Zoning Commission and City Council. 7. Asignage plan will be required for all Districts, and submitted with the concept plan. 1.4 FLEXIBLE DESIGN ALTERNATIVES 1. Buildings and/or communities may seek flexibility from the standards set forth in this document or that of the ALDC, for the purpose of improving performance in areas such as energy savings, wateref6ciency, carbon dioxide emissions reduction, improved indoor environmental quality, and stewardship of resources and sensitivity to their impacts. The standards used for best practices in sustainable design and the measures used to describe a building's environmental performance, shall follow those principals, practices, or standards set forth by any of the following organizations: a. U.S. Green Building Council (USGBC)-Leadership in Energy and Environmental Design (LEED) b. EPA and U.S. Department of Energy - Energy Star for Homes and Business c. The Sustainable Sites Initiative (SITES) d. Congress for the New Urbanism (CNU) e. BRE Environmental Assessment Method (BREEAM) 2. Design altematives seeking such flexibility from the design standards of this PD or the ALDC shall be submitted and approved, before implementation, by the Director of Planning, Director of Engineering, and Chief Building Official, who shall have the authority to require the attemative designs to be approved by the Planning and Zoning Commission and City Council. No design alternative shall be considered by city stag that 1) results in the approval of a land use not otherwise authorized, 2) increases the allowable intensity or density of any land use, or 3) effectively results in an amendment to the ALDC. 1.5 HOMEOWNERS ASSOCIATION 1. Amendatory HomeownersAssociation shall be established and created to assume and be responsible for the continual and perpetual operation, maintenance and the supervision of the private open space and common properties for all residential fee -simple and for -sale condominium residential communities in accordance with ALDC section 8.20. Item # 15 Attachment Number 3 Page 13 of 70 2. The responsibility of the HomeownersAssociation shall include but not be limited to the subdivision entry features and monuments, screening walls, gates, landscaping, and related amenities. Annexation of property and inclusion into an existing nearby Homeowners Association shall be acceptable alternative to establishment of a new Homeowners Association. 3. Dedications to the Homeowners Association: All private open space and common properties that are to be operated, maintained and/or supervised by the Homeown- ers Association shall be dedicated by easement or deeded in fee -simple owner- ship interest to the Homeowners Association after construction and installation as applicable by the owner and shall be clearly identified on the record Final Plat of the property. 4. Approval: Acopy of the agreements, covenants and restrictions establishing and creating the Homeowners Association must be approved by the City Attorney prior to the approval of the Final Plat of subdivision and must be filed of record with said record plat in the Map and Plat Records of the County. The record Final Plat shall cleady identify all facilities, structures, improvements, systems, areas or grounds that are to be operated, maintained and/or supervised by the Homeowners Association. Item # 15 Attachment Number 3 Page 14 of 70 2.1 DISTRICTS PURPOSE STATEMENT The following Districts have been created for the Twin Creeks Urban Center PD and will generally accommodate the land uses identified in the descriptions below, within the District, but more specifically shall permit those uses identified in the Table 1: Schedule of Principal Uses. 2.2 DISTRICTA District A is intended to serve as an extension of higher -density residential along Watters Branch Creek. Development in this Disbictwill have strong pedestrian con- nections to the adjacent multi -use trail systems and be oriented to the boundaries of the District with parking located internal to the development. This district will generally accommodate multi -family attached residential or Urban Living, a high- density, attached, for -rent product, ora condominium product, which would have a strong urban form, and potentially a mix of uses. 2.3 DISTRICT B Reserved... 2.4 DISTRICT C District C is intended to be one of the more flexible Districts. This location is gener- ally constrained in size, shape and adjacent development. District C could serve as a natural extension of the land uses that may develop in the adjacent Districts A, C, or G, or take on a compatible development type that serves the area communi- ties andlor the city in general. With the District being easily accessed by vehicular traffic, and pedestrians from the adjacent mufti -use trail system, the Disbict will generally allow for one ora combination of uses, such as high-density Urban Living, Independent Living, Assisted Living, single-family residential product, office, retail, civic, civil support, and potentially a mix of uses. 2.5 DISTRICT D District D is generally intended to provide a vanetyof attached and detached residen- tial produattypes. This District is ideally located to target theActveAduft community and be age -restricted with its dose proximity to retail, hospitality, medical office and emergency rare. This District shall provide civic space, either public or private, that is central to the community, easily accessible, highly visible and designed to meet residents' needs. Pedestrian connectivity to adjacent uses is important. Secondarily, District D may allow for a development zone of uses that specifically complement and benefit the senior community in the form of neighborhood conve- nience retail, if the development opportunity exists. This zone will be located within the boundaries of District D, and not exceed a maximum of 10 acres, and should generally be inward focused creating amain street' type place that integrates with the adjacent community. These 10 acres may be subdivided. The lot(s) must have vehicularand pedestrian connection points to both the primaryroadways and internal roadways of the active adult community. Item # 15 2.6 DISTRICT E District E is partially adjacentto and generally bounded byNorth Central Expressway and existing medical related businesses. Due to the proximity to existing land uses and easy access to major thoroughfares, District E has one of the better opportunities for the highest density of Urban Living and/or mixed-use. Strong pedestrian access and connection to the adjacent uses and communities will be very important. Other uses or combination of uses District E may accommodate include office, retail, lodging, medical, senior focused housing types, civic, education and automotive. 2.7 DISTRICT F District F is comprised of the remaining parcels of an area that has primarily been developed out as medical office. The development pattern and general land use type in place is intended to extend into these remaining individual parcels. 2.8 DISTRICT G District G is intended to be one of the more flexible Districts with its proximity to both developed and undeveloped tracts, and opportunity to be an extension of development from adjacent Districts C, H, or the medical office on the south side of Exchange Parkway. This District is surrounded on all sides by major thoroughfares for easy access from vehicular traffic, and easy access to the multi -use trail system for pedestrians. District G will generally accommodate one ora combination of uses, such as Urban Living, senior focused housing, office, retail, civic, civil support, and potentially a mix of uses. 2.9 DISTRICT H District H will serve as an area thattmnsitions development type between the existing adjacent land uses, and those development opportunities for this tract. This District shall create pedestrian connections and access to adjacent residential areas. District H will generally accommodate civil support, office, retail, automotive, civic, Urban Living and mixed-use . Land uses closest to the existing residential community to the north, should respect and be a compatible transition to more intense land uses that may be closer to Exchange Parkway. Item # 15 Attachment Number 3 Page 16 of 70 TABLE t: Schedule of Principal Uses. The use of land and buildings listed shall be in accordance with those listed in the following schedule of Permitted prindpal uses. Only uses listed in the table below are Permitted. If there is a question as to whether a use not listed below is permiBed, the Director of Planning shall make a determination whether the use is wrmifted or prohibited. Legend for interpreting schedules of permitted principal uses: X - Use permitted in District indicated. S - Use may be permitted upon approval of specific use. - Use prohibited in District indicated. T - Use may be permitted as temporary use. DISTRICTS TYPE OF USE a e c 0 F F c n Adult Day are Amusement, Commercial (indoor) X% 5 X X 5 X S X 5 x 5 Amusement, Commercial (Outdoor) Z Ss I 5 5 Antique5hop $ 5 X 5 S X Artisans and Artist Studio X X Assisted Living 5 S 5 5 5 5 5 Bakery or Confectionery S X X % X % Banks and Financial Institutions 5 5 x S X Bed and Breakfast 5 5 Beer& Wine Package Sales 5 X S S X Beer& Wine Package Sale, (Greater than 50% of sales) 5 5 S 5 Bicycle Shop & Repair services S X Birthinl;Cem -LP- X % X Book, Card, or Novelty Shop S X S 5 X Car Wash 5 5 5 Carnival or Circus T T T Catering S 5 X Clinic, Medial 5 X X X X College or University or Trade School S 5 S S 5 CommunityCenter X X X X X X X Construction Office (Temporary) T T T T T T T Convenience Store (no fuel) S X 5 5 X Day Care Facility 5 5 Department or Discount Stores S 5 5 x Drug Store or Pharmacy 5 5 5 % Drugs, Pharmaceutical Mfg. S 5 5 5 Dwelling, Condominium x 5 Dwelling, Mufti -Family (Apartment)(MF-18)(12.2-24 un/ac) % Dwelling, Multi -Family (Urban Uving)(25i units/acre)" S S 5 I S 5 Dwelling, Single -Family (Attached)ITH) X Dwelling, Single -Family (Detached)(R-3) Dwelling, Single -Family (Detached)(R-4) X X Dwelling, Single -Family (Detached)(R-5 X X Dwelling, Single -Family (Detached)(R-G) X X Dwellin& Single -Family (Detached) (R-7) X Dwelling, Two -Family (2-F) X Item # 15 Attachment Number 3 Page 17 of 70 continued... TYPE • ® DISTRICTS Foam and Health Center 5 x 5 5 X Flanst A m s X 5 5 X Fraternal Org, Lodge, Civic Clubs Fueling Station Funeral Homes and Mortuaries m P % I X 5 5 X 5 X 5 5 Furniture /Appliance Sales 5 5 5 Grocery 5 I S 5 X Gymnastics/Athletics S 5 5 X Hardware Store S 5 5 Helirtop 5 5 S 5 Hospice X X X X Hospital % % X X Hotel (full service only) 55 Key Shop, Locksmith 5 S 5 S Laboratories: Dental X X X X Laundry Cleaning Plant, Retail with pickup 5 S 5 Laundry/ Dry Cleaning, Pickup Only S X 5 5 X Long Term Care Facility X X X X X X Micro Brewery 5 X X X Mixed -Use•' S 5 5 S S 5 5 Monument5ales X X X X Museum, Library, Art Gallery (Public) X 5 X X X X Nursery, Retail Plant 5 5 5 Office Showroom / Warehouse X Office Use % X X X X X X Park or Playground X X X X X X X Private Club 5 S 5 5 S Public Service Facility 5 5 S S 5 5 Radio or TV Broadcast Studio S Real Estate Sales Office (Temporary) T T T T T T T Restaurant(Drive-in or through( S 5 S Restaurant (No drive-in or through( 5 X X X X Retail Store 5 X 5 5 X School, Public s S S 5 S 5 School, Private SMX 5 S S S Seff-storage, neighborhood S 5 Senior Independent Living x S S Sign Shoe Swim or Tennis Club X X X Theater 5 S 5 Veterinary Hospital or Clinic X X % X Urban Ling permitted as pad of an approved mixed-use development M&ed-Use developments will be allowed to combine vertically or horizontally any of the permitted uses within the Distinct, which may include office, island, and/or residential. Item # 15 3.1 INSTRUCTIONS 1. The following requirements shall apply to Districts A through E, G, and H. Ad- ditional requirements that apply to the different type of uses within the Districts are found in Sections 4 through 11. 3.2 PARKLAND 1. The development results from PD -54 that preceeded this document provided a great amount of community open space and parkland to the residents of Twin Creeks. The results from PD -54 have satisfied the parkland requirements for the first 2,150 dwelling units of this PD. Dwelling units developed exceeding these numbers shall follow the ALDC requirements for parkland dedication. Location of parkland will not be tied to the Districts defined by this PD, and may be parkland that is dedicated and accepted by the City, or privately owned and maintained so long as it is open for general public use. 3.3 CIVIC SPACE 1. Civic spaces defined here are intended to provide appropriate recreational ameni- ties to residents and will replace the requirement for open space in the ALDC and generally follow the open space and trail concepts illustrated in Exhibit C. For residential developments, the total amountof civic space shall be equal to the open space requirements in the ALDC. 2. Civic spaces may occur as a combination of pocket parks, playgrounds, plazas, community open space or a system of trails that connects the community with other civic spaces andlor land uses, and shall be designed with the following criteria to be approved with the concept plan: a. Civic spaces shall be located no more than a 112 mile from another civic space, and shall not be any less than one acre in size for residential areas, and not less than 112 acre in size for any other use. This will allow for civic space to gener- ally be within a 114 mile walking distance from any one point. See Exhibit C for additional information. b. In order for any pocket park, playground, plaza, community open space or trail corddorto count toward the requirement of this PD, itshall be designed as follows: I. a minimum of 50 feet wide for a minimum of 80 percent of the area. Pinch - points that are less than 50 feet wide shall not be less than 20 feet wide at any given point, and not more than 20 percent of the area for any longer than 300 continuous feet. ii.9 the open space is adjacent to a street dght-of-way and serving as a bail connection corridor, for a required trail as identified on Exhibit C and described in Section 3.7, then it must be at minimum a 20 -foot -wide landscaped area. c. All civic spaces shall include, but not limitedto, sidewalks, park benches, bees and pedestrian -scaled lighting. The Direclorof Parks and Recreation or designee, may require additional recreational amenities that is suitable to the community needs. d. Civic spaces must not have any more than 30 percent of the civic space boundary directly backed or sided to by any use, except in cases of a trail connection corridor located between buildings or lots that is no longer than 300 continuous feet. e. All buildings immediately adjacent to or across a street from a civic space must face directly on to the space unless the space is serving as a trail connection corridor. f. Civic spaces, such as plazas, shall be incorporated into mixed-use land uses. wtH MEEk Item 15 3. Civic spaces may be privately owned and maintained or parks that have been dedicated and accepted by the City. 3.4 THOROUGHFARE STANDARDS 1. All streets shall have parkway strips located in accordance with the streetscape configurations described within this document and approved development plans. Parkway strips shall be constructed to ensure that the required landscape planting and street trees are provided appropriate growing conditions with adequate drain- age and soil type, and take into account safety and sustainability of the roadway. A permanent irrigation system shall be installed. Landscape materials and irrigation water shall be contained within planter strips. 2. The street section concepts shown in illustrations 1 through 5 shall be utilized for all new streets within the Districts, based on development type and uses and subject to approval with the concept plan. Each development shall incorporate the streetscape configurations shown in illustrations 1 through 5 within their development plans, and shall construct all necessary improvements such that the final condition of the thoroughfare is in accordance with approved development plans. Final streetscape configurations will be approved with the concept plan. Streetscape configurations are subject to modification through the construction plan review and approval process to accommodate utilities, sight visibility, safety and similar. 3. A parkway maintenance agreement may be required for streetscape elements located in the right-of-way, at the discretion of the City. 4. The Developer or Builder shall dedicate and/or construct thoroughfares adjacent to their property to the standards in Exhibits D-1 through D-8, for any instance where the right-of-way and pavement widths have not been previously dedicated and/or constructed for the streets identified. Westbound Junction Drive, east of Watters Road, shall be constructed with the first development project in District E, or within two years of the adoption date of the Planned Development, whichever occurs first. 5. Dedicated right -of -my on major thoroughfares shall be widened at intersections with other major thoroughfares to allow for adequate fulure turning lanes. This widening shall be as specified in Exhibits 0.1 through D-8, and in no event shall the developer be required to construct and/or dedicate more than illustrated. Pedestrian access and utility easements shall be dedicated along roadways where needed. Item # 15 Attachment Number 3 Page 20 of 70 ILLUSTRATION t: Residential Street with Alley Streemwith ow -to mid -density residential that have rear -loaded housing supported by alley access shall have a very ryhmatic and dose spaang of shade trees. Sidewalks on both sides of the street will encourage walkability and ensure pedestrian mnnedmty to surrounding neighborhoods and uses. Item # 15 Attachment Number 3 Page 21 of 70 ILLUSTRATION2: Residential Street without Alley The only difference between the street sections for alley -served housing and front -loaded housing is the drive- way cuts that break-up the parkway stnps, Tree spacing and sidewalk cannectiwty, shall generally match the rear -loaded homage type with sheet trees planted 25 feet on center, dependent an street and driveways inter- secting the parkway, and shall not exceed 40 feat on center use spacing for such interruptions Item # 15 Attachment Number 3 Page 22 of 70 ILLUSTRATION 3: Urban Streetecape-Angled or Head -In Parking. Mixed -Use, Urban Laving or other high-density attached residential areas demand a more active, animated streelocape and most promote a WIN of community as well as a sense of privacy for residents. This is accom- plished by narrowing the pavement widN and bringing the sidewalk/building entry to the edge of the street. This parking alignment allows for more on -steel packing than parallel packing areas. The remaining required parking shall be accommodated to the side or rear of the building as descibed in the Distal standards that follow, Item # 15 Attachment Number 3 Page 23 of 70 ILLUSTRATION 4: Urban Streatscape- Parallel Parking. Areas designated for Mixed -Use, Urban Living or other high-density allached residential that need less conve- nient parking and/or have less land area should ukl¢e parallel parking on streets. This allows for a nanawer pavementwidth and provides enhanced crosswalk areas to promote pedestrian linkage and safety. The remain- ing parking requirements shall be accommodated to the side or rear of the building as described in the Dairicl standards that follow Item 4 15 Attachment Number 3 Page 24 of 70 ILLUSTRATION 5: Commercial Collector Retail and Hca uses that are not in a mued-use setting, shall be designed to respect the streetscape character of the residential or urban street sections whhin the I)Iatrlct as well as adjacent Districts. A10 foot planting ship shall be orated on both sides of the street with street Uses planted 30 feet on center, dependent on street and driveways intersecting the parkway, and shall not exceed 50 feet on center for such inlermptions. Connectiv- dy for pedestrian will be achieved though a minimum 5 foot sidewalk or 8-12 foot treti system if identified on Exhibit C 3.5 STREETSCAPES 1. Existing major thoroughfares within this PD will have a unifying streetscape standard that maintains a strong, identifiable streetscape character and appearance from one District to the next. By placing emphasis on consistency and requiring additional stmetscape development, these thoroughfares will maintain the hierarchy needed for traffic control and volume while creating an interactive streetscape setting. By keeping the streetscape consistent, it will allow for multiple land uses to front the street without unnecessary compromises to the overall character. 2. New developments along the section of Exchange Parkway located east of Raintree Circle and west of N. Central Expressway (Hwy. 75) will be considered a transitional area and shall generally mimic the streetscape character of that located across the street. See Illustration 6. 3. Each development shall incorporate the streetscape configurations shown in illustra- tions 6 through 9 within their development plans, and shall construct all necessary improvements such that the final condition of the thoroughfare is in accordance with approved development plans, Final streetscape configurations will be approved with the concept plan. Streetscape configurations are subject to modification through the development review and approval process to accommodate utilities, sight visibility, safety and similar. 4. The City will require a median improvement fee, but a road impact fee will not be required. Median improvement fees collected from the development in Districts within this PD will be used for the improvement to medians within the Twin Creeks Urban Center. By separate agreememwith the City, fee levels and median improve- ment standards will be established. 5. Streetscape improvements shall be constructed concurrently with the site develop- ment for each property or neighborhood development. 6. Residential and business property owners, as well as neighborhood reserve areas maintained by the HOA, shall be responsible for the upkeep, maintenance, and replacement of lost trees or other landscaping and landscape furniture for the parkway area directly adjacent to their property. 7. A maintenance license agreement may be required by the City for elements located within the parkway. Item # 15 Attachment Number 3 Page 25 of 70 'WIN CREEKS Item # 15 Attachment Number 3 Page 26 of 70 ILLUSTRATION 6: Exchange Parkway East of Relative Circle. The streetscaps along Exchange Parkway east of Raintree is unique in both function and character, its existing suburban style development k designed to enhance visibility for existing and proposed commercial develop- ments, By placing one shade tree for every 30 fastof street frontage, or portion thereof, with the option to cluster and provide a 5 -foot sidewalk, the street will be into existing development and act as a transition into Exchange Parkway west of Raintree. The clustering of street trees will match the currently established street tree planting and spacing pattern of existing developments without taking away from the character of Exchange Parkway. This transitional stretch of street will marc the beginning of the Exchange Parkway expenence. The streetscape pattern shall be implemented as illustrated, regardless of land use type adjacent to the major thoroughfare. M 1 ) 1 � I / I I Item W 15 Attachment Number 3 Page 27 of 70 ILLUSTRATION 7: Exchange Parkway West of Raintree Circle. By placing street trees spaced 15 feet on center staggered, and providing street ligmng and seatlng on a regular Pattern, Exchange Parkway will be the most prominent thoroughfare of the development. By trading allowable parking depths and cording setbacks, the streetscape will maintain a consistent, less suburban feel and provide a common connection throughout the entire community. The remaining parking shall be accommodated to the aide or rear of the building as described in the District standards that fallow The streetsape pattern shall be implemented as Illustrated, regardless of land use type adjacent to the major thoroughfare, with the exception of the option shown in Illustration B. C T ar.xavx.0 _ . Item # 15 Attachment Number 3 Page 28 of 70 ILLUSTRATION 8: No Teaser Parking Option on a MajurThoroughfare. For retail and office uses along all the major thoroughfares that elect not to provide teaser parking shall have the primary building set back a minimum of 15 feet and a maximum of 25 feetfrrall major thoroughfares except Exchange Parkway, which shall be set back a minimum of 25 feet and a maximum of 35 feet. Parking shall be accommodated to the aide or rear of the building as descnbed in the Distinct standards that follow. For buildings on Exchange Parkway that do not have teaser padting, and are not required to have the second row of trees located vi the landscape buffer l building setback for the length of the building face. n F -a� I g T • Item # 15 Attachment Number 3 Page 29 of 70 ILLUSTRATION 9: Walters Rd., Bossy Boots Dr., Rairdree Cr., Junction Dr., and Bray Central Dr. For any retail and/or office uses that occur along Waders Road, Boosy Boots Doe, Raintme Circle, Junction Drive, and Bray Central Drive may prowde a single now oftener in front of the primary building, with the remaining panting accommodated to the side or rear of the build- ing as described in the District standards that follow. By limiting allowable parking depths and building setbacks, the streetscape"I maintain a similar, but less prominent feel in companson to Exchange Parkway, and provide a common connection through the community. A single allee ofstreettrees shall be planted in the parkway as illustrated balm, with street lighting and seating on a regular pattern Thestresesape pattern shall be implemented as illustrated, regardless of land use type adjacent to the major thoroughfare. Item # Is Attachment Number 3 Page 30 of 70 3.6 STREETTREES 1. Street trees will be located within parkway strips along both sides of all streets in accordance with the street types identified in Illustrations 1 through 9. Whenever feasible, tree species and spacing should be matched on both sides of the street for spatial continuity and uniform canopy cover, unless otherwise specified. 2. Tree species shall be those identified in the ALDC, and approved by the City forester. 3. Tree spacing may be varied slightly in order to minimize conflicts with utility meters and sight lines. Spacing and location of street trees shall be evaluated on a site- specific basis, with final location of trees to be approved with concept plan. 4. Street trees shall not be less than 3112 caliper inches in diameter. 5. At time of detailed design, the City may require root barriers in the parkway strips. 6. Street trees shall be irrigated, and when located within tree grates shall also include a drainage system. 3.7 TRAILS AND SIDEWALKS 1. Hike and bike trails shall comply with City standards, but shall not be less than 10 feet wide, and provide the addition of seating areas and furniture as shown on Illustrations 6 through 9. Additional requirements may be applied as needed. 2. A system of secondary community trails that are a minimum of 8 feet wide shall connect civic spaces, the community and adjacent land uses together and, ulti- mately, tie into the primary City hike and bike trails system, as generally shown on Exhibit C. These secondary community trails may be located in privately owned and maintained neighborhood reserve areas or parks that have been dedicated and accepted by the City. See Section 3.3 for additional information. 3. Sidewalks shall be provided on both sides of streets in accordance with the street types shown in Illustrations 1 through 9. All sidewalks shall be: a. A minimum of 5 feet wide. b. Set back from the curb the minimum distance shown in Illustrations 1 through 9 to allow for street trees in the parkway. c. Located on both sides of the street unless a primary or secondarytrail is to be located on one side of the street. d. Tied into primary or secondary hails as defined above and shown in Exhibit C. 4. Awnings, canopies, upper -story balconies, street trees and building signs may encroach over the sidewalk, provided a minimum of 8 -foot vertical clearance and 6 -foot horizontal clearance is maintained. A license agreement with the City may be required. 3.8 SIGNAGE 1. All signage shall comply with the sign regulations of the ALDC for the land use type of development, regardless of the base zoning district, or as approved with a concept plan. Item # 15 Attachment Number 3 Page 31 of 70 3.9 SCREENING 1. When single-family residential properties are adjacent to multi -family residential or nonresidential uses, in a non -mixed use setting, the building must fit within a 2:1 slope from the single-family residential property line or alley, and meet the following: a. provide an evergreen and/or canopy tree planted at 25 feet on -center. b. provide a minimum 8 -foot in height masonry screening wall in accordance with the ALtx, or as approved with a concept plan. 2:1 slope from residential Evergreen or canopy Property Ime trees at 25 It oc� / 9'solid masonry ueenine wallv+ RONtlmtl! f— --� NonRMgentiel Item # 15 Attachment Number 3 Page 32 of 70 4.1 DISTRICTAPURPOSE District A is intended to serve as an extension of higher -density residential along Wafters Branch Creek. Development in this Districtwill have strong pedestrian con- nections to the adjacent multi -use trail systems and be oriented to the boundaries of the District with parking located internal to the development. This district will generally accommodate multi -family attached residential or Urban Living, a high- density, attached, for -rent product, or a condominium product, which would have a strong urban form, and potentially a mix of uses. 4.2 MULTI -FAMILY 4.2.1 APPLICABILITY 1. The standards in this Section shall be in addition to those applicable standards defined in Section 3 - General District Standards, and as permitted in the Schedule of Pdn- ctpal Uses (Table 1) of this PD. Land uses that are regulated by this Section shall be developed in accordance with the schedule of residential height and area regulations of the ALDC zoning of "1017-18" multi -family residential district zoning for attached multi -family residential developments, except as amended and as modified herein. 4.2.2 DENSITY 1. The minimum required and maximum allowed densities for attached multi -family residential products, shall be 18 to 24 dwelling units per acre. 4.2.3 HEIGHT AND AREA REGULATIONS 1. Buildings may be a maximum of 3 -stories, or -45 feet in height on all sheetfrontages. 2. Uses fronting the major thoroughfares shall have the primary building fagade(s) set back a minimum of 15 feet and a maximum of 25 feet from the right-of-way line for major thoroughfares (see illustration 8). Exchange Parkway setback shall be a minimum of 25 feet and a maximum of 35 feet from the right-of-way line (see illustration 8). 3. When detached single-family residential properties are adjacent to multi -family residential, the building must fit within a 2:1 slope from the detached single-family residential property line or alley, and provide an evergreen and/or canopy tree planted for every 25 feet of northern and western perimeter. 4.2.4 FENCING 1. Any fencing that may be erected around the perimeter of the multi -family develop- ment, except required screening, shall be a minimum of 6 feet in height above finished grade, and be made of wrought iron or decorative metal with masonry columns. 2. Any fencing erected shall provide a minimum of 2 pedestrian access points. 4.2.5 PARKING 1. In order to avoid unwarranted parking and unnecessary impervious cover, parking shall not exceed the number of parking spaces required by the ALDC by any more than 10 percent, but shall require one additional tree for each three parking spaces constructed in excess of the required. 2. Required parking shall be met by one or combination of the following: a. Structured parking garage. b. All parking shall be located a minimum of 10 feel behind the front building line to the side or rear of the property. c. Locate surface parking 10 feet behind the front facade of the building located closest to the thoroughfare. d. Parking located on -street, when allowed and provided directly in front of ones lot, whether head -in or parallel parking, may count toward the required number of parking spaces needed. The minimum required parking for mul i -family and visitor parking shall be per the ALDC or as approved on a concept plan. 43 MIXED-USE AND URBAN LING 4.3.1 APPLICABILITY 1. The standards in this Section shall be in addition to those applicable standards defined in Section 3 - General District Standards, and as permitted in the Schedule of Principal Uses (Table 1) of this PD. Land uses that am regulated by this Section shall be developed in accordance with the standardsof theALDC and ov dimensional standards of the "CBD" Central Business Districtzoning for mixed-use and/or Urban Living developments, except as amended and as modified herein. 4.3.2 DENSITY 1. The minimum required and maximum allowed densities for attached multi -family residential products in a mixed-use and/or Urban Living setting, shall be 25 to 50 dwelling units per acre. 4.3.3 HEIGHT AND AREA REGULATIONS 1. Mixed-use and/or Urban Living developments must be a minimum of 2 -story and a maximum of 4 -stories, or 60 feet in height on street frontages. 2. Uses fronting the major thoroughfares shall have the primary building facade(s) set back as follows: a. if teaser parking is located in front of the building as allowed and described in Section 4.3.4, then the building shall be set back a minimum of 13 feet and a maximum of 18 feet from the back of curb of the parking area as identified in Illustrations 7 and 9. b. if no teaser parking is located in front of the primary building, then the building shall be set back a minimum of 15 feet and a maximum of 25 feet from the right- of-way line for major thoroughfares except Exchange Parkway (see Illustration 8). Exchange Parkway setback shall be a minimum of 25 feet and a maximum of 35 feet from the right-of-way line. 3. Uses fronting all other street types as identified in Illustrations 3 and 4, shall have the primary building facade(s) set back a minimum of 13 feet from the face -of -curb, and a maximum of 18 feet from the face -of -curb, except for situations that are set back further to accommodate plazas or outdoor eating areas. 4. When detached single-family residential properties are adjacent to multi -family residential or nonresidential uses, in a non -mixed use setting, the building must ft within a 2:1 slope from the detached single-family residential property line or alley, and provide an evergreen and/or canopy tree planted for every 25 feet of northern and western perimeter. Item # 15 Attachment Number 3 Page 33 of 70 w'h eeEEK9 Item # 15 Attachment Number 3 Page 34 of 70 5. The maximum floor area ratio (FAR) shall be regulated by the result of the measur- able components of this code and the ALDC, that address parking, building height, landscape, and lot coverage. 4.3.4 PARKING 1. If more than one use is to be located on a building site, all uses on the building site must share parking. 2. In order to avoid unwarranted parking and unnecessary impervious cover, parking shall not exceed the number of parking spaces required by the ALDC by any more than 10 percent, but shall require one additional tree for each three parking spaces constructed in excess of the required. 3. Required parking shall be met by one or combination of the following: a. Structured parking garage b. Uses directly fronting major thoroughfares may locate no more than a single row of head -in teaser packing in front of the building line, adjacent to the thorough- fare, at a maximum of 42 feet of pavement (two-way drive lane plus one row of parking). See Illustrations 6, 7, and 9. All remaining required parking shall be located a minimum of 10 feet behind the front building line to the side or rear of the property. c. Locate surface parking 10 feet behind the front facade of the building located closest to the thoroughfare. d. Parking located on -street, when allowed and provided directly in front of ones lot, whether head -in or parallel parking, may count toward the required number of packing spaces needed. 4. Parking areas must provide continuous cross -connection access, regardless of lot lines. Each lot must extend the continuous cross -connection drive to the edge of ones lot line for the adjacent lot to make the required connection. 5. The minimum required parking for Urban Living and visitor parking shall be per the ALDC or as approved on a concept plan. 4.3.5 LANDSCAPE 1. The zone along the street edge that is located between the back -of -curb of the internal street and the building face that partially falls within the dght-of-way and a private lot, as shown in the urban street sections (Illustrations 3 and 4), shall be as follows: a. Provide site furniture, which may include such things as chairs, benches, tables, umbrellas and receptacles, may be located in this zone, provided the area is kept clean and non -cluttered. b. The use of freestanding decoretive barriers shall be a maximum of 36 inches in height, including planter boxes and wrought -iron fencing, and may separate the sidewalk from the outdoor spaces, provided the sidewalk remains unobstructed. c. Trees shall be located in a minimum 5 -foot -by -5 -foot iron tree grate, where pedestrian circulation interacts with required street tree plantings. Item # 15 Attachment Number 3 Page 35 of 70 5.1 DISTRICT B Reserved... Item # 15 Attachment Number 3 Page 36 of 70 6.1 DISTRICT C PURPOSE District C is intended to be one of the more flexible Districts. This location is gener- ally constrained in size, shape and adjacent development. District C could serve as a natural extension of the land uses that may develop in the adjacent Districts A, C, or G, or take on a compatible development type that serves the area communk ties and/or the city in general. With the District being easily accessed by vehicular traffic, and pedestrians from the adjacent mufti -use trail system, the District will generally allow for one or a combination of uses, such as high-density Urban Living, Independent Living, Assisted Living, single-family residential product, office, retail, civic, civil support, and potentially a mix of uses. 6.2 DETACHED SINGLE-FAMILY RESIDENTIAL 6.2.1 APPLICABILITY 1. The standards in this Section shall be in addition to those applicable standards defined in Section 3 - General District Standards, and as permitted in the Schedule of Principal Uses (Table 1) of this PD. All land uses that are regulated by this Section shall be developed in accordance with the schedule of residential height and area regulations of the ALDC zoning of "R-4," R-5," or"R-6" single-family residential mining for detached single-family residential products, except as amended and as modified herein. 2. The property shall be deed restricted pursuant to a instrument approved by the City Attorney pursuant to which use of the property shall be limited to residential use by persons 55 years or older consistent with the Federal Fair Housing Act and other appli- cable law. Such deed restriction shall be recorded the eadier of prior to the approval of the first plat for the property or portion of the property and the issuance of the first building permit. 6.2.2 DENSITY 1. The minimum required and maximum allowed densities for detached single-family residential communities shall be 3.8 to 5.2 dwelling units per acre. 6.2.3 ARCHITECTURAL 1. Usable front porches shall be integrated into the building design on a minimum of 40 percent of homes within any detached community development. To ensure functionality and usability, the following shall be required: a. Porches can extend past the front yard setback by 10 feet but shall not be closer than 15 feet to the sidewalk iffront4oaded, or not closer than 10 feet ifalley-loaded. b. Porches shall be a minimum 7 feet in depth and a minimum of 70 square feet to ensure functionality and usability 2. The total masonry content of all walls shall be as per the ALDC or as approved on the concept plan, but shall not be less than 60 percent. 6.2.4 HEIGHT AND AREA REGULATIONS 1. Front yard setbacks defined in the City's Zoning Regulations, Section 4.15.2, Schedule of Residential Height and Area Regulations, may be reduced by 5 feet to create and encourage greater community interaction by allowing the front of the home and/or porch to be closer to the sidewalk and passing neighbors, but shall Item # 15 Attachment Number 3 Paee 37 of 70 not be closer than 15 feet to the sidewalk if front -loaded, or not closer than 10 feet if alley4oaded. 2. The maximum percent of lot coverage shall not exceed 60 percent for "114" base zoning, 65 percent for "R-5" base zoning, and 75 percent for `R-6" and *R-7' base zoning. 3. Small groups of lots that front a commonly shared civic space, without a public street directly in front of the lot separating it from the civic space, are allowed when approved on the concept plan and the following conditions are met: a. Aminimum of 40 feel from front -face of building to front -face of building is provided. b. Access for emergency services, including grasscrete fire lanes, may be required in accordance with the Allen Fire Department Site Development Guide and subject to the approval of the Fire Marshall. c. Parking is provided by 2 garage or driveway spaces, and 1.5 spaces per lot is located wiMin a distance no greater than 400 feet of the lot that is serves. The 1.5 spaces required can be on -street parallel parking spaces that are not being counted toward required spaces by other lots fronting the street. d. The maximum distance of the commonly shared civic space shall not exceed 450 feet from right-of-way to right-of-way. 4. Adjacent houses may combine access drives to serve two or more garages, in which the lot may not have direct frontage to a public right-of-way, when approved on the concept plan. The minimum width of these shared driveways shall be 16 feet. The restrictive covenants for the development shall provide that parking shall be prohibited within the maneuvering space and reserve to the developer or HOA the right to enforce such parking restriction. 6.2.5 GARAGES 1. To ensure that front -entry garages on the street do not dominate the streetscape of the neighborhood, emphasizing the home over the garage, garages shall be set back from the primary building facade a minimum of 5 feet when fronting a public right-of-way. 2. For garages loaded from a side street, the front of the garage shall be set back a minimum of 5 feet plus the street -side setback or front setback of the opposing adjacent property, whichever is greater. 3. Garages located in the rear of the lot, but accessed by a driveway from the front street right-of-way, may be located within 5 feet of the rear and aide property line. 4. J -Swing garages shall allow for a minimum of 26 feet from the garage face to the side property line for sufficient space for vehicular movement. 5. For garagesMireways located in the rear of the lot and accessed from an alley, the face of the garage shall be located as follows: a. setback 7 feet from the alley right-of-way; or It. setback 20 feet or greater from the alley right-of-way. 6. No internal side setback shall be required for garages accessed from an alley when approved with concept plan. 7. Garages may be clustered around a driveway courtyard when approved on the concept plan, as defined in Section 6.2.4(4). 6.2.7 LANDSCAPE 1. If a home incorporates a front porch as described in Section 6.2.3, and the distance between the porch and sidewalk is less than 15 feet, the street trees provided can Item # 15 Attachment Number 3 Page 38 of 70 count toward the City required two trees per lot. In this condition, if a situation arses where the required minimum two trees per lot can not be accomplished within the parkway strip, a tree may be relocated to the civic space, but shall not count toward the minimum tree requirements of the civic space. 6.3 MI ED -USE AND URBAN LIVING 6.3.1 APPLICABILITY 1. The standards in this Section shall be in addition to those applicable standards defined in Section 3 - General District Standards, and as permitted in the Schedule of Principal Uses (Table 1) of this PD. Land uses that are regulated by this Section shall be developed in accordance with the standards of theALDC and the dimensional standards of the "CBD' Central Business District zoning for mixed-use and/or Urban Living developments, except as amended and as modified herein. 6.3.2 DENSITY 1. The densities for attached mufti -family residential products in a mixed-use andfor Urban Living setting, shall be 25i dwelling units per acre. Adensity less than stated may be approved by concept plan in a vertical mixed-use setting. 6.3.3 HEIGHT AND AREA REGULATIONS 1. Mixed-use and Urban Living developments shall be a minimum of 2-stodes and a maximum of 6 -stories, or 80 feet in height on all street frontages. 2. The maximum floor area ratio (FAR) shall be regulated by the result of the measur- able components of this code and the ALDC, that address parking, building height, landscape, and lot coverage. 3. Uses fronting the major thoroughfares shall have the primary building facade(s)set back as follows: a. if teaser parking is located in front of the building as allowed and described in Section 6.3.4, then the building shall be set back a minimum of 10 feet and a maximum of 15 feet from the back of curb of the parking area as identified in Illustrations 7 and 9. b. if no teaser parking is located in front of the primary building, then the building shall be set back a minimum of 15 feet and a maximum of 25 feet from the right- of-way line for major thoroughfares except Exchange Parkway (see Illustration 8). Exchange Parkway setback shall be a minimum of 25 feet and a maximum of 35 feet from the right -0f -way line. 4. Uses fronting all other street types as identified in Illustrations 3 and 4, shall have the primary building facade(s) set back a minimum of 13 feet from the face -of -curb, and a maximum of 18 feet from the face -of -curb, except for situations that are set back further to accommodate plazas or outdoor eating areas. 6.3.4 PARKING 1. If more than one use is to be located on a building site, all uses on the building site must share parking. 2. In order to avoid unwarranted parking and unnecessary impervious cover, parking shall not exceed the number of parking spaces required by the ALDC by any more than 10 percent, but shall require one additional tree for each three parking spaces constructed in excess of the required. Item # 15 Attachment Number 3 Page 39 of 70 3. Required parking shall be met by one or combination of the following: a. Structured parking garage b. Uses directly fronting major thoroughfares may locate no more than a single row of head -in teaser parking in front of the building line, adjacent to the thor- oughfare, at a maximum of 42 feet of pavement (two-way drive lane plus one row of parking). See Illustrations 7 or 9. All remaining required parking shall be located a minimum of 10 feet behind the front building line to the side or rear of the property. c. Locate surface packing 10 feet behind the front facade of the building located closest to the thoroughfare. d. Parking located on -street, when allowed and provided directly in front of ones lot, whether head -in or parallel parking, may count toward the required number of parking spaces needed. 4. Parking areas must provide continuous cross -connection access, regardless of lot lines. Each lot must extend the continuous cross -connection drive to the edge of ones lot line for the adjacent lot to make the required connection. 5. The minimum required parking for Urban Living and visitor parking shall be per the ALDC or as approved on a concept plan. 6.3.5 LANDSCAPE 1. The zone along the street edge that is located between the back -of -curb of the internal street and the building face that partially falls within the right-of-way and a private lot, as shown in the urban street sections (Illustrations 3 and 4), shall be as follows: a. Provide site furniture, which may include such things as chairs, benches, tables, umbrellas and receptacles, may be located in this zone, provided the area is kept clean and non-duttered. b. The use of freestanding decorative barriers shall be a maximum of 36 inches in height, including planter boxes and wrought -iron fencing, and may separate the sidewalk from the outdoor spaces, provided the sidewalk remains unobstructed. c. Trees shall be located in a minimum 5 -foot -by -5 -foot iron tree grate, where pedestrian circulation interacts with required street tree plantings. 6.4 RETAILANDOFFICE 6.4.1 APPLICABILITY 1. The standards in this Section shall be in addition to those applicable standards defined in Section 3 - General District Standards, and as permitted in the Schedule of Principal Uses (Table 1) of this PD. Land uses that are regulated by this Section shall be developed in accordance with the schedule of nonresidential height and area regulations of the ALDC zoning of "0' office district zoning for retail and office developments, except as amended and as modified herein. 6.4.2 HEIGHT AND AREA REGULATIONS 1. Retail buildings may be a maximum of 2.5 stories, or 35 feet in height on all street frontages. 2. Office buildings may be a maximum of 6 stories or 80 feet in height on all street frontages. Item # 15 Atischmmt Number 3 Page 40 of 70 The primary building farade(s) shall be set back from all major thoroughfares as follows: a. if teaser parking is located in front of the building as allowed and described in Section 6.4.3, then the building shall be set back a minimum of 10 feet and a maximum of 15 feet from the back of curb of the parking area as identified in Illustrations 7 and 9. b. retail uses requiring a canopy structure (e.g., fueling station, car wash), shall have the canopy structure set back a minimum of 67 feet. c. if no parking or canopy is located in front of the primary building, then the building shall be set back between a minimum of 15 feet and a maximum of 25 feet from the right-of-way line for major thoroughfares except Exchange Parkway (see Illustration 8). Exchange Parkway setback shall be a minimum of 25 feet and a maximum of 35 feet from the right-of-way line. 6.4.3 PARKING 1. If more than one use is to be located on a building site, all uses on the building site must share parking. 2. In order to avoid unwarranted parking and unnecessary impervious cover, parking shall not exceed the number of parking spaces required by the ALDC by any more than 10 percent, but shall require one additional tree for each three parking spaces constructed in excess of the required. 3. Required parking shall be met by one or combination of the following: a. Structured parking garage b. Uses directly fronting major thoroughfares may locate no more than a single row of head -in teaser parking in front of the building line, adjacent to the thor- oughfare, at a maximum of 42 feet of pavement (two-way drive lane plus one row of parking). See Illustrations 7 or 9. All remaining required parking shall be located a minimum of 10 feet behind the front building line to the side or rear of the property. c. Locate surface parking 10 feet behind the front facade of the building located closest to the thoroughfare. d. Parking located on -street, when allowed and provided directly in front of ones lot, whether head -in or parallel parking, may count toward the required number of parking spaces needed. 4. Parking areas must provide continuous cross -connection access, regardless of lot lines. Each lot must extend the continuous crass -connection drive to the edge of ones lot line for the adjacent lot to make the required connection. Item N 15 Attachment Number 3 Page 41 of 70 7.1 DISTRICT D PURPOSE District D is generally intended to provide a vanety of attached and detached residen- fial product types. This District is ideally located to target the Active Adult community and be age-restncted with its Gose proximity to retail, hospitality, medical office and emergency care. This District shall provide civic space, either public or private, that is central to the community, easily accessible, highly visible and designed to meet residents' needs. Pedestrian connectivity to adjacent uses is important. Secondarily, District D may allow for a development zone of uses that specifically complement and benefit the senior community in the form of neighborhood conve- nience retail, if the development opportunity exists. This zone will be located within the boundaries of District D, and not exceed a maximum of 10 acres, and should generally be inward focused creating amain street" type place that integrates with the adjacent community. These 10 acres may be subdivided. The lots) must have vehicular and pedestrian connection points to both the primary roadways and internal roadways of the active adult community. 7.2 DETACHED SINGLE-FAMILY RESIDENTIAL 7.2.1 APPLICABILITY 1. The standards in this Section shall be in addition tottase applicable standards defined in Section 3 -General District Standards, and as permitled in the Schedule of Principal Uses (Table 1) of this PD. All land uses that are regulated by this Section shall be developed in accordance with the schedule of residential height and area regulations of the ALDC zoning of 'R-4,' "R-5," "R-6,' or "R-7" single-family residential zoning for detached single-family residential products, except as amended and as modified herein. 2. The property shall be deed restricted pursuant to a instrument approved by the City Attorney pursuant to which use of the property shall be limited to residenfial use by persons 55 years orolder consistent with the Federal Fair Housing Act and other appV cable law. Such deed resldction shall be recorded the earlier of prior to the approval of the first plat for the property or portion of the property and the issuance of the first building permit. 7.2.2 DENSITY 1. The minimum required and maximum allowed densities for attached and detached single-family residential, shall be 3.8 to 8.0 dwelling units per acre. For detached single-family residentail only, the density shall be 3.8 to 6.2 dwelling units per acre. 7.2.3 ARCHITECTURAL 1. Usable front porches shall be integrated into the building design on a minimum of 40 percent of homes within any detached community development. To ensure functionality and usability, the following shall be required: a. Porches can extend past the from yard setback by 10 feet but shall not be closer than 15 feet to the sidewalk 9 front -loaded, or rat closer than 10 feet 9alley4oaded. b. Porches shall be a minimum 7 feet in depth and a minimum of 70 square feet to ensure functionality and usability. 2. The total masonry content of all walls shall be as per the ALDC or as approved on the concept plan, but shall not be less than 60 percent. hem # 15 Attachment Number 3 Page 42 of 70 7.2.4 HEIGHT AND AREA REGULATIONS 1. Front yard setbacks defined in the City's Zoning Regulations, Section 4.15.2, Schedule of Residential Height and Area Regulations, may be reduced by 5 feet to create and encourage greater community interaction by allowing the front of the home and/or porch to be closer to the sidewalk and passing neighbors, but shall not be closer than 15 feet to the sidewalk If front -loaded, or not closer than 10 feet if alley -loaded. 2. The maximum percent of lot coverage shall not exceed 60 percent for "R-4' base zoning, 65 percent for "R-5' base zoning, and 75 percent for "R-6' and 'R-7" base zoning. 3. Small groups of lots that front a commonly shared civic space, without a public street directly in front of the lot separating it from the civic space, are allowed when approved on the concept plan and the following conditions are met: a. Aminimum of 40 feet from front -face of building to front -face of building is provided. b. Access for emergency services, including gmsscrele fire lanes, may be required in accordance with the Allen Fire Department Site Development Guide and subject to the approval of the Fire Marshall. c. Parking is provided by 2 garage or driveway spaces, and 1.5 spaces per lot is located within a distance no greater than 400 feet of the lot that is serves. The 1.5 spaces required can be on -street parallel parking spaces that are not being counted toward required spaces by other lots fronting the street. d. The maximum distance of the commonly shared civic space shall not exceed 450 feet from right-of-way to right-of-way. 4. Adjacent houses may combine access drives to serve two or more garages, in which the lot may not have direct frontage to a public right-of-way, when approved on the concept plan. The minimum width of these shared driveways shall be 16 feet. The restrictive covenants for the development shall provide that parking shall be prohibited vdthin the maneuvering space and reserve to the developer or HOA the right to enforce such parking restriction. 7.2.5 GARAGES 1. To ensure that front -entry garages on the street do not dominate the streetscape of the neighborhood, emphasizing the home over the garage, garages shall be set back from the primary building facade a minimum of 5 feet when fronting a public rightaf-way. 2. For garages loaded from a side street, the front of the garage shall be set back a minimum of 5 feet plus the street -side setback or front setback of the opposing adjacent property, whichever is greater. 3. Garages located in the rear of the lot, but accessed by a driveway from the front street rightof-way, may be looted within 5 feet of the rear and side property line. 4. J -Swing garages shall allow for a minimum of 26 feet from the garage foo to the side property line for sufficient space for vehicular movement. 5. For garagestdnveways looted in the rear of the lot and accessed from an alley, the face of the garage shall be located as follows: a. set back 7 feet from the alley right-of-way; or b. set back 20 feet or greater from the alley rightof-way. 6. No internal side setback shall be required for garages accessed from an alley when approved with concept plan. Item # 15 Attachment Number 3 Page 43 of 70 7. Garages may be clustered around a driveway courtyard when approved on the concept plan. 7.2.7 LANDSCAPE 1. If a home incorporates a front porch as described in Section 7.2.3, and the distance between the porch and sidewalk is less than 15 feet, the street trees provided can count toward the City required two trees per lot. In this condition, if a situation arises where the required minimum two trees per lot can not be accomplished within the parkway strip, a tree may be relocated to the civic space, but shall not count toward the minimum tree requirements of the civic space. 7.3 ATTACHED SINGLE-FAMILY RESIDENTIAL 7.3.1 APPLICABILITY 1. The standards in this Section shall be in addition to those applicable standards defined in Section 3 - General District Standards, and as permitted in the Schedule of Principal Uses (Table 1) of this PD. Land uses that are regulated by this Section shall be developed in accordance with the schedule of residential height and area regulations of the ALDC mining of"TH'towmhome residential district and "2-F" duplex residential district zoning for attached single-family residental products, except as amended and as modified herein. 2. The property shall be deed restricted pursuant to a instrument approved by the City Attorney pursuant to which use of the property shall be limited to residential use by persons 55 years orolder consistentwhh the Federal Fair HousingAcl and other appli- cable law. Such deed restriction shall be recorded the earlier of prior to the approval of the first plat for the property or porton of the property and the issuance of the first building permit 7.3.2 DENSITY 1. The minimum required and maximum allowed densities for mid -density attached single-family residential, 6.0 to 10.8 dwelling units per acre. 7.3.3 ARCHITECTURAL 1. The total masonry content of all walls shall be as per ALDC or as approved on the concept plan, but shall not be less than 60 percent. 7.3.4 HEIGHT AND AREA REGULATIONS 1. The front building facade oftownhomes shall be designed to allow for stairs, stoops and elevated patios, with any remainder to be landscaped. The following setback criteria shall be approved with the concept plan: a. be within 6 to 12 feet from the sidewalk if alley -loaded, or; b. if front -loaded, then the front building facade of lownhomes may be set back a maximum of 15 feet from the sidewalk. This shall allow for stairs, stoops and elevated patios, with any remainder to be landscaped. 2. The front building facade of duplex's shall be set back a minimum of 15 feet and a maximum of 25 feet. 3. Duplex units shall be alley -loaded. Item k 15 Attachment Number 3 Page 44 of 70 4. Small groups of lots that front a commonly shared civic space, without a public street directly in front of the lot separating it from the civic space, are allowed when approved on the concept plan and the following conditions are met: a. Aminimum of 40 feet from front -face of building to front -face of building is provided. b. Access for emergency services, including grasscrete fire lanes, may be required in accordance with the Allen Fire Department Site Development Guide and subject to the approval of the Fire Marshall. c. Parking is provided by 2 garage or driveway spaces, and 1.5 spaces per lot is located within a distance no greater than 400 feet of the lot that is serves. The 1.5 spaces required can be on -street parallel parking spaces that are not being counted toward required spaces by other lots fronting the street. d. The maximum distance of the commonly shared civic space shall not exceed 450 feet from right-of-way to right-nf-way. 5. The maximum percent of lot coverage shall not exceed 65 percent. 7.3.5 GARAGES 1. If a townhome is front -loaded, in order to ensure that the front -entry garage does not dominate the streetscape of the neighborhood, emphasizing the home over the garage and to allow for sufficient depth for a vehicle to be parked in the driveway, garages shall be set back from the primary building facade a minimum of 5 feet. In order to allow for sufficient space for driveway parking, in no case shall the face of garage be any closer than 20 feet to the edge of the sidewalk. 2. For garages/driveways located in the rear of the lot and accessed from an alley, the face of the garage shall be located as follows: a. set back 7 feet from the alley right-of-way; or b. setback 20 feet or greater from the alley right-of-way. 3. No internal side setback shall be required for garages accessed from an alley when approved with concept plan. 7.3.7 LANDSCAPE 1. Townhomes may count the required street tree toward the City required two trees per lot if there is 12 feet or less, as described in Section 7.3.4, between the front facade and the sidewalk. In this condition, if a situation arises where the required minimum two trees per lot can not be accomplished within the parkway strip, a tree may be relocated to the civic space, but shall not count toward the minimum tree requirements of the civic space. 7.4 MIXED-USE AND URBAN LIVING 7.4.1 APPLICABILITY 1. The standards in this Section shall be in addition to those applicable standards defined in Section 3 - General District Standards, and as permitted in the Schedule of Principal Uses (Table 1) of this PD. Land uses that are regulated by this Section shall be developed in accordancewith the standards oftheALDC and the dimensional standards of the "CBD' Central Business Disfiict zoning for mixed-use and/or Urban Living developments, except as amended and as modified herein. 2. The property shall be deed restricted pursuant to a instrument approved by the City Attorney pursuant to which use of the property shall be limited to residential use by persons 55 years or older consistentwilh the Federal Fair Housing Act and other appli- Item # 15 Attachment Number 3 Page 45 of 70 cable law. Such deed restriction shall be recorded the earlier of prior to the approval of the first plat for the property or portion of the property and the issuance of the first building permit 7.4.2 DENSITY 1. The minimum required and maximum allowed densities for residential products in a mixed-use setting, shall be 6 to 18 dwelling units per acre. 7.4.3 HEIGHT AND AREA REGULATIONS 1. Mixed-use developments must be a minimum of 1.5 -story. Aminimum of 40 percent of the building footprints of a mixedose development shall be a minimum of 2 -stories and a maximum of 3 -stories, or 45 feet in height on street frontages. 2. The maximum floor area ratio (FAR) shall be regulated by the result of the measur- able components of this code and the ALDC, that address parking, building height, landscape, and lot coverage. 3. Uses fronting the major thoroughfares shall have the primary building facade(s)set back as follows: a. if teaser parking is located in front of the building as allowed and described in Section 7.4.4, then the building shall be set back a minimum of 10 feet and a maximum of 15 feet from the back of curb of the parking area as identified in Illustrations 7 and 9. b. 0 no teaser parking is located in front of the primary building, then the building shall be set back a minimum of 15 feet and a maximum of 25 feet from the right- of-way line for major thoroughfares except Exchange Parkway (see Illustration 8). Exchange Parkway setback shall be a minimum of 25 feet and a maximum of 35 feet from the right-of-way line. 4. Uses fronting all other street types as identified in Illustrations 3 and 4, shall have the primary building facade(s) set back a minimum of 13 feet from the face -of -curb, and a maximum of 18 feet from the face -of -curb, except for situations that are set back further to accommodate plazas or outdoor eating areas. 7.4.4 PARKING 1. If more than one use is to be located on a building site, all uses on the building site must share parking. 2. In order to avoid unwarranted parking and unnecessary impervious cover, parking shall not exceed the number of parking spaces required by the ALDC by any more than 10 percent, but shall require one additional tree for each three parking spaces constructed in excess of the required. 3. Required parking shall be met by one or combination of the following: a. Structured parking garage b. Uses directly fronting major thoroughfares may locate no more than a single row of head -in leaser parking in front of the building line, adjacent to the thor- oughfare, at a maximum of 42 feet of pavement (two-way drive lane plus one row of parking). See Illustrations 7 or 9. All remaining required parking shall be located a minimum of 10 feet behind the front building line to the side or rear of the property. c. Locate surface panting 10 feet behind the front facade of the building located closest to the thoroughfare. Item # 15 Attachment Number 3 Page 46 of 70 J. Parking located on -street, when allowed and provided directly in front of ones lot, whether head -in or parallel parking, may count toward the required number of parking spaces needed. Packing areas must provide continuous cross -connection access, regardless of lot lines. Each lot must extend the continuous cross -connection drive to the edge of ones lot line for the adjacent lotto make the required connection. The minimum required parking for Urban Living and visitor parking shall be per the ALDC or as approved on a concept plan. 7.4.5 LANDSCAPE 1. The zone along the street edge that is located between the back -of -curb of the internal street and the building face that partially falls within the right-of-way and a private lot, as shown in the urban street sections (Illustrations 3 and 4), shall be as follows: a. Provide site furniture, which may include such things as chairs, benches, tables, umbrellas and receptacles, may be located in this zone, provided the area is kept clean and non -cluttered. b. The use of freestanding decorative bartiers shall be a maximum of 36 inches in height, including planter boxes and wrought -iron fencing, and may separate the sidewalk from the outdoor spaces, provided the sidewalk remains unobstructed. c. Trees shall be located in a minimum 5 -foot -by -5 -foot iron tree grate, where pedestrian circulation interacts with required street tree plantings. 7.5 RETAILANDOFFICE 7.5.1 APPLICABILITY 1. The standards in this Section shall be in addition to those applicable standards defined in Section 3 - General District Standards, and as permitted in the Schedule of Principal Uses (Table 1) of this PD. Land uses that are regulated by this Section shall be developed in accordance with the schedule of nonresidential height and area regulations of the ALDC zoning of "O" office distinct zoning for retail and office developments, except as amended and as modified herein. 7.5.2 HEIGHT AND AREA REGULATIONS 1. Retail and Office buildings may be a maximum of 2.5 stores, or 35 feet in height on all street frontages. 2. The primary building facade(s) shall be set back from all thoroughfares types as follows: a. if teaser parking is located in front of the building as allowed and described in Section 7.5.3, then the building shall be set back a minimum of 10 feet and a maximum of 15 feet from the back of curb of the parking area as identified in Illustrations 7 and 9. b. if no parking is located in front of the primary building, then the building shall be set back between a minimum of 15 feet and a maximum of 25 feet from the right- of-way line for major thoroughfares except Exchange Parkway (see Illustration 8). Exchange Parkway setback shall be a minimum of 25 feet and a maximum of 35 feet from the right-of-way line. Item k 15 Attachment Number 3 Page 47 of 70 7.5.3 PARKING 1. If more than one use is to be located on a building site, all uses on the building site must share parking. 2. In order to avoid unwarranted parking and unnecessary impervious cover, parking shall not exceed the number of parking spaces required by the ALDC by any more than 10 percent, but shall require one additional tree for each three parking spaces constructed in excess of the required. 3. Required parking shall be met by one or combination of the following: a. Structured parking garage b. Uses directly fronting major thoroughfares may locate no more than a single row of head -in teaser parking in front of the building line, adjacent to the thor- oughfare, at a maximum of 42 feet of pavement (two-way drive lane plus one row of parking). See Illustrations 7 or 9. All remaining required parking shall be located a minimum of 10 feet behind the front building line to the side or rear of the property. c. Locate surface parking 10 feet behind the front facade of the building located closest to the thoroughfare. d. Parking located on -street, when allowed and provided directly in front of ones lot, whether head -in or parallel parking, may count toward the required number of parking spaces needed. 4. Parking areas must provide continuous cross -connection access, regardless of lot lines. Each lot must extend the continuous cross -connection drive to the edge of ones lot line for the adjacent lot to make the required connection. Item # 15 Atmchment Number 3 Page 48 of 70 81 DISTRICT E PURPOSE District E is partially adjacent to and generally bounded by North Central Expressway and existing medical related businesses. Due to the proximity to existing land uses and easy access to major thoroughfares, District E has one of the better opportunities for the highest density of Urban Living and/or mixed-use. Strong pedestrian access and connection to the adjacent uses and communities will be very important. Other uses or combination of uses District E may accommodate include office, retail, lodging, medical, senior focused housing types, civic, education and automotive. 82 MIXED-USE AND URBAN LIVING 8.2.1 APPLICABILITY 1. The standards in this Section shall be in addition to those applicable standards defined in Section 3 - General District Standards, and as permitted in the Schedule of Principal Uses (Table 1) of this PD. Land uses that are regulated by this Section shall be developed in accordancewfih the standards of the ALDC and the dimensional standards of the "CBD' Central Business District zoning for mixed-use andfor Urban Living developments, except as amended and as modified herein. 8.2.2 DENSITY 1. The densities for attached mul i -family residential products in a mixed-use and/or Urban Living setting, shall be 25+ dwelling units per acre. A density less than stated may be approved by concept plan in a vertical mixed-use setting. 8.2.3 HEIGHT AND AREA REGULATIONS 1. Mixed-use andlor Urban Living developments must be a minimum of 3-stodes and a maximum of 8 -stones, or 80 feet in height on all street frontages. 2. The maximum floor area ratio (FAR) shall be regulated by the result of the measur- able components of this code and the ALDC, that address parking, building height, landscape, and lot coverage. 3. Uses fronfing the major thoroughfares shall have the primary building facede(s)set back as follows: a. if teaser parking is located in front of the building as allowed and described in Section 8.2.4, then the building shall be set back a minimum of 10 feet and a maximum of 15 feel from the back of curb of the parking area as identified in Illustrations 7 and 9. b. if no teaser parking is located in front of the primary building, then the building shall be set back a minimum of 15 feet and a maximum of 25 feet from the right- of-way line for major thoroughfares (see Illustration 8). 2. Uses fronting all other street types as identified in Illustrations 3 and 4, shall have the primary building facade(s) set back a minimum of 13 feet from the face -of -curb, and a maximum of 18 feet from the face -of -curb, except for situations that are set back further to accommodate plazas or outdoor eating areas. 8.2.4 PARKING 1. If more than one use is to be located on a building site, all uses on the building site must share parking. 2. In order to avoid unwarranted parking and unnecessary impervious cover, parking shall not exceed the number of parking spaces required by the ALDC by any more Item N 15 than 10 percent, but shall require one additional tree for each three parking spaces constructed in excess of the required. 3. Required parking shall be met by one or combination of the following: a. Structured parking garage b. Uses directly fronting major thoroughfares may locate no more than a single row of head -in leaser parking in front of the building line, adjacent to the thor- oughfare, at a maximum of 42 feet of pavement (two-way drive lane plus one now of parking). See Illustrations 7 or 9. All remaining required parking shall be located a minimum of 10 feet behind the front building line to the side or rear of the property. c. Locate surface parking 10 feet behind the front facade of the building located closest to the thoroughfare. d. Parking located on -street, when allowed and provided directly in front of ones lot, whether headin or parallel parking, may count toward the required number of parking spaces needed. 4. Parking areas must provide continuous cross -connection access, regardless of lot lines. Each lot must extend the continuous cross -connection drive to the edge of ones lot line for the adjacent lot to make the required connection. 5. The minimum required parking for Urban Living and visitor parking shall be per the ALDC or as approved on a concept plan. 8.2.5 LANDSCAPE 1. The zone along the street edge that is located between the back -of -curb of the internal street and the building face that partially falls vnthin the right-of-way and a private lot, as shown in the urban street sections (Illustrations 3 and 4), shall be as follows: a. Provide site furniture, which may include such things as chairs, benches, tables, umbrellas and receptades, may be located in this zone, provided the area is kept clean and non -cluttered. b. The use of freestanding decorative barriers shall be a maximum of 36 inches in height, including planter boxes and wrought -iron fencing, and may separate the sidewalk from the outdoor spaces, provided the sidewalk remains unobstructed. c. Trees shall be located in a minimum 5 -foot -by -5 -foot iron tree grate, where pedestrian circulation interacts with required street tree plantings. 8.3 RETAILANDOFFICE 8.3.1 APPLICABILITY 1. The standards in this Section shall be in addition to those applicable standards defined in Section 3 - General District Standards, and as permitted in the Schedule of Principal Uses (Table 1) of this PD. Land uses that are regulated by this Section shall be developed in accordance with the schedule of nonresidential height and area regulations of the ALDC zoning of "0" once district zoning for retail and office developments, except as amended and as modified herein. 8.3.2 HEIGHT AND AREA REGULATIONS 1. Retail buildings may be a maximum of 2.5 stories, or 35 feet in height on all street frontages. Item q 15 Attachment Number 3 Page 50 of 70 2. Office buildings may be a maximum of 6 stones or 80 feet in height on all street frontages. 3. The primary building facade(s) shall be set back from all thoroughfares types as follows: a. if teaser parking is located in front of the building as allowed and described in Section 8.3.3, then the building shall be set back a minimum of 10 feet and a maximum of 15 feet from the back of curb of the parking area as identified in Illustrations 7 and 9. It. if no parking is located in front of the primary building, then the building shall be set back between a minimum of 15 feet and a maximum of 25 feet from the right-of-way line for major thoroughfares (see Illustration 8). 8.3.3 PARKING 1. If more than one use is to be located on a building site, all uses on the building site must share parking. 2. In order to avoid unwarranted parking and unnecessary impervious cover, parking shall not exceed the number of parking spaces required by theALDC by any more than 10 percent, but shall require one additional tree foreach three parking spaces constructed in excess of the required. 3. Required parking shall be met by one or combination of the following: a. Structured parking garage. b. Uses directly fronting major thoroughfares may locate no more than a single row of head -in teaser parking in front of the building line, adjacent to the thor- oughfare, at a maximum of 42 feet of pavement (two-way drive lane plus one row of parking). See Illustrations 7 or 9. All remaining required parking shall be located a minimum of 10 feet behind the front building line to the side or rear of the property. c. Locate surface parking 10 feet behind the front facade of the building located closest to the thoroughfare. d. Parking located on -street, when allowed and provided directly in front of ones lot, whether head -in or parallel parking, may count toward the required number of parking spaces needed. 4. Parking areas must provide continuous cross -connection access, regardless of lot lines. Each lot must extend the continuous crosses nnection drive to the edge of ones lot line for the adjacent lot to make the required connection. Item N 15 Attachment Number 3 Page 51 of 70 9.1 DISTRICT F PURPOSE District F is comprised of the remaining parcels of an area that has primarily been developed out as medical office. The development pattern and general land use type in place is intended to extend into these remaining individual parcels. 9.2 RETAILANDOFFICE 9.2.1 APPLICABILITY 1. The standards set forth in the ALDC shall apply to District F, and as permitted in the Schedule of Principal Uses (Table 1) of this PD. Al land uses that are regulated by this Section shall be developed in accordance with the schedule of nonresidential height and area regulations of the ALDC zoning of "0" office zoning for office and retail developments. Item # 15 Attachment Number 3 Page 52 of 70 101 DISTRICT G PURPOSE District G is intended to be one of the more flexible Districts with its proximity to both developed and undeveloped tracts, and opportunity to be an extension of development from adjacent Districts C, H, or the medical office on the south side of Exchange Parkway. This District is surrounded on all sides by major thoroughfares for easy access from vehicular traffic, and easy access to the multi -use trail system for pedestrians. District G will generally accommodate one or a combination of uses, such as Urban Living, senior focused housing types, single-family detached residential product, office, retail, civic, civil support, and potentially a mix of uses. 102 MIXED-USE AND URBAN LIVING 10.2.1 APPLICABILITY 1. The standards in this Section shall be in addition to those applicable standards defined in Section 3 - General District Standards, and as permitted in the Schedule of Principal Uses (Table 1) of this PD. Land uses that are regulated by this Section shall be developed in accordance with the standards of theALDC and the dimensional standards of the "CBD" Central Business District zoning for mixed-use and/or Urban Living developments, except as amended and as modified herein. 1022 DENSITY 1. The densities for attached multi -family residential products in a mixed-use andlor Urban Living setting, shall be 25+ dwelling units per acre. Adensity less than stated may be approved by concept plan in a vertical mixed-use setting. 1023 HEIGHT AND AREA REGULATIONS 1. Mixed-use and/or Urban Living developments must be a minimum of 3 -stories and a maximum of 8 -stories, or 80 feet in height on all street frontages. 2. The maximum floor area ratio (FAR) shall be regulated by the result of the measur- able components of this code and the ALDC, that address parking, building height, landscape, and lot coverage. 3. Uses fronting the major thoroughfares shall have the primary building facade(s)set back as follows: a. if teaser parking is located in front of the building as allowed and described in Section 10.2.4, then the building shall be set back a minimum of 10 feet and a maximum of 15 feet from the back of curb of the parking area as identified in Illustrations 7 and 9. b. if no teaser parking is located in front of the primary building, then the building shall be set back a minimum of 15 feet and a maximum of 25 feet from the right- of-way line for major thoroughfares except Exchange Parkway (see Illustration 8). Exchange Parkway setback shall be a minimum of 25 feet and a maximum of 35 feet from the right-of-way line. 4. Uses fronting all other street types as identified in Illustrations 3 and 4, shall have the primary building facades) set back a minimum of 13 feet from the face -of -curb, and a maximum of 18 feet from the face -0f -curb, except for situations that are set back further to accommodate plazas or outdoor eating areas. 102APARKING 1. If more than one use is to be located on a building site, all uses on the building site must share parking. Item N 15 Attachment Number 3 Page 53 of 70 2. In order to avoid unwarranted packing and unnecessary impervious cover, parking shall not exceed the number of parking spaces required by the ALDC by any more than 10 percent, but shall require one additional tree for each three parking spaces constructed in excess of the required. 3. Required parking shall be met by one or combination of the following: a. Structured parking garage b. Uses directly fronting major thoroughfares may locate no more than a single row of head -in teaser parking in front of the building line, adjacent to the thor- oughfare, at a maximum of 42 feet of pavement (two-way drive lane plus one now of parking). See Illustrations 7 or 9. All remaining required parking shall be located a minimum of 10 feet behind the front building line to the side or rear of the property. c. Locate surface parking 10 feet behind the front facade of the building located dosed to the thoroughfare. d. Parking located on -street, when allowed and provided directly in front of ones lot, whether head -in or parallel parking, may count toward the required number of parking spaces needed. 4. Parking areas must provide continuous cross -connection access, regardless of lot lines. Each lot must extend the continuous cross -connection drive to the edge of ones lot line for the adjacent lot to make the required connection. 5. The minimum required parking for Urban Living and visitor parking shall be per the ALDC or as approved on a concept plan. 1025LANDSCAPE 1. The zone along the street edge that is located between the back -of -curb of the internal street and the building face that partially falls within the right -0f -way and a private lot, as shown in the urban street sections (Illustra0ons 3 and 4), shall be as follows: a. Provide site furniture, which may include such things as chairs, benches, tables, umbrellas and receptacles, may be located in this zone, provided the area is kept dean and non -cluttered. b. The use of freestanding decorative barriers shall be a maximum of 36 inches in height, including planter boxes and wrought -iron fencing, and may separate the sidewalk from the outdoor spaces, provided the sidewalk remains unobstructed. c. Trees shall be located in a minimum 5 -foot -by -5 -toot iron tree grate, where pedestrian circulation interacts with required street tree plantings. 103 RETAILAND OFFICE WA APPLICABILITY 1. The standards in this Section shall be in addition to those applicable standards defined in Section 3 - General District Standards, and as permitted in the Schedule of Principal Uses (Table 1) of this PD. Land uses that are regulated by this Section shall be developed in accordance with the schedule of nonresidential height and area regulations of the ALDC zoning of V office district zoning for retail and office developments, except as amended and as modified herain. Item # 15 Attachment Number 3 Page 54 of 70 7832 HEIGHT AND AREA REGULATIONS 1. Retail buildings may be a maximum of 2.5 stories, or 35 feet in height on all street frontages. 2. Office buildings may be a maximum of 6 stories or 80 feet in height on all street frontages. 3. The primary building facade(s) shall be set back from all major thoroughfares as follows: a. if teaser parking is located in front of the building as allowed and described in Section 10.3.3, then the building shall be set back a minimum of 10 feet and a maximum of 15 feet from the back of curb of the parking area as identified in Illustrations 7 and 9. b. retail uses requiring a canopy structure (e.g., fueling station, car wash), shall have the canopy structure set back a minimum of 67 feet. c. if no parking or canopy is located in front of the primary building, then the building shall be set back between a minimum of 15 feet and a maximum of 25 feet from the right-of-way line for major thoroughfares except Exchange Parkway (see Illustration 8). Exchange Parkway setback shall be a minimum of 25 feet and a maximum of 35 feet from the right-of-way line. 10.3.3 PARKING 1. If more than one use is to be located on a building site, all uses on the building site must share parking. 2. In order to avoid unwarranted parking and unnecessary impervious cover, parking shall not exceed the number of parking spaces required by the ALDC by any more than 10 percent, but shall require one additional tree for each three parking spaces constructed in excess of the required. 3. Required parking shall be met by one or combination of the following: a. Structured parking garage b. Uses directly fronting major thoroughfares may loom no more than a single row of head -in teaser parking in front of the building line, adjacent to the thoroughfare, at a maximum of 42 feet of pavement (two-way drive lane plus one row of parking). See Illustrations 7 or 9. Al remaining required parking shall be located a minimum of 10 feet behind the front building line to the side or rear of the property. c. Locate surface parking 10 feet behind the front facade of the building located closest to the thoroughfare. d. Parking located on -street, when allowed and provided directly in front of ones lot, whether head4n or parallel parking, may count toward the required number of parking spaces needed. 4. Parking areas must provide continuous crass -connection access, regardless of lot lines. Each lot must extend the continuous cross -connection drive to the edge of ones lot line for the adjacent lot to make the required connection. Item N 15 Anachmemt Number 3 Pace 55 of 70 11.1 DISTRICT H PURPOSE District H will serve as an area that transitions development type between the existing adjacent land uses, and those development opportunities for this tract. This Dis- trict shall create pedestrian connections and access to adjacent residential areas. District H will generally accommodate civil support, office, retail, automotive, civic, low- to mid -density residential, Urban Living and mixed-use. Land uses closest to the existing residential community to the north, should respect and be a compatible transition to more intense land uses that may be closer to Exchange Parkway. 11.2 MIXED-USE AND URBAN LIVING 1121 APPLICABILITY 1. The standards in this Section shall be in addition to those applicable standards defined in Section 3 - General District Standards, and as permitted in the Schedule of Principal Uses (Table 1) of this PD. Land uses that are regulated by this Section shall be developed in accordance with the standards of theALDC and the dimensional standards of the 'CBD' Cenbal Business Distrctzoning for mixed-use andfor Urban Living developments, except as amended and as modified herein. 1172 DENSITY 1. The densities for attached mulfi-family residential products in a mixed-use andfor Urban Living setting, shall be 25+ dwelling units per acre. Adensity lass than stated may be approved by concept plan in a vertical mixed-use setting. 1179 HEIGHT AND AREA REGULATIONS 1. Mixed-use developments must be a minimum oft-stodes and a maximum of4-sto- des, or 60 feet in height on all street frontages. 2. The maximum four area ratio (FAR) shall be regulated by the result of the measur- able components of this code and the ALDC, that address parking, building height, landscape, and lot coverage. 3. Uses fronting the major thoroughfares shall have the primary building facade(s) set back as follows: a. if teaser parking is located in front of the building as allowed and described in Section 11.2.4, then the building shall be set back a minimum of 10 feet and a maximum of 15 feet from the back of curb of the parking area as identified in Illustrations 7 and 9. b. 9 no teaser parking is located in front of the primary building, then the building shall be set back a minimum of 15 feet and a maximum of 25 feet from the right- of-way line for major thoroughfares except Exchange Parkway (see Illustration 8). Exchange Parkway setback shall be a minimum of 25 feet and a maximum of 35 feet from the right-of-way, line. 4. Uses fronting all other street types as identified in Illustrations 3 and 4, shall have the primary building facade(s) set back a minimum of 13 feet from the face -of -curb, and a maximum of 18 feet from the face -of -curb, except for situations that are set back further to accommodate plazas or outdoor eating areas. 1124 PARKING 1. If more than one use is to be located on a building site, all uses on the building site must share parking. Item # 15 Attachment Number 3 Page 56 of 70 2. In order to avoid unwarranted parking and unnecessary impervious cover, parking shall not exceed the number of parking spaces required by the ALDC by any more than 10 percent, but shall require one additional tree for each three parking spaces constructed in excess of the required. 3. Required parking shall be met by one or combination of the following: a. Structured parking garage b. Uses directly fronting major thoroughfares may locate no more than a single row of head -in teaser parking in front of the building line, adjacent to the thor- oughfare, at a maximum of 42 feet of pavement (two-way drive lane plus one row of parking). See Illustrations 7 or 9. All remaining required parking shall be located a minimum of 10 feet behind the front building line to the side or rear of the property. c. Locate surface parking 10 feet behind the front facade of the building located closest to the thoroughfare. d. Parking located on -street, when allowed and provided directly in front of ones lot, whether head -in or parallel parking, may count toward the required number of parking spaces needed. 4. Parking areas must provide continuous cross-connectlon access, regardless of lot lines. Each lot must extend the continuous cross -connection drive to the edge of ones lot line for the adjacent lot to make the required connection. 5. The minimum required parking for Urban Living and visitor parking shall be per the ALDC or as approved on a concept plan. 112.5 LANDSCAPE 1. The zone along the street edge that is located between the back -of -curb of the internal street and the building face that partially falls within the dghtof-way and a private lot, as shown in the urban street sections (Illustrations 3 and 4), shall be as follows: a. Provide site furniture, which may include such things as chairs, benches, tables, umbrellas and receptacles, may be located in this zone, provided the area is kept clean and non -cluttered. b. The use of freestanding decorative bamers shall be a maximum of 36 inches in height, including planter boxes and wrought -iron fencing, and may separate the sidewalk from the outdoor spaces, provided the sidewalk remains unobstructed. c. Trees shall be located in a minimum 5 -foot -by -5 -foot iron tree grate, where pedestrian circulation interacts with required street tree plantings. 11.3 RETAIL AND OFFICE 11.3.1 APPLICABILITY 1. The standards in this Section shall be in addition to those applicable standards defined in Section 3 - General District Standards, and as permitted in the Schedule of Principal Uses (Table 1) of this PD. Land uses that are regulated by this Section shall be developed in accordance with the schedule of nonresidential height and area regulations of the ALDC zoning of '0' office district zoning for retail and office developments, except as amended and as modified herein. wtN C4EE✓- Item # 15 Attachment Number 3 Page 57 of 70 11.32 HEIGHT AND AREA REGULATIONS 1. Retail buildings may be a maximum of 2.5 stories, or 35 feet in height on all street frontages. 2. Office buildings may be a maximum of 6 stories or 80 feet in height on all street frontages. 3. The primary building facade(s) shall be set back from all major thoroughfares as follows: a. if teaser parking is located in front of the building as allowed and described in Section 11.3.3, then the building shall be set back a minimum of 10 feet and a maximum of 15 feet from the back of curb of the parking area as identified in Illustrations 7 and 9. b. retail uses requiring a canopy structure (e.g., fueling station, car wash), shall have the canopy structure set back a minimum of 67 feet. c. if no parking orcanopy is located in frontof the primary building, then the building shall be set back between a minimum of 15 feet and a maximum of 25 feet from the right-of-way line for major thoroughfares except Exchange Parkway (see Illustration 8). Exchange Parkway setback shall be a minimum of 25 feet and a maximum of 35 feet from the right-of-way line. 11.3.3 PARKING 1. If more than one use is to be located on a building site, all uses on the building site must share parking. 2. In order to avoid unwarranted parking and unnecessary impervious cover, parking shall not exceed the number of parking spaces required by the ALDC by any more than 10 percent, but shall require one additional tree for each three parking spaces constructed in excess of the required. 3. Required parking shall be met by one or combination of the following: a. Structured parking garage b. Uses directly fronting major thoroughfares may locate no more than a single row of head -in teaser parking in front of the building line, adjacent to the thor- oughfare, at a maximum of 42 feet of pavement (two-way drive lane plus one now of parking). See Illustrations 7 or 9. All remaining required parking shall be located a minimum of 10 feet behind the front building line to the side or rear of the property. c. Locate surface parking 10 feet behind the front facade of the building located. closest to the thoroughfare. d. Parking located on -street, when allowed and provided directly in front of ones lot, whether head -in or parallel parking, may count toward the required number of parking spaces needed. 4. Parking areas must provide continuous crossconnection access, regardless of lot lines. Each lot must extend the continuous cross -connection drive to the edge of ones lot line for the adjacent lot to make the required connection. Item It 15 Attachment Number 3 Page 58 of 70 14.1 DEFINITIONS This Section provides definitions for terms used in this document that are technical in nature or that otherwise may not reflect a common usage of the term. If a ten is not defined in this Section, then the definition shall betaken from the cumentALDC. ALDC: The City of Allen Land Development Code. Civic: the term defining not-for-profit organizations dedicated to arts, culture, education, recreation, government, transit and municipal parking. Civic Building: a building operated by not-for-profit organizations dedicated to arts, culi education, recreation, government, transit and municipal parking, or for use approved by the legislative body. Civic Function: designation for public or private sites dedicated for civic buildings andlor civic space. Civic Space: an outdoor area dedicated for public use such as a park, plaza, greenbelt, or other open space devoted to leisure and recreational purposes, and may include but not limned to area devoted to swimming pods, recreation a community, centers, and dimale controlled improvements. Civic space types are defined by the combination of certain physical constants, including the relationships among their intended use, size, landscaping and enfronting buildings. Corridor: a lineal geographic system incorporating transportation and/or open space that may include trails for bicycles and pedestrians. Districts Map: an official map that is a part of this PD as Exhibit B that delineates the boundaries of individual areas subject to, or potentially subject to, regulation by this document. Facade: the exleriorwall of a building that is set akxtg a frontage line. Front -Loaded: the garage is accessed from the public right -0f -way, in front of the home. Frontage: the area between a building facade and the vehicular lanes, inclusive of its built and planted components. Frontage is divided into private frontage and public frontage. Frontage line: a lot line bordering a public frontage. Facades facing frontage lines define the public realm and are therefore more regulated than the elevations facing other lot lines. HOA: shall mean HomeownersAssociation. Lodging: premises available for daily and weekly renting of bedrooms. Lodging shall be full-service only. Masonry Wall: made with day -fired brick or stone. Mixed -Use: multiple functions or uses within the same building that are integrated vertically or by multiple buildings by adjacency. Neighborhood Reserve Areas: shall mean the common areas, open areas, land- scape features and elements located in open areas within a subdivision designated as such on a final plat. Planting Strip: the landscaped area wilhin the public dghtof-way between the back of curb and edge of right-of-way. Also known as the padkway area. Plaza: a civic space type designed for civic purposes and commercial activities, generally paved and spatially defined by building frontages. Primary Trail: a multiuse bail as identified on the Alen Parks and Trails Implementation Plan. Item # 15 Attachment Number 3 Page 59 of 70 Principal Building: the main building on a lot, usually located toward the frontage. Rear -Loaded: the garage isaccessedfrom an alleylo ated in the rearofthe home. (Syn: alleyaoaded) Secondary Trail: an 8 foot multiuse trail, as generally identified on Exhibit C, that addresses moreof the local neighborhood needs and feeds intothe primarytrails system, and may be either pudic or private hail. Slip Street: a local street that parallels a major thoroughfare, providing access to the front of residential or commercial lots. Teaser Parking: a technique to include a few parking spaces located in front of a business to lure customers with their apparent convenience. Teaser parking acts as a visual cue, leading drivers to the access points for larger parking lots or parking structures that provide the remaining required parking to be placed behind or to the side of buildings, with the option of a small amount of "leaser' parking visible from the street. (Syn: Convenience Parking) Terminated Vista: a location at the axial conclusion of a thoroughfare. A building located at a terminated vista should be designed in response to the axis. Thoroughfare, Major: those divided thoroughfares that carry the primary vehicular circulation and include Allen Drive, Bossy Boots Drive, Bray Central Drive, Junction Drive, Raintrae Circle and Exchange Parkway. Urban Living: an attached high-density multi -family residential unit that takes on a more urban site arrangement in which the principal buildings are located on the perimeter, embracing the adjacent thoroughfare, with the parking located interior to the lot, either in the form of stmclured and/or surface parking. Units may be for rent, or for sale as a condominium. Other uses may be included on a portion of the ground floor. e I u i. i I 4 m. N CREEKS URBAN CENTER PSD INCLUDED IN �YmWrtpne ��KII�L011Kh �.. i m® P. � e WEST EXCM NGE PAUWAY DIrrIO.. 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ION �I WATTERS u + u lXXIBIT •D8•Ah is lCF REEK CITY OF ALLEN, COWIN COUNTY TEXAS �'i 411'.6mm, 99 � m43te'�x�9m �_ z IMP REQ° "a=P =AaR M $ lXXIBIT •D8•Ah is lCF REEK CITY OF ALLEN, COWIN COUNTY TEXAS �'i 411'.6mm, r EXHMIT roe• I'lill;, ! d1 L JuNcycom ®RoevL� WQaR�4RC CaRCdC aa, !6 1 Iir ly � .K CITY OF ALLEN, COLLIN COUNTY TEXAS 111"" �_ A pm4v�££ oim'^mm D9 ng $A=o EXHMIT roe• I'lill;, ! d1 L JuNcycom ®RoevL� WQaR�4RC CaRCdC aa, !6 1 Iir ly � .K CITY OF ALLEN, COLLIN COUNTY TEXAS 111"" �_ V� G m �m a kOgi I1 u 'Tw EXHIBIT 'D6' ug II MAY CEHMAL DROVE A BOSSY [BOOTS DROVE 1�e116 CR E EK5 CIN OF ALLEN, COWN COUNTY TEXAS I�rr ui.if time C BRAY CENTRAL DRIVE ea��9 EXIr181T •D8• • i �• 'REEKS C�X�OOQ�� PQG�Ob�iQiY CITY OF ALLEN. COLLIN COUNTY TEXAS Ilf �ylmfora Lifetime b" a2,zH 'Rg8FpR 3 > 8 Z m'NE•m���� FI EXIr181T •D8• • i �• 'REEKS C�X�OOQ�� PQG�Ob�iQiY CITY OF ALLEN. COLLIN COUNTY TEXAS Ilf �ylmfora Lifetime O O s o a GH -36N.9 a Z !XFlIT 'D7' EXCbAMIGE p°'�, rRG{WAY a {{pp 9i:; n' IL 00E CIN OF ALLEN. COWIN COUNTY TEXAS ° urs®r .e €xn;. "1 sv i J EXHIBIT 'DB' MA77ERS ROAD aBossy 00078 DROVE CITY OF ALLEN, COWN COUNTY TEXAS i $mqq O Ant D Fi�g7�n4 z g ding mcvoag Z RgR3" D 8 m� m No' v " WR $ EXHIBIT 'DB' MA77ERS ROAD aBossy 00078 DROVE CITY OF ALLEN, COWN COUNTY TEXAS i Sb r ommunity Newspapers 10/26/11 SUCcirO in All., CaQOutQI, Cel". ill, FJoa l xid, Prism, Lad.,111e, Little Elm, M U, MW,W, Pleb, Mulet[, Sarthlake. and The Omni, W 4 RrGGa Driw Clawified (972) 422-SML SA 170 Drive Re=uitmart: (972) 578 -WORK Plate 170 Pleas, RX 75074 Legal,: 972'398-4233 Nerve: JULIE BROCK M Abs: 11/01/11 to 11/03/11 COMPW. CITY OF ALLEN CITY MANAGERS Clams: 1710 Idhe®: 305 CENTURY PARK WAY Ad ID 859537 ALLEN, TX 75013 Ad Ida. SLAKE A6 ID: 45169 Salm fltem: 922 A® 4: 6004694 TF.lmplvme: (214) 509-4107 ]tete 1 Pa: (214) 509-4118 N tzm: 222 Eamll: llxncl®cityofellam.mg Lbs: 35 SID mde: C 1.: 3 pedw,a: Dyth IOdsl: 4.0 PeymHlte Netted CSN Name Ian, 4 aloe Clock `amaaa, Time m omit tgce om aeEse run ext $84.00 Raid Nan=: - $0.00 Ammrt Oro: $84.00 CM OF AI1EE POB WC NOTICE Nance No kit N b qvm et Ne Alen w City Cnr3 edopW Ne (o0oamisA ONinena at am regtiler mating held am Tu Ocloher 25.2011. MR C() SN" t lltCI AN ORDINANCE OF THE IL OF THK E CITY OF ALIEN, COILN COUN- CDGNOULoNLAND IGLOP- MCNFOE ZONINREGULATIAND ONMAP, AS PREVIOUSLY AMENDED, BY CHANGING THE ZONING FROM PLANNED DEVELOPMENT 'PD' NO. 54 TO PLANNED DEVELOPMENT -PD' NO. 103 FOR MULTI- FAMILY, SINGLE-FAMILY. SENIOR WING, MLXFZD USE, OFFICE AND RETAIL USES; ADOPTING DEVELOPMENT REGULATIONS FOR SEVEN AREAS OF LAND COMPRIS ING 326.02 ACRES OUT OF THE CATHERINE PARSONS SURVEY. ABSTRACT NO. 7I1, THE MICHAEL SEE SUR- ABSIRACT NO. 544, THE JOHN PYRE SURVEY, ABSTRACT NO. 325, THE AB PERRIN SURVEY, ABSTRACT NO. 713, AND THE W.J. JACKSON SURVEY, ABSTRACT NO. 484, COLIIN COUNTY, TEXAS, DESCR03ED IN EXHIw -A.- ATTACHED HERETO; PRO- WDING FOR A CONFLICTS RESOLUTION CLAUSE; PRO - DING FOR A SEVERA9MIIY CLAUSE; PROVIDING FOR A SAVINGS CLAUSE; PROVIDING FOR A PENALTY O FINE NOT TO EXCEED THE SUM OF TWO THOUSAND DOWARS 182.000) FOR EACH OFFENSE; AND PROVID- ING FOR AN EFFECTIVE DATE. copy 01 that Ordinance maq he read m p.haeed N N O®m of the city SecrHery, City & Allen, 305 C." PachweY, Aller. Texea 75013 m mm, be viewed a Shelley B. George, City Semetery m c7 Star Community Newspapers 10/26/11 SIa I g in Allen, Carrollton, Celina, 0g;,an, Fla,er' Hand, Frim, LaeLeN <lle, Little Eam, yMGrney, MW*eite, Plane, Rowlett, Swrlilake, and Ttie Colony www.scntx.con Classified (972) 422 -Dar. 624 Emla Driw Recruitment: (972) 578 -WORE Slate 170 DBWls: 972-398-4233 Plano, TX 75074 Name: JULIE BROCK Ram dates: 10/27/11 Ki 1027/11 Compary: CITY OF ALLEN CITY NANAG E RS Class: 1710 Address: 305 CENTURYPARENAY Ad ID: 859535 ALLEN, TX 75013 Ad Taba:: SLAKE Aoant ID: 45169 sales Fenno: 922 Accx t 0: 6004694 Iptal.ree: (214) 5094107 Data 1 Pax: (214) 509-4118 N onk: 222 F.nml: jhock%iutyofallen.o Litm: 35 gC code; Columns: 3 IYpBt (Irdro): 4.0 Pam: Payments IIetJlod p,y Name lac 1 Erin, eleak Amount tYa m Card emtm Date Namme FiW Total 684.00 End Anant: - $0.00 Amount Me: $84.00 CITY OF ALLEN PUBLIC NOTICE Notice is hereby given that the Allen City Council adopted n the following Ordance at its regular meeting held on Tuesda , October 25, 2011. GRAIN NCE, NO 3M4-10-11 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF ALLEN, COLLIN COUN- TY, TEXAS, AMENDING THE ALLEN LAND DEVELOP- MENT CODE ZONING REGULATIONS AND ZONING MAP, AS PREVIOUSLY AMENDED, BY CHANGING THE ZONING FROM PLANNED DEVELOPMENT "PD" NO. 54 TO PLANNED DEVELOPMENT "PD" NO. 108 FOR MULTI- FAMILY, SINGLE-FAMILY, SENIOR LIVING, MIXED-USE, OFFICE AND RETAIL USES; ADOPTING DEVELOPMENT REGULATIONS FOR SEVEN AREAS OF LAND COMPRIS- ING 326.0* ACRES OUT OF THE CATHERINE PARSONS SURVEY, ABSTRACT NO. 711, THE MICHAEL SEE SUR- VEY, ABSTRACT NO. 544, THE JOHN PYRE SURVEY, ABSTRACT NO. 325, THE AB PERRIN SURVEY, ABSTRACT NO. 713, AND THE W.J. JACKSON SURVEY, ABSTRACT NO. 484, COLLIN COUNTY, TEXAS, DESCRIBED IN EXHIBIT "A," ATTACHED HERETO; PRO- VIDING FOR A CONFLICTS RESOLUTION CLAUSE; PRO- VIDING FOR A SEVERABILITY CLAUSE; PROVIDING FOR A SAVINGS CLAUSE; PROVIDING FOR A PENALTY OF FINE NOT TO EXCEED THE SUM OF TWO THOUSAND DOLIARS ($2,000) FOR EACH OFFENSE; AND PROVID- ING FOR AN EFFECfWE DATE. A copy of Clue Ordinance rosy be read or purchased in the Office, of the City Secretary. City of Allen, 305 Ceviury Parkway, Allen, TeXam 75013 or may be viewed at moner ritmofenen.ue". IN/ Shelley B. George, City Secretary