O-1616-7-98ORDINANCE NO. 1616-7-98
AN ORDINANCE OF THE CITY OF ALIEN, COLLIN COUNTY, TEXAS,
REPEALING ORDINANCE NOS. 1105-5-92, 1173-5-93, 1291-10-94, 137610-95,
1393-1-96 and 1452-9-96, AND ADOPTING THE 1998 COMPREHENSIVE PLAN
WHICH SETS FORTH GOALS AND POLICY STATEMENTS ON LAND USE,
TRANSPORTATION, HOUSING, PARKS, COMMUNITY FACHTHES, URBAN
DESIGN, ECONOMIC DE:VEIAPMENT, ENVIRONMENT, HEALTH AND
HUMAN SERVICES, AND GOVERNWW SERVICES; PROVIDING FOR A
SEVERABa= CLAUSE; AND PROVIDING FOR AN EFFECTIVE DATE OF
SAID ORDINANCE?
WHEREAS, the Planning and Zoning Commission and the governing body of the City of Allen
recognize the need for an update to the 1992 Comprehensive Plan to guide the growth and development
of the community; and,
WHEREAS, a citizen's survey was completed and the results were used as a major resource tool in
developing an update to the Comprehensive Plan and many of the highlights are summarized in the
appendix of that document; and,
WHEREAS, the plan is the culmination of an inordinate amount of effort on the part of the City
Council, the Planning and Zoning Commission, and the city staff; and,
WHEREAS, the Planning and Zoning Commission held a public hearing on June 25, 1998, and
subsequently recommended that the City Council adopt the 1998 Comprehensive Plan; and,
bw WHEREAS, the City Council of the City of Allen held a public hearing on July 16, 1998, and it was
determined that the interests of the city were best served by adopting the recommended update to the
Comprehensive Plan; and,
WHEREAS, the City Council, after due investigation and consideration, finds and declares that the
adoption of the revised Comprehensive Plan is in the best interests of the City of Allen.
NOW, THEREFORE, BE Tr ORDAINED BY THE CITY COUNCIL OF THE CITY OF ALLEN,
TEXAS, THAT:
SECTION 1: The attached 1998 Comprehensive Plan, dated July 16, 1998, is hereby adopted in its
entirety.
SECTION 2: The Land Use Plan, adopted as a part of the Comprehensive Plan, does not constitute
zoning regulations or establish zoning district boundaries.
SECTION 3: The City Council directs that all boards, commissions and the city staff utilize the
information contained within the 1998 Comprehensive Plan as a guideline upon which to base
development decisions and to disseminate that information to all interested parties.
SECTION 4: From and after the effective date of this ordinance, Ordinance Nos. 1105-5-92,1173-5-
93, 1291-10-94, 1376-10-95, 1393-1-96 and 1452-9-96 are hereby repealed.
' SECTIONS: It is hereby declared to be the intention of the City Council that the sections,
paragraphs, sentences, clauses, and phrases of this ordinance are severable; and if any phrase, clause,
sentence or section of this ordinance shall be declared unconstitutional or invalid by any judgment or
decree of a court of competent jurisdiction, such unconstitutionality or invalidity shall not affect any
other remaining phrase, clause, sentence, paragraph or section of this ordinance; and the City Council
hereby declares it would have passed the remaining portions even though it had known the affected parts
would be held unconstitutional.
SECTION 6: This ordinance shall take effect immediately from and after its passage and publication
` in accordance with the provisions of the Charter of the City of Allen, and it is accordingly so ordained.
DULY PASSED AND APPROVED BY THE CITY COUNCIL OF THE CITY OF ALLEN, TEXAS,
ON THE 16TH DAY OF JU[.Y 1998.
APPROVED:
Stephen Terrell, MAYOR
AP JATO FORM: ATTEST:Don ATTORNEY Jotly Mord0on, CMC, CITY SECRETARY
Ordinance No. 1616-7-98 Page 2
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CITY OF ALLEN
THE COMPREHENSIVE PLAN - 1998
Prepared by the
Department of Community Development
' "A comprehensive Plan is an official public document adopted by a local
government as a policy guide to decisions about physical development of the
community. It indicates in a general way how the leaders of the government
want the community to develop in the next 20-30 years - Principles and
Practice of Urban Planning, pg. 348-1CMA
Ordinance No. 1616-7-98
Adopted
JULY 16, 1998
I 1"�
CITY OF ALLEN
THE COMPREHENSIVE PLAN - 1998
City Council
Steve Terrell, Mayor
David Kerr, Mayor Pro Tem
Lonnie Thomas
Doug Gallagher
Susan Bartlemay
Kenneth Fulls
Melissa Owen
Planning & Zonina Commi Sion
Jeffery Kelley, Chairman
Ross Obermeyer, Vice -Chairman
Pamela Smith, Secretary
Steven Haynes
Mark Pacheco
Jeff McGregor
Paul Penny
Project Staff
Bill Petty, Director of Community Development
Marcie Diamond, Senior Planner
Tom Keener, Development Coordinator
Sally Leeper, Program Coordinator
Pam Conway, Secretary
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1
Dedicated to Our Children
and Their Children
In Hopes That They
Will Be Able
To Live And Prosper
In The City We Have
Planned For Them
ORDINANCE NO. 1616-7-98
1 AN ORDINANCE OF THE CITY OF ALIEN, COLLIN COUNTY, TEXAS,
REPEALING ORDINANCE NOS. 1105-5.9Z, 1173-5-93, 1291-10-94, 1376-10-95,
1393-1-96 and 1452.9-96, AND ADOFMG THE 1998 COMPREHENSIVE PLAN
WHICH SETS FORTH GOALS AND POLICY STATEMENTS ON LAND USE,
TRANSPORTATION, HOUSING, PARKS, COMMUNITY FACHTIIES, URBAN
DESIGN, ECONOMIC DEVELOPMENT, ENVIRONMENT, HEALTH AND
HUMAN SERVICES, AND GOVERNMENT' SERVICES; PROVIDING FOR A
SEVERABIIIIY CLAUSE AND PROVIDING FOR AN EXT ECT[VE DATE OF
SAID ORDINANCE
WHEREAS, the Planning and Zoning Commission and the governing body of the City of Allen
recognize the need for an update to the 1992 Comprehensive Plan to guide the growth and development
of the community; and
WHEREAS, a citizen's survey was completed and the results were used as a major resource tool in
developing an update to the Comprehensive Plan and many of the highlights are summarized in the
appendix of that document; and,
WHEREAS, the plan is the culmination of an inordinate amount of effort on the part of the City
Council, the Planning and Zoning Commission, and the city staff; and,
V41EREA.S, the Planning and Zoning Commission held a public hearing on June 25, 1998, and
' subsequently recommended that the City Council adopt the 1998 Comprehensive Plan; and
WHEREAS, the City Council of the City of Allen held a public hearing on July 16, 1998, and it was
determined that the interests of the city were best served by adopting the recommended update to the
Comprehensive Plan; and
WHEREAS, the City Council, after due investigation and consideration, finds and declares that the
adoption of the revised Comprehensive Plan is to the best interests of the City of Allen.
NOW, THEREFORE, BE IT ORDAINED BY THE QTY COUNCIL OF THE CITY OF AI3Mi,
TEXAS, THAT:
SECTION 1: The attached 1998 Comprehensive Plan, dated July 16, 1998, is hereby adopted in its
entirety.
SECHON 2• The Land Use Plan, adopted as a part of the Comprehensive Plan, does not constitute
zoning regulations or establish zoning district boundaries.
SECTION 3: The City Council directs that all boards, commissions and the city staff utilize the
information contained within the 1998 Comprehensive Plan as a guideline upon which to base
development decisions and to disseminate that information to all Interested parties.
SECTION 4: From and after the effective date of this ordinance, Ordinance Nos. 1305-542, 1173-5-
93,1291-10-94, 1376.10-95,1393.1-96 and 1452-9-96 are hereby repealed
SECTION 5: It is hereby declared to be the intention of the City Council that the sections,
paragraphs, sentences, clauses, and phrases of this ordinance are severable; and if any phrase, clause,
' sentence or section of this ordinance shall be declared unconstitutional or invalid by any judgment or
decree of a court of competent jurisdiction, such unconstitutionality or invalidity shall not affect any
other remaining phrase, clause, sentence, paragraph or section of this ordinance; and the City Council
hereby declares it would have passed the remaining portions even though it had known the affected parts
would be held unconstitutional.
SECTION 6: This ordinance shall take effect immediately from and after its passage and publication
in accordance with the provisions of the Charter of the City of Allen, and it is accordingly so ordained.
DULY PASSED ANDAPPROVFD BY THE CITYCOUNCD.OFTEE CITY OF ALLEN, TEXAS,
ON THE 16TH DAY OF JULY , 1998.
Stephen Terrell, MAYOR
• ea•TO FOM* ATIWT.
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TABLE OF CONTENTS
Page
EXECUTIVE SUMMARY
.........................................................................
i
INTRODUCTION AND HISTORY.............................................................1.1
BACKGROUND FOR THE PLAN..............................................................2.1
Population....................................................................................
2.1
Employment.................................................................................
2.7
Existing and Committed Land Use......................................................2.9
Land Use Fiscal Impact Analysis ........................................................2.12
LANDUSE............................................................................................3.1
Review of Baseline Data ...................................................................
3.1
Goalsand Policies...........................................................................3.1
LandUse Plan ................................................................................
3.3
TRANSPORTATION................................................................................
4.1
Goalsand Policies...........................................................................
4.1
Thoroughfares................................................................................
4.2
Other Modes..................................................................................
4.8
'
HOUSING............................................................................................
5.1
Goalsand Policies...........................................................................5.1
HousingSupply..............................................................................
5.2
HousingQuality .............................................................................
5.6
PARKS AND RECREATION.....................................................................
6.1
Goals and Policies...........................................................................
6.1
Inventory of Existing Facilities...........................................................6.2
Recreation Interests.........................................................................6.12
Standards and Guidelines...................................................................6.17
COMMUNITY FACILITIES......................................................................7.1
Goalsand Policies...........................................................................
7.1
Plan and Program............................................................................
7.3
URBANDESIGN....................................................................................
8.1
CurrentCity Efforts.........................................................................
8.1
Goalsand Policies...........................................................................
8.3
Urban Design Plan ..........................................................................
8.4
ECONOMIC DEVELOPMENT ............................
Goals and Policies ....................................
State Of Allen Economy .............................
Economic Development Program ..................
........................9.1
......................... 9.1
......................... 9.2
......................... 9.2
ENVIRONMENT..................................................................................
10.1
Goalsand Policies.........................................................................
10.1
Environmental Program..................................................................
10.2
HEALTH AND HUMAN SERVICES.........................................................
11.1
Goals and Policies.........................................................................
11.1
Health Facilities............................................................................
11.2
HealthInspection..........................................................................
11.2
ChildCare ..................................................................................
11.3
Human Services............................................................................
11.3
Educational Facilities.....................................................................
11.4
GOVERNMENT SERVICES....................................................................
12.1
ExistingServices..........................................................................
12.1
Goals and Policies.........................................................................
12.2
Government Services Observations and Recommendations ........................
12.3
The Public Utilities........................................................................
12.4
CityServices...............................................................................
12.4
Allen Economic Development Board ..................................................
12.4
Community Development Board ........................................................
12.4
SchoolDistrict.............................................................................
12.5
CENTRAL BUSINESS DISTRICT
Goals and Policies............
..................... 13.1
..................... 13.1
IMPLEMENTATION GUIDELINES..........................................................
14.1
Implementation Groups...................................................................
14.1
Goals and Responsibilities...............................................................
14.2
Implementation Tools.....................................................................
14.2
Review and Update of the Comprehensive Plan .....................................
14.3
Continuing Planning......................................................................
14.4
Parks Planning & Implementation......................................................
14.4
APPENDIX A
MAJOR FINDINGS OF THE COMMUNITY SURVEY
ReportSummary ............................................................................
AA
ReportFindings.............................................................................
A.1
LAND USE PLAN
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MEX TO TABLES
Table
page
2.a
Population Trends, U.S. 75 Corridor.. .........................................
2.2
2.b
Residential Building Permits .....................................................
2.3
2.c
Demographic Profile - 1990 ......................................................
2.6
2.d
Population Projections.............................................................
2.7
2.e
Commercial/Industrial Building Permits .......................................
2.8
2.f
1991 Occupancy Rate for Retail, Office,
and Industrial Space................................................................
2.9
2.g
Land Use 1977-1991...............................................................2.10
3.a
Matrix of Commercial/Industrial Land Use Categories .....................3.10
3.b
Summary of Land Use Allocations (1998) .....................................3.14
3.b.1
Summary of Land Use Allocations (Original Projections 1985)...........3.15
3.c
Summary of Dwelling Units, Population and Employment (1998)........3.16
3.c.1
Summary of Dwelling Units, Population and Employment
(Original Projections 1985)..............................................................3.17
3.d
Relationship of Zoning Districts to Land Use Plan Categories.............3.19
3.e
Land Use Allocation...............................................................3.20
3.f
Estimated Fiscal Impact of Comprehensive Plan
atBuild Out..........................................................................3.20
4.a
Recommended Thoroughfare Design Standards ..............................
4.5
4.b
Thoroughfare Plan.................................................................4.6
5.a
Trends in Housing Types.........................................................
5.2
5.b
Housing Size ........................................................................
5.3
5.c
Projected Housing..................................................................
5.3
5.d
Projected Age Distribution.......................................................
5.4
' 5.e
Projected Household Income.....................................................
5.5
6.a
Existing Park and Recreation Facilities.........................................
6.3
6.b
Areas to be Dedicated or Purchased............................................
6.5
6.c
Existing Greenbelt/Linear Parks.................................................
6.5
6.d
Sports Programs and Associations Yearly Participation .....................6.11
6.e
City Sponsored Athletic Programs ..............................................6.12
6.f
Most Frequently Used Community Facilities..................................6.14
6.g
Most Frequently Used Parks .....................................................6.15
6.h
Park Land Requirements ..........................................................6.19
6.i
Facility Development Standards .................................................6.20
6.j
Park Lands Provided in the Park Plan..........................................6.25
' 7.a
Existing Community Facilities...................................................
7.5
7.b
Proposed Community Facilities..................................................
7.6
9.a
Economic Development...........................................................
9.3
12.a
Government Growth.............................................................
12.1
12.b
Government Services............................................................
12.6
14.a
Land Acquisition.................................................................
14.7
14.b
New Facility Development.....................................................
14.8
14.c
Site and Facility Renovation and Upgrade...................................
14.9
I
INDEX TO PLATES
Plate
Page
1
Regional Growth Considerations................................................2.4
2
Development Areas................................................................2.11
3
Development Strategy.............................................................
3.7
4
Neighborhood Planning Areas ..................................................3.12
5
Major Thoroughfare Plan .........................................................4.10
6A
Existing Park and Recreation Facilities .........................................
6.9
6B
Neighborhood Park Service Areas ..............................................6.10
6C
Parks and Open Space Plan .......................................................6.26
7
Community Facilities Plan ........................................................
7.9
7A
Community Facilities (Schools)..................................................7.10
7B
Community Facilities (Fire Stations)............................................7.11
8
Central Business District........................................................
13.3
8A
Central Business District........................................................
13.4
' COMPREHENSIVE PLAN 1998
EXECUTIVE SUMMARY
LOOKING TOWARD THE FUTURE
Planning is an ongoing process which involves citizens, elected and appointed officials, city staff,
and private developers. Planning facilitates the orderly growth of the city and provides a means
to measure growth and analyze zoning cases. The Allen Comprehensive Plan was prepared in
1985 and updated in 1992. An update was recommended every five years.
Under the direction of the Allen City Council, the update has been completed. It incorporates the
fundings of the 1997 Comprehensive Plan Survey for citizen input.
This summary document highlights the major recommendations for the city. Further information
can be obtained in the full survey document available for review at City Hall.
Allen is located in the fast growing corridor between the proposed extension of the Dallas
Tollway and U.S. 75 north of Dallas. The much publicized relocations of high technology
companies in the Campbell/U.S. 75 area are projected to increase the considerable development
already occurring in Allen.
The past decade has been one of significant growth for Allen. From a small town of 8,314 in
' 1980, Allen's population in May 1991 was estimated to be 19,379. Projections made by the
North Central Texas Council of Governments (NCTCOG) indicate a year 2010 population of
71,850. Because of the rapid growth expected, Allen's plan addresses the full development of the
city, a process that could take many years and could result in a population of as many as 130,000
to 140,000 persons.
The 1997 Comprehensive Plan Survey indicated that Allen's population is young, upwardly
mobile, family-oriented, new to the community and moderately affluent. As Allen grows, the
population characteristics should broaden, with a greater percentage of middle age to older
persons, increasing income levels, more single -person households and more persons with roots m
Allen (five years or more).
LAND USE
Major recommendations for the future use of land in Allen include:
- Development of Allen as a high quality residential community with traditional residential
neighborhoods. These neighborhoods should have a mix of housing densities with the higher
densities located along major thoroughfares or in close proximity to commercial centers.
- Construction of a major "city center" on the southeast quadrant of U.S. 75 and F.M. 2170,
which will provide an identity for Allen with a unique architectural character and serve as a
center for major city activities.
- Development of the U.S. 75 corridor for high intensity offices, light industry, retail and
' services.
- Development of three major light industrial areas: one east of U.S. 75 and along Bethany, a
second that is between Stacy and S.H. 121, and a third that is between U.S. 75 and S.H. 5,
south of Stacy.
Development of a high quality parks and open space system, including preservation of
floodplain and wooded areas as a greenbelt system, and development of community,
neighborhood and special use parks, oriented to the greenbelt system.
All development should be managed by the city in accordance with the city's ability to
accommodate traffic at Level of Service C on the thoroughfare system and provide essential
public facilities at a reasonable cost.
TRANSPORTATION
The major efforts of the city will need to be directed at development of a thoroughfare system
which will, when linked with the regional system, effectively and efficiently carry the anticipated
traffic.
The present highway and street network will serve as the framework for the Allen thoroughfare
system. U.S. 75, eventually unproved to three lanes in each direction and one way frontage
roads, will continue to be the major north -south artery. S.H. 121, improved m freeway
standards, will provide good access to the Dallas -Fort Worth International Airport. Stacy Road is
' designated as a subregional arterial that will loop through Collin County and will provide
excellent access to the expanded McKinney Ahpon and 130 in Greenville.
The major east -west arterials within Allen would continue to be McDermott Drive, Chaparral
Road, Bethany Drive, and Rowlett/Exchange. North/south arterials would be S.H. 5, Allen
Heights Drive, Alma Drive, Custer Road, and a proposed north/south movement on the city's
east side that would link Chaparral and Stacy Roads. Bethany Drive east of U.S. 75, Custer
Road, and the new north/south arterial, would be integral links in the Collin County thoroughfare
system.
Using the land use plan data, computer models were wed to estimate the ultimate traffic demand
and to assign the resulting traffic to the thoroughfare system. Thoroughfare cross section were
assigned based upon estimated future volumes. Projections by the COG indicate that Bethany
Drive between U.S. 75 and S.H. 5 will be below the Level of Service C. A secondary
thoroughfare system has been completed and should be implemented as the city develops.
The City will need to address other modes of the transportation system as well. A bicycle and
pedestrian plan should be completed and implemented. Provision for bicycle and pedestrian
facilities, both in the linear park system and in neighborhoods, should be sought. Although Allen
is not part of the DART system, the city should plan for mass transportation which should, be
integrated with road, cycle, and pedestrian systems.
1
' HOUSING
The overriding goal of the city is to develop as a high quality residential community. This
concept of quality includes a balance of types of housing units, good neighborhoods, services and
sufficient tax base.
The plan includes city policies on mix of housing types and densities, as well as location. The
plan contains a policy of 70130 split between low density and medium and high density units. A
balance of housing sizes would also be continued with an emphasis on larger homes.
PARKS AND RECREATION
The Parks and Recreation Department faces many challenges as it seeks to develop the city's park
system. High on the list of priorities is the need to identify and acquire park lands --before
development precludes their acquisition.
The three stream valleys, Rowlett Creek, Watters Creek, and Cottonwood Creek, are the
framework of the parks and open space system. Major parks will be clustered along the stream
valleys and linked by trails utilizing the greenbelt system. East -west linkages should be provided
to channel users to the major parks and greenbelts. Bicycle and pedestrian routes should be
integrated with the park system.
' The plan provides for five community parks. One of the new parks should be located along
Rowlett Creek, one along Watters Creek, and one in the northeast quadrant near Stacy and
Malone Rd. Ford Park is presently located along Cottonwood Creek. Bethany Lakes Park is
located along a tributary of Mustang Branch. Each park should total 75 acres in size and should
serve the active recreation needs of the community.
Each residential neighborhood is planned to have a neighborhood park. Some would be located
adjacent to a school location. At full development, Allen should have some 15 to 20 neighborhood
parks, each of 10 to 15 acres in size. Those parks adjacent to school sites can be a minimum of
five acres.
The plan also includes special use parks for an athletic complex and indoor recreation center.
Additional study should be given to the location of these facilities.
COMMUNITY FACILITIES
The level of growth projected for Allen will require considerable investment in community
facilities if the high quality of services available in Allen today are to continue. Good service
area planning and reservation of future sites will yield dividends as the city expands. The city
owns 18.8 acres at U.S. 75 and McDermott Dr. and plans to construct a municipal center on the
she. The center should be properly linked to the mads, Grass transit, pedestrian, and cycle paths.
Allen presently has four fire stations: Central Station located on Main Street, Station No. 2 on
Exchange Parkway, Station No. 3 at 1021 E. Bethany, and Station No. 4 at 615 Comanche.
Im
These four stations provide good coverage on either side of the railroad. At least two additional
stations will be required for service to future development areas. Future arrangements for school
facilities are also provided to assist planning efforts.
URBAN DESIGN
An appreciation for the attention to the community will make it a more desirable community
and better place to live. The city's efforts on urban design should be concentrated in the
following areas: (1) preservation of creek corridors in their natural state as the city's open
space system, (2) continued implementation of landscape requirements, (3) continuation of
development of major thoroughfares as boulevards and landscaped medians, (4) regulation,
through design standards, of the quality of new development, (5) high quality design and
location of public buildings, parks, and public areas, (6) emphasis on establishing an identity
for Allen through the city center proposed for F.M. 2170 and U.S. 75, and (7) landscape
planting throughout the city.
ECONOMIC DEVELOPMENT
Recent years have seen the growth of economic development as a legitimate function of city
government in partnership with the private sector. Economic development for jobs, for needed
' goods and services for residents, and for tax base to sustain the community have become so
visible and important that communities can no longer afford to leave them to chance. Major
recommendations of the plan include a continued role for the city, working with the Chamber of
Commerce and the Allen Independent School District; a high level of communication with
existing business and industry; provision of accurate technical data; provision of a highly trained
work force; a high quality of life; provision of well located lands for business and industrial
development; and the participation of community leaders in the business development process.
ENVIRONMENT
The beauty of the Cottonwood Creek and Rowlett Creek Valleys, the bluffs along Watters Creek,
and the wooded areas we priceless resources that should be preserved for future generations. The
streams, thew floodplains and valleys are the principal natural environmental resource. It is
essential that the implementation of the floodplain ordinance continue. Also important is to create
a man-made environment which will be of high quality and character.
Most of the wooded areas are found along the creeks. Several substantial woodlots still remain.
Some have been acquired; others can be protected through the development process. Private
lakes should be kept in place whenever feasible.
Energy conservation should be encouraged in public facilities and private developments. The
City's recycling program should be enhanced and supported. A storm water drainage plan that
reduces sedimentation and a solid waste plan that encourages recycling and waste reduction
' should be activated as soon as possible.
iv
' HEALTH AND HUMAN SERVICES
The city's role in 3 areas—health facilities and services, human services and educational
services—will vary greatly. In a city such as Allen, it is unlikely that the city will be or want to
be the chief provider of services; yet each of these areas will play an 'important part in making
Allen a high quality community that meets the needs of its residents.
Major recommendations include: (1) working with Allen Community outreach to provide
necessary human services information, (2) continued support for adult education and retraining
Programs, and (3) support for higher educational facilities in the Allen area.
GOVERNMENT SERVICES
Today Allen is providing a level of services and facilities to the city that far exceeds those
provided in 1985- paneled library, police and courts, economic development, health
inspections, property maintenance and paramedic program. Both facilities and service needs will
continue to increase dramatically in the growth decades ahead and probably will not level out until
well into the 21st century.
This plan does not recommend restructuring of city government in Allen. Such a plan is hardly
necessary. The city has successfully provided services with modest financial resources and will
continue to do so, altering the governmental structure to meet the needs of its residents, zs such
' needs become evident.
The city should continue traffic management programs, implementing a secondary thoroughfare
plan, in-house water and sewer construction capabilities, a managerial accounting system, an
integrated database of information, integrated technological library resources, utilize survey
technology for ascertaining operational and strategic feedback, be proactive in marketing its
services, a personnel function, and enhanced employee training programs.
The 1997 survey indicated satisfaction with all of the utilities, except cable television and large
brush pick-up. Service interruptions and lack of program variety seem to be the source of
dissatisfaction for cable television.
CENTRAL BUSINESS DISTRICT
The Central Business District (CBD) contains approximately 277 acres and is located in the
epicenter of future Allen. It has a unique blend of contemporary and prairie style buildings. The
municipal complex is located within this District. The CBD zoning district allows for a myriad of
uses—commercial, office, and multifamily. Business retention, expansion, redevelopment and
marketing strategies should be developed for this district.
1
COMPREHENSIVE PLAN 1998
INTRODUCTION AND HISTORY
Allen, Texas is located in Collin County, which is in north central Texas. It is approximately 20
miles north of Interstate 635 and U.S. 75. Allen is completely surrounded by incorporated cities. To the
north lies the City of McKinney, to the south, the Cities of Parker and Plano; to the east, the Town of Lucas;
and to the west, the City of Plano.
Important transportation routes serving the city include U.S. 75, which bisects the city in a
north/south direction in the center of the city and provides an important link to adjacent cities. F.M. 2170
runs in an east/west direction in the center of the city. S.H. 5, which was the main north/south thoroughfare
prior to the construction of U.S. 75, lies roughly parallel to U.S. 75. The city is also served by the Southern
Pacific Railroad, which runs in a north/south direction between U.S. 75 and S.H. 5.
Prior to the arrival of the European and American immigrants into the Allen area, Caddo and
Comanche Indian tribes inhabited the region. The Wichita confederacy of the Caddo tribe occupied much of
the Red River and upper Trinity River Valleys. Caddo Indians were primarily agricultural and supplemented
their livelihoods with hunting and fishing. They had a well-developed sign language, and highly cultivated
cultural and political systems. Early explorers were greeted with the gracious hospitality of the Caddo. In
contrast, the Comanches were a fierce nomadic people who rode from the plains into the area, and were
feared by both the Caddo and early sealers alike.
The Indian tribes migrated westward as the early sealers entered the area and were eventually
removed to the Indian territory to the north of the Red River. One of the last known conflicts between the
early sealers and the Indians took place in 1844 along Rowlett Creek near the current railroad crossing when
' members of the Muncey, Jameson, and Rice families were killed during a raid. An historic marker is erected
along S.H. 5 near Rowlett Creek to commemorate this event.
Immigrants of European descent began arriving into the Allen area in the early 1840's. The principal
means of access were the Texas Road and the Central National Road that were constructed by the Republic of
Texas. The Texas Road followed what is currently Preston Road in western Collin County and the Central
National Road originated in downtown Dallas and traveled through southeastern Collin Co. to Fort Gibson
near Paris. A stage line ran from Bonham to McKinney and went south to Allen and Plano. It forded Rowlett
Creek where S.H. 5 now crosses. Six to eight foot timbers were stuck into the ground every hundred yards so
that the immigrants would know they were on the right path. The posts were peeled to the white bark to
enhance their visibility.
Land grants were given by the Republic of Texas as an inducement for settlers to come to the frontier,
and one of those grants was the Peter's Colony which covered much of north central Texas including parts of
Allen. It was in the Peter's Colony that the infamous Hedgcoxe wars took place. The dispute centered
around a compromise law that was enacted by the State legislature which gave the Pewr s Colony owner, the
Texas Emigration and Land Company, certain rights for the disposition of property in the Colony. The
Attorney General for the state of Texas, Ebeneur Allen, for whom the city of Allen is named, delivered an
opinion which upheld the law.
On July 25, 1852, a contingent of armed men raided the offices of the Peter's Colony land agent,
Henry Hadgwite, near McKinney and stole the files, books, and maps and forced him to leave the colony.
The conflict was resolved when the legislature in special session amended its earlier law. By this act, colonists
were able to secure their claims with the land office, and settlement of the area proceeded.
COMPREHENSIVE PLAN 1998
' The county's fust grist null was opened in Allen by the Weisel family. Some of the early settlers
were W.N. Bush, W.O. Matthews, J.M. Gibson, Geo, Mounwastle, James Spradlmg, G.W. Ford, and W.P.
Yeary.
The tremendous growth that took place in the 1840's and 1850's came to a grinding halt with the
onset of the War between the States. Collin County overwhelmingly voted against secession, but once the
state elected to secede by popular vote, the citizens were loyal to the Confederacy. Soldiers from the area
began preparing for the war with practice drills at home. As the war continued, it was not uncommon for
Confederate soldiers to bring thea horses back for rest and grazing, help harvest the crops, and return to the
battlefield after the harvest.
Captain William Quantrill, who ran renegade and commando -type operations into Kansas, Kentucky,
and Missouri from camps in Collin and Grayson Counties is known to have traveled through Allen and
camped near Bethany Lakes. William N. Bush of Allen enlisted as a private in the Confederate army and was
later promoted to Captain. His horse was shot from under him in Springfield, Missouri, and he was wounded
at Pleasant Hill, Louisiana. He later served as county commissioner and sheriff of Collin County. There was
never military action in Allen, but letters of correspondence between soldiers and thea loved ones demonstrate
the sacrifices and support that local citizens gave to the troops.
After the soldiers returned home, there would be two events that would drastically alter the future of
Allen -the railroad and telegraph. The Houston and Texas Central Railroad was constructed through Allen in
1872. The railroad facilitated the transport of people and agricultural products as well. The railroad needed
' water approximately every seven miles and Allen, as well as the towns of Plano, Richardson, and McKinney,
were included in its regular stops. Its economic impact can be seen in the drastic increase in Collin County
agricultural output from 1870-1900. Com, rattle, and cotton were among the chief products. The uuroduc-
tion of the railroad meant the concomitant construction of the telegraph which enhanced the exchange of
communication and information with the rest of the country.
The first train robbery in Texas took place in Allen on February 22, 1878
when Sam Bass and his associates pillaged the train and its crew. Allen was a short
ride from their hideouts in the Elm Trinity brush lands. A member of the Bass
gang, Tom Spotswood, entered Tom Newmans saloon (which was on the southeast
comer of Main St. and the rail line -Allen was wet will 1902) in the late afternoon
and asked when the southbound train arrived in Allen. They hid until Turin No. 4's
headlight glowed from the north at eight o'clock that evening. Four masked men
approached the train platform and abducted the agent. While the train's wheels
were slowly coming to a stop, two of the gunmen leaped onto the ernghte and
astonished the engineer and fireman. The other two gunmen hastened to the baggage and express car, where
the Texas Express Company's messenger, Jim Thomas (a cousin of the frontier marshal Heck Thomas), had
just thrown open the door to transact business.
The gunmen ordered Thomas to come out or he would be shot, but he exhibited chivalrous defiance.
The gumnan tried to enter the express car, but were met with an unexpected fusillade that tore off the hat of
one of the gunmen. The two outlaws jumped under the car and then retreated to the platform, where the other
pair of gunmen were holding the agent, engineer, and foreman. They took their captives and withdrew to the
' end of the baggage car where the engineer pleaded with Thomas to surrender. He again demonstrated brave
resistance and refused. Consequently, the gunmen had the engineer drive the engine backwards to loosen the
coupling pro, and separate the express and baggage car from the rain. The engineer was then ordered to
drive the engine forward 60 feet. The gumnen took the oil can and doused the express and baggage car and
1.2
COMPREHENSIVE PLAN 1998
' ignited it into a pyrogenic display. The engineer reiterated his request for surrender, but Thomas would only
comply if the gunmen promised not to kill him. The gunmen promised not to kill him and the fire was
extinguished. Thomas was ordered to open the safe and remove the parcels that contained approximately
$1500.
Towns along the Central route were frightened and excited about this event, which was a prelude to
a series of train robberies by the Bass gang Captain June Peak of the Texas Rangers was assigned the
responsibility to capture the Bass gang. Sam Bass was later killed in Round Rock, Texas, after a
monotonous pursuit by the Rangers.
Churches and schools flourished in this period. They were simple structures that were often built of
logs. Services were often conducted by circuit rider ministers that rode on horseback to many local
congregations. In the hot summer, services were held outside. Several denominations often used the same
building. The Baptist church was organized in 1878 and the Christian church was established in 1886. The
Cottonwood School opened in 1865 with Mr. Owen Matthews as the instructor, the Bethany School opened in
1877 with G.F. Matthews as the instructor, and the Mustang School opened in 1851. The school was named
for the wild mustangs that roamed in the area. These horses were probably descendants of renegade horses
that belonged to early Spanish explorers.
George Mountcasde opened a store in 1876 and W.P. Yeary established a barber shop in the same
year. In 1908, the Texas Traction Company (Interurban) built an electric railway through Allen, which
further enhanced passenger transportation to surrounding communities. The original station is still standing
and an historic marker has been erected to commemorate the important contribution of this railway to Allen's
history. Families and young aduhs would often have an evening outing by taking a round trip to Sherman or
' Dallas from the Allen station.
Glimpses of the -gilded age began to appear in Allen with the construction of the Baccus and Green
houses (now located at the comer of Main and Bonham). A bank was opened, and the Allen Telephone
Exchange began operation around the mm of the century. It was privately operated by local families until it
was sold to Southwestern Bell in 1956. The exchange was located in the second floor of the existing
Woodman's Hall, and because it offered an excellent view of the downtown area, local citizens would ring the
operator to ascertain if a spouse or friend could be seen from the window. If so, the caller might ask the
operator to relay a message to them. Prosperity came to a temporary end in 1915 when the town suffered
from a devastating fire that destroyed most of the business district between the interurban tracts and the
Railroad.
Allen remained an agricultural community during the world wars and depression em. Two diesel -
operated cotton gins were constructed and operated until they closed in the 1950's. Allen lost five citizens in
the world wars who gave the supreme sacrifice of their lives - John Floyd to World War I and Joseph Holley,
Marcel Cain, Rudd Mann, and Charles Jeans in World War B.
The interurban closed in 1948 and the importance of agriculture to the economic base of Allen began
to diminish after the second world war. The population declined to 400 in 1950. A lumber yard was opened
after the second world war. The town was officially incorporated in 1953 with Virgil Watson as the fast
Mayor. Similar in importance to the construction of the railroad almost a century before was the completion
of U.S. 75 through Allen in 1960. Citizens could work at nearby companies because of the access and
convenience of the highway. The relocation of high technology companies to the North Dallas and
Richardson areas in the 1960'5 drastically increased employment opportunities for Allen's citizens, and the
' population rose to 1,940 and 8,324 in 1980. In the 1980's, InteCom and DIM relocated to Allen and became
Allen's largest employers. In the 1990's, Experian, Phoaonics, FSI International, and Quest Medical have
made Allen their corporate homes.
1.3
COMPREHENSIVE PLAN
1998
' A Comprehensive Plan for Allen was prepared in 1970. A major update was prepared in 1977-78,
with a partial update in 1981. A new comprehensive plan was enacted in 1985, updated in 1992, and this
document constitutes another update. To assist city staff in the preparation of this update, a survey was
administered to residents that were selected by a random sample. The findings have been incorporated into
this plan. The future of Allen lies in its rich history.
1.4
COMPREHENSIVE PLAN 1998
BACKGROUND FOR THE PLAN
The purpose of this chapter is to address the broad questions of growth and development,
including population, economics and land use, identifying and analyzing the present level of
development, past trends and projected furore trends.
emulation
The Dallas -Fon Worth area, of which Allen is a part, is recognized throughout the nation as
one of the major growth areas of the United States. Between 1990 and 1997, the area grew 32.5
percent -among the leaders in areas of comparable size. More importantly, the Dallas -Fort Worth area
is known for its role as a cemer for the high-tech industries of the future, its concentration of service
and financial industries, and headquarters for international and national companies.
Allen is located in the fast-growing corridor north of Dallas along U.S. 75. Extending north
from I.H. 635, the corridor generally consists of Richardson, Plano, Allen, McKinney, and Frisco,
which lie between the extension of the Dallas Tollway and U.S. 75, north to beyond S.H. 121 (See
Plate 1). The Electronic Data Systems Corporation and S.C. Penney Corporation are located on the
west side of this corridor along the Dallas tollway. Telecommunications and related high technology
companies were constructed along U.S. 75 during the 1980's, and the wave of development cominues.
Collin County's population grew from 264,036 in 1990 to 397,100 in 1997, which constitutes an
average annual growth rate of 7.47%. Allen grew at an even faster rate of 10.54%.
I
Ciry of Allen
1
Over the 1970-1980 decade, Allen experienced the first stages of its growth, from 1,940 to
8,314 persons—an increase of over 300 percent (See Table 2.a). Yet, all this is only the beginning. In
the 1980's, Allen's population increased from 8,314 m 19,315. This growth took place despite the
severe recession that the Texas economy experienced during the 1980's. Allen's 1997 population was
estimated by the NCTCOG to be 33,050—an annual compound growth rate of 8.28 percent during the
1990's and an average annual growth rate of 10.54 percent.
A review of housing building permit information confirms this finding. The Department of
Community Development has issued an average of 540 single family dwelling permits per year since
1987, which represents an average single family population growth of 1,674 per year. Although the
growth rate was moderately lower in the late 1980's, a steady increase was noted each year (Table
2.b).
Data on population characteristics are available both from the 1990 U.S. Census and the 1997
Citizen's Survey (See Table 2.c). While the two sources represent different data, together they
provide valuable information on Allen and its residents. Based on these data, the residents of Allen can
be characterized as follows:
2.1
1
COMPREHENSIVE PLAN
1998
TABLE 2.a
POPULATION TRENDS - U.S. 75 CORRIDOR
City of Allen, Texas
1990.1997
1980
1990
1997
NO.*
AGR**
CGR***
Allen
8,314
19,315
33,050
13,735
10.5%
8.28%
Plano
P17,872
72,331
127,885
182,400
54,515
6.32%
6.24%
McKinne
16,256
21,283
34,050
12,767
8.89%
7.21%
Frisco
3,499
6,138
19,100
12,962
31.29%
18.31%
Subtotal
1 268 600
93,979
8.0%
Remainder of Collin
County
30.070
44,176
89.415
128,500
39,085
10.28%
Total Collin
County
66,920
144,576
264,036
397,100
133,064
Source: U.S. Census and Current Population Trends, North Central Texas
Council of Governments (NCTCOG), 1990
*Number
**Average Growth Rate
***Compound Growth Rate
2.2
I
1
COMPREHENSIVE PLAN
1998
TABLE 2.b
RESIDENTIAL BUILDING PERMITS
City of Allen, Texas
Single-
Family
Units
Townhouse/
Duplex
Units
Multi-
Family
Units
Total
-Percent
of Change
1987
284
0
0
284
1988
204
0
0
204
-4.7
1989
274
0
0
274
34.3
1990
319
0
0
319
16.4
1991
429
0
0
429
34.5
1992
512
0
0
512
19.4
1993
695
0
0
695
35.7
1994
882
0
0
882
26.9
1995
837
0
0
837
-5.1
1996
963
0
280
1243
15.1
1997
967
0
432
1399
0.0
TOTAL
6,366
0.00
712
7078
*Single Family only
Source: City of Allen, Department of Community Development
2.3
ffv_
CITY OF ALLEN
COMPREHENSIVE PLAN
PLATE 1
-
DU5/N�55rALLEN -
PAPK
e PLANO
oZ o PLANO
ti o
It n`+G
V
511. 190
I
SPicnAPDsoN
norro scar DALLAS
PC610NAL OPOWTn cON51DEPA770N5
UPDATED JANUAPY 1998 5A
COMPREHENSIVE PLAN 1998
1. Allen is populated predominantly by young, white, good income earning, family households.
n A high percent of the heads of household are between the ages of 25 and 44 (70.7%
1997 Survey).
92.7 percent of the population is white, 1.8 percent is black, 2.3 percent is Hispanic,
2.1 percent is Asian/Pacific Island (1997 Survey).
75.6 percent of the households earned $50,000 or over in 1997 (1997 Survey)
compared to 48 percent in 1990 (1990 Census)
Most persons in Allen are relatively new residents.
37.9 percent had lived in Allen three years or less and 56.1 percent had lived in Allen
five years or less (1997 Survey)
27 percent had lived in Allen ten years or more ( 1997 Survey)
Most residents of Allen have the potential to move up economically in the future, based upon
the combination of youth, good earnings and education, which are indicators of potential
upward mobility.
n 42.1 percent of the male heads of household and 34 percent of the female heads of
household are college graduates and an additional 26.8 percent of the male heads of
' household and 16.3 per cent of the female heads of household have completed post
graduate work or have post graduate degrees (1997 Survey).
Median home price is $146,450, based on sales in 1997 of new and pre -owned homes
(MLS and Builder Provided).
4. The population of Allen contains both one and two wager earner families.
38.2% have one wage earner; 54.6% of the households have two wage earners ( 1997
Survey)
While the majority of residents can be described as above, that is not to say that there are not
other groups (although small in number) with special needs. These include the aging (65 and over),
2.3 percent in 1997; minorities, 7.3 percent in 1997; and those earning below the poverty level, 3.0
percent in 1997 (est.).
2.5
PLAN
1998
TABLE 2.c
DEMOGRAPHIC PROFILE - 1990 CENSUS
Ciry of Allen, Texas
Population
19,198
Total Homing Units
6,173
Population/Household
3.1
Ethrucity
White
93.2%
Hispanic Origin (of my race)
4.4%
Black
3.2%
Other
3.6%
Age
0-17
35.7%
18-24
7%
25-44
44.3%
45-64
10.3 %
65 & Over
2.7%_
Households by Type
Total Households
5,896
Family households (fanulies)
5.048
Married -couple families
4,466
Other family, male householder
154
Other family, female householder
428
Nonfamily households
848
Householder 65 and Over and Livmg
134
Alone
Householder 16-64 and Living Alone
714
Household Income
(Per City of Allen Survey, 1990)
Under $25,000
8%
$25,001-30,000
7%
$30,001-35,000
7%
$35,00140,000
10%
$40,00145,000
10%
$45,001-50,000
11%
$50,001-75,000
37%
Over $75,000
11%
Median Income
$45-50,000
Median Home Price
$85,100
2.6
COMPREHENSIVE PLAN 1998
' Population Growth Projections
The question of the timing of growth is difficult to predict. Timing is influenced by a myriad of
factors, which are difficult, if not impossible to accurately predict. Chief among these factors are national and
regional economics, availability of money, interest rates, and the decision of property owners to develop their
lands.
Projections for population have been trade for the City of Allen by the Department of Community
Development and the North Central Texas Council of Governments (NCTCOG) (See Table 2.d). A moderate
but steady growth is expected throughout the first decade of the twenty -fust century. Projections indicate that
the population will increase by at least another 35,000 by 2010 and another 44,500 by 2020. These
projections could change if a major corporate relocation occurs or if a serious national emergency takes place.
TABLE 2.d
POPULATION PROJECTIONS
Source
1997 -Est.
2000 -Esc
2010 -Est.
T202Mt.
NCTCOG
33,050
71,850
84,500
City staff
35,700
41,728
These projections appear reasonable for planning purposes. They also have the advantage of being a
point of coordination with regional numbers, which will be used in transportation planning. Therefore, they
should be used by the city for short-range planning, recognizing that continued monitoring and updating is
needed.
Employment
The number of jobs located in Allen has increased markedly since 1990 with the addition of five major
industries, FSI International (400), Experian Information Solutions (900), Photronics (170), Quest Medical
(270), Electronic Data Systems (300), Ball (100), Ericsson (150), and Sunbelt (50). This is in addition to the
existing industries RCL Enterprises/Lyrick (50), Digital Techniques (65), and All -Spec (22). The Texas
Workforce Commission (TWC) estimates that of the 15,638 work force that live in Allen, 15,301 (97.8%)
people were employed full time in November 1997 and 337 (2.2%) were unemployed. This unemployment
rate compares favorably to the Texas estimate of 4.9% and to the national average of 4.3% for November,
1997. This finding is indicative of projected economic stability. The TWC measures the work force that lives
in Allen but not necessarily works in Allen. For example, this figure includes those who live here but may
work elsewhere and does not include those who work here but tray live elsewhere.
The present commercial and industrial growth started during the yens 1978 to 1980 period. Since
1986, commerciallindustrial development has averaged 7 permits per year, with an average annual value of
$8,719,497. This activity slowed considerably during the early 1990'5 when the recession took its toll;
however, a significant increase began in 1993. An average of 37 finishout permits were issued annually during
the last decade, with an annual value of $2,235,992. The frequency of fmishout permits was higher in the last
half of the 1980's when the previously constructed commercial/industrial space began in absorb tenants. As the
' population continues to grow, the need for additional commercial/industrial space will increase.
2.7
COMPREHENSIVE PLAN
1
1998
TABLE 2.e
COMMERCIALANDUSTRIAL BUILDING PERMITS
City of Allen, Texas
YEAR
COMMERCIAL/INDUS.
PER- VALUE
MITS
FINISH -OUTS
PERMITS VALUE
TOTAL
UNITS VALUE
1986
7
4,930,000
22
230.967
29
5,160,967.00
1987
3
446,988
25
202,373
28
649,361.00
1988
2
315,000
51
988,529
53
1,303,529.00
1989
7M20359,000
0
28
394,835
35
2,522,735.00
1990
700
33
968,679
40
2,654,679.00
1991
500
21
367,149
26
3,728,149.00
1992
200
33
1,830,745
35
1,880,745.00
1993
200
57
6,296,604
59
11,093,604.00
1994
900
40
666,705
49
2,473,105.00
1995
1375
48
2,861,153
35
12,941,328.00
1996
800
65
2,780,196
73
23.138,196.00
1997
24
54,675,500
16
9,243.970
40
63,919,470.00
TOTAL
89
104,633,963
439
26,831,905
502
131,465,868.00
AVG.
PER YR
740
8,719,497.00
36.58
2,235,992.00
41.83
10,995,489.00
The city now has 3,086,326 square feet of retail, office, and industrial space available (Table 2.0.
This constitutes a 40.2% increase over the 1992 figure which was 2,201,446 square feet. The office sector
accounted for the largest increase. The total vacancy rate for all uses is 22.2 percent, and this includes the Belz
Mall. The vacancy rates are listed in Table 2.17, and they are comparable or less than those of area cities It
should be noted that the occupancy rate for the industrial and office -warehouse is 94.1%, which suggests an
immediate need for this type of space.
2.8
PLAN
1998
TABLE 2.f
1998 OCCUPANCY RATE FOR
RETAIL, OFFICE, AND INDUSTRIAL SPACE
City of Allen, Texas
TYPE OF
SPACE
SQ. FT.
OCCUPIED
%
OCCUPIED
SQ. FT.
VACANT
%
VACANT
TOTAL
SQ. FT.
Retail
758,060
56.2%
591,590
43.8%
1,349,650
Office
542,168
95.6%
25,210
4.4%
567,378
Industriall
Warehouse
1 1.100,888
94.1%
68,410
5.9%
1,169 298
TOTAL
2,401,116
77.8%
685,210
22.2%
3,086,326
Existing and Committed Land Use
Existing and committed land use includes present land in use and land zoned but undeveloped.
Over the last ren years, development has increased and zoning and master planning have also. The
City, including the ETJ, is approximately 31 % developed. However, an additional 33 % of the land has
' been zoned, although not currently developed. The remaining 36% is currently either zoned AO or is
located within the ETJ. Planned development districts now make up over 38 percent of the land area.
Plate 2 illustrates land that is currently developed. Planned developments (PDs) have become a major
zoning tool to shape the future of Allen.
I
Land that is being utilized has increased by an astonishing 69% since 1991. Increases have
occurred in each land use type, with the greatest increase occurring in residential. As the city has
become more developed, the land in use (14.74 acres per 100 population) is consistent with the 15.67
acres per 100 persons in 1991, thereby reflecting a similar density (See Table 2.g).
The city has been seeking a balanced housing stock by requiring percentages of housing sizes in
major new developments. Presently, nearly one-half of the housing units are over 2,000 square feet
and nearly one third are 1600 square feet or less. (See Housing Chapter, Table 5.b). The City should
evaluate the relevancy of the 1985 target distributions in light of changing market conditions.
2.9
n
All
ow-_
f��
d:J � rU � ri�I/� . /1 ��////i//• yY%''� S,/k r rrr/ /i
� / ���� ri�����.,✓..�r��13rJr1i ri rD
/// �/' \ / II✓ ✓/rii�^r9ii�/rte
.1 �� YI9/I
s.
�-
PLAN
1998
TABLE 2.G
Land Use 1977-1997'
Citv of Allen Texas and ETJ
1977
1984
1997
Acres/100
Acres/100
Acres/100
PR�idcnflal
Acres'
Population
Acres'
Population
Acres'
Population
500
8.07
1,098
8.65
3,207
9.16
Commercial/Office
18
.29
159
1.25
154
.44
Industrial/Railroad
61
.98
124
.98
191
.55
Public/Semi Public
171
2.76
272
2.14
589
1.68
and Parks
Streets and Alleys
796
12.4
883
6.95
1035
2.96
TOTAL
1546
24.5
1 2,536
19.97
5,176
14.79
' Build Out Population
Based on Present Trends
The future city, when completely developed, will be a product of present land use, committed
Ind we and development of the remaining vacant land. Assuming the policies for development of
vacant land are a continuation of those contained in approved Planned Developments and previous
zoning, a future population of 125,000 to 130,000 persons can be estimated.
' 1 Comparisons should be considered approximate because of differences in the two land use surveys.
2 Wyse & Associates, 1977 (Estimated population, 6200).
3 Hinter & Associates, April, 1991
4 Department of Community Development
2.10
COMPREHENSIVE PLAN
' Land Use Fiscal Impact Analysis
Theory/Methodoloav
1
1998
The purpose of a Land Use Fiscal Analysis is to define for Allen the relative revenues and costs for the
principal types of land uses in the city. Using this, the city can make planning decisions as to the
optimal balance between different land uses. Current development—its revenues and the costs of
providing services are normally assumed to be a reasonable measure of the relative balance of
revenues and costs for the future. Therefore, over the long run, the city should develop a process for
measuring fiscal impact.
Since the 1992 Comprehensive Plan, there has been significant growth in the industrial uses within the
community. The fiscal impact of this development cannot be determined under the previously accepted
modeling technique due to the specific characteristics of the developments and the various incentives that
were offered by the Allen Economic Development Corporation. Therefore, it is important to develop new
methods of assessing the direct costs as well as benefits of the industrial developments that have been
occurring in the City of Allen.
The City Council, in February, 1998, authorized AEDC to hire a consultant to prepare a city-wide
economic impact analysis. The results of this study will allow for an update of this fiscal impact analysis
on an annual basis. The outcome of this study will be incorporated as an amendment to this
Comprehensive Plan.
2.12
COMPREHENSIVE PLAN 1998
' LAND USE
The Land Use Plan is one of the most significant elements of the Comprehensive Plan. It presents
an arrangement for future development, which should remain valid far beyond the traditional 20 -year time
period. For a suburban community such as Allen where the present rate of growth is rapid, it is advisable
to plan for the full development of the city, with short-range growth areas predicated by provision of
facilities and services.
Review of Baseline Dam
The major goal for future land use development is to provide for the development of Allen as a
high-quality residential community. Land use policies of the city have been based upon that overriding
goal, as can be seen by the existing and committed pattern of development to dare. This pattern
emphasizes a neighborhood residential pattern, predominantly single-family, with clusters of high and
medium density residential at commercial centers or along major streets. Creeks and their floodplain
flow from north to south and provide a linear pattern through the city. They are a focus for recreational
and passive activities. Industrial uses are located along the major highways, as are the commercial areas.
The planned developments along the U.S. 75 corridor are for employment centers including
intense commercial or light industrial, with office development buffering residential areas from the
commercial and light industrial areas. Local retail and services are located at intersections of major streets
at approximately one -mile intervals, although some strip commercial is located along S.H. 5 and F.M.
2170. These existing and committed land uses represent over two thirds of the land areas of Allen and
have already established the basic land use pattern for the future city.
Since Allen is surrounded by three major cities and three other communities, the plan for Allen
should be compatible with adjacent land uses and major street extensions of these other cities, where such
is possible.
Goals and Policies
Goals and policies for Allen were originally prepared in 1985, updated in 1992, and again
updated in 1998 based upon the results of the 1997 community survey.
1.000 General Goal: Provide for the development of Allen as a high quality residential and business
community.
1.010 Specific Goal: Provide for high quality residential neighborhoods.
1.011 P/IS: Develop guidelines for densities and land uses to assure high quality neighborhoods.
1.020 Specific Goal: Develop a well balanced community.
1.021 PIIS: Plan for a diversity of ages and income levels in the city.
1.022 P/IS: Emphasize desire for larger lot/house size.
1.023 P/IS: Emphasize desire for medium density housing.
I1,024 PAS Encourage a mixture of housing product and housing that various income groups can
afford.
3.1
COMPREHENSIVE PLAN 1998
'
1.025
P/IS
Provide an opportunity for the people who work in Allen to also live in Allen.
1.026
PAS
Promote the separation of multifamily developments.
1.027
PAS
Multifamily density should encourage an average of 18 dwelling units per acre and 360
units per development.
1.030
Specific Goal: Provide adequate retail and commercial services for the shopping needs of Allen.
1.031
PAS:
Determine measures of demand and design land use plan to meet those needs.
1.040
Specific
Goal: Provide a strong tax base capable of supporting the high quality residential
community desired.
1.041
PAS:
Provide sufficient offices, commercial and light industrial for local jobs and tax base.
1.042
PAS:
Plan for multiple industrial parks.
1.050
Specsc Goal: Provide open space throughout Allen, preserving the natural resources.
1.051
PAS:
Develop floodplain as open space with hike and bike trails, as appropriate.
1.052
PAS:
Prmerve major wood lots and trees in all developments (See Environment).
'
1.060
Specific Goal: Establish land use pattern.
1.061
PAS:
Update comprehensive plan for land use to reflect established zoning and development
patterns.
1.062
PAS:
Evaluate land use compatibility with neighboring cities.
1.063
PAS:
Coordinate land use development with extension of utilities and public services.
1.064
PAS:
Establish and administer demity levels for future residential development and intensity
levels for future nonresidential development.
1.070
Specific Goal: Redevelop the Central Business District (See CBD plan chapter).
1.071
PAS:
Encourage retail and commercial services and office development in the CBD.
1.072
PAS:
Adopt a pedestrian and vehicular circulation plan to support the development and
redevelopment of the CBD.
3.2
COMPREHENSIVE PLAN 1998
' Land Use Plan
Development Strateev
The development strategy for Allen is focused on eight key areas (See Plate 3).
1. Preservation of the floodplain as open space, recreation corridors, or natural habitats.
2. Reducing U.S. 75 as a development barrier by properly integrating automobile, bike, and
pedestrian routes across U.S. 75 and by maintaining a high- quality atmosphere that is compatible
to surrounding uses.
3. Development of a high-quality office, commercial, and light industrial environment along S.H.
121
4. Taking advantage of the key location of city property at McDermott Drive and U.S. 75 to creme a
major image node for the city.
5. Redevelopment of the CBD and north side of F.M. 2170 (LIM Area) to complement key areas
above.
6. Provision of high-quality residential neighborhoods throughom the city.
7. Concentrate local retail commercial in nodes, rather than in strip commercial areas.
' 8. Designate given areas of the city for high-quality light industry, in particular those which are
identified as being between U.S. 75 and S.H. 5 and south of the proposed city cemer and
employment centers (including the Millennium Technology Park); along S.H. 121 between Custer
Rd. and U.S. 75; along Stacy between U.S. 75 and S.H. 5; between F.M. 2170 and Bethany and
east of Watters Rd.; and west of U.S. 75 north of Stacy.
Concept of the Plan
The Land Use Plan provides for the complete development of Allen, a process that may take 20 to
50 years. The following are the long-range strategies for the plan (The Land Use and Major
Thoroughfare Plan map is located at the back of this report).
The city should continue construction of a major "city center" on the southeast quadrant
of the intersection of U.S. 75 and F.M. 2170, which provides an identity for Allen and a
center for major city activities. The development should fall within the category of high
intensity mixed use, and should consist of a unique architectural character. Uses might
include high rise offices, retail, a hotel, entertainment, city offices, library, and city civic
center facilities. The city should limit its participation to development of its 18.8 acres
and should manage development on the other parcels to provide an overall high-quality
and compatible development. High priority should be given to site planning the area.
2. Existing development in the CBD, located at the northeast quadrant of U.S. 75 and
F.M. 2170 presently consists of small lots with single-family, multi -family, offices,
' commercial, limited retail uses and public/semi-public uses including churches and
various governmental buildings. Future development of this area will be hindered by
multiple ownership, high utility replacement costs, infrastructure and land costs. This
3.3
PLAN 1998
' area should be planned for low intensity mixed use, consisting of offices, commercial,
restaurants, retail, and institutional uses, in an attractive, pedestrian, and cyclist
environment. Some incentives such as tax increment financing, public improvement
districts and/or public/private partnerships should be implemented to bring about the
quality and scale of development appropriate at this location
3. The U.S. 75 corridor should be developed for high intensity offices, employment cemers,
retail and services. Residential areas should be separated from the corridor, with low
intensity office uses. Unique architectural renderings and landscaped setbacks should
parallel this highway. Design guidelines and standards for this highway and other major
thoroughfares in the City of Allen are under study at this time. One of the references
being considered is the design guideline of the Vision 2000 Plan, implemented by the
Allen Economic Development Corporation (AEDC) for Millennium Park.
4. S.H. 121 is planned for future development as a freeway facility, and will have
convenient access both to the Dallas/Ft. Worth Airport and the expanded McKinney
Airport. The S.H. 121 corridor from the west city limits to U.S. 75 should be developed
as quality employment centers to include high and low-rise offices, selected high-quality
light industrial in a low intensity campus -type environment, and retail and services,
similar to what has been developed on the U.S. 75 Corridor. Locations adjacent to
interchanges should be developed as commercial. Residential areas south of Ridgeview
should be separated from the more intense uses on the north end of the corridor with low
intensity office uses. This area is identified as SD -1 on the land use plan. Performance
' indicators should be considered for this district. Unique architectural renderings with
landscaped setbacks should parallel this highway. Five cities have endorsed standards and
guidelines for this highway, and adoption by the City of Allen should be forthwith.
5. Community level retail, offices and services should be located at key locations—Ahna
Drive and F.M. 2170, S.H. 5 and F.M. 2170, Exchange and Alms Roads and U.S. 75
and McDermott Drive. Local retail and services should be clustered at intersections of
major thoroughfares. These would provide services to the residential neighborhoods.
Strip commercial should be discouraged, particularly on S.H. 5 and F.M. 2170, as should
commercial uses at intersection of minor arterial or collector streets.
6. The area identified as SD -2 is an unusual area. It is located between the two high
intensity corridors and is a difficult configuration because of the converging sneers. The
existing. zoning includes light industrial, industrial technology, office and limited
multifamily. The configuration of the zoning in these various tracts suggests that the
more intense and dense uses are intended for the eastem and northern portion of this
district, with a gradual decrease in intensity and density as the district approaches the
residential areas. In addition to these employment center uses, a number of possible
future uses should be considered including institutional uses such as a hospital,
educational, or public institution. Performance indicators should be considered for this
district.
7. Floodplain and large wooded areas should be preserved as open space, public recreation,
or natural habitats.
I8. Light industrial/employment centers areas should be considered for a number of loca-
tions:
3.4
COMPREHENSIVE PLAN
1998
' The first is the present industrial area south of the city complex, between S.H. 5
and U.S. 75, which includes the Millennium Technology Park.
• The second should be in the triangle formed between Ridgeview Drive, Watters
Road, and Stacy Road, where good vehicular access and visibility would be
available. As discussed in Strategy 6. Above, this area is known as SD -2.
Performance indicators should be considered for this district.
• The third area is south of F.M. 2170 and north of Bethany, east of Watters, and
includes the new Millennium Technology Park Phase H.
• The fourth area would include frontage along U.S. 75 between Exchange
Parkway and Ridgeview Drive. IndustaW areas fronting on U.S. 75 and S.H.
121 would be highly visible with quality, campus -type development.
• The fifth area includes most of Neighborhood District 13 between U.S. 75 and
S.H. 5, and south of Stacy Road. This area would complement the uses and
support services that are anticipated for the expanded McKinney airport. This
site would have direct access to U.S. 75, the McKinney airport, and the railroad.
Also, it would be adjacent to Stacy Rd., which is the proposed Prince-
ton/McKinney bypass. This area is identified as SD -3, and is considered to be a
less intense industrial district with a more restricted height and FAR than the
other industrial districts. Performance indicators should be considered for SD -3.
' The property north of the new high school is zoned for residential uses, where
restricted uses or a buffer may be appropriate.
The City of Allen envisions this area SD -3 to develop as high-tech, industrial, or
commercial. Because of the existing residential zoning and the established
property owner's rights, it is recognized that it may develop partially as
residential. If that occurs, specific efforts should be made by the nonresidential
and residential property owners to provide a buffer and screen to mitigate the
potential incompatibility of these uses.
The development patterns in the Cities of Fairview and Lucas, which abut the
northeastern edges of the City of Allen, are presently very low density, estate residential.
Future Stacy Road is planned to be a 6 -lane divided thoroughfare, and buffers the City of
Allen from these cities; however, Allen should take their development densities into
consideration when zoning property.
10. Most of the remainder of the residential areas should be developed in a traditional
neighborhood arrangement. Each should have a mix of housing densities, with the higher
densities located along major thoroughfares or in close proximity to commercial centers.
These are shown as NR.
11. The city should explore the future alternatives for the railroad that traverses Allen in a
north/south direction. The following are possibilities:
o Maximize the benefit of the railroad to the adjacent industrial uses. Research and
' studies should be completed to determine the potential of the railroad for
enhancing the economic and industrial base. Future land uses along the railroad
should be consistent with the nonresidential character of the railroad.
9
COMPREHENSNE PLAN 1998
1
b Consider the possibility of extending the DART line, which currently terminates
at Park Lane in Dallas. It is planned to continue to Plano in 2003.
b Consider utilizing the railroad as a scenic/dining car line.
12. A number of ponds and small lakes are currently in place (e.g., McDermott Ranch and
along Rowlett Creek in northwest Allen). Future planning and zoning should consider
these sites so that they are incorporated into the park system or maintained as part of a
private development.
3.6
�'" / �
_ a ;iii
� - / � (r Ts�� 1 .R )^ SII IIIIFi
COMPREHENSIVE PLAN 1998
Land Use Categories
1. Very Low Density Residential (VLDR)
This land use category is intended for development of estate residences and neighbor-
hoods on large lots that contain no more than two units per acre.
2. Low Density Residential (LDR)
This land use category provides for development of neighborhoods with traditional mix of
single-family homes having densities of 2.1 to 5.0 [nits per acre.
3. Medium Density Residential (MDR)
This land use category is intended for development of nontraditional single-family
residences including duplexes, townhomes, cluster homes, patio homes and garden homes
with densities ranging from 5.1 to 11.9 units per acre.
4. High Density Residential (HDR)
This land use category in intended for development of aparmtent/condomhuum residences
with densities ranging from 12 to 24 units per acre. Except in limited areas, such as
adjacent to high intensity uses, apartment density should not exceed 18 dwelling units per
This land use category is intended for development of mixed density residential
neighborhoods. It provides for flexibility of specific locations and residential uses within
the neighborhood provided that design principles and development policies of the city are
maintained and provided uses fall within the maximum levels of the control totals and are
acceptable density levels to the city.
6. Corridor Commercial (CCl
This land use category provides for high intensity retail, offices and light industrial uses in
selected locations along the U.S. 75 highway corridor. Additional characteristics of the
category and possible uses are shown on Table 3.a. Adjacent residential neighborhoods
should be carefully buffered from uses in this district.
7. Rerail. Offices and Services Commercial (C)
This laird use category provides for local retail, offices and services to residential
neighborhoods of the city. These can be located adjacent to neighborhoods as
convenience shopping centers or be developed as separate uses. Because of their close
relationship to the residential neighborhoods they serve, good design, compatibility, and
interrelationship to the neighborhoods is important.
3.8
'acre.
5.
Neighborhood Residential
fNR)
This land use category is intended for development of mixed density residential
neighborhoods. It provides for flexibility of specific locations and residential uses within
the neighborhood provided that design principles and development policies of the city are
maintained and provided uses fall within the maximum levels of the control totals and are
acceptable density levels to the city.
6. Corridor Commercial (CCl
This land use category provides for high intensity retail, offices and light industrial uses in
selected locations along the U.S. 75 highway corridor. Additional characteristics of the
category and possible uses are shown on Table 3.a. Adjacent residential neighborhoods
should be carefully buffered from uses in this district.
7. Rerail. Offices and Services Commercial (C)
This laird use category provides for local retail, offices and services to residential
neighborhoods of the city. These can be located adjacent to neighborhoods as
convenience shopping centers or be developed as separate uses. Because of their close
relationship to the residential neighborhoods they serve, good design, compatibility, and
interrelationship to the neighborhoods is important.
3.8
COMPREHENSIVE PLAN
1998
'
8. Offices (Ol
This land use category provides for concentrations of medium to high rise offices; light
industrial does include office. Supplemental retail in the buildings or in limited amounts
to serve the complex should be encouraged.
9. Garden Offices (GO)
This land use category is designed for low-rise, garden type offices in a high quality
environment. These areas will often serve a transitional function of buffering [he more
intense corridor commercial or office areas from adjacent residential areas.
10. Light Industry (LD
This land use category provides for high quality light industrial uses having no outside
storage and in a quality environment. Many of the high technology uses would be
developed under this land use designation.
11. Low Intensity Mixed Use (LIM)
This land use category provides for a mixed-use area of offices, retail, services, medium
to high density residences and public buildings. Low rise in character, the area should be
oriented to the pedestrian, where possible, and provide an atmosphere and character
conducive to attracting customers and residents to the area (See CBD chapter).
'
12. High Intensity Mixed Use (HIMI
The HIM category provides for a wide range of intense land uses—offices, entertainment,
hotels, retail and high density residences—into a mixed use complex and should enjoy
excellent access from and high visibility to major freeway corridors.
13. Public and Semi -Public (P)
This land use category includes public and private parks, flood plains, public and
institutional uses such as schools and governmental buildings, and other uses such as
churches.
14. Special Development Areas (SD)
These special development areas have been identified as having a specific type, character
and use of land. Three areas have been designated, each different and with varying land
use purposes. (See previous section for a description of each). Others could be added at
the discretion of the city.
1
3.9
I
I
I
COMPREHENSIVE PLAN 1998
' Details of the Plan
The plan generally follows existing and committed development as currently zoned. This accounts for
approximately three-fourths of the land area of the City. The remaining one-fourth of the city is presently
uncommitted and the plan provides general direction for development of these areas. It should be recognized that
many of the planned developments and other standard districts were approved under different market conditions,
and there will probably be requests to "downzone" as well as "upzone" property. Consequently, the city should
develop criteria in which to consider, changing the land use configurations and zoning patterns in order to
minimize the loss of the residential development to other communities but also to minimize the loss of the
important commercial tax base.
Residential Development. Residential development in Allen should continue to be predicated upon on the
neighborhood concept. In this concept, a residential neighborhood is assumed to be bounded by major arterial
streets, and may consist of a number of properties or subdivisions. Development should occur as follows: retail,
commercial, or office at the intersections of the major sneers, based upon economic need to serve the
neighborhood; and multifamily units, retirement housing or housing for the elderly in close proximity to the
commercial areas where services and facilities are conveniently available.
Multifamily land use, when deemed appropriate, should be encouraged to be an average of 18 dwelling units per
acre, and no complex should exceed 350 dwelling units. There should be no more than two complexes in a
district; however, complexes should be separated and they should not be located adjacent to each other and should
require separation by other land uses. Multifamily developments should have access to major and collector
thoroughfares, and not be located on residential streets. On a city-wide basis the Land Use Plan and Tables
indicate a mixture of housing units being approximately 70 percent low density, 10 percent medium density and 20
' percent high density residential. This mixture provides for a optimal land use balance which satisfies the housing
needs of the residents and corporate citizens of the City of Allen.
School/park facilities should be centrally located to die neighborhood, with residential uses designed around the
facilities. Elementary schools should not be located adjacent in major thoroughfares. Both medium and high-
density uses should be carefully located in groupings along the major thoroughfare and adjacent to commercial or
office uses. For each neighborhood, public and semipublic uses such as churches could locate along the major
thoroughfares.
3.11
I
1���{IIT'•
�, p
v �•'t:.
p d
)Jill �➢
o
I
I
COMPREHENSIVE PLAN 1998
' Using the plan
The land use plan is intended as a flexible guide for the city. For good development to occur, some
latitude most be built into it. "A comprehensive plan shall not constitute zoning regulations or establish zoning
district boundaries "=. Zoning that is not in accordance with the Comprehensive Plan does not necessitate an
amendment to the Comprehensive Plan. The question arises then, how should the plan be used and what adjust-
ments can be made?
The plan is designed to be used at the neighborhood level. Land use, dwelling units, employment and
population which will serve as the basic units for sizing of streets, sewers, water facilities and other community
facilities such as schools and parks, are calculated for the neighborhood unit. These facilities are to be
adequately/efficiently sized for the projected number of dwelling units, similar to the revised Thoroughfare Plan
which is a part of this update to the Comprehensive Plan, the city-wide water and sewer plans should be updated
as necessitated by revisions to the adopted build -out scenario for the city.
Neighborhood planting units in Allen are shown on Plate 4. Development should be reviewed based upon design
standards for neighborhoods and guided by the control totals given on Tables 3.b and 3.c. as well as Tables 3.6.1
and 3.c.1. Tables 3.b.1 and 3.c.1 were designed as part of the original planning process in the 1985
Comprehemive Plan. However, over the past 13 years a sigttiticaut amount of zoning and development has
occurred. In 1985, only 15% of the city of Allen was developed, and 39% zoned. In 1998, approximately 39%
of the city is developed and 75 % zoned. In this same time period the population bas more than doubled from
approximately 14,300 to over 35,700. Non-residential development more than tripled, from approximately 1.2
million square feet in 1985 to over 3.1 million square feet of development in 1997. While a majority of these
developments were generally in accordance with the goals and the control totals established in the 1985
' Comprehensive Plan, adjustments on a neighborhood basis were made to reflect these planting and land use
changes. Several districts were combined to allow for established neighborhoods to be in a single neighborhood
district. Therefore, as part of this 1998 planning process these tables have been updated and are included as
Tables 3.b and 3.c. These tables should be utilized as a companion to Tables 3.b.1 and 3.c.1.
C
The neighborhood will normally consist of several subdivisions or planned developments. They should
not exceed the control totals, but development may be so designed internally that it will be the best land use
pattern and the highest quality development. Clustering of residential development to preserve wooded lots, or
provide higher residential densities adjacent w non-residemial land uses and major thoroughfares would be a good
application of this concept. Similarly, the location of commercial/office development should be appropriate to the
major arterial streets, but the design permits many variations, which will enhance the quality of the development.
Most important to the success of this system will be the maintenance and administration of zoning and
development statistics for each neighborhood district. Computerized spreadsheets have been developed that will
track the zoning and development activities on a neighborhood and citywide level on a cominual basis.
There is an interrelationship between designated categories on the land use plan and districts of the zoning
ordinance. The interrelationship is not exact and permits considerable choice, depending upon the specific type of
development the city wishes within the category (See Table 3.d). The majority of new areas will probably be
Planned Districts (PD's) when zoning is finally accomplished.
' As required in Sec. 219.005 of the Local Government Code, as amended in Senate Bill 1227 during the 75i°
Legislative Session in 1997.
3.13
PLAN
1998
TABLE 3.b
SUMMARY OF LAND USE ALLOCATIONS
City of Allen Texas
N.D.
LDR
ACRES
MDR
ACRES
HDR
ACRES
TOTAL
ACRES
COMM
ACRES
OFFICE
ACRES
INDUS I
ACRES
PSP
ACRES
TOTAL
ACRES
1
-
-
21
21
95
120
126
901
452
2
-
-
-
-
80
50
45
35
210
3
-
142
26
26
-
194
4
-
-
93
40
41
35
209
5
-
-
157
41
73
6
277
6
994
51
20
1,065
20
327
1,412
7&8
524
19
45
588
61
126
775
9
490
5
20
515
20
140
82
757
10
-
25
25
81
125
257
41
529
ll
-
151
83
71
305
12
80
40
120
143
40
101
74
478
13
123
13
37
173
72
88
236
43
612
14
402
4
12
418
39
7
26
491
15
830
5
-
835
15
2
-
89
941
16
280
88
368
47
180
33
628
17
-
85
143
2
230
18
430
-
-
430j
94
-
55
579
19
743
45
10
798
27M4343
868
20
702
54
]5
771
2342
935
21&.22
367
49
13
429
3762
543
23
-
-
1055
115
24
149
8
157
4234
407
25
463
80
42
585
3023
765
26
731
50
12
793
3271
896
27
264
32
-
296
5008
554
28
-
16
385
29
773
98
31
902
7476
1,052
30
271
12
-
283
3045
358
31
125
-
28
153
8094
610
TOTAL
8,661
597
466
9,724
1,92454
16,567
3.14
1
1
COMPREHENSIVE PLAN
1998
Note: 1. AO measurements are in gross acres.
2. Does not include public and semi-public uses, such m churches, schools, other ins irutions, golf cours
athletic complexes.
' 3. These tables were intended in 1985 to be used m a guide and not constitute zoning
regulations.
3.15
TABLE 3.b.1
ORIGINAL PROJECTIONS 1985
SUMMARY OF LAND USE ALLOCATIONS
City of Allen Texas
N.D.
LDR
ACRES
MDR
ACRES
HDR
ACRES
TOTAL
ACRES
COMM
ACRES
OFFICE
ACRES
INDUS
ACRES
PSP
ACRES
TOTAL
ACRES
1
20
20
40
302
90
452
2
-
-
80
95
-
35
210
3
-
-
104
90
-
-
194
4
-
-
74
100
35
209
5
-
-
-
157
67
47
6
277
6
1,151
51
20
1,222
20
-
-
170
1,412
7&8
554
76
72
702
37
21
15
775
9
551
7
40
598
41
36
-
82
757
10
-
55
55
38
150
172
41
456
11
-
-
22
-
285
71
378
12
-
69
72
141
174
-
89
74
478
13
16
15
31
62
88
398
33
612
14
402
23
28
453
37
2
-
18
510
15
906
5
-
911
14
14
-
2
941
16
210
158
61
429
70
108
-
21
628
17
-
-
155
471
25
3
230
18
443
443
72
2
62
579
19
722
45
27
794
44
16
14
868
20
684
54
15
753
40
-
142
935
21&22
320
49
27
396
53
46
-
48
543
23
-
-
-
-
90
5
95
24
129
-
15
144
21
80
156
6
407
25
421
109
51
581
56
14
14
100
765
26
718
50
25
793
32
71
896
27
264
32
296
35
15
208
554
28
-
-
369
16
385
29
718
98
52
868
108
-
76
1,052
30
313
12
13
338
20
-
358
31
359
41
59
459
54
62
35
610
TOTAL
8,865
915
647
10,427
1,7501
1,3551
1,5551
1,479
16,566
Note: 1. AO measurements are in gross acres.
2. Does not include public and semi-public uses, such m churches, schools, other ins irutions, golf cours
athletic complexes.
' 3. These tables were intended in 1985 to be used m a guide and not constitute zoning
regulations.
3.15
L
1
7glJ
1998
TABLE 3.c
SUMMARY OF DWELLING UNITS, POPULATION & EMPLOYMENT
City of Allen Texas
ND
LDR
UMTS
LDR
DENSITY
MDR HDR
UNITS UNITS
TOTAL
UNITS
POPULATION
EMPLOYMENT
1
-
- 504
504
1,260
6,000
2
-
- -
-
-
3,500
3
-
- -
-
-
4,140
4
-
- -
-
-
3,060
5
-
- -
-
-
6,311
6
3,390
3.4
326 360
4,076
12,224
440
7&8
1,589
3.0
121 768
2,478
7,148
459
9
1,648
3.4
29 480
2,157
6,381
1,315
10
-
- 400
400
1,000
2,150
11
-
- -
-
-
7,390
12
-
512 720
11232
3,080
5,200
13
453
3.7
117 875
1,445
3,884
10,352
14
1,407
3.5
29 200
1,636
4,934
215
15
2,220
2.7
42 -
2,262
6,987
345
16
855
3.1
- 2,112
2,967
7,931
1,780
17
-
- -
-
4,500
18
1,417
3.3
- -
1,417
4,393
805
19
2,553
3.4
288 178
3,019
9,079
600
20
2,863
4.1
346 290
3,499
10,465
438
21&22
1,070
2.9
314 234
1,618
4,687
990
23
-
- -
-
1,800
24
187
1.3
- 90
277
805
2,565
25
1,720
3.7
491 558
2,769
7,955
717
26
2,554
3.5
320 298
3,172
9,462
590
27
845
3.2
205 -
1,050
3,132
564
28
-
- -
-
-
7,000'
29
2,749111
558
3,856
11,289
811
30
934
-
1,011
3,088
2
31
450
278
728
2,090
1,756
TOTAL
28,9048,903
41,573
121,275
75,795
3.16
1
L;?.S!il
1998
TABLE 3.c.1
ORIGINAL PROJECTIONS 7985
SUMMARY OF DWELLING UNITS, POPULATION & EMPLOYMENT
City of Allen Texas
ND
LDR
UNITS
LDR
DENSITY
MDR
UMTS
HDR
UNITS
TOTAL
UNITS
POPULATION
EMPLOYMENT
1
-
-
128
-
128
320
6,840
2
-
3,500
3
-
-
-
3,880
4
-
3,480
5
-
5,420
6
3,683
3.2
326
360
4,369
13,132
200
7&8
1,679
3.0
442
1,296
3,417
9,550
580
91
1,763
3.2
45
720
2,528
7,378
770
10-
-
-
990
990
2,475
2,352
11
-
-
-
-
6,140
12
-
-
442
1,296
1,738
4,345
5,260
13
-
-
141
270
411
1,028
10,960
14
1,282
3.2
142
504
1,928
5,589
390
15
1,982
2.2
25
-
2,007
6,207
280
16
971
4.6
850
1,098
2,919
7,880
1,780
17
-
-
-
-
-
4,540
18
1,417
3.2
-
-
1,417
4,393
740
19
2,162
3.0
308
4861
2,956
8,687
600
20
2,188
3.2
346
2701
2,804
8,3231
400
21&22
1,097
3.4
344
486
1,927
5,476
990
23
_
-1
_
_
_
1,800
24
413
3.2
-
2701
683
1,955
2,570
25
1,347
3.21
698
674
2,719
7,606
840
26
2,298
3.2
360
450
3,108
9,149
320
27
845
3.2
205
1,050
3,132
500
28
-
-
- I
-
-
7,380
29
1,853
2.6
6049361
3,393
9,594
1,080
30
1,001
3.2
77
252
1,330
3,9261
200
31
1, 149
3.2
262
998
2,409
6,712
1,740
TA
TOL
27,130
3.1
5,745
11,356
44,2311
130,3031
75,532
' Notes 1. Population estimated at 2.5 persons per dwelling unit for MDR and HDR; 3.1 persons per dwelling unit for
LDR and VI -DR.
2. These tables were intended in 1985 to be used as a guide and not constitute zoning regulations.
3.17
1
PLAN
Scaling the olan
1998
In order to test the land allocation for the plan, 14.79 acres per 100 persons were calculated for
existing development in 1997 and 13.31 acres per 100 persons at build -out (See Table 3.e). As the area
develops, a slightly lower density is expected. This is reflected in total density and the allocation of total
land area (acres per 100 persons). The table shows a reasonable balance of land uses, particularly
residential uses. Commercial acreage is high because of the significant amount of property that is adjacent
to S.H. 121 and U.S. 75. The numbers in Tables 3.d and 3.e are not intended to be applied as quotas to
individual developments. Overall, from a land use standpoint, the plan provides a reasonable allocation of
the various land use categories to permit balanced development.
Fiscal lmuact
Fiscal characteristics of the future plan based upon existing relationships and forecast trends in
revenues and costs were prepared. Results showed the plan able to generate the revenues needed to
provide essential services for the future community (See Table 3.f). This is primarily due to the fact that
commercial land uses constitute a positive cash flow for the City.
3.18
C
1
COMPREHENSIVE PLAN
1998
TABLE 3.d
RELATIONSHIP OF ZONING DISTRICTS
TO LAND USE PLAN CATEGORIES
City of Allen, Texas
Land Use Plan Category
Zoning District or Districts
VLDR
A -O; R-2 (18,000 sq. ft. lot)
(2000 sq. ft. house
LDR
R-3 (12,000 sq, ft. lot)
(1800 sq. ft. house)
R-4 (9,000 sq. ft. lot)
(1400 sq. ft. house)
R-5 (7,500 sq. ft. lot)
(1200 sq. ft. house)
MDR
R,6 (6,000 sq. ft. lot)
(1,200 sq. ft. house)
R-7 (5,000 sq. ft. lot)
(1,000 sq. ft, house)
2 -Family 9.6 DU/A
Townhouse 10.8 DU/A
HDR
Multifamily -12 12.0 DU/A
Multifamily -18 12.1 - 18.0 DU/A
Multifamily -24 18.1 - 24.0 DU/A'
C
Local Retail
Shopping Center
General Business
GO
Office
LI
Light Industrial
Industrial Technology
LIM and HIM
PD, CBD
CC
PD
Corridor Commercial
SD -1, SD -2, SD -3
PD
O
PD(0)
' This high demity multifamily district tae limned appliubdiry in areas where this Intensity of development would not negatively impact
surrounding land uses.
3.19
C
I
PLAN
1998
TABLE 3.e
Land Use 1977-1977'
City of Allen, Texas and ETI
1977
1984
1997
Estimated Annual
Revenues Less Cost
$000,000
Acres/100
Acres/100
-15.4
Acres/100
Acres4
Population
Acres'
Population
Acres'
Population
Residential
500
8.07
1,098
8.65
3,207
9.16
Commercial/
Office
18
.29
159
1.25
154
.44
Industrial/
Railroad
61
.98
124
.98
191
.55
Public/Semi Pubic
and Parks
171
2.76
272
1 2.14
589
1.68
Streets and
Alleys
796
12.4
883
6.95
1,035
2.96
TOTAL
1,546
24.5
2,536
19.97
5,176
14.79
Source: City of Allen, Department of Community Development, Ian. 1, 1998
3 Comparisons should be considered approximate bemuse of differences in the two land use surveys.
4 Wyse & Associates, 1977 (Estimated population, 6200)
5 1985 Comprehensive Plan
a 1998 Comprehensive PW
3.20
TABLE 3.f
ESTIMATED FISCAL IMPACT OF COMPREHENSIVE
PLAN AT BUILD OUT
City of Allen, Texas
Estimated Annual
Revenues Less Cost
$000,000
Residential
-15.4
Commercial
46.6
Industrial
1.1
TOTAL
32.3
Source: City of Allen, Department of Community Development, Ian. 1, 1998
3 Comparisons should be considered approximate bemuse of differences in the two land use surveys.
4 Wyse & Associates, 1977 (Estimated population, 6200)
5 1985 Comprehensive Plan
a 1998 Comprehensive PW
3.20
COMPREHENSIVE PLAN 1998
' TRANSPORTATION
The Thoroughfare Plan is designed to provide an efficient roadway system for future growth and
land development. The plan, which accommodates future transportation needs while protecting the
neighborhood concept, serves as a guide to the City of Allen, its citizens and future development. It also
enables individual developments to be coordinated and integrated into an overall neighborhood unit concept.
This guideline establishes a classification system for a hierarchy of roadway cross-sections needed to serve
the future traffic demands. It also provides a framework for secondary collector system that serves to
distribute traffic onto major and regional arterial roadways. The Thoroughfare Plan includes a definition of
roadway types, cross-section of pavement and right-of-way widths. The plan focuses principally on the
roadway system, but alternative modes of transportation such as bicycle and pedestrian improvements are
also addressed.
Goals and Policies
The major transportation themes were developed from the 1985 Comprehensive Plan and updated in
the 1992 Comprehensive Plan. The specific goals of the plan relate to the development of a safe and
effective thoroughfare system. During 1985, 1990, and 1997, the citizens of Allen were surveyed to
determine what concerns they may have in the existing and fume development of the City. The recurring
theme for these surveys was concern over the transportation system. The majonry of citizens felt
transportation was a major concern and needed immediate attention. Respondents cited additional capacity
on major highways such as S.H. 5, U.S. 75, and F.M. 2170 as a primary concent. Since the fust survey
was taken, the City of Allen has made significant progress toward the improvement of these roadways.
Major improvements include the widening of U.S. 75 (from a font to six lane freeway), the reconstruction
' of F.M. 2170 (from Greenville to Allen Heights and from U.S. 75 to Custer Road) and the construction of
Exchange Parkway (from S.H. 5 to U.S. 75). The completion of these improvements will have a positive
impact on the movement of major traffic flow throughout the City. Ultimately these improvements will help
the circulation patterns within congested areas.
2.000 General Goal: Develop and maintain an efficient and safe transportation system.
2.010 Specific Goal: Develop a thoroughfare system with adequate capacity to accommodate future
growth and include provision for mass transit and light rail (DART).
2.011 PQS: Continue to use IAS "C" as design objective for the thoroughfare system.
2.012 PIIS: Maintain major existing and plan for future thoroughfares adjacent to high intensity land
use corridors along U.S. 75 and S.H. 121.
2.013 PIIS: Continue to coordinate with the responsible government agency(s) to improve operation
and maintenance of F.M. 2170 and S.H. 5, Bethany, Jupiter as well as all major thoroughfares.
2.014 P11S Implement a computer transportation modeling to efficiently plan for the major and
secondary thoroughfare system.
2.015 PIIS Require increased right-of-way at intersections of major thoroughfares to allow for
intersection improvements such as dual left tum and exclusive right mm lanes.
2.020 Specific Goal: Emphasize safety on the major thoroughfares.
4.1
COMPREHENSIVE PLAN 1998
' 2.021 PAS: Coordinate the major street system with existing and projected adjacent land use.
2.022 PAS: Future school and park sites should be located on collector streets only.
2.023 PAS: Where schools are adjacent to existing collector streets, sidewalks and crosswalks shall be
required. School zone flashers need to be considered.
2.024 PAS: All existing major intersections should be reviewed on an annual basis to determine the
need for pedestrian safety measures (pedestrian signals, crosswalks and sidewalks). Where
signalized and warranted pedestrian signals should be provided.
2.025 P/IS: Coordinate with A.I.S.D. to develop a school pedestrian routing plan for each school site
and establish school safety policy that addresses crosswalk standards, signage, and crossing
guard protection.
2.030 Specific Goal: When citizen's desire, the City of Allen will seek inclusion into the DART public
transit system for bus and light rail system or independent transit system.
2.031 PIIS: Work with proper agencies to obtain any and all transportation services necessary
2.032 PIIS: Once this is accomplished, a park and ride facility should be provided.
Thorouthfares
Allen's Relationship to the Regional Thoroughfare Svstem
The City of Allen is closely linked with the regional thoroughfare system in the Dallas -Fort Worth
region. The proximity of Allen to the regional transportation systems makes it essential that consideration
be given to the impact of regional traffic on the City's thoroughfare network.
Allen is bordered on the north by S.H. 121, a future major freeway. U.S. 75 bisects the center of
Allen and is currently being reconstructed as a six -lane freeway. These major freeways provide access to
all pato of the region. This system offers Allen and fume developers the opportunities for growth and
convenient access to the region.
Existing Thoroughfare System
The City of Allen thoroughfare system has emerged from a past history of the Collin County and
Texas Department of Transportation roadway system. These roadways consisted of State Highways, Farm
to Market (FM) roads and designated county roads maintained by Collin County. Often these roads were
two-lane asphalt or gravel lanes built along section and property lines with sharp ninety -degree curves and
disconnected. This system of roadways has not been conducive to the efficient movement of traffic. As
development emerged along certain major roadways, major routes began to take shape. These routes soon
became the City of Allen's major arterial roadway system. Many of the unimproved county roads are still in
existence in the northern sector of the City. These routes are disconnected and/or have several ninety -
degree terns. Since the City of Allen has annexed all land south of S.H. 121 and west of U.S. 75. these
county roads have been brought under the jurisdiction of the City of All=. As development occurs in this
' area, the City of Allen will need to address the realignment and improvement of the existing roadway
systems.
4.2
COMPREHENSIVE PLAN 1998
' In 1985, the City of Allen developed and adopted a Thoroughfare Plan consisting only of major
arterial streets. It was based on the 1984 North Central Texas Council of Governments (NCTCOG)
transportation model and conformed to the Collin County Thoroughfare Plan. Under the 1985 plan, major
roadways were classified as major and minor arterial roadways. Major (6 -LD) east to west arterial
roadways consisted of Chaparral Road, Bethany Drive, MCDermon/Main, Exchange Parkway/Rowlett
Road, Stacy Road and Ridgeview Drive. Major north to south roadways consisted of F.M. 2551, Allen
Heights, Jupiter, S.H. 5, U.S. 75, Watters Road, Alma Drive and Custer Road.
In the 1992 Plan, minor revisions to the thoroughfare system included the extension of F.M. 2551
as a 6 lane divided road to Stacy Road, and the inclusion of Malone Road as a two lane undivided
thoroughfare ('between Chaparral and Main Street). Minor realignments were also proposed on various
streets north of Stacy Road including die interchanges with S.H. 121. Finally, the extension of Rowlett
Road, west of Alma was deleted.
Due to various zoning and development activities the Thoroughfare Plan was amended, by
Ordinance, in 1993 and again in 1994. These amendments include the following: Realignment and
extension of Exchange from Alma Drive to S.H. 121, the deletion of Bethany Drive between Alma Drive
(south of Ridgeview) to Alma Drive (south of McDermott), and the realignment of Bray Central and
Rainnu to reflect existing and proposed development patterns.
Thoroughfare System Improvements and Forum Plans
The City of Allen is experiencing high growth in residential and commercial developments
' throughout the city. This growth has placed additional demand on major arterial roadways; in particular
McDermott Drive and Bethany Drive. The current analysis of the thoroughfare plan has included this
growth issue. It has also taken into account the current improvements to the surrounding major freeways
being constructed by the Texas Department of Transportation. Preliminary design plans for the proposed
S.H. 121 indicate interchanges will be constructed at the realigned Custer Road, Exchange Parkway, Alma
Drive, Stacy Road, Watters Road and City Rd. 196.
During 1999, the Texas Department of Transportation (TxDOT) will complete the reconstruction of
U.S. 75 from Bethany Drive to S.H. 121. Improvements in U.S. 75 include two-lane frontage roads from
Bethany Drive to Stacy Road and a sic -lane frceway.
FM 2478 (Custer Road) along the west city limits of Allen, will be widened to a six -]ane divided
roadway and realigned at S.H. 121. Construction is planned for the fust quarter of 1998 and is expected to
be completed in 1999. McDermott Drive, from U.S. 75 to Custer Road is currently a two-lane asphalt
road. This roadway is planed as a six -tone divided thoroughfare and reconstruction began in late 1997.
Completion is expected in 1999. As part of the U.S. 75 widening project, the interchange at McDermott
and U.S. 75 will be reconstructed and planned to be completed by the year 2000. The Texas Department of
Transportation (TxDOT) is completing the final stages of design for S.H. 5 (Greenville Avenue) as a six -
lane divided roadway and will begin construction in 1998. The expected completion date for S.H. 5 is the
year 2000.
The reconstruction of S.H. 121 as a six -lane divided freeway with three -lane frontage roads is
anticipated in be complete by 2020. Improvements to S.H. 121 will enhance east/west travel for regional
trips. The construction of major interchanges at Stacy Road, Alma Drive, Exchange Parkway and Custer
Road will provide improved regional access to the citizens and businesses located in Allen.
4.3
COMPREHENSIVE PLAN 1998
' Exchange Parkway, west of U.S. 75 is being constructed as development occurs, and is planned to
ultimately correct to S.H. 121. The construction of this roadway will provide an alternative to McDermon
Drive and Bethany Drive, which experience heavy traffic volumes. The segment of Exchange east of U.S.
75 will provide access to the planned AISD high school complex and Allen Station Park.
Since 1985, Bethany Drive (east of U.S. 75) has been widened to a four -lane divided roadway.
Bethany (west of U.S. 75) has recently been constructed as a temporary two-lane asphalt roadway to Bel Air
Drive. Wattus Road (Bethany Drive to F.M. 2170) bas also been constructed as a temporary two-lane
roadway in order to provide circulation between McDermott Drive and Bethany Drive. These temporary
roadways will help to relieve existing congestion at both the McDermott and Bethany interchanges at U.S.
75 while U.S. 75 is under construction. Allen Heights (between Bethany and Exchange) has been improved
to a four -lane divided roadway. The completion of these road improvements will have a positive impact on
the city's traffic circulation patterns.
Traffic Model Overview
The North Central Texas Council of Governments (NCTCOG) completed the fust traffic model for
Allen in 1984. This model was used for the 1985 Comprehensive Plan and its update in 1992. For this
1998 update, the City of Allen has implemented a transportation model (TranPlan) which developed base
line (year 2000) and projected scenario for the year 2020.
The purpose of the model is to provide a mol for testing major land use changes and revisions to
the transportation demand, and to adjust the thoroughfare system. The model is developed using regional
' demographic data and roadway information. The demographic dam is based on projected land uses within
the city. These land uses ate grouped into traffic survey zones (TSZ) which closely correspond to the City
of Allen adopted 31 Neighborhood Districts (NDs) .
The roadway information and demographic data for each target year are developed and the model is
tun to obtain projected volumes on each roadway segment. These volumes are then analyzed and evaluated
to determine if the transportation demand is met by capacity of the planned thoroughfares. Adjustments are
made for the thoroughfares with capacity under and over the projected volumes. Table 4.a. illustrates the
design standards for the City's thoroughfares.
44
I
I
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COMPREHENSIVE PLAN
' Allen Thoroughfare Plan
U
1998
Table 4.b illustrates an analysis of the cross section needs for the year 2020 traffic projected on the
following major roadways. Plate 5 illustrates the Thoroughfare Plan. This plan include both Major and
Collector roadways proposed for the City of Allen
TABLE 4.b
THOROUGHFARE PLAN
Proposed Cross Sections at LOS C Capacity
Facility
City of Allen LAS C
Capacity
Proposed Cross-section
Ridgeview Drive
3,100
M61)
Stacy Road
3,100
P6DA
Exchange Parkway (Watters Road to
U.S. 75
4,400
P8D
Exchange Parkway (S.H. 121 m
Watters Road)
3,800
P6DA
Exchange Parkway (U.S. 75 to F.M.
2551
3,100
M6D
Exchange Parkway (F.M. 2551 to
C.L.L.)
1,700
M4D
Main Street - U.S. 75 to F.M. 2551
3,100
M6D
McDermott Drive from U.S. 75 to Alma
Drive
4,400
PSD
McDermott Drive from Alma to Custer
3,100
M61)
Bethany Drive
3,100
M61)
Chaparral Road (S.H. 5 to Allen
Heights)
3,100
M6D
Chaparral Road (Allen Heights to FM
2551)
1,700
M4D
F.M. 2551
3,100
M61)
Malone Road
750
C2U
Allen Heights Drive (Stacy to Main
Street)
2,100
M4D
4.6
COMPREHENSIVE PLAN 1998
Allen Heights Drive (FM 2170 to
Chaparral Rd.)
3,100M6D
Jupiter Road
1,500
C4U
S.H. 5 (Greenville Ave.)
3,100
M61)
Watters Road
3,100
M61)
Alma Drive (Ridgeview to S.H. 121)
3,800
P6DA
Alma Drive (Ridgeview to Hedgcoxe)
3,100
M61)
City Road 196
3,100
M61)
The model projections were based on a regional thoroughfare system with S.H. 121 constructed as
a six -lane freeway with three -lane frontage roads from Dallas North Tollway to U.S. 75. The 2020 arterial
and collector roadways within the City of Allen were modeled based on the current thoroughfare plan.
The proposed interchanges with S.H. 121 were modeled based on the TXDOT proposed cross-
section for S.H. 121. The interchange of Custer Road, Alma Drive and Watters Road attracted a high
number of trips due to thea se continuous intrijurisdictional routes. Theroadways are important to the City
of Allen as well as adjacent cities. Care should be taken in provide the opportunity for the development of
commercial land uses along the freeway corridor without compromise to roadway capacity and operation.
Per the results of the traffic modeling system, several amendments have been made to the Major
Thoroughfare Plan. The most significant change involves the realignment of F.M. 2551 from F.M. 2170
to Stacy Road. In previous Thoroughfare Plans, this road was proposed to be extended directly north from
F.M. 2170 to Stacy Road. Malone Road was indicated as a two-lane collector south of F.M. 2170. To
provide for sufficient thoroughfare capacity as well as to lessen the infrastructure costs in this area of the
city, this Thoroughfare Plan indicates a realignment of F.M. 2551 in a northwesterly direction to align with
the proposed extension of Malone Road. This road will then be classified as a major, six lane divided
thoroughfare, requiring 110 feet of right-of-way. However, this realignment may place additional
development costs on the 200 -acre tract located north of Main Street, and south of Exchange, given that the
realigned road will be wholly contained within this property. Therefore, the City has committed in
participate in the cost of this road construction, which may exceed normal cost sharing ratios. This
realignment and reclassification also allowed for the change of the classification of Exchange Parkway, cast
of the realigned F.M. 2551 from a six to a four lane divided thoroughfare, and retains Malone Road as a
two lane collector street.
The proposed extension of Allen Heights Drive, from Exchange Parkway to Stacy Road has also
been realigned and reclassified. In the previous thoroughfare plan, Allen Heights Drive was designated as a
six lane, major thoroughfare from Chaparral Road to Stacy Rd. north of Exchange Parkway. Allen Heights
Drive was proposed to traverse in a westerly direction to intersect with Stacy a the proposed extension of
Malone Road. However, given the proposed realignment of F.M. 2551 and Malone Road the extension of
' Allen Heights could be realigned to a more direct north -south alignment, and the northern links reclassified
4.7
COMPREHENSIVE PLAN 1998
Specifically, Allen Heights between F.M. 2170 and Exchange Parkway was changed from a six lane divided
to a four lane divided thoroughfare, to Stacy Road. As indicated on Table 4.b there will be sufficient
capacity on Allen Heights Drive to accommodate the projected traffic.
Finally, Chaparral Road between Allen Heights and F.M. 2551 was downgraded from a six to a
four lane thoroughfare.
Secondary Thorouehfare System
The purpose of a secondary (collector) thoroughfare system is to collect and distribute traffic from
local residential streets to the major arterial system. Secondary roadways are primarily located in residential
areas and therefore should not encourage through traffic movements. The secondary system or collector
should serve as an access room to schools, local parks/playgrounds and community services. These
roadways are often curvilinear and disconnected in order to discourage through traffic. These roads are
also conceptually illustrated on Plate 5. Where the proposed collectors are not in place, their precise
alignment and classification (number of lanes) will be determined as development occurs.
Intersection Improvements
Major thoroughfares often have reduced capacity due to the presence of intersecting roadways. In
order to increase capacity of intersections, widening of intersection approaches to have additional turn lanes
must be accommodated. This can bei[ be accomplished by acquiring additional nght-of-way necessary for
dual left tum lanes, deceleration lanes, and exclusive right tum lanes, etc. The acquisition of such rights-
of-way is implemented through the plating process. The City's Subdivision Ordinance provides general
guidelines for the tum lane requirements at intersections; however, the detailed design, including length of
storage and transition should be reviewed and approved by the city at the time of development.
Protecting Thoroughfare Capacity
Thoroughfares represent a considerable investment on the part of the city and the development
community. It is important that the City plans for and protects the capacity in which it has invested. The
thoroughfare plan alignments and recommended street cross-sections are predicated upon a land use
characteristic of the traffic these land uses generate.
Other Modes
Dallas Area Regional Transit (DART) operates a bus system serving adjacent cities. The future
light rail system extending to the City of Plano should be completed by year 2003. Presently the City of
Allen is not a member of DART. As Allen acquires more commercial development and the existing
roadway system becomes overloaded, the City of Allen residents may wish to acquire the services of DART
or some other commercial bus system to serve Allen. The City of Allen should work toward a future transit
system when it is appropriate to do so. Once this is accomplished, a park and nde facility should be
provided.
Bicycle Transportation
At the present time, no separate provision has been made for bicycles within public rights-of-way in
the city thoroughfares. Recreation and transportation planting should provide for bicycle use of mails,
' particularly in the linear park system and the east -west linkages. Planning should be completed so that
areas/facilities such as schools, employment centers, parks, and major shopping centers are linked with
4.8
COMPREHENSIVE PLAN 1998
' residential areas. Bicycle transportation should be integrated with other systems through multimodal
networking; e.g., bike trails terminating at secure bicycle storage facilities at pedestrian, bus, and future rail
stations.
Additional right-of-way to accommodate these trails will be needed when subdivisions are planed;
consequently, standards for a bicycle trail system should be considered and implemented though the
subdivision ordinance. Trails should accommodate cyclists in both directions, and should be separated from
vehicular traffic for safety reasons. A bicycle transportation system should not restrict the rights of cyclists
to use roadways, but should enhance the opportunities for cycling to become a viable pan of the
transportation system.
A study titled a "Bikeway Technical Assistance Project" was prepared in September 1995 in
cooperation with North Central Texas Council of Governments (NCTCOG). The City did not formally
adopt this plan. Given the significant land use and thoroughfare changes that have occurred since 1995, this
bikeway plan will be updated with assistance from NCTCOG and, if adopted, will be included as an
amendment to this Comprehensive Plan.
Pedestrian Transportation
Allen currently requires sidewalks as a pan of subdivision and site plan review. Sidewalks or
pathways should continue to be required. Provision should also be made for sidewalks along arterial and
collector streets, so that as development occurs in the future, opportunities for pedestrians will be available.
Street crossings at appropriate locations should be marked and pedestrian signals provided when traffic
' warrants. Pedestrian and bicycle paths can be integrated with appropriate precautions. A safe school route
that addresses crosswalks and signage should be an integral part of the pedestrian transportation plan.
4.9
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COMPREHENSIVE PLAN
1998
' HOUSING
The overriding goal of the city is to develop as a high quality residential community. This
concept of quality includes a balance of types of housing units, good neighborhoods, services and
sufficient tax base.
With the city less than 35% developed at present, the city can influence the locations, mix of
types, and range of cost levels in the future city through the development process. Land prices,
development costs and interest rates in the last 30 years have increased the cost of housing across the
nation. These increases in housing costs can be seen in Allen where new homes built today have
increased markedly in price. Much of the new housing today is mo expensive for the young, first time
homebuyer. City policies should encourage a mixture of housing products and should encourage a
mixture of housing products and housing that various income groups can afford.
The original city (Cemml Business District) has a variety of types of older homes which,
depending upon the maintenance, vary from standard to substandard. Early subdivisions such as
Rolling Hills, Whisenam and Allen Estates are modem, low density subdivisions with moderate to high
priced homes. Later subdivisions have varied from the smaller, affordable housing of Windricige and
Hillside to the larger, more expensive homes in Fountain Park, Country Meadow, Cottonwood Bend,
Heritage Park, and Willow Creek Estates. New subdivisions that are west of U.S. 75 and in the
southeastern portions of Allen are examples of more expensive and larger homes.
The city presently encourages a prix of housing within each neighborhood district and this
' policy should result in a more integrated and diverse housing supply.
Two major topics are addressed in this section -housing supply and housing quality.
Goals and Policies
3.000 General Goal: Provide a range of housing to meet the needs of present and future residents
which efficiently utilizes land resources and essential city services.
3.010 Snecitle Goal: Continue the city's role in housing as one of directing, planning and regulating
the development and maintenance of housing.
3.011 PAS: Maintain and administer strong zoning and building codes.
3.012 P/IS: Continue to regulate lot and house size.
3.013 P/IS: Discourage conversion of single-family residences in the CHID to business use.
3.020 Specific Goal: Provide a variety of housing densities.
3.021 P/IS: Prepare standards for desired types of housing in city and coordinate with density
standards.
3.022 PAS: Plan to use high density residential and owner occupied medium density residential to
' buffer single family uses.
3.023 PAS: Utilize housing assistance programs that are offered by other public agencies.
5.1
COMPREHENSIVE PLAN 1998
' 3.024 PAS Encourage smaller housing for that portion of the community that desires, it including
retirees.
1
3.030 Sneciftc Goal: Encourage neighborhood concept by requiring curvilinear streets during the
subdivision process.
3.031 PRS: Encourage variety of architecture, floor plans, and building materials in housing
developments (see Urban Design - Development Design Standards for additional
information.)
3.040 Specific Goal: Redevelop blighted area and area with potential of becoming blighted.
3.050 Specific Goal: Plan for quality housing for all income and age groups.
3.060 Svecific Goal: Encourage housing maintenance programs to avert neighborhood deterioration
Housing Supply
Inventory of Housing
Allen's housing stock is comprised of predominantly single-family detached dwellings (See
Table 5.a). While the number of multifamily units (apartments) has risen since 1980, the relative
percentage of the total housing stock has only risen slightly.
TABLE Sa
TRENDS IN HOUSING TYPES
Cl of Allen. Teras
1970
1980 1
1991
1997
Housine TvDe
No. I
%
No. I
%
No.
%
No.
%
Single-family
579
94.5
2,685
95.9
6.674
91.8
11,491
89.9
Multi -family
27
4.4
108
3.9
590
8.1
1302
10.14
Mobile Home
7
1.1
7
0.2
7
0.1
0
0
TOTAL
613
100.0
2,800
100.0
7,161
100.0
12,793
100
Source: 1970 - U.S. Census
1950 - NCTCOG
1991- City of Allen
1997 - City of Allen
The housing mots presently in the city represent a variety of sizes (See Table 5.b). A policy of
' providing different housing sizes in each development was adopted in the 1985 Comprehensive Plan
and subsequently maintained in the 1992 Comprehensive Plan. The present housing stock compared to
city policy is shown below. This comparison shows: (1) fewer very small units (under 1200 square
feet) than desired; (2) a proportional excess of units in the over 2,000 square foot range. Over 80% of
5.2
1
COMPREHENSIVE PLAN
1998
the single-family residential permits issued in 1996 were for houses that are in excess of 2000 square
feet (Code Enforcement Division). This clearly demonstrates that the current market is for a larger
Product type. The City should review market trends and evaluate the utility of this policy.
TABLE S.b
HOUSING SIZE
CAty of Allen Texas
Hous' Size
An 1997 %M
1990
1997*
Under 1200 s.f.
3.11.91201-1400
8.314
19309
s.f.
14111401-1600
Occupied Units
2,645
s.f.
12.22.81601-1800
23,557
Persons[Household
s.f.
13.71.31801-2000
3.04
3.05
s.f.
12.4.6Over
95.5
95%
2000 s.f.
44.6.6100.0.
.. ....r ....,..W.
* 1985 Comprehensive Plan
Housing Needg
Using a projection of 71,850± persons by the year 2,010, which is the NCTCOG's population
estimate, anadditional 12,436 dwelling units will be needed to house the population. This assumes that
the persons per housebold will remain approximately 3.05. This represents a 100% increase in the
housing stock as of December 31, 1997 over the next 12 years.
TABLE 5.c
PROJECTED HOUSING - 2010
Ci of Allw Texas
1980
1990
1997*
2010
Population
8.314
19309
35,744
71,850
Occupied Units
2,645
5,896
11,742
23,557
Persons[Household
3.14
.1
3.04
3.05
Percent/Pro'ected Occupancy
94.5%
95.5
95%
95%
Source! 1980, 1990 -U.S. Census *December 31, 1997
1997 - City Staff Estimate
2010-NCTCOG estimate
5.3
COMPREHENSIVE PLAN
1998
' The current population of Allen is young, with 44.3% of the population in the 25-44 age
bracket in 1990. Allen should continue to attract the young family, but the median age of the
population will probably continue to increase. In 1980, the median age was 28.3; in 1990, it was 28.1
years. This funding has several implications for the housing stock. first, as the age of the population
increases, the provision of affordable housing for older persons will become more critical. Second,
the available disposable income for larger homes will continue to increase.
1980 - U.S. Ce=s
1990 - U.S. Cense
TABLE 5.d
AGE DISTRIBUTION - 1980-1997
Ciry of Allen Texas
1980
1990
Age
No.
%
No.
%
0-17
2,975
35.8%
6,543
35.7%
18-24
1,030
12.4
1,275
7.0
25-44
3,338
40.1
8,111
44.3
45-64
686
8.3
1,880
10.3
65+
1 285
1 3.4
1 500
2.7
TOTAL
1 8,314
1 100.0
1 18,309
100.0
5.4
1
COMPREHENSIVE PLAN
TABLE 5.e
HOUSEHOLD INCOME - *1997
Cl of Allen, Texas
1980
1984
1990
1997
Income
%
%
Under $10,000
6.g
3.1
8.0J$71O78
$10,000-$14,999
10.2
$15,000-$19,999
15.9
3.3
$20,000-$25,000
20.8
6.4
$25,000-$49,999
42.6
65.8
45.0
$50,000 & Over
3.6
21.4
47.0
TOTAL
100.0
100.0
100.0
Median
$21,053
$36,200
$46,350
' *1980 -U.S. Census
1984 - City of Allen, Comprehensive Plan
1990 - City of Allen, Comprehensive Plan
1997 -City of Allen Survey
1
1998
Future housing should be directed at meeting the needs of each of the population and income
levels. Affordability will continue to be a key question. Using a standard role of thumb of 25 percent
of household income devoted to housing, approximately 3.0% will not be able to afford rentals or
purchases of $521 or more per month rent or payment. Another 21.2% of the households will need
housing that various income groups can afford. The type of housing needs will vary with income.
Maintenance of existing housing stock, as well as moderately priced rental apartments, will be needed.
While the elderly will continue to represent a small percentage of the population, there are currently
approximately 772 senior citizens. (See Table 5.d). Special attention should be given to their needs.
The tremendous rise in median income from $46,350 in 1990 to $71,078 in 1997 also suggests
that Allen is beginning to attract upper managerial workers and the demand for larger estate
developmendexpensive product housing will increase. Consequently, Allen should identify those areas
where such housing would be appropriate.
The land use plan provides for full development of the city of Allen to meet the goal of a
balanced community and some reasonable provision of all housing types will be important. The plan
provides for a 70/10/20 (1998) percent split between low density, medium density, and high density.
Examples of low density are detached single family. Medium density may include townhomes, and
apartments could represent high density residential.
j
COMPREHENSIVE PLAN 1998
' Future cost of land and houses will lead to a greater interest in building and buying the medium
density unit (10 percent), such as townhomes, garden homes, patio homes and similar attached units.
Selectively located in small concentrations on the edges of neighborhoods, these will greatly help the
housing supply and will be highly desired by residents. These units can be of a variety of price levels—
some being more expensive and desirable than a single-family home.
Housine Ouality
The number of substandard structures is very small relative to the housing stock. The only
grouping of substandard housing units occurs in the Central Business District (CBD), which has been
identified as a redevelopment area. Various public improvements, e.g., McDermott, Main, and the
landscaped median and the enactment of the Neighborhood Integrity Ordinance have enhanced the
redevelopment of the CBD. Over 144,000 square feet of office or commercial space have been
redeveloped in the CBD since the 1992 Plan. The following strategies are possible approaches that the
City can consider to address substandard areas:
• Rehabilitation refers to a more active intervention strategy to strengthen stability,
e.g., loans, grants, infrastructure improvements such as parks and roads, and
enhanced property maintenance enforcement.
• Conservation assumes a more passive approach to avert further deterioration.
Conservation strategies may include enhanced property maintenance, enhanced
' landscaping of public rights-of-way, etc.
City assistance for specifically identified areas is one tool that can be utilized to encourage
rehabilitation and conservation.
There were five area of the city which were identified in the 1992 Comprehensive Plan that
needed attention—Windridge, Hillside, High Meadow, and the older apartments. Since the approval of
the property maintenance ordinance, these areas have shown improvement.
The 1997 survey affirmed the city's role in redeveloping blighted areas, whereas 77% of the
respondents supported the redevelopment of blighted areas. This action should be directed to three
major areas: eliminate overcrowding, restore maintenance and provide alternative housing, as
described below:
1. Review existing city ordinances to determine if the necessary regulations are available
to address rental housing maintenance, overcrowding, lack of home maintenance and
environmental conditions.
2. A systematic survey of homes in each area requiring maintenance and/or environmental
cleanup (outside storage, junk, litter, etc.) should also be made and maintenance
requirements enforced.
3. More alternative housing is needed for these affected income groups. The city has set
m its goal to provide a balance of housing types and cost levels. Apartments and homes
' for lower income groups need to be provided, but not all in one location. They are
better located in a variety of areas, where the overall pattern of higher quality Musing
will support them. When sufficient alternative housing is available, pressures on present
neighborhoods should decline.
5.6
COMPREHENSIVE PLAN
' 4. Investigate funding sources for housing assistance.
5. Codify ordinances that regulate housing into one section.
1
C
5.7
1998
COMPREHENSIVE PLAN
' PARKS AND RECREATION
The Parks and Recreation Department faces many challenges as the City of Allen continues its
rapid growth. Demand for some activities already exceeds the city's ability to provide them. The city
must be prepared to identify and acquire parklands—especially large sites for community and special
parks—before development precludes their acquisition.
The citizens' survey of 1995 and reconfirmed in 1997 has established the need for a balanced
system of neighborhood, community, citywide and greenbelt parks. To meet citizen expectation, the city
must concentrate on acquiring land that accommodates the requirements of the various park
classifications. Developing a parks and recreation system that meds the needs of Allen citizens is
sensitive to Alien's environment, and places good stewardship on tax money is the goal of this plan. In
order to develop a comprehensive system of parks and open space, this plan must concentrate on the
needs of neighborhoods, community facilities citywide and greenbelt park system.
The Parks and Recreation chapter establishes an approach to developing the parks and recreation
system. This chapter looks at future recreation needs of the citizens of Allen, and in a proactive
approach, establishes locations for parks throughout the city. The result of this plan is a Parks Master
Plan map that provides guidance and specific recommendations for park development for Allen through
the year 2003.
Goals and Policies
' 4.000 General Goal: Mission Statement: Establish a park and recreation system for our citizens that
provides them with a source of pleasure, promotes economic development, minimizes demands on
valuable City resources and instills pride in those who make it happen.
4.010 Specific Goal: Plan for public and private natural open space in the development of Allen.
4.011 P/1S: Provide strict guidelines for floodplain development and emphasize recreational use.
4.012 PAS: Proceed with floodplain/recreation plan in accordance with the Linear Greenbelt Park Study.
4.013 PAS: Retain major wooded areas, both within and outside of floodplains, and preserve major
woodlots and trees in all developments (See Emmomnent).
4.014 PAS: Address environmental impact in planning development and maintenance of parkland.
4.020 Specific Goal: Provide for development of a parks system with a full range of facilities and
Programs for residents.
4.021 PAS: Evaluate and proceed with parkland acquisition program.
4.022 PAS: Use current data to compute demand for park facilities and programs.
4.023 PAS: Provide organized community recreation for youths, adults and senior citizens.
' 4.024 PRS: Provide for development of acquired parklands to meet demand, while acquiring new
parklands in advance of need.
6.1
PLAN
t4.025 PAS: Provide "tied opportunities for active and passive participation.
4.030 Specific Goal: Provide a high level of park maintenance of parklands and facilities.
4.031 P/IS: Include operation and maintenance costs in all consideration of facilities.
4.032 PAS: Provide adequate staff, equipment and budget for maintenance.
4.033 PRS: Develop standards for park maintenance with consideration of park type and needs of
community.
4.034 P/IS: Continue landscaping and beautification of parks and medians.
4.040 Specific Goal: Provide safety and security in parks.
4.041 PAS: Use safety and security standards in the design of parks and open space areas.
4.042 PAS: Develop a program for park security in coordination with other city departments.
4.050 Specific Goal: Provide for bike paths integrated with the transportation and parks system.
Inventory and Observations of Existing Facilities
' The existing park and recreation system provides a total of 407.9 acres or 11.53 acres per 1,000
persons in the city at an estimated population of 35,354. This constinites a 3.13 -acre per 1,000 persons
increase over the 1984 figure of 8.4, and a 1.53 acres per 1,000 population increase over the 1992
Comprehensive Plan of 10. Of this total, 16 parks having a combined acreage of 212.5 acres or 6.01
acres per 1,000 persons are developed. The Policy for Land Acquisition identifies that an optimum level
of 8.5 acres of active/passive park facilities would be provided for each 1,000 persons living in Allen. At
today's population of 35,354, this would require 300.51 acres of developed parkland. Of the 217 acres of
developed parks, 18 acres are deemed temporary parks, i.e. McDermott and Hillside ball fields that will
ultimately be replaced by other uses. McDermott ball fields will be replaced by the year 2000, leaving the
combined acreage of developed parkland at 203.5 or 5.75 acres per 1,000 persons. In the 1992
Comprehensive Plan, the City owned adequate land to meet the need established in the Policy for Land
Acquisition, although development of the system was lagging behind growth of the city by 3.41 acres per
1,000 persons. Today, the sane statement holds true. while the city has adequate parkland, the city lags
behind development by 2.75 acres per 1,000 persons.
An additional 5.0 acres have been coned CF (see Table 6.b) and are to be dedicated to or
purchased by the city for parkland. An additional 1,000 will come as floodplain dedication of which 700
acres will be usable parkland. Floodplain is desirable as parkland when the environmental character of
the land is desirable for public use and when adequate space is available for trail access. It is the intent of
this plan to maintain floodplain in its natural state. Normally, floodplain land is dedicated at time final
plat is filed. The city bas already obtained approximately 100 acres of greenbelt/linkage parklands
through dedication.
6.2
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PLAN
TABLE 6.b
AREAS TO BE DEDICATED OR PURCHASED
(Presently Zoned CF)
City of Allen, Texas
DEVELOPMENT
ACRES
Majestic Savings (PD No. 42)
5.0
TOTAL
5.0
TABLE 6.c
EXISTING GREENBELT/LINEAR PARKS
City of Allen, Texas
DEVELOPMENT
ACRES
Cottonwood Bend Greenbelt
12.1
Bray Central Easemenr
7.2
Cottonwood Bend North H
4,73
Heritage Park South
32.6
Heritage Park H
1.3
Highland Meadows
4
Twin Creeks (Rowlett Creek)
easement
Sunoreek (Rowlett Creek, PD 26)
9.2
Wanes Crossing (PI) 26)
15
Shadow Lakes (PD 12)
21.1
TOTAL
107.23
The City of Allen is served by sixteen developed parks: Hillside, Country Meadows, Jupiter,
Reed, Rolling Hills, Hillside Play area, McDermott Soccer Fields, Ford Bast and West, Story,
Cottonwood Bend, Walden, Watters Crossing, Bolio, Bethany Ridge, and Bethany Lakes and Joe Farrier
Recreation Center. The City has recently purchased and has begun development of a 116 acre Allen
Station regional park off Exchange Parkway. Allen Station Park is geographically located in the center of
Allen and serves as a community identifier. St. Mary's park became a pan of the 116 acres of Allen
Station Park and contains two lighted soccer fields. Undeveloped parks include: Glendover, Green,
Shadow lakes, Heritage, Collin Square, Raintree, Bethany Ridge, one 4.8 acre parcel located along
' Watters Creek in Twin Creeks, and "the Woods," a 76 acre greenbelt tract dedicated/purchased off
6.5
KiITIV 7d'.IQN\rIAd WA.I
' Stmcreek. Shadow Ickes, Gran, and Heritage are scheduled for development in mid-1998. "The
Woods" is currently being studied and will be partially developed in 1999-2000.
Reed and Watters Crossing parks are functioning as both neighborhood and community parks.
Rolling Hills and Hillside playground are classified as playgrounds serving only the immediate
neighborhoods adjacent to the park. Jupiter, Hillside, and the McDermott Soccer Complex provide
athletic fields used on a community -wide basis. The site of McDermott Soma fields is a temporary use
and will be changed with the development of the new Allen City Hail.
Neither Collin County nor the State of Texas provides park facilities in the City of Allen.
Developed in 1979, this 9.2 -arse temporary park is located at the southwest corner of Fountain
Gate Drive and FM 2170 in the eastern part of the city. An elevated water tank occupies about one acre
of the tract. The site contains two lighted (regulation) and two unlighted ball fields and an unpaved area.
The park is net as attractive as it could be and, combined with the active uses and lighting, has a negative
impact on the residential areas. In 1989, the City Council approved Resolution No. 950-10-89(R), which
indicates that Hillside Park is not a permanent facility, therefore, no lasting improvements should be
constructed.
Jupiter Paz
' Developed in 1978, this 8.5 -acre park provides sports fields for Allen's growing youth sports
program. Located south of Cottonwood Creek along the west side of Jupiter Road, is the site of the
abandoned sewage treatment plant. The park contains one lighted softball field and one unlighted and one
lighted football/soccer field, as well as a park maintenancee storage facility. A number of alternative uses
exist for this site, such as a community recreation center or park maintenance service center once the park
system is furter developed. Should this park remain as a sports complex, support facilities such as
parking, corimssion/rest room facilities, underground wiring, signage and landscaping should be
considered.
Reed School Park
Developed in 1982, this 10 -acre park shares the site with Reed Elemenmry School. The park
contains a playground, one unlighted softball field, mass unlighted soccer field, two lighted tennis courts
and a picnic area. The layout of the park facilities is separated by the school building which blurs the
identity of the park and possibly makes ground maintenance more difficult. This park has been master
planned and will be receiving improvements to the play equipment, and landscaping in mid-1998.
Rollin Hills Park
Developed in 1983, this .3 -acre park is classified as a neighborhood park, although it lacks park
amenities normally found is this park classification. Amenities include playground equipment and picnic
tables. Due to the size of the park, only a small portion of the community park needs are met. Open
space and play areas are needed within this neighborhood. Rolling Hills park will be receiving
improvements to the play equipment and landscaping in mid-1998.
1
6.6
PIAN
' Hillside Playground
Originally developed in 1979, this .3 -acre park is classified as a neighborhood park, although it
lacks park amenities normally found is this park classification. Amenities include playground equipment
and bertches. Due to the size of the park, only a small portion of the community park needs are met.
Open space and play areas are needed within this neighborhood. This park is scheduled for play
equipment replacement in mid-1998.
1
McDermott Soccer Fields
Developed in 1982 as a temporary soccer complex, this park contains 8 acres and is located
adjacent to the city govemment facilities off Allen Drive and Century. Three unlighted soccer fields of
various sizes (related to age groups) are located on the site. No other facilities are provided. As this is
the site of the city's proposed municipal complex, the long-term use of the soccer complex should not be
planned.
Ford Park East and West
Developed in 1986 as the City's first athletic complex, Ford Park contains 50 acres and is a
community park. The facilities include: 3 lighted softball fields, three full size soccer fields, two lighted
multipurpose courts, one lighted in!ux hockey court, four lighted tennis courts, an exercise trail, picnic
facilities and shelter, and a 25 -yard outdoor swimming pool. Due to the very heavy use of this park, a
better sign package needs to be implemented that would mt normally be required.
'
Story Par
Developed in 1988, Story Park is a 10 acre neighborhood park adjacent to story Elementary
School. it is a neighborhood park where picnic tables, an open play area, and play equipment are in
existence. There are currently two backstops, and there is the potential for an unlighted soccer field. The
park is very flat and needs additional landscaping and a walling trail.
Cottonwood Bend
Developed in 1988, Cottonwood Bend is a 4.9 -acre neighborhood park that contains picnic
facilities and a beautiful playground. There is a potential for a backstop and/or unlighted soccer fields.
The park is currently used for soccer practice.
Walden Park
Developed in 1985, Walden Park is considered a neighborhood park, although it lacks marry park
amenities normally found within this park classification. This .3 -acre park provides a park bench and
picnic tables. Streets and serves as a landscaped area within a neighborhood surround the park. The park
does mt serve the function of a neighborhood park.
Coontry Meadows
Developed in 1993, this neighborhood park contains 7.74 acres. Facilities in this park include
play equipment, picnic facilities and a trail. The park needs more landscaping and a shelter -
6.7
COMPREHENSIVE PLAN
Bethany Lakes and Joe Farmer Recreation Cense
Developed in 1991, Bethany Lakes is a 50 -acre community park built on a large gravel mine.
The park contains Joe Farmer Recreation Censer, constructed in 1996, which serves the entire population
of Allen. Once a facility is built on the West side, Joe Farmer Recreation Center will primarily serve the
Bast Allen area. Other facilities at the park includes Lakeside Clubhouse, play equipment, fishing pier,
shelter, picnic facilities, rest rooms, trails, 4 ponds, and two parking lots. The park has the potential to be
maintained in a semi -natural state with the use of wildflowers and buffalograss. The ponds are showing
significant signs of silt and need to be dredged upon the completed development of residential property
within the Bethany Lakes watershed.
Watters Crossing
Developed in 1994, this neighborhood park contains 8.71 acres. Facilities at the park include
play equipment, picnic facilities, one backstop, a roulti-purpose court, trail, and one unlighted soccer
field. The park remains in excellent condition and is heavily used. Due to the growth in participation of
soccer, games have been imposed on this facility. Future development needs to consider the intended use
of this neighborhood park by relocating the soccer fields to another facility.
Bolin
Developed in 1994, Bolin Park serves active recreation needs. Bolin is a joint venture with Twin
Creeks whereby the city provides active game fields and Twin Creeks provides a combination of active
' and private passive uses facilities such as swimming, play equipment, basketball court, tennis, and open
space. Bolin park facilities include 2 lighted baseball fields and 2 unlighted soccer fields.
Senior Citizen's Center
The senior citizens have convened an old house in the Cenral Business District into a center.
Their weekly meetings, monthly luncheons, and activities are held at this location.
Allen Cemetery
The Allen Cemetery is managed by the Pardo; and Recreation Department, but is not considered
when evaluating parkland statistics. All of Allen's cemetery lots have been sold as of January 1998.
M
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COMPREHENSIVE PLAN
' Current athletic and recreation programs and projected athletic and recreation programs in Allen
are important to consider when projecting future facility needs within the city. Allen Sports Association
provides youth sports in Allen and is included in Table 6.d. The Allen athletic and recreation divisions
provide athletic and recreation programs to youths and adults and are included in Table 6.e.
Table 6.d shows the rate of growth in youth sports. Allen Sports Association has experienced a steady
rare of growth over the past ten years. Development in Allen indicates that this level of growth will
continue for the next several years. Of particular interest is the rate at which soccer and baseball have
' grown. Another sport that has the potential for rapid growth is in-line hockey. Although the statistics do
not indicate a growth challenge, the sport is new and is growing at a rapid rate in other parrs of the
country.
6.11
TABLE 6.d
SPORTS PROGRAMS AND ASSOCIATIONS YEARLY PARTICIPATION
City of Allen, Texas
SPORT
1994 Participants
1995Pettit' m
1996 1997 Parti '
Baslodrall
786
830
856
838
Baseball
842
1140
1224
1457
In -Line Hockey 0
150
150
152
Soccer
2514
2860
3512
3924
Softball
659
710
840
557
Football
232
250
250
222
Cheerleading
146
125
125
149
VoBe al]
129
128
190
263
Table 6.d shows the rate of growth in youth sports. Allen Sports Association has experienced a steady
rare of growth over the past ten years. Development in Allen indicates that this level of growth will
continue for the next several years. Of particular interest is the rate at which soccer and baseball have
' grown. Another sport that has the potential for rapid growth is in-line hockey. Although the statistics do
not indicate a growth challenge, the sport is new and is growing at a rapid rate in other parrs of the
country.
6.11
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COMPREHENSIVE PLAN
TABLE 6.e
CITY SPONSORED ATHLETIC PROGRAMS
City of Allen, Texas
1994 1
1995
1996
1997
YOUTH SPORTS
COAST
205
150
175
179
Learn to Swim
414
436
576
1,008
Swimming Pool
Attendance
33,318
42,250
44,925
36,450'
Day Carp
223
300
300
350
ADULTSPORTS
Athletic Camps
252
395
255**
0
Adult Basketball
340
390
500
500
Adult Volleyball
260
570
580
490
Adult Slowpitch
Softball
1,728
1,728
2.196
2,484
* Reduced Days by 15 days
** Athletic camps aimed over to Allen Independent School District
Recreation hireres[s
A citizen's survey was sem to a random selection of Allen residents. The response to the survey
yielded a confidence interval in excess of ninety percent. The geographic distribution of the survey
closely reflected the actual distribution of residents within the City. A summary of the statistically
significant citywide responses is contained herein.
As part of the citizen survey, the respondents were asked questions about the types of parks and
facilities they use, how often they use these facilities, and their willingness to support park and recreation
opportunities. This information is used to measure the interest of the general population but is not used
analytically as the sole instrument to determine the required facilities of the future park system. The
survey measures the interests of time presently living in Allen. The population is estimated in increase
from 35,500 to approximately 130,000, and it is not assumed that we can accurately predict the fugue
desires of future populations. As an example, recreation participation in tennis and soccer in the United
States has drastically increased from thirty years ago.
' As the city develops, a proportion of the recreational facilities will be provided by the private
sector. For example, some residential developers are offering private recreational areas such as racquet
6.12
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COMPREHENSIVE PLAN
and swimming facilities for residents. Predicting the exact number of needed facilities, i.e., swntmting
pools or tennis courts, is not the primary intent of this plan. Rather, identifying the elements of the
system and charting the path to implement the system is this plan's primary function. The plan is dynamic
and will change, as time requires.
While the facility requirements of the future population of Allen cannot be precisely determined,
the city can attempt to meet the interests of its existing population while planning the basic components of
the system—neighborhood, community, greenbelt, and special -use parks—and proceed with identifying,
acquiring and developing park sites. Similar to the 1984 and 1990 citizen surveys, respondents in the
1997 citizen survey indicated a strong interest in using or potentially using parks and open space. When
the question was asked, "Do you think additional parks are needed in Allen?", overwhelmingly,
respondents supported additional parks. Only 12.0 percent do not believe additional parks are needed.
Passive parks gained a respondent support of 83.4 percent, neighborhood parks 76.8 percent, playgrounds
70.3 percent, greenbelts 69.5 pement and active parks gained the support of 56.6 percem. While strong
support of passive recreation was gained in the survey, results also showed strong support of active
recreation when asked the question, " How often would you or a family member use these facilities?"
(See Table 6.t).
Tables 6.f and 6.g identified the percentages of respondents that clam[ they use Allen parks and
recreation facilities/parks. The important point to reference is the relative order in which these facilities
appear in the two columns. Column one indicates the percentage of respondents willing to use the
facilities daily and once per week (totals combined). Cohmm two constitutes an evaluation that was based
on respondents' willingness to use these facilities 2 to 3 times per month. Column three combines the
results of columns one and two.
6.13
COMPREHENSIVE PLAN
TABLE 6.f
MOST FREQUENTLY USED COMMUNITY FACILITIES
City of Allen, Texas
Often
(Percent)
Occasionally
(Percent)
Total
(Percent)
Ball Fields
42.2
21.6
63.8
Indoor Pool
37.2
29.3
66.5
Outdoor Pool
32.7
30.6
633
Recreation Center
28.9
20.8
49.7
Basketball Court
22.1
1 19.4
41.5
Tennis Courts
14.0
1 22.0
36.0
Source: Allen Citizen Survey, 1997
' Table 6.g examines the frequency, in which respondents use various types of parks.
Overwhelmingly, respondents prefer passive parks where walking for pleasure is the preferred recreation
program. Allen's greenbelt system is addressing this issue, but the current system is fragmented, thereby
restricting the potential of the trail system. Children and youth recreation programs also rated high.
Allen has begun to address these issues by offering a wider range of programs at the Joe partner
Recreation Center. Youth camps are very popular and should expand in the form.
SwknntLta
The relative order of the respondents to use these facilities under these conditions shows strong
support for an indoor swimming complex. Combining columns one and two in Table 6.f increases the
support of an indoor swimming complex from the second most pressing need to the first. While the
outdoor pool showed the third highest level of use, the current facility is operating at maximum capacity.
Swimming facilities ate being partially provided by the private sector, yet, conmue to be a need m Allen.
To resolve a portion of this need, the Allen Independent School District and the City are planning the joint
use of a natatorium facility. It is believed that this facility will also be operating at capacity once it opens
in 1999-2000. Additional outdoor pools will be needed in the future.
6.14
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COMPREHENSIVE PLAN
TABLE 6.g
MOST FREQUENTLY USED PARKS
City of Allen, Texas
ften
Occasionally
(Percent)
Total(Percent)
(Percent)
Paths
47.8
23.3
71.1ike
Trails
45.5
27.7
73.243.2
31.7
74.9n's
Recreation Programs
32.4
263
58 7pace
E
31.5
27.0
58.5ge
Recreation Programs
28.3
25.0
53.3urse
24.4
28.1
52.5ecreation
Programs
18.4
25.6
44.0itizen's
Programs
13.8
8.7
22,5HockeY
12.6
13.0
25.6
Source: Allen Citizen Survey, 1997
Allen has; an unprecedented opportunity for providing an excellent bicycle transportation program.
Two-thirds of Allen is still undeveloped, and there a the possibility of obtaining the necessary right of
way for effective bike paths. There aro four valid reasons for bike paths -recreation, exercise,
transportation, and access to areas that aro unavailable to cats. The 1990 citizen survey indicated that
there is a support for bila: paths (52 percent). The 1997 citizen survey showed even stronger support of
73.2 percent. The National Bicycle and Walking Study calls for a doubling of the number of bicycle and
pedestrian trips to 15.8 percent mode share, while reducing injuries and fatalities by 10 percent. The
1990 Teras Outdoor Recreation Plan published by the Texas Parks and Wildlife Department establishes
that the most needed recreational improvements are for multipurpose trails for use by bicyclists and
pedestrians. By bnegrating on -road bike network with off-road trail oppoinnnities, Allen has the
opportunity for both work and recreational mobility.
Acceptance and awareness of bicyclists and pedestrians in the traffic mix and among planners,
employers, and the general public throughout the region is a necessary step toward implementing a
successful bicycle and pedestrian plan. The Allen Bicycle and Pedestrian plan needs to address effective
and cost productive methods to mix bicycles with motorized vehicular traffic in Allen's thoroughfares. A
minimum of an additional 12-15 feet of right-of-way will be needed along most major thoroughfares, and
the design of community, neighborhood, and linear parks should accommodate bike paths. While other
' cities may have bike paths inside parks, a cyclist must pack the bile in the car and drive to the destination
6.15
PLAN
'
to ride the bike bath. Trails and on -street bicycle laces need to be developed in such a way that major
parks and destination points are connected to each other, and to residential areas. Cyclists should be able
to access bike paths rear their residence, and cycle to a destination point.
Intermodal transportation such as bike -rail, bike -bus, and bike -car are likely to be more popular
forms of transportation in the future. Consequently, bike racks for security and storage should be
incorporated into the bicycle transportation system. The city should explore the availability of grants from
the Department of Transportation (Intermodal Surface Transportation Efficiency Act, ISTEA) and the
Texas Parks and Wildlife Department for demonstration bike path projects.
Another challenge for creating an effective nail system is identifying east -west routes. The design
for east -west linkages between parks and linear parks along the stream corridors was expressed by the
original 1985 Oversight Committee. Creek alignment primarily tuns northwest to southeast. No utility
easements exist in Allen, therefore, planners aro limited to creating an on -road network of nails that are
associated with thoroughfares. Past planning has placed bicycle traffic as a secondary need and therefore,
bicycle lanes have not been adequately comsidered. An ordinance and development of design standards
will further assure bicycle traffic is adequately considered.
Work has been done through the North Central Texas Council of Governments (NCTCOG) to
develop a bicycle plan for the City of Allen and adjoining cities. The plan however, will be updated and,
if adopted, will be included as an amendment to this Comprehensive Plan.
' Sports Fields
The most heavily used facilities in the Allen Parks and Recreation system are sports fields. Forty-
two percent of respondents report that they use sports folds once or twice per week and an additional 21.6
percent use the facilities two to three times per month. The relative order changed when considering
those respondents that use the facility two -three times per month. This indicates that the majority of
respondents that use sports fields are active m league play that requires participants muse the fields more
than once per week.
Allen is addressing the need for additional fields with the development of Allen Station Park.
This facility will contain five additional baseball fields, four additional softball fields and two additional
soccer fields. Growth in soccer and the increasing growth of the Allen population places a burden on
soccer fields. An additional soccer complex is needed in the near future to serve the needs of this user
group.
Greenbelts and Linkaee Parks
Respondents reported that jogging trails and hike/bike trails were the most popular activity by a
total of 71.1 percent and 73.2 percent respectively. Those respondents that claim to use these facilities
often, once or twice per week, also bad the highest ratings of 47.8 percent and 45.5 percent respectively.
Allen addresses this need by developing trail systems throughout the parks and recreation system. The
primary facilities for such activity are to be located in the city's greenbelts.
' It is the intent of this plan to maintain greenbelt areas in their natural sure. This concept reduces
mainternms costs, while providing passive outdoor recreational opportunities for the citizens of Allen.
The City may elect to put conservation easements on floodplain lands and other areas where appropriate,
6.16
COMPREHENSIVE PLAN
' in order to assure this goal is maintained in the future.
For the greenbelt to effectively serve as a trail transportation system or adequate recreation
facility, additional attention needs to be placed on the width of the trails. For park opportunities and the
effectiveness of the nail system, a set back ordinance needs to be considered in areas where erosion is
likely to threaten recreational areas. This would increase the amount of space dedicated or purchased
between the 100 -year floodplain line and development. In areas where development is within a few feet
of the stream banks, yet outside the 100 -year floodplain line, a set back ordinance would increase the
recreational and management effectiveness of the greenbelt, while reducing the likelihood that erosion
would threaten development or recreation areas.
The creeks should not be paved, straightened or "improved" to increase their capacity to handle
storm water. This type of improvement normally creates new problems downstream requiring the
"supposed solution" to be used again.
The quality of the corridors most also be protected from another hazard of development—
sedimentation. The city should develop an erosion control ordinance that prevents soil erosion both
during and after construction. The ordinance might also require on-site detention of storm water in order
to regulate the great quantities of runoff that the creeks will be required to handle when the city is fully
developed.
Finally, to be truly successful as linear Parks, the city most coordinate the design of future streets
and bridges to allow uninterrupted pedestrian, and/or bicycle, travel under or adjacent to vehicular routes.
This can be accomplished by providing adequate headroom between the path and support structure when
' bridges are used in by using box culverts large enough for pedestrians and cyclists where roads are built
on fill.
Standards and Guidelines
The adequacy of existing parks and recreation facilities can be detertined by comparing the needs
of present and projected populations with rational standards. The National Parks and Recreation
Association (NRPA) maintains One most widely accepted guideline and standards for park development as
published in the 1990 edition of Recreation, Parks and Open Space Standards and Guidelines. These
standards should, however, be used as a guide and not as a rule. They represent minimum not maximum
goals to be achieved. Age of the population, recreational trends, and local interests have varying degrees
of influence on standards. This section includes a comparison between existing conditions and national
standards.
Land Acquisition Pullcv
The Parks and Recreation Department operates under a land Acquisition Policy that has been
formally adopted by the City as Resolution 508.5-84(R). The policy identifies goals for the overall
system, defnrses standards for park types, oudines planning procedures for implemention, and describes
methods for land acquisition. The policy provides direction for the Parks and Recreation Department to
follow. As part of this plan, the policy will be reviewed and, where required, recommendations for
changes to the policy suggested.
' Based upon the city's adopted parkland acquisition policy, and assuming the city will have an
ultimate population of approximately 130,000 persons, a total of 1,190 acres of parkland would be
6.17
COMPREHENSIVE PLAN
' desirable for the total system. In addition, the city contains 1,000 acres of land in the floodplams, of
which approximately 70 percent is considered desirable by the Parks Department. If all desirable
floodplain land were acquired, the city's park and open space system would contain approximately 2,190
acres (See Table 61).
1
These land holdings would provide an excellent park and open space system for the residents of
Alien. Unfortunately, it would also be an expensive system to implement and maintain. The floodplaims,
where suitable, should be used for a portion of both the community and special parks. If as much as 300
acres for these parks were located in the floodplain, the total needed land would be 1,890 acres.
1`.iN9ct.YRT-M
The National Recreation and Parks Association also recognizes the importance of using national
standards as a minimum expression of minimum acceptable facilities and land requirements for citizens of
urban areas. NRPA standards should be used as a guide and should be coupled with local conditions to
determine the best provision of parks and recreation resources.
Based upon the city's assumed ultimate population of 130,000 persons, a total range of 3,575 to
3,870 acres of parks and open space would be desirable for the total parks system. In addition, the City
contains approximately 1,000 acres of land in the floodplain, of which approximately 70 percent is
considered desirable by the Parks Deparmtent. If all desirable floodplain were acquired, the city's parks
and open space system under NRPA guidelines would contain approximately 3,275-5,570 acres (see Table
6.h).
There is a considerable difference between the NRPA standard and the standard adopted by the
Land Acquisition Policy. The primary reason for the discrepancy is due to the recreational intent of
Allen's greenbelt system. As Allen develops it will be important to continually evaluate the effectiveness
of the greenbelt system and to monitor the needs and desires of park users. Today's survey results
indicate that the intended use of the greenbelt system is appropriate and additional parkland beyond the
park and open space plan is not necessary.
The NRPA also recommends standards for facilities. Similar to standards for land acquisition,
NRPA advises that these standards are to be used as a tool and that community research be conducted to
establish local standards. Table 6.i evaluates NRPA facility standards and establishes standards for Allen.
6.18
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COMPREHENSIVE PLAN
TABLE 6.h
PARKLAND REQUIREMENTS
BASED ON POLICY FOR LAND ACQUISITION AND NRPA STANDARDS
City of Allen, Texas
Facility Type
Acreage
Acreage
1998
2003
2003
Req'd at
Req'd at
(Current)
build -out
buildout
Res. 508-5-
NRPA
Res. 508-5-
NRPA
84R
53,269
84R
53,269
Packet Parks
0
0
1.5
0
0
Neighborhood Parks
280
175350
83.4
106
99
Commumity Parks
350
700-1,120
85
133
345
Metropolitan
no standard
700-1,400
192
no standard
399
(CityWide
Regional
an standard
Variable
0
on standard
variable
Special -use Parks
560
Variable
46
212
variable
SUBTOTAL
1190
2,575-2,870
407.9
451
843
Floodplain
1,000
1,000"
SUBTOTAL
2,190
3,575-3,870
Minus Community, &
-300
-300
Special Park
Acres in Floodplain
TOTAL ACREAGE
1,890
3,275-3,570
REQUIREMENT
` NRPA's standard is variable depending upon the community's need in terms of trail and floodplain
prommon requirements. Therefore, Allen's standard was applied for calculation purposes.
6.19
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COMPREHENSIVE PLAN
TABLE 6.i
FACILITY DEVELOPMENT STANDARDS
City of Allen, Texas
Existing
Facilities
NRPA Required
at Buildout
Allen's
Requirement
at Build -Out
Required in
1998
35,737
Required
in 2003
53,269
Swimming Pool
1
7
5
2
2
Picnic Sites
59
350
350
87
133
Hildng/Natum Trails
7
14
14 mi
7
7
Golf Course
0
3
1
0
0
Tennis
6
70
50
12
19
Multi -Use
4
98
30
8
12
Softball/Baseball
Lighted
Unlighted
15
1
19
42
25
28
15
5
19
9
Football
2
1 7
5
2
3
Soccer
Lighted
Unlighted
3
3 (temp)
14
56
30
24
12
1 8
16
12
Running Truk
0
7
2
0
1
Outdoor Theater
1
1
1
1
Recreation Center
1
5
5
1
2
Playgrounds
Il
-
-
13
18
Sand Volleyball
0
-
8
2
5
Archery/Shooting
0
3
1
0
0
*Not included in park acreage requirement.
Either located m greenbelt or a special use park.
Parks and Open Space System
' The concept of the figure park system takes into comidemdon the stream valleys, the woodlots,
the present park system and future needs of the city as it grows m the west. The major stream valleys—
Rowlett Creek, Mustang Branch, Watters Creek and Cottonwood Creek (Allen Station Park)—should be
6.20
COMPREHENSNE PLAN
the framework of the parks and open space system. Where possible, major parks should be clustered
along the stream valleys and linked by nails utilizing the greenbelt system. East -west linkages should be
provided to channel users to the major parks and the greenbelts.
Pocket Parks Until the early 1980's, small neighborhood parks that were 2 acres or less in size were
constructed in some of the neighborhoods (e.g., Hillside Playground and Walden Park). The park plan
now discourage the construction of these small sites due to maintenance and effrciemy reasons.
Neiahbnrhnod Parks. Neighborhood parks are often referred to as the focal point of a neighborhood. A
place where residents have the opportunity to meet one another and fellowship. Neighborhood parks can
strengthen a community and set standards for maintenance and development. It is planned for each
neighborhood to have a park that provides bah passive and active recreation opportunities for the
neighborhood. Special attention is placed on providing services for pre-school and elementary aged
children. Examples of neighborhood parks are Country Meadows, Watters Crossing, and Reed Parks.
Each residential neighborhood is planned to have a neighborhood park. Neighborhood parks
should be located is an area that provides for easy access, preferably adjacent to a school or greenbelt.
They should not be located adjacent to major thoroughfares or commercial areas. The neighborhood
parks should serve the walk-in, recreational needs of the adjacent residential area, i.e., the area within a
one-half mile radius. At full development, Allen should have 15 to 20 neighborhood parks, each 5 to 15
acres in size. The number will vary somewhat with development to the west and the number of future
residential neighborhoods.
Facilities expected in neighborhood parks are:
' • Accessible play equipment meeting United States Consumer Product Safety Commission
standards for children under 4 and older than 4 years of age
• Picnic areas with tables, cook grills and trash receptacles, shelters, and drinking fountains
• Multipurpose courts for basketball and volleyball, lighted tennis courts
• Level open play area for athletic team practice and "pick-up" games
• landscaping development for beautification and screening
• Small parking area, security lighting and trail system
Neighborhood parks should be designed to the following criteria:
• At least 5 acres in size, when adjacent to an elementary school or greenbeh, otherwise 15
acres.
• No more than one-third of the site occupied by active recreational uses; one-third would be
buffer area around the pink and one-third passive or menmrat areas.
• Facilities provided to serve mostly neighborhood needs.
• Located adjacent to an elementary school or a greenbelt, if possible.
• Children's play area, picnic tables, benches, and open lawn areas for informal play be
designed to meet the needs of the neighborhood.
• Not used for organized athletic activities.
• Serve residential areas within a -h mile radius.
Community Parks. A typical community, park serves several neighborhoods and a located within 1-sh
[Wile of the majority of its users. Community parks typically contain neighborhood park amenities and
specialized facilities such as athletic fields not normally found in neighborhood parks. Community parks
should provide active and passive uses. Each might contain a swimming pool, a recreation center, several
6.21
PLAN
' baseball/softhall and football/soccer fields, a bicycle path, tennis courts, multipurpose courts, picnic areas,
possibly a ruining track, and picnicking and open spa" areas. An example of a regional park is Ford
Park.
The plan provides for five community parks. One community park should be located along
Rowlett Creek, one along Watters Creek, one in northeast Allen, and two existing parks, Ford and
Bethany Lakes. Each park should total 50 acres in size or larger (25 acres in the floodplain). Community
parks are normally visited via car and should also be located along major thoroughfares so that traffic
mobility into neighborhoods is minimized.
In addition to neighborhood park facihdes, Community Parks normally contain the following:
• Lighted competitive athletic facilities such as soccer, softball, tennis, baseball and basketball
• Multipurpose trails for walking, jogging , exercise. and transportation
• Recreation center, swimming pools, or group meeting facilities
• Support facilities such as an internal road system, lighted parking areas, rest rooms,
concessions, and security lighting
• Landscaping development for beautification and screening
Community parks should be designed to the following criteria:
• Serve residential areas within a 1 �h to 2 mile radius.
• Include between 50 acres or larger and be on a high, well -drained site.
• Located adjacent to a senior high school or greenbelt, if possible.
• Provide adequate on-site parking areas.
' • Have no more than one-third of the site occupied by active recreational uses; one-third would
be buffer area; and one-third natural areas.
Citywide Parks. City-wide parks usually serve the entire city and are normally 75 acres in size or larger.
Citywide parks should provide for the specific recreation needs of the citywide population. Citywide
Parks contain specialized attractions such as a nature areas, lakes, historic areas, or botanical gardens.
Citywide parks can also contain neighborhood and community park amenities. Allen developed its fust
Citywide park in 1991, Bethany Lakes Park. This 50 -acre park is being designed as a nature park with an
adult and children open play area. Allen's second citywide park is in the planning stage and is located on
Rowlett Creek. Called "The Woods," this park possesses the largest stand of trees in Allen.
The location of a citywide park should be on sites with special natural amenities, such as a lake,
forest, or native prairie. It is desirable for Citywide Parks to be located adjacent to the greenbelt system
and along major thoroughfares. Large numbers of visitors will be expected to arrive by vehicle;
therefore, access should not be through neighborhoods.
Park and recreation programs are to be provided on citywide park sites, including large special
events. Provisions for such uses should reflect the expressed needs of the citizens. Examples of such uses
at a citywide park are the Summer Day Camp and the Allen USA Celebration. These programs are some
of the most popular activities now being offered by the Parks and Recreation Department based on the
programs attendance records.
Since the location of citywide parks is in an area with significant natural features, the sites should
remain in a natural, or minimally developed state. In addition to amenities needed for neighborhood parks
' and community parks, Citywide parks could include:
Lakes, forests, and nature education facilities to educate the visitor about the sites' natural
6.22
COMPREHENSIVE PLAN
' sate
• Multipurpose trails
• Botanical gardens, arboretum, or related faci ity that educates the visitor on plant material
• Amphitheater or gathering place for events
• Lakes, fishing piers, shelters, and other attractions
• Support facilities such as an internal road system, lighted parking areas, rest rooms,
concessions, and security lighting
Citywide parks should be designed to the following criteria:
• Serve the citywide population
• Include at least 75 acres and preferably 100 acres or more
• Include necessary development pertaining to the needs of special activities including athletic
complexes, tdstoricallarchaeological and natural prams, botanical gardens and day camps
• Include lakes or water bodies
• Depending on use, as much as one-half of the park area may be contained in the floodplain.
Greenbelt and Linkage Parks Preservation of greenbelts throughout the city is a great benefit by adding
green corridors into the fabric of urban development. Greenbelts provide narrow linkages tying together
neighborhoods, parks, schools, and points of interests. Although greenbelts can be narrow, their visual
character provides the appearance of expansive open space especially when the long axis of the park is
coupled to a street. In Allen, the greenbelt system has the opportunity to link together sites on the north -
south an. East -west linkages will be harder to identify. Examples of linear parks can be seen at Watters
Crossing along Watters Creek, Twin Creeks along Rowlett Creek and Aylesbury along Cottonwood
Creek.
' Linkage parks usually follow utility and drainage easements. Allen has few such easements,
therefore, the City should put a good faith effort toward preserving these areas for recreational
Opportunities.
Allen ordinance No. 12374-94 determines conditions in which all land within the fully developed
100 year floodplain most be managed and dedicated to the City. The establishment of this ordinance is to
have effective control over flood hazard conditions. A secondary benefit of acquiring this land is to
provide recreation opportunities to the citizens of Allen.
Facilities located along greenbelts are restricted due ro the process in which the City acquires
creek corridors. More emphasis needs to be placed on acquiring land adjacent to the 100 -year floodplain
litre and where development is appropriate. Single loaded collector streets should parallel floodplain to
maximize the recreational benefit to the community. Once visionary planning is accomplished in this
area, facilities accommodating the desves of the community can take place. Such facilities may include:
• landscape development and beautification
• Buffer development between residential and bigher land use
• Multipurpose athletic practice facilities
• Multipurpose trail system
• Playgrounds and picnic facilities
Greenbelts and linkage parks should be designed to the following criteria:
• Primarily be located within the loo -year fully developed floodplain conditions
• Provide a trail, walk, or bicycle path
' • By proper management, reduce area requiring mowing and labor intensive maintenance
• Provide links to other recreational areas.
6.23
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COMPREHENSIVE PLAN
Special Use Parks. Pink facilities that do not fu into one of die categories above are classified as special
use parks. These facilities may be temporary use facilities, not large enough to serve as a community, or
citywide facility, or be of special interest such as a cemetery or downtown plaza. Examples of a special
use park in Allen are the Allen Cemetery, McDermott Soccer Fields, and the Allen Senior Citizen's
Center.
Park Facility Guidelines and Standards
In order to check the size of the future park system, standards for recreation facilities for Allen
were developed and used as the base for allocation of future parklands. The plan provides 790 acres for
these parks. Together with special use parks, the plan provides for 936 acres of parkland and 700 acres
of greenbelt open space, a total of 1,636 acres (See Table 6.j). This land allocation should be adequate to
provide a high quality parks and open space system for Allen.
6.24
1
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[_I
COMPREHENSIVE PLAN
TABLE 6.J
PARKLANDS PROVIDED IN THE PARK PLAN
City of Ali=, Texas
Allocation
Total
(Acres)
(Acres)
A
Community Parks
Current
85
Proposed
275
360
B
Neighborhood Parks
Current
83
Proposed
165
248
C
Special Use Parks
Current
46
Proposed (Golf Course)
100
146
D
City-wide Parks
Curry
192
Proposed
0
192
E
Greenbelt
1000 Acres Less 300 FP
for Park Use
700
700
TOTAL
1,646
POPULATION
±130,000
ACRES/1000 POPULATION
12.58
ME,
ME