O-3886-1-22 ORDINANCE NO.3886-1-22
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF ALLEN, COLLIN
COUNTY, TEXAS, AMENDING THE ALLEN LAND DEVELOPMENT CODE
ZONING REGULATIONS AND ZONING MAP, AS PREVIOUSLY AMENDED, BY
AMENDING AND RESTATING THE DEVELOPMENT AND USE REGULATIONS
FOR PLANNED DEVELOPMENT NO. 141 ("PD-141") FOR MIXED-USE AS
ORIGINALLY ADOPTED PURSUANT TO ORDINANCE NO. 3730-1-20;
PROVIDING FOR A CONFLICTS RESOLUTION CLAUSE; PROVIDING A
SEVERABILITY CLAUSE; PROVIDING A SAVINGS CLAUSE; PROVIDING A
PENALTY OF FINE NOT TO EXCEED THE SUM OF TWO THOUSAND DOLLARS
($2,000)FOR EACH OFFENSE;AND PROVIDING AN EFFECTIVE DATE.
WHEREAS, the Planning and Zoning Commission and the governing body of the City of Allen, Texas, in
compliance with the laws of the State of Texas and the ordinances of the City of Allen,Texas,have given the
requisite notices by publication and otherwise, and after holding due hearings and affording a full and fair
hearing to all the property owners generally and to all persons interested and situated in the affected area, and
in the vicinity thereof, and in the exercise of its legislative discretion, have concluded that Allen Land
Development Code Zoning Regulations and Zoning Map of the City of Allen,Texas, as previously amended,
should be amended.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ALLEN,
COLLIN COUNTY,TEXAS,THAT:
SECTION 1.The Allen Land Development Code Zoning Regulations and Zoning Map, of the City of Allen,
Texas, as amended, is hereby further amended by amending and restating THE Development and Use
Regulations as set forth in Exhibit"A-1",attached hereto and incorporated herein by reference,the development
regulations of Planned Development No. 141 ("PD-141") for Mixed-Use as originally adopted pursuant to
Ordinance No. 3730-1-20 relating to the development and use of the 74.877±acres in the S. Jackson Survey,
Abstract No. 489, City of Allen, Collin County, Texas, described in Appendix 1 of said Exhibit"A-1"("the
Property").The Property shall hereafter be developed and used in accordance with applicable provisions of the
Allen Land Development Code, as amended ("ALDC") except to the extent modified by the Amended and
Restated Development Regulations set forth in Exhibit "A-1" attached hereto and incorporated herein by
reference.
SECTION 2. To the extent of any irreconcilable conflict with the provisions of the Ordinance and other
ordinances of the City of Allen governing the use and development of the Property and which are not expressly
amended by this Ordinance,the provisions of this Ordinance shall be controlling.
SECTION 3.Should any word,sentence,paragraph,subdivision,clause,phrase,or section of this Ordinance,
or the Allen Land Development Code Zoning Regulations,as amended hereby,be adjudged or held to be void
or unconstitutional,the same shall not affect the validity of the remaining portions of said ordinance or the Allen
Land Development Code Zoning Regulations,as amended hereby,which shall remain in full force and effect.
SECTION 4.An offense committed before the effective date of this Ordinance is governed by prior law and
the provisions of the Allen Land Development Code Zoning Regulations,as amended,in effect when the offense
was committed,and the former law is continued in effect for this purpose.
SECTION 5.Any person,firm,or corporation violating any of the provisions or terms of this Ordinance shall
be subject to the same penalty as provided for in Allen Land Development Code Zoning Regulations of the City
of Allen,as previously amended,and upon conviction shall be punished by a fine not to exceed the sum of Two
Thousand Dollars($2,000)for each offense.
SECTION 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, COLLIN
COUNTY,TEXAS,ON THIS THE 11"DAY OF JANUARY 2022.
APPROVED:
enne&M.Folk,MA R
APPROVED AS TO FORM: ATTEST:
Peter G.Smith,CPTY A RN Shelley B.George, TAR
0k14:12 23 2021:1267"01
Ordinance No.3886-1-2Z,Page 2
Exhibit"A-1"
AMENDED AND RESTATED
DEVELOPMENT REGULATIONS FOR
Gateway Allen at Twin Creeks
PLANNED DEVELOPMENT
PD 141
Ordinance No.3886-1-22,Page 3
Gateway Allen at Twin Creeks PD 141
Table of Contents
Section 1.Planned Development Structure
A. Development Regulations;Relationship to ALDC
B. Regulating Plan Established
C. Character Areas Defined
Section 2.Development Standards
A. Permitted Uses
B. Temporary Uses and Special Event Uses
C. Build-To, Setback,and Yard Standards
D. Units,Density,and Lot Coverage
E. Block Length
F. Building Frontage Requirements
G. Building Height
H. Parking Standards
I. Screening Walls
Section 3. Street Types and Transportation Network
A. Street Types
B. Street Cross Sections
C. Street and Character Area Modifications
D. Private Streets
E. Access
Section 4.Park Land,Open Space,Trails,and Tree Mitigation
A. General
B. Park Land,Open Space and Trail Standards
C. Park Land and Open Space Dedication Fees
D. Tree Mitigation
Section 5.Building Design Standards
A. Building Orientation
B. Design of Parking Structures
C. Design of Automobile Related Building Site Elements
D. Mechanical and Service Screening
E. Façade Composition
F. Windows and Doors
G. Building Materials
H. Urban Residential Building Standards
Ordinance No.3886-1-22, Page 4
Section 6. Streetscape Standards
A. General
B. Planting Standards
C. Street Trees
D. Streetscape Furnishings
E. Sidewalks
F. Lighting
G. Pedestrian Amenity Zone Materials
Section 7. Sign Standards
A. General
B. Allowed Signs
C. Undefined Signs
Section 8. Sustainability
Section 9.Detention
Section 10.Definitions
Section 11. Site Plan Administration
List of Appendixes
Appendix 1: Boundary Descriptions of the Property
Appendix 2:PD Zoning Exhibit
Appendix 3: Schedule of Uses
Appendix 4: Regulating Plan
Appendix 5:Parks&Open Space Plan
Appendix 6: Street Cross Sections
Appendix 7: Streets Diagram
Appendix 8: Conceptual Driveway Layout
Appendix 9: Development Tracts
Appendix 10: Conceptual Landscape&Amenity Design—Central Square&Gateway Forest
Appendix 11: Tract 6A—Cope Equities Mixed-Use Tower Conceptual Imagery
Ordinance No.3886-1-22,Page 5
SECTION 1. PLANNED DEVELOPMENT STRUCTURE
A. DEVELOPMENT REGULATIONS; RELATIONSHIP TO ALDC. The property described in
Appendix 1,attached to this Exhibit"A"and incorporated herein by reference("the Property")shall be
developed and used in accordance with the regulations, set forth in this Exhibit"A"to Ordinance No.
3730-1-20, attached thereto and incorporated therein by reference ("the Development Regulations")
and applicable provisions of the Allen Land Development Code ("ALDC") identified herein and as
amended from time to time. When there is an irreconcilable conflict between the Development
Regulations and the ALDC, the provisions of the Development Regulations shall control. When the
Development Regulations are silent on a development standard, the provisions of the ALDC shall
control. The District is a mixed-use district and shall not be considered a residential district.
B. REGULATING PLAN ESTABLISHED. The Property shall be developed and used in general
conformance with the Regulating Plan attached hereto as Appendix 4 and incorporated herein by
reference(the"Regulating Plan").The Regulating Plan is comprised of:
1. Character Areas.Character Areas established and defined in Section 2.0 below,provide the
neighborhood development patterns, the general development character, and the use of
property within such areas.
2. Private Streets.Private streets are classified as various types in Section 4.A are designated on
the Regulating Plan as"Primary Street"and"Secondary Street", and, subject to modification
as set forth herein, shall be placed in the general location shown on the Regulating Plan.
Additional developer-driven private streets may be needed to ensure connectivity and comply
with block size requirements.
3. Parks and Open Space.Parks and open space are defined in Section 5. The general location
of the parks,open space and trails are depicted on the Parks and Open Space Plan set forth in
Appendix 5 and incorporated herein by reference(the"Parks and Open Space Plan").
4. Building Frontage Requirement.Building frontages are defined in Section 3.F The required
percentage of a building façade that fronts along a block face on a particular street is depicted
in the Regulating Plan as"Primary Building Frontage"or"Secondary Building Frontage."
C. CHARACTER AREAS DEFINED. As identified on the Regulating Plan, the following character
areas are established and shall have the following respective base zoning districts.Amendments to the
ALDC that modify the use and/or development regulations of the base zoning district applicable to a
Character Area shall not make the existing uses or existing structures within said Character Area non-
conforming as defined in the ALDC.
1. Tollway West Character Area. Except as provided in the Development Regulations, the
Tollway West Character Area shall be developed and used in accordance with the regulations
applicable to a Corridor Commercial (CC) zoning district as set forth in the ALDC. The
Tollway West Character Area consists of larger-scale office and commercial uses with regional
highway access and a walkable urban"Main Street"environment with active first floor spaces
able to accommodate office,restaurant,retail,and commercial uses is central to the interior of
the District. The Central Square open space will serve as the central core of the District. The
Tollway West Character Area is designed in a dense and walkable urban context.
2. Ridgeview-Exchange Character Area.Except as provided in the Development Regulations,
the Ridgeview-Exchange Character Area shall be developed and used in accordance with
regulations applicable to a Multi-Family 18(MF-18)Zoning District as set forth in the ALDC.
The Ridgeview Exchange Character Area is primarily intended to be a dense urban residential
Ordinance No.3886-1-22,Page 6
walkable neighborhood with allowance for supporting retail uses,and direct connection to the
Central Square and Gateway Forest open space,and within walking distance of the core retail,
restaurant,commercial,and office areas.
3. Exchange Pkwy. Character Area. Except as provided in the Development Regulations, the
Exchange Pkwy. Character Area shall be developed and used in accordance with the
regulations applicable to a Corridor Commercial(CC)Zoning District as set forth in the ALDC.
The Exchange Pkwy.Character Area may consist of larger-scale hospitality,residential,office,
and/or commercial uses with regional highway access and a hybrid walkable connection
between separate uses for the length of the tract. Uses in the Exchange Pkwy. Character Area
has prime frontage to the City Forest Greenbelt open space and shall engage the City Forest
Greenbelt area by orienting buildings to take advantage of open space views as well as the
opportunity to connect to the regional hike and bike trail system.
4. Tollway East Character Area. Except as provided in the Development Regulations, the
Tollway East Character Area shall be developed and used in accordance with the regulations
applicable to a Corridor Commercial(CC)Zoning District as set forth in the ALDC.Due to the
close proximity of the Tollway East Character Area to the Collin College Technical Campus
("CCTC")and the Allen ISD STEAM Center,the Tollway East Character Area is intended to
be the most flexible Character Area of the District in terms of land use, height, and density.
This flexibility will allow the Tollway East Character Area to be developed with uses that are
complementary to CCTC and the Allen ISD STEAM Center.The uses within the Tollway East
Character Area may include conventional or regionally-scaled commercial,hospitality,Urban
Residential, and/or office,while still maintaining a hybrid walkable context between separate
uses. Uses in the Tollway East Character Area shall take advantage of the views towards the
City Forest Greenbelt,while still providing public accessibility to the open space.
SECTION 2.DEVELOPMENT STANDARDS
A. PERMITTED USES.The Property,as divided into the Character Areas,may be developed and used
for the purpose either by right or following approval of a Specific Use Permit in accordance with the
Schedule of Uses attached hereto as Appendix 3 and incorporated herein by reference ("Schedule of
Uses").
B. TEMPORARY USES AND SPECIAL EVENTS USES.
1. Temporary uses conducted within the Property shall be conducted in accordance with ALDC
Section 6.04 "Temporary Use Permits" except that Temporary Uses shall not be limited by
number or duration in a calendar year.
2. Special events conducted within the Property shall be conducted in accordance with Chapter 8,
Article VII of the Allen Code of Ordinances. In no instance shall Special Events be limited by
number or duration in a calendar year.
C. BUILD-TO,SETBACK,AND YARD STANDARDS.
1. Buildings constructed on the Property shall comply with the setback and yard standards set
forth in Table 1,below:
Ordinance No.3886-1-22,Page 7
TABLE 1: BUILD-TO, SETBACK AND YARD STANDARDS
Ridgeview--
Character Area Tollway West Exchange Exchange Pkwy. To East
Puimat3 Secondary Building 18'min.—26'max. 18'nun.—26'max. Not applicable Not applicable
Frontage(Build-to-Zone)(')(2)(3)
Front/Side Yard Setback 12'min.—No max. 12'min.—No max. Not applicable. 12'min.—No max
(Facing a Private Street)
Front/Side Yard Setback 25'min.—No max. 25'min.—No max. 20'min.—No max. Not applicable
(Exchange Pkwv.)
Front/Side Yard Setback Not applicable 30'min.—No max. 30'nun.—No max. Not applicable
(Ridgeview•Pkwv.)(4)
Front/Side Yard Setback 30'min.—No
(State Hwy.121) max . Not applicable 30'min.—No max. 30'min.—No max.
Side Yard or Rear Yard Setback 0'min.—No max. 0'min.—No max. 0'min.—No max. 0'min.—No max.
(Facing interior lot line or alley)
Side Yard or Rear Yard Setback
(Facing exterior lot line adjacent Not applicable Not applicable 5'min.—No max. 5'min.—No max.
to City Forest Greenbelt)(4)
Notes:
1) Garage facades arc included in this frontage calculation.
2) The build-to-zone is measured from the back-of-curb to the face-of-building.
3) Buildings may be set back farther than the required Build-To-Zone but only to the extent required to bring the building in
compliance with site visibility triangles regulations.
4) All setbacks adjacent to Ridgeview Drive will be not less than 30 feet.
5) All Urban Residential units constructed in the Tollway West Character Area shall be set back not less than 300 feet from the
State Highway 121 service road:provided however.the minimum setback from the State Highway 121 service road of no
more than sixty(60)Urban Residential units constructed on Tract 6A within the mixed-use building consisting primarily of
office use as shown in Appendix 11.
6) A 15-foot maintenance easement will be established and maintained parallel and adjacent to the 100-year floodplain in which
no structure may impede.
2. Except as otherwise permitted in these Development Regulations. at-grade structural
encroachments other than structural columns are not permitted within the setback. Structural
foundation locations shall not impede pedestrian traffic within the designated pedestrian zone
below. Support columns may be located anywhere within the setback only in a manner that
does not violate sight distance requirements.
3. Subsurface parking facilities may encroach into the required setbacks.but in no case shall said
parking facilities encroach upon an underground or overhead utility easement. No building
permit for any subsurface parking facility shall be issued by the Building Official unless a
Landscape Plan for said lot has been approved by the Director of Parks and Recreation. The
Landscape Plan shall include sufficient permeable soil depth to support the healthy growth of
plant materials in the affected area.
D. UNITS,DENSITY,AND LOT COVERAGE.
1. Maximum Number of Residential Units: No more than 1.700 Urban Residential units may
be constructed on the Property. The number of Urban Residential units preconstructed in each
Character Area shall not exceed the number of units set forth in Table 1 below. Urban
Residential Units constructed on the Property shall be sequentially phased according to the
following:
a. Building permits for no more than 255 Urban Residential units shall be granted until
construction of the Gateway Forest improvements is complete in accordance with
Appendix 10. including. but not limited to. the streets identified as "Street G" and
"Street H"as shown on Appendix 10:
Ordinance No.3886-1-22,Page 8
b. Building permit(s) authorizing the construction of no more than the 555 Urban
Residential units(i.e.,being the 255 units authorized pursuant to paragraph l.a.above,
plus an additional 300 units), shall be granted until one or more building permits have
been issued for construction on the Property of one or more buildings for office space
use with a cumulative floor area of not less than 100,000 square feet:
c. Building pennit(s) authorizing the construction of no more than the 800 Urban
Residential units(i.e.. being the 555 units authorized pursuant to paragraphs 1.a. and
1.b.above,plus an additional 245 units)shall be granted until final building inspections
have been approved and one or more certificates of occupancy granted for the building
shell(but not the finish out)of a cumulative area of 100,000 square feet of office space
constructed on the Property:and
d. Building permit(s)authorizing construction of more than 1,300 Urban Residential units
(i.e..being the 800 units authorized pursuant to paragraphs l.a. 1.b.and 1.c,above plus
an additional 500 units)shall be granted until one or more building permits have been
issued for construction on the Property of one or more buildings for office space use
with a cumulative floor area of not less than 50.000 square feet.which buildings shall
be in addition to the building(s)required to be constructed for office uses described in
paragraphs 1.b and 1.c.above. For purposes of this paragraph 1.d,the square footage
of building(s) constructed for office use in satisfaction of paragraphs l.b and 1.c.
above, in excess of 100,000 shall be credited toward the square footage of the office
building(s)for which building permit(s)must be issued pursuant to this paragraph 1.d
prior to issuance of a building permit authorizing construction of a building containing
the 1.30P Urban Residential unit. By way of illustration. if in satisfaction of the
requirements for the construction of building(s) for office use pursuant to paragraphs
1.b. and l.c.. above, one or more certificates of occupancy are issued for a total of
120.000 square feet of building shell,then the square footage of building(s)constructed
for office use for which building permits must be issued prior to issuance of a building
permit authorizing construction of the building containing the 1.301° Urban
Residential unit shall be reduced to 30,000 square feet.
TABLE 2: URBAN RESIDENTIAL UNIT ALLOCATION
Mazis Allowed
Character Area Maximum Let
Urban esideidal Mass Density Maximum
li
Units per C.A.0) C.aver
Tollway West 500
Ridgestew-Exchange 1,600
None None None
Exchange Pkwv. 0
Tollway East 400
Notes
1) The maximum number of Urban Residential units that may be constructed on the Property shall not exceed 1.700 units
as set forth in Section3.D.1 above.The numbers in this column establish the maximum number of Urban Residential
units that may be constructed in the identified Character Area.
Ordinance No.3886-1-22,Page 9
2. No Maximum Density.There shall be no maximum density for any Urban Residential use in
any Character Area.
3. Maximum FAR.There shall be no maximum FAR for any use in any Character Area.
4. Minimum FAR. The minimum cumulative FAR for properties with Primary Building
Frontage in the Tollway West Character Area and Ridgeview-Exchange Character Area shall
be 0.5. Each successive phase shall maintain the minimum FAR requirement, calculated
cumulatively.
5. Maximum Lot Coverage.There shall be no maximum lot coverage in any Character Area.
E. BLOCK LENGTH. A maximum vehicular block length, measured curb edge to curb edge, for the
Development Tracts defined in Appendix 9,shall not exceed the following:
1. Tracts 1 and 2: 700 feet maximum block length
2. Tracts 3 and 8: 800 feet maximum block length
3. Tracts 5,6A,and 6B: 600 feet maximum block length
4. Tracts 7A,7B,and 7C: no maximum block length
F. BUILDING FRONTAGE REQUIREMENTS.
1. Minimum Building Frontage.
a. Building facades for buildings constructed in the "Primary Building Frontage" or
"Secondary Building Frontage" areas shall comply with the minimum building
frontage set forth on the Regulating Plan.
b. Character Areas with no minimum building frontage indicated on the Regulating Plan
shall be considered"General Frontage."
c. The minimum required percentage of building façade frontage, not including site
visibility triangles,shall be as follows:
i. Primary Building Frontage: 75%
ii. Secondary Building Frontage: 60%
iii. General Frontage: 30%
d. Minimum building frontage percentages for each block face shall be calculated by
adding the lengths of building frontages for all buildings adjacent to the block face and
dividing said sum by the length of the block face. Each street must comply with the
minimum building frontage for the street type/zone in which the street is located.
e. Parking garage facades shall be included in the calculation of total building façade
frontage along a block face.
f. Stormwater detention and retention areas and parks and open spaces shall not be
included in determining the length of the block frontage for purposes of calculating the
minimum building façade frontage.
Ordinance No.3886-1-22, Page 10
g. Except as otherwise set forth in this Ordinance, minimum building façade frontage
shall only apply to frontages along streets in(i)the Tollway West Character Area and
(ii)the Ridgeview-Exchange Character Area as shown on the Regulating Plan.
h. Site Plans shall show where future phases of development along a street will be located,
when constructed, to result in compliance with the minimum building frontage
requirements for said street.
2. Additional Building Features. For purposes of calculating the minimum building frontage
requirement, patios, forecourts, and other similar people-spaces integrated into a building as
well as mid-block paseos providing public access through the block shall be included.
G. BUILDING HEIGHT.
1. Minimum Number of Stories.
a. A maximum of 25%of the gross floor area of principal buildings located in the Tollway
West Character Area and the Ridgeview-Exchange Character Area shall be permitted
to be less than three stories.The gross floor area of retail and restaurant uses permitted
in the Central Square shall not be include in determining compliance with the
maximum percentage stated in the prior sentence.
b. All principal buildings in the Exchange Pkwy.and Tollway East Character Areas may
be one story in height.
2. Maximum Height. Except as provided in Section 2.G.3 below, buildings constructed on the
Property shall have no maximum height restriction.
3. Maximum Number of Stories in Ridgeview-Exchange Character Area. The maximum
height of buildings within the Ridgeview Exchange Character is as follows:
a. Six(6)stories,if constructed ninety(90)feet or more from the closest edge of the right
of way of Ridgeview Drive.
b. Three(3)stories if constructed less than ninety(90) feet from the closest edge of the
right of way of Ridgeview Drive.
H. PARKING STANDARDS.
1. Parking Minimums. Uses within the Property shall be developed with the following
minimum number of off-street parking spaces calculated as follows:
a. Urban Residential use: 1.2 spaces per dwelling unit
b. Dwelling,Condominium: 1.4 spaces per dwelling unit
c. Retail use: 3 spaces per 1,000 square feet of gross floor area
d. Restaurant use(stand-alone): 10 spaces per 1,000 square feet of gross floor area
e. Restaurant use (when in-line with other retail or part of a multiple-use building): 3
spaces per 1,000 square feet of gross floor area
Ordinance No.3886-1-22, Page 11
f. Office:2.5 spaces per 1,000 square feet of gross floor area
g. Hotel: 1.0 space per room/suite for the first 150 rooms/suites and 0.75 spaces per
room/suite thereafter. For any non-hospitality use within a Hotel, a 50%reduction in
parking requirement shall apply to the specific use
h. Other uses:per ALDC
2. Parking Reduction. The Director of Community Development and Director of Engineering
may jointly reduce the number of off-street parking spaces if such reduction is supported by
the findings of a parking study prepared by a professional engineer or transportation planner
which demonstrates need,reviews industry standards,and proposes a modification that will not
result in a parking deficiency for the proposed uses for the portion of the Property to be served
by the related parking areas.
3. Cross Access.A perpetual cross-access easement for vehicle and pedestrian travel as well as
cross-easements for parking, both at grade and below grade, shall be granted between and
among all contiguous lots within the Property.The cross-access easement may be provided by
plat or separate instrument.
4. On-Street Parking.On-street parking spaces located within 200 feet of a building/use may be
counted towards the number of off-street parking spaces required for such building or use;
provided, however, such spaces may only be counted once and not counted for purposes of
determining the number of required off-street parking spaces for other uses or buildings.
Nothing in this Section 2.H.4 shall be construed as prohibiting a shared parking agreement
(defined in Section 2.H.5 below)from allowing off-street parking spaces to be counted toward
satisfying the minimum number of off-street parking requirements for multiple uses or
buildings.
5. Shared Parking.
a. Off-street parking for non-shared uses shall be provided in compliance with ALDC
standards.
b. Subject to the approval of the Director of Community Development and the Director
of Engineering,a Shared Parking Study may be used to reduce the minimum required
off-street parking spaces set forth in the ALDC. A parking study shall use
independently collected empirical data or use data by an acceptable industry-standard
resource.
c. Off-street parking requirements may be satisfied through the use of shared parking
agreements,provided that:
i. The parking lot or garage containing the shared spaces is located no greater
than 800 feet from the building/use for which the off-street spaces are being
counted.
ii. The shared parking agreement provides for an easement establishing a
perpetual use of the off-site parking spaces by the building/use for which the
off-street spaces are being counted.
Ordinance No.3886-1-22,Page 12
iii. The shared parking area(s) identified in a shared parking agreement shall
generally be limited to areas where the users(e.g.,owners,tenants,employees,
customers, and/or clients) sharing the parking are open to the public during
different times of the day with minimal overlap in business hours.
iv. The shared parking agreement must be recorded in the Official Public Records
of Collin County,Texas,after execution.
v. Prior to execution and recording, the form of the shared parking agreement
will be reviewed and approved by the City Attorney to determine if it conforms
to the requirements set forth above and in the ALDC as modified herein.
6. Surface Parking Lots. Surface Parking shall comply with the parking lot screening and
landscape requirements set forth in the ALDC.
SCREENING WALLS.
1. The use of wrought iron, ornamental metal, or masonry screening walls to separate land uses
within the District is prohibited.
2. The use of wrought iron, ornamental metal, or masonry screening walls is prohibited when
adjacent to:
a. SH 121,except for Urban Residential uses located in the Tollway East Character Area
adjacent to SH 121;
b. Exchange Parkway;or
c. Gateway Forest.
3. Notwithstanding paragraph 2, above, the use of wrought iron or ornamental fence with
pedestrian gate(s)is allowed when adjacent to:
a. City Forest Greenbelt;or
b. Allen ISD STEAM Center.
4. The construction of the eight-foot(8.0') masonry wall required to be constructed adjacent to
Ridgeview Drive shall not be required if the owner or developer of the portions of the Property
adjacent to Ridgeview Drive elects to install alternative screening buffer conforming to
Sections 2.A.4.a and 2.A.4.b below.If the owner or developer of the property elects the option
to construct such alternative screening buffer, said alternative screening buffer shall be
consistent and uniform for the entire length of the Property adjacent to Ridgeview Drive(i.e.,
the screening along the entire length of the Property adjacent to Ridgeview Drive must consist
of either the screening wall required by the ALDC or the alternative screening buffer described
below,but not a combination of both):
a. One(1)shade tree must be planted for every thirty feet(30.0')or portion thereof of the
lot's frontage along Ridgeview Drive subject to the following:
i. The shade tree(s) must be planted at a location on the lot between the main
building constructed on the lot and Ridgeview Drive;and
Ordinance No.3886-1-22, Page 13
ii. The shade tree(s)must have a trunk diameter at the time of planting of not less
than four(4)caliper inches measured at six(6)inches above the root ball.
b. On the lots described in paragraph a, above, one (1) ornamental tree must be planted
for each shade tree required to be planted on the lot on which such shade tree(s)is/are
planted at a location on the lot between the main building constructed on the lot and
Ridgeview Drive.
SECTION 3. STREET TYPES AND TRANSPORTATION NETWORK
A. STREET TYPES.Street Types,as identified in the Regulating Plan,are as follows:
1. Primary Street.Primary Streets are streets with a public access easement not less than 77 feet
wide that serve vehicular and pedestrian users with no fewer than two lanes,parkways(amenity
zone and sidewalk zone),parallel on-street parking or optional angled parking,optional drop-
offs, and optional median for Streets B, D, and/or H at the discretion of the Developer. Any
street section in Appendix 6 (the "Street Cross Sections") with a Primary Street designation
may be applied to Primary Streets.
2. Secondary Street.Secondary Streets are streets with a public access easement not less than 77
feet wide that serves vehicular and pedestrian users with no fewer than two lanes, parkways
(amenity zone and sidewalk zone), parallel on-street parking, and optional drop-off/loading
zones.
3. Additional Streets.Additional Streets are streets with a public access easement not less than
51 feet wide that serve vehicular and pedestrian users with no fewer than two lanes and
parkways (amenity zone and sidewalk zone). The location of Additional Streets shall be
determined at the time of site plan approval. Additional developer-driven private streets may
be approved by the Director of Engineering to ensure connectivity, comply with block size
requirements and provide adequate emergency coverage and access. On-street parking and
drop-off/loading zones are not required.
B. STREET CROSS-SECTIONS. Primary and Secondary Streets shall conform to the street cross-
section details in the Street Cross Sections. Minor modifications to the Street Cross-Sections may be
approved by the Director of Community Development and the Director of Engineering.
C. STREET AND CHARACTER AREA MODIFICATIONS.Streets may be modified as follows:
1. Street Modification.Street alignments as depicted on the Regulating Plan may shift in location
up to 100 feet as long as spacing requirements are satisfied for streets connecting with State
Highway 121,the required block lengths are maintained,and street intersections with Exchange
Pkwy. and Ridgeview Dr. satisfy ALDC spacing standards or as identified on Appendix 7:
Street Diagram.
2. Character Area Modification. If the location of a street that is the boundary of a Character
Area shifts, the Character Area may shift in size and location consistent with the shift of the
street location;provided,however,in no case shall park and open space requirements for such
Character area be reduced when shifting a boundary street location.
3. Street Continuity Flexibility. Streets not affected by the relocation of other streets shall not
be modified unless environmental or other constraints require alternative connectivity.
Ordinance No.3886-1-22,Page 14
D. PRIVATE STREETS. All streets within the Tollway West Character Area and Ridgeview-Exchange
Character Area. as generally illustrated in the Streets Diagram, will be private streets and shall be
maintained by a property owners' association.
E. ACCESS.Vehicular access points and improvements to the adjoining City arterial right-of-way and/or
Texas Department of Transportation ("TxDOT") right-of-way shall be generally consistent with the
Conceptual Driveway Layout(Appendix 8).Adjustments or modifications to alignment and/or location
of connections to adjacent rights-of-way shall be approved by the Director of Engineering. No
additional connections or removal of any connections shall be approved without approval of a revised
Traffic Impact Analysis.
F. TOLLWAY EAST CHARACTER AREA. Within the Tollway East Character Area:
l. Asphalt may be used as a paving material provided such paving complies with the City's design
specification for strength and endurance.
2' TYPE D
HMAC SURFACE
REiNF. CONC. COURSE
PAVEMENT
STRENGTH
PER ALOC
REINFORONC PER ALDC LIME STABILIZED SUBSRADE
PER ALOC
ONSITE HMAC OVER
CONCRETE PAVEMENT SECTION
Ordinance No.3886-1-22, Page 15
2. Tree islands in required parking areas may be planted with trees below grade level protected
by metal grates,subject to the following:
a. A licensed professional engineer shall certify with a sealed letter that the tree grates
are traffic rated;
b. The planting area shall include subsurface preparation in order to facilitate the healthy
growth of trees,including but not limited to,installation of structural soil systems;
c. All trees located within the surface area of the parking lot must,at the time of planting
have a trunk diameter of not less than six(6)caliper inches and have a rootball diameter
of not less than sixty(60) inches, or a 10:1 ratio of the rootball to the trunk diameter
measured at twelve(12)inches above the soil stain;and,
d. Trees shall be of a species identified as Overstory(shade)trees as listed in Appendix
C of the Allen Land Development Code.
SECTION 4. PARK LAND,OPEN SPACE,TRAILS,AND TREE MITIGATION
A. GENERAL.
1. Conformance with Parks and Open Space Plan. Parks, Open Space, and Trails shall be
generally provided as set forth in the Parks and Open Space Plan and in accordance with the
other requirements set forth in these Development Regulations.Nothing in these Development
Regulations shall be construed as prohibiting the development of Character Area Parks in
addition to those required by these Development Regulations.
a. Mandatory Parks, Open Space, and Trails. The following parks and open space
shall be constructed within the Property:
i. Central Square.A centrally located,privately managed park of no less than
1.5 acres shall be provided in the general location set forth on the Parks and
Open Space Plan and identified as"Central Square."The Central Square may
include internal trails or event access drives(non-streets)that do not traverse
the park, easements, plaza improvements, other similar hardscape
improvements, and stand-alone restaurant or retail kiosk areas. Such stand-
alone restaurant shall not exceed 2,000 square feet of air-conditioned space.
The area of event access drives and easements shall not be included when
determining compliance with required minimum park and open space area.
ii. Gateway Forest. The Gateway Forest area improvements will include
clearing and grubbing of underbrush, understory trimming, and a minimum
eight-foot(8')wide concrete trail as generally shown on the Regulating Plan
in the Ridgeview-Exchange Character Area.The trail shall provide connection
from Central Square, through Gateway Forest to the planned trail along
Exchange Pkwy., which will then provide connection down to the northwest
corner of Exchange Pkwy. and Ridgeview Dr., providing connection to the
existing 12-foot hike and bike trail along Ridgeview Dr.The boundary for the
Gateway Forest area is flexible but shall not be less than 6.6 acres in size as
shown on the Parks and Open Space Plan.
Ordinance No. 3886-1-22, Page 16
iii. Hike&Bike Trails.A 12-foot concrete meandering trail along Ridgeview Dr.
has been completed prior to the commencement of this Gateway Allen PD.
Said trail will be within a minimum 30-foot wide landscape buffer/trail access
and maintenance easement outside and adjacent to the right-of-way of
Ridgeview Drive as set forth in the City of Allen: Parks, Recreation & Open
Space Master Plan Update 2015 identified as the "Ridgeview Trail." In
addition,a 10-foot concrete trail will be constructed along the full frontage of
the west side of Exchange Pkwy.and along the full frontage of the south right-
of-way boundary of the northbound SH 121 service road.
iv. Character Area Parks. A "Character Area Park" shall be any of the
following: Plaza, Paseo, or Special Use Park (with an area of not less than
21,780 square feet and no boundary dimension of less than thirty feet(30.0').
The Tollway West Character Area shall be developed with no fewer than two
(2) Character Area Parks. The Ridgeview-Exchange and Tollway East
Character Areas shall each be developed with at least one(1) Character Area
Park.
v. Landscape Buffer Open Space. Landscape buffer open space shall be
developed along the perimeter of the Property adjacent to a major
thoroughfare, as shown on the Parks and Open Space Plan (the "Landscape
Buffer").No less than fifteen feet of the width of the specified landscape buffer
shall be unencumbered by any easement.
vi. General Open Space. Open space predominantly used for passive
recreational use shall be a minimum of one-half acre in area and shall not
contain a dimension of less than thirty feet(30.0')in width.
b. Deferral of Planting.Provided such action does not otherwise conflict with the City's
stormwater pollution management plan and regulations, the Director of Community
Development may authorize a delay in the planting of required landscape materials to
a specific date after issuance of a certificate of occupancy if the Director of Community
Development determines that then-current weather conditions and/or the imposition of
the City's drought contingency plan make it impractical to plant trees or shrubs,or turf
In such cases, a temporary certificate of occupancy shall be granted for a maximum
period of 180 days. Final turf planting in all areas shall be a full stand of permanent
warm-season turfgrass.
c. Park Space Adjustment.The boundaries of Central Square may shift up to 100 feet
while still maintaining the minimum size of such park.The boundaries of the Gateway
Forest,as indicated on Development Tracts plan and the Parks and Open Space Plan,
may shift and change shape in general, but shall extend from Street H to Exchange
Pkwy.and be no less than 6.6 acres in area.
d. Park Land and Open Space Dedication. Park Land and Open Space shall conform
to these Development Regulations. Parks, open space,and improvements provided in
accordance with these Development Regulations shall comply with all park land and
open space improvement requirements set forth in the ALDC and the Code of
Ordinances. No less than 22 acres of open space shall be provided and developed
through any combination of the open space types identified and defined on the Parks
and Open Space Plan;provided,however,said minimum required area of open space
may be reduced in accordance with Section 4.0 of these Development Regulations.
Ordinance No.3886-1-22, Page 17
The City Forest Greenbelt on the east side of Exchange Parkway,which was previously
dedicated, shall not count toward satisfying the above requirement.
e. Calculation of Required Area of Parks and Open Space.When a minimum area of
park land and/or open space to be dedicated is required by these Development
Regulations,determination of compliance with such minimum area shall be subject to
the following:
i. An area located within floodplain shall not be counted toward the minimum
area required unless it is left in its natural state and used as an amenity.
ii. Parking areas located in or adjacent to a park area that is subject to use for non-
park uses,service drives, and cross-access easements shall not be included.
iii. Landscape Buffer Open Space may be counted toward the required park and
open space areas if developed with a continuous hike and bike trail not less
than ten feet(10.0')wide.
f. Required Trails. The locations of required trails shall be as generally shown on the
Parks and Open Space Plan. The final location of each trail to be constructed on the
Property shall be approved by the Director of Parks and Recreation or designee prior
to commencement of construction of said trail.
g. Trail Construction. Trails shown on the Parks and Open Space Plan shall be
constructed in accordance with Appendix I of the ALDC as amended from time to
time.
2. Ownership, Maintenance,and Management.The owner of the Property,or the owners of
the various portions thereof,shall maintain or cause to be maintained all common areas within
the Property,including,but not limited to,all parks,open spaces,street medians,entry features,
floodplain areas,streetscapes,and landscape areas within street right-of-way,detention pond,
retention ponds,wall maintenance easements, landscape maintenance easements,and similar
areas shown on a final plat, site plan, or the Regulating Plan (collectively the "Common
Areas"),until such time that one or more Property Owners'Associations are established for the
purpose of ownership,maintenance and management of the Common Areas within the various
portions of the Property as required by Section 8.20 of the ALDC. Maintenance of Common
Areas shall include, but not be limited to, the various in-ground and above-ground
plantings planting beds, irrigation (when required herein), lighting and drainage systems
located within the Common Areas. For the purposes of this Section 4.A.2, and in lieu of
establishing of a Property Owner's Association, the City Manager, upon recommendation of
the Director of Community Development and City Attorney, may approve an agreement or
other instrument that as a minimum,provides for the perpetual maintenance of one or more of
the Common Areas by the owner or owners of one or more specifically identified properties
(other than the Common Area(s)to be maintained),establishes a means by which the costs for
such perpetual maintenance will be paid by such property owners, authorizes the City to
enforce such maintenance obligations and/or perform such maintenance of the Common
Area(s), and authorizes the City to enforce against the owners of the identified properties the
obligations to pay for the costs related to such maintenance, all without the necessity of the
City being a party to such agreement or instrument,and provides for the owners of the identified
properties to indemnify, defend, and hold harmless the City in substantially the same manner
required by Section 8.20 of the ALDC.
Ordinance No.3886-1-22,Page 18
B. PARK LAND,OPEN SPACE,AND TRAIL STANDARDS.
1. Central Square Requirements. The Central Square is a publicly accessible open space that
will be used for passive and/or active recreational use.
a. The Central Square shall:
i. have street frontage on at least three sides;and
ii. have an area of not less than 1.5 acres,which may include a single restaurant,
coffee shop,or other similar food service use that will not exceed 2,000 square
feet of gross floor area of which no more than 1,000 square feet may consist
of a private outdoor patio but which shall not count toward the required park
land dedication any area consisting of associated parking areas or driveways.
In the final design of the Central Square and the adjacent streets,only Street E or Street
F (but not both) may be eliminated, with the area of the Property of the eliminated
street being added to and included in the Central Square open space.
b. The Central Square shall be constructed to include the following amenities:
i. benches,various types of outdoor seating;
ii. trash receptacles;
iii. irrigated turfgrass (not all turf areas within a park or open space are required
to be irrigated);
iv. pedestrian paving;
v. at least one shade tree with a minimum of four caliper inches in diameter per
4,000 square feet of park area,planted not less than 30 feet apart;
vi. a maximum of 25%of the shade trees required by paragraph b.v above,may
be substituted with ornamental trees at a ratio of two ornamental trees for each
shade tree,which ornamental trees may be planted in groups or separately with
no minimum spacing requirement;
vii. ornamental trees planted as part of paragraph b.vi.,above,with a size of four
caliper inches (single trunk) or five caliper inches(multi-trunk)may be used
as a substitute for canopy trees at a ratio of one ornamental tree for each shade
tree;and
viii. bicycle racks.
c. The Central Square shall be constructed to include at least five of the following
amenities:
i. dog waste receptacles;
ii. drinking fountains;
Ordinance No.3886-1-22, Page 19
iii. bottle fillers;
iv. chilled bottle fillers;
v. electrical receptacles at tables;
vi. grill;
vii. interpretive signage or markers;
viii. pedestrian lighting;
ix. wayfmding signage;
x. one additional shade tree(minimum of four caliper inches)or ornamental tree
(minimum of four caliper inches (single trunk) or five caliper inches (multi-
trunk), or a combination thereof, per 4,000 square feet of neighborhood park
area in conjunction with the neighborhood park amenity trees (if more than
four trees,75%of the shade or ornamental trees shall be native trees);
xi. native drought-tolerant ornamental plantings;
xii. native turf/lawn or artificial grass;
xiii. certified pollinator habitat;
xiv. rainwater cisterns;
xv. "smart"irrigation controllers;or,
xvi. One (1) green stormwater infrastructure improvement such as bioswales,
bioretention,permeable pavements,and stormwater curb extensions.
d. In addition to the amenities required by paragraphs b and c above,the Central Square
shall be constructed to include at least five of the following recreational amenities:
i. shade pavilion;
ii. picnic tables in open areas;
iii. outdoor movable tables and chairs;
iv. stage for outdoor movies or small performances;
v. privately operated restaurants or cafes;
vi. splash pad;
vii. active playground;
viii. musical play trail;
Ordinance No.3886-1-22, Page 20
ix. nature play area;
x. demonstration gardens;
xi. hardscape gathering space;
xii. lawn gathering space;
xiii. bocce ball;
xiv. yard games;
xv. interactive public art;
xvi. public art;
xvii. boardwalk;or,
xviii. water feature.
2. Plaza Requirements.Plazas are small,publicly accessible urban open spaces that are used for
passive or active recreation or a combination of the two.
a. Plazas are typically connected to a building and can be located between buildings,next
to a building and a street,or on a corner.
b. Softscape may include raised planters, at-grade plantings in the hardscape, or potted
plant material.
c. Plazas shall be constructed to include at least five of the following amenities:
i. fabric shade structures;
ii. stage for small performances;
iii. splash pad;
iv. water feature;
v. hardscape gathering space;
vi. interactive public art;
vii. public art;
viii. benches;
ix. outdoor seating;
x. movable tables and chairs;
Ordinance No.3886-1-22, Page 21
xi. trash receptacles;
xii. bike racks;
xiii. electrical receptacles;
xiv. pedestrian lighting;
xv. wayfinding signage;
xvi. native shade trees;
xvii. native ornamental trees;
xviii. native drought-tolerant ornamental plantings;
xix. certified pollinator habitat with a minimum area of 100 square feet;
xx. "smart"irrigation controllers;and,
xxi. one (1) green stormwater infrastructure improvement such as rainwater
cisterns,permeable pavements,and stormwater curb extensions.
d. Plazas shall have an area of not less than 400 square feet.
3. Paseos Requirements. "Paseos" are publicly accessible urban linear open spaces used for
pedestrian connectivity, and,when provided, shall be designed and constructed in accordance
with the following:
a. To the extent possible, paseos shall be straight with the opening at the opposite end
readily visible from the other end;
b. A minimum of two public access points is required;
c. Buildings with a minimum of 50% façade transparency or restaurants with outdoor
dining shall line the paseo;
d. Blank walls in adjacent buildings shall be interrupted with planting,vines,murals,or
other types of art;
e. Service vehicles shall be restricted from the paseo,and any back of house services shall
be contained to designated areas and screened;
f. Focal points shall anchor each end of the paseo;
g. Where a paseo pivot,a focal point,or slightly expanded open area shall be provided at
the pivot;
h. Planting shall be provided with raised planters or at-grade plantings in the hardscape;
Ordinance No.3886-1-22, Page 22
i. Hardscape of pedestrian-scaled detail,texture,and color shall be provided to enhance
the pedestrian experience;
j. Focal points include, but are not limited to, water features, public art, or distinctive
planters;
k. Fabric shade structures, independent or connected to the building, are permitted in
paseos;
1. Supportive standard amenities including,but not limited to,benches,trash receptacles,
pedestrian lighting, wayfinding, native drought-tolerant ornamental plantings,
wayfinding,and signage,are permitted;
m. Additional amenities including,but not limited to,certified pollinator habitat,irrigation
controllers, and stormwater infrastructure (such as permeable pavements) are
permitted;and,
n. A paseo shall be a minimum of 18 feet in width and, in cases where a paseo passes
through a building.Must have a minimum height clearance of 10 feet.
4. Special Use Park Requirements."Special use parks"are private or publicly accessible open
spaces that are predominantly designed for at least one specific use and user group.
a. Types of special use parks may include, but are not limited to, a dog park, dog park
with restaurant(provided,however,the area occupied restaurants shall not be included
in determining the minimum area of required park land/open space dedication except
where otherwise stated herein),sculpture park,community garden,trail stretch station,
courtyard,passive non-programmed open space,or other special use park as approved
by the Director of Parks and Recreation or designee.
b. Supportive standard amenities of a special use park shall include,but are not limited
to,shade pavilions,outdoor restrooms,benches,various types of outdoor seating,trash
receptacles,dog waste receptacles,bike racks,drinking fountains,bottle fillers,chilled
bottle fillers,picnic tables,electrical receptacles at tables,grill,interpretive signage or
markers,pedestrian lighting, wayfinding,native shade trees, native ornamental trees,
native drought-tolerant ornamental plantings,and lawn.
c. Sustainable supportive amenities such as certified butterfly habitat,native or artificial
turf, smart irrigation controllers, green stormwater infrastructure such as bioswales,
bioretention,rainwater cisterns,permeable pavements,and stormwater curb extensions
are permitted.
d. Special use parks shall have an area of not less than 5,000 square feet.
5. Trail Requirements. Trails are publicly accessible linear open spaces that are used for
pedestrian connectivity and active recreational use.
a. A concrete trail not less than eight feet(8.0')in width shall be constructed connecting
the Central Square,through the Gateway Forest,to the west side of Exchange Blvd.
b. A concrete trail not less than ten feet(10.0') in width shall be constructed along the
full length of the west side of Exchange Pkwy.
Ordinance No.3886-1-22,Page 23
c. A concrete trail not less than ten feet (10.0') in width shall be constructed along the
full length of the south side of SH 121.
d. Required sidewalks are not deemed to be part of the trail system,provided, however,
sidewalk connectivity to the trail system is required.
e. Permitted trail amenities include,but are not limited to:
i. trailheads;
ii. neighborhood connections;
iii. seating nodes;
iv. wayfinding;
v. benches;
vi. trash receptacles;
vii. dog waste receptacles;
viii. bike racks;
ix. drinking fountains;
x. native drought-tolerant ornamental plantings;
xi. certified pollinator habitat;and
xii. public art.
f. Material for the trail connector shall be concrete in accordance with Appendix I of the
ALDC or other material approved by the Director of Parks and Recreation or designee.
g. Supplementary trails may be improved with gravel or unimproved.
h. Sustainable supportive amenities such as certified pollinator habitat,native turf,
i. smart irrigation controllers, green stormwater infrastructures such as bioswales,
bioretention,permeable pavements,and stormwater curb extensions are permitted.
C. PARK LAND AND OPEN SPACE DEDICATION FEES. Both Park Land Fees and Open Space
Fees shall be determined and due in accordance with Sections 4.C.1 and 4.C.2 below.
1. Park Fees shall be due prior to issuance of a building permit and paid in accordance with the
rate established by City Council ordinance or resolution.
2. The requirement to dedicate Open Space shall be satisfied by a combination of one or more of
the following:
Ordinance No.3886-1-22, Page 24
a. Not less than the lesser of(i)22 acres or(ii)one(1)acre for each 75 dwelling units to
be constructed on the Property must be dedicated and developed for combined
parks/open space purposes;or
b. Payment to the City of a fee in lieu of open space dedication equal to a rate of$50,000
per acre of land not so dedicated; or
c. Dedication Alternative (Park Investment Value): For every acre or partial acre of
required open space that is not dedicated,a credit,on a dollar for dollar basis,shall be
granted against the amount of open space fee that would otherwise be due pursuant to
Section 4.C.2.b, said credit to be in an amount equal to the costs for materials,
equipment, and hardscape improvements installed plus the costs incurred by the
developer and/or owner for installing and/or constructing such recreational
enhancements or amenities on existing or newly dedicated park sites within the
Property, which amenities are in addition to the amenities otherwise required to be
installed or constructed in the open space areas as set forth in Subsections B.1 through
B.4 of this Section 4, shall be defined herein as "Park Investment Value" or"PIV."
The additional enhancements or amenities for which a PIV credit shall be authorized
shall not include design costs and shall be limited to one or more of the following
amenities, or other amenities as approved by the Director of Parks and Recreation,
approved in writing by the Director of Parks and Recreation:
i. shade pavilion;
ii. picnic tables in open areas;
iii. outdoor movable tables and chairs;
iv. stage for outdoor movies or small performances;
v. splash pad;
vi. active playground;
vii. musical play trail;
viii. nature play area;
ix. hardscape gathering space;
x. bocce ball;
xi. interactive public art;
xii. public art;
xiii. water feature;
xiv. fabric shade structures;
xv. benches;
xvi. outdoor trail fitness/stretch equipment.
City shall not be liable for payment to the owner or developer of the Property for any amounts
of PIV exceeding the amount of open space dedication fees due to the City.
3. Prior to receiving a PIV credit pursuant to Section 4.C.2.c,the owner or developer shall provide
to the Director of Parks and Recreation such documentation as may be needed to document the
Ordinance No.3886-1-22, Page 25
costs for materials, installation, and/or construction of the amenities for which the credit will
be granted.
4. For the sole purpose of illustrating how PIV would be calculated pursuant to Section 4.C.2.c,
above, assume 400 dwelling units are to be constructed in Phase l and that one acre of open
space is required to be dedicated for each 75 dwelling units. In such case,pursuant to Section
4.C.2.a,5.33 acres of open space must be dedicated(i.e.400 units=75 units/acre=5.33 acres)
or, pursuant to Section 4.C.2.b, the owner or developer must pay the City the amount of
$266,500 in fees(5.33 acres x$50,000/acre).Assume further that only 2.0 acres of open space
are dedicated in Phase 1,resulting in a remaining requirement to dedicate 3.33 acres of open
space,reducing the total fees that would be due pursuant to Section 4.C.2.b to$166,500. If the
owner or developer elects to install or construct additional amenities in accordance with Section
4.C.2.c,and the costs for installing such amenities is$100,000,then the amount due pursuant
to Section 4.C.2.b would be reduced to $66,500. Further, if the cost for installing such
additional amenities was $200,000, the amount due pursuant to Section 4.C.2.b would be
reduced to$0.00.
5. Landscape Buffers at the perimeter of the development shall be counted as open space(i.e.,not
"park")for the purposes of dedication calculations if developed with a continuous 10-foot wide
concrete recreational trail.
D. TREE MITIGATION.Development of the Property shall comply with ALDC Section 7.06 except as
follows:
1. Fence row trees, defined as a row of trees located within ten feet (10.0') on either side of a
fence line,shall not be considered protected trees.
2. Tree Fund payments required due to the removal of Hackberries or Sugarberries will be reduced
by 25%of the amount otherwise due.
3. Negative tree credits will not be assessed for a tree that is removed following determination by
the City's arborist that the tree is diseased,dead,or dying per a tree condition survey.
4. Negative tree credits will not be assessed for removal of Siberian Elm (Ulmus pumila),
hybridized elms of Siberian Elm,or Chinaberry(Melia azedarach).
5. Tree credits will be provided for street trees.
6. Removal of protected trees and historic trees not mitigated through replacement shall be offset
by payment to the City Forestry Fund at the rate of$200 per caliper inch of tree removed.
7. Written reports shall be provided to the City Forester showing a calculation of total credits and
debits on tree mitigation fees as follows:
i. Upon application for the development of the 25th acre of the Property; provided, no
Tree Fund payment will be required with or in relation to the submission of the initial
report;
ii. Upon application for development of the 50th acre of the Property;provided if there is
an outstanding negative tree credit shown on this report, a Tree Mitigation Liability
Account will be established by the City to receive a deposit of funds equal to the
outstanding negative tree credit; such funds shall be dedicated to and restricted to be
Ordinance No.3886-1-22, Page 26
used towards tree mitigation through on-site tree replacement under these Tree
Mitigation guidelines;and
iii. Upon application for the development of the remaining acres of the Property:provided
if there is an outstanding negative tree credit at the time of this report, a plan shall be
identified to use the remaining Tree Funds for on-site tree replacement in accordance
with these Tree Mitigation guidelines. Such plan will require the approval of the City
Manager who may alternatively require the payment of funds into the Tree Fund or
delivery of trees to the City tree faun.
SECTION 5. BUILDING DESIGN STANDARDS
A. BUILDING ORIENTATION.
1. At intersections.corner buildings may have their primary entrances oriented at an angle to the
intersection.
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2. All primary entrances shall be oriented to the sidewalk zone of the Primary Street for ease of
pedestrian access:provided,however.if a cluster of buildings surrounds a parking lot or open
space,the primary entrance may be oriented towards the parking lot or open space.
3. A porte-cochere is permitted as a primary entrance as long as a pedestrian connection from the
sidewalk to the primary entrance is constructed and maintained.
4. Secondary and service entrances may be located adjacent to and accessed from Secondary
Streets.internal parking areas.or alleys.
5. Buildings in the Exchange Pkwy. Character Area and Tollway East Character Area shall have
secondary access points and window views addressing the City Forest Greenbelt area as
identified on the Regulating Plan.In addition:
a. Restaurants shall provide outdoor patio seating oriented toward the City Forest
Greenbelt.
b. Office,hospitality,and residential uses shall provide outdoor gathering spaces/plazas,
patios.courtyards.and/or outdoor dining along the City Forest Greenbelt edge.
B. DESIGN OF PARKING STRUCTURES.
1. Upper floor structured parking facades shall be designed so that vehicles on all parking levels
are substantially screened from view from adjacent public street rights-of-ways.
2. Facades of above-ground parking structures that face internal Secondary Streets must have an
enhanced architectural treatment.
Ordinance No.3886-1-22,Page 27
3. Except for ramps at the entrances of parking garages. parking garages shall not face any
Primary Street; provided, however, entrances to parking structures and ramps may be located
on Primary Streets if designed to comply with Section 5.B.4.
4. When parking structures are located at corners of Primary and Secondary Streets, corner
architectural elements such as corner entrance. signage. and glazing shall be incorporated at
the Primary Street corner.
5. Parking structures and adjacent sidewalks shall be designed so pedestrians are clearly visible
to entering and exiting automobiles.
6. The following images are intended to convey a general range of architectural features that
would be approved as described in the regulatory text. Approval of final elevations by the
Director of Community Development or designee shall be based on application of the text.
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C. DESIGN OF AUTOMOBILE-RELATED BUILDING SITE ELEMENTS.
1. Drive-through lanes for commercial uses shall not be located along a Primary Street.
2. Drive-through lanes for commercial uses may be located along a Secondary Street if
incorporated into the building frontage.
3. All off-street loading. unloading. and trash pick-up areas shall be located along alleys or
internal drives. If an alley or internal drive is not available, a Secondary Street may be used.
Any off-street loading.unloading,or trash pick-up areas shall be screened using a Street Screen
that is at least as tall as the trash containers and/or service equipment it is screening.The Street
Screen shall be a continuous masonry wall consisting of the same or complementary materials
as the principal building or per alternative design defined in the current ALDC Section
7.07.4.e.ix if approved by the Planning and Zoning Commission.
Ordinance No.3886-1-22,Page 28
D. MECHANICAL AND SERVICE SCREENING.
1. All buildings shall be designed such that no mechanical equipment(HVAC,etc.)except vents
or stacks, is visible from the public right-of-way or open space, whether the equipment is
located on the ground,exterior wall,or roof.
2. The screening material required by Paragraph 1, above, shall be raised at least one (1) foot
above the top of the mechanical equipment. Metal or a complementary material may be used
as a screen and is permitted above the roof level but does not count towards elevation
maximums.
E. FACADE COMPOSITION.
1. All Building Facades should be designed with an architectural rhythm,which may be expressed
by changing materials or color,by using design elements such as fenestration, columns, and
pilasters,or by varying the setback of portions of the façade.
2. Except for the Exchange Pkwy. Character Area,facades will generally be built parallel to the
street frontage, except at street intersections, where a façade containing a primary building
entrance may be curved or angled toward an intersection.
3. Buildings shall be designed such that the underside of the second-floor structure be built to a
height to allow a minimum first-floor ceiling height of not less than 14-feet and provide a
discernible architectural design that provides pedestrian interest and encourages walkability.
4. A transom, display window area,bulkhead at the base, or similar feature shall be used in the
design of retail storefronts unless an alternative design provides similar visual permeability into
the storefront.
5. The following images are intended to convey a general range of architectural features that
would be approved as described in the regulatory text. Approval of fmal elevations by the
Director of Community Development or designee shall be based on application of the text.
Ordinance No.3886-1-22, Page 29
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F. WINDOWS AND DOORS.
1. The required first-floor windows along a primary storefront façade of a building on any street
or along any facade facing a Primary or Secondary Street shall not be opaque,heavily tinted or
mirrored glass other than glass/glazing features not intended as window areas identified in
Section 6.F.2.
2. All ground floor primary facades of nonresidential buildings and residential buildings in which
the ground floor is a nonresidential use shall have windows (not opaque, heavily tinted. or
mirrored)covering no less than 60%of the facade area.Each upper floor of the same primary
building facades shall contain windows covering at least 30% of the façade area. All other
street-facing facades(not including facades facing alleys)shall have windows covering at least
15%of the façade area for all floors.
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G. BLTLDLNG MATERIALS.
1. Accessory Buildings.Accessory buildings shall be constructed of materials that complement
the main structure.
2. Rear Facades. Rear facades visible from adjoining properties and/or a public right-of-way
shall be of finished quality and consist of colors and materials that blend with the remainder of
the building's primary facade(s).
H. URBAN RESIDENTIAL BLILDLNG STANDARDS. Urban Residential dwelling uses shall be
subject to the following development and use regulations:
1. Mixed-use integration. Urban Residential projects shall be planned and designed to be
integrated as part of horizontal or vertical mixed-use development on the Property.Residential
units may be located in separate freestanding buildings or may be combined in multi-use
buildings of multi-story design.
2. One-bedroom minimums.
a. No less than 65 percent of the Urban Residential dwelling units in the aggregate within
the overall development of the Property shall be one-bedroom and studio units as set
forth below.
b. A final building inspection to permit the occupancy of the initial 255 Urban Residential
units shall not be issued until a report is filed with the Director of Community
Ordinance No.3886-1-22,Page 31
Development or designee demonstrating that no less than 65 percent of the dwelling
units in the first 255 units are one-bedroom and studio units.
c. A final building inspection to permit the occupancy of a total of 555 Urban Residential
units(i.e.,being the 255 units described in paragraph b above,plus an additional 300
units) shall not be issued until a report is filed with the Director of Community
Development or designee demonstrating that no less than 65 percent of the dwelling
units in the first 555 units are one-bedroom and studio units.
d. A final building inspection to permit the occupancy of a total of 800 Urban Residential
units(i.e.,being the 555 units described in paragraphs b,and c above,plus an additional
245 units) shall not be issued until a report is filed with the Director of Community
Development or designee demonstrating that no less than 65 percent of the dwelling
units in the first 800 units are one-bedroom and studio units.
e. A final building inspection to permit the occupancy of a total of 1,300 Urban
Residential units(i.e.,being the 800 units described in paragraphs b.,c.,and d.,above,
plus an additional 500 units)shall not be issued until a report is filed with the Director
of Community Development or designee demonstrating that no less than 65 percent of
the dwelling units in the first 1,300 units are one-bedroom and studio units.
f. A final building inspection to permit the occupancy of the 1,301'through the 1,700th
Urban Residential unit shall not be issued until a report is filed with the Director of
Community Development or designee demonstrating that no less than 65 percent of
the dwelling units in the remaining 400 units will be constructed as one-bedroom and
studio units.
3. Internal Access. All dwelling units shall be accessed through an interior climate-controlled
corridor except for individual units designed along a street with access to a sidewalk such as a
"stoop"design.
4. Parking.Surface parking is allowed to satisfy up to 30 percent of the parking requirement,per
ALDC for the Urban Residential dwelling units per Character District,subject to the following:
a. Surface parking shall be primarily contained in the interior of the block. On-street
parking shall count toward parking requirements,as defined in Section 2.H.4.
b. The block face along Primary or Secondary Streets shall meet a 75%building frontage
requirement.
c. Urban Residential with surface parking shall be a minimum of three-story buildings
with upper floors accessed from climate-controlled corridors.
5. Connectivity. Except for private amenities, pedestrian walkways shall connect all on-site
common areas, parking areas, open space, recreational facilities, and to the adjacent public
sidewalks within the Property.
6. Retail Component. The first floor of buildings located on a Primary Building Frontage as
depicted on the Regulating Plan shall be retail-ready and constructed so that the underside of
the second-floor structure is built to a height to allow a minimum 14-foot-high first-floor ceiling
height and mechanical chases necessary for conversion to commercial uses.
Ordinance No.3886-1-22,Page 32
7. Architecture. All buildings containing dwelling units shall be a minimum of three stories.
Street-facing facades shall incorporate articulation and materials consistent with the
architectural style of the building to create diversity in the streetscape. All buildings are
required to have consistent"four-sided"architectural treatments except for facades that are not
visible from a street or other public space. Sloped roofs shall provide articulation,variations,
parapets. gables, dormers.or similar architectural elements to screen the roof and to break up
the massiveness of the roof.
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8. Gifts to the Street. Gifts to the street may encroach into the build-to-zone but not beyond.
Awnings and balconies are considered gifts to the street and may encroach over the sidewalk
in the public access easement. The design of awnings and balconies encroaching above
sidewalks will comply with the City's building code.
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Ordinance No.3886-1-22,Page 33
SECTION 6. STREETSCAPE STANDARDS
A. GENERAL.
1. The streetscape standards set forth in these Development Regulations shall apply to all streets
within the Property except service drives, alleys, and fire lanes not identified on Appendix 7:
Streets Diagram.
2. All private streets and landscaping within them shall be maintained by a property owners
association.
B. PLANTING STANDARDS.
1. Minimum caliper for required trees at time of planting,measured twelve(12)inches above the
root ball, shall be no less than three (3.0) inches with the exception of Primary Streets, as
identified on the Regulating Plan,which shall be a minimum of four(4) inches,measured at
six(6)inches above the rootball.
2. Trees in the landscape along streets shall be from the list of recommended trees in the ALDC
unless other species are approved by the City's Urban Forester.
3. Trees planted along streets in the pedestrian amenity zone and/or median shall include a root
barrier between the tree and back-of-curb.
C. STREET TREES.
1. Pedestrian Amenity Zones will extend at least 75%of the block face,excluding site visibility
triangles. Pedestrian Amenity Zones will be clearly depicted on development plans.
2. In the Pedestrian Amenity Zone,streets trees will be planted as follows:
a. In the Tollway West Character Area and Ridgeview-Exchange Character Area, no
fewer than one shade tree for every 40 feet of street frontage,or portion thereof,shall
be planted within the Pedestrian Amenity Zone,exclusive of street trees planted within
curb extensions.
b. In the Exchange Pkwy. and Tollway East Character Areas, no fewer than one shade
tree for every 40 feet of street frontage,or portion thereof,and one ornamental tree for
every two shade trees shall be planted.
3. Street trees shall be planted approximately four feet(4.0')behind the curb line and also placed
in curb extensions(bump-outs into the parking lane)as long as the spacing meets the standard
defined in paragraphs 2.a and 2.b above.
4. Each tree shall be planted in a planting area not less than 36 square feet;provided, however,
the tree well area may be no smaller than five feet by five feet or 25 square feet.Trees in urban
settings will include structural soil or other approved system to remediate reduced planting
areas.
5. Tree wells shall be irrigated in accordance with the City of Allen Water Conservation Code
and include a connecting subsurface drainage system.
Ordinance No.3886-1-22, Page 34
6. Trees planted along public streets must include a root barrier along the public street. The
length and depth of the barrier will be subject to the approval of the City Urban Forester at
the time of civil site plan review.
7. All street trees shall be maintained by the required property owner's association.
8. Street trees that are removed for any reason of the failure of that tree shall be replaced within
sixty days of such removal.
D. STREETSCAPE FURNISHINGS.
1. All street furniture shall be located in a manner allowing a clear sidewalk passageway of not
less than eight feet for Primary Streets and not less than six feet for Secondary Streets.
2. Furnishings may include one or more of the following:
a. Benches
b. Wayfinding signage or kiosks
c. Bollards
d. Planters
e. Bicycle racks
f. Trash/recycling receptacles
g. Water feature
h. Public art
Light poles, signs, and other street improvements can be located in the Pedestrian Amenity
Zone,but outside of the path of pedestrian travel.
E. SIDEWALKS.Unless otherwise identified on the Regulating Plan,sidewalks throughout the Property
shall be not less than six feet wide; provided,however, the sidewalk on Street B, Street C, Street D,
Street E,Street F,and the north side of Street G shall be not less than eight feet wide.
F. LIGHTING.
1. Lighting shall be installed along all streets and be no taller than 20 feet.
2. Street lights shall be placed at uniform locations based on the placement of street trees and
other street furniture to provide safety for both pedestrians and automobiles while limiting spill-
over and light pollution effects.
3. Light poles on public streets shall comply with ALDC base standards.
G. PEDESTRIAN AMENITY ZONE MATERIALS. Materials used in the Pedestrian Amenity Zone
may be hardscape or sofiscape and shall be compatible with the character of the neighborhood.
Ordinance No.3886-1-22,Page 35
SECTION 7. SIGN STANDARDS
A. GENERAL. Signs in the District shall conform to applicable ALDC provisions except as provided in
this Section 7.
B. ALLOWED SIGNS. The following signs shall be allowed subject to the size restrictions set forth in
the ALDC unless otherwise indicated below:
1. Sandwich/A-Frame Sign. Sandwich/A-frame sidewalk signs may be located in the Tollway
West and Ridgeview-Exchange Character Areas subject to the following:
a. The sign height shall not exceed four(4)feet:
b. Each sign face shall not exceed an area of eight(8)square feet:
c. The sign may be placed in the pedestrian amenity zone created by street trees and
pedestrian lighting.provided that:
i. The sign is located no closer than one foot - .„
(1.0')to the face of the curb:and +II
or-
ii.A minimum unobstructed sidewalk width of RE �1ve1.1 tut-
six(6)feet is maintained: "' ` { 'FRESII
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d. A sign permit must be obtained from the City prior : weo r000sr
to placement of the sign on the Property: SAND&iCHES'.
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e. Only one (1) A-frame sign is permitted per
occupancy.
f. A-frame signs may be placed on the sidewalk
adjacent to a restaurant associated with the sign
only during the restaurant's business hours:and
g. A maximum of one of each type of the following signs are allowed per retail.
restaurant.or service business:A-frame(sandwich board)signs and menu signs.
2. Off-premise multi-tenant signs.
a. Maximum effective area: 180 square feet per side.
b. Maximum number: two(2)on SH 121 (one(1) each for the Tollway West Character
Area and Exchange Pkwy. Character Area), one (1) on Exchange Pkwy. only for
Tollway West Character Area: and one (1) on Ridgeview Drive (in Exchange Pkwy.
Character Area).
3. Off-premise district signs.
a. Maximum effective area: 180 square feet per side.
Ordinance No.3886-1-22,Page 36
b. Maximum number: two (2) on SH
121 (one (1) each for the Tollway
West Character Area and Exchange ,- .
Pkwy. Character Area). two (2) on s.. ;i •;,/V
Exchange Pkwy.(one(1)for Tollway - � `, ''';.,I.. ;„.b=,: Iv
West Character Area and one (1) for i • K
Exchange Pkwy. Character Area). • ~`�•
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two (2) on Ridgeview Drive (in _ ._.a
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4. Outdoor patio umbrellas may contain advertising and be allowed for special events. retail.
service,or restaurant uses.
5. Vehicular Signs on food trucks and trailers.
6. Wall signs.
7. Blade Signs.
a. No more than one blade sign will be allowed for each building face. No monument
sign shall be permitted on the same street frontage adjacent to the building face when
a blade sign is installed on the same building face. Wall signs on the same building
face may be approved by the Sign Control Board pursuant to the criteria set forth in
Section 2.03 of the ALDC.
Ordinance No.3886-1-22,Page 37
b. Each sign face of a Blade sign shall not exceed an area of fifty square feet per building
face and shall not exceed five feet in width.
c. The lowest edge of the Blade sign shall be not less than twelve feet above the ground
beneath the sign.
d. The top edge of the Blade sign shall not exceed a height that is two-thirds (in linear
feet) of the height of the building face at the location of the building face where the
sign is attached.
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Ordinance No.3886-1-22,Page 38
8. Hanging/Projecting Signs.
a. No more than one (1) hanging sign will be allowed for each first-floor occupancy: provided. however, a first- 441
floor building occupant with public entrances on more
than one street frontage may have one (1) hanging sign
4;� �on each street frontage: •Oafs •, '
rip
b. Each sign face shall not exceed an area of twelve(12)
square feet: -' I
c. Each sign face shall not exceed a width of five feet(5.0'):
d. The lowest edge of the sign shall not be less than eight 111
feet(8.0')above the ground below the sign: and t U c
e. No hanging sign shall be closer than fifteen feet (15.0')
from another hanging sign. 3/4 T1D"C'
9. Window signs.
10. Illuminated signs. Illuminate signs are allowed within 150 feet of a residential property
internal to the District,but only if illumination does not exceed 2.0-foot candles measured at a
level five feet above the shared property line.
11. Painted Signs. Signs painted directly on the surface of ael
building or structure if approved in advance by the SignmB
Control Board.
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12. Utility Poles. Signs may be attached to public utility poles or
light poles if approved in advance by the Sign Control Board. I
the owner of the pole.and any other party that has prior rights ' —
to use of the pole. This paragraph 12 does not constitute
approval to place signs on public utility poles or light poles owned by the City.which approval
must be obtained from the City department with jurisdiction over the pole and the Director of
Community Development prior to placement of the sign on the City pole.
13. Banners. Banners for special events shall not be restricted by a number of permits per year or
restrictions on running consecutively: provided however, banner signs may be installed no
earlier than three weeks prior to the special event to which the sign relates and must be removed
no later than one week after the conclusion of the special event.
14. Digital Signs.
a. Digital signs must be facade-integrated signs.
b. Facade-integrated signs may be digital signs or static signs with a light source that is
not directly visible.
c. The total copy area for all signs is 6.500 square feet.
Ordinance No.3886-1-22,Page 39
d. Digital signs may not display light of such intensity or brilliance to cause glare,impair
the vision of an ordinary driver,or constitute a nuisance.
e. No flashing,dimming,or brightening of message is permitted except to accommodate
changes of message.
f. Nothing in this paragraph 14 shall be construed as authorizing installation of a digital
sign at a location that requires approval by TxDOT prior to installation.
15. Multistory Office Wall Signs
a. Multistory office wall signs shall not be required to be placed above a tenant's lease
space.
b. Signs may be located on the face of a building in either a horizontal or vertical direction
or near the top of the building facade.
c. Multistory office wall signs may be illuminated.
d. A multistory office wall sign may project no more than four feet (4.0') from the
building surface at the location to which it is attached.
e. Ground floor tenants in a multistory office shall be treated separately and may have
signs regulated in accordance with the standards in these Development Regulations
and the ALDC.
f. The allowable number and size of cumulative signs for multistory office wall signs,
per facade,is as follows:
i. Multistory office buildings may have three (3) signs per elevation not
including ground floor signage.
ii. Single-story building signs shall conform to the standards in these
Development Regulations and the ALDC for attached(wall)signs.
iii. Buildings between 20 feet and 60 feet in height shall have signs no larger than
25 square feet plus an additional three square feet for every one-foot in
building height over 20 feet.
iv. Buildings greater than 60 feet in height shall have signs no larger than 25
square feet plus an additional five(5)square feet for every one-foot(1.0') in
building height over 60 feet. This signage shall be restricted to placement
anywhere in the top 20%of the building façade.
16. Freestanding LED Sign. One (1) Freestanding LED Sign ("FLS") may be installed in the
Tollway East Character Area subject to the following:
a. The area of each sign face shall not exceed 460 square feet;
b. The FLS shall have no more than two(2)sign faces;
c. Sign supports must be wrapped in masonry or similar product with no poles visible.
Ordinance No.3886-1-22,Page 40
"Allen TX" in raised metal letters will be permitted on the masonry and shall not be
considered as part of the maximum effective area;
d. The FLS shall use LED,digital,or other similar technology;
e. The FLS may not display light of such intensity or brilliance to cause glare, impair
the vision of the ordinary driver, or constitute a nuisance;
f. No flashing,dimming,or brightening of message is permitted except to accommodate
changes of message;
g. The light source of the FLS shall not be directly visible;
h. The edges of the FLS shall be wrapped and not considered as part of the maximum
effective area;
i. The FLS shall not exceed sixty (60) feet, excluding a cutout that extends above the
rectangular border of the sign,measured from the grade level of the centerline of the
main-traveled way on State Hwy. 121,not including the frontage road of State Hwy.
121,closest to the FLS at a point perpendicular to the sign location;
j. The FLS shall be setback from any public right-of-way a distance of not less than
eight(8)feet;and
k. The design of the FLS shall be generally as shown in the following illustration:
0
Digital LED
— 4'Katy Trail
r lee House logo
I.Digital LED `—' 16 sqf
I I'x 40- n«
440 sqf
410
Ordinance No.3886-1-22,Page 41
17. Ranch Style Entry Sign.One(1)Ranch Style Entry Sign("RSE")may be installed within the
Tollway East Character Area subject to the following:
a. The area of each sign face shall not exceed twenty(20)square feet;
b. The RSE shall have no more than two(2)sign faces;
c. The RSE shall be set back not less than fifty feet(50')from the State Hwy. 121 frontage
road;
d. The RSE may be illuminated;and
e. The RSE shall consist of metal piping or other similar material overhanging the private
entry to a parking lot supporting the copy area of the sign which shall not be considered
part of the area of the sign face,as generally shown in the following illustration:
KATY
T R�A/I�''LL'`_
Ordinance No.3886-1-22, Page 42
18. Monument Signs for Tolhray East Character Area.No more than two(2)monument signs
may be installed along State Hwy. 121 within the Tollway East Character Area subject to the
following:
a. The area of each sign face shall not exceed ninety(90)square feet.
b. Each monument sign shall have no more than two(2)sign faces; and
c. The maximum sign height shall not exceed twelve(12)feet;and
d. Signs may be illuminated.
43.
16.1 syft
KATY
TRAII_ 54-
30.3 sgft
THE RANCH 27"
161.5"
2'
4'
Note: The height shown in this figure is for illustrative purposes only.The maximum height
of the sign shall be regulated by Section 7.B.18 of this Ordinance.
C. UNDEFINED SIGNS.Sign types not clearly defined in the ALDC may be allowed if approved by the
Sign Control Board after a recommendation by the Director of Community Development.
SECTION 8. SUSTAINABILITY
Incorporation of one or more of the following sustainable features may be used if privately owned and
maintained:
1. Permeable pavement
2. Bioswale/bioretention feature
Ordinance No.3886-1-22, Page 43
3. Rainwater cistern
4. Drought tolerant plant material
5. Pollinator supportive habitat
6. Smart irrigation controllers
SECTION 9.DETENTION
Detention facilities for the Property are not required as presented in the preliminary flood study and preliminary
downstream assessment. If in the future, conditions change and it is determined that Detention facilities are
needed,said facilities shall be designed regionally and may be developed as follows:
1. Regional detention facility construction may be phased so long as a supporting drainage study
has been approved by the Director of Engineering.
2. Once a pond is identified to be constructed, the pond shall be excavated to its buildout
condition,and not phase excavation of an individual pond.
3. Detention facilities may be constructed on a separate lot provided it is owned and maintained
by a property owners association.
SECTION 10.DEFINITIONS
Unless the context indicates otherwise,the following words and phrases shall have the following meanings as
used in these Development Regulations:
A. Build—to-Zone means the distance within which a building constructed along a Primary or Secondary
Frontage must be constructed measured from the street back-of-curb or property line.
B. Building Frontage means the percentage of a building's façade that is required to be located in the
Build-to-Zone, except for any additional setback needed to account for site visibility triangles, as a
proportion of that lot's frontage along the street. Publicly accessible and activated people spaces,such
as outdoor cafes,forecourts,patios,and plazas differentiated from the sidewalk shall be considered as
buildings for the calculation of building frontage.
C. Flex Space means floor area within a building(i)built to provide for flexibility of use over time; (ii)
constructed in a manner that can accommodate residential, office, or retail use; (iii) conforms to
commercial Building Code standards and handicap accessibility requirements under applicable federal
and state laws and regulations;and be constructed with clear ceiling height of not less than 14 feet from
the finished floor.
D. Gifts to the Street means building enhancements that improve the feel and experience of the street,
including porches,stoops,bay windows,balconies,masonry-clad footed chimneys,sunrooms,attached
pergolas,and colonnades.
E. Open Space means,for purposes of these Development Regulations,and in addition to the provisions
of the ALDC,open space shall also include:
1. Land area accessible to and permanently reserved for the common use and enjoyment of the
residents,tenants,and visitors within the District for leisure,and active and passive recreational
purposes;
Ordinance No.3886-1-22, Page 44
2. Floodplain,natural drainage areas or creeks,as long as maintained as an amenity
3. Ponds and bodies of water,so long as these are developed with pedestrian amenities not limited
to walking trails,decorative lighting,seating,or enhanced landscape treatment;and
4. Right-of-way setbacks developed with a planting mix supportive of native wildlife.
but shall not include:
1. Areas reserved for the exclusive use and benefit of an individual tenant or owner;
2. Streets,parking for non-park uses,alleys,and public rights-of-way;and
3. The City Forest Greenbelt.
F. Park means, for purposes of these Development Regulations, and in addition to the provisions of the
ALDC,parks may include:
1. Floodplain,natural drainage areas or creeks,as long as developed or preserved and maintained
as an amenity;
2. Ponds and bodies of water as maintained as an amenity so long as these are developed with
pedestrian amenities not limited to walking trails, decorative lighting, seating, or enhanced
landscape treatment;and
3. Permitted amenities;
but shall not include:
1. Areas reserved for the exclusive use and benefit of an individual tenant or owner;
2. Dedicated streets,parking,cross-access easements,alleys,and public rights-of-way;and.
3. The City Forest Greenbelt.
G. Pedestrian Amenity Zone means the band between the back of curb and the sidewalk which contains
such things as street trees,pedestrian scale lighting,street furnishings,and bicycle parking.
H. Signs: The various types of signs referenced in these Development Regulations are defined as follows:
1. A-Frame/Sandwich Board Sign means a self-supporting A-shaped sign with two (2) visible
sides that are situated on or adjacent to a sidewalk.
2. Menu sign means a window or freestanding sign containing menu items for the on-site retail or
restaurant business.
3. Patio Umbrella with advertising means a patio umbrella containing incidental advertising
directly or indirectly associated with the on-site retail or restaurant business.
4. Vehicular Signage on food trucks and trailers means vehicular signage attached to the food
truck or trailer that is serving as the place of business.
Ordinance No.3886-1-22, Page 45
5. Blade Sign means a projecting sign mounted on a building facade perpendicular to the street or
sidewalk,typically spanning multiple stories along a facade.
6. Hanging/Projecting Sign means a single-tenant sign mounted on a building facade and
projecting perpendicular to a street or sidewalk, with the location/mounting of the sign at or
below the indicated architectural break between the ceiling of the first story use and the floor
of the second story use.
Street Screen means a low screening wall built at the edge of a parking area or utility/ service area
consisting of:
1. the same material as the principal building the parking is serving or;
2. a living screen or;
3. a combination of the 1 and 2,above.
SECTION 11. SITE PLAN ADMINISTRATION
This Section 11 sets forth the exclusive procedures for reviewing and approving Site Plan applications for the
Property. The intent is to ensure that all development is consistent with the provisions of these Development
Regulations and the Regulating Plan. All sections of these Development Regulations shall be applied during
the review process.
A. Site Plan Review Process.
1. Site Plan Details. Site plan details to be provided on a site plan shall comply with Section
6.05.3 of the ALDC.
2. Site Plan Review Standards.The Director of Community Development shall be authorized to
approve a Site Plan if such Site Plan complies with the Regulating Plan and conforms to the
standards set forth in these Development Regulations and the ALDC.
3. Amendments to Approved Site Plans. The Director of Community Development shall be
authorized to approve changes to approved Site Plans that comply with the Regulating Plan
and the provisions in these Development Regulations.
B. Amendments to the Regulating Plan,Development Tracts,Parks&Open Space Plan,and Streets
Diagram.
1. Minor Changes.Except as otherwise provided in these Development Regulations,the Director
of Community Development shall have the authority to administratively approve minor
changes to the Regulating Plan, Development Tracts, Parks & Open Space Plan, and Streets
Diagram."Minor changes"include changes that:
a. Do not materially change the circulation on the Property.
b. Do not change the relationship between buildings and streets.
c. Do not amend the overall area allocation between different Character Areas by more
than 15%.
Ordinance No.3886-1-22, Page 46
d. Relocate mandatory parks provided the amount of park area satisfies the amount of
park area required as shown on the Parks & Open Space Plan or as required by these
Development Regulations.
e. Add amenities to the parks and open space requirements which may be used in addition
to or in lieu of the amenities identified, as approved by the Director of Parks and
Recreation or designee;or
f. Relocate trails required by these Development Regulations provided that pedestrian
and bike connectivity is maintained as intended by the Parks and Open Space Plan,as
approved by the Director of Parks and Recreation or designee.
2. Other Site Plan Changes. A change to the Regulating Plan, Development Tracts, Parks &
Open Space Plan, and Streets Diagram that does not qualify as a minor change shall be
processed in the same manner as an amendment to a zoning ordinance pursuant to the ALDC.
3. Changes Mandated by Law.Any modification to a street location shown on the Regulating
Plan that is necessitated by a Federal,State,or Local action may be administratively approved
by the Director of Engineering.
Ordinance No.3886-1-22, Page 47
APPENDIX"1"
BOUNDARY DESCRIPTIONS OF THE PROPERTY
Tollway West&Exchange Pkwy.Character Areas
Metes and Bounds Description:
BEING a tract of land situated in the S.Jackson Survey,Abstract No.489,City of Allen,Collin County,Texas,
the subject tract being a portion of a tract conveyed to Gateway to Twin Creeks, Ltd., according to the deed
recorded in Document No. 20190405000360520 of the Deed Records, Collin County, Texas (DRCCT), with
the subject tract being more particularly described as follows:
BEGINNING at a point being the intersection of the south line of State Highway 121,a variable width public
right-of-way(also known as the Sam Rayburn Tollway), with the west line of Exchange Parkway, a variable
width right-of-way, and from which a '/2 inch iron rod found for the north corner of said Gateway to Twin
Creeks tract, and being the west corner of a tract conveyed to the City of Allen, recorded in Document No.
20110714000729490 DRCCT,bears N 66°19'58"E,372.85 feet;
THENCE along the west line of Exchange Parkway,the following:
A non-tangent curve to the right having a central angle of 39°06'33",a radius of 75.50 feet,a chord of
S 43°38'42"E-50.54 feet,an arc length of 51.54 feet;
S 24°05'26"E, 184.03 feet;
A tangent curve to the right having a central angle of 10°36'O1",a radius of 1400.00 feet,a chord of S
18°47'26"E-258.64 feet,an arc length of 259.01 feet;
A reverse curve having a central angle of 22°23'31",a radius of 537.00 feet,a chord of S 24°41'11"E
-208.53 feet,an arc length of 209.87 feet;
A compound curve to the left having a central angle of 04°36'50",a radius of 837.00 feet,a chord of S
38°11'20"E-67.38 feet,an arc length of 67.40 feet;
A reverse curve having a central angle of 22°14'50",a radius of 378.00 feet,a chord of S 29°22'20"E
- 145.85 feet,an arc length of 146.77 feet;
A compound curve to the right having a central angle of 01°25'45",a radius of 1463.00 feet,a chord of
S 17°32'03"E-36.49 feet,an arc length of 36.49 feet;
A reverse curve having a central angle of 16°29'03",a radius of 1037.00 feet,a chord of S 25°03'42"E
-297.32 feet,an arc length of 298.35 feet;
A reverse curve having a central angle of 04°31'55",a radius of 1963.00 feet,a chord of S 31°02'16" E
- 155.22 feet,an arc length of 155.26 feet;
A reverse curve having a central angle of 10°54'12",a radius of 937.00 feet,a chord of S 34°13'25"E
- 178.04 feet,an arc length of 178.31 feet;
A reverse curve having a central angle of 13°58'39",a radius of 313.00 feet, a chord of S 32°41'l l" E
-76.17 feet,an arc length of 76.36 feet;
A reverse curve having a central angle of 08°41'03",a radius of 262.00 feet,a chord of S 30°02'23"E
-39.67 feet,an arc length of 39.71 feet;
APPENDIX"1"
BOUNDARY DESCRIPTIONS OF THE PROPERTY(cont.)
A reverse curve having a central angle of 05°36'49",a radius of 1052.00 feet,a chord of S 31°34'30"E
- 103.03 feet,an arc length of 103.07 feet;
And S 28°46'06" E, 86.62 feet to the north end of a corner clip being the intersection of the west line
of Exchange Parkway with the north line of Ridgeview Parkway,a variable width right-of-way;
THENCE along said corner clip,around a non-tangent curve to the right having a central angle of 89°59'44",a
radius of 65.00 feet,a chord of S 16°14'03"W-91.92 feet,an arc length of 102.10 feet;
THENCE along the north line of Ridgeview Parkway,the following:
S 61°13'57"W,23.99 feet;
A tangent curve to the right having a central angle of 08°07'15",a radius of 1010.00 feet, a chord of S
65°17'34"W- 143.03 feet,an arc length of 143.15 feet;
S 67°18'27"W, 110.91 feet;
A non-tangent curve to the right having a central angle of 10°27'15", a radius of 1020.00 feet,a chord
of S 80°49'09"W- 185.85 feet,an arc length of 186.11 feet;
S 86°02'46"W,407.23 feet;
A tangent curve to the left having a central angle of 23°22'36", a radius of 1245.00 feet,a chord of S
74°21'28"W-504.44 feet,an arc length of 507.96 feet;
S 62°40'11"W,49.34 feet;
And a tangent curve to the left having a central angle of 18°48'47",a radius of 1120.00 feet,a chord of
S 53°15'47"W-366.10 feet,an arc length of 367.75 feet to the east line of a tract Catholic Diocese of
Dallas(Our Lady of Angels),recorded in Document No.20021106001631770 DRCCT;
THENCE N 00°15'11"W,298.66 feet along the east line of said Catholic Diocese of Dallas tract to a 1/2"iron
rod with plastic cap found for the northeast corner thereof,and being the southeast corner of a tract conveyed
to Mixon Investments Co.,Inc.,recorded in Volume 803,Page 446 DRCCT;
THENCE N 00°33'21" W, 18.98 feet along the east line thereof;
THENCE N 01°36'22"W, 1331.40 feet continuing along the east line thereof;
THENCE N 00°37'22"W,275.08 feet to the south line of State Highway 121;
THENCE N 66°19'58" E, 945.73 feet along the south line thereof to the POINT OF BEGINNING with the
subject tract containing 2,437,466 square feet or 55.957 acres of land.
APPENDIX"1"
BOUNDARY DESCRIPTIONS OF THE PROPERTY(cont.)
Exchange Pkwy.Character Area
Metes and Bounds Description:
BEING a tract of land situated in the S.Jackson Survey,Abstract No.489,City of Allen,Collin County,Texas,
the subject tract being a portion of a tract conveyed to Gateway to Twin Creeks, Ltd., according to the deed
recorded in Document No. 20190405000360520 of the Deed Records, Collin County, Texas (DRCCT),with
the subject tract being more particularly described as follows:
BEGINNING at a point being the intersection of the south line of State Highway 121,a variable width public
right-of-way (also known as the Sam Rayburn Tollway), with the east line of Exchange Parkway, a variable
width right-of-way;
THENCE N 66°19'58"E, 106.93 feet along the south line of State Highway 121 to a'/2 inch iron rod found for
the north corner of said Gateway to Twin Creeks tract,and being the west corner of a tract conveyed to the City
of Allen,recorded in Document No.20110714000729490 DRCCT;
THENCE along the west line of said City of Allen tract,the following:
S 28°09'49"E,414.45 feet;
S 52°21'04" E,77.56 feet;
S 26°38'52" E,358.54 feet;
S 42°14'19" E, 110.72 feet;
S 22°43'21"E,476.41 feet;
A non-tangent curve to the right having a central angle of 113°52'16",a radius of 110.19 feet, a chord
of S 03°22'52"W- 184.70 feet,an arc length of 219.00 feet;
S 06°05'33"E, 107.48 feet;
S 46°43'44"W,62.10 feet;
S 28°20'00" E,40.81 feet;
N 82°45'38"E,202.81 feet;
And S 29°12'55"E,86.51 feet to the north line of Ridgeview Parkway,a variable width right-of-way;
THENCE along the north line of Ridgeview Parkway,the following:
A non-tangent curve to the right having a central angle of 08°35'26",a radius of 990.00 feet,a chord of
S 56°56'14"W- 148.29 feet,an arc length of 148.43 feet;
S 61°14'29"W,22.94 feet;
And S 61°13'54" W, 2.00 feet to the south end of a corner clip being the intersection of Ridgeview
Parkway with the east line of Exchange Parkway;
APPENDIX"I"
BOUNDARY DESCRIPTIONS OF THE PROPERTY(cont.)
THENCE along said corner clip,around a tangent curve to the right having a central angle of 89°58'19",a radius
of 65.00 feet,a chord of N 73°46'57"W-91.90 feet,an arc length of 102.07 feet;
THENCE along the east line of Exchange Parkway,the following:
A compound curve to the right having a central angle of 10°30'06",a radius of 968.50 feet,a chord of
N 23°32'44"W- 177.27 feet,an arc length of 177.52 feet;
N 21°59'57"W, 100.70 feet;
A non-tangent curve to the left having a central angle of 21°36'45",a radius of 1337.00 feet,a chord of
N 30°34'53"W-501.35 feet,an arc length of 504.33 feet;
A non-tangent curve to the right having a central angle of 07°01'34",a radius of 1163.00 feet,a chord
of N 37°52'30"W- 142.53 feet,an arc length of 142.62 feet;
A compound curve to the right having a central angle of 23°12'51",a radius of 378.00 feet,a chord of
N 22°45'17"W- 152.11 feet,an arc length of 153.15 feet;
A reverse curve having a central angle of 11°16'45",a radius of 452.00 feet,a chord of N 16°47'14"W
-88.84 feet,an arc length of 88.98 feet;
A reverse curve having a central angle of 08°58'36", a radius of 1130.00 feet,a chord of N 17°56'19"
W- 176.86 feet,an arc length of 177.04 feet;
A reverse curve having a central angle of 08°58'27", a radius of 1624.00 feet, a chord of N 17°56'14"
W-254.10 feet,an arc length of 254.36 feet;
A reverse curve having a central angle of 13°56'14",a radius of 263.00 feet,a chord of N 15°27'20"W
-63.82 feet,an arc length of 63.98 feet;
A reverse curve having a central angle of 15°36'13",a radius of 437.00 feet,a chord of N 16°17'19"W
- 118.64 feet,an arc length of 119.01 feet;
And N 24°05'26" W, 96.28 feet to the POINT OF BEGINNING with the subject tract containing
388,798 square feet or 8.926 acres of land.
APPENDIX"1"
BOUNDARY DESCRIPTIONS OF THE PROPERTY(cont.)
Tollway East Character Area
Metes and Bounds Description:
BEING a tract of land situated in the S.Jackson Survey,Abstract No.489,City of Allen,Collin County,Texas,
the subject tract being a portion of a tract of land conveyed to Gateway to Twin Creeks,Ltd.,according to the
deed recorded in Document No. 20190405000360520 of the Deed Records, Collin County,Texas (DRCCT),
with the subject tract being more particularly described as follows:
BEGINNING at a 1" iron rod with plastic cap found on the south line of State Highway 121,a variable width
public right-of-way,for the northwest corner of Lot 1,Block A,Collin College Technical Campus,an addition
recorded in Cabinet 2018,Page 853,Plat Records,Collin County,Texas(PRCCT);
THENCE S 00°31'26"W, 111.91 feet along the west line thereof;
THENCE S 01°34'17" E, 372.73 feet continuing along the west line thereof to the north line of Lot 1R,Block
A,Allen ISD STEAM Center,an addition recorded in Cabinet 2018,Page 407 PRCCT;
THENCE S 66°23'18"W,868.16 feet along the north line thereof to the east line of a tract conveyed to the City
of Allen,recorded in Document No.20110714000729490 DRCCT;
THENCE N 27°30'50" W,447.04 feet along the east line thereof to a'A inch iron rod found on the south line
of said highway;
THENCE N 66°18'10" E, 1084.21 feet along the south line thereof to the POINT OF BEGINNING with the
subject tract containing 435,345 square feet or 9.994 acres of land.
¬¬¬¬¬¬¬¬¬¬¬¬¬¬¬PD ZONING EXHIBIT "B"¬¬¬¬¬¬¬¬¬¬¬¬¬¬¬
GATEWAY ALLEN AT TWIN CREEK
IN THE CITY OF ALLEN, COLLIN COUNTY, TEXAS
74.877 Acres
S. JACKSON SURVEY, ABSTRACT NO. 489
J.W. PARSONS SURVEY, ABSTRACT NO. 705
Sheet 1 of 2
LOCATION MAP
1" = 1000'
LEGEND
1/2" IRON ROD W/ PLASTIC CAP
STAMPED "SPIARSENG" SET, UNLESS
OTHERWISE NOTED.
IRON ROD FOUND
CAPPED IRON ROD FOUND
POWER POLE
SAN. SEWER MANHOLE
STORM SEWER MANHOLE
LIGHT POLE/STANDARD
GUY WIRE ANCHOR
SIGNPOST
FIRE HYDRANT
GAS TEST LEAD
GAS LINE MARKER
FIBREOPTIC CABLE MARKER
ELECTRIC BOX
WATER VALVE
WATER METER
SANITARY SEWER CLEANOUT
WOOD FENCE
OVERHEAD POWER LINE
CONTROL MONUMENT
PROJECT
LOCATION
Scale: 1"=120' September 6, 2019 SEI Job No. 19-060
OWNER / APPLICANT
Gateway to Twin Creeks, Ltd.
300 Twin Creeks Drive
Allen, TX 75013
Telephone (972) 390-1190
Contact: Charles Nies
ENGINEER / SURVEYOR
Spiars Engineering, Inc.
765 Custer Road, Suite 100
Plano, TX 75075
Telephone: (972) 422-0077
TBPE No. F-2121 / TBPLS No. F-10043100
Contact: Kevin Wier
PLANNER / ZONING CONSULTANT
Knapp Land Solutions
5381 Moss Glen Dr.
Frisco, TX 75034
Telephone (972) 885-7537
Contact: James KnappM A
T
C
H
L
I
N
E
SHT
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2
Doc. No. 20190405000360520 DRCCT
variabl
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wi
dt
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R.
O.
W.Vol. 803, Pg. 446 DRCCT55.957 Acres
( 2,437,466 Sq. Ft.)
8.926 Acres
( 388,798 Sq. Ft.)
Line Table
Curve Table
Doc. No. 2017-604 PRCCT
Cab. Q, Pg. 15 PRCCT
POINT OF
BEGINNING
va
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le
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id
th
R
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.W
.
variable width R.O.W.Doc. No. 20021106001631770 DRCCTPOINT OF
BEGINNING
TRACT 1
APPENDIX "2"
ZONING EXHIBIT
¬¬¬¬¬¬¬¬¬¬¬¬¬¬¬PD ZONING EXHIBIT "B"¬¬¬¬¬¬¬¬¬¬¬¬¬¬¬
GATEWAY ALLEN AT TWIN CREEK
IN THE CITY OF ALLEN, COLLIN COUNTY, TEXAS
74.877 Acres
S. JACKSON SURVEY, ABSTRACT NO. 489
J.W. PARSONS SURVEY, ABSTRACT NO. 705
Scale: 1"=120' September 6, 2019 SEI Job No. 19-060
OWNER / APPLICANT
Gateway to Twin Creeks, Ltd.
300 Twin Creeks Drive
Allen, TX 75013
Telephone (972) 390-1190
Contact: Charles Nies
ENGINEER / SURVEYOR
Spiars Engineering, Inc.
765 Custer Road, Suite 100
Plano, TX 75075
Telephone: (972) 422-0077
TBPE No. F-2121 / TBPLS No. F-10043100
Contact: Kevin Wier
Sheet 2 of 2
PROJECT
LOCATION
LOCATION MAP
1" = 1000'
LEGEND
1/2" IRON ROD W/ PLASTIC CAP
STAMPED "SPIARSENG" SET, UNLESS
OTHERWISE NOTED.
IRON ROD FOUND
CAPPED IRON ROD FOUND
POWER POLE
SAN. SEWER MANHOLE
STORM SEWER MANHOLE
LIGHT POLE/STANDARD
GUY WIRE ANCHOR
SIGNPOST
FIRE HYDRANT
GAS TEST LEAD
GAS LINE MARKER
FIBREOPTIC CABLE MARKER
ELECTRIC BOX
WATER VALVE
WATER METER
SANITARY SEWER CLEANOUT
WOOD FENCE
OVERHEAD POWER LINE
CONTROL MONUMENT
PLANNER / ZONING CONSULTANT
Knapp Land Solutions
5381 Moss Glen Dr.
Frisco, TX 75034
Telephone (972) 885-7537
Contact: James KnappM A
T
C
H
L
I
N
E
SHT
.
1
Doc. No. 2018-407 PRCCT
LOT 1R, BLOCK A
Doc. No. 2018-853 PRCCT
LOT 1, BLOCK A
Doc. No. 20190405000360520 DRCCT
Doc. No. 20190405000360520 DRCCT
variable
wi
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R.
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W.
es
Ft.)
8.926 Acres
( 388,798 Sq. Ft.)
INT OF
NNING
va
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iab
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id
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R
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.
Line Table
Curve Table
9.994 Acres
( 435,345 Sq. Ft.)
INT OF
NNING
RACT 1
POINT OF
BEGINNING
TRACT 2
POINT OF
BEGINNING
TRACT 3
Curve Table
Line Table
APPENDIX "2" ZONING
EXHIBIT (cont.)
The use of land and buildings listed shall be in accordance with those listed in the following schedule of
permitted principal uses and schedule of permitted accessory uses by Character Area. Specific Use Permits
shall not be required for any use unless established herein.
Legend for interpreting schedules of permitted uses:
X — Use permitted in district indicated.
— Use prohibited in district indicated.
S — Use may be permitted upon approval of specific use permit.
T — Use may be permitted as a temporary use.
Schedule of Principal Uses
Character Areas
Use Tollway West Ridgeview-Exchange Exchange Pkwy. Tollway East
ADULT DAYCARE
AGRICULTURAL USE
AMENITY CENTER X X
AMPHITHEATER X X X X
AMUSEMENT, COMMERCIAL (INDOOR) X X X X
AMUSEMENT, COMMERCIAL (OUTDOOR) X X X
ANTIQUE SHOP (INCLUDING
ANTIQUE FAIRS) X X X X
ARTISANS AND ARTIST STUDIO
(INCLUDING ART FAIRS) X X X X
ASSISTED LIVING X X X X
AUTO PAINTING OR BODY SHOP S
AUTO PARTS SALES X X X
AUTO, TRAILER, TRUCK RENTAL
AUTOMOTIVE REPAIRS, MAJOR S
AUTOMOTIVE REPAIRS, MINOR S
BAKERIES (WHOLESALE)
BAKERY OR CONFECTIONERY X X X X
BANKS AND FINANCIAL INSTITUTIONS X X X X
BED & BREAKFAST X X X X
BEER & WINE PACKAGE SALES
WITH GREATER THAN 50% OF X X X X
APPENDIX "3"
SCHEDULE OF USES
Character Areas
Use Tollway West Ridgeview-Exchange Exchange Pkwy. Tollway East
REVENUE FROM BEER & WINE
BICYCLE SHOP/REPAIR SERVICE XXXX
BOAT DISPLAY SALES AND REPAIR S
BOOK, CARD, OR NOVELTY SHOPS XXXX
BUILDING MATERIALS SALES (Outdoor)
BUILDING MATERIALS SALES (Indoor) XX X
CAR WASH
CARNIVAL OR CIRCUS T
CARPENTRY, PAINTING SHOPS SS
CATERING XXXX
CHURCH, TEMPLE, OR RECTORY SSSX
CLINIC, MEDICAL XXXX
COLLEGE UNIVERSITY OR TRADE
SCHOOL XX X
COMMUNITY CENTER XXXX
CONCRETE BATCH PLANT (NON-TEMP)
CONCRETE BATCH PLANT
(TEMPORARY) (Shall be located a
minimum of 500 feet from any existing
residential structure)
TTTT
CONGREGATE RESIDENCE
CONSTRUCTION OFFICE (TEMPORARY) TTTT
CONVENIENCE STORE XXXX
COUNTRY CLUB XXXX
CRAFT BREWERY (INCLUDING
BOTTLING AND CANNING) XXX
DANCE/MARTIAL ARTS STUDIOS XXXX
DAYCARE FACILITY XXXX
DEPARTMENT OR DISCOUNT STORES XX X
DRUG STORE OR PHARMACY XXXX
DWELLING, CONDOMINIUM XXXX
DWELLING, MULTI-FAMILY
(APARTMENT) XXXX
APPENDIX "3"
SCHEDULE OF USES (cont.)
Character Areas
Use Tollway West Ridgeview-Exchange Exchange Pkwy. Tollway East
DWELLING, SINGLE-FAMILY
(ATTACHED) XX
DWELLING, SINGLE-FAMILY
(DETACHED)
DWELLING, TWO-FAMILY
EQUIPMENT RENTAL
FABRICS OR NEEDLEWORK SHOP XXXX
FAIRGROUNDS OR RODEO
FAMILY HOME
FARM IMPLEMENT SALES AND SERVICE X
FARMER’S MARKET TTTT
FITNESS AND HEALTH CENTER (15,000
SQ.FT. OR LESS) XXXX
FITNESS AND HEALTH CENTER
(GREATER THAN 15,000 SQ.FT.) SSSS
FLORIST XXXX
FOOD HALL OR CAFETERIA XXXX
FOOD PROCESSING (HEAVY)
FOOD SERVICE XXXX
FOOD TRUCK
PARKS/LOTS/LOCATIONS SSSS
FOOD TRUCK PARK XXXX
FRATERNAL ORG., LODGE, CIVIC
CLUBS XXXX
FUELING STATION SSSX
FUNERAL HOMES AND MORTUARIES XX X
FURNITURE/APPLIANCE SALES XX X
GARAGE, PUBLIC OR PRIVATE PARKING XXXX
GOLF COURSE
GOLF COURSE (PUBLIC)
GROCERY XXXX
GYMNASTICS AND SPORTS
TRAINING FACILITY XXXX
HARDWARE STORE XXXX
HELISTOP SSSS
APPENDIX "3"
SCHEDULE OF USES (cont.)
Character Areas
Use Tollway West Ridgeview-Exchange Exchange Pkwy. Tollway East
HELISTOP (TEMPORARY) TTTT
HOSPICE XXXX
HOSPITAL XXXX
HOTEL XXXX
KEY SHOP, LOCKSMITH XXXX
LABORATORIES: BIO SAFETY - LEVEL 2 XX
LABORATORIES: BIO SAFETY - LEVEL 3 XX
LABORATORIES: DENTAL XX
LAUNDRY, SELF-SERVICE X
LAUNDRY/CLEANING PLANT,
COMMERCIAL
LAUNDRY/CLEANING PLANT,
RETAIL w/PK/UP XXXX
LAUNDRY/DRY CLEANING, PICK-UP
ONLY XXXX
LAWN EQUIPMENT SALES & REPAIR X
LONG-TERM CARE FACILITY XXXX
MACHINE SHOP OR WELDING
MAINTENANCE & STORAGE FACILITIES X
MANUFACTURING, LIGHT SS
MASSAGE ESTABLISHMENT XXXX
MEDICAL OR DENTAL OFFICE XXXX
MICRO BREWERY XXXX
MICRO DISTILLERY XXXX
MINI-WAREHOUSES
MONUMENT SALES
MOTORCYCLE SALES & SERVICE X
MUSEUM/ART GALLERY XXXX
NURSERY, RETAIL PLANT XSSX
OFFICE SHOWROOM/WAREHOUSE SX
OFFICE USE XXXX
APPENDIX "3"
SCHEDULE OF USES (cont.)
Character Areas
Use Tollway West Ridgeview-Exchange Exchange Pkwy. Tollway East
OIL AND GAS WELLS
OPEN STORAGE
OUTDOOR PRODUCE MARKET XXXX
PARK (PRIVATE) XXXX
PARK OR PLAYGROUND (PUBLIC) XXXX
PAWN SHOPS
PEST CONTROL SERVICE SS
PRINTING OR NEWSPAPER
ESTABLISHMENT
PRIVATE CLUB XX
PUBLIC SERVICE FACILITY
RADIO OR TV BROADCAST STUDIO XXXX
REAL ESTATE SALES OFFICE (TEMP.) TTTT
RECREATION CENTER (PUBLIC) XXXX
RENTAL, AUTO, TRAILER, TRUCK
RESTAURANT (DRIVE-IN OR THROUGH) XXXX
RESTAURANT (NO DRIVE-IN OR
THROUGH) XXXX
RESTAURANT (WITH LIVE MUSIC
INDOORS) XXXX
RESTAURANT (WITH LIVE MUSIC
OUTDOORS) XXX
RETAIL STORE XXXX
SCHOOL, PRIVATE OR PAROCHIAL X
SCHOOL, PUBLIC X
SEASONAL SALES TTTT
SENIOR INDEPENDENT LIVING XXXX
SERVICE CONTRACTOR
SPECIALTY/ HEALTH FOOD XXXX
STUDIO XXXX
SWIM OR TENNIS CLUB
TARGET RANGE
APPENDIX "3"
SCHEDULE OF USES (cont.)
Character Areas
Use Tollway West Ridgeview-Exchange Exchange Pkwy. Tollway East
TATTOO STUDIO (Res. #1512-7-97(R)) XXXX
TEMPORARY FAIRS, FESTIVALS,
SPECIAL EVENTS TTTT
TEEN CLUB XXXX
THEATER (CINEMA) XXXX
THEATER (LIVE) XXXX
TRUCK SALES AND REPAIR - NEW
UPHOLSTERY SHOP XXXX
VETERINARY HOSPITAL, ANIMAL
CLINIC OR ANIMAL BOARDING
FACILITY
XXX
VIDEO REDEMPTION MACHINES (8-
LINER MACHINES) - 5 or more SSSS
APPENDIX "3"
SCHEDULE OF USES (cont.)
Schedule of Accessory Uses
Character Areas
Use Tollway West Ridgeview-Exchange Exchange Pkwy. Tollway East
AGRICULTURAL USE XXXX
BAKERY OR CONFECTIONERY XXXX
BANKS AND FINANCIAL
INSTITUTIONS XXXX
BOOK, CARD, OR NOVELTY SHOPS XXXX
CAR WASH XXXX
CONVENIENCE STORE XXXX
DAYCARE FACILITY XXXX
DRUG STORE OR PHARMACY XXXX
FITNESS AND HEALTH CENTER XXXX
FLORIST XX
FOOD SERVICE X
FRATERNAL ORG., LODGE, CIVIC
CLUBS X
FUELING STATION XXX
GARAGE, PUBLIC OR PRIVATE
PARKING XXXX
GYMNASTICS / DANCE STUDIO XXXX
KEY SHOP, LOCKSMITH XXXX
LABORATORIES: BIO SAFETY
LEVEL 2 XXXX
LABORATORIES: DENTAL XXXX
LAUNDRY, SELF-SERVICE XXXX
LAUNDRY/DRY CLEANING, PICK-UP
ONLY XXXX
LIVE MUSIC VENUE XXXX
MAIL: COMMUNITY MAILBOX
STRUCTURE XXXX
MEDICAL OR DENTAL OFFICE XXXX
OFFICE USE XXXX
OUTDOOR DISPLAY SS
OUTDOOR STORAGE SSSS
PARK-AND-RIDE FACILITY XXXX
APPENDIX "3"
SCHEDULE OF USES (cont.)
Character Areas
Use Tollway West Ridgeview-Exchange Exchange Pkwy. Tollway East
PLAYFIELD OR STADIUM XXXX
PRIVATE CLUB XXXX
RADIO OR TV BROADCAST STUDIO XXXX
RECREATION CENTER (PUBLIC) XXXX
RESTAURANT (DRIVE-IN OR
THROUGH) XXXX
RESTAURANT (NO DRIVE-IN OR
THROUGH) XXXX
RESTAURANT / PRIVATE CLUB XXXX
RETAIL STORE XXXX
SIGN SHOP XXXX
SWIM OR TENNIS CLUB XXXX
SWIM POOL XXXX
TELECOMMUNICATIONS (MONOPOLE
TOWER) XXXX
WIND ENERGY SYSTEM, MEDIUM XXXX
WIND ENERGY SYSTEM, SMALL XXXX
APPENDIX "3"
SCHEDULE OF USES (cont.)
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T OLL W A Y E A STTOLLWAY EAST
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Land Use: PD-Corridor Commercial
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Land Use: PD-Corridor Commercial
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SA M R AY B U RN TOLL W AY / S TATE HWY . 1 2 1SAM RAYBURN TOLLWAY / STATE HWY. 121
WALNUT SPRINGS DR.WALNUT SPRINGS DR.60’ R.O.W.60’ R.O.W.EXCHANGE PKWY.EXCHANGE PKWY.Var. Width R.O.W.Var. Width R.O.W.RIDGEVIEW DR.
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Var.
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.STREET HSTREET HSTREET ESTREET ESTREET FSTREET FSTREET CSTREET CBENDING BRANCH WY.BENDING BRANCH WY.80’ Width R.O.W.80’ Width R.O.W.STREET ASTREET AS TR E E T DSTREET DSTREET GSTREET GSTREET GSTREET GSTREET BSTREET B Legend & General Notes:
Symbol Description / Notes
Ground fl oor retail ready space with minimum 14-foot-high fi rst fl oor ceiling height.
Primary Building Frontage. Minimum required percentage of building facade frontage
of 75%.
Secondary Building Frontage. Minimum required percentage of building facade
frontage of 60%.
General Frontage. Character Areas without a building frontage indicated or any
additional developer-driven private streets shall be considered “General Frontage”.
Minimum required percentage of building facade frontage of 30%.
Building Height Restriction. Urban Living residential units will be limited to no more
than 3-stories within 90 feet of Ridgeview Dr. for the area identifi ed.
In general and when possible, buildings shall orient primary views and secondary
access points toward the City Forest Greenbelt. Restaurants shall provide outdoor patio
seating along this edge. Office, hospitality and residential uses shall provide outdoor
gathering spaces along this edge.
Notes:
• Contour Interval = one foot (1’).
• A portion of the subject property is located in the 100-year fl oodplain according to
FEMA Map No. 48085C0265J, Community-Panel No. 480131 0265 J, Map Revised: June 2, 2009
and Map No. 48085C0380K, Community-Panel No. 480131 0380 K, Map Revised: June 7, 2017.
• A 15 foot maintenance easement will be maintained parallel and adjacent to the 100-year
fl oodplain.
Owner:
Gateway to Twin Creeks, LLC
300 Twin Creeks Dr.
Allen, TX 75013
(972) 390-1190
Contact: Charles Nies, Danny Haisler
Owner Representative/ Land Planner:
Knapp Land Solutions (KLS)
5381 Moss Glen Dr.
Frisco, TX 75034
(972) 885-7537
Contact: James Knapp
Engineer / Surveyor:
Spiars Engineering
765 Custer Road, Suite 100
Plano, TX 75075
(972) 422-0077
Contact: Kevin Wier, PE
Landscape Architect:
Norris Design
208 North Market Street, Suite 250
Dallas, TX 75202
(972) 232-4169
Contact: Rick Leisner, AICP, ASLA
Marketing & Sales:
David Hicks Company
(214) 720-9977
davidhickscompany.com
Contact: David Hicks
Project
Gateway Allen at
Twin Creeks
Development Team
Scale 1”=120’
0’ 120’ 240’
This drawing is a pictorial representation for presentation
purposes only and is subject to change without notice. Additionally, no warranty is made to the accuracy, completeness, or of the information contained herein.
Location Map
Date:
Abstract
Exchange Pkwy.Ridgeview Dr.Sam R
a
y
b
u
r
n
T
oll
w
a
y
N.T.S.
55.957 acre tract, 8.926 acre tract, 9.994
acre tract situated in the S. Jackson
Survey, Abstract No. 489, City of Allen,
Collin County, Texas
Date Issued: September 06, 2019
Revisions:
_____________________________
_____________________________
_____________________________
_____________________________
_____________________________
November 15, 2019
December 11, 2019
PROJECTLOCATION
KNAPP
LAND SOLUTIONS Dr.Dr.Dr.rrDr.rSam RRam R RSammaSamSamm RSam RRSam RSam RamRam Raam Rm Ram RSam RRSam RRaRRamRRRRmRm RRam Ram RRmRRam RSaRRSam RRRSam Rm Ram RRam RSam RRRRRRSam RmmRRR R R RRamam RRRamRm RRR Rmm Samm amaamammmmaamSammSaaSaSaSaSSaaSaSSSSaSaa
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Regulating Plan
PD (_______)
APPENDIX 4
REGULATING PLAN
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(PAR T O F T R A C T 2)(PART OF TRACT 2)
((+/-+/- 1.4 AC.) 1.4 AC.)
O PE N S PA CEOPEN SPACE
(P A R T OF T R A CT 7 C )(PART OF TRACT 7C )
((+/-+/- 1.0 AC.) 1.0 AC.)
O P E N S P A C EOPEN SPACE
(PAR T O F T R A C T 7A)(PART OF TRACT 7A)
((+/-+/- 1.0 AC.) 1.0 AC.)
CE N TR A L S QU AR ECENTRAL SQUARE
O P E N S PAC EOPEN SPACE
(T RAC T 4 )(TRACT 4)
+/-+/- 1 .5 A C. 1.5 AC.
CI TY F O RES T G R EEN B ELTCITY FOREST GREENBELT
(OUT TRACT - (OUT TRACT -
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(OUT TRACT - LAND PREV. DONATED BY DEVELOPER)(OUT TRACT - LAND PREV. DONATED BY DEVELOPER)
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SAM R A YB UR N T O LL W A Y / STAT E HWY . 121SAM RAYBURN TOLLWAY / STATE HWY. 121
WALNUT SPRINGSDR.WALNUT SPRINGSDR.60’ R.O.W.60’ R.O.W.EXCHANGE PKWY.EXCHANGE PKWY.Var. Width R.O.W.Var. Width R.O.W.RIDGEVIEW DR.
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.STREET BSTREET BSTREET HSTREET HSTREET ESTREET ESTREET FSTREET FSTREET CSTREET CSTREET DSTREET D BENDING BRANCH WY.BENDING BRANCH WY.80’ Width R.O.W.80’ Width R.O.W.STREET ASTREET ASTREET GSTREET GSTREET GSTREET G Legend & General Notes:
Symbol Description / Note
Central Square (Tract 4). Programmed open space central to the Property that pro-
motes gathering of individuals who live, work, or who have come to play/visit the Gate-
way Allen at Twin Creeks development. A restaurant, coffee shop, or other use that acti-
vates the space may be incorporated, and not count against the open space requirement
defined herein. Approx. 1.2 acres total.
Gateway Forest. Preserved open space providing an 8-foot wide trail connecting the
Central Square (Tract 4) with the City Forest Greenbelt (Out Tract) described below.
Approx. 6.6 acres total.
City Forest Greenbelt (Out Tract). Previously dedicated open space to the City
of Allen. Preserved open space completed with 12’ hike and bike trail system as a
part of the “Six Cities Trail Plan” and “Collin County Regional Trails Master Plan.”
Development along the perimeter of the City Forest Greenbelt shall address the forest
with great visibility and access. Approx. 19.5 acres total.
General Open Space. Open space predominantly used for passive recreational use.
Approx. 3.4 acres total.
Landscape Buff er. Landscaped perimeter edges of varying widths as identifi ed herein.
A minimum 15’ of a landscape buff er shall be unencumbered. Approx. 2.8 acres total
for those areas containing a 10’ hike and bike trail.
Character Area Parks. May be a Plaza, Paseos, and/or Special Use Park of not less
than one half (1/2) acre in cumulative total space per Character Area. (Not location
specific within the Character Area.) Approx. 2.0 acre total.
Notes:
• A minimum of 16.0 acres of open space shall be provided through a combination of
any of the types defined above, except for the Gateway Forest 2 previously dedicated.
The approximate acreages shown may change during detailed design, but the total
open space dedication shall not be less than 16.0 acres.
Owner:
Gateway to Twin Creeks, LLC
300 Twin Creeks Dr.
Allen, TX 75013
(972) 390-1190
Contact: Charles Nies, Danny Haisler
Owner Representative/ Land Planner:
Knapp Land Solutions (KLS)
5381 Moss Glen Dr.
Frisco, TX 75034
(972) 885-7537
Contact: James Knapp
Engineer / Surveyor:
Spiars Engineering
765 Custer Road, Suite 100
Plano, TX 75075
(972) 422-0077
Contact: Kevin Wier, PE
Landscape Architect:
Norris Design
208 North Market Street, Suite 250
Dallas, TX 75202
(972) 232-4169
Contact: Rick Leisner, AICP, ASLA
Marketing & Sales:
David Hicks Company
(214) 720-9977
davidhickscompany.com
Contact: David Hicks
Project
Gateway Allen at
Twin Creeks
Development Team
Scale 1”=120’
0’ 120’ 240’
This drawing is a pictorial representation for presentation purposes only and is subject to change without notice.
Additionally, no warranty is made to the accuracy, completeness, or of the information contained herein.
Location Map
Date:
Abstract
Exchange Pkwy.Ridgeview Dr.Sam R
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55.957 acre tract, 8.926 acre tract, 9.994
acre tract situated in the S. Jackson
Survey, Abstract No. 489, City of Allen,
Collin County, Texas
Date Issued: September 06, 2019
Revisions:
_____________________________
_____________________________
_____________________________
_____________________________
_____________________________
November 15, 2019
December 11, 2019
PROJECTLOCATION
KNAPP
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Parks & Open Space Plan
PD (_______)
APPENDIX "5"
PARKS AND OPEN SPACE PLAN
APPENDIX "6" STREET CROSS SECTION
APPENDIX "6" STREET CROSS SECTION (cont.)
APPENDIX "6" STREET CROSS SECTION (cont.)
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S A M RAY BU RN TOL LW AY / S TA TE H WY. 1 2 1SAM RAYBURN TOLLWAY / STATE HWY. 121
WALNUT SPRINGS DR.WALNUT SPRINGS DR.60’ R.O.W.60’ R.O.W.EXCHANGE PKWY.EXCHANGE PKWY.Var. Width R.O.W.Var. Width R.O.W.RIDGEVIEW DR.
RIDGE
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.STREET BSTREET BSTREET ASTREET ASTREET HSTREET HSTREET ESTREET ESTREET FSTREET FSTREET CSTREET CS TR E E T DSTREET D BENDING BRANCH WY.BENDING BRANCH WY.80’ Width R.O.W.80’ Width R.O.W.STREET GSTREET GSTREET GSTREET G Legend & General Notes:
Symbol Description / Notes
New median break to be constructed.
Median breaks to be removed.
Possible deceleration lanes (if warranted and confi rmed by TIA).
Primary Street.
Secondary Street.
Additional Street.
Notes:• All streets are private streets.
• Reference Appendix 6: Street Cross Sections
Owner:
Gateway to Twin Creeks, LLC
300 Twin Creeks Dr.
Allen, TX 75013
(972) 390-1190
Contact: Charles Nies, Danny Haisler
Owner Representative/ Land Planner:
Knapp Land Solutions (KLS)
5381 Moss Glen Dr.
Frisco, TX 75034
(972) 885-7537
Contact: James Knapp
Engineer / Surveyor:
Spiars Engineering
765 Custer Road, Suite 100
Plano, TX 75075
(972) 422-0077
Contact: Kevin Wier, PE
Landscape Architect:
Norris Design
208 North Market Street, Suite 250
Dallas, TX 75202
(972) 232-4169
Contact: Rick Leisner, AICP, ASLA
Marketing & Sales:
David Hicks Company
(214) 720-9977
davidhickscompany.com
Contact: David Hicks
Project
Gateway Allen at
Twin Creeks
Development Team
Scale 1”=120’
0’ 120’ 240’
This drawing is a pictorial representation for presentation purposes only and is subject to change without notice. Additionally, no warranty is made to the accuracy,
completeness, or of the information contained herein.
Location Map
Date:
Abstract
Exchange Pkwy.Ridgeview Dr.Sam R
a
y
b
u
r
n
T
oll
w
a
y
N.T.S.
55.957 acre tract, 8.926 acre tract, 9.994
acre tract situated in the S. Jackson
Survey, Abstract No. 489, City of Allen,
Collin County, Texas
Date Issued: September 06, 2019
Revisions:
_____________________________
_____________________________
_____________________________
_____________________________
_____________________________
November 15, 2019
December 11, 2019
PROJECTLOCATION
KNAPP
LAND SOLUTIONS Dr.Dr.Dr.rrDr.rSam RRam R RSammaSamSamm RSam RRSam RSam RamRam Raam Rm Ram RSam RRSam RRaRRamRRRRmRm RRam Ram RRmRRam RSaRRSam RRRSam Rm Ram RRam RSam RRRRRRSam RmmRRR R R RRamam RRRamRm RRR Rmm Samm amaamammmmaamSammSaaSaSaSaSSaaSaSSSSaSaa
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Street Diagram
PD (_______)
APPENDIX "7"
STREETS DIAGRAM
City of Allen, Texas
Prepared By:
C o n t a c t : K e v i n W i e r , P.E. x k e v i n . W i e r @ s p i a r s e n g i n e e r i n g .c o m
for
PROJECT
LOCATION
LOCATION MAP
1" = 1000'
Prepared For:
Gateway to Twin Creeks, Ltd.
300 Twin Creeks Drive
Allen, TX 75013
Telephone (972) 390-1190
Contact: Charles Nies
APPENDIX "8"
CONCEPTUAL DRIVEWAY LAYOUT
DRIVEWAY PLAN-OVERALLvariable
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APPENDIX "8"
CONCEPTUAL DRIVEWAY LAYOUT (cont.)
DRIVEWAY 1 LAYOUT (SH121)APPENDIX "8"
CONCEPTUAL DRIVEWAY LAYOUT (cont.)
DRIVEWAY 2 LAYOUT( SH 121)APPENDIX "8"
CONCEPTUAL DRIVEWAY LAYOUT (cont.)
DRIVEWAY 2 LAYOUT (Exchange Pkwy)APPENDIX "8"
CONCEPTUAL DRIVEWAY LAYOUT (cont.)
DRIVEWAY 2 LAYOUT (Exchange Pkwy)APPENDIX "8"
CONCEPTUAL DRIVEWAY LAYOUT (cont.)
DRIVEWAY 1 LAYOUT (Ridgeview Pkwy)APPENDIX "8"
CONCEPTUAL DRIVEWAY LAYOUT (cont.)
DRIVEWAY 1 LAYOUT (Ridgeview Pkwy)APPENDIX "8"
CONCEPTUAL DRIVEWAY LAYOUT (cont.)
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T RACT 8TRACT 8
+/-+/- 9.99 AC. 9.99 AC.
T RACT 7CTRACT 7C
+/-+/- 3.29 AC. 3.29 AC.
T RACT 6ATRACT 6A
+/-+/- 4.15 AC. 4.15 AC.
T RACT 6BTRACT 6B
+/-+/- 7.77 AC . 7.77 AC.
TRACT 3TRACT 3
+/-+/- 6.47 AC. 6.47 AC.
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(CENTRAL SQUARE(CENTRAL SQUARE
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+/-+/- 12.82 AC. 12.82 AC.
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((+/-+/- 6.6 AC. INCL. IN 6.6 AC. INCL. IN
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C I TY FOREST GREENBELTCITY FOREST GREENBELT
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S AM RAYBURN TOLLWAY / STATE HWY. 121SAM RAYBURN TOLLWAY / STATE HWY. 121
WALNUT SPRINGSDR.WALNUT SPRINGSDR.60’ R.O.W.60’ R.O.W.EXCHANGE PKWY.EXCHANGE PKWY.Var. Width R.O.W.Var. Width R.O.W.RIDGE
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Owner:
Gateway to Twin Creeks, LLC
300 Twin Creeks Dr.
Allen, TX 75013
(972) 390-1190
Contact: Charles Nies, Danny Haisler
Owner Representative/ Land Planner:
Knapp Land Solutions (KLS)
5381 Moss Glen Dr.
Frisco, TX 75034
(972) 885-7537
Contact: James Knapp
Engineer / Surveyor:
Spiars Engineering
765 Custer Road, Suite 100
Plano, TX 75075
(972) 422-0077
Contact: Kevin Wier, PE
Landscape Architect:
Norris Design
208 North Market Street, Suite 250
Dallas, TX 75202
(972) 232-4169
Contact: Rick Leisner, AICP, ASLA
Marketing & Sales:
David Hicks Company
(214) 720-9977
davidhickscompany.com
Contact: David Hicks
Project
Gateway Allen at
Twin Creeks
Development Team
Scale 1”=120’
0’120’240’
This drawing is a pictorial representation for presentation purposes only and is subject to change without notice. Additionally, no warranty is made to the accuracy, completeness, or of the information contained herein.
Location Map
Date:
Abstract
Exchange Pkwy.Ridgeview Dr.Sam R
a
y
b
u
r
n
T
oll
w
a
y
N.T.S.
55.957 acre tract, 8.926 acre tract, 9.994
acre tract situated in the S. Jackson
Survey, Abstract No. 489, City of Allen,
Collin County, Texas
Date Issued: September 06, 2019
Revisions:
_____________________________
_____________________________
_____________________________
_____________________________
_____________________________
November 15, 2019
December 11, 2019
PROJECTLOCATION
KNAPP
LAND SOLUTIONS Dr.Dr.Dr.rrDr.rSam RRam R RSammaSamSamm RSam RRSam RSam RamRam Raam Rm Ram RSam RRSam RRaRRamRRRRmRm RRam Ram RRmRRam RSaRRSam RRRSam Rm Ram RRam RSam RRRRRRSam RmmRRR R R RRamam RRRamRm RRR Rmm Samm amaamammmmaamSammSaaSaSaSaSSaaSaSSSSaSaa
ybuburybuybuybaayburaybuayburybaybybayburabayburyaybuurayburrburyburyyburaybayburarrayburayburyburyayyburburayburyburayburayburabbuurrayburrurayburyburayburayburuaybaybuuuuayburyburrurayburayburaybuuuuraybururayburburayburayburybuuuybuburayburrayburybabuaybuuaybuuybaybuaybuaybuybbayyyyaybaybaybbbayayayayayyaayayaayya nn Tnn TonTnn ToTonnTTTonnTnTnTn TnTn TnTTonTon Ton Tnn Ton ToTonnTn TTTn ToTTnTTn ToTonn TTn TTTTnn TTn Tn Tn Tn TTTTn Tn TnnTn Tn TTnnnnnnnn nnnnnnn
Development Tracts
PD (_______)
APPENDIX "9"
DEVELOPMENT TRACTS
AADesign Disclaimer/Gateway Forest - Subject to FKDQJHLQ¿QDOGHVLJQGRFXPHQWV&KDQJHSHU6HFWLRQ$6HFWLRQ%DQG$SSHQGL[ 3DUNVDQG2SHQ6SDFH3ODQ01 JANUARY 2020222334445555666&RQFUHWH7UDLO ¶:LGH LEGEND7UDLOLQ)XWXUH3KDVH3HGHVWULDQ%ULGJH &UHHN)XWXUH¶&RQFUHWH7UDLO([LVWLQJ¶7UDLO1257+GATEWAY ALLEN | GATEWAY FOREST CONCEPTUAL PLANSTREET HEXCHANGE PARKWAYRIDGEVIEW DRIVESTREET GTRACT 1$3352;,0$7(%281'$5<2)$&5(6*$7(:$<)25(67$5($,63$572)*$7(:$<)25(67¶RU¶6LGHZDON &RQFUHWHRU6RIW6XUIDFH EXLOWDWWLPHZKHQDGMDFHQWDUHDLVGHYHORSHGAPPENDIX "10" CONCEPTUAL LANDSCAPE & AMENITY DESIGN-CENTRAL SQUARE & GATEWAY FOREST
Design Disclaimer/Gateway Forest - Subject to FKDQJHLQ¿QDOGHVLJQGRFXPHQWV&KDQJHSHU6HFWLRQ$6HFWLRQ%DQG$SSHQGL[ 3DUNVDQG2SHQ6SDFH3ODQ01 JANUARY 20207722993([LVWLQJ&UHHN3HGHVWULDQ%ULGJH%HQFK3DWKZD\/LJKWLQJ&RQFUHWH ¶ 3DWKZD\Street G6WUHHW7UHHVGATEWAY ALLEN | GATEWAY FOREST SECTION AA662344550XOWL)DPLO\+RXVLQJLEGEND1R6LWH*UDGLQJ3URWHFW7UHHV1DWLYH9HJHWDWLRQ)XWXUH%HQFK)XWXUH3DWKZD\/LJKWLQJ)XWXUH6RIW6XUIDFH&RQFUHWH7UDLOAPPENDIX "10" CONCEPTUAL LANDSCAPE & AMENITY DESIGN-CENTRAL SQUARE & GATEWAY FOREST (cont.)
01 JANUARY 2020GATEWAY ALLEN | GATEWAY FOREST PROTOTYPICAL IMAGESAPPENDIX "10" CONCEPTUAL LANDSCAPE & AMENITY DESIGN-CENTRAL SQUARE & GATEWAY FOREST (cont.)
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1RWH 0D\DOVRLQFOXGHDVLPLODUO\YDOXHGSHGHVWULDQDPHQLW\LQOLHXRI)RXQWDLQGATEWAYALLEN | CENTRAL SQUARE CONCEPTUAL PLAN1257+'HVLJQ'LVFODLPHU&HQWUDO6TXDUH6XEMHFWWRFKDQJHUHGHVLJQGHSHQGLQJRQLQFOXVLRQRIUHVWDXUDQWRUUHPRYDORIVWUHHW V (DQGRU)APPENDIX "10" CONCEPTUAL LANDSCAPE & AMENITY DESIGN-CENTRAL SQUARE & GATEWAY FOREST (cont.)
01 JANUARY 20206622773344995556WDQG$ORQH5HVWDXUDQWLEGEND7UHOOLV6KDGH6WUXFWXUH3HGHVWULDQ3OD]D6WDJH6KDGH6WUXFWXUH(YHQW/HLVXUH/DZQ1DWLYH3ODQWLQJ%HG2XWGRRU'LQLQJ$UHD0RYDEOH7DEOHV&KDLUV8PEUHOODV 0D[6) Fountain
3HGHVWULDQ5HVWLQJ3RG)RRG7UXFN3DUNLQJ3DUDOOHO3DUNLQJ6WUHHW7UHHVStreet3HGHVWULDQ&RUULGRU3DWKZD\GATEWAYALLEN | CENTRAL SQUARE SECTION BB'HVLJQ'LVFODLPHU&HQWUDO6TXDUH6XEMHFWWRFKDQJHUHGHVLJQGHSHQGLQJRQLQFOXVLRQRIUHVWDXUDQWRUUHPRYDORIVWUHHW V (DQGRU)
1RWH 0D\DOVRLQFOXGHDVLPLODUO\YDOXHGSHGHVWULDQDPHQLW\LQOLHXRI)RXQWDLQAPPENDIX "10" CONCEPTUAL LANDSCAPE & AMENITY DESIGN-CENTRAL SQUARE & GATEWAY FOREST (cont.)
GATEWAYALLEN | CENTRAL SQUARE PROTOTYPICAL IMAGESAPPENDIX "10" CONCEPTUAL LANDSCAPE & AMENITY DESIGN-CENTRAL SQUARE & GATEWAY FOREST (cont.)
0510S A 1 10-02001 JANUARY 2020RIDGEVIEW DRIVESIDEWALK EASEMENTSIDEWALK EASEMENTBUILDINGSETBACK(VARIES)120’-0” (TYP.) R.O.W.APPROX. 200’222334456756FenceLEGEND6WUHHW7UHHV0HGLDQ7UHHV/DQGVFDSH%XIIHU$SSUR[¶3HGHVWULDQ7UDLO1RUWK6LGH¶3HGHVWULDQ7UDLO6RXWK6LGH¶6ORSH)URP5HVLGHQWLDO3URSHUW\/LQH1RUPDO 6ORSH$FWXDO 6ORSH7a7a7b7bGATEWAY ALLEN | RIDGEVIEW DRIVE TYPICAL SECTIONAPPENDIX "10" CONCEPTUAL LANDSCAPE & AMENITY DESIGN-CENTRAL SQUARE & GATEWAY FOREST (cont.)
01 JANUARY 20200L]QHU3DUN%RFD5DWRQ)ORULGD7RZQ6TXDUH6RXWKODNH7H[DV3DUN/DQH3DUN'DOODV7H[DV%U\DQW3DUN1HZ<RUN1HZ<RUN'LUHFWRU3DUN3RUWODQG2UHJRQ0DLQ6WUHHW*DUGHQ'DOODV7H[DVGATEWAY ALLEN | CENTRAL SQUARE PRECEDENT IMAGERYAPPENDIX "10" CONCEPTUAL LANDSCAPE & AMENITY DESIGN-CENTRAL SQUARE & GATEWAY FOREST (cont.)
Cope Equities - Mixed Use Tower
Conceptual Design
Gateway Allen at Twin Creeks
Tollway West Character Area - Tract 6A STREET BSTREET ASAM RAYBURN TOLLWAY / STATE HWY. 121
Note: This conceptual plan is included
for illustrative purposes only. The
Concept Plan will be in “general
conformance” with this drawing.
APPENDIX "11"
TRACT 6A-COPE EQUITIES MIXED-USE TOWER CONCEPTUAL IMAGERY
Cope Equities - Mixed Use Tower
Conceptual Design
Gateway Allen at Twin Creeks
Tollway West Character Area - Tract 6A
Note: This image is a pictorial
representation for presentation
purposes only and is subject to change
without notice.
APPENDIX "11"
TRACT 6A-COPE EQUITIES MIXED-USE TOWER CONCEPTUAL IMAGERY (cont.)
Cope Equities - Mixed Use Tower
Conceptual Design
Gateway Allen at Twin Creeks
Tollway West Character Area - Tract 6A
Note: This image is a pictorial
representation for presentation
purposes only and is subject to change
without notice.
APPENDIX "11"
TRACT 6A-COPE EQUITIES MIXED-USE TOWER CONCEPTUAL IMAGERY (cont.)
Cope Equities - Mixed Use Tower
Conceptual Design
Gateway Allen at Twin Creeks
Tollway West Character Area - Tract 6A
Note: This image is a pictorial
representation for presentation
purposes only and is subject to change
without notice.
APPENDIX "11"
TRACT 6A-COPE EQUITIES MIXED-USE TOWER CONCEPTUAL IMAGERY (cont.)
Cope Equities - Mixed Use Tower
Conceptual Design
Gateway Allen at Twin Creeks
Tollway West Character Area - Tract 6A
Note: This image is a pictorial
representation for presentation
purposes only and is subject to change
without notice.
APPENDIX "11"
TRACT 6A-COPE EQUITIES MIXED-USE TOWER CONCEPTUAL IMAGERY (cont.)