O-3730-1-20 ORDINANCE NO.3730-1-20
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF ALLEN, COLLIN
COUNTY, TEXAS, AMENDING THE ALLEN LAND DEVELOPMENT CODE
ZONING REGULATIONS AND ZONING MAP, AS PREVIOUSLY AMENDED, BY
CHANGING THE ZONING REGULATIONS RELATING TO THE DEVELOPMENT
AND USE OF 74.877±ACRES IN THE S. JACKSON SURVEY,ABSTRACT NO. 489
DESCRIBED IN EXHIBIT "A" HERETO FROM PLANNED DEVELOPMENT NO.
101 CORRIDOR COMMERCIAL "CC" TO PLANNED DEVELOPMENT NO. 141
("PD-141") FOR MIXED USE;AND ADOPTING DEVELOPMENT REGULATIONS;
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 changing the zoning regulations relating to the development
and use of 74.877± acres in the S. Jackson Survey, Abstract No. 489, City of Allen, Collin County, Texas,
described in Appendix 1 of Exhibit"A"attached hereto and incorporated herein by reference("the Property")
from Planned Development No. 101 Corridor Commercial"CC"to Planned Development No. 141 ("PD-141")
for Mixed Use.
SECTION 2.The Property shall 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 Development
Regulations set forth in Exhibit"A,"attached hereto and incorporated herein by reference.
SECTION 3. 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 4. Should any word,sentence,paragraph, subdivision,clause,phrase,or section of this Ordinance,
or of 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 5.An offense committed before the effective date of this Ordinance is governed by prior law and
the provisions of the Allen Land Development Code Zoning Regulations,as amended,in effect when the offense
was committed,and the former law is continued in effect for this purpose.
SECTION 6.Any person, firm or corporation violating any of the provisions or terms of this Ordinance shall
be subject to the same penalty as provided for in Allen Land Development Code Zoning Regulations 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 7. 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 28tb DAY OF JANUARY 2020.
APPROVED:
A4C2 -
Stephen Terrell,MAYOR
APPROVED AS TO FORM: ATTEST:
Peter G.Smith,CI ATTORNEY Shelley B.George,T C,CITY SECRI ARY
(kb1:1/14/2020:112799)
Ordinance No. 3730-1-20, Page 2
Exhibit"A"
DEVELOPMENT REGULATIONS FOR
Gateway Allen at Twin Creeks
PLANNED DEVELOPMENT
PD 141
I
I
Ordinance No.3730-1-20, 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. Facade Composition
F. Windows and Doors
G. Building Materials
H. Urban Residential Building Standards
Ordinance No.3730-1-20, 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.3730-1-2(I, 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.C.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 on the Regulating Plan as either"Primary Building Frontage" or"Secondary
Building Frontage".
C. CHARACTER AREAS DEFINED. The following Character Areas, as identified on the
Regulating Plan, 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
P �
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
Ordinance No. 3730-1-20, Page 6
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 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 have 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.
Ordinance No.3730-1-20, Page 7
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.
TABLE 1: BUILD-TO,SETBACK AND YARD STANDARDS
Character Area Tollway West Ridgeview- Exchange Pkwy. Tollway East
Exchange
Primary/Secondary Building 18'min.—26' max. 18'min.—26'max. Not applicable Not applicable
Frontage(Build-to-Zone)
(1)
/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 Pkwy.)
Front/Side Yard Setback Not applicable 30'min.—No max. 30'min.—No max. Not applicable
(Ridgeview Pkwy.)
Front/Side Yard Setback 30'min.—No max. Not applicable 30'min.—No max. 30'min.—No max.
(State Hwy.121) _
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)(5)
Notes:
1) Garage facades are 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) 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
provided they are located in a manner that does not violate sight distance requirements.
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 2, below.
Urban Residential Units constructed on the Property shall be sequentially phased according
to the following:
a. The first 400 Urban Residential units may be constructed on the Property without
regard to the commencement of construction on the Property of buildings to be
developed for uses other than Urban Residential use;
Ordinance No. 3730-1-20, Page 8
' b. No building permit(s) authorizing the construction of more than the 400 Urban
Residential units authorized to be constructed pursuant to paragraph l.a., above,
shall be granted until one or more building permits for not less than 100,000 square
feet of office uses to be constructed on the Property have been issued;
c. Approval of a final inspection for more than the initial 400 Urban Residential units
authorized in paragraph l.a., above, shall not be granted until construction of the
Gateway Forest improvements is complete in accordance with Appendix 10;
d. No building permit(s) authorizing the construction of more than the 800 Urban
Residential units authorized pursuant to paragraphs l.a. and l.b., above, shall be
granted until fmal 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;
e. No building permit(s) authorizing construction of more than the 1,300 Urban
Residential units authorized pursuant to paragraphs l.a., 1.b.,and 1.d.,above shall
be granted until one or more building permits for not less than 50,000 square feet
of office uses to be constructed on the Property have been issued in addition to the
building(s)to be constructed for office uses described in paragraphs 1.b. and 1.d.,
above.For purposes of this paragraph 1.e.,the number of square feet of building(s)
constructed for office use in satisfaction of paragraphs 1.b. and 1.d., above, in
excess of 100,000 shall be credited toward the number of square feet of office
building(s)for which building permit(s)must be issued pursuant to this paragraph
1.e. prior to issuance of a building permit authorizing construction of a building
containing the 1,301St 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 1.d.,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 1301 St Urban Residential unit shall be reduced to 30,000
square feet.
TABLE 2: URBAN RESIDENTIAL UNIT ALLOCATION
Maximum Allowed
Character Area Urban Residential Maximum Density Maximum FAR Maximum Lot
(C.A.) Units per C.A.(I) Coverage
Tollway West 100 None None None
Ridgeview-Exchange 1,600 None None None
Exchange Pkwy. 400(2) None None None
Tollway East 400 None None None
Notes
1) The maximum number of Urban Residential units for the District shall not exceed 1,700 units as described in Section
3.D.1 above.
2) Shall not be less than six(6)stories,including podium parking garage.
Ordinance No.3730-1-20, 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 in a cumulative manner.
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 facade
frontage along a block face.
Ordinance No. 3730-1-20, Page 10
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.
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 building in the Exchange Pkwy. and Tollway East Character Areas
may be one story in height,except as limited by Section 2.G.1.c.below.
c. Buildings within the Exchange Pkwy. Character Area developed with Urban
Residential units shall not be less than six stories in height inclusive of the above-
grade portion of a podium parking garage constructed below the floors of Urban
Residential units. When a parking garage is vertically integrated into the overall
structure,not less than five stories of Urban Residential units shall be incorporated
into the overall structure.
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; and
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
Ordinance No.3730-1-20,Page 11
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
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.
Ordinance No.3730-1-20, Page 12
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;
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; and
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.
I. 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.
Ordinance No.3730-1-20,Page 13
3. Notwithstanding paragraph 2, above, the use of a 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 each 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
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; and
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
Ordinance No.3730-1-20,Page 14
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.
D. PRIVATE STREETS. All streets within the Property, 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.
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
Ordinance No.3730-1-20,Page 15
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 the 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.
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").Not 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
Ordinance No. 3730-1-20, Page 16
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 the 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. Not 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. 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:
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; and
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.
Ordinance No. 3730-1-20, Page 17
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 a Property Owners' Association
is established for the purpose of ownership,maintenance and management of the Common
Areas 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.
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 turf grass (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;
Ordinance No.3730-1-20,Page 18
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;
iii. bottle fillers;
iv. chilled bottle fillers;
v. electrical receptacles at tables;
vi. grill;
vii. interpretive signage or markers;
viii. pedestrian lighting;
ix. wayfinding 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 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;
Ordinance No. 3730-1-20, Page 19
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;
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.
Ordinance No.3730-1-20,Page 20
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. Sofiscape 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;
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
Ordinance No.3730-1-20,Page 21
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 pivots, 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;
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
Ordinance No.3730-1-20, Page 22
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.
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;
Ordinance No. 3730-1-20, Page 23
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 infrastructure 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:
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
Ordinance No. 3730-1-20, Page 24
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.l 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 costs for materials,installation and/or construction of the amenities for which
the credit will be granted.
Ordinance No.3730-1-20,Page 25
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 1 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 open space is 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 costs 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
Ordinance No.3730-1-20, Page 26
restricted to be 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 farm.
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.
1
?. 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.
Ordinance No.3730-1-20,Page 27
2. Facades of above-ground parking structures that face internal Secondary Streets must have
an enhanced architectural treatment.
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.
,� ri lG=4 w Mm 4 � LialVammaimmeini �.1 1 i
v.
.
s .
lel i< r i .. N
___ - , ,ommir BltRE=awszik_. t
.r
- _ i ' : hill--irill. - ' —aft*.
... _ -_— . ` I Ike
—4---:- rwJ.. k ` AAA' Imo-
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
Ordinance No.3730-1-20, Page 28
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.3730-1-20, Page 29
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 final elevations by the
Director of Community Development or designee shall he based on application of the text.
lig
NES&NOOLE .. 4.,
It
-4*.tiTrre � i
Y i'
f � , E
Ordinance No.3730-1-20, Page 30
r
_ -- • ifilt ' *= it I .- - 4 :*, o w
1,
a
;- -
+'N+"'r 411 'mill 1 ui P-1 1 _ ,r .6.
tiii
le
. .
,.
L • '
f I
:'. : 111L1 OA°PP „ iiciii
gar
- x'. ",�,II/11 ■/ /I11111 t 411E
n_ - rp. "mob`.
eli r.ri...
F. WINDOWS AND DOORS
1. The required first floor windows along a primary storefront facade 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 facade
area. All other street facing facades (not including facades facing alleys) shall have
windows covering at least 15%of the facade area for all floors.
Ordinance No.3730-1-20,Page 31
•
c • r •
die
a i {
-�-- •.-� .,,~:ter` � . , ,a 101W-
•
G. BUILDING 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 a finished quality and consist of colors and materials that blend with the
remainder of the building's primary facade(s).
H. URBAN RESIDENTIAL BUILDING 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.
?. 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 400 Urban
Residential 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 400 units are one-bedroom and studio units.
c. A final building inspection to permit the occupancy of a total of 800 Urban
Residential 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.
d. A final building inspection to permit the occupancy of a total of 1300 Urban
Residential units shall not be issued until a report is filed with the Director of
Ordinance No.3730-1-20,Page 32
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.
e. A final building inspection to permit the occupancy of the 1301 S`through the1,700`h
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.
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.
Ordinance No.3730-1-20,Page 33
r _
, ___ .-"41111111V .
.. '✓
} �I ._
wad. � � rn„
.. yd — F"- 14.
:tit cal pi
si.-4 n i.
_. —_.. '�' `'
. •/"� _ ...ems`` ..
9
9 .� - "'�. �;. sin l
r }},,. its IP litY
( (��Yj' 1 �'4� - r�i tte.+e "' :�_■� d� i
l', 'i" `11: ( 1'. i:.
t. rig, a
9P" II r..a/i, I
'/.al ,1 CI A:: l®t !
8. Gifts to the Street.Gifts to the street may encroach into the build-to-zone but not beyond.
Awnings and balconies are considered as 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.
Is 6. -
v .f� I .'t" t' / yry
h•w+t�
I .
fir'' ' �'.I'. y' wd ..�;} �' "f I =� 1 , 'I PI' ,Z .•
.
,. f .:, ..} 4 .1�1 1 .� . '.+ ,.,
4 14 n 1
i �!
N . d
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.
Ordinance No.3730-1-20, Page 34
. 1
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.
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.
Ordinance No.3730-1-20,Page 35
7. All street trees shall be maintained by the required property owner's association.
8. Street trees which are removed for any reason of 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 softscape and shall be compatible with the character of the
neighborhood.
SECTION 7: SIGN STANDARDS.
Ordinance No.3730-1-20,Page 36
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 n • ,Y
ii. A minimum unobstructed sidewalk width of 9 ""1
six(6)feet is maintained; , -
FR.ES o 8REWEp _
COFFEE
d. A sign permit must be obtained from the City prior ;unpw BAKED GOODs
to placement of the sign on the Property; SANDWICHES
wlFl
e. Only one (1) A-frame signs 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: three (3) on SH 121 (one for each Character Area bordering
SH 121),two (2)on Exchange Pkwy. (one for Tollway West Character Area and
one for Exchange Pkwy. Character Area), one (1) on Ridgeview Drive (in
Exchange Pkwy.Character Area).
3. Off-premise district signs.
a. Maximum effective area: 180
square feet per side.
q
Ordinance No.3730-1-20,Page 37
b. Maximum number: three(3)on
SH 121 (one (1) for each
Character Area bordering SH � '. ram.
121), two (2) on Exchange ; �.�
Pkwy. (one (1) for Tollway
West Character Area and one ' „ k R; m,»"
(1) for Exchange Pkwy. ;�
Character Area), two (2) on "mow r .`'' �r : lir < ,;
Ridgeview Drive (in Exchange -4 2 --:.-•" -i. #�
Pkwy. Character Area and :`rr,<T
Ridgeview-Exchange Character - F +,.i
Area).
el t
}►Npl4; y MAk ,
r�111 s
.. 44 Y.lrr.1.,11; .!-...girgh- s .. ' .. s ` j t ♦t �s"ty�t ,_C n
i.. q M..' „sus� -. .
•
h ,
,r,-, ,‘, ,,
.,,. .
_ ,
t:.. w
, ir r.-- __, .. _ _ , _ ,. . .
. ir ,,, ,... .. ,,,, -
,.v r. M1- --4. -,r ....w .� tr: 7 ;ram
7 .may.. _ y p - , �,.� ..:./,
• nae.a-. '/11.1�(V 0 i0,4' airy;r
C 4 .. ` -
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
Ordinance No.3730-1-20,Page 38
building face may be approved by the Sign Control Board pursuant to the criteria
set forth in Section 2.03 of the ALDC.
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.
p: .
M i; s, '
"T
fr.'� rr 1� 4. ' rM'3 Y' -
1 , t„,040,.., t : , 7-....
1 f r+r., i`,
I
Mt t._:, : '',._,..',.,-
__._sue
isr
m ilriPillic..... .tilt... ../
1 , f:t�q�ps,�s3 ° '
,.kl :Z'itiF BI .'r' '
p srvu w•Ils TN B[r.uN,
17 VIA
BOOM S.. ._,i y
ME BIG SNORT - -
41 _ ..
a 1,4, 6 — .1 H 1 a j y > IF11 4t..
Ordinance No.3730-1-20,Page 39
8. Hanging/Projecting Signs.
a. No more than one(1)hanging sign will be allowed for
each first-floor occupancy; provided,however,a first ' 1
floor building occupant with public entrances on more
los
than one street frontage may have one (1) hanging ow-
'
sign on each street frontage;
b. Each sign face shall not exceed an area of twelve(12)
square feet; -. i
r-y
C. Each sign face shall not exceed a width of five feet
(5.0'); - ,, w•,„.
,
d. The lowest edge of the sign shall not be less than eight Q a.c t u c U
feet(8.0')above the ground below the sign;and
e. No hanging sign shall be closer than fifteen feet :. -
(15.0')from another hanging sign. --
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 a
buildingor structure if approved in advance bythe Si `° `"' N., .
pp �stna.auA,
Control Board.
12. Utility Poles. Signs may be attached to public utility poles
or light poles if approved in advance by the Sign Control
Board, 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 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.
Ordinance No.3730-1-20, Page 4l1
111 c. The total copy area for all signs is 6,500 square feet.
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 facade.
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.
Ordinance No.3730-1-20,Page 41
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
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 facade 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
Ordinance No.3730-1-20,Page 42
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, sun rooms,
attached pergolas and colonnades.
E. Open Space means, for purposes of this 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;
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.
Ordinance No. 3730-1-20, Page 43
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 is 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.
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 façade 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.
I. 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.
Ordinance No.3730-1-20,Page 44
l
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%;
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.3730-1-20,Page 45
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 1/2" 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'S0", 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'S0",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'S5",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;
Ordinance No.3730-1-20, Page 46
A reverse curve having a central angle of 13°58'39",a radius of 313.00 feet,a chord of S 32°41'11"
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;
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;
Ordinance No.3730-1-20,Page 47
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.
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 1/2" 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;
Ordinance No.3730-1-20, Page 48
r
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;
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.
Ordinance No.3730-1-20,Page 49
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 1/2" 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.
1
Ordinance No.3730-1-20, Page 50
6
Appendix 2: PD ZONING EXHIBIT
.
_I—
r _ _ :_
I
l
i a.
7 , . .
." rti-
x\ is • •} .:
f a:
\ .. . ,
'e Ili 9rtCMli i= _
\--,a:�c. -- __------ .a.-.X7----------;.__"`�.''
f
Ordinance No.3730-1-20,Page 51
I 14.1f tir ;11p k IA vt- :: v.:
...,; . -4 , • .ti tr at•
li 1.i.',iit. iiill.! f 4:',. y =: fit
ggl i ig gg 0 atav a., :; a.2
; : tigt: tS:!ii '; ',':!1! V4 ar 49 '..e.
:.=.
7g.** i'f"
; .;(1,11;-., •41!:? '..: ..,': i'lp '.1. :it! :vl.. :•.
iiii ?t; O 0, A
i
;i,
fg , , e ' • 9 t. t .. . . . • : / __
.'
•„, • .. . , 1 . . . - - . . .., ,
; f • ; - . , . , , -. -
,. .
. : 1 . ; . - - - •
;..); , :, ; • , .
N 4 :i 4,1, g : / t 4 ' . • : - : ; '
S.i ti rs
.. t c . • . , g
g 0 -
!, . . 4 u , • - • . -. ; - .
;.-
;!, -4 I 4, ', . ' . ' ' --
4;4 i 1, r • -
',. -It .! : • ''. i ,, If ...,
' ;-q It '!; 1 i ii 4 tii I: t. : . • : . . .„,.
:,' Pt. 1:4 fg ; 1 , ;• !t I • - ..
: 15 -4 :; 4 g '; ct ; tt "it i i . : : • -
.! la g i: 2 r i ! • . - :
1 .4 ,t 44 I.. fl ' ‘fi ' ": =:At s!‘fq;I- : • •
;
: i I, -1" 11.:••••;:;!.:-.V $7, .:; .." 1•••;t•ol,f, ,,::: ,
$ •.§ f. 1,1 1 .`. •!" r
- i iC:.: it Vf ..,-: _..,.ik.!..,,i vili ;1 ;.:;•:!it,,,;. 1.. -
4 „,-- ..
I t... 1 ...r., ,:.,....r.
t 4
Ensuil — \
,
, ,
r . N •••%, •
,. . ...,
--4.
, , \
.•
\
,%1 ! • _
, s
x 1 '•• \
'
..-
, .
\\ ' ,,t
T.% Ih f2 \Iti J
,
- .
ri\
t: "I'N_sr-Ai
--/ .1
\ ‘ __,-- .,„,.....4,
/I 1
•, , -
.;:.1 Si , P .,,,,
•• ,.•.: ...,,,,•,-
•,- ! i
•
! 1")
- - ,,-.:-•,,fs.e
•
•:5ce , ......-..1 .--;;;.
......
\
....- % ..
-
• -.v.'?
..; .
:,..1." ' -;;I!;• -1;' ' "
t I:ei.!ti: f
' : 1,.•, ••
.. ..._
. .
I
Ordinance No.3730-1-20, Page 52
Appendix 3: SCHEDULE OF USES
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 temporary use.
Schedule of Principal Uses
Character Areas
Use Tollway Ridgeview- Exchange Tollway
West Exchange Pkwy. East
ADULT DAY CARE
AGRICULTURAL USE
AMPHITHEATER X X X X
AMUSEMENT,COMMERCIAL(INDOOR) X X X X
AMUSEMENT,COMMERCIAL(OUTDOOR) X X X
ANTIQUE SHOP(INCLUDING X X X X
ANTIQUE FAIRS)
ARTISANS AND ARTIST STUDIO X X X X
(INCLUDING ART FAIRS)
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 X X X X
WITH GREATER THAN 50%OF
Ordinance No.3730-1-20,Page 53
Character Areas
Use Tollway Ridgeview- Exchange Toliway
West Exchange Pkwy. East
REVENUE FROM BEER&WINE
BICYCLE SHOP/REPAIR SERVICE X X X X
BOAT DISPLAY SALES AND REPAIR S
BOOK,CARD OR NOVELTY SHOPS X X X X
BUILDING MATERIALS SALES(Outdoor)
BUILDING MATERIALS SALES(Indoor) X X X
CAR WASH
CARNIVAL OR CIRCUS T
CARPENTRY,PAINTING SHOPS S S
CATERING X X X X
CHURCH,TEMPLE OR RECTORY S S S X
CLINIC,MEDICAL X X X X
COLLEGE UNIVERSITY OR TRADE X X X
SCHOOL
COMMUNITY CENTER X X X X
CONCRETE BATCH PLANT(NON-TEMP)
CONCRETE BATCH PLANT
(TEMPORARY)(Shall be located a T T T T
minimum of 500 feet from any existing
residential structure)
CONGREGATE RESIDENCE
CONSTRUCTION OFFICE(TEMPORARY) T T T T
CONVENIENCE STORE X X X X
COUNTRY CLUB X X X X
I CRAFT BREWERY(INCLUDING X X X
BOTTLING AND CANNING)
DANCE/MARTIAL ARTS STUDIOS X X X X
DAY CARE FACILITY X X X X
DEPARTMENT OR DISCOUNT STORES X X X
DRUG STORE OR PHARMACY X X X X
Ordinance No.3730-1-20, Page 54
Character Areas
Use Tollway Ridgeview- Exchange Tollway
West Exchange Pkwy. East
DWELLING,CONDOMINIUM X X X X
DWELLING,MULTI-FAMILY X X X X
(APARTMENT)
DWELLING,SINGLE-FAMILY X X
(ATTACHED)
DWELLING,SINGLE-FAMILY
(DETACHED)
DWELLING,TWO-FAMILY
EQUIPMENT RENTAL
FABRICS OR NEEDLEWORK SHOP X X X X
FAIRGROUNDS OR RODEO
FAMILY HOME
FARM IMPLEMENT SALES AND SERVICE X
FARMER'S MARKET T T T T
FITNESS AND HEALTH CENTER(15,000 X X X X
SQ.FT.OR LESS)
FITNESS AND HEALTH CENTER S S S S
(GREATER THAN 15,000 SQ.FT.)
FLORIST X X X X
FOOD HALL OR CAFETERIA X X X X
FOOD PROCESSING(HEAVY)
FOOD SERVICE X X X X
FOOD TRUCK S S S S
PARKS/LOTS/LOCATIONS
FOOD TRUCK PARK X X X X
FRATERNAL ORG.,LODGE,CIVIC X X X X
CLUBS
FUELING STATION S S S X
FUNERAL HOMES AND MORTUARIES X X X
FURNITURE/APPLIANCE SALES X X X
GARAGE,PUBLIC OR PRIVATE PARKING X X X X
GOLF COURSE
GOLF COURSE(PUBLIC)
Ordinance No.3730-1-20,Page 55
Character Areas
Use Tollway Ridgeview- Exchange Tollway
West Exchange Pkwy. East
GROCERY X X X X
GYMNASTICS AND SPORTS X X X X
_TRAINING FACILITY
HARDWARE STORE X X X X
HELISTOP S S S S
HELISTOP(TEMPORARY) T T T T
HOSPICE X X X X
HOSPITAL X X X X
HOTEL X X X X
KEY SHOP,LOCKSMITH X X X X
LABORATORIES: BIO SAFETY-LEVEL 2 X X
LABORATORIES: BIO SAFETY-LEVEL 3 X X
LABORATORIES:DENTAL X X
LAUNDRY,SELF-SERVICE X
LAUNDRY/CLEANING PLANT,
COMMERCIAL
LAUNDRY/CLEANING PLANT, X X X X
RETAIL w/PK/UP
LAUNDRY/DRY CLEANING,PICK-UP X X X X
ONLY
LAWN EQUIPMENT SALES&REPAIR X
LONG-TERM CARE FACILITY X X X X
MACHINE SHOP OR WELDING
MAINTENANCE&STORAGE FACILITIES X
MANUFACTURING,LIGHT S S
MASSAGE ESTABLISHMENT X X X X
MEDICAL OR DENTAL OFFICE X X X X
MICRO BREWERY X X X X
MICRO DISTILLERY X X X X
MINI-WAREHOUSES
Ordinance No.3730-1-20, Page 56
Character Areas
Use Tollway Ridgeview- Exchange Tollway
West Exchange Pkwy. East
MONUMENT SALES
MOTORCYCLE SALES&SERVICE X
MUSEUM/ART GALLERY X X X X
NURSERY,RETAIL PLANT X S S X
OFFICE SHOWROOM/WAREHOUSE S X
OFFICE USE X X X X
OIL AND GAS WELLS
OPEN STORAGE
OUTDOOR PRODUCE MARKET X X X X
PARK(PRIVATE) X X X X
PARK OR PLAYGROUND(PUBLIC) X X X X
PAWN SHOPS
PEST CONTROL SERVICE S S
PRINTING OR NEWSPAPER
ESTABLISHMENT
PRIVATE CLUB X X
PUBLIC SERVICE FACILITY
RADIO OR TV BROADCAST STUDIO X X X X
REAL ESTATE SALES OFFICE(TEMP.) T T T T
RECREATION CENTER(PUBLIC) X X X X
RENTAL,AUTO,TRAILER,TRUCK
RESTAURANT(DRIVE-IN OR THROUGH) X X X X
RESTAURANT(NO DRIVE-IN OR X X X X
THROUGH)
RESTAURANT(WITH LIVE MUSIC X X X X
INDOORS)
RESTAURANT(WITH LIVE MUSIC X X X
OUTDOORS)
RETAIL STORE X X X X
SCHOOL,PRIVATE OR PAROCHIAL X
Ordinance No.373(1-1-2(1, Page 57
Character Areas
Use Tollway Ridgeview- Exchange Tollway
West Exchange Pkwy. East
SCHOOL,PUBLIC X
SEASONAL SALES T T T T
SENIOR INDEPENDENT LIVING X X X X
SERVICE CONTRACTOR
SPECIALTY/HEALTH FOOD X X X X
STUDIO X X X X
SWIM OR TENNIS CLUB
TARGET RANGE
TATTOO STUDIO(Res.#1512-7-97(R)) X X X X
TEMPORARY FAIRS,FESTIVALS, T T T T
SPECIAL EVENTS
TEEN CLUB X X X X
THEATER(CINEMA) X X X X
111 THEATER(LIVE) X X X X
TRUCK SALES AND REPAIR-NEW
UPHOLSTERY SHOP X X X X
VETERINARY HOSPITAL,ANIMAL
CLINIC OR ANIMAL BOARDING X X X
FACILITY
VIDEO REDEMPTION MACHINES(8- S S S S
LINER MACHINES)-5 or more
I
Ordinance No.3730-1-20,Page 58
Schedule of Accessory Uses
liCharacter Areas
Tollway Ridgeview- Exchange Tollway
Use West Exchange Pkwy. East
AGRICULTURAL USE X X X X
BAKERY OR CONFECTIONERY X X X X
BANKS AND FINANCIAL X X X X
INSTITUTIONS
BOOK,CARD OR NOVELTY SHOPS X X X X
CAR WASH X X X X
CONVENIENCE STORE X X X X
DAY CARE FACILITY X X X X
DRUG STORE OR PHARMACY X X X X
FITNESS AND HEALTH CENTER X X X X
FLORIST X X
FOOD SERVICE X
FRATERNAL ORG.,LODGE,CIVIC X
CLUBS
FUELING STATION X X X
GARAGE,PUBLIC OR PRIVATE X X X X
PARKING
GYMNASTICS/DANCE STUDIO X X X X
KEY SHOP,LOCKSMITH X X X X
LABORATORIES:BIO SAFETY X X X X
LEVEL 2
LABORATORIES:DENTAL X X X X
LAUNDRY,SELF-SERVICE X X X X
LAUNDRY/DRY CLEANING,PICK-UP X X X X
ONLY
LIVE MUSIC VENUE X X X X
MAIL:COMMUNITY MAILBOX X X X X
STRUCTURE
MEDICAL OR DENTAL OFFICE X X X X
OFFICE USE X X X X
OUTDOOR DISPLAY S S
Ordinance No.3730-1-20,Page 59
41
Character Areas
Use Tollway Ridgeview- Exchange Tollway
West Exchange Pkwy. East
OUTDOOR STORAGE S S S S
PARK-AND-RIDE FACILITY X X X X
PLAYFIELD OR STADIUM X X X X
PRIVATE CLUB X X X X
RADIO OR TV BROADCAST STUDIO X X X X
RECREATION CENTER(PUBLIC) X X X X
RESTAURANT(DRIVE-IN OR X X X X
THROUGH)
RESTAURANT(NO DRIVE-IN OR X X X X
THROUGH)
RESTAURANT/PRIVATE CLUB X X X X
RETAIL STORE X X X X
SIGN SHOP X X X X
SWIM OR TENNIS CLUB X X X X
111 SWIM POOL X X X X
TELECOMMUNICATIONS(MONOPOLE X X X X
TOWER)
WIND ENERGY SYSTEM,MEDIUM X X X X
WIND ENERGY SYSTEM,SMALL X X X X
I
Ordinance No.3730-1-20,Page 60
Appendix 4: REGULATING PLAN
] 1
, tl : iiial2) 1 .., ill ,. Iiii
$
' i '7'.sli IAPOi 4.1.21 IdP.4:i ,,41', •f„. .
4:- I ....'.46 fi.r.t,•7. '-',-,aigfiu iJegx' r"" ' ' -"• v. g
..". t 1
;a4 i •
t...
.1.e,i.L.: v t 71
a ;
- .
'%i..-,. I-•,!
';-• !".1?.1, - 1 f f ' • tz
1, !'
4!
...e. „
1 2•fi .X , .
---------1 .,,'. I 4'r •.:1 i ' 4
,... ',.:• ,— ,, -..-• t 4 .... -:,!:;
.4 ,I,. ,:v. • a , i i ,.,„ .':g
.•i---4
L ,.....„ 5....
:,-
' :'-' '-'1-f. i , :..:-'' .r.• '..
'-'-'i 1 1-• '1.-' ..•.• 7 7 : V e.
•, ,I,.:.
1 ' '
l'4
• t' ' •••• .. .'•'-i 1 ,,,,
I -----------•
4 t
_
-.
— ;
!..„ :_ , '
II ; , ;.
fl': k.;' :/ 7 -----
I __,,..---,4, ,suwop4“4,,,,,,,,,tp.,..
n' ---------...
---....
\I,
.,...7,•. 1
oefiii,'... 40
....;:‘ , _..,... .—.....•
... .:..VE.. T .
%61 r Z
,---.-.-- —.- 1; '
/-
1 .
i
— r 1
1 ..-'0'•
0
' •i.
1.74
, .
' , .,•II 10'MI=•-I-174-it de -di 114-61-11—....1, , a., \-.
b!, , . t . -
* t, • 4.` /,,; ,.- 1 [
. s. ...,3 .1_,..
4,--,, .
• ,f
• •. L.•_.:....1 I, '
'',....1 1 .
5 :2 '
• i".. 1
..4•
3,.. ..:f e .. i
, ,i: /
.,:4= .. ,
ill 4
e,
! , ,
I' •
•
ito v
. •
f , ;
4 - .
, ..• .
Ordinance No.3730-1-20,Page 61
Appendix 5: PARKS & OPEN SPACE PLAN
I
II
4:* 1 !
0 , e „ ,
Illie;" . =,?-..-',-A 047.;--..: ilt11!14`.. 4:4":.7:.'..-5 F./t'•4.'=, :•'..': . .\\
, ..,, _ in
.,,, ,
-------- -
i' : - -
.
"....1'.." r';''''‘,„,;,;,,,,; , tt „ .
,,, ..---
....., ,s,
.B;:. i
il-441 E6 II Vgi . I
14 ell L f-, -:
:, 1$ 4 - tr-. j.f....
- . v..t.ti Fo ,t:
, - .i.:1 -11?StL1 40 v., , 1
_f :', I% ii‘;:t.l"" 4I2S ;I:I
i IL! kc•IIItt ; ..
el--. _ , •:,i., „.• .f1';11'2 ft
ll w: ...irr..; I!- hi m: 1
:: ..
Ala 1 nil -1 Vs,....iF
-r.:p, ,P, .1 Ili
1;1 HI I 'll' '1 A:if l 's•
l'. ri--,ei /134 1-6 19 ,2,
i igill;i IZP1'li ill'..1-
!
c; 1'111.r1 •••'.4.11.1;113;','.-
rs 5
-7
_.
. -
.11 .... -.-,
' ''..•
,... 'i,..---::''' '' •.
_.,.. •,,,,
....
.._.
. ..„..„„:„.... „;,
3
I
•. , ...,.. • . ..
• I 7- .
: 4
—......--....:\i
. 0 - , _____
•
// V
: 4 .
I 0 , •
I 0 11
IR
II
I
.I
1
I
•, .! " - I
It 1 • . 111 I II-I, 'i " ^ 'I I
I
NI,‘,
II • . ">:-, I.':-Ii-7- ' i
a ''.. • a
.., a
... s a,..,
a ,,, • a
a •
,, ;1
SS I -.•
1;"7:
) • : 1
-
-I'', ' : I •
• -
.•!. ,
I •
• .74, i
, , i • ;',"7-
I : •
4....
1 ...••
Ordinance No. 373(1-1-2(1, Page 62
Appendix 6: STREET CROSS SECTIONS
I
I
Ordinance No.3730-1-20,Page 63
•
4,,E v a7CO
'c O O cL ,.4 L.
� o` 1 ^J yo
,,
U
a
, _________, — _ L
----T ...::,-.. x.
,..,_ 0....,..
%= ,...
._...
ow)
.......,..\.
�� H.,...,V 3
r� 4r' `,,C c N
. r .t• co 'cN r.� E~
'aY �, - T
"I%,•
w C
II ` .
In Q tN
l,1> L . ?. d O. G W
(24
� l l e, , c x
-- A 4
�- O F °q . -
II R I, e
x
;Liw w kri
N d pn
v .c v) 0. -r
O
.- U r f"II17 ^�� .=? N y ••C y -
r l+_ L C ,-, 7
ti 4 )15' 1 i
44
l . 0 CN • cr
rC'*� ry¢ C _ _ _ C•
•
,I, • •„.. ()Lille"0:r., .co.vN '.f.'. •7-• - ::: '----7.: ,t' :
r cc~ 7.-
y
atri :::'
Y Chin _ -
u..,:
n „.„.:. ..., 11 _:72: ?,...; -
'c O 'csel; 0 -,Ts y
x cc CC
c Z= -r'
Ordinance No.3730-1-20,Page 64
70
•
i0' V V _:i.: V
�G Til.,-, o,;cC
� . °Gy :N - JI
__... i
\ 4:47-"arm.
....i.v
a.R c
del
y^ ^
1
II •? I ,OdEN
a.
t . j/i-
« /,vim. V)
,s id c-,./ s,gol-ry
4
...
._
r.T4
..... 4,,. -. A.-, ,. ,... ...
a ea G v1:4
; _ ,..
, 4 ^�
cH4
4 n
v E L1 R GWI)
V
d a 07 G, - ,4 ,� a
4.
�
,II III � Vih ^ •� ,7. y L
{- i,• c _ ; _
_
It
Ijsai •' call'• as - N _ _ _ ., c
' . 1,s i� _r,-
!4.
� —Zivig .G O y N _ - -
_ = - _
\• -.1,4 v ... -•-•-• - ,-", tr_
0
_ n - _ - .
••
. t__
... ...t se- ___ ...
.y b. a.N y..
a o 1:4o o
Z= r•1 er
Ordinance No.3730-1-20,Page 65
L
'% G J
LI U a0
^ �D N
�' 0-- �Q C3 N
:•Via Oin - ^ F I c • oo ��
ity � 8N
.,4"4-: ,t(0,,., i 1 -0,,...:„.• ... 7. 7- =—
a.
1-1
.0.. s \w' V
bo IV
µj ^ [- t4 S` •e�' -; 1..1
Ci ^ • Y ,• Co .O
1' -
a-
•
VS .
.gt,,, ,.„.,,> <0
,,,,,, k.c,
�: 1.L, a •
r
'gib;'�` y Q N o N • — -
p���\l�� -r o N N ca J -
ti !_ — ,F - - -
1 it
— • _ — 1
/ T' '• ' , 17 Te' 0, = f.. •,:,. - _ ..-- _,.
- 0 $ as `o \ J
r ._...1... .....„. ., s ....
....,... ,..... .. ..,.. ., _, .
,.... .:....... ...,. ..i: s ._
..,..„. ......„: = ,..„.... ..,...
.1....
,.
z ._, „:
ri
1 Ordinance No.3730-1-20, Page 66
4
Appendix 7: STREETS DIAGRAM
I .
••• In I
- I=
k4 zirle kii- _ _
• id ir Li: „ARA°
,
f. A
- . -
i
,1 i
,.
i ''... .-.. .^,..-- p. '...---- '''''
s•4 , \
, - -....., -1+.........e
_ -
It 1'
---\-I i
il. A
;! /4__------------ I, .a
410 kA 1 - •-li ___,.- ,--
41 '(
II : i .1 s
1 f
,..
I
''
i
i 1
'1' n....s •
• /
1,, ..'
-i
, --'-.
, )
} . .
t, \
_
Ordinance No.3730-1-20,Page 67
Appendix 8: CONCEPTUAL DRIVEWAY LAYOUT
1--
<3 S
k i
T j w .1.i-YW�((WYO�ibQ .. _
w �' 0 0 0 0 0 0
O •:„. 16:531219
9 G g a t e m a m
U �. �333;3.3
I'"--1
r^ uvu*vuu
H-1 c�.{V J
CO
a)
�'
> ;_,.i < �
Q
w
o
ct
cal
n , > U irif !I
t,
w < af° l'f
V
o w IX-c-c
U H mow:
C.7 Nw .
Ill.
Ordinance No.3730-1-20, Page 68
I
11V1f10 NV1,1 l‘.1t.lAlltl • ,..
bNiti 3 3NI 0 N 31110/1 Id; 1 SVXI.L'AINCIOD Nn-top
SelbldSM iii5 ,';1 NATO'AO A.LID .
• ,
id: RI )1331ID NIMI.I.V N311V AVWLLVO .. • . .
•
....'"'
... .
. •
,.. .
.\1
1
\
\
l
1 •
• \ ,
• ..'"
• ''‘'\ ..
• ..`, • ,,,.,..,, ...,-..' .
. .
•
.•
• ...
'`.
. .
. t
. •
•
../.......7'.'''
. .
-•-", .
, .
. .
„e„.2":,/". , \• ,..,01• , '
,, \,•... , ., ,
. 0,0' •, ..f.i., .
,.. ...'
, ,,,.L .,... .0 •i ..!', ''''..' ....''' ....... i'....-.". *-0......_, / .
.0*. \ A )1 '')/ ':..'• .0' .
...
0.
•
, • A t.- P/• .,;\• .- <" 1 ‘.... \
r,•-.V1„- % ,/
• . • ;i
•
\, • 11 .
• ,
' • I I t, \
, , .. ...
A ..--.............. -----
1 ',...,...r•
•
`,.,, • .
• .
\e,, •
%
%
. ,.. \
. - $
. ,
. ....'
\ ....
,,,....'
II .
,.. _........ .
.... .,,....., .....-,....... -... ............,
Ordinance No.3730-1-20, Page 69
1oo...... . .......•.... .... iii IIi IIl )lilU l\-I I t\l11\INU
9 N 1 a 3 3 N I N 3 11 1
S SVXIl'A1N(10J NITIOD
dBIdS � t
y i !! N3l'IV NO All.) Y
;U: ki NTAIND NIM11V hraTiV AVMHlVJ
#., 1 I
I , � �
j i
MY li
i �
I 4,..
. I 4.—.1 ._
i , --
1
1 i! I ir 1
, l
y
..1 1 � i'
r y i I
(81 I
• :
y 1
I 3 1, ' . i:' /:
i ' ' ' ., 1
I, — il
Al
I ii
JI
r
•
•
•
,i n ?
. <el 1:
r,
I
I1
t".
J
Ordinance No.3730-1-20,Page 70
C........',. •. .. . ., a.. 'II (171 IIS IInOlV17.1%.tI%IW1
0NIa33NI `) N3 p€,r 1 sv,aLtJ.LNf1OJNmOa - a
SelEJIdSa 3
6 :36 N311V 30 AJJJ j
t[t 1,1 113311D NIM11V N371V AVM3J.V'J
i t : I I, v� •
[ r: \
t /;i ,
is
I ' I
1.
^ I 1
I .
I
}�4— --
f
1 ` I
i 1 I
: Fil, I
. , , „I, I , ;
. •
, ,I, 4,.. .
e fI 4
I •f-i
1:
I i F,
i
II.
1 I•
1
a,- .
1
1
Ordinance No.3730-1-20,Page 71
.. .. . . . , ,. • ttx¢¢ I' Itey,l.,�urq„u I. N-17 tt RI\IM( w
�N�1�2!.3 Y3,N I:9:N 3 ." # fj <1 4 svx.u. A1NnoJ nano.) 0 ,
S �I �', Aift ki N H,)NIMI�.I.V NWTIV AVM1-1.VJ ,
w,N14,0 5.0!»,.�C5 r. Ry
' 1 I� 1
—__— 11 �� ,�'
'
j , �
` , i , lt . I
1 J t I
1 �I� I r T I•.�
I ,
1
•
M ;
1 1
I \ . \
tl
i ' I sl
` M! 11I
I
1 ' ;"
I I
1
I
1; .I
\ `I h, i
I ‘ 1
1
. .• 'l-----.:'--.--'1 \-tit.:•-,' .
y.rw.
J
1 Ordinance No.3730-1-20,Page 72
I
9 N I a 3 3 N I•J N•3 .\,� .1 ` i r Svxii''AtNno3 NmoD ;
�'ci S , .Sig Ill 333ND NIM.L.LV N3TIV AVM3.LV9 - -
''''..:::,a,,,,,
:T_..,
�h
' t1 i
t 1
(\ 1 .. ,
-H.) \1
\‘t, Ai x
14
\\\ ' \
'„• J I \ \
1 1
,.\\ , •
\ ' 1 \\ •\
1
,\, \ \ 4
v
1\,
\l,.‘ v \\,,, ' ‘
1 •1
! 1 (Fd3
\ l� 1 1
......„.......).....%.\\ \ . ;
%, ‘ 4.,.._i_j 1
V
; F I
I t 3i {r II
1 .1i.p .-I.q
' r'Manche.See Shag.CA
0 p
.... . ..
1 Ordinance No.3730-1-20, Page 73
SP
bill
�J••:N`�i••�1..••3•:3 N.I,�J•:N 3 �. �!i' ) SVXI I.•.l1.NnOJ NI-I'IOJ i
S Y kJ'd S , i{!Lp ,:� N]TIV:IO rIV
v Ani I_ MJ3NJ NIML.I.V NATIV AVMH.LV`J •
..n
w
•♦ G7
,I /:iw
/ 74. 4
/�/
/I
(4//
:r I
�I
./ `,
.I
I I '
_ ..i ' �
1
1
II I( 1 �r
11 .
.` I '
1 Il`{
1
d
•
1\ .
;,f 1
11
V ii. •
1 ,
t,\\.
i
y \ .
.\
\
\ \
... .. ... ....-
Ordinancei \;;..... ....., ...........-No.3730-1-20,Page 74
III dS
,...C1 L1 Nid AIOI'�llP141 I;IU1\'115F%%I\MI n
9 N I a 3 3 N LO N 3 Il!i' "1 sV7C1.1.'A.LNfOJ NrI1OD U
S bId , 2LYi s'i )13317 NIM.L.I V N I'fIV AVM3.LVJ j
•
I
I •
1
11 �•
i
„c° ` : ( N
4.
1 I i ,
1 \ 1 1
I 1
) j
I
;i i
I
t ';
i i :'
.i
/ /
B�{
' / ?/ P / %
/11/ /
i;
it 1
� 7mil.
Ordinance No.3730-1-20,Page 75
Appendix 9: DEVELOPMENT TRACTS
I
41
.�. Ss z
is $
V
A♦-s� g0 ,I 5Ekfi i Fse F,
D e agy � � _• # 3 i a7i t 4 ;. : c
- (� Q
J�
41 ��7 .
4 }
F I e
' * • -.)-—
y1 I 19 •
M4 tw•♦ a e �"G' ♦rt .� ..
♦ 1.♦ J
4 1'
k •i
.. �� - ,
' % •• ,1--g- 1p
ti
d�♦, _ -......7%
. ,t i k4' -. ,pr-- :-- _,� -._— r
.. X ANC _ _
,
1
r
1 _ _ _
f
t' n C
t i
R "11
l Ilt ` _ }!1� 4. v
`sr
r:�m♦ rat S .. e'r� t1� � �` -
1 s'.* 4;Z.„.„...".."'!_.' '•''7. ' it- 4.
1 . ,
..,,,. ,... ,, , ,. , ..,,,.,,,,,„,..,....,
Ordinance No.3730-1-20, Page 76
Appendix 10: CONCEPTUAL LANDSCAPE & AMENITY DESIGN —
CENTRAL SQUARE & GATEWAY FOREST
�Qi
AVAANHVCI-IJNVH3X1 • ,n
co
E '�■r4.10ttt:. „iill x
4..
,. 1}ty$ N U at ,Y p Jf }'
Ch1 S N 3 tT ' Y e ' tio. K+.A �,..
TE N Vl rY P M.,• .
y
y 09 D000 v
-it yrroW.
w' Ve r 4 t
11ft s.� � M'� J
•
ii,1 .,,,e,„ ,e ,.. .„,.
r_ ..,..*h 't, * J
CI-
1' '" J
i
I , :-.%/r.,,,,i‘,,,,.
I yfp
Z
// ) 4f.:�.
• 3c, :' ,i /4/4
,. e/
fi, , r x
o
y
iE, ‘: -is
, 't,,' :I/40`4," .:.' ':''`‘,"'''',R, 'A UJ
Silg.
/0060...
WI
;f
\ lit\L • ,-'
a
/13
iG-1 It
J
' ,,, 7- \\1 /41k
Ordinance No.3730-1-20, Page 77
I I
,z;.;
_ ..
{. °z
c' E-
0 is — ( Ii
cu co
Tao
p T 0 H
G Q y
x V N 0 I
0006000 "r _
N C J • .
L n SOT 'C 4. �.
2 fi f F is
> 'm a 1,
L.- d a/ eV` U Y` ..
15
00000 0 p Q
' jLu
/) 0
CA
LIJ
4. : iw },
W z
f s,+ H.
g LD
c ,,... .,, , . i —
LtJ
..f•• .• . ram'
W
H
C3
1 #t s
8.
Atli
Ordinance No.3730-1-20,Page 78
,; 1 kr •
oI
.•••,, cri...:„. ••:- ,..:•.' ',Ikiti rwr
i, i
�: cf. ;� t r +4" +' ,•�••_.‘e„ ,. .. A .•,..,„• ••••..„.•• ,...44. .,.. .. ...,,•:•_, , . 'A ' .. r
.. .. . ,:;•,••,:.;\,i,•s,.....,,.,....i., ....,..,,,,,,„•..... 4,,..7,:,‘1.1;,::(..4 LI, '4'• '‘ .`. ;,:7.-:, '. ',
ia Y I�, a •e t . I
`
e 6h
i+,�
b _�
1 l }
n O
h.
I
t }y�46'1; R 3 IP.' i
y��
nr �L r.yR� 4 v,<'.
ems, • 4�i;;a
ss"
r'
"?.
Ordinance No.3730-1-20,Page 79
,z
-,.-,,-
-,W
-,0
d_rc 4) 2 .s. f_ il t.; cr 47 'P6 ,I `. r
N tm rt rn K al m n, Yurn
. ,..
a.
%
ro
p v a to = c pp2 q Lt..
C.
v> v, w z o 1 a JrS 2 a u- a i- z m a. '4'
1W Co0000 0000000
tt
3133M1S Z.
—J
a
K' ,".91: 'Till a 1 ,� , ` ,
` w
�� .r. :,� ,� ; i 0 Z
O
m r W J.1
-,
O 0 .M�`�• /. ~ •i. _•1}ate' Z ca
R , � Fl o Q
♦ '
s „ . .''- --- at .' A ' , Q
.' _
n 0 3133211S
1 J_ f Z �I I � I IH
2 "-
..
N8w
isbg
i1I
re t i .t.§e
�o
Ordinance No.3730-1-20,Page 80
�u10
1Y' ttn
-c 0 OL
N O C p
Q: a 0, U
x� y .,
O
os... ..,o G 7S. N CJ
.. a LL 0. (n N Ll A .G
:0: :: ! H
f
0
F.
t
3, 0 d c a c 'N; -i-
c = m c N a E - '+
, N C j ,8 y N = C
fV .a tV J Ip N y - 1 3: a ,_ 0
0 0000 00 z ; - CO
m
W Jige '. ail"' 1. O
' . 1 W
'. r'''''' ---- - v V)
LLI
0 •
., 0
-., tti, CI
J
>-
ii W
r 4 (- H
� ,: Q
4 -
sY�A C
'...... ----
r -1M•
~+
0 •
Ids ` r
.1Nf
ip 1
11 ,
t...t. .!
ii ,....,
iiiiiii
Ordinance No.3730-1-20,Page 81
•
VI
g!
11 ,: • A r
,....:,.. ,, .
. .,:„........ ,\ ...„./.. .„.
• XI,
a� t
•
..� s.ti• 1 =awl»�: w Q
. . ti v
m#' v., •
r•
�.p.�� Q
CL
ff O•
� f T �1 a 9 tLIJ
. ......,„,, --:-.'''''':.\t.':.:S.:ITN,4.,:,.ii,'..1041:17.,...,:::;;I:,;;;;..f...,t..''';:r..7„,4:‘.::. ,17...:1:..::jcc;-
R i
M �/ }Q
C.D
,, /
..
guy._i? '.
A
),4 } : .
rt
Ordinance No.3730-1-20, Page 82
2
c 1Vz
:
•
vs
a
Cj a P.
oil 1
o in Ji (1- m
ei t t a) c
o � .� N � zz.
Z V _ r
• ._ _ N N ti
,,, „0N N , [6 M
_53.
• H R 2 N s O V
V= C W Z Q
N §.00
Z in n `. n. a
w C)0C.0000 a
Ow
0
5
Y
W ,
n �
\ \.-a..- 'wtS.--,1 —. 0
\ •`"' 1--
C...)\ ® w
\ N
', a
U
i
i a
}
• 6 :z..'
o 5CI g
0
•
i \ fi _. : a
,0 CD t'
Fe
.�� w
I '`• J
®, .> J
I J W
I
0Y _ . . .ON
` Z Q�I
Q 4 W
m N ZI
I
F:
-
Ordinance No.3730-1-20,Page 83
I ';):1111111111111111 i •
•; .!'I' •
.,',...A;,_•---. • `
: ,...;. : .• 11*
....k, - ,,,t •.
.r -14' „
,• A.
_ 4,;,.,„
,71
—111,1
—1
°
:::':.'.: \:•;•4. . ''''- '‘el
...,...„, , ., .. - ,,,
• 8 :'...i
aI. ' I, 0-
',,, • '4'. ' ' 6 4 Z
., ,......., : ...s
••••:.. 1? `8
f •. , /
0
RIP7_ .
• • d 1 `?-
. ig. ...), •-..
A. A
..1, ,.(4 MI,. •-, l ki, 1....
"11
, 1,•I
s. 11F.• 4,1: ..
•
t1'" .- -. •
>"
ce
1..1_1
(...,
<
Z.
i--
Z
....._. • ';.1'`,...• ', u.1
ci
LA.1
c...)
• • .,.. 4 !WA' ".111:-I- `;'-',....,,;..;,'.,-. al.,.
r - . UJ
IX
CL.7 8 .i'.-:.r.-' ' '..• e
v.: .
_ , > LA.1
i t%1 g'929:
-....
...
• ..
z
-'::.!..- ••,. .. z' Ce
<R
=2
Cr'22
(1)'.-2-:
Z
—I<
i
. : , —— •..., ,i, ,,i'.../.. g:
'.
ce
i—
. N..... •,.: _
ItLU
‹C
.11.'..
U.1
I--
c:r
LD
531• . ,
. A w• .. .
11...,: • 1
f'
•'4.3- kb.
• -
. •:II! '''!" 2,,
_ ,..
'Ft , -1 ••••.4%. .
I
, • ''''
...•- , •
:.,r , t•
1 ,4,-
-1'
I k i A
„evil
Ordinance No.3730-1-20,Page 84
Appendix 11: TRACT 6A—COPE EQUITIES MIXED-USE
TOWER CONCEPTUAL IMAGERY
...
_.,
a.
Z
8 1111114,
', ��o Joao 110
OUVd d000 Litt)
.1, v,,.." eir ,-- ,
4
ouvd NOo(1110 °�' '
O 4 O
a LL CC
W O
4i c,
O
1-•N
W j
cc tie z J,
C-
V C
01
F i w
Z
o
C II
0
LL
C w Z O
V Y r
LL p 1 < Z
V J 0.W
Q
V f
Z fie a'r
it CC Y UJ Z
V Q
o
N lie Ayr I a
41ii .-, iii 4,f4tvi
.._
...,,
-----------4
, ,
tte
C
_.,. ......
C C_ ip
yy
----t 7;
- ,,,,,...fot 0
. = - vo„,is --------....„ } t 4 ,,,,, ...,,„ ... ,... .
„,/44' s ... -
4. -
.'7J G L y C ^ L
i \ � V
7 S HT i
y
11I
✓• -
Ordinance No.3730-1-20, Page 85
I , j z
14
1 Z
o
. r •'!
1.
i .1 1 _
.. ;
any
E� r .M�Ct. :i LM �W'w ,�.
.,:zaa, 4,..—r".;:....
A,
V
„....
:. .:>.,.
..,
„..„- _,.:.:. , 4.iiii.„.....„ft.%-........X.r ff—,..,;X
14\011)''
r
A,
a ° i� 7 e. $ 4
ti
S F i } tl TA y Y" .
mg
t(o �r"'L4ra-7 1 . 1 - ::,' ti '.-:-•!--„,';':'' ‘.1, 4.?: . 's K,.
�T{
4
\ " ` fit+ ...�.,.... .. `..t
t
•
W l
•t, 1
Mr
4y (n Y r
•
r
e Y 0 F
e ''F tl
L 1. N
C l V V y
A 7 — L
T iS 7' 3 Y .`
Y.
G >• r
o .. ct_ u $ T
A a
Ordinance No.3730-1-20,Page 86
1
•
4 z
. �.
•
,.•
.
° Ate: In b 1
`F ick^ i �� { `.S� •, r �'`` .1 1
1V 1 4 IIII I;- . : -11' l i
' A� .%Vgi
l/ . . Illl 11
TA.
tiiiiiii
,,
� lih, � \ilk 'IIIIIIII 5„
= .
it• � 4,
=- '11i1111111811 °a.
=_ r,'lltllttlun:
-�=� _. 4 �'+lnu��lllllllllll
'i�I�IIII�IIIf !'
••.itifit„IJI'. ••\,1
,_ . aillilllNllllll " (0
IIIIIIIillill
fiiliNNlil' ,
Ih. 'Il . _ callow_
> f Y
so
v Al
y
R
m y <,r 4 0
S:a. rs 3
7.= v N I—
CY4~ n I.`r ''�a L
e.cv rr 1 e
� e a . -
6 a .
cr )r:;.s. 3 w
,'1 v E. -
Ordinance No.3730-1-20,Page 87
!'sk,4''. - 1.: :W..ffl. .k . .,,.....,,'. '
„.,
. _.
, z
, 1 1. ./. . • ti A iN. . • ,,
A •',..!. C
,.:41' f.., st''P1'411*-• I i iii ,t
S 1; 1 , p..,, i! ,
, ,(4 k , ' )1% ',...: or,.
:1,;- ,,, •,,f, ,... -- I 1:.1, .
411161
•., ,...,,.. .k,...4
• , r
. ..
• t -'--7 • Allit':., , .
,. .4 •..-,,- .: , .. . 4...4.-, .1.
•
,. .. ,.,...___"„
... ,
••• wpal.,— , ,
••. . • ..•
Adillir
, . .
.• „.,,, ... ...,„ .
,..--..
, . .
. ----,r-27---•.• •,, ..„ -
, . ...... . , • .,,,,,
. .., ,
• ...,.. ,,•
__. . . • . \
. ,......„ .-,
. •,,
..... I
,.•„
, .. , ,. •, ., .,
.....,',4 ‘.)::' • •- Aw.,- z'''..•
. , -•
_;,„.•.-•%.. 7 .
.-. . , ... . ... .• .,..,• •,.
c. ...,,,,..-.;•,-,,„ ,,. :: ,:,.., . . . . , . . a,.•5 \3/4
' ' - ,1:, . •;.,'''' '.. .,1."14::;sc't
. •
.s. F.' .....-'.1-. •''.,' :- ' k..';'%'.
•
,.o
--'...ir.-:."" r.
'-` ' '.1° .-,1- ,f•,•• '-' '• -.5', -.,'' --,c
,r • -, , CO •
.*.:... . :".
•
, r-,::t.:'-.. C •• 0
'.. .:.'".•.±.- i t: '•".
i : 7 i, :'S
, „-e, z..• f.-.a'
•
E.
.-'-,:`; .'4.A6ei..rCle1. 11r..t .Le_valliCliCatigai 4:: _. •. i. ...: -. '
Ordinance No.3730-1-20, Page 88
•
.
k a
0', P
_ 1.' ? I
) r .� C
r
, i ,, iii:iy A .... ,..: . „
.r
itto.„
i'. -# .. ,. 4
► ►, 1
i '
r ` J i�.+.
--µ . .
i , -•-
�'`'
,, , ,
N(
b 4-4, /
ro .. ' 3 t 1
it';',..;'!::::;•;,,,..4k6'
1
K= 1`a
S C- • P
. t 1
,
jSt
T---- f ° 4.:
•
7* s
, .., \ '
t. . i tilt t
1 •
t.
,' ' .+., t xT I— ,.
IL .,,,....„ ..,.., � Yta
� 7
I11
' JN901 2., ,,._„...,....,,w. _ ,
%4°1 x r 1y •:+ S ll
Ordinance No.3730-1-20, Page 89