O-3732-2-20 ORDINANCE NO.3732-2-20
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 A 79.285±ACRE TRACT OF LAND SITUATED IN THE JAMES W.
PARSONS SURVEY, ABSTRACT NUMBER 705, THOMAS PHILIPS SURVEY,
ABSTRACT NUMBER 717, AND JOHN PHILIPS SURVEY, ABSTRACT NUMBER
718, DESCRIBED IN EXHIBIT "A" HERETO FROM CORRIDOR COMMERCIAL
"CC,"PLANNED DEVELOPMENT NO.72,AND PLANNED DEVELOPMENT NO.98
TO PLANNED DEVELOPMENT NO. 142("PD-142")FOR MIXED USE; 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 79.285± acres in the James W. Parsons Survey, Abstract Number 705, Thomas Philips Survey,
Abstract Number 717, and John Philips Survey, Abstract Number 718, City of Allen, Collin County, Texas,
described in Appendix 1 of Exhibit"A,"attached hereto and incorporated herein by reference("the Property"),
from Corridor Commercial"CC,"Planned Development No. 72, and Planned Development No 98 to Planned
Development No. 142("PD-142")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 11T"DAY OF FEBRUARY 2020.
APPROVED:
Stephen Terrell,Mayor
APPROVED AS TO FORM: ATTEST:
c_..
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Peter G.Smitil,City Attorney She lley B. George, 'MC,City " tary
(kbl:2/5/2020:I13408) '-ni\0 Gow "
Ordinance No. 3732-2-20, Page 2
Exhibit"A"
DEVELOPMENT REGULATIONS FOR
THE AVENUE PLANNED DEVELOPMENT
Planned Development"PD" No. 142
Ordinance No.3732-2-20, Page 3
Development Regulations for The Avenue
Planned Development"PD"No. 142
Table of Contents
Section 1: Planned Development Structure
A. Concept Plan Established
B. Character Areas
C. Permitted Uses
D. Residential Development Standards
E. Street Types and Transportation Network
F. Parks,Open Space and Trails
G. Tree Mitigation
Section 2: Site and Lot Standards
A. Block Length
B. Building Height
Table 1: Building Height
C. Setback and Yard Standards
Table 2: Setback and Yard Standards
D. Parking Standards
E. Building Design Standards
F. Streetscape Standards
G. Temporary Use and Special Events Uses
H. Phasing
I. Detention and Drainage Network
J. Screening Adjacent to Ridgeview Drive
Section 3:Administration
A. Site Plan Review Process
B. Amendments to the Concept Plan
List of Appendices
Appendix 1: Boundary Description of The Property
Appendix 2: Zoning Exhibit
Appendix 3: Concept Plan
Appendix 4: Schedule of Uses
Appendix 5: Street Sections
Appendix 6: Open Space Plan
Appendix 7: Ridgeview Drive Conceptual Landscape Plan
Appendix 8: Phasing Plan
Appendix 9: Character Area Plan
Ordinance No. 3732-2-20, Page 4
SECTION 1: PLANNED DEVELOPMENT STRUCTURE.
Ordinance No. -_-2020,to which this Exhibit"A"is attached and incorporated, established Planned
Development "PD" No. 142 (referred to herein alternatively as "the PD", "this District," and "the Planned
Development")as a zoning district within the City of Allen,the boundaries of which zoning district are set forth
in Attachment 1, attached hereto and incorporated herein by reference ("the Property"). The contents of this
Exhibit "A" set forth the regulations relating to the development and use of the Property (the"Development
Regulations"). The Property shall be developed and used in accordance with applicable provisions of the Allen
Land Development Code ("ALDC"), as amended from time to time, as modified by these Development
Regulations as they may be amended from time to time.When there is an irreconcilable conflict between these
Development Regulations and the ALDC, these Development Regulations shall control. When these
Development Regulations are silent on a development standard,the provisions of the ALDC shall control This
District is a mixed use district and shall not be considered a residential district.
A. CONCEPT PLAN ESTABLISHED.
The Property shall be developed and used in general conformance with the Concept Plan attached hereto
as Appendix 3 and incorporated herein by reference (the "Concept Plan"). The Concept Plan is
comprised of:
1. Character Areas. Character Areas, established in Section 1.B., below, provide the
neighborhood development patterns,the general development character,and the use of property
within such areas.
2. Streets.Streets are classified as various types in Section 1.E.,below,and are designated on the
Concept Plan as"Primary Street,""Secondary Street,"and Mews Street that shall be placed in
111 the general location as shown on the Concept Plan.
3. Open Space."Open Space"means any type of space,active or passive,or outdoor space.The
general location of open space and trails are depicted on the Concept Plan. The allocation,
design and requirements for open space areas are set forth in Section 1.F.,below.
B. CHARACTER AREAS. The following Character Areas, as identified on the Concept Plan, are
established and shall have the following respective base zoning districts. The density, lot coverage,
height,and area regulations for the base zoning districts as provided in Section 4.15.2 and 4.15.3 of the
ALDC shall not apply to development within the Property.
1. "Mixed Use Character Area": Except as provided in these Development Regulations, areas of
the Property located within the Mixed-Use Character Area" shall be developed and used in
accordance with of the regulations applicable to the"CC"Corridor Commercial zoning district
as set forth in the ALDC. The Mixed-Use Character Area is the central commercial, office,
hotel, and retail area of the PD, connected by a series of walkable streets, many with active
ground floor uses.
2. "Residential Neighborhood Character Area": Except as provided in these Development
Regulations,the areas of the Property located within the Residential Neighborhood Character
Area shall be developed and used in accordance with regulations applicable to a "MF-18"
Multi-Family Zoning District as set forth in the ALDC. The Residential Neighborhood
Character Area may include Urban Residential units, townhomes and medium density single-
family detached patio homes in a walkable residential neighborhood with connections to areas
of open space and within walking distance of the core retail,restaurant, and commercial areas.
This area serves as a transition between the larger structures on the interior of the PD and the
smaller single-family and commercial scale across Ridgeview Drive to the south.
Ordinance No.3732-2-20,Page 5
3. "Neighborhood Retail Character Area":Except as provided in these Development Regulations,
the areas of the Property located within the Neighborhood Retail Character Area shall be
developed and used in accordance with regulations applicable to an "SC" Shopping Center
zoning district as set forth in the ALDC.The Neighborhood Retail Character Area is intended
to serve the PD and surrounding areas with neighborhood retail and commercial uses while still
maintaining a walkable context and to serve as a transition zone in height and intensity to lower
density uses on sites across Ridgeview Drive and Alma Drive.
C. 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 4 and incorporated herein by reference ("Schedule of
Uses")subject to the following:
1. A stadium is not a permitted use;
2. A Live Music Venue shall not exceed 1,000 persons and/or allow performances to end later
than 9:00 p.m. on Sundays through Thursdays or 10:00 p.m.on Fridays and Saturdays without
the approval of a Specific Use Permit.
3. A"container park" consisting of shipping and storage containers with a cumulative floor area
of no more than 10,000 square feet retrofitted and installed in accordance with applicable
construction and building codes, occupied, and used as buildings is permitted within Block E
as depicted on the Concept Plan.
D. RESIDENTIAL DEVELOPMENT STANDARDS.
1. Urban Residential Units.
a. No more than 1,600 Urban Residential units may be constructed on the Property.
b. Urban Residential units may be allocated in any manner within their respective
Character Areas as a permitted use.
c. Minimum Floor Area of Urban Residential Units:
i. One-bedroom units:Not less than four hundred(400)square feet.
ii. Two-bedroom units:Not less than eight hundred and fifty(850)square feet.
iii. Units with more than two bedrooms: Not less than one hundred fifty (150)
square feet of floor area for each additional bedroom.
Average dwelling unit floor area for each building: Not less than seven
hundred(700)square feet.
d. Maximum density: No maximum density for buildings developed with Urban
Residential units.
e. Maximum Lot Coverage Area:No maximum lot coverage area for buildings developed
with Urban Residential units.
f. Setbacks: No minimum Front, Rear, Side, or Corner Lot setbacks for buildings
development with Urban Residential units.
Ordinance No. 3732-2-20, Page 6
g. Urban Residential units adjacent to or facing Ridgeview Drive shall not be constructed
with balconies on the side facing Ridgeview Drive.
2. Single-Family Detached Residences(Patio Homes).
a. No more than one hundred fifty (150) single family detached residential units
constructed as patio homes may be constructed on the Property.
b. Single-family detached residential units must be constructed in accordance with the
following standards:
i. Each dwelling unit must be on an individually-platted lot.
ii. Minimum Lot Area: 1,800 square feet
iii. Minimum Lot Width: 25 feet(if an interior lot); 30 feet(if a corner lot)
iv. Minimum Lot Depth: 60 feet
v. Maximum Height: three (3) stories, not to exceed forty-five (45) feet total
height
vi. Front Yard Setbacks: Not less than 80% of the building face shall be located
within 15 feet of the street curb. If easements are located along the street
frontage to a depth that makes it impossible to comply with the preceding
sentence,then not less than 75%of the building face shall be located along the
boundary of the easement.
vii. Side Yard Setback: No side yard setback is required; provided, however,
dwelling units shall be not less than three (3) feet apart. A property
maintenance easement not less than three feet (3.0') wide must be dedicated
between buildings to allow for property owner maintenance. Such
maintenance easement may overlap the common lot line between adjacent lots
as long as the minimum three-foot(3.0')width is maintained.
viii. Minimum Rear Yard Setback:
(a) The distance from the garage door face to the leading edge of
pavement for the travel lane of the alley or mews street must be (i)
between three (3) feet and five (5) feet or(ii) more than twenty(20)
feet (i.e., garage doors cannot be constructed such that the setback
from the edge of said pavement is greater than five (5) feet and less
than twenty(20)feet); and
(b) The rear wall of a second and/or third story of a dwelling unit may
extend a maximum of 2.5 feet into the rear yard setback.
ix. Maximum Lot Coverage: 80%
x. Each dwelling unit must be constructed with a garage with no fewer than two
parking bays. Garage entrances are allowed only from a mews street or alley
(i.e., shall be rear-entry only). Enclosing the garage by construction of an
external stationary wall in place of garage door(s)is prohibited.
Ordinance No.3732-2-20,Page 7
3. "l'cm nhomcs.
a. No more than twenty(20)Townhome units may be constructed on the Property.
b. Townhome units must be constructed in accordance with the "TH" Townhome
Residential District requirements set forth in the ALDC except as follows:
i. Minimum Lot size: 1,800 square feet
ii. Minimum Front Yard: 10 feet
iii. Minimum Side Yard: 10 feet
iv. Minimum Lot Depth: 75 feet
v. Minimum Rear Access Driveway length: 18 feet
vi. Maximum Height: Three stories but no more than 45 feet in height
vii. Garage entrances are permitted only from a mews street or alley(i.e., shall be
rear-entry only).
E. STREET TYPES AND TRANSPORTATION NETWORK.
1. Street Types.The streets,as depicted on the Concept Plan and detailed on the Street Sections
as set forth in Appendix 5, attached hereto and incorporated herein by reference ("Street
Sections"),shall be generally designed and constructed on the Property as follows:
a. Primary Street.A Primary Street shall be subject to the following design criteria:
i. Right-of-Way Width:Not less than forty-two(42)feet;
ii. Vehicle Travel Lanes: No fewer than two(2);
iii. Sidewalks: Sidewalks not less than six (6) feet wide shall be constructed on
both sides of the right-of-way;and
iv. Parking: Parallel and/or head-in parking are permitted as shown on the Street
Sections.
b. Secondary Street.A Secondary Street shall be subject to the following design criteria:
i. Right-of-Way Width: Not less than twenty-four(24)feet;
i i. Vehicle Travel Lanes:No fewer than two(2); and
iii. Sidewalks: Sidewalks not less than six(6)feet wide constructed on both sides
of the right-of-way.
c. Mews Street. The right-of-way for a Mews Street shall be not less than fifteen (15)
feet.
Ordinance No.3732-2-20,Page 8
d. Other Street Types. Other Street types may be created and approved at direction of
the Director of Community Development and the Director of Engineering to meet
unique site and development considerations.
2. Private Streets.Except as otherwise indicated on the Concept Plan,all the streets development
within the Property will be private streets constructed to public street standards (as modified
by these Development Regulations) and maintained by a property owners association as
required by the ALDC. Subject to Sections 1.E.3., below, all streets shall be constructed
generally in the location indicated on the Concept Plan.
3. Street Modifications. Streets may be modified as follows:
a. Street Modification. Street alignments as depicted on the Concept Plan may shift in
location up to 100 feet in each direction as long as driveway/access spacing
requirements are maintained on perimeter roads; provided, however, street
intersections with State Highway 121/Sam Rayburn Tollway may only be shifted if
approved by the Texas Department of Transportation.
b. 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.
c. Street Continuity Flexibility. Streets not affected by the relocation of other streets
shall not be modified unless environmental or other constraints require alternative
connectivity.
F. PARKS,OPEN SPACE AND TRAILS.
1. General. Parks and open space shall consist of greens, enhanced streetscapes and sidewalks,
pocket parks, plazas, neighborhood parks, special use parks, and trails and shall generally be
provided as set forth on the Park and Open Space Plan attached hereto as Appendix E, and
incorporated herein by reference(the"Park and Open Space Plan"),and in accordance with the
following requirements:
a. The boundaries of any park or open space designated on the Park and Open Space Plan
may shift no more than 100 feet; provide, however,the minimum area and dimension
of such park and/or open space must be maintained.
b. All trails shall be constructed consistent with the general location and alignment
depicted on the Parks and Open Space Plan; provided, however, 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.
c. All public and privately managed trails shall be built to City of Allen trail design and
construction standards.
d. For purposes of this Section 1.F.,open space may include:
i. 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 recreational purposes;
ii. An area located within natural drainage areas or creeks enhanced for use as a
public amenity;
Ordinance No.3732-2-20,Page 9
iii. Ponds (including detention and retention) and creek areas enhanced by
installation or construction of pedestrian amenities, including,but not limited
to walking trails,decorative lighting,seating or enhanced landscape treatment,
and other improvements approved by the Director of Parks and Recreation or
designee.
e. The property owners'association established as required by Section 8.20 of the ALDC
shall own, maintain, and manage all trails and open spaces within the District except
for the City-owned trails along Ridgeview Drive, State Highway 121/Sam Rayburn
Tollway,and Alma Drive.
f. Trails not less than ten(10)feet wide shall be constructed along the entire frontages of
State Highway 121/Sam Rayburn Tollway and Alma Drive.
g. Amenities that may be constructed in open space areas may include,but not be limited
to, shade pavilions, benches, various types of outdoor seating, trash receptacles, bike
racks,drinking fountains,bottle fillers,picnic tables,and pedestrian lighting; but shall
not include concert/event stages.
2. Mandatory Parks and Open Space.The following open spaces shall be constructed within
the Property:
a. 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 except as modified by these Development Regulations.
b. Neighborhood Parks/Greens,Pocket Parks and Trails.Not less than 21.33 acres of
the Property shall be dedicated and developed for neighborhood parks/greens,pocket
parks,trail,and other hardscape improvements as set forth on the Park and Open Space
Plan subject to the following:
i. Any neighborhood park with an area of four(4)acres or more shall include the
following amenities:
(1) benches,various types of outdoor seating;
(2) trash receptacles;
(3) irrigated turf grass;
(4) pedestrian paving;
(5) one shade or ornamental tree per 4,000 square feet of neighborhood
park area;and
(6) bicycle racks.
ii. Neighborhood parks shall be constructed to include at least five of the
following amenities:
(1) dog waste receptacles;
Ordinance No.3732-2-20,Page 10
(2) drinking fountains;
(3) bottle fillers;
(4) chilled bottle fillers;
(5) electrical receptacles at tables;
(6) grill;
(7) interpretive signage or markers;
(8) pedestrian lighting;
(9) wayfinding signage;
(10) one additional shade tree (minimum of four caliper inches) or
ornamental tree(minimum of(i)four caliper inches if single trunk and
(ii) five caliper inches if 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);
(11) native drought tolerant ornamental plantings;
(12) native turf/lawn;
(13) certified pollinator habitat;
(14) rainwater cisterns;
(15) "smart" irrigation controllers;or
(16) One (1) green stormwater infrastructure such as bioswales,
bioretention,permeable pavements,and stormwater curb extensions.
iii. In addition to the mandatory amenities required by paragraph i.and ii.,above,
neighborhood parks shall include at least five of the following recreational
amenities:
(1) shade pavilion;
(2) picnic tables in open areas;
(3) outdoor movable tables and chairs;
(4) stage for outdoor movies or small performances;
(5) privately operated walk-up only kiosk, restaurant or cafe not
exceeding 2,000 square feet in area;
(6) splash pad;
(7) active playground;
Ordinance No.3732-2-20,Page 11
(8) musical play trail;
(9) nature play area;
(10) demonstration gardens;
(11) hardscape gathering space;
(12) lawn gathering space;
(13) bocce ball;
(14) yard games;
(15) interactive public art;
(16) public art;
(17) loop trail; or
(18) sport court.
b. Enhanced Landscape Buffer. Enhanced landscape buffers containing a total area of
not less than two (2)acres and developed with a twelve-foot (12') wide trail shall be
constructed along Ridgeview Drive as set forth in the City of Allen:Parks, Recreation
& Open Space Master Plan Update 2015 identified as the "Ridgeview Trail"; a ten-
foot (10') wide trail along State Highway 121, and a ten-foot (10') wide trail along
Alma Drive.
c. Urban Residential Open Space. Each Urban Residential building shall include one
or more courtyards and/or central greens as open spaces that in the aggregate contain
an area of not less than 0.20 acres within the building. Areas consisting of water
features, swimming pools,pedestrian hardscape,and softscape with ornamental shade
trees or shade structures,bench seating,handicap accessible walkways may be counted
toward the minimum area required by the Paragraph c. Areas occupied by drainage
facilities and/or related easements, floodplain areas, erosion hazard setbacks or other
related facilities shall not be counted toward the minimum area of open space required
by this Paragraph c.
3. Park/Open Space Dedication Fees. Both Park Land Fees and Open Space Fees shall be
determined and due in accordance with Sections 1.F.3.a. and 1.F.3.b.,below.
a. The timing for payment of Park Fees shall be in accordance with Article X of the ALDC
and due prior to issuance of a building permit and paid in accordance with the rate
established by City Council ordinance or resolution.
b. The requirement to dedicate Open Space shall be satisfied by a combination of one or
more of the following:
i. Not less than the lesser of(i) 21.33 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
Ordinance No.3732-2-20,Page 12
ii. Payment to the City of a fee in lieu of open space dedication equal to a rate of
$48,375 per acre of land not so dedicated; or
iii. 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 1.F.3.b.ii.,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 Section 1.F.2, 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:
(1) shade pavilion;
(2) picnic tables in open areas;
(3) outdoor movable tables and chairs;
(4) stage for outdoor movies or small performances;
(5) splash pad;
(6) active playground;
(7) musical play trail;
(8) nature play area;
(9) hardscape gathering space;
(10) bocce ball;
(11) interactive public art;
(12) public art;
(13) water feature;
(14) fabric shade structures;
(15) benches;
(16) 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.
Ordinance No.3732-2-20,Page 13
c. Prior to receiving a PIV credit pursuant to Section 1.F.3.b.iii.,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.
d. For the sole purpose of illustrating how PIV would be calculated pursuant to Section
1.F.3.b.iii.,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 1.F.3.b.i., 5.33 acres of open space must be dedicated (i.e.
400 units/75 units/acre=5.33 acres)or,pursuant to Section 1.F.3.b.ii.,the owner or
developer must pay the City the amount of $257,838.75 in fees (5.33 acres x
$48,375/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 1.F.3.b.ii.to$161,088.75. If the owner
or developer elects to install or construct additional amenities in accordance with
Section 1.F.3.b.iii., and the costs for installing such amenities is $100,000, then the
amount due pursuant to Section 1.F.3.b.ii.would be reduced to$61,088.75. Further,if
the costs for installing such additional amenities was $200,000, the amount due
pursuant to Section 1.F.3.b.ii. would be reduced to$0.00.
e. 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 ten-foot(10')wide concrete recreational trail.
f. Park/Open Space Fees Reconciliation.
i. Upon application for development of the 27th acre of the Property, a report
shall be provided to the Director of Parks and Recreation or designee showing
total parkland/open space dedication requirements, and the amount of park
dedication fees due. Park Investment Value (PIV) credit in lieu of park
dedication fees shall be considered by the Director of Parks and Recreation
who at his discretion at that time may approve or deny such credit. No
payments will be required at that time.
ii. Upon application for development of the 54th acre of the Property, a report
shall be provided to the Director of Parks and Recreation or his designee for
approval,showing total parkland/open space dedication requirements and paid
fees in lieu of parkland dedication to date.If there is an outstanding amount of
parkland/open space dedication required(i.e.,deficit),no further development
permits shall be issued by the City relating to the development of an area of
the Property larger than the first 54 acres until the City has been paid the
amounts due pursuant to Article X of the ALDC.
iii. Upon application for development of the remaining acres of the Property, a
report shall be provided to the Director of Parks and Recreation or his designee
for approval, showing total parkland/open space dedication requirements and
credits for dedication and fees paid in-lieu-of parkland dedication.If there is a
deficit of 5%or less in this final report, a plan shall be mutually identified to
use the remaining fees for installing additional recreational amenities within
the development within one year from the date of approval of the final plat for
the final development. Any deficit greater than 5%shall convert to fees paid
to the City at a rate of$48,375 per acre or fraction thereof.
Ordinance No.3732-2-20, Page 14
G. 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(10)feet 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 27th 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 54th acre of the Property;provided if there is
an outstanding negative tree credit shown on this report, a Tree Mitigation Liability
Account will be established by the City to receive a deposit of funds equal to the
outstanding negative tree credit; such funds shall be dedicated to and restricted to be
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 2: SITE AND LOT STANDARDS.
The Property shall be developed in accordance with the following site and lot standards:
A. BLOCK LENGTH.
Any single block face shall not exceed 700 feet in length measured at the right-of-way line of the
adjacent street;provided,however,the block face may exceed 700 feet in length,but in no case more
than 1,000 feet if a pedestrian and/or bicycle linkage breaks up the block face.
Ordinance No.3732-2-20,Page 15
B. BUILDING HEIGHT.
Except where otherwise specified in in these Development Regulations; buildings constructed within
the District shall not exceed the following height:
TABLE 1: BUILDING HEIGHT
Character Area Minimum Building Maximum Building
Height Height
Mixed Uses') 14 feet 200 feet
Residential Neighborhood 10 feet 60 feet,5 stories(2)
Neighborhood Retail 12 feet 40 feet
Notes
1. Except for garages and accessory buildings, the height of the street level ground story of
buildings constructed in the Mixed Use Character Area must be not less than fourteen(14)feet.
2. The Building Height in Block N only shall be limited to a maximum of four stories.
C. SETBACK AND YARD STANDARDS.
Except where otherwise specified in these Development Regulations,buildings constructed within the
District shall be set back from the property lines of the lot on which they are constructed as follows:
TABLE 2: SETBACK AND YARD STANDARDS
Front/Side Yard Side Yard or Rear Yard
Character Area Setback (Facing a Setback (Facing interior
Street) lot line or alley)
Mixed Use 0 feet Min-No Max. 0 feet Min-No Max.
Residential Neighborhood 0 feet Min- No 0 feet Min-No Max.
Max.
Neighborhood Retail 10 feet Min- No 0 feet Min-No Max.
Max.
D. PARKING STANDARDS.
1. Parking Minimums. Except where otherwise specified in these Development Regulations,
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. Retail use: 3 spaces per 1,000 square feet of gross floor area
c. Restaurant use(stand-alone): 10 spaces per 1,000 square feet of gross floor area
d. 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
e. Office: 2.5 spaces per 1,000 square feet of gross floor area
f. Hotel(Limited Service): 1.0 spaces per room/suite
g. Hotel(Full Service): 1.25 spaces per room/suite
Ordinance No.3732-2-20,Page 16
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 set forth in the ALDC and these
Development Regulations 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 shall be construed as prohibiting a shared parking agreement(defined
below) from allowing off-street parking spaces to be counted toward satisfying the minimum
number of off-street parking requirements for multiple uses or buildings.
5. Shared Parking.
a. Off-street parking for non-shared uses shall be provided in compliance with ALDC
standards.
b. Subject to the approval of the Director of Community Development and the Director
of Engineering,a Shared Parking Study may be used to reduce the minimum required
off-street parking spaces set forth in the ALDC and these Development Regulations.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
Ordinance No.3732-2-20,Page 17
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.
E. BUILDING DESIGN STANDARDS.
1. Building Orientation.
a. The fronts of buildings shall be oriented towards a Primary Street or open space when
the lot has frontage along a Primary Street or open space, respectively; provided,
however, buildings located on lots adjacent to State Highway 121/Sam Rayburn
Tollway,Alma Road,or Ridgeview Drive may be oriented towards said roadways.All
other building fronts shall be oriented to face a Secondary Street.
b. Buildings located in Blocks D, G, I, and P(as shown on Appendix 3, Concept Plan)
may be oriented with the primary façade along Alma Drive. In such cases,the façade
along Alma Drive shall be designed such that the building's primary façade is facing
Alma Drive. Additionally, the secondary, or rear façade shall also incorporate
architectural primary façade elements.
c. Primary entrances to buildings shall be located on the street along which the building's
primary address is assigned,unless the entrance is accessible within a forecourt or from
a paseo connected to the street established as the primary address.
d. At intersections,corner buildings may have their primary entrances oriented at an angle
to the intersection.
e. All primary entrances shall be oriented to the public sidewalk for ease of pedestrian
access; provided, however, a building sited uniquely as part of a group of connected
and programmed buildings within a site designed for security and/or parking
efficiencies may be oriented elsewhere as long as the entrance provides convenient and
continuous pedestrian access from the perimeter streets and is not obstructed by any
related surface or structured parking.
f. A porte-cochere is also permitted as a primary entrance as long as a pedestrian
connection to the primary entrance is maintained.
g. Secondary and service entrances may be located adjacent to and accessed from internal
parking areas or alleys.
2. Design of Parking Structures.
a. Upper floor structured parking facades shall be designed in such a way that vehicles
on all parking levels are screened substantially from view from all public streets and
rights-of-way.
b. Parking garage ramps shall not be visible from any Primary Street;however,entrances
to parking structures and ramps may be located on Primary Streets as long as those
entrances are designed such that pedestrian movements along those streets are safe and
predominant.
Ordinance No.3732-2-20,Page 18
c. Parking structure facades on all Primary Streets and Secondary Streets shall be
designed with both vertical (façade rhythm minimum of 25 feet) and horizontal
(aligning with horizontal elements along the block) articulation or other architectural
elements to create pedestrian interest.
d. When parking structures are located at corners, corner architectural elements such as
corner entrance, signage and glazing shall be incorporated at the corners.
e. Parking structures and adjacent sidewalks shall be designed so pedestrians are clearly
visible to entering and exiting automobiles.
f. The following images are meant to convey a general range of architectural features
described in the regulatory text. Approval of final elevations by the Director of
Community Development or designee would be based on application of the text.
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3. Design of Automobile Related Building Site Elements.
a. Drive-through lanes for commercial uses shall not be located along any Primary Street.
b. Drive-through lanes shall be hidden behind a Street Screen along an internal street or
a Secondary Street frontage.
c. All off-street loading,unloading,and trash pick-up areas shall be located along alleys
or internal drives. If an alley or internal drive is not available,a Secondary Street may
be used. Any off-street loading, unloading, or trash pick-up areas shall be screened
using a Street Screen that is at least as tall as the trash containers and/or service
equipment it is screening. The Street Screen shall be a continuous masonry wall
Ordinance No.3732-2-20,Page 19
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.
d. A single parking module consisting of a drive lane(minimum 24-feet in width) with
90-degree parking located on either side of the drive lane may be constructed between
Alma Drive and the primary façades of Buildings in Blocks D,G,I,and P.
4. Mechanical and Service Screening.
a. 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 walls or roof.
b. The screening material required by Paragraph a,above,shall be raised at least one(1)
foot above the top of the mechanical equipment.
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5. Facade Composition.
a. Buildings shall maintain a façade rhythm of 25 feet along all Primary Streets, which
may be expressed by changing materials,or color,or by using design elements such as
fenestration,columns and pilasters,or by varying the setback of portions of the façade.
b. A transom,display window area,and bulkhead at the base(see following Figure)shall
be used in the design of retail storefronts unless an alternative design provides similar
visual permeability into the storefront.
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Ordinance No.3732-2-20,Page 20
c. The following images are meant to convey a general range of architectural features
described in the regulatory text. Approval of final elevations by the Director of
Community Development or designee would be based on application of the text.
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6. Windows and Doors.
a. Windows and doors on streets(except alleys) fronting facades shall be designed to be
proportional to the specific architectural style of the building.
b. First floor windows shall not be opaque, heavily tinted or mirrored glass along a
primary storefront façade of a building on any street or along any façade along a
Primary Streets.
c. All ground floor front facades of buildings along a Primary Street or open space shall
have transparent storefront windows covering no less than 60%of the façade area.
d. Each upper floor of the same building facades facing a Primary Street or open space
shall contain windows covering at least 30%of the façade area.All other street facing
facades (except alleys) shall have windows covering at least 15% of the façade area
for all floors.
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Ordinance No.3732-2-20,Page 21
7. Commercial, Mixed Use and Residential Building Materials.
a. The following images are meant to convey a general range of architectural features described
in the regulatory text.Approval of final elevations by the Director of Community Development
or designee would be based on application of the text.
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Ordinance No.3732-2-20, Page 22
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F. STREETSCAPE STANDARDS.
1. General.The streetscape standards set forth in these Development Regulations shall apply to
all streets within the Property except Mews Streets and address all elements between the
building perimeter and edge of the curb.Typical streetscape elements addressed are street trees,
lighting, street furniture and pedestrian amenities, and materials. All landscaping within
Ordinance No.3732-2-20,Page 23
dedicated public rights-of-way shall be maintained and replaced by the Property Owner's
Association.
2. Planting Standards.
a. Minimum caliper for required trees at time of planting, measured twelve(12) inches
above the root ball,shall be no less than three(3)inches.
b. Trees in the landscape along public streets must be from the list of recommended trees
in the ALDC unless other species are approved by the City's Urban Forester.
c. Trees planted along public streets in the pedestrian amenity zone and/or median shall
include a root barrier between the tree and back-of-curb. The length and depth of the
barrier will be subject to the approval of the 's Urban Forester at the time of civil site
plan review.
3. Street Trees.
a. Landscape zones will be installed along at least 50%of the block face.
b. In the landscape zone, trees will be planted not greater than 40 linear feet on center
between trees.
c. No ornamental trees are required to be planted and, if planted, shall not be counted as
complying with the requirements of Paragraph 2.F.2.b.,above.
d. Street trees shall be planted no less than four(4)feet behind the curb line or placed in
curb extensions (bump-outs into the parking lane) as long as the spacing meets the
standard below.
e. Each tree shall be planted in a planting area no 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.
f. All street landscapes and street trees shall be maintained by the required property
owner's association.
g. The planting of trees on all single-family residential lots shall comply with Section
7.06 of the ALDC.
4. Streetscape Furnishings.
a. All street furniture shall be located in such a manner as to allow a continuous, clear,
unobstructed and ADA-accessible sidewalk passageway not less than four (4) feet
wide.
b. Furnishings may include one or more of the following:
i. Benches
ii. Wayfinding signage or kiosks
iii. Bollards
Ordinance No.3732-2-20,Page 24
iv. Planters
v. Bicycle racks
vi. Trash/recycling receptacles
vii. Water feature
viii. Public art
5. Sidewalks. Unless a different width is expressly required or allowed in these Development
Regulations,all sidewalks constructed within the Property shall be not less than five feet(5.0')
wide.
6. Lighting.
a. Pedestrian scale lighting shall be installed along all streets and be no taller than 20 feet.
b. Pedestrian-scale and regular 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 vehicles while limiting spill-over and light pollution effects.
7. Right-of-Way.Materials used in the landscape strip of the right of way may be a combination
of hardscape or softscape and must be compatible with the character of the neighborhood.
G. TEMPORARY USE AND SPECIAL EVENTS USES.
1. Temporary Uses conducted within the Property shall be conducted in accordance with ALDC
Section 6.04 "Temporary Use Permits" and the development regulations contained herein,
provided, however, such temporary uses shall not be limited by number or duration in a
calendar year within the Mixed Use Character Area.
2. Special Events,as defined in Section 8-172,Code of Ordinances,City of Allen,Texas,shall be
conducted in accordance with Chapter 8,Article VII of the Allen Code of Ordinances,shall be
limited to no more than two in one week(a week being designated Monday through Sunday);
and shall be limited to the hours of 10:00 a.m. and 9:00 p.m.on weekdays and 10:00 a.m. and
10:00 p.m.on weekends.
3. Temporary sporting events, carnivals, circuses, or fairgrounds shall not be allowed as a
Temporary Use or Special Event within the District.
4. Temporary Uses and Special Events may not be held in the Residential Neighborhood
Character Area or the Neighborhood Retail Character Area.
5. Temporary Use and Special Event locations may not obstruct fire lanes/emergency access
points. However, for durations of time less than three (3) days occurring no more than twice
per year,a street may be closed to vehicular traffic.
6. Any use of amplified sound speakers shall comply with all applicable City ordinances relating
to noise.
7. Written notice to the president of the board for the homeowners'associations of the Fall Creek,
Cumberland Crossing,Avondale, Glendover Park,Waterford Crossing,and any other adjacent
Ordinance No.3732-2-20,Page 25
residential subdivision(now in existence or hereafter) shall be informed in writing of Special
Events not later than two weeks before the scheduled start of the Special Event and proof of
delivery delivered to the City not later than two(2)days prior to the scheduled start date of the
Special Event.
H. PHASING.
1. Generally. The Property may be developed as shown on the Phasing Diagram (Appendix 8)
with specific timing of development of each phase to be at the owner's or developer's
discretion.
2. Urban Residential Units.No more than 1,600 Urban Residential units may be constructed on
the Property. Notwithstanding Section 2.H.1., above, Urban Residential Units constructed on
the Property shall be phased as follows:
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;
b. No building permit(s) authorizing the construction of more than the initial 400
additional units authorized to be constructed pursuant to paragraph 2.a., above, shall
be granted until one or more building permits for not less than 125,000 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 2.a.,above shall not be granted until improvement of not less
than 1.5 acres of Open Space,is substantially complete is accordance with an approved
plan as determined by the Director of Parks and Recreation or designee;
d. No building permit(s) authorizing the construction of more than the 800 Urban
Residential units authorized pursuant to paragraphs 2.a. and 2.b., above, shall be
granted until final building inspections have been approved and one or more
certificates of occupancy granted for the building shell (but not the finish out) of a
cumulative area of 125,000 square feet of office space;
e. No building permit(s)authorizing construction of the remaining 800 Urban Residential
units(1,600 cumulative units) 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 buildings to be constructed for office uses described in
paragraphs 2.b. and 2.d., above.;and
f. Notwithstanding anything herein to the contrary, no certificate of occupancy shall be
granted for any Urban Residential building constructed in Block N until building
permits have been issued for construction of no fewer than ten(10)townhomes on lots
located between Block N and Ridgeview Drive
3. Ridgeview Drive Landscaping. Approval of final inspection of the first Urban Residential
unit shall not be granted until the Ridgeview Drive landscape buffer is substantially complete
in general conformance with the standards set forth in Appendix 7 and Section 2.J,below.
DETENTION AND DRAINAGE NETWORK.
1. Drainage Discharge Restrictions. The Property shall be designed in a manner that the
addition of impervious coverage on the Property does not result in a post-development
Ordinance No.3732-2-20,Page 26
stormwater discharge from the Property into the Rowlett Creek Tributary under Ridgeview
Drive exceeding 50%of the pre-development stormwater discharge from the Property unless
approved in advance by City's Director of Engineering or designee.
2. Modifications to Concept Plan. Modifications to the Concept Plan to accommodate
additional detention/retention facilities may be approved by the Director of Engineering and
Director of Community Development. If the modifications are not in general conformance
with the approved Concept Plan, such modifications to the Concept Plan shall be processed
in the same manner as an amendment to this Ordinance pursuant to the ALDC.
J. SCREENING ADJACENT TO RIDGEVIEW DRIVE.
In lieu of a masonry screening wall for the portions of the Property adjacent to Ridgeview Drive, the
owner or developer shall install an alternative screening buffer subject to the following:
1. Such 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 the alternative screening buffer):
2. One(1)evergreen shade tree must be planted for each thirty(30)feet or portion thereof of the
lot's frontage along Ridgeview Drive subject to the following:
i. Such evergreen shade tree(s)must be planted at a location on the lot between the main
building constructed on the lot and Ridgeview Drive;
A minimum of 50% of such evergreen shade trees must have a trunk diameter at the
time of planting of not less than six(6)caliper inches measured at six(6)inches above
the root ball; and
ii. The remaining evergreen 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
3. One (1) ornamental tree must be planted for each evergreen shade tree required to be planted
on the lot on which such evergreen 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: SITE PLAN ADMINISTRATION.
This Section 3 sets forth the exclusive procedures for reviewing and approving Site Plan applications for the
Property. The intent of this Section 3 is to ensure that all development is consistent with the provisions of these
Development Regulations and the Concept 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 follow the provisions in
Section 6.05.3 of the ALDC.
2. Site Plan Review Standards.The Director of Community Development shall be authorized
to approve a Site Plan if such Site Plan complies with the Concept Plan and conforms to the
standards set forth in these Development Regulations and the ALDC.
Ordinance No.3732-2-20, Page 27
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 Concept Plan and
the provisions in these Development Regulations.
B. AMENDMENTS TO THE CONCEPT PLAN.
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 Concept Plan. Any such changes to open space, trails parks or tree
mitigation shall also be approved by the Director of Parks and Recreation or designee."Minor
changes"include changes that:
a. Do not materially change the circulation and building location on the Property;
b. Do not increase the building area;
c. Do not change the relationship between buildings and streets;
d. Do not amend the overall area allocation between different Character Areas by more
than 15%;
e. Move the location of a Required Street by no more than 100 feet and while still
maintaining the connectivity intended by the Concept Plan;
f. Relocate or redistribute mandatory open space, provided the amount of open space
satisfies the amount of open space required to be developed in the Character Area in
which such open space is located and continues to comply with the Parks and Open
Space Plan and these Development Regulation;
g. Relocate required trails provided that pedestrian and bike connectivity is maintained
as intended by the Concept Plan;or
h. Do not change conditions benefiting surrounding residential subdivisions (including,
but not limited to,parking and traffic management).
2. Other Changes. Changes to the Concept Plan that do not qualify as minor changes 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 Concept Plan
that is necessitated by a Federal,State or Local action may be administratively approved by the
Director of Engineering.
Ordinance No.3732-2-20,Page 28
APPENDIX 1
BOUNDARY DESCRIPTION OF THE PROPERTY
Ordinance No.3732-2-20, Page 29
BEING A 79.285 ACRE TRACT OF LAND SITUATED IN THE JAMES W. PARSONS SURVEY, ABSTRACT NUMBER 705,
THOMAS PHILIPS SURVEY, ABSTRACT NUMBER 717, AND THE JOHN PHILIPS SURVEY,ABSTRACT NUMBER 718, CITY
OF ALLEN, COLLIN COUNTY, TEXAS, AND BEING ALL OF A CALLED 79.285 ACRE TRACT OF LAND DESCRIBED IN A
SPECIAL WARRANTY DEED WITH VENDOR'S LIEN TO ALMA HOLDINGS LLC,ET AL,RECORDED IN INSTRUMENT NUMBER
20171102001464030, OFFICIAL PUBLIC RECORDS OF COLLIN COUNTY,TEXAS, (O.P.R.C.C.T.); SAID 79.284 ACRE TRACT
OF LAND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
BEGINNING AT 5/8-INCH IRON ROD WITH PLASTIC CAP STAMPED "KHA" FOUND FOR THE MOST NORTHERLY
NORTHEAST CORNER OF SAID 79.285 ACRE TRACT OF LAND, SAME BEING THE NORTH END OF A CORNER CLIP AT
THE INTERSECTION OF THE SOUTHERLY RIGHT-OF-WAY LINE OF STATE HIGHWAY NO. 121 (VARIABLE WIDTH PUBLIC
RIGHT-OF-WAY)WITH THE WESTERLY RIGHT-OF-WAY LINE OF ALMA ROAD(VARIABLE WIDTH PUBLIC RIGHT-OF-WAY);
THENCE SOUTH 63°01'45"EAST,ALONG SAID CORNER CLIP,A DISTANCE OF 29.31 FEET TO A 5/8-INCH IRON ROD WITH
PLASTIC CAP STAMPED "KHA" FOUND FOR THE SOUTH END OF SAID CORNER CLIP, AND BEING THE POINT OF
CURVATURE OF A NON-TANGENT CURVE TO THE LEFT HAVING A RADIUS POINT WHICH BEARS NORTH 89°15'49"EAST,
A DISTANCE OF 1,046.00 FEET;
THENCE ALONG THE WESTERLY RIGHT-OF-WAY LINE OF SAID ALMA ROAD,THE FOLLOWING CALLS:
SOUTHEASTERLY WITH SAID CURVE TO THE LEFT THROUGH A CENTRAL ANGLE OF 42°15'18"FOR AN ARC LENGTH
OF 771.41 FEET HAVING A CHORD BEARING OF SOUTH 21°51'50"EAST,AND A CHORD DISTANCE OF 754.05 FEET
TO A 5/8-INCH IRON ROD WITH PLASTIC CAP STAMPED"KHA"FOUND FOR CORNER;
SOUTH 43°00'26"EAST,A DISTANCE OF 106.35 FEET TO THE POINT OF CURVATURE OF A TANGENT CURVE TO THE
RIGHT HAVING A RADIUS OF 1,154.00 FEET;
SOUTHEASTERLY WITH SAID CURVE TO THE RIGHT THROUGH A CENTRAL ANGLE OF 16°44'56" FOR AN ARC
LENGTH OF 337.34 FEET,HAVING A CHORD BEARING OF SOUTH 34°37'58"EAST AND A CHORD DISTANCE OF 336.14
FEET TO A 5/8-INCH IRON ROD WITH PLASTIC CAP STAMPED"KHA"FOUND FOR THE POINT OF TANGENCY;
SOUTH 26°15'31"EAST,A DISTANCE OF 70.07 FEET TO A POINT FOR CORNER;
SOUTH 24°37'19"EAST,A DISTANCE OF 19.55 FEET TO A 5/8-INCH IRON ROD FOUND FOR CORNER;
SOUTH 25°12'19" EAST, A DISTANCE OF 530.60 FEET A 5/8-INCH IRON ROD WITH PLASTIC CAP STAMPED "KHA"
FOUND FOR THE NORTH END OF A CORNER CLIP AT THE INTERSECTION OF THE WESTERLY RIGHT-OF-WAY LINE
OF SAID ALMA ROAD WITH THE NORTHERLY RIGHT-OF-WAY LINE OF RIDGEVIEW DRIVE(VARIABLE WIDTH PUBLIC
RIGHT-OF-WAY);
THENCE SOUTH 18°43'49"WEST,ALONG SAID CORNER CLIP,A DISTANCE OF 21.17 FEET TO A 5/8-INCH IRON ROD WITH
PLASTIC CAP STAMPED"KHA"FOUND FOR THE SOUTH END OF SAID CORNER CLIP;
THENCE ALONG THE NORTHERLY RIGHT-OF-WAY LINE OF SAID RIDGEVIEW DRIVE,THE FOLLOWING CALLS:
SOUTH 63°51'31"WEST,A DISTANCE OF 209.69 FEET TO A 5/8-INCH IRON ROD WITH PLASTIC CAP STAMPED"KHA"
FOUND FOR CORNER;
SOUTH 61°24'16"WEST,A DISTANCE OF 350.32 FEET TO A POINT FOR CORNER;
SOUTH 63°51'31"WEST,A DISTANCE OF 230.14 FEET TO A 5/8-INCH IRON ROD WITH PLASTIC CAP STAMPED"KHA"
FOUND FOR CORNER;
SOUTH 62°53'11"WEST,A DISTANCE OF 128.18 FEET TO A 5/8-INCH IRON ROD WITH PLASTIC CAP STAMPED"KHA"
FOUND FOR THE POINT OF CURVATURE OF A NON-TANGENT CURVE TO THE RIGHT HAVING A RADIUS POINT
WHICH BEARS NORTH 26°14'10"WEST,A DISTANCE OF 940.00 FEET;
SOUTHWESTERLY WITH SAID CURVE TO THE RIGHT THROUGH A CENTRAL ANGLE OF 43°07'19" FOR AN ARC
LENGTH OF 707.46 FEET, HAVING A CHORD BEARING OF SOUTH 85°19'30" WEST AND A CHORD DISTANCE OF
690.88 FEET TO A 5/8-INCH IRON ROD WITH PLASTIC CAP STAMPED"KHA"FOUND FOR THE POINT OF TANGENCY;
NORTH 73°06'50"WEST,A DISTANCE OF 176.23 FEET TO A 5/8-INCH IRON ROD WITH PLASTIC CAP STAMPED"KHA"
FOUND FOR THE POINT OF CURVATURE OF A TANGENT CURVE TO THE LEFT HAVING A RADIUS OF 1,060.00 FEET;
NORTHWESTERLY WITH SAID CURVE TO THE LEFT THOUGH A CENTRAL ANGLE OF 14°44'39"FOR AN ARC LENGTH
OF 272.77 FEET, HAVING A CHORD BEARING OF NORTH 80°29'10"WEST AND A CHORD DISTANCE OF 272.02 FEET
TO A POINT FOR THE SOUTHWEST CORNER OF SAID 79.285 ACRE TRACT OF LAND,SAME BEING THE SOUTHEAST
CORNER OF A CALLED 31.492 ACRE TRACT OF LAND DESCRIBED IN A DEED TO COLLIN COUNTY COMMUNITY
COLLEGE DISTRICT, RECORDED IN INSTRUMENT NUMBER 20170616000786140, O.P.R.C.C.T.;
THENCE DEPARTING THE NORTHERLY RIGHT-OF-WAY LINE OF SAID RIDGEVIEW DRIVE,ALONG THE COMMON LINE OF
SAID 79.285 ACRE TRACT OF LAND AND SAID 32.016 ACRE TRACT OF LAND,THE FOLLOWING CALLS;
NORTH 23°33'15"WEST,A DISTANCE OF 773.39 FEET TO A POINT FOR CORNER;
SOUTH 80°59'38"WEST,A DISTANCE OF 102.94 FEET TO A POINT FOR CORNER;
NORTH 23°33'15"WEST,A DISTANCE OF 665.23 FEET TO A POINT FOR THE NORTHWEST CORNER OF SAID 79.285
ACRE TRACT OF LAND,SAME BEING THE NORTHEAST CORNER OF SAID 32.016 ACRE TRACT OF LAND,AND BEING
IN THE SOUTHERLY RIGHT-OF-WAY LINE OF SAID STATE HIGHWAY NO. 121,AND FROM WHICH A 5/8-INCH IRON
ROD WITH PLASTIC CAP STAMPED"PACHECO KOCH" FOUND BEARS NORTH 32°27'36"WEST,A DISTANCE OF 1.2
FEET;
THENCE ALONG THE SOUTHERLY RIGHT-OF-WAY LINE OF SAID STATE HIGHWAY NO. 121,THE FOLLOWING CALLS:
NORTH 66°18'21"EAST,A DISTANCE OF 610.14 FEET TO A 5/8-INCH IRON ROD WITH PLASTIC CAP STAMPED"KHA"
FOUND FOR CORNER;
NORTH 70°38'44"EAST,A DISTANCE OF 934.79 FEET TO A 5/8-INCH IRON ROD WITH PLASTIC CAP STAMPED"KHA"
FOUND FOR CORNER;
NORTH 63°47'13"EAST,A DISTANCE OF 361.98 FEET TO A 5/8-INCH IRON ROD WITH PLASTIC CAP STAMPED"KHA"
FOUND FOR CORNER;
NORTH 66°19'01"EAST,A DISTANCE OF 26.60 FEET TO THE POINT OF BEGINNING,CONTAINING A COMPUTED AREA
OF 3,453,646 SQUARE FEET OR 79.285 ACRES OF LAND.
NOTES:
THE BEARINGS CALLED FOR HEREIN ARE REFERENCED TO THE STATE PLANE COORDINATE SYSTEM(TEXAS NORTH
CENTRAL ZONE,NAD 83)BASED ON LEICA GEOSYSTEMS NORTH TEXAS SMARTNET NETWORK,DISTANCES ADJUSTED
TO SURFACE USING AN AVERAGE COMBINED SCALE FACTOR OF 0.999847313.
APPENDIX 2
ZONING EXHIBIT
Ordinance No. 3732-2-20, Page 32
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APPENDIX 3
CONCEPT PLAN
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APPENDIX 4
SCHEDULE OF USES
The use of land and buildings located on or within the boundaries of the District 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
USE Mixed Use Residential Neighborhood
Neighborhood Retail
ADULT DAY CARE X X
AMUSEMENT,COMMERCIAL X X
(INDOOR)
AMUSEMENT,COMMERCIAL X
(OUTDOOR)
ANTIQUE SHOP X X
ASSISTED LIVING X X X
J
AUTO PAINTING OR BODY
SHOP
AUTO PARTS SALES X X
1 AUTO,TRAILER,TRUCK
RENTAL
AUTOMOTIVE REPAIRS,
MAJOR
r—
AUTOMOTIVE REPAIRS,
MINOR
BAKERIES (WHOLESALE) S X
BAKERY OR X X
CONFECTIONERY
BANKS AND FINANCIAL X X
INSTITUTIONS
BED&BREAKFAST X X
Ordinance No.3732-2-20,Page 40
USE Mixed Use Residential Neighborhood
Neighborhood Retail
BEER&WINE PACKAGE X l
SALES I
BICYCLE SHOP/REPAIR X X
SERVICE
BOOK,CARD OR NOVELTY X X
SHOPS
BOTTLING WORKS& X X
DISTRIBUTION
BUILDING MATERIALS SALES X X
(Indoor)
CAR WASH S X
CARPENTRY,PAINTING SHOP S X
I CATERING X
CHURCH,TEMPLE OR S X
RECTORY
CLINIC,MEDICAL X X
COLLEGE UNIVERSITY OR X X
TRADE SCHOOL
COMMUNITY CENTER X X X
CONCRETE BATCH PLANT
(TEMPORARY)(Must be located T T T
a minimum of 500 feet from any
existing residential structure)
CONGREGATE RESIDENCE X
CONSTRUCTION OFFICE T T T
(TEMPORARY)
CONVENIENCE STORE X X
COUNTRY CLUB X X
DANCE/MARTIAL ARTS X X
STUDIOS
DAY CARE FACILITY X X
DEPARTMENT OR DISCOUNT X X
STORES
Ordinance No.3732-2-20,Page 41
Residential Neighborhood :. 4;
USE Mixed Use Neighborhood Retail
Y't
ft' C�t 1:04• :11.'fis` h.q6 ?tk1.T.
DRUG STORE OR PHARMACY X X
DWELLING,URBAN X X
RESIDENTIAL
DWELLING, SINGLE-FAMILY X
(ATTACHED)
DWELLING, SINGLE-FAMILY X
(DETACHED)
DWELLING,TWO-FAMILY X
EQUIPMENT RENTAL X
FABRICS OR NEEDLEWORK X X
SHOP
FAIRGROUNDS OR RODEO T T
FAMILY HOME
FARM IMPLEMENT SALES X
AND SERVICE
!FITNESS AND HEALTH X X X
CENTER
FLORIST X X
FOOD PROCESSING(HEAVY) S
FOOD SERVICE X X
FOOD TRUCK X X
PARKS/LOTS/LOCATIONS
FRATERNAL ORG.,LODGE, X X
CIVIC CLUBS
FUELING STATION S X
FUNERAL HOMES AND X X
MORTUARIES
FURNITURE/APPLIANCE X X
SALES
GARAGE,PUBLIC PARKING X X X
GOLF COURSE S
Ordinance No.3732-2-20,Page 42
USE Mixed Use Residential Neighborhood
Neighborhood Retail
i
GOLF COURSE(PUBLIC) S
GROCERY X X
GYMNASTICS AND SPORTS X X
TRAINING FACILITY
HARDWARE STORE S X
HELISTOP S S
HELISTOP(TEMPORARY) T T
HOSPICE X X
HOSPITAL X X
HOTEL X X
KEY SHOP,LOCKSMITH X X
111 LABORATORIES: BIO SAFETY X X
LEVEL 2
LABORATORIES: BIO SAFETY X
LEVEL 3 i
LABORATORIES: DENTAL X X
I LAUNDRY, SELF-SERVICE X
LAUNDRY/CLEANING PLANT, X X
'RETAIL w/PK/UP
I LAUNDRY/DRY CLEANING, X X
I PICK-UP ONLY
r--
LAWN EQUIPMENT SALES& X
REPAIR
LONG-TERM CARE FACILITY S X
MACHINE SHOP OR WELDING X
MAINTENANCE& STORAGE j X
FACILITIES
MANUFACTURING,LIGHT S X
Ordinance No.3732-2-20,Page 43
USE Mixed Use Residential Neighborhood
Neighborhood Retail
MASSAGE ESTABLISHMENT X X
MEDICAL OR DENTAL OFFICE 1 X X
MICRO BREWERY OR MICRO
1 DISTILLERY
'MINI-WAREHOUSES S
I MONUMENT SALES X
MOTORCYCLE SALES & S X
SERVICE
MUSEUM/ART GALLERY X X
NURSERY,RETAIL PLANT S X
OFFICE X X
SHOWROOM/WAREHOUSE
OFFICE USE X X
OIL AND GAS WELLS S S
OPEN STORAGE S S S
OUTDOOR PRODUCE
MARKET X X
r--
I PARK(PRIVATE) X X X
PARK OR PLAYGROUND X X X
(PUBLIC)
PAWN SHOPS X
PEST CONTROL SERVICE S X
PRINTING OR NEWSPAPER X •
X
ESTABLISHMENT
PRIVATE CLUB X X
PUBLIC SERVICE FACILITY S X
RADIO OR TV BROADCAST X X
STUDIO
Ordinance No.3732-2-20,Page 44
Residential Neighborhood
USE Mixed Use Neighborhood Retail
REAL ESTATE SALES OFFICE ,h I ,I.
(TEMP.)
RECREATION CENTER X
(PUBLIC)
RENTAL,AUTO,TRAILER, S
TRUCK
RESTAURANT(DRIVE-IN OR X x
THROUGH)
RESTAURANT(NO DRIVE-IN X X
OR THROUGH)
RESTAURANT(WITH LIVE X
MUSIC INDOORS)
RESTAURANT(WITH LIVE X
MUSIC OUTOORS)
RETAIL STORE X X
SCHOOL,PRIVATE OR X S
PAROCHIAL
SCHOOL,PUBLIC X X
SENIOR INDEPENDENT X X X
LIVING
SERVICE CONTRACTOR X
SWIM OR TENNIS CLUB S S
TATTOO STUDIO S
(Res. #1512-7-97(R))
TEMPORARY FAIRS, T
FESTIVALS, SPECIAL EVENTS
TEEN CLUB X S
THEATER X X
TRUCK SALES AND REPAIR- S
NEW
UPHOLSTERY SHOP X
•VETERINARY HOSPITAL,
I
ANIMAL CLINIC OR ANIMAL N X
BOARDING FACILITY
Ordinance No. 3732-2-20, Page 45
Residential Neighborhood
USE Mixed Use Neighborhood Retail
VIDEO REDEMPTION
MACHINES (8-LINER S I S
MACHINES)- 5 or more
Schedule of Accessory Uses
USE Mixed Use Residential Neighborhood Retail
Neighborhood
BAKERY OR X X
CONFECTIONARY
BANKS AND FINANCIAL X X
INSTITUTIONS
BOOK,CARD OR NOVELTY X X
SHOP
CAR WASH X X
CONVENIENCE STORE X X
DAY CARE FACILITY X X X
_ _ I
DRUG STORE OR X X X
, E PHARMACY
FITNESS AND HEALTH X X X
CENTER
FLORIST T X T X
FOOD SERVICE j X r X
FUELING STATION X T- X
GARAGE,PUBLIC i X X X
PARKING
LABORATORIES: BIO X X
SAFETY LEVEL 2
LABORATORIES: DENTAL X X
LIVE MUSIC VENUE X
MEDICAL OR DENTAL X
OFFICE
OFFICE USE X X X
OUTDOOR DISPLAY + X S
'OUTDOOR STORAGE X S
PARK-AND-RIDE FACILITY X X
'PRIVATE CLUB X X
Ordinance No.3732-2-20,Page 46
USE Mixed Use Residential Neighborhood Retail
Neighborhood
RADIO OR TV BROADCAST X X
STUDIO s
RECREATION CENTER X X
(PUBLIC) {
j RESTAURANT/PRIVATE X X
CLUB
RETAIL STORE X X
SWIM OR TENNIS CLUB X X X
SWIM POOL X X X
TELECOMMUNICATIONS X X X
(MONOPOLE TOWER)
WIND ENERGY SYSTEM, X X
MEDIUM
WIND ENERGY SYSTEM, X X X
SMALL ,
Note:Any live music performances or other use of amplified sound equipment shall comply with all noise level
restrictions established by the City of Allen.
Ordinance No. 3732-2-20, Page 47
APPENDIX 5
STREET SECTIONS
1. Primary Street
ZE,'EIRE_ANE ,
6:ROA
47 62-p-c IC
C I 4 ‘S' '3" i 3 4 r A
i-EA/so+ nwet. TRA.VEL *CAMP*
3 1"—^ PARKING LANE LANE PAFM.ING ---t 3
o o
. -PARNIOUC CROWN .
?a .
.•-•-•7,--........1" --.;...
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1-,&._-_:_....., ---
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t \-Per IrCITYVT"PECT$MSUBWWWIANOIIUM
HYDRATED LAN ST WEIDPEn
C AIDE SCCNIALK , ,....:-MCC oPS+,7C17,,,WeS;Co:
PER NC•030
WATERLINE
SANPTARY SEWER IMMIOU 66%COMPACT1ON
srairm SEWER- PRCCPOR DOOM
PRIMARY STREET TYP.'A'-TYPICAL 62'F-F PAVEMENT SECTION
TWO MOVING LANES/TWO HEAD-IN PARKING LANES
_
-1
6:Pf.M I
to ...
s- I 4* V 43 43 tr 4 V
i 3
0
a
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LANE
TRAVEL
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, -.ARA004.4 sftslo+ .
PARAL.E.
_ . 3
it
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_...4._
.WIDE SIDEWALK.-1
I '''.3603 PSI CLASS*C-
ANA amis.I:f0 CEW
PER NM-0G
/ 1 '\\
\_rt.**STACK CVO SUSGRADE
PER an.SFECS MN.IANAPUM
HYDRATED LAM IIN INFIGHTI
WATERLINE NNWILIPA Mt COMPACTION
STORM SEWER-1 - 8TMY SELAER
PROCTOR 1311,41,TY
PRIMARY STREET TYP.'C'-TYPICAL 42'F-F PAVEMENT SECTION
TWO MOVING LANES/TWO PARALLEL LANES
. 1
6' I A' IV t 3 tY r
ANCILEC TRAWL TRAVEL PARALLEL.
P NO -
.i..-- -X-
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0
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A.11 *rn....%•1 -0
... ,.....___..___:„.-_-4,_:--7.....-........T-
.
74-MOO Pla GASS'V ''6*WIDE DOEWALX • MN OARS a Ir 0 C IF W
PER ACTC.00 \ C LAN SIAM CLEO IMIORADE
PER C:TY SPECS.WA IMMILKIA
HYDRATED UNE BY WEP3WTI
WATERUNE OMMIUM CM CCAPPACTON
SANITARY SpweR
VCRs"SEWER] PROCTOR DENSITY
PRIMARY STREET TYP 'E'-TYPICAL 54'F-F PAVEMENT SECTION
TWO MOVING LANES/ONE ANGLED PARKING LANE/ONE PARALLEL PARKING LANE
Ordinance No. 3732-2-20, Page 48
1- -
. i
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e
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z 4i LANE'1 LEhE
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APPESAIRS.12-0CE W
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I
WATERUME-
PER C:TY SPECS lex ENNIMUm
STORM SEWER 1-SMITARY S€-MrPt HYDRATED LIME SY*croft)
. LIMAN 26%COMPACTOR
PR)cToR DEE6rTv
PRIMARY STREET TYP. 'G'-TYPICAL 26' F-F PAVEMENT SECTION
TWO MOVING LANES
2. Secondary Street
- -
6:Rem
....
lc m•E.: r
- TRA"VE.L. - HENDsh
V 1 4
I r....... ey
TRAM.
LANE LANE it
PAREEPE3 --- V
3
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e
,..
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--7-PAR.RECuC CPO?"'
t12%
7
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E•WOE SOEWALA--: r)
\
.- woos,cLASS•C•-
Aim IWO.I:0 CE W 1 \ 6•:.NE STARE 1210 SoSORADE
PER crry SPECS WE 1011PALId
PER PECTC00 4YDRATED UME BY%CORI,
isATERLEEE viNERRE ES%COMPACTION
LITARY SERER
STORM SCRIM- PROCTOR DENEET-y
SECONDARY STREET TYP. 'B -TYPICAL 44' F-F PAVEMENT SECTION
TWO MOVING LANES/ONE HEAD-IN PARKING LANE
21;.-Nt L.ANt
h.
i
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.. la OR T 34'F-F . UT OR 8' ...
C 4'OR Z., I T IT a 4' 0.
TRAVEL TRAVEL PARALLEL
1.....__
3 LANE LANE PARKING 3
0 0
7'PARABOLIC CROWN a
_.___....
,,,,,,,,.4.v:.,,,:x:.,,,,,,:f. .,:;,.<,.,„:_...,..7.7....L.,•_ ,--_,,,f-..-.-7,-.7,'. --7,2:4..--a,4..-..,_-w....- _,---„___t_. r://•:.:":,'",st;rt,r,"--.'4,.'.''',':c
. —.........,.__________- ,-.-'..,,,2:',.,;,-\,N,r,..,V•fe.-•-•
) 1
1 . . . . . . . . . .
1 ff WIDE SIDEWALK--/ / PER NCTCOG .
0
7.--MOO PSI CLASS-C.-I e•LIME STAEIWZEO Suer...RADE
Wm4S.A1E412'OCEW
PER CITY SPECS.(6%MINIMUM
HYDRATED LIME BY WEIGHT)
WATERLINE MINIMUM APE COMPACTION
-SANITARY SEWER
STORM SEWER- pROC1OR DENSITY
SECONDARY STREET TYP. 'D' - TYPICAL 34' F-F PAVEMENT SECTION
TWO MOVING LANES/ONE PARALLEL PARKING LANE
Ordinance No.3732-2-20, Page 49
1
I
I
tJ Pt=LA r 1
50•ROW
la 30•F-F ,o•
c• a 14' s ° —
PARALLEL TRAVEL PARALLEL A-
z -1.-- - PARKING LANE PARKING xiO
2' r
P OLIC CROWN 2%
Sxv c ,,. 1Nk. "--`—.:r- • k.v'j ',
6'WIDE SIDEWALK-' ^, ,I
Q '
(� o t—6•wloE sloEwALx
T 3600 PSI CLASS'C-- '+'
WOM BARS illi +r-O C E W
PER NCTCOG 6'LIME STABILIZED SUBGRA
tiYATERLINE—
STORM SEWER—
—SANITARY SEWER HYDRATED LIME BY WEIGHT
MINIMUM 95%COMPACT ION
PROCTOR DENSITY
PUBLIC STREET TYP. 'F' - TYPICAL 30' F-F PAVEMENT SECTION
RESIDENTIAL/ONE MOVING LANE/TWO PARKING LANES
I N.T S.
'4'ROW
1 Ir
L L
LANE LANE
C DEPRESSION
---.--------7.........,_:_:-...-. . .7..... .4...
WATERLINE 1� 6'UM STABILIZED SUBGRADE
PER CITY SPECS 16%MINIMUM
6'-3600 PSI CLASS-C'-' HYDRATED UME BY WEIGHT1
W+3 BARS o 1T O C E W MINIMUM 95%COMPACTION
PER NCTCOG PROCTOR DENSITY
STORM SEWER —SANITARY SEWER
SECONDARY STREET TYP. 'H'-TYPICAL 24'F-F PAVEMENT SECTION
RESIDENTIAL/TWO MOVING LANES
1 II 3. Mews Street
Ordinance No.3732-2-20, Page 50
It'ROW
•r-6-DEPRESSION"
i
I. Q\L..
WATERLINE Q i6'LIME STABILIZED SUBGRADE
PER CITY SPECS.(6%MINIMUM
1 6"-3600 PSI CLASS'C' HYDRATED LIME BY WEIGHT)
W?M3 BARS.12"O.C.E.W MINIMUM 95%COMPACT ION
PER NCTCCG PROCTOR DENSITY
STORM SEWER -SANITARY SEWER
MEWS STREET - TYPICAL 12' E-E ENT SECTION
RESIDENTIAL/ONE MOVING LANE
N.T.S.
., E
..
Ordinance No.3732-2-20, Page 51
APPENDIX 6
OPEN SPACE PLAN
Ordinance No.3732-2-20,Page 52
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APPENDIX 7
RIDGEVIEW DRIVE CONCEPTUAL LANDSCAPE PLAN
Ordinance No.3732-2-20, Page 54
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APPENDIX 8
PHASING PLAN
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Ordinance No. 3732-2-20, Page 56
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APPENDIX 9
CHARACTER AREA PLAN
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Ordinance No.3732-2-20,Page 58
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