O-538-8-84ORDINANCE NO. 538-8-84
AN ORDINANCE OF THE CITY OF ALLEN, COLLIN COUNTY,
TEXAS, AMENDING THE COMPREHENSIVE ZONING ORDINANCE OF
THE CITY OF ALLEN, AS HERETOFORE AMENDED, SO AS TO
ESTABLISH PERMANENT ZONING, TO -WIT: "PD" PLANNED
DEVELOPMENT NO. 28, ON THE FOLLOWING -DESCRIBED TRACT OF
LAND: APPROXIMATELY 127.50 ACRES OF LAND, MORE OR LESS,
CONVEYED BY E. MOLSEN AS RECORDED IN VOLUME 580, PAGE 213,
OF THE COLLIN COUNTY DEED RECORDS, LOCATED IN THE
CATHERINE PARSON SURVEY, ABSTRACT NO. 711, COLLIN COUNTY,
TEXAS; PROVIDING FOR A PROPERTY DESCRIPTION; PROVIDING FOR
A LAND USE PLAN; PROVIDING FOR A LAND USE REGULATION;
PROVIDING FOR A PENALTY OF FINE NOT TO EXCEED THE SUM OF
ONE THOUSAND DOLLARS ($1,000.00) FOR EACH OFFENSE;
PROVIDING FOR A SEVERABILITY CLAUSE; AND PROVIDING FOR AN
EFFECTIVE DATE.
WHEREAS, the City Zoning Commission of the City of Allen, and the governing
body of the City of Allen, in compliance with the laws of the State of Texas and the
ordinances of the City of Allen, 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 the Comprehensive Zoning Ordinance should be amended;
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY
OF ALLEN, TEXAS:
SECTION 1. That the Comprehensive Zoning Ordinance of the City of Allen,
Texas, as heretofore amended, be and the same is hereby amended by amending the
Zoning Map of the City of Allen on a 127.50 acre tract of land described in Exhibit "A"
attached hereto and made a part hereof for all purposes to give said tract of land the
following zoning classification, to -wit: That the area be and the same is hereby zoned
as "PD" Planned Development No. 28.
SECTION 2. That the Land Use Plan approved as described as Exhibit "B"
attached hereto and made a part hereof for all purposes shall be adhered to in its
Ordinance No. 538-8-84 - Page 1
entirety for the purposes of development of "PD" Planned Development No. 28.
SECTON 3. That the Land Use Regulation approved and described as Exhibit
licit attached hereto and made a part hereof for all purposes shall be adhered to in its
entirety for the purposes of developing "PD" Planned Development No. 28.
SECTION 4. That all ordinances of the City of Allen in conflict with the
provisions of this ordinance shall be, and the same are hereby, repealed; provided,
however, all other provisions of said ordinances not in conflict herewith shall remain in
full force and effect.
SECTION 5. That the property described in Exhibit "A" attached hereto shall
be used in the manner and for the purposes provided for as approved by the attachment
of Exhibits "B" and "C".
SECTION 6. That 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 Comprehensive Zoning Ordinance of the City of Allen, as previously amended,
and upon conviction shall be punished by a fine not to exceed the sum of One Thousand
Dollars ($1,000.00) for each offense.
SECTON 7. That it is hereby declared to be the intention of the City Council
that the sections, paragraphs, sentences, clauses, and phrases of this ordinance are
severable, and if any phrase, clause, sentence or section of this ordinance shall be
declared unconstitutional or invalid by any judgment or decree of a court of competent
jurisdiction, such unconstitutionality or invalidity shall not affect any other remaining
phrase, clause, sentence, paragraph or section of this ordinance; and the City Council
hereby declares it would have passed the remaining portions even though it had known
the affected parts would be held unconstitutional.
SECTION 8. That this ordinance shall take effect immediately from and after
its passage and publication in accordance with the provisions of the Charter of the City
of Allen, and it is accordingly so ordained.
DULY PASSED AND APPROVED BY THE CITY COUNCIL OF THE CITY OF
ALLEN, TEXAS, ON THE 16th DAY OF August , 1983.
Ordinance No. 5 3 8- 8- 8 4 - Page 2
APPROVED:
Donald P. Rodenbaugh, MAYOR
ATTEST:
Marty Hendrix, Cj& Secretary
APPROVED AS TO FORM:
A. City Attorney
Ordinance No. 538-8-84 - Page 3
City of Allen
ADDENDUM TO:
EXHIBIT "C" - ORDINANCE NO. 538-8-84, adopted August 16, 1984
BRAY CENTRAL II DEVELOPMENT PLAN
The Allen City Council, at their regular meeting on August 16,
1984, approved and adopted Ordinance No. 538-8-84 for Planned
Development No. 28, subject to the additional stipulations:
1. Set backs and berms are to be consistent with the
adjoining property to the west along F.M. 2170
(McDermott Road) as follows:
(a) A 100' set -back for building line from dedicated
right-of-way for F.M. 2170.
(b) Within the 100' set -back for building line, the
first 25' of that area will be bermed and land-
scaped according to City of Allen specifications.
2. PD-TH Planned Development Townhouse Residential
District Regulations will be changed as follows:
(a) This district will provide for 6 dwelling
,units per gross acre.
(b) Lot Area - No building shall be constructed
on any lot less than four thousand (4,000)
square feet. Such lot shall have a minimum
buildable area of two thousand five hundred
(2,500) square feet.
(c) Lot Width - The width of the lot shall not
be less than thirty-five (35) feet at the
front street building line.
3. PD -MF - Planned Development Multi -Family Residential
District Regulations will be changed as follows:
Minimum Floor Area Distribution:
700
square
feet
or
greater --
5%
800
square
feet
or
greater --
50%
900
square
feet
or
greater --
20%
1000
square
feet
or
greater --
15%
1100
square
feet
or
greater --
10%
0110 f_ LIUCr Circle - Allen, TCxm' 7500'2.214/727-9171 Metro 214/424-7518
Bray Central il.
DEVELOPMENT PLAN PROPOSAL
for submittal to the
Allen City Council
July 17, 1984
Developed By
Southwest Financial Corporation
4212 Oak Lawn
Dallas, Texas 75219
(214)522-5111
Planned By
Edelson Engineering Corporation
7311 Ferguson Road
Dallas, Texas 75228
(214) 328-3126
ATTACHMENT TO Ordinance No. 538-8-84
Adopted 8-16-84
Exhibits A, B, & C
ZONING APPLICATION
Application is hereby made to the City Council to amend the Zoning
Ordinance and to change the Zoning District Map of the City of Allen,
Texas, as hereinafter set forth, and in support of such request the following
facts are shown:
NAME Of OWNER: Southwest Financial Corporation
MAILM ADDRESS: 4212 Oak Lawn, Dallas Texas 75219
NAIL OF APPLICANT: Nelson Engineering Corporation
MAILING ADDRESS: 7311 Ferguson Road Dallas Texng 757752
APPLICANT'S INTEREST: Project Planner PHONE: g9Q-312Fi—
(owner, agent, lease, option, etc.)
PROPERTY DESCRIPTION: see attar hP8
(legal description and/or map must be attached)
SUBDIVISION: BLOCL: LOT:
ADDRESS:
PD -Townhouse PD- Gar$e�ffice
CHANGE REQUEST FROM Ag r i o u l t „_r A DISTRICT TO PD -Mu 1 t i- f am i l y
PD- Commercial
REASON FOR REQUEST To establish zoning in order that Rra37 r'o„+=gr7T
might be developed DeN7e1n=ment guidelines are nttarhnri
PROPOSED USE OF PROPERTY Townhomes Mult 1-Fnmi 1 jT, rardgp Office,
and Commercial Uses
ARE THERE DEED RESTICTIONS WHICH WOULD PREVENT THIS PROPERTY BEING USED IN THE
MANNER HEREIN PROPOSED? No
I, C.RATC, CTTRry , do hereby certify that.I an authorized to
n
act for eTTTTTwL, p- FINANCIAL ORD . owner of the above pro
in making this zoning application.
.f
FEE PAID:$ 740.00
ACCEPTED BY:
DATE:
DATE
ZOZiM CASE NO.
;Vi,v Curry v
e President
TABLE OF CONTENTS
I. Development Concept Statement
II. Land Use Plan
III. Zoning Exhibit
IV. Project Zoning
A. Adjacent Areas
B. Proposed Zoning
V. Use Districts
A. Townhouse District
1. Purpose
2. Permitted Uses
3. Regulations
B. Multi -Family District
1. Purpose
2. Permitted Uses
3. Regulations
C. Garden Office District
1. Purpose
2. Permitted Uses
3. Specific Use Permits
4. Temporary Uses
5. New and Unlisted Uses
6. Regulations
D. Commercial District
1. Purpose
2. Permitted Uses
3. Specific Use Permits
4. Temporary Uses
5. New and Unlisted Uses
6. Regulations
VI. Schedule of Uses
VII. Tract Restrictions
VIII. Site Plan Review
IX. Platting Requirement
X. Tract Legals
XI. Traffic Analysis
I. Development Concept
Bray Central II is a proposed planned development of
approximately 127.50 acres located West of US -75 and
bordered by Watters Creek on the West and McDermott Drive
(FM 2170) on the South.
The development concept presents an organized blend of
residential, commercial shopping, and office facilities.
The architectural character and total site development,
including site amenities, open space and landscaped
areas, are to reflect state of the art facilities and
programs of a modern progressive community. Additionally
within the shopping and office areas, landscaping and
screening requirements, sign limitations and the
arrangement of the shopping and office uses are intended
to achieve compatibility with nearby developments.
The property has a gently rolling landscape along the
eastern portion of the tract and moderate to steep slopes
along Watters Creek on the western edge. Site topography
along with existing circulation patterns and land uses
helped to determine the proposed land uses and road
configurations within the site.
In the formulation of the development concept for
Bray Central II particular attention was given to the
natural features of the site as well as the relationship
of the site to the City of Allen.
1
LEGEND -•
PD-TH 47.60 AC.
PD-MF 16.91 AC.
PD-GO 38.99 AC.
PD-C 24.00 AC.
Total Area 127.30 Ac. "' '•
ti iI
I
ti I I I
• t1 ���
Tract 'A-1' 1 1 Tract 'C-1' / /
......., ..,-,. I t PD -TH PD-GO /
Ile
Tract 'A-2'
PD-TH
//Tract '5-1'r Tract 'C-2' ���� _•
r ^� PD. MFS PD-GO /�'t^�
ALLEN, 1
Ll Tract 'D-1' I I
�......... PD-G
-- M` ERMOTTT.DRIVE " ' i _.• -
r—
• Nota: All tract acreages are baaaal on gross areas.
Land Use Plan /or: .,.....
Bray Central 11 FP- PD
Allen, Texas
Proposed Use Districts
PD-TH PLANNED DEVELOPMENT
` - TOWNHOUSE DISTRICT -
_
PD -MF PLANNED DEVELOPMENT
- MULTI -FAMILY DISTRICT -
PD -GO PLANNED DEVELOPMENT
- GARDEN OFFICE DISTRICT -
PD -C PLANNED DEVELOPMENT
COMMERCIAL DISTRICT -
`• Tract 'A-1' Traci 'C-1'
PD-TH PD -GO
Tract 'A-2' -= y
PD-TH
ALLEN
�Q'
........ Tract '9-1' Tract 'C-2'
-
PD -MF �S PD -GO
_
..,....,.._: Tract - D-1.
PD•C
MOTT VE -
'
Note: All tract acreages are based on gross areas.
Zoning Exhibit for. ...........
::
Bray Central// FP - PD
........... ..........,.,.......
�._.... ..,,..
Allen, Texas
III. Project Zoning
Adjacent Areas
The established area of Allen, with its central business
district and residential neighborhbods, is located to the East
of the proposed development. The US -75 corrider lies between
the proposed development and the existing developments of
Allen.
Proposed developments surround the project site on the
North, West, South and East These developments including
zoning for light industry, commercial, office, and residential
uses.
Bray Central II Planned Development consists of a total of
127.50 acres, and the proposed development includes four (4)
use districts. These districts, with their corresponding
acreages are as follows:
PD-TH - Townhouse
47.60 acres
PD -MF - Multi -family
16.91 acres
PD -GO - Garden Office
38.99 acres
PD -C - Commercial
24.00 acres
127.50 acres
Briefly stated, the purpose of each zoning district is as
follows:
'� •
This district provides a medium density dwelling
classification in the form of attached dwelling units on
separate lots under separate ownership of dwelling units.
Ownership of these units would involve the unit as well as a
minimum of a front and rear yard. Greenspace would be
commonly owned through a Property Owners' Association. This
district will provide for 9.5 dwelling units per gross acre.
PD -W - Mlti-Family
This district provides a higher density dwelling
classification in the form of attached dwelling units. The
development would consist of apartments, villas and/or
condominiums. This district will provide for 18 dwelling
units per gross acre.
PD -GO - Garden Office
This district is intended for office uses not dependent
upon retail trade or retail traffic for their operation. This
district is designed to permit the location of offices of any
profession, trade, or service near its clients; minimize the
effect upon residential areas; and be compatible with
3
commercial areas. The heights and area regulations are
intended to allow flexibility in design while maintaining
aesthetics and neighborhood quality.
PD -C - tical
This district provides for medium -intensity concentrations
of shopping and related office and commercial activities
characteristic of the trend of urban development to the
decentralization of retail business facilities.
4
Izo WL yNNI2.631C Dif ,.YI�►i 1t... ;. •..`1 : �. I,�►i I �lY: �i�
This district provides a medium -density dwelling
classification in the form of attached dwelling units on
separate lots under separate ownership of dwelling units.
This district will provide for 9.5 dwelling units per gross
acre.
Permitted Uses
Uses as permitted in the "TH" Townhouse Residential
District, established in the Comprehensive Zoning Ordinance
for the City of Allen.
Any use permitted in District "2F"
Attached dwelling 'units, provided that no more than six
(6) dwelling units are attached in one continurus row or
group, and provided that no dwelling unit is constructed
above another dwelling unit.
Accessory buildings and uses, customarily incident to
the above uses and located on the same property
therewith.
Such uses as may, be permitted under the provision of
Section 2.06, Specific Use Permits.
Regulations
Height Regulations - No building shall exceed thirty (30)
feet or two and one-half (2 1/2) stories in height.
Area Regulations:
Front Yard - There shall be a front yard having a
required depth of not less than twenty (20) feet. No
required parking shall be allowed within the required
front yard.
Side Yard - There shall be a side yard on each side of a
contiguous row or group of dwellings of not less than
six (6) feet. A side yard adjacent to a side street
shall not be less than fifteen (15) feet.
Rear Yard - There shall be a rear yard having a depth of
not less than fifteen (15) feet.
Lot Area - No building shall be constructed on any lot
less than three thousand three hundred (3,300) square
feet. Succh lot shall have a minimum buildable area of
two thousand two hundred fifty (2,250) square feet.
Lot Width - -The width of the lot shall not be less than
thirty (30) feet at the front street building line. ,
Lot Depth - The depth of the lot shall not be less than
one hundred ten (110) feet.
Minimum Dwelling Size - The minimum floor area of any
dwelling unit shall be twelve hundred (1,200) square feet,
exclusive of garages, breezeways, and porches.
Minimum Floor Area Distribution:
1200
square
feet or greater
-- 20%
1400
square
feet or greater
-- 30%
1600
square
feet or greater
-- 30%
1800
square
feet or greater
-- 20%
Lot Coverage - In no case shall more than sixty-five (65)
percent of the total land area be covered by the combined
area of the main buildings and accessory buildings.
Open Space Requirement - Each group or raw of townhouses
shall provide additional common area or open space so as
to provide a total of four thousand (4,000) square feet.
This requirement is in addition to all other required yard
spaces.
Building Regulations:
Type of Materials - All main buildings shall have
exterior construction of a minimum of 75% brick, tiles,
cement, concrete, stone, or -similar materials.
M
• r i i�r r' a+ • • ) .1 n Iwo vw-1 u:5r •4:,r i • .
Purpose This district provides a medium density dwelling
classification in the form of attached dwelling units not on
separate lots and therefore intending no conveyance of
separate ownership of dwelling units. This district will
provide for 18 dwelling units per gross acre.
Permitted Uses
Uses as permitted in the "TH" Townhouse Residential
District, established in the Comprehensive Zoning Ordinance
for the City of Allen.
Any use permitted in District "TH"
Multi -family dwellings
Accessory buildings and uses, customarily incident to the
above uses and located on the same lot therewith, not
involving the conduct of a retail business.
Such uses as may be permitted under the provision of Section
2.06, Specific Use Permits.
Regulations
Height Regulations -_No building shall exceed thirty (30)
feet or two and one-half (2 1/2) stories in height, except
that a building may be erected to a height of eighty (80)
feet and eight (8) -stories if set back from all required
yard lines a distance of one (1) foot for each two (2) feet
of additional height above thirty (30) feet.
Area Regulations:
Front Yard - There shall be a front yard having a
required depth of not less than twenty (20) feet.
Side Yard - There shall be a side yard on each side of
the lot having a width of not less than ten (10) feet.
A side yard adjacent to a side street shall not be less
than fifteen (15) feet.
Rear Yard - There shall be a rear yard having a required
depth of not less than twenty (20) feet.
Lot Area - No building shall be constructed on any lot
of less than sixteen thousand (16,000) square feet.
Such lot shall have a minimum buildable area of six
thousand four hundred (6,400) square feet. No lot
shall contain less - than- one -thousand-- eight- -hundred--
(1,800) square feet per dwelling unit.
7
Lot Width - The width of the lot shall not be less than
one hundred (100) feet at the front street building
line.
Lot Depth - The depth of the lot shall not be less than
one hundred (100) feet.
Minimum Dwelling Size - The minimum floor area of any
dwelling unit shall be seven hundred (700) square feet,
exclusive of garages, breezeways, and porches.
Minimum Floor Area Distribution:
700
square
feet or greater
-- 15%
800
square
feet or greater
-- 40%
900
square
feet or greater
-- 20%
1000
square
feet or greater
-- 15%
1100
square
feet or greater
-- 10%
Lot Coverage - In no case shall more than fifty (50) percent
of the total lot area be covered by the combined area of the
main buildings and accessory buildings.
Building Regulations:
Type of Materials - All main buildings shall have exterior
construction of a minimum of 75% brick, 'tiles, cement,
concrete, stone, or similar materials.
E-1
This district is intended for professional office uses not
dependent upon retail trade or retail traffic for their operation.
This district is designed to permit the' location of offices of any
profession, trade, or service near its clients and minimize the effect
upon residental and commercial areas. The heights and area
regulations are intended to allow flexibility in design while
maintaining aesthetics and neighborhood quality.
Permitted Uses
° Office buildings
° Professional offices where only services are provided and
chattels or goods are not offered for sale on the premises.
Permitted uses include but are not limted to doctors, dentists,
attorneys, architects, engineers, insurance, or real estate
° Advertising agencies
Clinics - medical, dental, chiropractic, optometric, pediatric,
etc.
Duplicating centers, mailing services, stenographic offices
° Ehployment offices
° Health service
Public or denominational school
° Public park or playground
° Utility business office
° Securities and commodities - brokers, dealers, underwriters, and
exchange offices
° Travel agent
° Accessory building or use
° The incidental retail sale of food, beverages, and other
convenience items or services is permitted to the occupants,
employees, or guests of offices, as long as these items are not
advertised and offered for sale to the general public
Uses similar to the above mentioned permitted uses, provided
activities conducted observe the requirements of all City
ordinances
6C
Specific Use Permits
Such uses as may be permitted under the provisions of section 2.06,
Specific Use Permit, such as, but not limited to:
° Antique shop
° Church or rectory
° Day care for children
Drug store or pharmacy
° Kindergarten or nursery
° Laboratories - medical, dental, scientific
° Utility sub or regulation station
Temporary Uses
Such uses as, but not limited to:
° Concrete or asphalt batch plant
° Construction building
° Field office
° Real estate sales office
New and Unlisted Uses
New and unlisted uses may be permitted upon approval from the City
of Allen Planning and Zoning Ccmission and City Council.
Regulations
° Height Regulations - The maximum height for the main building
shall be two 2) stories, but shall not exceed thirty (30) feet
in height
° Area Regulations
Front Yards:
There shall be a minimum front yard having a depth of
not less than twenty-five (25) feet
Lots having double frontage shall provide the required
setback from both streets
On corner lots the required front yard setback shall be
provided on both streets
10
Side Yards - There shall be a minimum side yard for each
side of the lot or tract on which any single building or
building complex is constructed of ten (10) feet
Rear Yards - There shall be a minimum rear yard of ten (10)
feet
Lanscaped Open Space - Five (5) percent of the total lot area
shall be maintained as landscaped open space
NOTE: Internal required landscaped open space shall include
perimeter landscape areas within the development area
boundaries, parking islands and plazas, but shall exclude
walkways shich solely provide minimum pedestrian circulation.
Lot Coverage - In no case shall more than fifty percent (50%)
of the total lot area be covered by the combined area of the
main buildings and accessory buildings
Floor Area Ratio - The ratio of total floor area of all
buildings to total land area shall be a maximum of 1:1
NOTE: All calculations for development intensities or maximum
floor areas shall be based on the gross area for each tract
as indicated on the Zoning Exhibit and Land Use Plan.
Type of Materials - All main building exteriors shall be
constructed of glass, stone, brick, tiles, cement, concrete, or
similar materials, or any combination thereof
11
"PD-C" PIANMM DEVELDPMRC CCMMEICIAL DISTRICT REGULATIMS
PURP0S'E
This district provides for medium intensity concentrations
of shopping and related office and commercial activities
characteristic of the trend of urban development to the
decentralization of retail business facilities.
Permitted Uses
° Paint sales/wallpaper/interior decorating sales (all inside)
° Office supplies
Building materials sales - inside (not outside storage)
° Banks, financial institutions, and savings & loans
° Commercial amusement (indoor)
Auto parts sales (indoor)
' Department or discount stores
Grocery Stores (convenience and grocery/supermarket)
Indoor theater
° Restaurant (no drive-in)
° Restaurant (with drive-through window)
° Advertising agencies
° Apparel alteration, and accessory shops
° Arts, crafts, and hobby shops
° Automatic coin or attendant-operated car wash establishments
° Bicycle shops and repair service
Book, card, gift and novelty, newsstand, souvenir,
stationery, or tobacco shops
° Bowling alley
° Business or commercial school
° Cafes or cafeterias
° Camera, jewelry, instrument, and watch stores
° Clinics - medical, dental, chiropractic, optometric, and
podiatric
12
° Domestic household pet groaning salons (excluding boarding)
° Drug store or pharmacy
° Duplicating centers, mailing services, stenographic offices
° Employment offices
° Fabrics or needlework shop
° Florist (no outside sales/storage)
° Frozen food lockers (excluding slaughtering)
° Furniture sales
° Hardware or hone improvement store (inside only)
Health service
° Hospital
Household appliance sales
Household furnishing and fixture store
° Ice cream and dairy food shops
° Ice and roller skating rinks and arenas
° Ivey shop
° Laundry and dry cleaning establishments - pick-up and
receiving, self-service laundromats and pressing and small
plant
° Meat, fish, or poultry markets (excluding slaughtering and
fish cleaning)
° Motorcycle sales and service (new)
Museum, library, art gallery (public)
° Music stores
Office buildings
° Personal service
° Pet store (no outside run)
° Photo service
° Plumbing shop (No outside storage)
° Piano and musical instrument repair
13
Professional offices where only services are provided and
chattels are not offered for sale on the premises.
Permitted uses include but are not limited to doctors,
dentists, attorneys, architects, engineers, insurance, or
real estate
° Research or scientific laboratories of primarily office
nature
° Retail store (indoor)
° Securities and commodities - brokers, dealers, underwriters,
and exchange offices
° Sign graphics shop (indoor only)
° Sporting goods store
° Studios - photo, music, art, health, weight reducing,
athletic, etc.
° Tires, batteries, and accessories (inside only)
° Travel agent
° Upholstery shop
° Utility business office
° Veterinarian (no outside runs)
° Community center - public
° Public or denominational school
° Public park or playground
° Accessory building or use
° Uses similar to the above-mentioned permitted uses, provided
activities conducted observe the requirements of all City
ordinances
Specific Use permits
Such uses as may be permitted under the provisions of
section 2.06, Specific Use Permit such as, but not limited
to:
° Amusement, cannercial (outdoor)
Church or rectory
° Day care for children
° Hotel or motel
14
Kindergarten or nursery
° Heliport
Private club
° Radio or television broadcast shop
° Service station
° Utility sub or regulation station
° Auto glass, muffler, or brake shop
Temporary Uses
Such uses as, but not limited to:
° Concrete or asphalt batch plant
° Construction building
' Field office
° Real estate sales office
New and Unlisted Uses
New and unlisted uses may be permitted upon approval from the City
of Allen Planning and Zoning Commission and City Council.
Regulations
°
Height Regulations - No building shall exceed forty-five (45)
feet or three 3 stories in height.
° Area Regulations:
Front Yard - There shall be a front yard having a
minimum depth of twenty-five (25) feet
Side Yard - A side yard of not less than fifteen (15)
feet in width shall be provided
Rear Yard - No rear yard is required
Landscaped Open Space - Five (5) percent of the total lot
area shall be maintained as landscaped open space
Lot Coverage - In no case shall more than fifty (50) percent
of the total lot area be covered by the combined area of the
main buildings and accessory buildings
Floor Area Ratio - The ratio of total floor area of all
buildings total land area shall be a maximum of 1:1.25
15
NOTE: All calculations for development intensities or maximum
floor areas shall be based on the gross area for each tract
as indicated on the Zoning Exhibit and Land Use plan.
° Type of Materials - All main building exteriors shall be
constructed of glass, stone, brick, tiles, cement, concrete,
or similar materials, or any combination thereof.
16
Schedule of Uses
17
ng
Districts
y
L:
0 - Use Peanitted in District
o
- Use Prohibited in District
n, u
-;
64
c
O
S - Use by Special Permit
T - Use Permitted as Te:rporary
O
C7
U
i
t
Type of Use
a
a
Accessory Buildings or Use
0
Advertising Agencies
0
Amusement, Commercial (outdoor)
S
Antique Shop
S
Apparel Alteration and Accessory Shops
Arts, Crafts, and Hobby Shops
Auto glass, muffler, or brake shop
S
Auto Parts Sales (indoor)
0
Banks, Financial Institutions, Savings & Loan
0
Bicycle Shops and Repair Service
0
Book, Card, Gift and Novelty Shops, etc
0
Bowling Alley
61
p
Building Material Sales (No outside storage)
0
Cafes or Cafeterias
0
Camera, Jewelry, Instrument and Watch Stores
0
17
Schedule of Uses
Zoning
Districts
U
$4
y
4
• - Use Permitted in District
o
r
cr
- Use Prohibited in District
U
64
C.1.0
S - Use by Special Permit
O
'8
-+
T - Use Permitted as Tenrorary
A• t�
G.
O
C7
V
Type of Use
a
Car Wash (Automatic Coin or Attendant)
Church or Rectory
S
S
Clinics-1119edical, Dental, Chiropractic,
Optometric, etc
Community Center - Public
Concrete or Asphalt Batch Plant
T
T
Construction Building
T
T
Day Care for Children
S
S
Department Stores or Discount Stores
0
Drug Store or Pharmacy
S
0
Duplicating Centers, Failing Services
Stenographic Offices
0
Employment Offices,
0
Fabrics or Needlework Shop
0
Field Office
T
T
Florist (No Outside Sales/Storage)
Schedule of Uses
19
Zoning
Districts
y
U
N
y
M
• - Use Permitted in District
Q
- Use Prohibited in District
U
-+
C
�
O
S - Use by Special Permit
r
T - Use Permitted as Taroorary
C
O
C7
U
Type of Use
a
a
Frozen Food Lockers (Excluding Slaughter)
•
Furniture Sales
•
Grocery Stores
•
Hardware or Home Improvement Stores
(Inside Use Only)
0
Health Service
•
•
Heliport
S
Hospital
•
Hotel or Motel
S
Household Appliance Sales
•
Household Furnishing and Fixture Sales
•
Ice and Roller Skating Rinks and Areanas
•
Ice Cream and Dairy Food Shop
•
Key Shop
•
Kindergarten or Nursery
S
S
Laboratories - Medical, Dental, Scientific
S
19
Schedule of Uses
20
zoning
Districts
U
iJ W
.0 Y
0 - Use Permitted in District
G
c
- Use Prohibited in District
V
U
o
S - Use by Special Permit
O
•�
T - Use Permitted as Tennorary
,
c, 8
O
C7
U
Type of Use
a
a
Laundry and Dry Cleaning Establishments
Meat, Fish, or Poultry Markets (Excluding
Slaughter and Cleaning)
Motorcycle Sales and Service (New)
Museum, Library, Art Gallery (Public)
Music Stores
0
Office Buildings
0
Office Supplies
0
Paint Sales, wallpaper, Interior Decorating
Sales (All Inside)
0
Personal Service
4
Pet Grooming (Excluding Boarding)
0
Pet Store (No outside runs)
0
Photo Service
0
Piano and Musical Instrument Repair
•_
Plumbing Shop (No outside storage)
Private Club
S
20
Schedule of Uses
21
Districts
:.7
(J
JJ lr
yJ :J
'
• - Use Permitted in District
-L.
C
V
�.
a
- Use Prohibited in District
•-
U
w
., •�
t' C)
S - Use by Special Permit
O
E
T - Use Permitted as Taroorary
O
C7
U
Type of Use
a
a
Professional Offices - Doctor, Dentist, Attorney
Architect, Engineer, Insurance, etc.
0
Public Park or Playground
Radio.or Television Broadcast Shop
S
Real Estate Sale Office
T
T
Research or Scientific Laboratories
0
Restaurant (With Drive -Through Window)
0
Restaurant (No Drive In)
0
Retail Sales - Incidental (Food, Beverage, etc)
(Not offered for Public Sale)
0
Retail Store - Indoor
0
School - Business or Commercial
0
School - Public or Denominational
0
0
Securities and Commodities - Brokers
Dealers, Underwriters, and Exchange Offices
0
0
Service Station
S
Sign Graphics Shop (Indoor Use Only)
21
Schedule of Uses
22
Zcr i
Districts
L'
",
i•
- Use Peanitted in District
• c
m
64
r. V
- Use Prohibited in District
� U U
C _Q
S - Use by Special Permit,,
€ C
T - Use Permitted as teary
r
.�
O
C7
V
Type of Use
a
a
Sporting Goods Store
Studios - Photo, Music, Art, Health, etc.
Theater - Indoor
Tires, Batteries, and Accessories (No Outside
Storage or Sales
s
Travel Agent
0
0
Uphorstery Shop
0
Utility Business Office
0
Utility Sub or Regulation Station
S
S
Veterarian Wo Outside Runs)
22
TRACT RESTRICTIONS
This section is intended to further define the proposed uses and
restrictions for each use area based on individual tract descriptions.
TCWNBOUSE DISTRICP
TRACT "A-1"
All uses are permitted as outlined in the
Planned Development
Townhouse Residential District Regulations.
TRACT "A-2"
All uses are permitted as outlined in the
Planned Development
Townhouse Residential District Regulations.
MULTI -FAMILY DISTRICT
TRACT "B-1"
All uses are permitted as outlined in the
Planned Development
Multi -Family Residential District Regulations.
GARDEN OFFICE DISTRICT
TRACT "C-1"
All uses are permitted as outlined in the
Planned Development
Garden Office Regulations.
TRACT "C-2"
All uses are permitted as outlined in the
Planned Development
Garden Office Regulations.
C lOWMIAL DISTRICT
TRACT "D-1"
All uses are permitted as outlined in the
Planned Development
Commercial District Regulations.
23
SITE PIAN REVIEW
No building permit shall be issued for the construction of buildings
within a development area until a detailed site plan of the
development area has been submitted to'and approved by the Allen
Planning Commission and City Council as being in compliance with the
Development Concept and Development Area Standards. Separate detailed
site plans may be submitted for individual development areas, and
construction within a development area may proceed in phases after
approval of the detailed site plan of the applicable development area. -
24
No building permit shall be inssued until the property has been
included within a subdivision plat submitted to and approved by the
Allen Planning Commission and the City Council of Allen and duly filed
• of record; provided, however, that development areas may be platted
separately. Restrictive covenants shall be established implementing
of record the Development Concept and Development Standards, and the
City of Allen shall be made a beneficiary thereof.
25
LEGAL DESCRIPTION
FOR
BRAY CENTRAL II
BEING a tract of land situated in the City of Allen, Collin County,
Texas and lying in the Catherine Parsons Survey, Abstract No. 711,
said tract being part of a 174.057 acre tract of land conveyed to E.
Molsen by deed as recorded in Volume 580, Page 213 of the Deed Records
of Collin County, and being more particularly described as follows:
BEGINNING at a fence corner post at the Northeast corner of said
174.057 acre tract;
THENCE Southwesterly, along a curve to the right with a chord bearing
of South 20 deg 19 min 19 sec West for a distance of 410.42 feet, said
curve having a central angle of 40 deg 00 min 00 sec, a radius of
600.00 feet and an arc length of 418.88 feet to the point of tangent;
THENCE South 40 deg 19 min 19 sec West, 1233.56 feet to the point of
curvature;
THENCE Southwesterly, along a curve to the left with a chord bearing
of South 20 deg 25 min 23 sec West, for a distance of 748.79 feet,
said curve having a central angle of 39 deg 47 min 52 sec, a radius of
1100.00 feet and an arc length of 764.06 feet to the point of tangent;
THENCE South 00 deg 31 min 27 sec West, 563.86 feet to a point for
corner, said point being in the North R.O.W. line of McDermott Drive
(F.M. Road No. 2170);
THENCE North 89 deg 28 min 33 sec West, along the North R.O.W. line of
McDermott Read, 1363.74 feet;
THENCE North 00 deg 31 min 27 sec East, leaving the North R.O.W. line
of McDermott Road, 20.00 feet to a point for corner;
THENCE North 89 deg 28 min 33 sec West, 154.43 feet to a point for
corner;
THENCE Northerly along Waters Branch Creek as follows:
North 02
deg
05
min
33
sec
West,
corner;
to
a
point
for
243.00
feet
North 49
deg
14
min
33
sec
West,
corner;
point
for
285.50
feet
to
a
South 78
deg
23
min
27
sec
West,
corner;
544.00
feet
to
a
point
for
North 26
deg
00
min
33
sec
West,
corner;
to
a
point
for
512.00
feet
:forth 55
deg
,05
min
27
sec
East,
corner;
point
for
North 37
deg
57
min
27
sec
East,
corner;
North 40
deg
45
min
33
sec
West,
corner;
North 18
deg
03
min
33
sec
West,
corner;
North 59
deg
59
min
27
sec
East,
corner;
North 25
deg
44
min
33
sec
West,
corner;
North 64
deg
43
min
27
sec
East,
corner;
26
143.60
feet
to
a
point
for
105.00
feet
to
a
point
for
243.00
feet
to
a
point
for
127.00
feet
to
a
point
for
285.50
feet
to
a
point
for
184.50
feet
to
a
point
for
544.00
feet
to
a
point
for
141.00
feet
to
a
point
for
338.50
feet
to
a
point
for
512.00
feet
to
a
point
for
213.50
feet
to
a
point
for
North 42 deg 32 min 27 sec East,
corner;
North 17 deg 21 min 33 sec West,
corner; '
299.00 feet to a point for
541.95 feet to a point for
THENCE South 89 deg 18 min 29 sec East, 2850.83 feet to the POINT OF
BEGINNING, and containing 127.5014 acres of land.
27
PD-TH
TWCr A-1
18.2946 ACRES
BEING a tract of land situated in the City of Allen, Collin County,
Texas and lying in the Catherine Parsons Survey, Abstract No. 711,
said tract being part of a 174.057 acre exact of land conveyed to E.
Molsen by deed as recorded in Volume 580, Page 213 of the Deed Records
of Collin County, and being more particularly described as follows:
CO%MSENCING at a fence corner post at the Northeast corner of said
174.057 acre tract;
THENCE North 89 deg 18 min 29 sec West, 1485.00 feet to the POINT OF
BEGMIIIIG ;
THENCE Southeasterly, along a curve to the left with a chord bearing _
of South 12 deg 37 min 46 sec East, for a distance of 456.15 feet,
said curve having a central angle of 26 deg 38 min 33 sec, a radius of
989.86 feet, and an arc length of 460.28 feet;
THENCE South 64 deg 02 min 58 sec West, leaving said curve, 100.00
feet to the point of curvature;
THENCE Southwesterly, along a curve to the left with achord bearing of
South 60 deg 06 min 43 sec West, for a distance of 319.99 feet, said
curve having a central angle of 07 deg 52 min 30 sec, a radius of
2330.00 feet, and an arc length of 320.25 feet;
THENCE North 33 deg 49 min 32 sec West, leaving said curve, 235.00
feet to a point for corner;
THENCE South 67 deg 38 min 13 sec West, 804.77 feet to a point for
corner;
THENCE North 47 deg 27 min 33 sec West, 220.00 feet to a point for
corner;
THENCE North 42 deg 32 min 27 sec East, 149.00 feet to a point for
corner;
THENCE North 17 deg 21 min 33 sec West, 541.95 feet to a point for
corner;
THENCE South 89 deg 18 min 29 sec East, 1365.83 feet to the POINT OF
BEGINNING, and containing 18.2946 acres of land.
28
PD-TH
TRACT A-2
29.3055 ACRES
BEING a tract of land situated in the City of Allen, Collin County,
Texas and lying in the Catherine Parsons Survey, Abstract No. 711,
said tract being part of a 174.057 acre tract of land conveyed to E.
Molsen by deed as recorded in Volume 580, Page 213 of the Deed Records
of Collin County, and being more particularly described as follows:
(MMEMING at a fence corner post at the Northeast corner of said
174.057 acre tract;
THENCE North 89 deg 18 min 29 sec West, 2850.83 feet to a point;
THENCE South 17 deg 21 min 33 sec East, 541.95 feet to a point;
THENCE South 42 deg 32 min 27 sec West, 149.00 feet to the POINT Or,
BEGINNING;
THENCE South 47 deg 27 min 33 sec East, 220.00 feet to a point for
corner;
THENCE North 67 deg 38 min 13 sec East, 804.77 feet to a point for
corner;
THENCE South 33 deg 49 min 32 sec East, 235.00 feet to a point for
corner;
THENCE Southwesterly, along a curve to the left, with a chord bearing
of South 51 deg 02 min 14 sec West, for a distance of 417.27 feet,
said curve having a central angle of 10 deg 16 min 29 sec, a radius of
2330.00 feet, and an arc length of 417.83 feet to the point of compound
curve;
THENCE Southwesterly, along a curve to the left, with a chord bearing
of South 23 deg 42 min 47 sec West, for a distance of 540.00 feet,
said curve having a central angle of 44 deg 22 min 23 sec, a radius of
715.00 feet, and an arc length of 553.73 feet to the point of compoud
curve;
THENCE Southeasterly, along a curve to the left, with a chord bearing
of South 20 deg 42 min 06 sec East, for a distance of 340.47 feet,
said curve having a central angle of 44 deg 27 min 23 sec, a radius of
450.00 feet, and an arc length of 349.16 feet;
THENCE: South 47 deg 04 min 13 sec West, leaving said curve, 536.01
feet to a point for corner;
THENCE South 00 deg 31 min 27 sec West, 487.73 feet to a point for
corner;_
THENCE North 89 deg 28 min 33 sec West, 154.43 feet to a point for
corner;
THENCE Northerly along Waters Branch Creek as follows:
North 02
deg
05
min 33
sec West,
143.60
feet
to
a point
for
corner;
North 49
deg
14
min 33
sec West,
105.00
feet
to
a point
for
corner;
South 78
deg
23
min 27
sec West,
243.00
feet
to
a point
for
corner;
North 26
deg
00
min 33
sec West,
127.00
feet
to
a point
for
corner;
North 55 deg 05 min 27 sec East, 285.50 feet to a point for
corner;
29
9
North 37
deg
57
min
27
sec
East,
corner,-
orner;North
to
a
point
for
141.00
feet
North40
deg
45
min.33
sec
Nest,
corner;
a
point
for
512.00
feet
to
North 18
deg
03
min
33
sec
West,
corner;
for
North 59
deg
59
min
27
sec
East,
corner;
North 25
deg
44
min
33
sec
West,
corner;
North 64
deg
43
min
27
sec
East,
corner;
184.50
feet
to
a
point
for
544.00
feet
to
a
point
for
141.00
feet
to
a
point
for
338.50
feet
to
a
point
for
512.00
feet
to
a
point
for
213.50
feet
to
a
point
for
THENCE North 42 deg 32 min 27 sec East, 150.00 feet to the POINT OF
BEGINNING, and containing 29.3055 acres of land.
30
PD -MP
TRACT B-1
16.9123 ACRES
BEING a tract of land situated in the City of Allen, Collin County,
Texas and lying in the Catherine Parsons Survey, Abstract No. 711,
said tract being part of a 174.057 acre tract of land conveyed to E.
Molsen by deed as recorded in Volume 580, Page 213 of the Deed Records
of Collin County, and being more particularly described as follows:
COMMENCING at a fence corner post at the Northeast corner of said
174.057 acre tract;
THENCE Southwesterly, along a curve to the right with a chord bearing
of South 20 deg 19 min 19 sec West, for a distance of 410.42 feet,
said curve having a central angle of 40 deg 00 min 00 sec, a radius of
600.00 feet and an arc length of 418.88 feet to the point of tangent;
THENCE South 40 deg 19 min 19 sec West, 920.00 feet to a point;
THENCE North 49 deg 40 min 41 sec West, 521.72 feet to the point of
curvature;
THENCE Northwesterly, along a curve to the right with a chord bearing
of North 48 deg 22 min 32 sec West, for a distance of 45.00 feet, said
curve having a central angle of 02 deg 36 min 18 sec, a radius of
989.86 feet, and an arc distance of 45.00 feet to the POINT OF
BEGINNING;
THENCE South 42 deg 55 min 37 sec West, leaving said curve 175.00 feet
to a point for corner;
THENCE South 64 deg 42 min 44 sec West, 400.00 feet to a point for
corner;
THENCE South 12 deg 56 min 26 sec West, 420.00 feet to a point for
corner;
THENCE South 11 deg 34 min 53 sec East, 375.00 feet to a point for
corner;
THENCE Westerly, along a curve to the left with a chord bearing of
South 75 deg 59 min 27 sec West, for a distance of 100.00 feet, said
curve having a central angle of 04 deg 51 min 20 sec, a radius of
1180.38 feet and an arc length of 100.03 feet to the point of reverse
curve;
THENCE Northwesterly, along a curve to the right, with a chord bearing
of North 76 deg 09 min 36 sec West, for a distance of 403.34 feet,
said curve having a central angle of 60 deg 33 min 13 sec, a radius of
400.00 feet, and an arc length of 422.74 feet to the point of compound
curve;
THENCE Northwesterly, along a curve to the right with a chord bearing
of North 22 deg 10 min 42 sec West, for a distance of 361.82 feet,
said curve having a central angle of 47 deg 24 min 36 sec, a radius of
450.00 feet, and an arc length of 372.36 feet to the point of compound
curve;
THENCE Northeasterly, along a curve to the right with a chord bearing
of North 23 deg 42 min 48 sec, for a distance of 540.00 feet, said
curve having a central angle of 44 deg 22 min 23 sec, a radius of
715.00 feet, and an arc length of 553.73 feet to the point of compound
curve;
THENCE Northeasterly, along a curve to the right with achord bearing
of North 54 deg 58 min 28 sec East, for a distance of 735.00 feet,
said curve having a central angle of 18 deg 08 min 59 sec, a radius of
2330.00 feet, and an arc length of 738.08 feet to the point of
31
tangent;
THENCE North 64 deg 02 min 58 sec East, 100.00 feet to a point for
corner;
THENCE Southeasterly, along a curve to the left with a chord bearing
of South 36 deg 30 min 43 sec East, for a distance of 362.86 feet,
said curve having a central angle of 21 deg 07 min 21 sec, a radius of
989.86 feet, and an arc length of '364.92 feet to the POINT OF
BEGINNLNG, and containing 16.9123 acres of land.
32
PDO
TRACT C-1
23.7503 ACRES
BEING a tract of land situated in the City of Allen, Collin County,
Texas and lying in the Catherine Parsons Survey, Abstract No. 711,
said tract being part of a 174.057 acrL- tract of land conveyed to E.
Molsen by deed as recorded in Volume 580, Page 213 of the Deed Records
of Collin County, and being more particularly described as follows:
BEGINNING at a fence corner post at the Northeast corner of said
174.057 acre tract;
THENCE Southwesterly, along a curve to the right with a chord bearing
of South 20 deg 19 min 19 sec West, for a distance of 410.42 feet,
said curve having a central angle of 40 deg 00 min 00 sec, a radius of
600.00 feet and an arc length of 418.88 feet to the point of tangent;
THENCE South 40 deg 19 min 19 sec West, 920.00 feet to a point for
corner;
THENCE North 49 deg 40 min 41 sec West, 521.72 feet to the point of
curvature;
THENCE Northwesterly, along a curve to the right with a chord bearing
of North 24 deg 29 min 35 sec West, for a distance of 842.45 feet,
said curve having a central angle of 50 deg 22 min 12 sec, a radius of
989.86 feet and an arc length of 870.20 feet to the point of tangent;
THENCE South 89 deg 18 min 29 sec East, 1485.00 feet to the POINT OF
BEGINNING, arra containing 23.7503 acres of land.
33
PD -GO
TRACT C-2
15.2387 ACRES
BEING a tract of land situated in the City of Allen, Collin County,
Texas and lying in the Catherine Parsons Survey, Abstract No. 711,
said tract being part of a 174.057 acre tract of land conveyed to E.
Molsen by deed as recorded in Volume 580, Page 213 of the Deed Records
of Collin County, and being more particularly described as follows:
CCNQ-DICING at a fence corner post at the Northeast corner of said
174.057 acre tract;
THENCE Southwesterly, along a curve to the right with a chord bearing
of South 20 deg 19 min 19 sec West, for a distance of 410.42 feet,
said curve having a central angle of 40 deg 00 min 00 sec, a radius of
600.00 feet and an arc length of 418.88 feet to the point of tangent;
THENCE South 40 deg 19 min 19 sec West, 920.00 feet to the POINT OF
BEGINNING;
THENCE South 40 deg 19 min 19 sec viest, 313.56 feet to the point of
curvature;
THENCE Southwesterly, along a curve to the left with a chord bearing
of South 26 deg 25 min 27 sec West, for a distance of 528.42 feet,
said curve having a central angle of 27 deg 47 min 45 sec, a radius of
1100.00 feet and an arc length of 533.64 feet to a point for corner;
THENCE Westerly, along a curve to the left with a chord bearing of
North 89 deg 31 min 40 sec West, for a distance of 493.00 feet, said
curve having a central angle of 24 deg 06 min 27 sec, a radius of
1180.38 feet and an arc length of 496.65 feet to a point for corner;
THENCE North 11 deg 34 min 53 sec West, leaving said curve, 375.00
feet to a point for corner;
THENCE North 12 deg 56 min 26 sec East, 420.00 feet to a point for
corner;
THENCE North 64 deg 42 min 44 sec Fast, 400.00 feet to a point for
corner;
THENCE North 42 deg 55 min 37 sec West, 175.00 feet to a point for
corner;
THENCE Southeasterly along a curve to the left with a chord bearing of
South 48 deg 22 min 32 sec East, for a distance of 45.00 feet, said
curve having a central angle of 02 deg 36 min 18 sec, a radius of
989.86 feet and an arc length of 45.00 feet to the point of tangent;
THENCE South 49 deg 40 min 41 sec East, 521.72 feet to the POINT OF
BEGINNING, and containing 15.2387 acres of land.
34
PD -C
TRACT D-1
24.0000 ACRES
BEING a tract of land situated in the City of Allen, Collin County,
Texas and lying in the Catherine Parsons Survey, Abstract L,To. 711,
said tract being part of a 174.057 acre tract of land conveyed to E.
Molsen by deed as recorded in Volume 580, Page 213 of the Deed Records
of Collin County, and being more particularly described as follows:
CCD2,1E4CING at a fence corner post at the Northeast corner of said
174.057 acre tract;
THENCE Southwesterly, along a curve to the right with a chord bearing
of South 20 deg 19 min 19 sec West, for a distance of 410.42 feet,
said curve having a central angle of 40 deg 00 min 00 sec, a radius of
600.00 feet and an arc length of 418.88 feet to the point of tangent;
THENCE South 40 deg 19 min 19 sec West, 1233.56 feet to the point of
curvature;
THENCE Southwesterly, along a curve to the left with a chord bearing
of South 26 deg 25 min 27 sec West, for a distance of 528.42 feet,
said curve having a central angle of 27 deg 47 min 45 sec, a radius of
1100.00 feet and an arc length of 533.64 feet to the POINT OF
BEGINNING;
THENCE Southwesterly, along said curve to the left with a chord
bearing of South 06 deg 31 min 30 sec West, for a distance of 230.00
feet, said curve having a central angle of 12 deg 00 min 07 sec, a
radius of 1100.00 feet, and an arc length of 230.42 feet to the point
of tangent;
THENCE South 00 deg 31 min 27 sec West, 563.86 feet to a point for
corner, said point being in the North R.O.W. line of McDermott Drive,
(F.M. Road No. 2170);
THENCE North 89 deg 28 min 33 sec West, with the North line of
McDermott Drive, 1363.74 feet to a point for corner;
THENCE North 00 deg 31 min 27 sec East, leaving the North line of
_McDermott Drive, 507.73 feet to a point for corner;
THENCE North 47 deg 04 min 13 sec East, 536.01 feet to a point for
corner;
THENCE Southeasterly, along a curve to the left with a chord bearing
of South 44 deg 24 min 24 sec East, for a distance of 23.20 feet, said
curve having a central angle of 02 deg 57 min 13 sec, a radius of
450.00 feet, and an arc length of 23.20 feet to the point of compound
curve;
THENCE Southeasterly, along a curve to the left with a chord bearing
of South 76 deg 09 min 37 sec East, for a distance of 403.34 feet,
said curve having a central angle of 60 deg 33 min 13 sec, a radius of
400.00 feet and an arc length of 422.74 feet to the point of reverse
curve;
THENCE Easterly, along a curve to the right with a chord bering of
North 88 deg 02 min 41 sec East, for a distance of 590.35 feet, said
curve having a central angle of 28 deg 57 min 47 sec, a radius of
1180.38 feet and an, arc length of 596.68 feet to the POINT OF
BEGINNING, and containing 24.0000 acres of land.
35
DeShazo,Starek & Tang, Inc.
Engineers - Planners
o
330 Union Station - Dallas, Texas 75202 - 214/748-6740
ADDENDUM
TO: Mr. Craig Curry
Nelson Engineering Corporation
FROM: DeShazo, Starek & Tang, Inc.
DATE: July 30, 1984
SUBJECT: Addendum to the Traffic Impact Study For the Bray
Central Development in Allen, Texas; J84135
This memorandum is in response to the traffic issues which were
raised at the meeting of the Allen Planning Commission on
June 28.
McDermott Road (F.M. 2170) - Our analysis indicates that the
intensified development which is expected to continue along the
McDermott Road corridor through the year 2000 warrants the con-
sideration of an eight -lane facility between the limits of Waters
Road and U.S. 75. The eight -lane facility would provide the
additional capacity needed to accommodate the anticipated traffic
in the corridor.
Figure 1 should shows a typical section of an eight -lane divided
roadway within a 120 -foot right-of-way. Similar designs are
planned within 120 -foot rights-of-way at other locations in the
Metroplex.
PURPOSE
This memorandum summarizes an analysis of the traffic impact for
a proposed planned development district located on a 350 -acre
site bounded by FM 2170, U.S. 75, and Rowlett Road in Allen,
Texas.
— —------- -- ---- ---- ------
-44' -- -- ---------------
120' 15' MEDIAN
-- -- --- -- -- ----- -- -- ---
FIGURE 1
DeSAazo, Starek & Tang, Inc.
DEVELOPMENT SITE
Figure 1 shows
street system.
development ar
These uses hay
each other in
formance of thi
ACCESSIBILITY
the location of
This 350 -acre
id will contain
fe been planned
such a manner as
site.
the site relative to the adjacent
site is planned as a mixed-use
residential and commercial uses.
>o that they will interface with
to optimize both the use and per -
Accessibility is a prime consideration in the design and function
of any development. Traffic operations on the adjacent street
system are important to the total success and efficiency of the
development. The major roadways serving the development include:
U.S. 75 - is a four -lane divided highway with two-lane ser-
vice roads on each side.
S. H. 121 - is currently a two-lane roadway with State
Highway designation. It is planned to be upgraded to a six -
lane divided highway by the year 2000.
F.M. 2170 - is cu rrrently a two-lane roadway. This facility
is planned to be upgraded to a six -lane divided roadway by
the year 2000.
Rowlett Road - is currently a two-lane roadway. This faci-
lity is planned to be upgraded to a six -lane divided roadway
by the year 2000.
TRIP GENERATION
Trip Generation estimates for Bray Central I and II are summarized
in Table I. When fully developed, Bray Central I will generate
approximately 97,000 one-way trips in a 24-hour period. Bray
Central II will generate approximately 34,000 one-way trips per
day when fully developed.
The rates used to derive these trips are based on data developed
for various land uses by the Institute of Transportation
Engineers and the Far North Dallas Area Land Use and
Transportation Study. The Far North Dallas Study describes the
areas ultimate land use, combining current, announced, and anti-
cipated land uses based on current zoning. From this, the
average levels of development are determined for each type of
land use. These levels of development applied to the Bray
Central development represent a reasonable view of the level that
may ultimately exist. Because of the wide variety of land uses
permitted under the proposed zonings for each tract, it was
assumed, for analytical purposes, that the highest traffic
generator land uses will be built. In making this assumption, a
worst case situation is used in determining traffic impact.
TRAFFIC IMPACT
The determination of thoroughfare requirements is based on a tech-
nique developed by Gruen Associates for the United States
Department of Transportation (DOT). This technique is based on
the concept of relating land use and development densities to the
future traffic demand and ultimately to the size and spacing of
the arterial street system. The DOT publication, Land Use and
Arterial Spacing in Suburban Areas, provides tables developed
from ...simulation model analyses of a broad spectrum of land
use patterns in conjuction with alternative circulation systems.
Actual travel and land use data from various cities and metropoli-
tan areas were incorporated as simulation inputs, and existing
urban development conditions were used to validate the
guidelines."
Recent planning efforts projecting land use and population trends
for Allen and Collin Counties provide the information needed to pre-
dict the areawide development densities. Other factors con-
sidered were level of service, transit utilization, automobile
ownership, job to labor force ratios, and freeway influence.
According to the North Central Texas Council of Governments, the
City of Allen and surrounding areas are forecast to have a popu-
lation density of 867.25 persons per square mile in the year
2000, while the Bray Central development will have a residential
density of 2,737 people per square mile. The labor force in the
project area is projected to .be 578 people, while the project
area will have 2,400 jobs.
The following steps are used to determine the street system that
can support the residential density for a traffic level of ser-
vice C (1):
A. Applying the subregional density of 867.25 residents per
square mile results in a volume of 3,000 vehicles per mile
within the project area.
(1)Level of service is a term used to describe the operation and
degree of congestion for a transportation system. Level of ser-
vice "A" denotes the best operation while "F" is used to describe
a system that has exceeded its capacity.
B. The ratio of the subregional density to project density
is approximately 1:3 (867.25:2737). The project area
size is 0.486 square miles. The resulting adjustment
factor of 1.2 is applied to 3,000 yielding 3,600
vehicles per mile.
C. Negligible transit usage is assumed. This results in an
adjustment factor of 1.08 and 3,888 vehicles per mile.
D Automobile ownership for Collin County is 1.9 cars per
dwelling unit. The adjustment factor of 1.45 results in
5,638 vehicles per mile.
E. Since both S.H. 121 and U.S. 75 are near the project
area, freeway diversion factors must be taken into
account. S.H. 121 is approximately 2.5 miles from the
site and the adjustment factors for parallel and perpen-
dicular streets are 0.5 and 1.25 respectively. This
results in a parallel street volume of 2,818 vehicles per
mile and a perpendicular street volume of 7,047 vehicles
per mile at a distance of 2.5 miles from the freeway.
U.S. 75 is approximately 1/4 mile from the site and the
adjustment factors for parallel and perpendicular streets
are 0.95 and 1.05 respectively. This results in a
parallel street volume of 5,356 vehicles per mile and a
perpendicular street volume of 5,920 vehcles per mile at
a distance of 1/4 mile.from the site.
F. On the basis of these volumes, one two-lane street per
mile will be sufficient to support the residential
density.
The following steps are used to determine the street system
required to support the non-residential generators:
A. According to Table I, the
ject area will generate
trips per day.
office tracts within the pro -
approximately 59,926 vehicle -
B. Table I indicates that the combined daily trip generation
for the retail tracts will be approximately 67,120
vehicle -trips per day.
C. At the immediate vicinity of the project, the total daily
vehicle -trips by the non-residential tracts is 127,046
(59,926 + 67,120). This volume translates to a cardinal
direction volume of 31,500 vehicles per day. Thus, for
level of service "C", six lanes are necessary for
ingress and egress.
r
As a result, eight lanes per mile (two lanes supporting the resi-
dential density and six lanes supporting the non-residential den-
sity) throughout the project area are required to accommodate the
anticipated increased demand generated by the proposed develop-
ment. As can be seen by reviewing the proposed thoroughfare plan
for the City of Allen, Texas, the required eight lanes per mile
is adequately provided throughout the proposed development and in
the entire area surrounding the development.
STREET SIZING
Based on the previous traffic impact analysis, the following
street sizes are recommended: 1) Rowlett Road - as a six -lane
divided roadway. 2) Shelley Parkway - as a six -lane divided
roadway. 3) F.M. 2170 (McDermott) - as an eight -lane divided
roadway. The 350 -acre development in Allen and surrounding deve-
lopments can be supported, at a level of service "C", by these
street sizes.
CONCLUSIONS
o The planned 350 -acre development will have no negative
impact on the thoroughfare system as recommended.
o Rowlett Road should be built as a six -lane, divided
roadway.
o Shelley Parkway, the principle north -south arterial
through the proposed development, should be built as a
six -lane divided roadway.
o F.M. 2170 (McDermott), the Southern boundary, should be
built as an eight -lane divided roadway from Waters Road
to U.S. 75 (Central Expressway). The remainder should be
built as a six -lane divided roadway.
AFFIDAVIT AND PROOF OF PUBLICATION
THE STATE OF TEXAS
COUNTY OF COLLIN
Charles F. Barnard,Jr.
BEFORE ME, the undersigned authority, on this day personally appeared XJA(RYZ XR X X 1RT(I>1, who having been
by me duly sworn, on oath deposes and says:
That he is publisher of THE ALLEN AMERICAN, a newspaper published in Collin County, Texas, not less fre-
quently than once a week, having a general circulation in said county, and having been published regularly and con-
tinuously for more than twelve months prior to publishing
Notice of Public Hearing
of waich the attached is a true and written copy, and which was published in THE ALLEN AMERICAN on
113 July 30, 1984
and which was issued on JLJIV 3n, 1984 , by
of Collin County, Texas. A printed copy of said publication is attached heret
J � ,
SUBSCRIBED AND SWORN to before me this 7th jayof A u g u s t A.D. 984
Notary Public in and for Collin County, Texas
Publisher's Fee $ Dianne Kerr
Commission Expires 10/14/87
CITY OF ALLEN II
NOTICE OF 11
PUBLIC HEARING
0otice is hereby give
that the Allen City Coun
cil at theirrbgula
meetihaN on Thursday j
August 16, 1984, at 7:3
p.m.`r'Iri' the Counci
chambers of the Alle
Municipal Annex, On
Butlef 'Circle, Allen„
Texas;` will conduct a
Public Hearing to con
Isider establishing per-
manent zoning of Plann-
ed Develooment (PD) oni
approximately ,127.5
Cres requested by
Nelson Enginee�irig-Cor-
poration, representing .
S(ielley Realtors.
his -request is to con-
sider Planned Develdp-
ment (PD) Zoning to coin-
cide with annexation on
the 127.501 acres of
land located in the
Catherine Parsons
Survey, Abstract No. 711,
Collin Co nty, Texas.
Uses requested .in this
Planned Devblopment
consist , of TH
(Townhouse), MF
(Multi-Famil.y)?. GO
(Garden Office),- and
Commercial. This land is
ocated west of U.S. 75'
and bordered on the
west by,,Watters,Branch,
on the sou
th;,.by F.M.
2170, and on the east by
the,pLg.U, d -realignment
W
of atters Drive.' ti
l Anyone wishing ,std,
speak either FOR- _ori
AGAINST this request -is'
l invited to attend , thisi
publid hearing and voice
their opinion.
If further information
Is needed, call the Allbn.
Municipal.Annex,
Department of Com-
munity Development, at
27-9171 or 424.751E
metro) and refer to Zon-
ng Case No. Z6-28-84.4.
Marty Hendrix
City Secretary
Pubished in the Allen
merican on Monday,
�3�
EXHIBIT "A"
ATTACHMENT TO:
Ordinance No. 538-8-84,
Adopted 8-16-84
LEGAL DESCRIPTIO2d
FOR
BRAY CENTRAL II
BEING a tract of land situated in the City of Allen, Collin County,
Texas and lying in the Catherine Parsons Survey, Abstract No. 711,
said tract being part of a 174.057 acre tract of land conveyed to E.
Molsen by deed as recorded in Volume 580, Page 213 of the Deed Records
of Collin County, and being more particularly described as follows:
BEGINNING at a fence corner post at the Northeast corner of said
174.057 acre tract;
THENCE Southwesterly, along a curve to the right with a chord bearing
of South 20 deg 19 min 19 sec West for a distance of 410.42 feet, said
curve having a central angle of 40 deg 00 min 00 sec, a radius of
600.00 feet and an arc length of 418.88 feet to the point of tangent;
THENCE South 40 deg 19 min 19 sec West, 1233.56 feet to the point of
curvature;
THENCE Southwesterly, along a curve to the left with a chord bearing
of South 20 deg 25_ min 23 sec West, for a distance of 748.79 feet,
said curve having a central angle of 39 deg 47 min 52 sec, a radius of
1100.00 feet and an arc length of 764.06 feet to the point of tangent;
THENCE South 00 deg 31 min 27 sec West, 563.86 feet to a point for
corner, said point being in the North R.O.W. line of McDermott Drive
(F.M. Road No. 2170);
THENCE North 89 deg 28 min 33 sec West, along the North R.O.W. line of
McDermott Road, 1363.74 feet;
THENCE North 00 deg 31 min 27 sec East, leaving the North R.O.W. line
of McDermott Road, 20.00 feet to a point for corner;
THENCE North 89 deg 28 min 33 sec West, 154.43 feet to a point for
corner;
THENCE Northerly along Waters Branch Creek as follows:
North 02 deg 05 min 33 sec West,
corner;
North 49 deg 14 min 33 sec West,
corner;
South 78 deg 23 min 27 sec West,
corner;
North 26 deg 00 min 33 sec West,
corner;
North 55 deg 05 min 27 sec East,
corner;
North 37 deg 57 min 27 sec East,
corner;
North 40 deg 45 min 33 sec West,
corner;
North 18 deg 03 min 33 sec West,
corner;
North 59 deg 59 min 27 sec East,
corner;
North 25 deg 44 min 33 sec West,
corner;
North 64 deg 43 min 27 sec East,
corner;
25
143.60 feet to a point for
105.00 feet to a point for
243.00 feet to a point for
127.00 feet to a point for
285.50 feet to a point for
184.50 feet to a point for
544.00 feet to a point for
141.00 feet to a point for
338.50 feet to a point for
512.00 feet to a point for
213.50 feet to a point for
EXHIBIT "A"
ATTACHMENT TO:
Ordinance No. 538-8-84
Adopted 8/16/84 North 42 deg 32 min 27 sec East, 299.00 feet to a point for
corner;
North 17 deg 21 min 33 sec West, 541.95 feet to a point for
corner;
THENCE South 89 deg 18 min 29 sec East, 2850.83 feet to the POINT OF
BEGINNING, and containing 127.5014 acres of land.
26
EXHIBIT "A"
ATTACHMENT TO:
Ordinance No. 538-8-84 PD-TH
Adopted 8/16/84 TRkCr A-1
18.2946 ACRES
BEING a tract of land situated in the City of Allen, Collin County,
Texas and lying in the Catherine Parsons Survey, Abstract No. 711,
said tract being part of a 174.057 acre tract of land conveyed to E.
Molsen by deed as recorded in Volume 580, Page 213 of the Deed Records
of Collin County, and being more particularly described as follows:
0>'HNICING at a fence corner post at the Northeast corner of said
174.057 acre tract;
_ THENCE North 89 deg 18 min 29 sec West, 1485.00 feet to the POINT OF
BEGINNING;
THENCE Southeasterly, along a curve to the left with a chord bearing
of South 12 deg 37 min 46 sec East, for a distance of 456.15 feet,
said curve having.a central angle of 26 deg 38 min 33 sec, a radius of
989.86 feet, and an arc length of 460.28 feet;
THENCE South 64 deg 02 min.58 sec West, leaving said curve, 100.00
feet to the point of curvature;
THENCE Southwesterly, along a curve to the left with achord bearing of
South 60 deg 06 min 43 sec West, for a distance of 319.99 feet, said
curve having a central angle of 07 deg 52 min 30 sec, a radius of
2330.00 feet, and an arc length of 320.25 feet;
THENCE North 33 deg 49 min 32 sec West, leaving said curve, 235.00
feet to a point for corner;
THENCE South 67 deg 38 min 13 sec West, 804.77 feet to a point for
corner;
THENCE North 47 deg 27 min 33 sec West, 220.00 feet to a point for
corner;
THENCE North 42 deg 32 min 27 sec East, 149.00 feet to a point for
corner;
THENCE North 17 deg 21 min 33 sec West, 541.95 feet to a point for
corner;
THENCE South 89 deg 18 min 29 sec East, 1365.83 feet to the POINT OF
BEGINNING, and containing 18.2946 acres of land.
27
EXHIBIT "A"
ATTACHMENT TO:
Ordinance No. 538-8-84
Adopted: 8/16/84
PD-TH
TRACT A-2
29.3055 ACRES
BEING a tract of land situated in the City of Allen, Collin County,
Texas and lying in the Catherine Parsons Survey, Abstract No. 711,
said tract being part of a 174.057 acre tract of land conveyed to E.
Molsen by deed as recorded in Volume 580, Page 213 of the Deed Records
of Collin County, and being more particularly described as follows:
OCiM,)CING at a fence corner post at the Northeast corner of said
174.057 acre tract;
THENCE North 89 deg 18 min 29 sec West, 2850.83 feet to a point;
THENCE South 17 deg 21 min 33 sec East, 541.95 feet to a point;
THENCE South 42 deg 32 min 27 sec West, 149.00 feet to the POINT OF
BEGUINING;
THENCE South 47 deg 27 min 33 sec East, 220.00 feet to a point for
corner; i
THENCE North 67 deg 38 min 13 sec East, 804.77 feet to a point for
corner;
THENCE South 33 deg 49 min 32 sec East, 235.00 feet to a point for
corner;
THENCE Southwesterly, along a curve to the left, with a chord bearing
of South 51 deg 02 min 14 sec West, for a distance of 417.27 feet,
said curve having a central angle of 10 deg 16 min 29 sec, a radius of
2330.00 feet, and an arc length of 417.83 feet to the point of compound
curve;
THENCE Southwesterly, along a curve to the left, with a chord bearing
of South 23 deg 42 min 47 sec West, for a distance of 540.00 feet,
said curve having a central angle of 44 deg 22 min 23 sec, a radius of
715.00 feet, and an arc length of 553.73 feet to the point of compoud
curve;
THENCE Southeasterly, along a curve to the left, with a chord bearing
of South 20 deg 42 min 06 sec East, for a distance of 340.47 feet,
said curve having a central angle of 44 deg 27 min 23 sec, a radius of
450.00 feet, arra an arc length of 349.16 feet;
THENCE South 47 deg 04 min 13 sec West, leaving said curve, 536.01
feet to a point for corner;
THENCE South 00 deg 31 min 27 sec West, 487.73 feet to a point for
corner;
THENCE North 89 deg 28 min 33 sec West, 154.43 feet to a point for
corner;
THENCE Northerly along Waters Branch Creek as follows:
North 02
deg
05
min 33
sec West,
143.60
feet
to
a point
for
corner;
North 49
deg
14
min 33
sec West,
105.00
feet
to
a point
for
corner;
South 78
deg
23
min 27
sec West,
243.00
feet
to
a point
for
corner;
North 26
deg
00
min 33
sec West,
127.00
feet
to
a point
for
corner;
North 55 deg 05 min 27 sec East, 285.50 feet to a point for
corner;
28
EXHIBIT "A"
feet
to
a
point
for
544.00
ATTACHMENT TO:
to
a
point
for
141.00
feet
Ordinance No. 538-8-84
a
point
for
338.50
feet
to
Adopted: 8/16/84
point
for
512.00
feet
to
a
North 37
deg
57
min
27
sec
East,
corner;
North 40
deg
45
min
33
sec
West,
corner;
North 18
deg
03
min
33
sec
West,
corner;
North 59
deg
59
min
27
sec
East,
corner;
North 25
deg
44
min
33
sec
West,
corner;
North 64
deg
43
min
27
sec
East,
corner;
184.50
feet
to
a
point
for
544.00
feet
to
a
point
for
141.00
feet
to
a
point
for
338.50
feet
to
a
point
for
512.00
feet
to
a
point
for
213.50
feet
to
a
point
for
THENCE North 42 deg 32 min 27 sec East, 150.00 feet to the POINT Orr
BEGINNING, and containing 29.3055 acres of land.
29
EXHIBIT "A"
ATTACHMENT TO:
Ordinance No. 538-8-84 `
Adop_ ted: 8/16/84 PD -MF
TRACT B-1
16.9123 ACRES
BEING a tract of land situated in the City of Allen, Collin County,
Texas and lying in the Catherine Parsons Survey, Abstract No. 711,
said tract being part of a 174.057 acre tract of land conveyed to E.
Molsen by deed as recorded in Volume 580, Page'213 of the Deed Records
of Collin County, and being more particularly described as follows:
OCMM LACING at a fence corner post at the Northeast corner of said
174.057 acre tract;
THENCE Southwesterly, along a curve to the right with a chord bearing
of South 20 deg 19 min 19 sec West, for a distance of 410.42 feet,
said curve having a central angle of 40 deg 00 min 00 sec, a radius of
600.00 feet and an arc length of 418.88 feet to the point of tangent;
THENCE South 40 deg 19 min 19 sec West, 920.00 feet to a point;
THENCE North 49 deg 40 min 41 sec West, 521.72 feet to the point of
curvature;
THENCE Northwesterly, along a curve to the right with a chord bearing
of North 48 deg 22 min 32 sec West, for a distance of 45.00 feet, said
curve having a central angle of 02 deg 36 min 18 sec, a radius of
989.86 feet, and an arc distance of 45.00 feet to the POINT OF
BEGINNING;
` THENCE South 42 deg 55 min 37 sec West, leaving said curve 175.00 feet
to a point for corner;
THENCE South 64 deg 42 min 44 sec West, 400.00 feet to a point for
corner;
THENCE South 12 deg 56 min 26 sec West, 420.00 feet to a point for
corner;
THENCE South 11 deg 34 min 53 sec East, 375.00 feet to a point for
corner;
THENCE Westerly, along a curve to the left with a chord bearing of
South 75 deg 59 min 27 sec West, for a distance of 100.00 feet, said
curve having a central angle of 04 deg 51 min 20 sec, a radius of
1180.38 feet and an arc length of 100.03 feet to the point of reverse
curve;
THENCE Northwesterly, along a curve to the right, with a chord bearing
of North 76 deg 09 min 36 sec West, for a distance of 403.34 feet,
said curve having a central angle of 60 deg 33 min 13 sec, a radius of
400.00 feet; and an arc length of 422.74 feet to the point of compound
curve;
THENCE Northwesterly, along a curve to the right with a chord bearing
of North 22 deg 10 min 42 sec West, for a distance of 361.82 feet,
said curve having a central angle of 47 deg 24 min 36 sec, a radius of
450.00 feet, arra an arc length of 372.36 feet to the point of compound
curve;
THENCE Northeasterly, along a curve to the right with a chord bearing
of North 23 deg 42 min 48 sec, for a distance of 540.00 feet, said
curve having a central angle of 44 deg 22 min 23 sec, a radius of
715.00 feet, and an arc length of 553.73 feet to the point of compound
curve;
TM4CCE Northeasterly, along a curve to the right with achord bearing
of North 54 deg 58 min 28 sec East, for a distance of 735.00 feet,
said curve having a central angle of 18 deg 08 min 59 sec, a radius of
2330.00 feet, and an arc length of 738.08 feet to the point of
30
EXHIBIT "A"
ATTACHMENT TO:
Ordinance No. 538-8-84
Adopted: 8 / 16 -RA- t;
THENCE North 64 deg 02 min 58 sec East, 100.00 feet to a point for
corner;
THENCE Southeasterly, along a curve to the left with a chord bearing
of South 36 deg 30 min 43 sec East, for a distance of 362.86 feet,
said curve having a central angle of 21 deg 07 min 21 sec, a radius of
989.86 feet, and an arc length of 364.92 feet to the POINT OF
BEGINNING, and containing 16.9123 acres of land.
31
EXHIBIT "A"
ATTACHMENT TO:
Ordinance No. 538-8-84
Adopted: 8/16/84 PD -GO
TRACT C-1
23.7503 ACRES
BEING a tract of land situated in the City of Allen, Collin County,
Texas and lying in the Catherine Parsons Survey, Abstract No. 711,
said tract being part of a 174.057 acre tract of land conveyed to E.
Molsen by deed as recorded in Volume 580, Page 213 of the Deed Records
of Collin County, and being more particularly described as follows:
BEGINNING at a fence corner post at the Northeast corner of said
174.057 acre tract;
_ THENCE Southwesterly, along a curve to the right with a chord bearing
of South 20 deg 19 min 19 sec West, for a distance of 410.42 feet,
said curve having a central angle of 40 deg 00 min 00 sec, a radius of
600.00 feet and an arc length of 418.88 feet to the point of tangent;
THENCE South 40 deg 19 min 19 sec West, 920.00 feet to a point for
corner;
THENCE North 49 deg 40 min 41 sec West, 521.72 feet to the point of
curvature;
THENCE Northwesterly, alcng a curve to the right with a chord bearing
of North 24 deg 29 min 35 sec *Rest, for a distance of 842.45 feet,
said curve having a central angle of 50 deg 22 min 12 sec, a radius of
989.86 feet and an arc length of 870.20 feet to the point of tangent;
THENCE South 89 deg 18 min 29 sec East, 1485.00 feet to the POINT OF
BEGINNING, and containing 23.7503 acres of land.
EXHIBIT "A"
ATTACHMENT TO:
Ordinance No. 538-8-84
Adopted: 8/16/84
PD -O
TRACT C-2
15.2387 ACRES
BEING a tract of land situated in the City of Allen, Collin County,
Texas and lying in the Catherine Parsons Survey, Abstract No. 711,
said tract being part of a 174.057 acre tract of land conveyed to E.
Molsen by deed as recorded in Volume 580, Page 213 of the Deed Records
of Collin County, and being more particularly described as follows:
001•2-U CING at a fence corner post at the Northeast corner of said
174.057 acre tract;
THENCE Southwesterly, along a curve to the right with a chord bearing
of South 20 deg 19 min 19 sec West, for a distance of 410.42 feet,
said curve having a central angle of 40 deg 00 min 00 sec, a radius of
600.00 feet and an arc length of 418.88 feet to the point of tangent;
THENCE South 40 deg 19 min 19 sec West, 920.00 feet to the POINT OF
BEGINNING;
THENCE South 40 deg 19 min 19 sec West, 313.56 feet to the point of
curvature;
THENCE Southwesterly, along a curve to the left with a chord bearing
of South 26 deg 25 min 27 sec West, for a distance of 528.42 feet,
said curve having a central angle of 27 deg 47 min 45 sec, a radius of
1100.00 feet and an arc length of 533.64 feet to a point for corner;
THENCE Westerly, along a curve to the left with a chord bearing of
North 89 deg 31 min 40 sec West, for a distance of 493.00 feet, said
curve having a central angle of 24 deg 06 min 27 sec, a radius of
1180.38 feet and an arc length of 496.65 feet to a point for corner;
THENCE North 11 deg 34 min 53 sec West, leaving said curve, 375.00
feet to a point for corner;
THENCE North 12 deg 56 min 26 sec East, 420.00 feet to a point for
corner;
THENCE North 64 deg 42 min 44 sec East, 400.00 feet to a point for
corner;
THENCE North 42 deg 55 min 37 sec West, 175.00 feet to a point for
corner;
THENCE Southeasterly along a curve to the left with a chord bearing of
South 48 deg 22 min 32 sec East, for a distance of 45.00 feet, said
curve having a central angle of 02 deg 36 min 18 sec, a radius of
989.86 feet and an arc length of 45.00 feet to the point of tangent;
THENCE South 49 deg 40 min 41 sec East, 521.72 feet to the POINT OF
BEGINNING, and containing 15.2387 acres of land.
33
EXHIBIT "A"
ATTACHMENT TO:
Ordinance No. 538-8-84
Adopted: 8/16/84 PD -C
TRAGI o-1
24.0000 ACRES
BEING a tract of land situated in the City of Allen, Collin County,
Texas and lying in the Catherine Parsons Survey, Abstract No. 711,
said tract being part of a 174.057 acre tract of land conveyed to E.
Molsen by deed as recorded in Volume 580, Page 213 of the Deed Records
of Collin County, and being more particularly described as follows:
C=4ENCING at a fence corner post at the Northeast corner of said
174.057 acre tract;
_
THENCE Southwesterly, along a curve to the right with a chord bearing
of South 20 deg 19 min 19 sec West, for a distance of 410.42 feet,
said curve having a central angle of 40 deg 00 min 00 sec, a radius of
600.00 feet and an arc length of 418.88 feet to the point of tangent;
THENCE South 40 deg 19 min 19 sec West, 1233.56 feet to the point of
curvature;
THENCE Southwesterly, along a curve to the left with a chord bearing
of South 26 deg 25 min 27 sec West, for a distance of 528.42 feet,
said curve having a central angle of 27 deg 47 min 45 sec, a radius of
1100.00 feet and an arc length of 533.64 feet to the POINT OF
BEGINNING;
THENCE Southwesterly, along said curve to the left with a chord
bearing of South 06 deg 31 min 30 sec West, for a distance of 230.00
feet, said curve having a central angle of 12 deg 00 min 07 sec, a
radius of 1100.00 feet, arra an arc length of 230.42 feet to the point
of tangent; -
THENCE South 00 deg 31 min 27 sec West, 563.86 feet to a point,.for
corner, said point being in the North R.O.W. line of McDermott Drive,
(F.M. Road No. 2170);
THENCE North 89 deg 28 min 33 sec West, with the North line of
McDermott Drive, 1363.74 feet to a point for corner;
THENCE North 00 deg 31 min 27 sec East, leaving the North line of
McDermott Drive, 507.73 feet to a point for corner;
THENCE North 47 deg 04 min 13 sec East, 536.01 feet to a point for
corner;
THENCE Southeasterly, along a curve to the left with a chord bearing
of South 44 deg 24 min 24 sec East, for a distance of 23.20 feet, said
curve having a central angle of 02 deg 57 min 13 sec, a radius of
450.00 feet, and an arc length of 23.20 feet to the point of compound
curve;
THENCE Southeasterly, along a curve to the left with a chord bearing
of South 76 deg 09 min 37 sec East, for a distance of 403.34 feet,
said curve having a central angle of 60 deg 33 min 13 sec, a radius of
400.00 feet and an arc length of 422.74 feet to the point of reverse
curve;
THENCE Easterly, along a curve to the right with a chord bering of
North 88 deg 02 min 41 sec East, for a distance of 590.35 feet, said
curve having a central angle of 28 deg 57 min 47 sec, a radius of
1180.38 feet and an arc length of 596.68 feet to the POINT OF
BEGINNING, and containing 24.0000 acres of land.
ou
EXHIBIT "A"
DeShazo, Starek & Tang, Inc. ATTACHMENT TO:
Engineers - Planners Ordinance No. 538-8-84
Adopted: 8/16/84
330 Union Station • Dallas, Texas 75202.214/748-6740
ADDENDUM
TO: Mr. Craig Curry
Nelson Engineering Corporation
FROM: DeShazo, Starek $ Tang, Inc.
DATE: July 30, 1984
SUBJECT: Addendum to the Traffic Impact Study For the Bray
Central Development in Allen, Texas; J84135
This memorandum is in response to the traffic issues which were
raised at the meeting of the Allen Planning Commission on
June 28.
McDermott Road (F.M. 2170) - Our analysis indicates that the
intensified development which is expected to continue along the
McDermott Road corridor through the year 2000 warrants the con-
sideration of an eight -lane facility between the limits of Waters
Road and U.S. 75. The eight -lane facility would provide the
additional capacity needed to accommodate the anticipated traffic
in the corridor.
Figure 1 should shows a typical section of an eight -lane divided
roadway within a 120 -foot right-of-way. Similar designs are
planned within 120 -foot rights-of-way at other locations in the
Metroplex.
PURPOSE
This memorandum summarizes an analysis of the traffic impact for
a proposed planned development district located on a 350 -acre
site bounded by FM 2170, U.S. 75, and Rowlett Road in Allen,
Texas.
EXHIBIT "A"
ATTACHMENT TO:
Ordinance No. 538-8-84
Adop
EXHIBIT "A"
ATTACHMENT TO:
Ordinance No. 538-8-84
Adopted: 8/16/84
DEVELOPMENT SITE
Figure 1 shows
street system.
development ar
These uses hay
each other in
formance of the
ACCESSIBILITY
the location of
This 350 -acre
id will contain
Fe been planned
such a manner as
site.
the site relative to the adjacent
site is planned as a mixed-use
residential and commercial uses.
'o that they will interface with
to optimize both the use and per -
Accessibility is a prime consideration in the design and function
of any development. Traffic operations on the adjacent street
system are important to the total success and efficiency of the
development. The major roadways serving the development include:
U.S. 75 - is a four -lane divided highway with two-lane ser-
vice roads on each side.
S.H. 121 - is currently a two-lane roadway with State
Highway designation. It is planned to be upgraded to a six -
lane divided highway by the year 2000.
F.M. 2170 - is currrently a two-lane roadway. This facility
is planned to be upgraded to a six -lane divided roadway by
the year 2000.
Rowlett Road - is currently a two-lane roadway. This faci-
lity is planned to be upgraded to a six -lane divided roadway
by the year 2000.
TRIP GENERATION
Trip Generation estimates for Bray Central 1 and II are summarized
in Table I. When fully developed, Bray Central I will generate
approximately 97,000 one-way trips in a 24-hour period. Bray
Central II will generate approximately 34,000 one-way trips per
day when fully developed.
The rates used to derive these trips are based on data developed
for various land uses by the Institute of Transportation
Engineers and the Far North Dallas Area Land Use and
Transportation Study. The Far North Dallas Study describes the
areas ultimate land use, combining current, announced, and anti-
cipated land uses based on current zoning. From this, the
average levels of development are determined for each type of
land use. These levels of development applied to the Bray
Central development represent a reasonable view of the level that
may ultimately exist. Because of the wide variety of land uses
permitted under the proposed zonings for each tract, it was
assumed, for analytical purposes, that the highest traffic
generator land uses will be built. In making this assumption, a
worst case situation is used in determining traffic impact.
EXHIBIT"A"
ATTACHMENT TO:
Ordinance No. 538-8-84
Adopted: 8/16/84
TRAFFIC IMPACT
The determination of thoroughfare requirements is based on a tech-
nique developed by Gruen Associates for the United States
Department of Transportation (DOT). This technique is based on
the concept of relating land use and development densities to the
future traffic demand and ultimately to the size and spacing of
the arterial street system. The DOT publication, Land Use and
Arterial Spacing in Suburban Areas, provides tables developed
from ...simulation model analyses of a broad spectrum of land
use patterns in conjuction with alternative circulation systems.
Actual travel and land use data from various cities and metropoli-
tan areas were incorporated as simulation inputs, and existing
urban development conditions were used to validate the
guidelines."
Recent planning efforts projecting land use and population trends
for Allen and Collin Counties provide the information needed to pre-
dict the areawide development densities. Other factors con-
sidered were level of service, transit utilization, automobile
ownership, job to labor force ratios, and freeway influence.
According to the North Central Texas Council of Governments, the
City of Allen and surrounding areas are forecast to have a popu-
lation density of 867.25 persons per square mile in the year
2000, while the Bray Central development will have a residential
density of 2,737 people per square mile. The labor force in the
project area is projected to be 578 people, while the project
area will have 2,400 jobs.
The following steps are used to determine the street system that
can support the residential density for a traffic level of ser-
vice C (1):
A. Applying the subregional density of 867.25 residents per
square mile results in a volume of 3,000 vehicles per mile
within the project area.
M Level of service is a term used to describe the operation and
degree of congestion for a transportation system. Level of ser-
vice "A" denotes the best operation while "F" is used to describe
a system that has exceeded its capacity.
EXHIBIT "A"
ATTACHMENT TO:
Ordinance No. 538-8-84
Adopted: 8/16/84
B. The ratio of the subregional density to project density
is approximately 1:3 (867.25:2737). The project area
size is 0.486 square miles. The resulting adjustment
factor of 1.2 is applied to 3,000 yielding 3,600
vehicles per mile.
C. Negligible transit usage is assumed. This results in an
adjustment factor of 1.08 and 3,888 vehicles per mile.
D Automobile ownership for Collin County is 1.9 cars per
dwelling unit. The adjustment factor of 1.45 results in
5,638 vehicles per mile.
E. Since both S.H. 121 and U.S. 75 are near the project
area, freeway diversion factors must be taken into
account. S.H. 121 is approximately 2.5 miles from the
site and the adjustment factors for parallel and perpen-
dicular streets are 0.5 and 1.25 respectively. This
results in a parallel street volume of 2,818 vehicles per
mile and a perpendicular street volume of 7,047 vehicles
per mile at a distance of 2.5 miles from the freeway.
U.S. 75 is approximately 1/4 mile from the site and the
adjustment factors for parallel and perpendicular streets
are 0.95 and 1.05 respectively. This results in a
parallel street volume of 5,356 vehicles per mile and a
perpendicular street volume of 5,920 vehcles per mile at
a distance of 1/4 mile.from the site.
F. On the basis of these volumes, one two-lane street per
mile will be sufficient to support the residential
density.
The following steps are used to determine the street system
required to support the non-residential generators:
A. According to Table I, the office tracts within the pro-
ject area will generate approximately 59,926 vehicle -
trips per day.
B. Table I indicates that the combined daily trip generation
for the retail tracts will be approximately 67,120
vehicle -trips per day.
C. At the immediate vicinity of the project, the total daily
vehicle -trips by the non-residential tracts is 127,046
(59,926 + 67,120). This volume translates to a cardinal
direction volume of 31,500 vehicles per day. Thus, for
level of service "C", six lanes are necessary for
ingress and egress.
EXHIBIT "A"
ATTACHMENT TO:
Ordinance No. 538-8-84
Adopted: 8/16/84
As a result, eight lanes per mile (two lanes supporting the resi-
dential density and six lanes supporting the non-residential den-
sity) throughout the project area are required to accommodate the
anticipated increased demand generated by the proposed develop-
ment. As can be seen by reviewing the proposed thoroughfare plan
for the City of Allen, Texas, the required eight lanes per mile
is adequately provided throughout the proposed development and in
the entire area surrounding the development.
STREET SIZING
Based on the previous traffic impact analysis, the following
street sizes are recommended: 1) Rowlett Road - as a six -lane
divided roadway. 2)-watte rs Road - as a six -lane divided
roadway. 3) F.M. 2170 (McDermott) - as an eight -lane divided
roadway. The 350 -acre development in Allen and surrounding deve-
lopments can be supported, at a level of service "C", by these
street sizes.
CONCLUSIONS
o The planned 350 -acre development will have no negative
impact on the thoroughfare system as recommended.
o Rowlett Road should be built as a six -lane, divided
roadway.
o Watters Road the principle north -south arterial
through the proposed development, should be built as a
six -lane divided roadway.
o F.M. 2170 (McDermott), the Southern boundary, should be
built as an eight -lane divided roadway from Watters Road
to U.S. 75 (Central Expressway). The remainder should be
built as a six -lane divided roadway.
EXHIBIT "B"
ATTACHMENT TO:
Ordinance No. 538-8-84
Adopted: 8/16/84
=- _ -: y _ --7-
LEGEND
LEGEND
PD-TH 47.60 AC.
PD -MF 16.91 AC.
PD -GO 38.99 AC.
PD -C 24.00 AC.
Total Area 127.50 Ac.
i
v\
' I
I
( t II
Tract 'A-1' 1 1 Tract 'C-1' / / ••
.........,... 1 t� PD .TH PD -GO
1 PD-TH
1. ..., .. Trtact '8-1'/ Tract 'C-2'
PD - MF PD -GO //���
��
/ � ALLEN, f
-r./tll
Or ......... Tract 'D-1' I -
.. PD -G
= ° M ERMOTTT.DRIVE
• f' Note: All tract acreages are based on gross areas.
Land Use Plan /or: ......�.., ...,....,,, ;:
Bray Central 11 FP- PD -...n _.�.,..._..•..,.,
Allen, Texas
EXHIBIT "B"
ATTACHMENT TO:
Ordinance No. 538-8-84
Adopted: 8/16/84
I
Proposed Use Districts
PD—TH PLANNED DEVELOPMENT
-
- TOWNHOUSE DISTRICT —
PD—MF PLANIJED DEVELOPMENT
— MULTI—FAMILY DISTRICT —
PD—GO PLANNED DEVELOPMENT
— GARDEN OFFICE DISTRICT —
PD—C PLANNED DEVELOPMENT
COMMERCIAL DISTRICT —
1,
Tract 'A-1' Tract 'C-1'
-
PD—TH PD—GO
A.
Tract 'A-2' -= g
PD—TH
ALLEN
�Q'
........ Tract '11-1' Tract •C-2'
........,_ Tract'0-1'
PD—C
"'•#AL MOTT VE '
•
Hot*: All tract acreages are based on gross areas.
Zoning Exhibit /or: ....»..�..,
;:
Bray Central 11 FP -PD
.,.,...-.,,, ........................
Allen,
Texas
I
City of Allen
ADDENDUM TO:
EXHIBIT "C" - ORDINANCE NO. 538-8-84, adopted August 16, 1984
BRAY CENTRAL II DEVELOPMENT PLAN
The Allen City Council, at their regular meeting on August 16,
1984, approved and adopted Ordinance No. 538-8-84 for Planned
Development No. 28, subject to the additional stipulations:
1. Set backs and berms -are to be consistent with the
adjoining property to the west along F.M. 2170
(McDermott Road) as follows:
(a) A 100' set -back for building line from dedicated
right-of-way for F.M. 2170.
(b) Within the 100' set -back for building line, the
first 25' of that area will be bermed and land-
scaped according to City of Allen specifications.
2. PD-TH Planned Development Townhouse Residential
District Regulations will be changed as follows:
(a) This district will provide for 6 dwelling
units per gross acre.
(b) Lot Area - No building shall be constructed
on any lot less than four thousand (4,000)
square feet. Such lot shall have a minimum
buildable area of two thousand five hundred
(2,500) square feet.
(c) Lot Width - The width of the lot shall not
be less than thirty-five (35) feet at the
front street building line.
3. PD -MF - Planned Development Multi -Family Residential
District Regulations will be changed as follows:
Minimum Floor Area Distribution:
700
square
feet
or
greater --
5%
800
square
feet
or
greater --
50%
900
square
feet
or
greater --
20%
1000
square
feet
or
greater --
15%
1100
square
feet
or
greater --
100
One Butler Circle • Allen, Texn,5 75002.214/727 -9171 -Metro 214/424-7518
EXHIBIT "C"
ATTACHMENT TO:'
Ordinance No. 538-8-84
Adopted: 8/61/84
III. Project 7cning
Adjacent Areas
The established area of Allen, with its central business
district and residential neighborhoods, is located to the East
of the proposed development. The US -75 corrider lies between
the proposed development and the existing developments of
Allen.
Proposed developments surround the project site on the
North, West, South and East These developments including
zoning for light industry, commercial, office, and residential
uses.
Bray Central II Planned Development consists of a total of
127.50 acres, and the proposed development includes four (4)
use districts. These districts, with their corresponding
acreages are as follows:
PD-TH - Townhouse
47.60 acres
PD -MF - Multi -family
16.91 acres
PD -GO - Garden Office
38.99 acres
PD -C - Commercial
24.00 acres
127.50 acres
Briefly stated, the purpose of each zoning district is as
follows:
This district provides a medium density dwelling
classification in the form of attached dwelling units on
separate lots under separate ownership of dwelling units.
Ownership of these units would involve the unit as well as a
minimum of a front and rear yard. Greenspace would be
commonly owned through a Property Owners' Association. This
district will provide for 9.5 dwelling units per gross acre.
PD -MF - Multi -Family
This district provides a higher density dwelling
classification in the form of attached dwelling units. The
development would consist of apartments, villas and/or
condominiums. This district will provide for 18 dwelling
units per gross acre.
PD GD - Garden Office
This district is intended for office uses not dependent
upon retail trade or retail traffic for their operation. This
district is designed to permit the location of offices of any
profession, trade, or service near its clients; minimize the
effect upon residential areas; and be compatible with
3
EXHIBIT "C"
ATTACHMENT TO:
Ordinance No. 538-8-84
Adopted: 8/16/84
commercial areas. The heights and area regulations are
intended to allow flexibility in design while maintaining
aesthetics and neighborhood quality.
PD -C - Cbmmerical
This district provides for medium -intensity concentrations
of shopping and related office and commercial activities
characteristic of the trend of urban development to the
decentralization of retail business facilities.
4
EXHIBIT "C"
ATTACHMENT TO:
Ordinance No. 538-8-84
Adopted: 6 DEVE[DPME Rr FUSE RESIDENTIAL DISTRICT RBCQA.ATIBNS
Purpose
This district provides a medium -density dwelling
classification in the form of attached dwelling units on
separate lots under separate ownership of dwelling units.
This district will provide for 9.5 dwelling units per gross
acre.
Pe=ltted Uses
Uses as permitted in the "TH" Townhouse Residential
District, established in the Comprehensive Zoning Ordinance
for the City of Allen.
Any use permitted in District "2F"
Attached dwelling units, provided that no more than six
(6) dwelling units are attached in one continuous row or
group, and provided that no dwelling unit is constructed
above another dwelling unit.
Accessory buildings and uses, customarily incident to
the above uses and located on the same property
therewith.
Such uses as may be permitted under the provision of
Section 2.06, Specific Use Permits.
Regulations
Height Regulations - No building shall exceed thirty (30)
feet or two and one-half (2 1/2) stories in height.
Area Regulations:
Front Yard - There shall be a front yard having a
required depth of not less than twenty (20) feet. No
required parking shall be allowed within the required
front yard.
Side Yard - There shall be a side yard on each side of a
contiguous row or group of dwellings of not less than
six (6) feet. A side yard adjacent to a side street
shall not be less than fifteen (15) feet.
Rear Yard - There shall be a rear yard having a depth of
not less than fifteen (15) feet.
Lot Area - No building shall be constructed on any lot
less than three thousand three hundred (3,300) square
feet. Such lot shall have a minimum buildable area of
two thousand two hundred fifty (2,250) square feet.
5
EXHIBIT "C"
ATTACHMENT TO:
Ordinance No. 538-8-84
Adopted: 8/16/84
Lot Width - The width of the lot shall not be less than
thirty 30) feet at the front street building line.
Lot Depth - The depth of the lot shall not be less than
one hundred ten (110) feet.
Minimum Dwelling Size - The minimum floor area of any
dwelling unit shall be twelve hundred (1,200) square feet,
exclusive of garages, breezeways, and porches.
Minimum Floor Area Distribution:
1200 square feet or greater — 20%
1400 square feet or greater -- 30�
1600 square feet or greater — 30%
1800 square feet or greater -- 20%
Lot Coverage - In no case shall more than sixty-five (65)
percent of the total land area be covered by the combined
area of the main buildings and accessory buildings.
Open Space Requirement - Each group or row of townhouses
shall provide additional common area or open space so as
to provide a total of four thousand (4,000) square feet.
This requirement is in addition to all other required yard
spaces.
Building Regulations:
Type of tiaterials - All main buildings shall have
exterior construction of a minimum of 75% brick, tiles,
cement, concrete, stone, or similar materials.
N
EXHIBIT "C"
ATTACHMENT TO:
Ordinance No. 538-8-84
Adopted: 8/16/84
PD41F - Pte,® DEvEEOPHEW N umi-Fmmy REsimca . DIsrRi T REazAZ'IOm
Purpose This district provides a medium density dwelling
classification in the form of attached dwelling units not on
separate lots and therefore intending no conveyance of
separate ownership of dwelling units. This district will
provide for 18 dwelling units per gross acre.
Permitted Uses
Uses as permitted in the "TH" Townhouse Residential
District, established in the Comprehensive Zoning Ordinance
for the City of Allen.
Any use permitted in District "TH"
Multi -family dwellings
Accessory buildings and uses, customarily incident to the
above uses and located on the same lot therewith, not
involving the conduct of a retail business.
Attached dwelling units, provided that no more than six (6)
dwelling units are attached in one continuous row, group, or
building.
Such uses as may be permitted under the provision of Section
2.06, Specific Use Permits.
Regulations
Height Regulations - No building shall exceed thirty (30)
feet or two and one-half (2 1/2) stories in height, except
that a building may be erected to a height of eighty (80)
feet and eight (8) stories if set back from all required
yard lines a distance of one (1) foot for each two (2) feet
of additional height above thirty (30) feet.
Area Regulations:
Front Yard - There shall be a front yard having a
required depth of not less than twenty (20) feet.
Side Yard - There shall be a side yard on each side of
the lot having a width of not less than ten (10) feet.
A side yard adjacent to a side street shall not be less
than fifteen (15) feet.
Rear Yard - There shall be a rear yard having a required
depth of not less than twenty (20) feet.
Lot Area - No building shall be constructed on any lot
of less than sixteen thousand (16,000) square feet.
Such lot shall have a minimum buildable area of six
thousand four hundred (6,400) square feet. No lot
shall contain less than one thousand eight hundred
(1,800) square feet per dwelling unit.
7
EXHIBIT "C"
ATTACHMENT TO:
Ordinance No. 538-8-84
Adopted: 8/16/84
Lot Width - The width of the lot shall not be less than
one hundred (100) feet at the front street building
line.
Lot De - The depth of the lot shall not be less than
one hundred (100) feet.
Minimum Dwelling Size - The minimum floor area of any
dwelling unit shall be seven hundred (700) square feet,
exclusive of garages, breezeways, and porches.
Minimum Floor Area Distribution:
700
square
feet
or greater
— 15%
800
square
feet
or greater
-- 40%
900
square
feet
or greater
— 20%
1000
square
feet
or greater
— 15%
1100
square
feet
or greater
-- 10%
Lot Coverage - In no case shall more than fifty (50) percent
of the total lot area be covered by the combined area of the
main buildings and accessory buildings.
Building Regulations:
Type of t-laterials - All main buildings shall have exterior
construction of a minimum of 75% brick, tiles, cement,
concrete, stone, or similar materials.
C:3
EXHIBIT "C"
ATTACHMENT TO:
Ordinance 538-8-84
Adopted: 8/16/84
Purpose
This district is intended for office uses not dependent upon
retail trade or retail traffic for their operation. This district is
designed to permit the location of offices of any profession, trade,
or service near its clients; and minimize the effect upon residential
and commercial areas. The heights and area regulations are intended to
allow flexibility in design while maintaining aesthetics and
neighborhood quality.
Permitted Uses
° Accessory building or use
° Clinics - medical, dental, chiropractic, optometric, pediatric,
etc.
° Communication or Electronic Systems Center
° Duplicating centers, mailing services, stenographic offices
° Health service
6luseum, Library, Art Gallery (Public)
° Office Buildings
° Professional offices where only services are provided and
chattels or goods are not offered for sale on the premises.
Permitted uses include but are not limted to doctors, dentists,
attorneys, architects, engineers, insurance, or real estate
° Public park or playground
° School - Business, Commercial, Technological
° School - Public or denominational
° Securities and commodities - brokers, dealers, underwriters, and
exchange offices
° Theatrical Center
° Travel agent
° Utility business office
° The incidental retail sale of food, beverages, and other
convenience items or services is permitted to the occupants,
employees, or guests of offices, as long as these items are not
advertised and offered for sale to the general public
° Uses similar to the above mentioned permitted uses, provided
activities conducted observe the requirements of all City
ordinances
9
EXHIBIT "C"
ATTACHMENT TO:
Ordinance No. 538-8-84
Adopted: 8/16/84
Specific Use Permits
Such uses as may be permitted under the provisions of section 2.06,
Specific Use Permit, such as, but not limited to:
° Antique shop
° Church or rectory
° Day care for children
° Drug store or pharmacy
° Electronic products Mfg and/or Assembly
° Kindergarten or nursery
° Laboratories - Scientific, t-ledical, Dental, etc
' Office Showroan
° Photo service Finishing Laboratory
Utility sub or regulation station
Temporary Uses
Such uses as, but not limited to:
° Concrete or asphalt batch plant
° Construction building
Field office
Real estate field office
New and Unlisted Uses
New and unlisted uses may be permitted upon approval from the
City of Allen Planning and Zoning Commission and City Council.
Regulations
° Height Regulations - The maximum height for the main building
shall be two (2) stories, but shall not exceed thirty (30) feet
in height
° Area Regulations
Front Yards:
There shall be a minimum front yard having a depth of
not less than twenty-five (25) feet
Lots having double frontage shall provide the required
setback from both streets
10
EXHIBIT "C"
ATTACHMENT TO:
Ordinance No. 538-8-84
Adopted: 8/16/84
On corner lots the required front yard setback shall be
provided on both streets
Side Yards - There shall be a minimum side yard for each
side of the lot or tract on which any single building or
building complex -is constructed of ten (10) feet
Rear Yards - There shall be a minimum rear yard of ten (10)
feet
Lanscaped Open Space - Five (5) percent of the total lot area
shall be maintained as landscaped open space
,'+TOTE: Internal required landscaped open space shall include
perimeter landscape areas within the development area
boundaries, parking islands and plazas, but shall exclude
walkways which solely provide minimum pedestrian circulation.
Lot Coverage - In no case shall more than fifty percent (50%)
of the total lot area be covered by the combined area of the
main buildings and accessory buildings
Floor Area Ratio - The ratio of total floor area of all
buildings to total land area shall be a maximum of 1:1
NOTE: All calculations for development intensities or maximum
floor areas shall be based on the gross area for each tract
as indicated on the Zoning Exhibit and Land Use Plan.
° Type of h]aterials - All main building exteriors shall be
constructed of glass, stone, brick, tiles, cement, concrete, or
similar materials, or any combination thereof.
11
EXHIBIT "C"
ATTACHMENT TO:
Ordinance No. 538-8-84
Adopted: 8/16/84
"PD- v, PIAmm I?E aopmwr cat4mcIAL DISTRICT
This district provides for medium -intensity concentrations of
shopping and related office and commercial activities characteristic
of the trend of urban development to the decentralization of retail
business facilities.
Permitted Uses
° Accessory building or use
Apparel alteration, and accessory shops
Arts, crafts, and hobby shops
° Auto parts sales (indoor)
Banks, financial institutions, and savings & loans
° Bicycle shops and repair service
° Book, card, gift and novelty, newsstand, souvenir,
stationery, or tobacco shops
° Building materials sales - inside (not outside storage)
° Cafes or cafeterias
° Camera, jewelry, instrument, and watch stores
Clinics - medical, dental, chiropractic, optometric, and
podiatric
° Comnercial amusement (indoor)
Ccmnunity center - public
° Department or discount stores
° Danestic household pet groaning salons (excluding boarding)
° Drug store or pharmacy
° Duplicating centers, mailing services, stenographic offices
° Fabrics or needlework shop
° Florist (no outside sales/storage)
° Frozen food lockers (excluding slaughtering)
° Furniture sales
° Grocery Stores (convenience and grocery/supermarket)
12
EXHIBIT "C"
ATTACHMENT TO:
Ordinance No. 538-8-84
Adopted: 8/16/84
° Hardware or home improvement store (Inside Use Only)
° Health service
° Hospital
° Household appliance sales
° Household furnishing and fixture store
° Ice cream and dairy food shops
° Indoor theater
° Key shop
° Laundry and dry cleaning establishments - pick-up and receiving,
self-service laundromats and pressing and small plant
° grass Transit Ccamuter Pick up service
° Meat, fish, or poultry markets (excluding slaughtering and fish
cleaning)
° Motorcycle sales and service (new)
° Museum, library, art gallery (public)
° Music stores
° Office buildings
° Office supplies
° Paint sales/wallpaper/interior decorating sales (all inside)
° Personal service
° Pet store (no outside run)
° Piano and musical instrument repair
° Photo service
° Plumbing shop (no outside storage)
° Printing Establishments
° Professional offices where only services are provided and
chattels are not offered for sale on the premises. Permitted
uses include but are not limited to doctors, dentists, attorneys,
architects, engineers, insurance, or real estate
Public park or playground
Restaurant (no drive-in)
13
EXHIBIT "C"
ATTACHMENT TO:
Ordinance No. 538-8-84
Adopted: 8/16/84 ° Restaurant (with drive-through window)
° Retail store indoor
° Schools - Business or commercial
° Schools - Public or denominational
° Securities and commodities - brokers, dealers, underwriters, and
exchange offices
Sign graphics shop (Indoor Use Only)
° Sporting goods store
° Studios - photo, music, art, health, weight reducing, athletic,
etc.
Telephone Exchange
° Tires, batteries, and accessories (No Outside Storage or Sales)
° Travel agent
° Upholstery shop
° Utility business office
° Veterinarian (no outside runs)
Uses similar to the above mentioned permitted uses, provided
activities conducted observe the requirements of all City
ordinances
Specific Use permits
Such uses as may be permitted under the provisions of section
2.06, Specific Use Permit .such as, but not limited to:
° Antique Shop
° Car wash
° Church or rectory
° Day care for children
° Fitness Center
° Heliport
° Hotel or motel
° Kindergarten or nursery
° Laboratories -Medical, Dental, Scientific, Electronic, etc.
14
EXHIBIT "C"
ATTACHMENT TO:
Ordinance No. 538-8-84
Adopted: 8/16/84 ° private club
° Service station
° Utility sub or regulation station
Temporary Uses
Such uses as, but not limited to:
° Concrete or asphalt batch plant
° Construction building
° Field office
° Real estate field office
New and Unlisted Uses
New and unlisted uses may be permitted upon approval from the
City of Allen Planning and Zoning Commission and City Council.
Regulations
° Height Regulations - 2:o building shall exceed forty-five (45)
feet or three (3) stories in height
° Area Regulations:
Front Yard - There shall be a front yard having a minimum
depth of twenty-five (25) feet
Side Yard - A side yard of not less than fifteen (15) feet
in width shall be provided
Rear Yard - No rear yard is required
Landscaped Open Space - Five (5) percent of the total lot
area shall be maintained as landscaped open space
Lot Coverage - In no case shall more than fifty (50) percent
of the total lot area be covered by the combined area of the
main buildings and accessory buildings
Floor Area Ratio - The ratio of total floor area of all
buildings total land area shall be a maximum of 1:1.25
NOTE: All calculations for development intensities or
maximum floor areas shall be based on the gross area for
each tract as indicated on the Zoning Exhibit and Land Use
Plan.
° Type of Haterials - All main building exteriors shall be
constructed of glass, stone, brick, tiles, cement, concrete, or
similar materials, or any combination thereof.
15
EXHIBIT "C"
ATTACHMENT TO:
Ordinance No. 538-8-84 ,
Adopted: 8/16/84 Schedule of Uses
16
7"iin9
Districts
w
U
•",
• - Use Permitted in District
o
J0
N
p�
- Use Prohibited in District
S - Use by Special Permit
T - Use Permitted as Tenporaiy
4
a�
a
O
O
V
Type of Use
a
a
Accessory Buildings or Use
•
•
Amusement, Commercial (indoor)
•
Antique Shop
S
S
Apparel Alteration and Accessory Shops
•
Arts, Crafts, and Hobby Shops
•
Auto Parts Sales (indoor)
•
Banks, Financial Institutions, Savings & Loan
•
Bicycle Shops and Repair Service
•
Book, Card, Gift and Novelty Shops, etc
•
Building Material Sales (No outside storage) .
•
Cafes or Cafeterias
•
Camera, Jewelry, Instrument and Watch Stores
•
Car Wash (Automatic Coin or Attendant)
S
Church or Rectory
S
S
Clinics -Medical, Dental, Chiropractic,
Optometric, etc
•
•
Communication or Electronic Systems Center
•
16
EXHIBIT "C"
ATTACHMENT TO:
Ordinance No. 538-8-84
Adopted: 8/16/84 Schedule of Uses
17
Zalin9
Districts
• - Use Permitted in District
o
�
- Use Prohibited in District
O
•�
S - Use by Special Permit
T - Use Permitted as Tenporary
Ow
a
O
O
V
D
D
Type of Use
a
a
Community Center - Public
Concrete or Asphalt Batch Plant
T
T
Construction Building
T
T
Day Care for Children
S
S
Department Stores or Discount Stores
•
Drug Store or Pharmacy
S
•
Duplicating Centers, nailing Services
Stenographic Offices
•
•
Electronis products t=ifg. and/or Assembly
-
Fabrics or. Needlework Shop
Field Office
T
T
Fitness Center
S
Florist (No Outside Sales/Storage)
S
Frozen Food Lockers (Excluding Slaughter)
•
Furniture Sales
•
Grocery Stores
•
17
N EXHIBIT "C"
ATTACHMENT TO:
Ordinance No. 538-8-84
Adopted: 8/16/84 Schedule of Uses
�3
Zoning
Districts
t
.rl
0 - Use Permitted in District
8
U)
�o
- Use Prohibited in District
-" i w
.-,
S - Use by Special Permit
'g
�
T - Use Permitted as Temporary
,�
lid a
a
O
O
V
Type of Use
a
a
Hardware or Home Improvement Stores
(Inside Use Only)
Health Service
Heliport
S
Hospital
0
Hotel or Motel
S
Household Appliance Sales
0
Household Furnishing and Fixture Sales
0
Ice Cream and Dairy Food Shop
Key Shop .
0
Kindergarten or Nursery
S
S
Laboratories - Medical, Dental, Scientific
S
S
Laundry and Dry Cleaning Establishments
Mass Transit Commuter Pick up Service
Meat, Fish, or Poultry Markets (Excluding
Slaughter and Cleaning)
Motorcycle Sales and Service (New)
0
�3
EXHIBIT "C"
ATTACHMENT TO:
Ordinance No. 538-8-84
Adopted: 8/16/84 Schedule of Uses
19
Zanirx3
Districts r
t
.pq
14
W
0 - Use Permitted in District
a u
N
a C
- Use Prohibited in District
•r
O
•�
S - Use by Special Permit
E
T - Use Permitted as Teuporaty
'
A
O
O
V
Type of Use
d
a
Museum, Library, Art Gallery (Public)
Music Stores
Office Buildings
Office Showroom
S
Office Supplies
0
Paint Sales, Wallpaper, Interior Decorating
Sales (All Inside)
0
Personal Service
0
Pet Grooming (Excluding Boarding)
0
Pet Store (No outside runs)
0
Photo Service
0
Photo Service Finishing Laboratory
S
Piano and :lusical Instrument Repair
0
Plumbing Shop (No outside storage)
0
Printing Establishments
0
Private Club
S
19
EXHIBIT "C"
ATTACHMENT TO:
ordinance No. 538-8-84 Schedule of Uses
Adopted: 8/16/84
20
Zoning
Districts
� - Use Permitted in District
D
N
- Use Prohibited in District
w
'M
S - Use by Special Permit
E
a
-
T Use Permitted as Tenpordry
aa
a
O
O
V
Type of Use
a
a
Professional Offices - Doctor, Dentist, Attorney
Architect, Engineer, Insurance, etc.
0
0
Public Park or Playground
Real Estate Field Office
T
T
Research or Scientific Laboratories
S
Restaurant (With Drive -Through Window)
0
Restaurant (No Drive In)
0
Retail Sales - Incidental (Food, Beverage, etc)
(Not offered for Public Sale)
0
Retail Store - Indoor
School - Business or Commercial
0
School - Public or Denominational
0.
Securities and Commodities - Brokers
Dealers, Underwriters, and Exchange Offices
0
Service Station
S
Sign Graphics Shop (Indoor Use Only)
Sporting Goods Store
20
EXHIBIT "C"
ATTACHMENT TO:
Ordinance No. 538-8-84
Adopted: 8/16/84 Schedule of Uses
21
Zoning
Districts r
''
u
• - Use Permitted in District
D
N
- Use Prohibited in District
W
�
Q
S - Use by Special Permit
T - Use Permitted as Tenpordty,-4
a�
a
O-
O
V
Type of Use
a
a
Studios - Photo, Music, Art, Health, etc.
•
Telecommunications Center (No outside storage)
•
Telephone Exchange (No garage)
•
Theater - Indoor
•
Theatrical Center (Training and Performing)
•
Tires, Batteries, and Accessories (No Outside
Storage or Sales
•
Travel Agent
•
Uphorstery Shop
•
Utility Business Office
•
•
Utility Sub or Regulation Station
S
S
Veterarian (No Outside Runs)
21
EXHIBIT "C"
ATTACHMENT TO:
Ordinance No. 538-8-84
Adopted: 8/16/84
TRACT RESTRICTIONS
This section is intended to further define the proposed uses and
restrictions for each use area based on individual tract descriptions.
TCW*JDUSE DISTRICT
TRACT "A-1"
All uses are permitted as outlined in the Planned Development
Townhouse Residential District Regulations.
TRACT "A-2"
All uses are permitted as outlined in the Planned Development
Townhouse Residential District Regulations.
F,W _Uj #10 cWhIP-1AY
TRACT "B-1"
All uses are permitted as outlined in the Planned Development
Multi -Family Residential District Regulations.
GAREIN OFFICE DISTRICT
TRACT "r-1 "
All uses are permitted as outlined in the Planned Development
Garden Office Regulations.
TRACT 'Y' -i"
All uses are permitted as outlined in the Planned Development
Garden Office Regulations.
CIOMT43tCIAL DISTRICT
TRACT "r,._1 "
All uses are permitted as outlined in the Planned Development
Caimercial District Regulations.
22
EXHIBIT "C"
' ATTACHMENT TO:
Ordinance No. 538-8-84
Adopted: 8/16/84 SITE PLAN RE.VIEYA
No building permit shall be issued for the construction of buildings
within a development area until a detailed site plan of the
development area has been submitted to and approved by the Allen
Planning Commission and City Council as being in compliance with the
Development Concept and Development Area Standards. Separate detailed
site plans may be submitted for individual development areas, and
construction within a development area may proceed in phases after
approval of the detailed site plan of the applicable development area.
23
EXHIBIT "C"
ATTACHMENT TO:
Ordinance No. 538-8-84
Adopted: 8/16/84 PIAWING REUIREMERr
No building permit shall be inssued until the property has been
included within a subdivision plat submitted to and approved by the
Allen Planning Commission and the City Council of Allen and duly filed
of record; provided, however, that development areas may be platted
separately. Restrictive covenants shall be established implementing
of record the Development Concept and Development Standards, and the
City of Allen shall be made a beneficiary thereof.
24