O-698-5-86ORDINANCE NO. 6 9 8- 5- 8 6
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. 369 ON THE FOLLOWING -DESCRIBED TRACT OF
LAND: APPROXIMATELY 100.2 ACRES OF LAND OUT OF THE
FRANCES DOSSER SURVEY, ABSTRACT NO. 280, COLLIN COUNTY,
TEXAS, LOCATED NORTH OF STACY ROAD AND WEST OF U.S. 75;
PROVIDING FOR A LAND USE MAP AND AREA AND USE
REGULATIONS: PROVIDING FOR A PENALTY OF FINE NOT TO
EXCEED THE SUM OF ONE THOUSAND DOLLARS ($19000.00) FOR
EACH OFFENSE; PROVIDING FOR A SEVERABILITY CLAUSE; AND
PROVIDING FOR AN EFFECTIVE DATE.
WHEREAS, the Planning and 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 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 100.2 acre tract of land described in Exhibit "A"
attached hereto and made a part hereof for all purposes to give the following described
tract of land the following zoning classification, to -wit: That the area be and the same
is hereby zoned as "PD" Planned Development No. 36.
Ordinance No. 698-5-86 - Page 1
SECTION 2. That the Land Use Map and Area and Use Regulations approved
as described as Exhibit "B" attached hereto and made a part hereof for all purposes
shall be adhered to in its entirety for the purposes of development of "PD" Planned
Development No. 36.
SECTION 3. 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provisions of this ordinance shall be, and the same are hereby, repealed; provided,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 4. 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 Exhibit "B".
SECTION 5. 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.
SECTION 6. 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 7. 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.
Ordinance No. 698-5-86 page 2
DULY PASSED AND APPROVED BY THE CITY COUNCIL OF THE CITY OF
ALLEN, TEXAS, ON THE 1 s DAY OF May 1986.
APPROVED:
Donald P. Rodenbaugh, Mayor
ATTEST:
Marty Hendrix, Ci Secretary
A ROVED AST FORM:
A. Don Crowder, City Attorney
Ordinance No. 698-5-86 _ Page 3
Attachment to: Ordinance 698-5-86
Adopted May 1, 1986
"Exhibit B"
PLANNED DEVELOPMENT STANDARDS
SANDISON TRACT
TRACT 1
"GO" GARDEN OFFICE DISTRICT REGULATIONS
1. Purpose: This district is intended for low rise 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 their clients and minimize the
effect upon residential and commercial areas. The heights set-
back, sign controls, and parking regulations are intended to allow
flexibility in design and maintain aesthetics and neighborhood qual-
ity.
2. Use Regulations:
a. Professional Administrative Offices where services are provid-
ed only and no chattels or goods are offered for sale on the
premises, including but not limited to doctors, dentists, at-
torneys, architects, engineers, insurance, real estate, and
similar offices.
b. Clinics.
C. Office Buildings.
d. The incidental retail sale of food, beverages, and other con-
venience items or services is permitted to the occupants of
offices, as long as these items are not advertised and offered
for sale to the general public.
e. Accessory buildings and uses customarily incidental to any of
the above uses.
f. Such uses may be permitted under provisions of Section 2.06,
Specific Use Permits.
3. Height Regulations: The maximum height for the main building
shall be two (2) standard stories, but shall not exceed thirty (30)
Attachment to: Ordinance 698-5-86
Adopted May 1, 1986
"Exhibit B"
feet in height. In no event, however, shall any building exceed
one (1) standard story when located within one hundred, fifty
(150) feet of any property zoned for residential purposes.
4. Area Regulations:
a. Size of Yards:
(1) Front Yards:
(a) There shall be a minimum front yard having a depth
of not less than one hundred (100) feet adjacent to
any street with a right-of-way of one hundred
(100) feet or more.
(b) There shall be a minimum front yard having a depth
of not less than twenty-five (25) feet adjacent to
any street with a right-of-way less than one hun-
dred (100) feet.
(c) Lots having double frontage shall provide the
required setback from both streets.
(2) Side Yards:
(a) 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 fifty (50) feet.
(b) On corner lots the required front yard setback
shall be provided on both streets and such required
yard may not be used for parking purposes.
(3) Rear Yards: No rear yard is required, except that a
rear yard of not less than fifty (50) feet in depth shall
be provided upon that portion of a lot abutting or across
a rear street form an "R" District.
2
Attachment to:
Adopted May 1,
"Exhibit B"
(a)
Ordinance 698-5-86
1986
(b)
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 to total land area shall be a maximum
of .5:1.
TRACT 2
"IT" INDUSTRIAL TECHNOLOGY DISTRICT REGULATIONS
1. Purpose: This district is characterized by development of indus-
trial parks for the purpose of light distribution, processing, and
manufacturing. The regulations in this district are intended to
provide for a campus type of development for building sites to
accommodate land uses on tracts of four acres or more.
2. Use Regulations:
a. Office buildings.
b. Electronics products manufacturer.
C. Apparel or related manufacturer.
d. Light fabrication and assembly.
e. Printing establishments.
f. Distribution center (no outside storage).
g. Uses similar to the above listed uses provided activities con-
ducted observe the requirements of all City Ordinances.
h. Such uses as may be permitted under the provisions of Sec-
tion 2.06, Specific Use Permit.
3. Height
Regulations: The maximum height for
i
the main building)
shall
be three (3) standard stories but
shall not
exceed forty-five
(45)
feet in height provided that any
building
or portion thereof'
may
be erected above said limit if set
back from all street lines
and
required yard lines is one (1) foot
for each
one (1) foot of its
3
Attachment to: Ordinance No. 698-5-86
Adopted May 1, 1986
"Exhibit B"
f. Distribution center (no outside storage).
g. Uses similar to the above listed uses provided activities con-
ducted observe the requirements of all City Ordinances.
h. Such uses as may be permitted under the provisions of Sec-
tion 2.06, Specific Use Permit.
3. Height Regulations: The maximum height for the main building
shall be three (3) standard stories but shall not exceed forty-five
(45) feet in height provided that any building or portion thereof
may be erected above said limit if set back from all street lines
and required yard lines is one (1) foot for each one (1) foot of its
height above said limit. In no event, however, shall any building
exceed thirty (30) feet in height when located within two hundred
(200) feet of any property zoned for residential purposes.
4. Area Regulations:
a. Size of Yards:
(1) Front Yard:
(a) There shall
be a minimum front yard having a depth
of not less
than one hundred (100) feet adjacent to
any street
with a right-of-way of one hundred
(100) feet or
more.
(b) There shall
be a minimum front yard having a depth
of not less
than fifty (50) feet adjacent to any
street with
a right-of-way less than one hundred'
(100) feet provided that any building or portion of
a building
greater than forty-five (45) feet in
height must
be set back from the property line one
(1) foot for
each one (1) foot above such limit with
a maximum
setback of two hundred (200) feet re-
gardless of
the height of the building.
(c) Lots having double frontage shall provide the
required setback from both streets.
4
Attachment to: Ordinance 698-5-86
Adopted May 1, 1986
"Exhibit B"
(d) No parking storage or similar uses shall be allowed
in required front yards in District "IT".
(2) Side Yards:
(a) 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 twenty-five (25)
feet provided that any building or portion of a
building greater than forty-five (45) feet in height
must be set back from any side street, alley, or
"R" District, one (1) foot for each one (1) foot
above such limit with a maximum setback of one
hundred (100) feet regardless of the height of the
building.
(3) Rear Yards: There shall be a minimum rear yard of
twenty-five (25) feet except that a rear yard of not less
than fifty (50) feet in depth shall be provided upon that
portion of a lot abutting or across a rear street or alley
from an "R" District, however, any building exceeding
forty-five (45) feet in height must be set back one (1 )
foot for each one (1) foot above such limit, with a maxi-
mum setback of one hundred (100) feet regardless of the'
height of the building.
I
(a) Lot Coverage: No requirement except that required
by establishment of yards or landscaping require-
ments.
(b) Floor Area Ratio: The ratio of total floor area of
all buildings to total land area shall be a maximum i
of 1.2.
(4) Lot Area: Minimum four (4) acres.
5
Attachment to: Ordinance No. 698-5-86
Adopted May 1, 1986
"Exhibit B"
5. Building Regulations:
a. Type of Materials: All main building exteriors shall be con-
structed of stone, brick, tiles, cement, concrete, or similar
materials.
TRACTS 3
i
"LI" LIGHT INDUSTRIAL DISTRICT REGULATIONS
1. Purpose: This district is characterized by development of indus-
trial parks for the purpose of light distribution, processing, and
manufacturing. The regulations in this district are intended to
preserve a light industrial nature particularly with regard to ar-
chitecture, aesthetics, noise, odor, dust, and other noxious con-
ditions.
2. Use Regulations:
a. Office buildings.
b. Electronics products manufacturer.
C. Apparel or related manufacturer.
d. Light fabrication and assembly.
e. Printing establishments.
f. Distribution center (no outside storage).
g. Uses similar to the above listed uses provided activities con-
ducted observe the requirements of all City Ordinances.
h. Such uses as may be permitted under the provisions of Sec-
tion 2.06, Specific Use Permit.
3. Height Regulations: The maximum height for the main building
shall be three (3) standard stories but shall not exceed forty-five
(45) feet in height provided that any building or portion thereof
may be erected above said limit if set back from all street lines
6
Attachment to: Ordinance No. 698-5-86
Adopted May 1, 1986
"Exhibit B"
and required yard lines is one (1) foot for each one (1) foot of its
height above said limit. In no event shall any building exceed
thirty (30) feet in height when located within two hundred (200)
feet of any property zoned for residential purposes.
4. Area Regulations:
a. Size of Yards:
Yards: There shall
(1) Front Yard:
side yard for
(a)
There shall
be a minimum front yard having a depth
ing
of not less
than one hundred (100) feet adjacent to
of twenty-five)
any street
with a right-of-way of one hundred
any building or
(100) feet or
more.
(b)
There shall
be a minimum front yard having a depth
street, alley
of not less
than fifty (50) feet adjacent to any'
(1) foot for each one
street with
a right-of-way less than one hundred
(100) feet provided that any building or portion of
a building
greater than forty-five (45) feet in
height must
be set back from the property line one
(1) foot for
each one (1) foot above such limit with
a maximum
setback of two hundred (200) feet re-
gardless of
the height of the building.
(c)
Lots having double frontage shall provide the
required setback from both streets. i
(d)
No parking
storage or similar uses shall be allowed,
in required
front yards in District "LI".
(2) Side
Yards: There shall
be a minimum
side yard for
each
side of the tract or
lot on which any single build-
ing
or building complex
is constructed
of twenty-five)
(25)
feet provided that
any building or
portion of a
building greater than forty-five
(45) feet
in height must
be set back from any side
street, alley
or "R" District
one
(1) foot for each one
(1) foot above
such limit with
7
Attachment to: Ordinance No. 698-5-86
Adopted May 1, 1986
"Exhibit B"
5.
a maximum setback of one hundred (100) feet regardless
of the height of the building.
(3) Rear Yard: There shall be a minimum rear yard of
twenty-five (25) feet except that a rear yard of not less
than fifty (50) feet in depth shall be provided upon that
portion of a lot abutting or across a rear street or alley
from an "R" District, however, any building exceeding
forty-five (45) feet in height must be set back one (1 )
foot for each one (1 ) foot above such limit, with a maxi-
mum setback of one hundred (100) feet regardless of the
height of the building.
(a) Lot Coverage: No requirement except that required
by establishment of yards or landscaping require-
ments.
(b) Floor Area Ratio: The ratio of total floor area of
all buildings to total land area shall be a maximum
of 1:1.
Building Regulations:
a. Type of Materials: All main building exteriors shall be con-
structed of stone, brick, tiles, cement, concrete, or similar
materials.
8
Attachment
Adopted May
"Exhibit B"
to: Ordinance No. 698-5-86
1, 1986
L.A. SEARS
TRACT 1 TRACT 2
GO "" IT
GARDEN OFFICE INDUSTRIAL TECHNOL60Y-
s 9.7 AC. - 18.2 AC.
OAROARADD
, J
— J W
ATT FRS yjy
` <
TRACT 3 v
LI
Uj
LIGHT INDUSTRIAL
- r 72.3 AC. LAND USE SUMMARY
` TRACT USE
• ACRES
1 Carden Office 9.7 Ac.
2 Industrial Technology 18.2 Ac.
3 Light Industrial 72.3 Ac.
N
co
7 /
m
2
Y
K
.r STACY ROAD ...
DOYLE a. STACY
CITY OF ALLEN, TEXAS OWNER:
ZONING REQUEST BETSY J.T. DUNKIN l ASSOCIATES, INC.
BUSH SANDISON
X�.
Attachment to: Ordinance No. 698-5-86
Adopted May 1, 1986
"Exhibit B"
CURRENT LAND USE AND
I THOROUGHFARE PLAN
CITY OF ALLEN, TEXAS
/��,s0-z I RIDCx�vr�w DR.
r.P r.......... I �l
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,5'ACY F
KRji� R�lGC.\, FP GG
-J-T- DUNKIN & ASSOCIATES, INC
Urban Planning Landscape Architecture
Attachment to: Ordinance No. 698-5-85
Adopted May 1, 1986
"Exhibit B"
TRAFFIC IMPACT ANALYSIS
BETSY BUSH TRACT -- ALLEN, TEXAS
MARCH 1986
INTRODUCTION
This study involves the traffic impact analysis of a 100.2 acre
tract of land located in Allen, Texas, described as the Betsy
Bush Tract. • This analysis estimates the relative level of daily
traffic generated by the proposed uses of the site and the
resulting impact on the existing or proposed street system in the
immediate vicinity of the site.
In late 1985, Jones-Friebele Consulting Engineers, Inc. performed
a similar traffic impact analysis on a 180 acre site adjacent to
the tract currently under study. The analyses performed for
both tracts are identical in methodology and assumptions. This
report also presents results aggregated for the two tracts.
DESCRIPTION OF THE AREA
The proposed development is located in the northern portion of
the City of Allen, Texas, south of SH 121 and west of US 75.
Besides these two principle facilities, streets planned to serve
the immediate area include:
* Stacy Rd. -- Six/Eight-lane divided (future)
* Ridgeview Dr. -- Six -lane divided (future)
+� Watters Rd. -- Six -lane divided (future)
These facilities are depicted relative to each other in the
attached Figure 1.
PROPOSED DEVELOPMENT
The 100.2 acre tract is proposed for the following development
types, land areas and coverages:
Garden Offices
Industrial Tech.
Lignt Industrial
JONES-FRIEBELE
Consulting Engineers Inc.
9.7 acres 1:1 FAR
18.2 acres 1:2 FAR
72.3 acres 1:1 FAR
1
Attachment to: Ordinance No. 698--5-86
Adopted May 1, 1986
"Exhibit B"
TRAFFIC IMPACT ANALYSIS
Analysis of traffic impacts resulting from the development of the
site involves the specific steps of Trip Generation, Trip
Distribution and Trip Assignment. Trip Generation involves
estimates of the numbers of vehicle trips, on a daily basis, that
could be expected to occur as a result of the type of land uses
proposed. Characteristics of various land uses throughout the
country have been studied and reported in the Informational
Report of the Institute of Transportation Engineers titled Trip
Generation (Third Edition). These information have been used in
this study.
Trip Generation
The proposed development, as submitted for the City of Allen's
consideration, is estimated to generated a total of 25,402
vehicle trip -ends, daily. The trip generation results for each
proposed land use is shown in the attached Table 1.
Three other scenarios of trip generation have been developed for
comparative purposes. The first of these comparisons involves
the trip generation characteristics of the site if the proposed
land uses were developed at the maximum intensity (FAR) currently
allowed in the City's Ordinances. Table 2 shows that such a
scenario would result in approximately 27,567 daily trip -ends or
8.5 percent greater than the development intensities requested.
Table 3 presents the scenario of resulting trip generation based
on, the minimum amount of surface parking required for the
requested developments. This scenario represents a practical
limit on the trips generated by the proposed development unless
multi-level parking structures were constructed.
Tables 4-A and 4-B presents a rather complicated scenario whereby
the 100.2 acre tract has been assumed to be developed exactly to
the levels described in the most recent Comprehensive Plan. The
City's land use plan has envisioned various relative amounts of
commercial, office and industrial development in Neighborhood
Unit #11, which this tract is within. Proportioning the 100.2
acre tract by the amounts of the stated land uses in the 378 acre
Neighborhood Unit 411 results in the acreage of uses shown in
Table 4-B. These land uses were then assigned the trip
generation characteristics in the standard manner. Total
resulting trips generated by the land uses proposed in the City's
comprehensive Plan would be 36,764 per day, or 44.7 percent
greater than the levels generated by the requested development.
It should be noted that the trips generated for the proposed
development and the resulting assignment have not been reduced
for "internally satisfied" trip purposes although some amount
of internal satisfaction could be expected.
JONES - FRIEBELE
Consulting Engineers Inc.
Attachment to: Ordinance•No. 698-5-,86
Adopted May 1,.1986
"Exhibit B"
Trip Distribution and Assignment
Distribution of the traffic levels forecast for the requested
100.2 acre Betsy Bush development (as presented in Table 1) has
been accomplished in the same manner as the earlier analysis
involving the 180 acre Bryan Bush Tract. The resulting traffic
distributions were then assigned to the surrounding street
network and compared to the plannned characteristics of the
roadway network to support the estimated traffic levels.
Figure 1 depicts the traffic assigned to the various roadway
segments for the 25,402 daily trips from the Betsy Bush Tract.
Table 5 presents the roadway segment projected volumes for the
Betsy Bush Tract compared to the planned capacity of the
roadways. This Table shows that the Betsy Bush Tract would
utilize between 3.3 and 32.8 percent of the various roadway
segment's capacity Cat Level of Service 'C'). The capacity
figures are based on the NCTCOG figures published in April, 1984
with Level 'C' volumes being 80 percent of the published Level
'E' daily service volumes.
The aggregate impacts of both the 100 acre Betsy Bush Tract and
the 180 acre Bryan Bush Tract are shown schematicaly in Figure 2
and tabulated in Table 5 which also compares the aggregate
estimated roadway traffic volumes to the projected roadway
capacities. In all cases, the impact of the total development
traffic generation characteristics is well below the Level 'C'
capacity.
SUMMARY AND CONCLUSIONS
The proposed 100 acre development was found to produce
approximately 25,400 vehicle trip -ends daily. The resulting
distribution and assignment of these vehicle trips to the
surrounding roadway system were found to produce relatively
minimal impact with expected daily traffic volumes for this
development and those developments in the immediate area which
are known to be within a design level of service.
JONES - FRIEBELE
Consulting Engineers Inc.
Attachment to: Ordinance No. 698-5-86
Adopted May 1,.1986
"Exhibit B"
Gross
Tract Proposed Use Acres
I Garden Office 9.7
2 Industrial Tech 18.2
3 Light Indust. 72.3
TOTAL 100.2
JONES-FRIEBELE
Consulting Engineers Inc.
TABLE 2
MAXIMUM ALLOWED FAR
Trip Generation
BETSY BUSH TRACT -- ALLEN, TEXAS
FAR Coverage
1 11 422,532 SF
1 s1 792,792 SF
1 tl 31149,388 SF
ITE
Land Pct.
Use Daily Daily AM PM
Code Trips Total Trips . Trips
713 61042 21.9% 845 858
110 41329 15.7% 680 935
110 17,196 62.4% 31496 3,716
27,567 100.0% 51221 5,510
Attachment to: Ordinance No. 698-5-8
Adopted May 1, 1986
"Exhibit B"
TABLE 1
PROPOSED Development Plan
Trip Generation
BETSY BUSH TRACT -- ALLEN, TEXAS
ITE
Land
TOTAL 100.2
JONES-FRIEBELE
Consulting Engineers Inc.
Pct.
Daily Daily AN PM
Trips Total Trips Trips
61042 23.8%. 845 858
21164 8.5% 440 468
17,196 67.7% 31496 31716
25,402 100.0% 41781 5,042
Gross
Use
Tract Proposed Use
Acres
FAR
Coverage
Code
1 Garden Office
9.7
1 :1
422,532 SF
713
2 Industrial Tech
18.2
1 :2
396,396 SF
110
3 Light Indust.
72.3
1 :1
3,149,388 SF
110
TOTAL 100.2
JONES-FRIEBELE
Consulting Engineers Inc.
Pct.
Daily Daily AN PM
Trips Total Trips Trips
61042 23.8%. 845 858
21164 8.5% 440 468
17,196 67.7% 31496 31716
25,402 100.0% 41781 5,042
Attachment to: Ordinance No. 698-5-86
Adopted May -1, 1986
"Exhibit B"
Gross
Tract Proposed Use Acres
1 Garden Office 9.7
2 Industrial Tech 18.2
3 Light Indust. 72.3
TOTAL
100.2
JONES-FRIE=BELE
Consulting Engineers Inc.
TABLE 3
MINIMUM REQUIRED PARKING
Trip Generation
BETSY BUSH TRACT -- ALLEN, TEXAS
18,140 100.0% 3,549 31758
ITE
Land
Pct.
Use
Daily
Daily
AM
PM
FAR
Coverage
Code
Trips
Total-
Trips
Trips
1 12.75
1531581.SF
713
21196
12.1%
307
312
1 11.35
587,253 SF
110
31206
17.7%
652
693
1 :1.35
21332,880 SF
110
12,738
70.2%
21589
21'753
18,140 100.0% 3,549 31758
Attachment to: Ordinance No. 698-5-86
Adopted May 1, 1986
"Exhibit B"
w
W
rz �
U)
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H Q)
Cr. co
JONES—FRIEBELE
Consulting Engineers
Inc.
Attachment to Ordinance No. 698-5-86 T
Adopted May 1, 1986
:i "Exhibit B" - '
TABLE 4-A
ALLOCATION OF SITE AREA TO PLANNING AREA
Acreage of Bush Tract in Unit (i11 = 100.2 or 26.5% of Unit #11
(A) -- From Table 21, page 36, City of Allen Comprehensive Plan
(B) -- Portion of Bush Tract in Neighborhood Units, by land use
(C) -- Relative proportion of Bush Tract proposed land uses
to total neighborhood unit plan.
Neighborhood Unit
N11
TABLE 4-B
Acres
Acres of
% Site
Land
Allocated
Site in
of
Use
Unit 11
Unit 11
Alloc.
(A)
(B)
(C)
RES.-LDR
0
0
0.0%
RES. -MDR
0
0
0.0%
RES. -HDR
0
0
0.0%
COMM
- 8
0
0.0%
OFFICE
92
9.7
10.5%
INDUS
264
90.5
34.3%
PSP
14
0
0.0%
TOTAL
378
100.2
26.5%
Acreage of Bush Tract in Unit (i11 = 100.2 or 26.5% of Unit #11
(A) -- From Table 21, page 36, City of Allen Comprehensive Plan
(B) -- Portion of Bush Tract in Neighborhood Units, by land use
(C) -- Relative proportion of Bush Tract proposed land uses
to total neighborhood unit plan.
TABLE 4-B
TRIP GENERATION
NEIGHBORHOOD UNIT 11
Acreage
Coverage
Rate
Trips
RES.-LDR
0.0
0 DU
10.0
Per
DU
0
RES. -MDR
0.0
0 DU
10.0
Per
DU
0
RES. -HDR
0.0
0 DU
6.1
Per
DU
0
COMM
2.1
73,900 GSFLA
66.7
Per
KGSFLA
4,929
OFFICE
24.4
1,062;311 GSF
14.3
Per
KGSF
15,191
INDUS
70.0
3,048,370 GSF
5.46
Per
KGSF
16,644
PSP
3.7
TOTAL
100.2
36,764
JONES - FRIEBELE
Consulting
Engineers Inc.
Attachment to: Ordinance No. 698-5-86
Adopted May 1, 1986
"Exhibit B"_
TABLE 5
STREET CAPACITY IMPACTS
Betsy Bush Tract Only
JONES-FRIEBELE
Consulting Engineers Inc.
(A)
(B)
(C)
Future
Site
Street
Traffic
Volume/
Capacity
Projected
Capacity
Street/ Section
(VPD)
(VPD)
Ratio
Stacy Rd.
SH 121-Ridgeview
46,400
31467
0.075
Ridgeview-Watters
46,400
41391
•0.095
Watters -US 75
461400
91002
0.194
Watters Rd.
SH 121-Ridgeview
33,600
51449
0.162
Ridgeview-Site
33,600
11,025
0.328
Site -Stacy
33,600
71158
0.213
South of Stacy
33,600
31074
0.091
Ridgeview Dr.
West of Stacy
33,600
1,118
0.033"
Stacy -New Road
33,600
11118
0.0333
New Road -Watters
33,600
19613
0.046
Watters -US 75
33,600
31963
0.118
Column (A): Daily capacity of the
planned facility at
Level of
Service 'C'
Column (8): Site daily traffic volumes assigned
to the
street section.
Column (C): Ratio of
Column (B) to Column (A)
JONES-FRIEBELE
Consulting Engineers Inc.
Attachment to: Ordinance No. 698-5-86
Adopted May 1, 1986
"Exhibit B"
TABLE 6
AGGREGATED STREET CAPACITY IMPACTS
Bryan and Betsy Bush Tracts
Column (A): Daily capacity of the planned facility at
Level of Service 'C'
Column (B): Site daily traffic volumes,assigned to the
street section.
Column (Ch Ratio of Column (B) to Column (A)
JONES-FRIEBELE
Consulting Engineers Inc.
(A)
(B)
(C)
Future
Site
Street
Traffic
Volume/
Capacity
Projected
Capacity
Street/ Section
(VPD)
(VPD)
Ratio
Stacy Rd.
SH 121-Ridgeview
46,400
12,179
0.262
Ridgeview-Watters
461400
15,110
0.326
Watters -11S 75
46,400
18,185
0.392
Watters Rd.
SH 121-Ridgeview
331608
12,685
0.378
Ridgeview-Site
33,600
19,352
0.576
Site -Stacy
33,600
15,485
0.461
South of Stacy
33,600
79293
0.217
Ridoeview Dr.
West of Stacy
33,600
5,763
0.172
Stacy -New Road
33,600
6,211
0.185
New Road -Watters
33,600
11,402
0.339
Watters -()S 75
33,600
14,843
0.442
Column (A): Daily capacity of the planned facility at
Level of Service 'C'
Column (B): Site daily traffic volumes,assigned to the
street section.
Column (Ch Ratio of Column (B) to Column (A)
JONES-FRIEBELE
Consulting Engineers Inc.
n
0
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FIGURE 2
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CITY OF ALLEN
ORDINANCES & RESOLUTIONS
YEAR
ORDINANCE/RESOLUTION �Q
DRAWING(S) LOCATED HERE IN THE FILE, WERE FILMED ON A
(nu er)
35MM MICROFILM ROLL. THE ORIGINAL ROLL WAS DUPLICATED, AND THE
DUPLICATE ROLL LOADED INTO MICROFILM JACKETS.
The 35mm microfilm jackets for the entire year are filed at the end
of all 16mm microfilm jackets for that year. All 16mm and 35mm
jackets are consecutively numbered.
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Office
Industrial Technology
Light industrial
Attachment to Ordinance No. 698-5-86
Adopted May 1, 1986
"Exhibit B"
ACRES
91.7
Ac.
18.2
Ac.
72.3
Ac.
10.2
►fie.
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DOYLE B. STACY
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IF -Am T-jw 9-- Mr A w rill rA,j r - -1 & -09
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USE
Office
Industrial Technology
Light industrial
Attachment to Ordinance No. 698-5-86
Adopted May 1, 1986
"Exhibit B"
ACRES
91.7
Ac.
18.2
Ac.
72.3
Ac.
10.2
►fie.
J.T. DUNKIN
& ASSOCIATES,
INC.
URBAN PLANNING
LANDSCAPE
ARCHITECTURE