O-708-7-86ORDINANCE NO. 708-7-86
AN ORDINANCE OF THE CITY OF ALLEN, COLLIN COUNTY,
TEXAS, AMENDING COMPREHENSIVE ZONING ORDINANCE NO.
366-10-81 AS PREVIOUSLY AMENDED, SO AS TO ESTABLISH
PERMANENT ZONING TO -WIT: "FP -PD" (FLOOD PLAIN -PLANNED
DEVELOPMENT) NO. 37, ON THE FOLLOWING -DESCRIBED TRACT OF
LAND: APPROXIMATELY 103.5339 ACRES OF LAND, MORE OR LESS,
OUT OF THE F. DOSSER SURVEY, ABSTRACT NO. 208, COLLIN
COUNTY, TEXAS; PROVIDING FOR A LAND USE PLAN; PROVIDING
FOR PLANNED DEVELOPMENT STANDARDS; 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 THE EFFECTIVE DATE
OF SAID ORDINANCE.
WHEREAS, the City 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 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 Comprehensive Zoning Ordinance No. 366-10-81 should
be amended:
NOW THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE THE
CITY OF ALLEN, TEXAS:
SECTION 1. That Comprehensive Zoning Ordinance No. 366-10-81 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 to give the following tract of land the
following zoning classification, to -wit: That the area be and the same is hereby zoned
as "FP -PD" (Flood Plain -Planned Development) No. 37.
See Exhibit "A" attached hereto and made a part hereof for all purposes.
SECTION 2. That the Land Use Plan attached hereto as Exhibit 'B" and
Ordinance No. 708-7-86 -' Page 1
made a part hereof for all purposes shall be adhered to in its entirety for purposes of
development of "FP -PD" (Flood Plain -Planned Development) No. 37.
SECTION 3. That the Planned Development Standards described as Exhibit
"C" and attached hereto and made a part hereof for all purposes shall be the governing
regulations for "FP -PD" (Flood Plain -Planned -Development) No. 37.
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provisions of this ordinance shall be, and the same are hereby, repealed; provided,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, that 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 attachments
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 No. 366-10-81 of the City of Allen, as
heretofore 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 7. That it is hereby 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
Ordinance No. 708-7-86 - Page 2
ALLEN, TEXAS, ON THE
APPROVED AS TO FORM:
3rd DAY OF July 1986.
A. Don Cro , orney
APPROVED:
w M-30
mol I IV
ATTEST:
Marty Hendrix, CiW Secretary
Ordinance No. 708-7-86 - Page 3
Attachment to Ordinance No. 708-7-86, adopted 7-3-86
"EXHIBIT A"
--.—� DESCRIPTION OF 103.5339 ACRES OF LAND
SITUATED in Collin County, Texas, in the F. Dosser Survey, Abstract
No. 280, being a resurvey of the 103.337 acres of land described
FIRST, herein designated as FIRST TRACT, conveyed to Lubelle Byrd
in a Partition Deed of 206.674 acres of land by Lubelle Byrd and
Elizabeth B. Roberts, dated May 12, 1971, recorded in Volume 784,
Page 322 of the Collin County Deed Records, being described by metes
and bounds as follows:
BEGINNING at an existing iron pin set at the southwest corner of said
103.337 acre FIRST TRACT, in the center of a north -south rock road,
in the west line of said Dosser Survey;
THENCE North 0020147" West, 1353.56 feet with the west line of said
103.337 acre tract, with the west line of said survey, and said rock
road to an existing iron pin set in the south R.O.W. line of State High-
way 121 for a corner;
THENCE Easterly with said south R.O.W. line as follows:
North 89039' East, 20.91 feet to a concrete R.O.W. monument;
North 32011137" East, 168.6 feet to an iron pin set beside a con-
crete R.O.W. monument and wooden monument;
North 64044' East, 435.23 feet to an iron pin set in said south
R.O.W. for a corner;
THENCE North 89023148" East, 1596.04 feet with the north line of said
103.337 acre tract and with a turn row to an existing iron pin set be-
side an old corner post for a corner;
THENCE Easterly with said north line and with said old fence as fol-
lows:
South 89034124" East, 392.25 feet; North 89048130" East, 249.39
feet to an iron pin set at the northeast corner of said 103.337 acre
tract for a corner; from which an existing iron pin lies East, 1.0
foot, and from said iron pin set lies at existing iron pin set at the
northeast corner of the 103.337 acres of land conveyed to Elizabeth
B. Roberts described SECOND, herein designated as SECOND
TRACT, in said Partition Deed, at North 89150' East, 2777.48 feet;
THENCE South 0041' East with the common line between said two 103.337
acre tracts, passing iron pins set at 200 feet, 500 feet, and 1275 feet,
and continuing in all 1642.87 feet to an iron pin set in an old east -west
established fence, at the southeast corner of said FIRST TRACT and
the southwest corner of said SECOND TRACT for a corner; from which
an existing iron pin set at the southeast corner of said 103.337 acre
SECOND TRACT lies North 88056142" East, 2777.6 feet, and from said
iron pin set lies an existing iron pin set in said old established fence at
North 89001' East, 31.0 feet;
THENCE Westerly with said old established. fence and with the south
line of said FIRST TRACT as follows:
South 89001' West, 663.39 feet; South 89010' West, 721.33 feet;
South 88056119" West, 1368.9 feet to the- PLACE OF BEGINNING
and containing 103.5339 acres of land.
PLANNED DEVELOPMENT
STANDARDS
for the
Alma 121 Ltd. Property
Allen, Texas
Prepared by
J.T. DUNKIN & ASSOCIATES, INC.
URBAN PLANNING LANDSCAPE ARCHITECTURE
ATTACHMENT TO ORDINANCE NO. l
708-7-86, ADOPTED 7-3-86
I
"EXHIBIT B" - LAND USE REGULATIONS
"EXHIBIT C" - LAND USE PLAN
PLANNED DEVELOPMENT STANDARDS
For The
103.3 ACRE ALMA 121 LTD. TRACT
ALLEN, TEXAS
May 29,1986
Trustee: James M. Brown
8235 Douglas Avenue, Suite 1204
Dallas, Texas 75225
(214) 739-1600
Planning Consultant: J. T. Dunkin S Associates, Inc.
12970 Pandora, Suite 201
Dallas, Texas 75238
(214) 553-5778
Traffic Engineer: Barton Aschman Associates, Inc.
5485 Belt Line Road, Sutie 199
Dallas, Texas 75240
(214) 991-1900
TABLE OF CONTENTS
INTRODUCTION ................................... 1
ILLUSTRATION A (Current Allen Land Use Plan) ..... 3
ILLUSTRATION B (Zoning Request Plan) .......... 4
PLANNED DEVELOPMENT STANDARDS ............... 5
Tracts 1, 2 and 2A (Corridor Commercial) ..... 5
Tract 3 (Corridor Commercial) .................... 7
Tract 4 (industrial Technology) ............... 8
Tract 5 (Office) .............................. 9
DEVELOPMENT POLICY .............................. 11
APPENDIX (Traffic Study) ......................... 13
INTRODUCTION
This zoning request is being made by Mr. J. T. Dunkin on behalf of
James M. Brown, Trustee for the Alma 121 Limited Trust. The proper-
ty is located along State Highway 121 on the west side of Cottonwood
Creek. The enclosed Illustration A shows the location of the property
in relation to the current Allen Land Use Plan.
As can
be seen from this illustration, most of the tract is
located within
the area designated as Special Development District 2 on the Compre-
hensive
Plan.
According to the Comprehensive Plan,
this area is
designated for
"high and low intensity offices, retail and
services, and
selected
high
quality light industry (page 28, Allen
Comprehensive
Plan).
These
are the uses proposed in this request.
uses
From Illustration B, it can be seen that most of the tract has been
designated as Corridor Commercial. Uses in this classification include
the retail, office, and light industrial uses listed on page 32 of the
Comprehensive Plan. These uses are more specifically detailed in the
attached standards for each tract.
The other two use classifications proposed in this request are Office
and Industrial Technology. Both of these uses are continuations of the
zoning recently approved on the Bryan Bush property along the south
side of this tract.
A traffic
study was prepared
along with this request
to assess
the
impact of
the proposed uses on
area traffic. As can be
seen from
the
enclosed
study, traffic patterns were analyzed both in
terms of
this
property,
and in terms of this
property combined with
the land
uses
zoned in
the Bryan Bush property
adjacent to this tract.
Figure
8 of
the Traffic Study shows that
the aggregated traffic
projected
for
thoroughfares on this tract will
still have some excess capacity based on
a C level
of service.
As can be seen from Table 3 of the Traffic Study, the total daily trips
expected to be generated by this development is 50,041. This trip
generation was based on several development assumptions (Table 1).
These assumptions include:
1. The site will be developed with a mixture of uses as determined by
market conditions at the time of development.
2. Different land uses would be developed at different Floor Area
Ratios (FAR). More specifically; Office uses would be developed
at a 1:1 FAR, Retail uses at a .3:1 FAR, Industrial Technology
uses at a .5:1 FAR, and Garden Office uses at a .5:1 FAR.
Through discussion with City staff and the Planning Commission, sever-
al other development scenarios were examined for comparison. The first
scenario was that the tract was developed entirely for office uses. In
the second scenario, the tract was examined if developed entirely for
retail use. The following table summarizes these findings:
1
TRAFFIC GENERATED BY DEVELOPMENT SCENARIOS
Daily Traffic
Scenario Use FAR Generation
Office 1:1 49,047
2 Retail .3:1 50,217
The table shows that even if the tract were developed for entirely retail
use, the traffic generated would just slightly exceed the 50,041 trips
generated by the original assumption. Therefore, it is proposed that
the ultimate development of this tract be related to this traffic estima-
tion. More specifically:
Site plans submitted on all or portions of this tract will be
required to maintain a level of traffic which does not exceed the
50,041 daily trips estimated in the enclosed Traffic Study for the
entire property. To achieve this level of traffic, uses have been
assumed to follow floor area ratios of: 1:1 for office development;
.3:1 for retail development; and .5:1 for garden office and light
industrial uses. These FAR's are considered to be subject to
revaluation in the future as traffic generation can be more accu-
rately projected for specific site uses or traffic generation stan-
dards change prior to site plan approval. Any adjustment would
not cause traffic volumes to exceed 50,041 vehicles per day. If in
the future, the city adjusts its design standards to allow a level of
service (L.O.S.) other than L.O.S. "C", these FAR's can be
adjusted to reflect the adjusted level of traffic.
In addition to these restrictions, the FAR in Tract 3 has been limited to
.5:1 regardless of the type of use which ultimately occurs. This has
been done to allow for a gradual reduction in the intensity of use as
development moves farther away from State Highway 121.
The accompanying standards and the previously mentioned traffic re-
strictions should provide a controlled, yet flexible land use pattern to
develop on this site. It will allow the market to dictate the actual
uses, while providing the necessary controls to insure a quality devel-
opment regardless of the ultimate use. The above FAR and traffic
levels have also been included in the Development Policy for this
planned development.
2
CURRENT LAND USE AND
THOROUGHFARE PLAN
CITY OF ALLEN, TEXAS
ALMA 121 Ltd. Tract 5
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TRACT 3
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CORRIDOR COMMERCIAL
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CHARLES BUSH
CITY OF ALLEN, TEXAS
ZONING REQUEST
OWNER:
ALMA 121 LTD.
JAMES BROWN, TRUSTEE
J.T. DUNKIN & ASSOCIATES. INC.
URBAN PLANNING LANDSCAPE ARCHITECTURE
PLANNED DEVELOPMENT STANDARDS
ALMA 121 LTD TRACT
ALLEN, TEXAS
TRACTS 1, 2, AND 2A
PD -CORRIDOR COMMERCIAL USE
1. Purpose: This District provides for low and, high intensity com-
mercial development along State Highway 121. An integrated blend
of retail, office and light industrial uses are accommodated in this
classification.
2. Use Regulations
a. Cleaner or Laundry (self service)
b. Hardware Store
C. Barber and Beauty Shops
d. Florist or Garden Shops (no outside storage or sales)
e. Household Appliance Sales
f. Veterinarian (no outside runs)
g. Drug Store or Pharmacy
h. Grocery Store
i. Paint Sales/Wallpaper/Interior Decorating Sales (all inside)
j. Office Supplies
k. Building Materials Sales (inside)
I. Banks and Financial Institutions
M. Commercial Amusement (indoor)
n. Studios, Photo, Music, Art, Health, etc.
o. Furniture Sales
p. Auto Parts Sales (indoor)
q. Department or Discount Stores
r. Antique Shops
S. Indoor Theater
t. Restaurant (no drive-in)
U. Restaurant (with drive through window)
V. Hotel or Motel
W. Professional Administrative Offices where services are provid-
ed including but not limited to doctors, dentists, attorneys,
architects, engineers, insurance, real estate and similar
offices
X. Office Buildings
y. Hospital
Z. Electronics products manufacturer.
aa. Apparel or related manufacturer.
ab. Light fabrication and assembly.
ac. Printing establishments.
ad. Distribution center (no outside storage).
ae. Accessory buildings and uses customarily incidental to any of
the above uses.
af. Uses similar to the above listed uses provided activities con-
ducted observe the requirements of all City Ordinances.
ag. Such uses as may be permitted under the provisions of Sec-
tion 2.06, Specific Use Permit.
5
3. Height Regulations:
shall be fifteen (15
hundred and eighty
shall any building
within one hundred
residential purposes.
4. Area Regulations:
a. Size of Yards:
The maximum height for the main building
standards stories, but shall not exceed one
(180) feet in height. In no event, however,
exceed one (1) standard story when located
and fifty (150) feet of any property zoned for
0 ) 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 provided that any building or
portion of a building greater than thirty (30) 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 one hundred (100) feet
regardless of the height of the building.
(c) Lots having double frontage shall provide the
required setback from both streets.
(2) Side and Rear Yards:
(a) There shall be a minimum side and rear yard for
each side of the lot or tract on which any single
building or building complex is constructed of a
minimum of twenty-five (25) feet or a distance equal
to one-half (2) the building height, whichever is
greater.
b. Lot Coverage: In no case shall more than fifty (50) percent
o the total area be covered by the combined area of the main
buildings and accessory buildings.
C. Floor Area Ratio: The ratio of total floor area for uses
defined in 2. above (Use Regulations) occupying either a
building or buildings may have a maximum building area to
total land area not to exceed a ratio of 1:1.
6
TRACT 3
PD - CORRIDOR COMMERCIAL USE
1. , Purpose: This district provides for low intensity commercial
development within the S.H. 121 Corridor. An integrated blend of
retail and office uses are accommodated in this classification.
2. Use Regulations: The same uses apply to the tract as found in
section 2 of the standards for Tracts 1, 2 and 2A, PD - Corridor
Commercial Uses.
3. Height Regulations: The maximum height for main building shall
Be three (3) standard stories, but shall not exceed forth -five (45)
feet in height, provided that any building or portion thereof may
be erected above said limit if setback from all street lines and
required yard lines is one (1) foot for each one(1) foot of its
height above such limits. 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 provided that any building or
portion of a building greater than thirty (30) 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 one hundred (100) feet
regardless of the height of the building.
(c) Lots having double frontage shall provide the
required setback from both streets.
(2) Side and Rear Yards:
(a) There shall be a minimum side and rear yard for
each side of the lot or tract on which any single
building or building complex is constructed of a
minimum of twenty-five (25) feet or a distance equal
to one-half (1) the building height, whichever is
greater.
7
b. Lot Coverage: No requirement except that required by
establishment of yards or landscape requirements.
C. Floor Area
Ratio:
The ratio
of total floor area
for uses
defined in
2. above
occupying
either a building or
buildings
may have a
maximum
building area to total land area
of .5:1.
TRACT 4
"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 the main building
shall
be three (3) standard stories but shall
not exceed forty-five
(45)
feet in height.
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:
(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
8
5.
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.
(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 (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 1:2.
(4) Lot Area: Minimum four (4) acres .
Building Regulations:
a. Type of Materials: All main building exteriors shall be con-
structed of stone, brick, tiles, cement, concrete, or similar
materials.
TRACT 5
"O" 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
I:]
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 eight
(8) standard stories,
but shall not exceed one hun-
dred, twenty
(120) 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 provided that any building or por-
tion of a building greater than thirty (30) 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 one hundred (100) feet re-
gardless of the height of the building.
(c) Lots having double frontage shall provide the
required setback from both streets.
10
(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.
Provided that any building or portion of a building
greater than thirty (30) 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.
(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.
(a) 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.
(b) Floor Area Ratio: The ratio of total floor area of
all buildings to total land area shall be a maximum
of 1.1.
DEVELOPMENT POLICY
Prior to the development of any parcel or tract of this site, it is
proposed that the owner shall have completed his share of the paving
and drainage improvements of the following major thoroughfares on this
property: an un -named thoroughfare bisecting the property from State
Highway 121 to the southern boundary of the tract, and the portion of
Ridgeview Drive which runs across the southeast portion of the proper-
ty. These improvements do not include any overpass required across
S.H. 121 on any bridge required on Ridgeview Drive across Cottonwood
Creek. Any related major water or sewer facility to such street im-
provements are also proposed to be completed prior to site development.
Site plans submitted on all or portions of this tract will be required to
maintain a level of traffic which does not exceed the 50,041 daily trips
estimated in the enclosed Traffic Study for the entire property. To
achieve this level of traffic, uses have been assumed to follow floor
area ratios of: 1:1 for office development; .3:1 for retail development;
and .5:1 for garden office and light industrial uses. These FAR's are
considered to be subject to revaluation in the future as traffic gen-
eration can be more accurately projected for specific site uses or traffic
generation standards change prior to site plan approval. Any adjust-
ment would not cause traffic volumes to exceed 50,041 vehicles per day.
11
If in the future, the city adjusts its design standards to allow a level
of service (L. O. S.) other than L.O.S. "C", these FAR's can be adjust-
ed to reflect the adjusted level of traffic.
If, in the future, any of the thoroughfares are shifted due to engineer-
ing, or other reasons, all zoning districts will shift with the centerline
of the thoroughfare.
12
TRAFFIC STUDY
APPENDIX
TRAFFIC STUDY
Development in West Allen
Prepared for:
James M. Bron Company
Prepared by:
Barton-Aschman Associates, Inc.
Dallas, Texas
April 1986
List of Figures and Tables
1. INTRODUCTION
2. SITE ACCESSIBILITY
3. TRAFFIC PROJECTIONS
Site Traffic
Traffic Assigment
4. ROADWAY CAPACITY
5. CONCMSIONS
i
Page
ii
1
3
6
6
9
13
17
LIST OF FIGURES
page
1.
Site Location
2
2.
proposed Thoroughfare System
4
3.
proposed Zoning
7
4.
Directions of Approach
10
5.
projected Site Traffic Volumes
11
6.
projected Aggregated Traffic Volumes
12
7.
percent of Roadway Capacity Used By
Site Traffic
15
8.
Percent of Roadway Capacity Used By
Aggregated Traffic
16
• W a.
1. Development Sizes 6
2. Trip Generation Rates 8
3. Trips Generated 8
4. Definition of Level of Service for
Signalized Intersections 14
ii
A mixed-use development has been proposed for a 103 acre site located
in the western portion of Allen, Texas. Specifically, the site is located
south of SH 121 and east of the existing Stacy Road. The site location is
shown in Figure 1.
This study was conducted to address the traffic related issues of site
accessibility, projected traffic volumes generated by the development (site
traffic), and roadway capacity. The findings and conclusions of this study
are presented in the chapters of this report that follow.
14 =10 =1 z 1191
= Proposed site Location
FIGURE 1
SITE LOCATION
--- R
2.'
SITE ACCESSIBn '
The major factors which affect accessibility of a site are its
geographic location with respect to other areas of activity and the
efficiency and directions of the roadway system serving the site. The
roadway system efficiency is a function of travel time and available roadway
capacity.
The development site is located in west Allen. Areas to the south,
west, and north are primarily residential. Areas to the east contain
residential, commercial, retail, and office land uses.
Several planned major thoroughfares, in addition to SH 121, provide
good access to the development. These roads and their ultimate size are
illustrated in Figure 2 and discussed below.
State Highway 121 (SH 121) is a major east/west freeway that borders a
portion of the proposed development on the north. This freeway serves as an
important link between northern Collin County, the Dallas/Fort Worth
International Airport, and Tarrant County. The roadway is currently
constructed as a two-lane rural highway but is proposed to become a six -lane
controlled -access freeway with one-way frontage roads. As proposed, the
freeway would have interchanges with Stacy Road, a new north/south roadway,
and Watters Road in the vicinity of the site. SH 121 serves as a major
route to Allen and will likewise serve as a major route to the proposed
development.
Watters Road is a proposed north/south thoroughfare that will be
located east of the site. This thoroughfare, planned as a six -lane divided
roadway, will extend from beyond its interchange with SH 121 southward- to
Bethany Road.
Ridgeview Drive is a proposed six -lane divided thoroughfare that will
parallel SH 121 in the vicinity of the site. At -grade intersections with
all major thoroughfares in the area, as well as a grade -separated
interchange with US 75 east of the site will provide excellent access to the
site for vehicles approaching from the east, west, and south.
North/South Roadway is a proposed six -lane divided thoroughfare that
will begin south of Ridgeview Drive and extend through the site to SH 121.
With its proposed interchange with SH 121, this thoroughfare will serve as
the major access roadway to the proposed development.
3
LEGEND
M6D-Minor Six -Lane Divided
M8D-Minor Eight -Lane Divided
4LU -Four-Lane Undivided
FIGURE 2
PROPOSED THOROUGHFARE SYSTEM
n
Stacy Road, as proposed, would be relocated from its present alignment
bordering the site, westward approximately 3700 feet. From its proposed
interchange with SH 121 the roadway will follow a southeastern alignment to
Ridgeview Drive. South of Ridgeview the roadway will follow a east/west
alignment to an interchange with US 75.
The impact of traffic generated by the proposed development on the area
roadway system is a function of the volume of traffic generated by the site,
and the directional distribution of site -generated traffic. This section of
the report provides information concerning the trip generation
characteristics of the proposed development, and the assignment of the
expected site traffic to the area roadway system.
Site Traffic
Traffic projections were prepared for the proposed development based on
the types of land uses proposed for the site and on typical traffic
generation rates found in the Institute of Transportation Engineers
publication entitled Trip Generation. This recognized standard for trip
generation is based on actual surveys (traffic counts) of existing types of
development.
The proposed zoning for the site is shown in Figure 3. The development
sizes for each tract are detailed in Table 1. The trip generation rates
used for the proposed development are given in Table 2.
Table 1
DEVELOPMENT SIZES
Tract Land Use
FAR
Size
1
Retail
.3:1
182,952
SF
Office
1:1
196,020
SF
2
Retail
.3:1.
156,816
SF
Office
1:1
1,424,412
SF
2A
Office
1:1
34,848
SF
3
Industrial Technology
.5:1
352,836
SF
4
Garden Office
.5:1
272,250
SF
5
Industrial Technology
.5:1
39,204
SF
6
Office
1:1
304,920
SF
v
cc
T
U
m
0
TRACT 1
CC
Corridor Commercial
TRACT 3
IT
Industrial
Technology
-- ,� TRACT 2A
` o i
CC
i Corridor
,o�• •• Commercial
TRACT 2
CC
Corridor Commercial I
ITRACT 4GO e's �� I
i Garden Office i
TRACT 6
O
Office
TRACT 5
IT
Industrial
Technology
FIGURE 3
PROPOSED ZONING
Table 2
TRIP GENERATION RATES
Land Use
Out
Daily
A.M.
3.1
66.7
.19
1.14
In
Out
1.76
14.3
.24
1.8
10.9
Retail
.63
5.46
100K -200K
1000
GSFLA*
.9
.8
Office
567
12,203
Office
< 100K
1000
GSF
1.45
.25
100K -200K
1000
GSF
1.87
.22
>200K
1000
GSF
1.93
.2
Light Industry
1000
GSF
.85
.15
*GSFLA = Gross
Square Feet of Leasable Area
9
P.M.
In
Out
Daily
2.9
3.1
66.7
.19
1.14
17.7
.44
1.76
14.3
.24
1.8
10.9
.32
.63
5.46
Table 3 shows the number of trips, by tract, that can be expected to be
generated by the proposed development during the A.M. and P.M. peak hours
and on a daily basis.
Table 3
TRIPS GENERATED -
4919 782 1685 5288 50,041
8
A.M.
P.M.
Daily
Tract
band Use
In
Out
In
Out
1
Retail
165
146
531
567
12,203
Office
367
43
86
345
2,803
2
Retail
141
125
455
486
10,460
Office
2749
285
342
2564
15,526
2A
Office
51
9
7
40
617
3
Industrial Technology
300
53
113
222
1,926
4
Garden Office
525
54
65
490
2,968
5
Industrial Technology
33
6
13
25
214
6
Office
588
61
73
549
3,324
4919 782 1685 5288 50,041
8
Traffic Assignment
The daily traffic volumes expected to be generated by the proposed
development were assigned to the area roadway system using the estimated
directional distribution shown in Figure 4. Figure 5 gives the results of
this assignment.
As an additional analysis, the expected traffic volumes on the area
roadway system that will be generated by the Bryan Bush and Betsy Bush
tracts, south of the site, were added to the volumes generated by the
proposed development. The results are shown in Figure 6.
9
FIGURE 4
DIRECTIONS OF APPROACH
fn
l
10
a
Not to Scale
PROJECTED SITE TRAFFIC VOLUMES
24-HOUR
n
N
Not to Scale
Zy6
N
,N•
yob
1
NOTE: INCLUDES:
Proposed Development
Bryan Bush Tract
Betsy Bush Tract
yob
�i
FIGURE 6
PROJECTED AGGREGATED
TRAFFIC VOLUME
24-HOUR
n
Capacity defines the volume of traffic that can be accommodated by a
roadway based on its width, traffic signals, parking conditions, and several
other factors. Capacity is measured using a term called Level of Service
(LOS). Operation features on a given street can range from IAS A (free
flowing) to LOS F (stopped condition) as described in Table 4.
IAS C is a good goal to attain in designing a street system and
thoroughfare plan, although most of the larger cities accept IAS D for
design and evaluation purposes.
The Thoroughfare Plan for the North Central Texas Region, prepared for
the North Central Texas Council of Governments, contains information on 24-
hour traffic volumes for LOS C for various sizes of thoroughfare streets.
Listed below are the LOS C 24-hour volumes for the proposed thoroughfares
that serve as access to the proposed development.
-- Minor Six -Lane Divided (i.e., Ridgeview, Watters, New Road) -
33,600 vehicles per day [vpd])
-- Minor Four -Lane Divided (i.e., old Stacy Road) - 20,000 vpd
-- Two -Lane one-way frontage road - 11,200 vpd
Projected 24-hour traffic volumes for the thoroughfares that serve the
proposed development were compared with LOS C volumes for both traffic
assignments (Figures 5 and 6). These comparisons are shown in Figures 7 and
8 where projected traffic volumes are shown as a percentage of the LOS C
capacity of the thoroughfare. All projected volumes are less than capacity,
with the highest percentage of traffic (65% for site traffic and 88% for
aggregated traffic) being along the north/south roadway between SH 121 and
Ridgeview.
13
Table 4
DEFINITION OF LEVEL OF SERVICE FOR SIGNALIZED INTERSECTIONS
Level of
Service Description Example
A and B No delays at intersections with smooth progression of traffic. Residential or rural
Uncongested operations; all vehicles clear in a single signal cycle. streets.
C Moderate delays at intersections with satisfactory to good progres- Urban streets at off-
sion of traffic. Light congestion; occasional back-ups on critical peak hours.
approaches.
D 40 percent probability of delays of one cycle or more at every Secondary CBD
intersection. No progression of traffic along the roadway with streets at peak hours
90 percent probability of being stopped at every intersection (this is the design
experiencing "D" condition. Significant congestion on critical level of service for
approaches, but intersection functional. Vehicles required to wait urban conditions).
through more than one cycle during short peaks. No long standing
lines formed.
E Heavy traffic flow condition. Delays of two or more cycles Primary CBD streets
probable. No progression. 100 percent probability of stopping at at peak hours.
intersection. Limit of stable flow. Blockage of intersection may
occur if traffic signal does not provide for protected turning
movements.
F Unstable traffic flow. Heavy congestion. Traffic moves in forced Central Expressway
flow condition. Three or more cycles to pass through intersection. during rush hour.
Total breakdown with stop -and -go operation.
Gn
FIGURE 7
PERCENT OF ROADWAY CAPACITY
USED BY SITE TRAFFIC
(BASED ON L.O.S. C)
Mb
i
Not to Scale
rn
/ 6l °1
FIGURE 8
PERCENT OF ROADWAY CAPACITY
USED BY AGGREGATED TRAFFIC
(BASED ON L.O.S. C)
FR
Based on the results of this traffic study for the proposed
development, the following conclusions can be drawn.
-- The location of the proposed development in relation to SH 121
allows the majority of vehicles accessing the site to use the
proposed controlled access freeway; reducing the impact on area
roadways.
-- The proposed thoroughfare system will accommodate the projected
traffic of the proposed development.
-- Additional capacity is available on the area thoroughfare for
development of additional properties that will use the same
thoroughfares .
17
t�
AFFIDAVIT AND PROOF OF PUBLICATION
THE STATE OF TEXAS i
COUNTY OF COLLIN
Charles F. Barnard, Jr.
BEFORE ME, the undersigned authority, on this day personally appeared , 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 - James M. Brown
of which the attached is a true and written copy, and which was published in THE ALLEN AMERICAN on
June 11, 1986
and which was issued on 6-11-86 , by City of Allen
of Collin County, Texas. A printed copy of said publication is attached hereto
I CAa,3j0
SUBSCRIBED AND SWORN to before me this 14th day of July , A.D. 19 8 6
Notary Pubf't Pub'in and for Collin County, Texas
Publisher's Fee $ 15 .6 0
CITY OF ALLEN -
NOTICE OF PUBLIC'
U/1%0iEAR)NQ , _j
Notice M hdrdby blgO
that the Allen Ctty'Coun
ctl' will conduct a public
hearing on.Thursday, Ju
'Iy 3, 1986, at 7:30 p.m., it
-the Council Chambers of
he Allen Municipal An
nex, -One Butler Circle,
Allen, Texas, to consider
reuest for permanent
oning of Flood Plain
Planned Development
FP -PD) on 103.5 acres of
,find, as requested by
ames M. Brown.
This request for plann
ed development is 'on
.103.5 acres of land out of
;the F. Dosser Survey,
-Abstract No. 280,
located south of State
Highway 121, andrnbrth
and south of Ridgeview
:Drive. This request. -for
planned development in-
ctudes office, garden of.
fice, corridor commercial
,and industrial
kechnology. 1
Anyone wishing' to
"speak either FOR; or
MGAINST this. request
,for planned development
:is Invited to attend.•this
:public hearing and voice
3elr opinion.
If further information
ineeded, contact the
Department„ of "Com-
Aunity Development at
(.27.9171 or 424.7518
'metro).
Marty Hendrix
City Secretary
(�o be published in the
�111en American on
ednesday, June 11,
1986.1
AFFIDAVIT AND PROOF OF PUBLICATION
THE STATE OF TEXAS
COUNTY OF COLLIN
- _ _ - T_,-_-
Cha les F,d, J .
BEFORE ME, the undersigned authority, on this day personally appeared 4 who �aving 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 - R.D. Stringfellow
of which the attached is a true and written copy, and which was published in,THE ALLEN AMERICAN on
I
April6, 1986 1•, )o
A Lo - \`aLo \'.L
and which was issued on 4-6-86 , by City of Allen
of Collin County, Texas. A printed copy of said publication is a tachje4 h r t .
SUBSCRIBED AND SWORN to before me this 19th day of May , A.D. 19 86-.
Publisher's Fee � 26.40
Notary Publ in and for Collin County, Texas
5 %,� a ac.1�_a�► Z.`�tei cr _ ' � .
UI I Y vr--KLLrn
NOTICE OF
—
CITY OF ALLEN
PUBLIC HEARING
NOTICE OF
PUBLIC HEARING
Notice is hereby give
Notice is hereby given
that the Allen City Coun
cil will conduct a public
that the Allen City Coun-
hearing on Thursday,
cil will conduct a public
April 17, 1986, at 7:30
hearing on 'tThursday,
p.m., in the-_Counci
April 17, 1986, at 1:00
-the
Chambers of the Aller,
p.m., in Council
Chambers of the Allen
Municipal Annex_ On�
Municipal Annex, One
Butler Circle, Allen
Butler Circle, Allen,
Texas, to consider a re
Texas, to consider at re-
quest for annexation o1
quest for annexation of
37.418 acres of land out
37.418 acres of land out
of the Francis Dossel
of the Francis Dosser
Survey, Abstract No. 280
Survey, Abstract No. 280,
Collin County, Texas
Collin County, Texas,
located west of U.S. 7511
located west of U.S. 75,
i 'north of Stacy Road, an
of County Road 150
north of Stacy Road, and
east
as requested by the pro
east of County Road 150,
perty owner, R. D. Str
as requested by the pro-
ingfellow.perty
owner, R. D. Str-
Anyone wishing t
ingfellow.
speak either FOR o
Anyone, wishing to
'either
AGAINST this request i
speak FOR or
hnvited to attend .thi
AGAINST this request is
public hearing and VOICE
invited to attend this
their opinion.
public hearing and voice
If further informatior
their opinion.
is needed, call the Aller
If further information .
Municipal Annex, a
is needed, call the Allen
727-9171 or 424-751E
Municipal Annex, at
727-9_171_ or 424:7518
(metro.)
_
Marty Hendn
(metro.) '
City Secretar
Marty Hendrix
(Published in the Alle
City Secretary
American on Sunday
(Published in the Allen
6,1.9ti6.)
American on Sunday,
,April
AprU 6, 1986.)_ - J