O-833-1-88ORDINANCE NO. 833-1-88
AN ORDINANCE OF THE CITY OF ALLEN, COLLIN COUNTY,
TEXAS, AMENDING COMPREHENSIVE ZONING ORDINANCE NO.
829-11-87 OF THE CITY OF ALLEN, AS HERETOFORE AMENDED, SO
AS TO ESTABLISH PERMANENT ZONING, TO -WIT: "GH" GARDEN
HOME ZONING ON THE FOLLOWING TRACT OF LAND: TRACT NO. 5,
CONTAINING APPROXIMATELY 8.1 ACRES OF LAND, BEING PART OF
A TRACT OF LAND DESCRIBED IN A DEED TO HASSIE HUNT,
RECORDED IN VOLUME 966, PAGE 462, OF THE COLLIN COUNTY
DEED RECORDS, LOCATED IN THE JAMES T. ROBERTS SURVEY,
ABSTRACT NO. 777, COLLIN COUNTY, TEXAS; PROVIDING FOR A
PROPERTY DESCRIPTION; PROVIDING FOR A LAND USE PLAN;
PROVIDING FOR EXHIBITS "A", "B", AND "C"; REGULATING THE
MAXIMUM NUMBER OF DWELLING UNITS; 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 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 on October 2, 1986, 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. 829-11-87, should be amended; and,
WHEREAS, the City Council of the City of Allen passed Resolution No.
750-10-86, which stated that the "GH" district should be considered as a separate
ordinance that satisfies the area and use regulations of Comprehensive Zoning
Ordinance No. 829-11-87, and this request shall be placed on the Council's consent
agenda.
NOW THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE THE
CITY OF ALLEN, TEXAS:
SECTION 1. That Comprehensive Zoning Ordinance No. 829-11-87, as
Ordinance No. 833-1-88 - Page 1
previously amended, be and the same is hereby amended by amending the Zoning Map of
the City of Allen on a 8.1 acre tract of land described in Exhibit "A"'aftached hereto
and made a part hereof for all purposes to give said tract of land the following zoning
classification, to -wit:
Tract No. 5, 8.1 acres - "GH" Garden Home.
SECTION 2. That the land use map approved and 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 Tract 5, "GH".
SECTION 3. That prior to final platting or development of any of the
aforementioned tracts, funds shall be escrowed with the City of Allen in the amount of
17.5 percent of the estimated construction costs for future expanded improvements to
the entire intersection of State Highway 5 and Stacy Road, approved and described as
Exhibit "C" attached hereto and made a part hereof for all purposes.
SECTION 4. . That the land use regulations approved and 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 developing the tract herein zoned "GH" Garden Home.
SECTION 5. That all ordinances of the City of Allen in conflict with the
provisions of this ordinance shall be, and the same are hereby, repealed; providing,
however, that all other provisions of said ordinances not in conflict herewith, shall
remain in full force and effect.
SECTION 6. 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 7. 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 the Comprehensive Zoning Ordinance No. 829-11-87 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 8. That it is hereby declared to be the intention of the City
Council that the sections, paragraphs, sentences, clauses, and phrases of this ordinance
Ordinance No. 833-1-88 - Page 2
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 9. 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 DAY OF 1988.
APPROVED:
e Farmer, Mayor
ATTEST:
r �►�
NAA -
Marty Hendrix, CMC ity Secretary
Ordinance No. 833-1-88 - Page 3
EXHIBIT "A"
ORDINANCE 833-1-88
BEING a 8.14 acre tract of land situated in Collin County, Texas in the James T. Roberts
Survey, Abstract No. 777 and in the Henry Wetsel Survey, Abstract No. 1026 and being
a portion of a tract of land called 148.614 acres conveyed by Hassie Hunt Trust to Hassie
Hunt, Incorporated by deed dated August 5, 1975 and recorded in Volume 966, Page
462 of the Deed Records of Collin County, Texas EXCEPT for a called 4.307 acre tract
of land conveyed out of said 148,614 acre tract by Hassie Hunt, Incorporated to the
State of Texas by deed dated June 12, 1978 and recorded in Volume 1137, Page 857
of the Deed Records of Collin County, Texas and the remainder being more particularly
described by metes and bounds as follows:
COMMENCING at a 1/2 inch diameter iron rod found near the fence at the northeast
corner of the said 148.614 acre tract also being the southeast of the said 4.307 acre
tract conveyed to the State of Texas. Said Point of Commencing lying in the south
right-of-way of F.M. Road 2786 at the northwest corner of a 240.986 acre tract of land
conveyed by West Energy, Inc. to A.P. Development, Inc. by deed dated July 11, 1983
and recorded in Volume 1690, Page 693 of the Deed Records of Collin County, Texas;
THENCE South 89°01145" West along said Southerly right-of-way, a distance of 1211.869
feet to a point for corner;
THENCE Southerly and leaving said Southerly right-of-way South 00037113" West a
distance of 653.224 feet to a point for corner;
THENCE South 89°22147" East a distance of 32.5 feet to a point for corner, said point
being in a curve to the right, having a central angle of 43015119" and a radius of 600.00
feet;
THENCE along said curve an arc distance of 452.968 feet to a point for corner, said
point being in a curve to the right, having a central angle of 24030'08" and a radius
of 1843.916 feet;
THENCE along said curve an arc distance of 788.54 feet to a point for corner, said
point being in a curve to the right, having a central angle of 15030100" and a radius
of 772.42 feet;
THENCE along said curve an arc distance of 208.96 feet to the POINT OF BEGINNING,
said point being in a curve to the right, having central angle of 29030'00" and a radius
of 772.42 feet;
THENCE along said curve an arc distance of 393.319 feet to a point for corner;
THENCE North 66037120" West a distance of 378.081 feet to a point for corner, said
point being in the East right-of-way line of State Highway 5 (100 feet right-of-way);
THENCE North 23022140" East along said Easterly right-of-way a distance of 480.501
feet to a point for corner;
THENCE leaving said Easterly right-of-way South 66°37'20" East a distance of 200.00
feet to a point for corner;
THENCE South 84015114" East a distance of 363.498 feet to a point for corner;
THENCE South 00°00100" West a distance of 534.326 feet to the POINT OF BEGINNING
and containing 8.14 acres of land, more or less.
F.M.2786 - STACY ROAD `
N 82 23'00"E 88.62-
A-07 10'00"
R•2814.70'
7.178.27'
L•352.08'
N 23 22'80"E 18a00'1r_ /
80' UTILITY ESNT.
PROPOSED 1D' N.O.W. DEDICATION
N.O.W.
'GIi
SINGLE FAMILY RESIDENTIAL
0.111
ACREB 01108E
1.8 ACREB
NET
00 DWELLING UNITS MAX. •
6000 80. FT. MIN. PER LOT
FOMT OF
DE411MNN1G
i
EXHIBIT "B"
ORDINANCE NO 833-1-88
LOCATION MAP
NOT TO SCALE
1****
Moo"
0 100 200 300
SCALE V 100'
EXHIBIT "B"�
LAND USE PLAN
i
w
w
1XIE�S�u�fr�4
SHEET
OF
N
"EXHIBIT C" ORDINANCE NO 833-1-88
INTERSECTION CAPACITY ANALYSIS FOR
SH 5 L STACY ROAD
SH 5 L EXCHANGE PARKWAY
IN ALLEN, TEXAS
INTRODUCTION
Jones-Friebele Consulting Engineers, Inc. has been requested to
perform an intersection capacity analysis for the intersections
of SH 5 L Stacy Rd. and SH 5 L Exchange Parkway. This analysis
has been recommended to the City of Allen by the NCTCOG as a
result of two recent development requests that appear to have a
significant impact on the portion of SH 5 between Stacy Road and
Exchange Parkway.
The analysis uses analysis procedures contained in the Highway
Capacity Manual, Special Report 209 of the Transportation
Research Board for planning analysis of signalized intersections
with multilane approaches.
METHODOLOGY
Capacity analysis of specific intersections involves the
projection of intersection approach traffic and the specific
movements that can be expected to occur. Both intersection of
this analysis are expected to be a minimum of three thru lanes
and one exclusive left turn lane on each of the four approaches
divided from the three opposing departure lanes by a raised
median. This configuration is a standard design for the area.
Future traffic volumes for the approach links have been derived
from two recent. traffic impact studies involving the Dabney
tract, east of SH 5 and the Hunt Property tract immediately west
of SH 5. In addition, the NCTCOG has projected traffic on
specific links based on future projected population and
employment in the area. These data have also been used in this
analysis. The NCTCOG data has the likely effect of "double
counting" of projected traffic as their analysis procedure has
undoubtedly included some, if not all, of the effect of the
Dabney and Hunt Property tracts. Therefore, the resulting
traffic volumes used in this analysis can be viewed as a maximum
level that nicht be expected.
It might be noted that three of the four approaches of the SH
5/Exchange Pkwy. intersection do not include vehicle trips
assigned from the Hunt Properties tract. This data apparently
was not provided in the impact study for the proposed
development, according to NCTCOG. In addition, the COG
background volumes for the south approach of SH 5 at Exchange
Pkwy. has been estimated by this study.
JONES-FRIEHELE
CanmdkV Engkwts Inc.
Tables 1 and 2 present the daily traffic volumes on each approach
link for the three sources and have been summed to show the total
2 -way, 24-hour volumes used in the analysis. These data were
reduced to a PM peak hour, approach movement level by application
of a peak hour percentage of 12x and directional splits ranging
from 60 to 70 percent in the peak direction for the PK period.
Percentages were then applied to the total peak hour intersection
approach volume for left and right turn movements. as shown.
these results were then used directly in the analysis procedure
illustrated on the Planning Analysis Worksheets (Figures 1 and 2)
for the standard six -lane, divided configuration.
Five different intersection geometric scenario& were developed
and used for both intersections. These were:
Case 1 -- Standard 6-D configuration consisting of a four
lane approach (three thru lanes with right turns
sharing the outside thru lane and one exclusive
left turn lane) and a three lane departure lane.
Case 2 -- The geometries of Case 1 with the addition of
another exclusive left turn lane (dual lefts) for
the north and southbound directions only.
Caae 3 -- Dual lefts on all four approaches.
Case 4 -- Dual ie£ts on all four approaches with
additional exclusive right turn lanes on the north,
and eastbound approaches only.
Case 5 -- Dual lefts and exclusive richt turn lanes on all
four intersection approaches.
RESULTS
The standard Highway Capacity Manual meithod of analysis was
performed on each intersection for each of the five scenarios
described. The measure of effectiveness determined was the
Volume to Capacity ratio (V/C) for the intersection as a whole.
The V/C ratio is based on a Level of Service 'C' where a V/C of
1.0 indicates the border between level 'C' and level 'D'. The
goal of this analysis was to determine the geometric condition
that resulted in a V/C ratio of less than 1.0. and desirably in
the vicinity of 0.70 to 0.75.
The following table presents the results of the analysis in terms
of the V/C ratio for both intersections and for each of the five
cases analyzed.
JONES-fRIEBELE
CamAiem En*,"m fns.
It should be noted that the V/C ratio improves only slightly for
the Case 5 at both intersections. This would suggest that the
costsinvolved to provide exclusive right turn lanes on a,ll
approaches may not ne worth the improvement in traffic flow that
would occur.
RECOMMENDATIONS
Based on the above results, it is recommended that the City of
Allen consider the following: I
SH 5 6 Stacy Rd_
1. Provide dual left turn lanes on all four approaches
with initial reconstruction of the intersection in the
future.
2. Provide construction of exclusive right turn lanes on
the eastbound and northbound approaches at the time of
initial reconstruction and provide the right-of-way
necessary for possible future construction of the
remaining two exclusive right turn lanes if the need
should be identified.
JONES - FRIEBELE
C*=Akq Enghe m Inc.
V/C
Ratio
--------------------------------
SH 5 s.
SH 5 s
Scenario
---------------------------
Stacy Rd.
----------------
Exchange Pkwy.
--------------
Case
1 --
Standard 6-D
1.01
0.88
Case
2 --
Dual lefts for
0.97
0.81
NB G. S8 only.
Case
3 --
Dual lefts for
0.88
0.74
all approaches.
Case
4 --
Dual lefts all appr.
0.75
0.61
and NB & EB exclusive
richt turn lanes.
Case
5 --
Dual lefts and exclusive 0.72
0.60
richt turn lanes all
approaches.
It should be noted that the V/C ratio improves only slightly for
the Case 5 at both intersections. This would suggest that the
costsinvolved to provide exclusive right turn lanes on a,ll
approaches may not ne worth the improvement in traffic flow that
would occur.
RECOMMENDATIONS
Based on the above results, it is recommended that the City of
Allen consider the following: I
SH 5 6 Stacy Rd_
1. Provide dual left turn lanes on all four approaches
with initial reconstruction of the intersection in the
future.
2. Provide construction of exclusive right turn lanes on
the eastbound and northbound approaches at the time of
initial reconstruction and provide the right-of-way
necessary for possible future construction of the
remaining two exclusive right turn lanes if the need
should be identified.
JONES - FRIEBELE
C*=Akq Enghe m Inc.
SH 5 & Exchange Parkway
1. Provide dual
with initial
future.
left turn lanes on all four approaches
reconstruction of the intersection in the
These improvements would provide overall intersection operations
at a Level of Service 'C' with the traffic volumes projected and
used in this analysis.
LI
JOKES-FRlEBELE
Cmkdin Engi "m k -c.
Location:
Traffic
Component
----------------
Dabney-Bowen
Hunt Prop.
COG Bkgrnd.
Total 2- Way. 24 -Hr.
Characteristic
TAB LE 1
SH 5 & Stacy Rd. --
Allen,
TX
------------------------------------
APPROACH
Approach Dir. Split
North
------
South
------
East
------
West
------
3,836
9,024
5,201
2,310
1,907
5,584
5,145
3,391
20,134
-------
20,057
-------
6,128
-------
8,683
25,877
34,665
16,474
-------
14,384
PM Peak Hr (@12x)
3,105
4,160
1,977
1,726
Approach Dir. Split
40x
65%.
40x
70x
(PM Peak Hr.)
Approach Vol. (vph)
1,242
2,704
791
1,208
x Right turn
8x
20%
15i
12%
x Left turn
10%
lox
10%
20% '
Approach Mvmts.
-----------------
Left (vph)
124
270
79
242
Right (vph)
99
541
119
145
Straight (vph)
1,019
1,893
593
822
---- See Planning Application
Worksheet
for lane
distribution
JONES -FRESEIE
Cor&Ak q Engkmwm kw-
PLANNING APPLICATION WORKSHEET
Intersection• S H Da+— 4-1j Q
AySt:� �Jcr>es--rr: Time Period Analyzed
Project Na 3°.4 city/qtr A i i. n .
SN 5
SB TOTAL N -S STREET
11
I- L
3Nf 37w l 315 12� i -lq r WS TOTAL
99
2'10
I I
EB TOTAL I I I
� 1
EB IT —
WB TH = 2 31
WB IT —
EB TH —
3u OR
Aa
11� � 237
124 Z37�- L 37
Ti 4 -/ 9 --
gtL $lZ 2?I
el40
I
( E W S=
12- $t 1
Yr!
270
NB TOTAL
NB LT - 210
SB TH — 371
SB LT — 174
OR
NB TH —
'I35
MAXIMUM
SUM OF CRITICAL CAPACITY
VOLUMES LEVEL
0 TO 1,200 UNDER
1,201 to 1,400 NEAR
> 1,400 OVER
X11 + 13 14 l aST,'01
E W'C
'Cr N -S CRITICAL
FIGURE 1
TABLE 2
Location: SH 5 s Exchange Pkwy. -- Allen, TX.
APPROACH
Traffic------------------------------------
Component North South East West
---------------- ------ ------ ------ ------
Dabney-Bowen
9,024
6,467
7,190
3,464
Hunt Prop.
5,584
0
0
0
COG Bkgrnd.
20,057
-------
19,000
-------
1,600
9,402
Total 2- Way. 24 -Hr.
34,665
25,467
-------
8,790
-------
12,866
Characteristic
PM Peak Hr (@12x)
4,160
3,056
1,055
1,544
Approach Dir. Split
40%
70%
40%
70%:
(PM Peak Hr.)
Approach Vol. (vph)
1,664
2,139
422
1,081
%c Right turn
10%
20%c
15%c
15%.
x Le --47t turn
12:
10%
i0X
25%'
Approach Mvmts.
-----------------
Left (vph)
200
214
42
270
Right (vph)
166
428
63
162
Straight (vph)
1,298
1,497
316
648
---- See Planning Application
Worksheet
for lane
distribution
JOP M-FRIEBELE
Cana Wq En&sm Inc.
PLANNING APPLICATION WORKSHEET
Ex cJ► a nor Piwy Date-
Analyst� S – i •�IO•Q lQ �^yt S V l�, Time Peziod Anal; zed• M Z }
PmiLmd r,"10300 { - tea b,,,,�• A 1..,� city/scat, A 1 i< n fic
SX 5 -
SB TOTAL N S STREET
0
l� 20o I r 454 2ao I 31(44Z2
y s% 4ts�
1,294 1 ( I 42
21fl lu ILI
2
42.
270 4L K'�-
_ 2-10
� rob G L W t 4L8 t�
270 � —
lt,L
f'Z `�Z l`WSTR-ErT
Z
Z10 1,41t47
I,o81 `4%
EBTOUL
I
INB TOTAL
EB LT – Zi O NB LT – 21
MAXIMUM
WB TH – 1 Zi SB TH – 491 SUM OF CRITICAL CAPACITY
VOLUMES LEVEL
WB LT'
– qZ SB' LT – 2Q0 0 TO 1,200 UNDER
OR
EB TH – Z NB TH – G4 Z OR 1,201 to 1,400 NEAR
> 1,400 OVER
l:
+ (,21q STATUS? vlc
E -W CRMCAL N -S CRITICAL
FIGURE 2
AFFIDAVITJ AND PROOF OF PUBLICATION
THE STATE OF TEXAS
COUNTY OF COLLIN ,
BEFORE ME, the undersigned authority, on this day personally appeared R. WAYNE NVEDGENVORTH, 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 Ireyucntly than once a ,t
week, having a general circulation in said county, and having been published re"ularly and continuously fur more than Lwelve nwnths
prior to publishing
Ordinance #833-1-88
of which the attached is a true and written copy, and which was published in THE ALLEN AMERICAN on
January 13 & 17, 1988
and which was issued on January 13, 1988 ,� � th City of Al n �
of Collin County, Texas. A printed copy of said publication att<tch her
s
L
SUBSCRIBED AND SWORN to before me this 10 day of e b r u a r V r�A
" .D. 19 88
Publisher's fee S
37.80 Notary Public in and for Collin County, Texas
PUBLIC NOTICE
Not a is hereby given that the following!
ordinance was adopted by the Allen Cityl
Council In their regular meeting held om
Thursday, January 7, 1988 (Title and
Penalty Clause only):
Ordinance No. 833-1-88: An Ord)
nanced of the City of Allen, Collin County,
Texas, Amending Comprehensive Zoning,
Ordinance No. 829-11-87 of the City ofi
Allen, As Heretofore Amended, So As To
Establish Permanent Zoning To -Wit: Tract
No. 5, Containing Approximately 8.1 Acres'
of Land to "GH" Garden Home Zoning
Being Part of a Tract of Land Described in i
Deed to Hassie Hunt, Recorded in Volume
966, Page 462, of the Collin County Deed
Records, Located in the James T. Robertsl
Survey, Abstract No. 777, Collin County,
Texas; Providing for a Property Descrip-
tion; Providing for a Land Use Plan; Provid i
ing for Exhibits "A", "B", and "C", Regulat
ing the Maximum Number of Dwelling
,Units; Providing for a Penalty of Fine Not
ITo Exceed the Sum of One Thousand
Dollars ($1,000.00) for Each Offense;
Providing for A Severability Clause; and
Providing for an Effective Date. 1l
That any person, firm, or corporation
violating any of the provisions or terms of
his ordinance shall be subject to the same
penalty as provided for in the Comprehen-
sive Zoning Ordinance No. 829-11-87 of
the City of Allen, as heretofore amended,
and upon conviction shall be punished by
fine not to exceed the sum of one thousand
dollars ($1,000.00) for each offense.
Y A copy of this ordinance may be read or
purchased in the Office of the City Secret-
",ary, City of Allen, One Butler Circle, Allen,
(Texas.
Marty Hendrix, CMC
City Secretary
(TO BE PUBLISHED IN THE ALLEN
AMERICAN ON WEDNESDAY, JANU-'
ARY 13, 1988 AND SUNDAY, JANUARY
L7, 1988) - I -- i
1 I VUbLIL: IVU I K;t
i
ice is hereby given that the following
ordinance was adopted by the Allen City
Council in their regular meeting held on
Thursday, January 7, 1988 (Title and
Penalty Clause only):
I Ordinance No. 833-1-88: An Ordi.
nanced of the City of Allen, Collin County,
Texas, Amending Comprehensive Zoning
Ordinance No. 829-11-87 of the City ofi
Allen, As Heretofore Amended, So As To
Establish Permanent Zoning To -Wit: Tract
No. 5, Containing Approximately 8.1 Acres
of Land -to "GH" Garden Home Zoning1
Being Part of a Tract of Land Described in a
'Deed to Hassie Hunt, Recorded in Volume
966, Page 462, of the Collin County Deed
Records, Located in the James T. Roberts
Survey, Abstract No. 777•, Collin County'
(Texas; Providing fora Property Descrip!
tion; Providing for a Land Use Plan; Provid-
ing for Exhibits "A", "B", and "C", Regulate
Ing the Maximum Number of Dwelling
nits; Providing for a Penalty of Fine Note
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.
That any person, firm, or corporation
violating any of the provisions or terms of
this ordinance shall be subject to the samel
penalty as provided for in the Comprehen-I
sive Zoning Ordinance No. 829-11-87 of
the City of Allen, as heretofore amended,
and upon conviction shall be punished by
fine not to exceed the sum of one thousand
dollars ($1,000.00) for each offense.
A c8py of this ordinance may be read or,
purchased in the Office of the City Secret'
ary, City of Allen, One Butler Circle, Allen,
rTexas.
* Marry Hendrix,
City Sec
(TO BE PUBLISHED IN THE A
'AMERICAN ON WEDNESDAY, J
'ARY 13, 1988 AND SUNDAY, JANI
[17,_1988) _
i
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