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O-1172-5-93ORDINANCE NO. 117 2 - 5 - 9 3 AN ORDINANCE OF THE CITY OF ALLEN, COLLIN COUN'T'Y, TEXAS, REPEALING ORDINANCE NOS. 613-&85 (PLANNED DEVELOPMENT NO. 32), 732-9-86 (PLANNED DEVELOPMENT NO. 41), 503-4-84 (PLANNED DEVELOPMENT NO. 20), 5374-84 (PLANNED DEVELOPMENT NO. 27), AND 538-8-84 (PLANNED DEVELOPMENT NO. 28); AND CHANGING THAT CERTAIN TRACT IN ABSTRACT NO. 854 OF THE ALFRED SLACK SURVEY FROM AGRICULTURE -OPEN SPACE (A -O) AND AMENDING COMPREHENSIVE ZONING ORDINANCE NO. 829-11-87, AS PREVIOUSLY AMENDED, SO AS TO ESTABLISH PERMANENT ZONING, TO -WIT: FLOOD -PLAIN PLANNED DEVELOPMENT NO. 54 (FP -PD NO. 54), ON THE FOLLOWING -DESCRIBED TRACTS OF LAND: 242.7 ACRES OF LAND IN ABSTRACT NO. 274 OF THE J. J. DRIGGERS SURVEY AND ABSTRACT NO. 489 OF THE SHADRICK JACKSON SURVEY; 15.7 ACRES OF LAND IN ABSTRACT NO. 914 OF THE D. M. TUCKER SURVEY; 100.1 ACRES OF LAND IN ABSTRACT NO. 110 OF THE HENRY BRANDENBURG SURVEY AND ABSTRACT NO. 705 OF THE J. W. PARSONS SURVEY; 91.9 ACRES OF LAND IN ABSTRACT NO. 110 OF THE HENRY BRANDENBURG SURVEY; 741.1 ACRES OF LAND IN ABSTRACT NO. 347 OF THE JESSE A. GOUGH SURVEY, ABSTRACT NO. 914 OF THE DAVID M. TUCKER SURVEY, ABSTRACT NO. 704 OF THE JAMES W. PARSONS SURVEY, ABSTRACT NO. 854 OF THE ALFRED SLACK SURVEY, ABSTRACT NO. 381 OF THE ISAAC HERRING SURVEY, AND ABSTRACT NO. 47 OF THE JOAB BUTLER SURVEY, 147.6 ACRES OF LAND IN ABSTRACT NO. 347 OF THE JESSE A. GOUGH SURVEY AND ABSTRACT NO. 854 OF THE ALFRED SLACK SURVEY; 64.6 ACRES OF LAND IN ABSTRACT NO. 711 OF THE CATHERINE PARSONS SURVEY; 6.1 ACRES OF LAND IN ABSTRACT NO. 711 OF THE CATHERINE PARSONS SURVEY; 123.4 ACRES OF LAND IN ABSTRACT NO. 711 OF THE CATHERINE PARSONS SURVEY; 165.3 ACRES OF LAND IN ABSTRACT NO. 711 OF THE CATHERINE PARSONS SURVEY; 13.7 ACRES OF LAND IN ABSTRACT NO. 711 OF THE CATHERINE PARSONS SURVEY, 15.5 ACRES OF LAND IN ABSTRACT NO. 711 OF THE CATHERINE PARSONS SURVEY; 196.0 ACRES OF LAND IN ABSTRACT NO. 544 OF THE MICHAEL LEE SURVEY; 36.2 ACRES OF LAND IN ABSTRACT NO. 325 OF THE JOHN FYKES SURVEY, 21.5 ACRES OF LAND IN ABSTRACT NO. 325 OF THE JOHN FYKES SURVEY AND ABSTRACT NO. 702 OF THE L. K. PEGUES SURVEY; 66.7 ACRES OF LAND IN ABSTRACT NO. 702 OF THE L. K. PEGUES SURVEY AND ABSTRACT NO. 325 OF THE JOHN FYKES SURVEY; 8.6 ACRES OF LAND IN ABSTRACT NO. 325 OF THE JOHN FYKES SURVEY AND ABSTRACT NO. 484 OF THE W. J. JACKSON SURVEY; 4.1 ACRES OF LAND IN ABSTRACT NO. 711 OF THE CATHERINE PARSONS SURVEY; 8.3 ACRES OF LAND IN ABSTRACT NO. 711 OF THE CATHERINE PARSONS SURVEY; 20.9 ACRES OF LAND IN ABSTRACT "NO. 711 OF THE CATHERINE PARSONS SURVEY; 28.0 ACRES OF LAND IN ABSTRACT NO. 711 OF THE CATHERINE PARSONS SURVEY; 64.8 ACRES OF LAND IN ABSTRACT NO. 711 OF THE CATHERINE PARSONS SURVEY; 38.4 ACRES OF LAND IN ABSTRACT NO. 484 OF THE W. J. JACKSON SURVEY AND IN ABSTRACT NO. 713 OF THE A. B PERRIN SURVEY; 48.0 ACRES OF LAND IN ABSTRACT NO. 713 OF THE A. B. PERRIN SURVEY, ABSTRACT NO. 708 OF THE W. M. PERRIN SURVEY AND ABSTRACT NO. 711 OF THE CATHERINE PARSONS; 13.8 ACRES OF LAND IN ABSTRACT NO. 484 OF THE W. J. JACKSON SURVEY; 46.0 ACRES OF LAND IN ABSTRACT NO. 484 OF THE W. J. JACKSON SURVEY; AND 42A ACRES OF LAND IN ABSTRACT NO. 484 OF THE W. L JACKSON SURVEY AND IN ABSTRACT NO. 713 OF THE A. B. PERRIN SURVEY, CITY OF ALLEN, COLLIN COUNTY, TEXAS; PROVIDING FOR EXHIBIT "A" LEGAL DESCRIPTION, EXHIBIT' 'B" LAND USE PLAN, EXHIBIT "C" HEIGHT RESTRICTIONS, COMMUNITY FACILITIES, EXHIBIT "D" RECREATION AND GREENBELT PLAN, EXHIBIT "E" GOLF CLUB AND COMMUNITY RECREATION AND GREENBELT PLAN, EXHIBIT W GOLF COURSFAHKE AND BIKE SITE PLAN, EXHIBIT "G" PHASE ONE CONCEPT PLAN, AND EXHIBIT W AREA AND USE REGULATIONS AND DEVELOPMENT STANDARDS; PROVIDING FOR A PENALTY OF FINE NOT TO EXCEED THE SUM OF TWO THOUSAND DOLLARS ($2,000.00) FOR EACH OFFENSE, PROVIDING FOR A SEVERABILITY CLAUSE, AND PROVIDING FOR THE EFFECTIVE DATE OF SAID ORDINANCE. 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 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 Ordinance Nos. 613-6-85 (PD -32), 732-9-86 (PD -41), 503-4-84 (PD -20), 537-8-84 (PD -27), and 538-8-84 (PD -28) should be repealed, that certain tract in Abstract No. 854 of the Alfred Slack Survey presently delineated as Agriculture -Open Space (A -O) should be changed, and Comprehensive Zoning Ordinance No. 829-11-87, as previously amended, should be amended; NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ALLEN, TEXAS: SECTION 1: That from and after the effective date of this ordinance, Ordinance Nos. 613-6-85 (PD - 32), 732-9-86 (PD -41), 503-4-84 (PD -20), 537-8-84 (PD -27) and 538-8-84 (PD -28) are hereby repealed. SECTION 2: That Comprehensive Zoning Ordinance No. 829-11-87 of the City of Allen, Texas, as previously amended, and that certain tract in Abstract No. 854 of the Alfred Slack Survey, presently delineated as Agriculture -Open Space (A -O), be and the same are hereby amended by amending the Zoning Map of the City of Allen, as described in Exhibit "A" attached hereto and made a part hereof for all purposes, by changing the zoning classification to permanent zoning of Flood -Plain Planned Development No. 54 (FP -PD No. 54). SECTION 3: That Exhibit "B" Land Use Plan; Exhibit "C" Height Restrictions; Community Facilities, Exhibit "D" Recreation and Greenbelt Plan; Exhibit "E" Golf Club and Community Recreation and Greenbelt Plan; Exhibit "F" Golf Course/Hike and Bike Site Plan; Exhibit "G" Phase One Concept Plan; and Exhibit "H" Area and Use Regulations and Development Standards are attached hereto and made a part hereof for all purposes and shall be adhered to in their entirety. Ordinance No. 1172-5-93 page 2 SECTION 4: That the property described in Exhibit "A" shall be used in the manner and for the purposes provided for in Exhibits 'B," "C," "D," 'B," "F," "G" and "H." 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; provided, however, that all other provisions of said ordinances not in conflict herewith shall remain in full force and effect. 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. 829-11-87 of the City of Allen, as previously amended, and upon conviction shall be punished by a fine not to exceed the sum of Two Thousand Dollars ($2,000.00) for each offense. SECTION 7: That it is hereby declared to be the intention of the City Council that the sections, paragraphs, sentences, clauses, and phrases of this ordinance are severable; and if any phrase, clause, sentence or section of this ordinance shall be declared unconstitutional or invalid by any judgment or decree of a court of competent jurisdiction, such unconstitutionality or invalidity shall not affect any other remaining phrase, clause, sentence, paragraph or section of this ordinance; and the City Council hereby declares it would have passed the remaining portions even though it had known the affected parts would be held unconstitutional. SECTION 8: That this ordinance shall take effect immediately from and after its passage and publication in accordance with the provisions of the Charter of the City of Allen, and it is accordingly so ordained. DULY PASSED AND APPROVED BY THE CITY COUNCIL OF THE CITY OF ALLEN, TEXAS, ON THE 6 Tx DAY OF MAY , 1993. N APPROVED AS TO FORBA: A. Don C Y APPROVED: J e Farmer, MAYOR ATTEST: J Mo n, CITY SECRETARY Ordinance No. 1172-5-93 page 3 Ordinance No. 1172-5-93 EXHIBIT "A" THE BRIAR RIDGE INVESTMENTS PROPERTY IS DESCRIBED AS: A 242.7 -acre tract of land situated in Collin County, Texas in the J. J. briggers Survey, Abstract No. 274 and in the Shadrick Jackson Survey, Abstract No. 489; and A 15.7 -acre tract of land situated in Collin County, Texas in the D. M. Tucker Survey, Abstract No. 914; and A 100.1 -acre tract of land situated in Collin County, Texas in the Henry Brandenburg Survey, Abstract No. 110 and the J. W. Parsons Survey, Abstract No. 705; and A 91.9 -acre tract of land situated in Collin County, Texas in the Henry Brandenburg Survey, Abstract No. 110 and being a part of a 98.83 -acre tract; and A 741.1 -acre tract of land situated in Collin County, Texas in the Jesse A. Gough Survey, Abstract No. 347, the David M. Tucker Survey, Abstract No. 914, the James W. Parsons Survey, Abstract No. 704, the Alfred Slack Survey, Abstract No. 854, the Isaac Her- ring Survey, Abstract No. 381, and the Joab Butler Survey, Abstract No. 47; and A 147.6 -acre tract of land situated in Collin County, Texas in the Jesse A. Gough Survey, Abstract No. 347 and the Alfred Slack Sur- vey Abstract No. 854; and A 64.6 -acre tract of land situated in Collin County, Texas in the Catherine Parsons Survey, Abstract No. 711 and being part of an 82.7 -acre tract; and A 6.1 -acre tract of land situated in Collin County, Texas in the Catherine Parsons Survey, Abstract No. 711 and being a part of an 82.7 -acre tract; and A 123.4 -acre tract of land situated in Collin County, Texas in the / Catherine Parsons Survey, Abstract No. 711 and being a part of a 153.065 -acre tract, a part of a 230.917 -acre tract, and a part of a 181.374 -acre tract; and A 165.3 -acre tract of land situated in Collin County, Texas in the Catherine Parsons Survey, Abstract No. 711 and being a part of a 230.917 -acre tract; and A 13.7 -acre tract of land situated in Collin County, Texas in the Catherine Parsons Survey, Abstract No. 711 and being a part of a 153.06 -acre tract; and Ordinance No. 1172-5-93 EHhibit 11 R" Ordinance No. 1172-5-193 A 15.5 -acre tract of land situated in Collin County, Texas in the Catherine Parsons Survey, Abstract No. 711 and being a part of a 153.065 -acre tract; and A 196.0 -acre tract of land situated in Collin County, Texas in the Michael Lee Survey, Abstract No. 544 and being a part of a 280.0 -acre tract; and A 36.2 -acre tract of land situated in Collin County, Texas in the John Fykes Survey, Abstract No. 325 and being a part of a 280.0 -acre tract; and A 21.5 -acre tract of land situated in Collin County, Texas in the John Fykes Survey, Abstract No. 325 and the L. K. Pegues Survey, Abstract No. 702 and being a part of a 280.00 -acre tract, a 40.482 - acre tract, and a 31.112 -acre tract; and A 66.7 -acre tract of land situated in Collin County, Texas in the L. K. Pegues Survey, Abstract No. 702 and the John Fykes Survey, Ab- stract No. 325 and being a part of a 280 -acre tract, a 40.482 -acre tract, and a 31.112 -acre tract; and An 8.6 -acre tract of land situated in Collin County, Texas in the John Fykes Survey, Abstract No. 325 and the W. J. Jackson Survey, Abstract No. 484 and also being a part of a 280.0 -acre tract; and A 4.1 -acre tract of land situated in Collin County, Texas in the Catherine Parsons Survey, Abstract No. 711; and An 8.3 -acre tract of land situated in Collin County, Texas in the Catherine Parsons Survey, Abstract No. 711; and A 20.9 -acre tract of land situated in Collin County, Texas in the Catherine Parsons Survey, Abstract No. 711; and A 28.0 -acre tract of land situated in Collin County, Texas in the Catherine Parsons Survey, Abstract No. 711; and A 64.8 -acre tract of land situated in Collin County, Texas in the Catherine Parsons Survey, Abstract No. 711; and A 38.4 -acre tract of land situated in Collin County, Texas in the W. J. Jackson Survey, Abstract No. 484 and the A. B. Perrin Survey, Abstract No. 713; and A 48.0 -acre tract of land situated in Collin County, Texas in the A. B. Perrin Survey, Abstract No. 713, the W. M. Perrin Survey, Abstract No. 708 and the Catherine Parsons Survey, Abstract No. 711; and A 13.8 -acre tract of land situated in Collin County, Texas in the W. J. Jackson Survey, Abstract No. 484; and Ordin4nce No. 1172-5-93 A 46.0 -acre tract of land situated in Collin County, Texas in the W. J. Jackson Survey, Abstract No. 484; and A 42.4 -acre tract of land situated in Collin County, Texas in the W. J. Jackson Survey, Abstract No. 484 and the A. B. Perrin Survey, Abstract No. 713. a, 7 41 0 • 0 L] n LJ U BRIAR41RIDGE INVESTMENTS ARADA AMADA ARAMA Residential Land Planners FRANZMAN/DAVIc5 0 A&Bodate& Ltd. ATLANTA THE BALDWIN COMPANY REALTORS TERRY HAINES (214) 247-1700 Civil Engineers coo CARTER & BURGESS,INC. DALLAS Coordinating Planners r:j RichardFerrara Architect, Inc. Architects & Land Planners RICHARDSON Traffic Engineers aarton.Aschman Amtociataa, Inc. DALLAS EXHIBIT "H" Ordinance No. 1172-5-93 TABLE iV-2 Floor to Area Ratios in the Non -Residential Districts Tract No. Zoning Approximate Net Acres Approximate Sq. Ft. Maximum Development in Sq. ft. FAR Calculations 1 CC/E 30.5 1,328,580 535,788 7.0 ac. @ 0.75:1 23.5 acres @ 0.30:1 2 CC/E 35.3 1,537,668 997,959 17.6 acres @ 1:1 17.7 acres @ 0.30:1 3 TR 35.3 1,539,227 1,539,227 35.3acres @ 1:1 4 CC/PC 48.0 2,090,880 627,264 45.8 acres @ 0.30:1 2.2 acres @ 0.75:1 4A CC/PC 7.1 307,717 307,717 7.06 acres @ 1:1 5 TR 46.7 2,034,252 1,252,350 23.4 acres @ 0.75:1 22.4 acres @ 0.50:1 6 TR 52.0 2,265,120 1,320,957 17.3 acres @ 0.75:1 34.7 acres @ 0.50:1 7 TR 36.2 1,576,872 985,545 18.1 acres @ 0.75:1 18.1 acres @ 0.50:1 8 TR 36.2 1,576,872 985,545 18.1 acres @ 0.75:1 18.1 acres @ 0.50:1 9A OT 60.1 2,617,956 1,308,978 60.1 acres @ 0.50:1 9B OT 73.6 3,206,016 1,869,813 24.5 acres @ 0.75:1 49.1 acres @ 0.50:1 10 OT OT 69.1 77.2 3,009,996 3,362,832 1,755,468 1,681,416 23.0 acres @ 0.75:1 46.1 acres @ 0.50:1 11 77.2 acres @ 0.50:1 12 OT 33.5 1,459,260 729,630 33.5 acres @ 0.50:1 13 Sc 18.4 801,504 240,415 18.4 acres @ 0.30:1 14 SC 13.7 596,772 179,032 13.7 acres @ 0.30:1 15 SC 15.1 657,756 197,327 15.1 acres @ 0.30:1 16 TR 31.8 1,385,208 1,038,906 31.8 acres @ 0.75:1 17 TR 41.7 1,816,452 1,362,339 41.7 acres @ 0.75:1 Total 761.5 33,170,940 18,915,676 n • Ll • J • • • • Section I Section II PLANNED DEVELOPMENT DISTRICT REGULATIONS FOR TWIN CREEKS _ _ A. Introduction 1 ordinance N®. 11 B. Summary of the Request C. Purpose and Intent [Hhibit �� � Supporting Documentation A. Comparison with Zoning Request and Comprehensive Plan B. Existing Residential Development Rights C. Existing Non -Residential Development Rights Section III General Provisions Section IV Commercial District Regulations A. General Regulations B. District Regulations PZ.1 1. Shopping Center TF.1 2. Commercial Corridor KH.1 3. Office Technology CF.1 4. Technology Research C. Floor to Area Ratios D. Use Chart Section V Multi -family Residential District Regulations A. Multi -family District Regulations B. Density Bonus System Section VI Single Family Residential District Regulations A. General Regulations B. District Regulations 1. SF -1 2. SF -2 3. SF -3 4. SF -4 5. MDSF C. Summary of Development Regulations D. Single Family Densities and Unit Counts by Tract Section VII Community Facilities District Regulations Section VIII Attachments OM.1 Ownership Map EZ.1 Existing Zoning PZ.1 Proposed Zoning TF.1 Proposed Thoroughfare Plan KH.1 Height Restrictions Due to Kittyhawk CF.1 Community Facility, Recreation and Greenbelt Plan CF.2 Proposed Revisions to AISD Comprehensive Plan, W. of U.S. 75 CF.3 Fire Stations A.1 Golf Club and Community Recreation and Greenbelt Plan A.2 Golf Course/Hike and Bike Trail Site Plan A.3 Phase 1 Conceptual Subdivision Plan REVISED 5/17/93 • J SECTION I A - INTRODUCTION The Twin Creeks property contains 2,400± acres, as illustrated in Attachment OM. 1, Ownership Map, and has recently been acquired by Briar Ridge Investments, Inc. Briar Ridge Investments will retain ownership of the multifamily and commercial areas. The residential development of this land will be undertaken by the Arvida Company or one of its affiliates ("Arvida"), whose reputation for quality single family residential, golf course communities, and commercial development has been well established across the United States. Arvida Company is currently developing a high-end residential community called SouthRidge Lakes in northeast Tarrant County. The existing zoning on the Twin Creeks property is the reflection of various separately owned and planned P.D. District ordinances that were established during the early to mid 1980's. One • goal of this zoning request is to incorporate and redistribute the various development densities and restrictions of the existing seven (7) Planned Development Districts into an overall master planned community. Given the size and location of Twin Creeks, this master planned community includes a mixture • of various employment centers, retail services and recreational facilities to serve the over 6,200 residential housing units planned for this area. For the purposes of this ordinance, "Developer" shall mean any person or entity who is then actively engaged in the planning, platting and development and management of any real property • located in the Twin Creek Planned Development or any such successors or assigns so designated by the developer. • • I-1 n u • B - SUMMARY OF THE REQUEST Existing Development Rights • Non -Residential Development Rights Attachment EZ.2, Existing Zoning illustrates the existing zoning on the property. A majority of this property was zoned in the 1980's through various planned development districts. If all the property zoned for non-residential uses was to be developed under existing development • standards, approximately 30 million square feet of development could be constructed. This figure seems ambitious when compared to 62 million square feet existing in the Dallas Central Business District, 25 million square feet existing in Las Colinas and 15 million square feet in the city of Richardson's commercial corridor along Central Expressway. • Residential Development Rights If all the existing Planned Development Districts within the Twin Creeks Areas were built out to their maximum residential potential, then approximately 7,000 dwelling units could be constructed. Of this total approximately one third of these units (or approximately 2,400 units) • were planned to be multi -family, with a maximum density of 18 dwelling units per acre. The remaining two thirds of the units (or approximately 4,500 units) were planned to be a combination of townhomes, garden, zero lot line and conventional single family homes. The lot sizes range from 4,000 to 12,000 square feet, and accordingly, the house sizes range from 1,200 to 2,500+ square feet. u Proposed Development Rights Non -Residential Development Rights • The proposed zoning for Twin Creeks basically retains the areas planned as employment centers in the corridor areas along S.H. 121 and U.S. 75. The plan also provides for both regional scale retail adjacent to U.S. 75 and neighborhood scale shopping facilities at the intersections of Alma and McDermott and Alma and Exchange Parkway. This master plan addresses the locations of viable retail tracts, while eliminating other locations which were not ideal due to • location and/or natural features of the sites (i.e. heavily wooded areas). This Planned Development District also limits the development densities to those which can reasonably be achieved and successfully marketed now and in the future. The floor to area ratios range from 0.30:1 to 1:1, and if developed to the maximum densities permitted, the commercial areas in Twin Creeks could yield approximately 19 million square feet of development. • I-2 0 n u A salient factor in the thoroughfare planning for this land is the inclusion of a major connection between U.S. 75 and S.H. 121, to be the extension of Exchange Parkway. This thoroughfare • with its heavily landscaped medians and parkways will provide a vital link between these two freeways, and ultimately to Dallas/Fort Worth International Airport, a major factor in the ability to attract major corporations to this location. • Residential Development Rights The current request is also for a mixture of residential unit types and densities; however, the lot and house sizes will generally be larger, especially in close proximity to the planned golf course. The option for medium density housing has been retained in areas that were deemed appropriate due to proximity of non-residential uses and/or high activity community facilities such as a • community park and a high school. The amount of the multi -family units permitted has been reduced by over 15 % compared to what is currently permitted, from a maximum of 2,361 units to 2,179 units. In Twin Creeks, these units have been planned to be closer to the planned employment center along U.S. 75, and will also act as a buffer between single family uses west of Watters Branch and the non-residential uses east of this creek area and between McDermott • Road and the planned single family north of McDermott. The following Table I-1, Summary of Proposed Zoning and Attachment PZA, Proposed Zoning summarizes the requested zoning on this 2,400± acre tract of land. • • • • • I-3 0 TRACT Ns ZONING GROSS ACRES R.O.W. FLOOD PLAIN NET ACRES 1 CC -E 30.5 - - 30.5 2 CC -E 35.3 - - 35.3 3 TR 42.4 - - 42.4 4 CC -PC 48.0 - - 48.0 5 TR 46.7 - - 46.7 6 TR 52.0 - - 52.0 7 TR 36.2 - - 36.2 8 TR 36.2 - - 36.2 9A OT 62.8 2.7 - 60.1 9B OT 77.5 3.9 - 73.6 10 OT 73.1 4.0 - 69.1 11 OT 79.3 2.1 - 77.2 12 OT 37.5 2.3 1.7 33.5 13 SC 19.0 0.6 - 18.4 14 SC 13.7 - - 13.7 15 SC 16.6 1.5 - 15.1 16A TR 50.8 19.0 - 31.8 16B CF 22.1 1.7 20.4 - 17 TR 56.8 15.1 - 41.7 18 MF 20.0 2.4 5.0 12.6 19 MY 12.0 1.5 0.6 9.9 20 MF 11.8 0.7 1.2 9.9 21A CF/MF 6.2 0.8 2.9 2.5 I-4 TRACT N4 ZONING GROSS ACRES R.O.W. FLOOD PLAIN NET ACRES 21B CF/MF 14.2 0.7 2.0 11.5 22 MF 19.1 0.8 5.3 13.0 23 MF 15.3 0.8 1.5 13.0 24 MF 15.5 - 1.5 14.0 25A SF 159.4 1.9 7.1 150.4 25B CF/SF 12.2 - 7.4 4.8 26 CF/SF 6.2 0.4 1.3 4.5 27 SF 122.4 5.0 6.8 110.6 28 SF 34.6 0.8 - 33.8 29 MDSF 20.7 - 2.7 18.0 30 CF/SF 43.3 1.7 2.6 39.0 31 MDSF 9.3 - 4.8 4.5 32A SF 351.0 9.5 - 341.5 32B SF 114.8 2.4 - 112.4 32C SF 184.8 - - 184.8 32D NR 11.1 1.1 - 10.0 32E CF/NR 28.3 2.0 5.5 20.8 32F CF 8.0 - - 8.0 32G CF/GC 217.6 2.7 209.0 5.9 33 MDSF 41.6 3.6 - 38.0 34A CF/SF 37.3 3.9 - 33.4 34B CF 22.1 1.6 12.9 7.6 [TOTAL 2375.3 97.2 302.2 1975.9 I-5 Ll C - PURPOSE & INTENT :J The purpose of this Planned Development district is to provide the proper regulations to assure that the Twin Creeks Communities are developed as a coordinated, comprehensive project in order to take advantage of the opportunities afforded by Rowlett Creek, Watters Branch Creek and the existing natural features. This ordinance assures compliance with the spirit and intent • of the Planned Development (PD) Ordinance, Section 3.01(X) of the City of Allen Comprehensive Zoning Ordinance 829-11-87. An objective of this ordinance is to be responsive to changing community needs and desires while establishing the specific location of all non- residential uses and additionally providing flexibility in the final design of residential uses that will be established based on the current and future market demands. • This Planned Development Ordinance combines provisions for the opportunity for innovative community design concepts and site planning, consistent with orderly development considering existing natural resources, with provisions for the submittal and review of projects which consist of residential, commercial, recreational, community service, and open space uses in creative • spatial relationships. By using the stated maximum of 4,100 single family dwelling units and the Table VI -2 stating the maximum densities by Tract as the primary control factors for residential development within the community of Twin Creeks, various sizes and scales of residential products will be blended • into a more cohesive, balanced community reflective of current and future market demands. i A diversity of relationships, building heights, building masses, landscaping, architecture, and open spaces will result. Consistency with the provisions and intent of the City of Allen Comprehensive Zoning Ordinance and Subdivision Ordinance is ensured through the City's review and approval process. • It is the intention of the developer to effectively use the natural topography and open space by preserving many of the most prominent and distinctive vistas and natural features while blending the suburban development into the topography through the use of sensitive site design. • This ordinance has as an objective the creation of a document which will result in the development of a high quality balanced business and living environment, responsive to the social, economic, and physical needs of the inhabitants of the Twin Creeks Planned Development, City of Allen, and surrounding areas. This document is also designed to implement the goals, policies, and guidelines of the City. :7 I-6 • SECTION H SUPPORTING DOCUMENTATION • Comparison of Twin Creeks with the City of Allen's 1992 Comprehensive Plan As part of the planning process for the Twin Creeks Master Plan, we reviewed and analyzed the City of Allen's 1992 Comprehensive Plan. Generally, the results of this analysis indicated that • the overall land use plan, goals and policies for Twin Creeks are generally in accordance with those of the City of Allen. The following summarizes the pertinent results of this comparative analysis: • The proposed land uses in Twin Creeks are generally as indicated on the city's "Land • Use and Mgjor Thoroughfare Plan ". Specifically, employment centers and associated commercial and retail uses are located along the commercial corridors of U.S. 75 and S. H. 121; that neighborhood scale retail is located at major intersections; that the higher density, multi -family, housing is located • near the proposed employment centers and as a buffer between single family and commercial uses, and a mixture of single family lot and home sizes are provided from Watters Branch Creek westward towards Custer Road. • The Comprehensive Plan calls for ultimately, on a City wide basis, a 66/34 ratio between low density single family and medium to high residential units. • The Twin Creek original master plan reflected a goal for a unit mix of 65 % of the dwelling units to be single family and the remaining 35 % for higher density dwelling units. However, with the Planning Commission's requested inclusion of an option medium density, approximately 15 % of the total single family dwelling units could • actually be medium density. Therefore, this decreased the potential for low density housing and increased the higher density housing so that the resultant is 50% single family, 15% medium density and 35% high density. • In accordance with the Comprehensive Plan, Twin Creeks is proposing a "balance of • housing sizes with an emphasis on larger homes" as well as providing housing opportunities for all income and age groups. • In the Comprehensive Plan, Neighborhood Residential is defined as follows: • "This land use category is intended for development of mixed density residential neighborhoods. It provides for flexibility of specific locations and uses within the neighborhood provided that design principal and development policies of the city are maintained and provided uses fall within the maximum levels of the control totals and area acceptable densities levels to the City ". • 0 • Given that a majority of the residential areas in Twin Creek are designated as "Neighborhood Residential" on the Land Use and Major Thoroughfare Plan, this • concept has been adopted as part of the overall development strategy for the residential areas of Twin Creeks. Specifically, the Planned Development District ,Ordinance states the specific unit cap as 4,100 single family dwelling units. Four specific districts, each with its own development standards are included. This system will allow for maximum flexibility in density mix and unit types, only being controlled by the maximum unit totals as defined by tract in the Ordinance. This built in flexibility is salient to allow for • the development of Twin Creeks to meet the market demands over the next 20 years. • Based on the population projections for the City of Allen, 3,769 additional dwelling units will be needed to house the City of Allen's population in the year 2000. • This population could be accommodated within the dwelling units currently planned for development within Twin Creeks. • As part of the future planning for park and recreation facilities for the existing and future residents of the City of Allen, the Comprehensive Plan recognizes that "As the City • develops, a proportion of the recreational facilities will be provided by the private sector", and further states that "some developments may offer private recreational areas for residents. " Twin Creeks is planned to have an extensive system of private recreational facilities to • complement the park and linear greenbelt facilities. These private facilities include a swimming pool, pavilion, tennis courts, play fields, playground equipment, etc. Also planned as a privately developed recreational amenity will be a golf course, which will be a focal point for all of the development of Twin Creeks, residential and non- residential alike. • • • • II -2 41 • The improving and an expanding open space/greenbelt system is a goal of the city as well as the Twin Creeks developers and land owners. The connection of the Rowlett Creek • and Watters Branch Creek green belts would provide an linear connection between these two important open space/creek areas. The Twin Creeks master plan is calling for extensive landscape and irrigation along and in the median of Exchange Parkway as well as sidewalks along this thoroughfare to encourage pedestrian and bicycle movements between these two open space areas. North/south greenbelt linkages will also be provided along Watters Branch Creek and Rowlett Creek or close proximity to Rowlett • Creek. • The "natural scenic panorama" afforded by Watters Branch Creek is recognized in the Comprehensive Plan as well as within Twin Creeks. • Recognizing that in its natural state, Watters Branch Creek will serve as a aesthetic amenity as well as a visual buffer between the dissimilar uses on each side of the creek. Therefore, as the land develops along both sides of Watters Branch, the natural character, hence, the scenic quality will be preserved through the retention of the as many trees and foliage to the extent possible. • • The General Urban Design Goals emphasize the importance of the maintenance of a high quality appearance within the City. The specific goals under this general goal addresses such items as preservation of the natural beauty, requirement for underground utilities, sign regulations, encouragement of a variety of building materials and designs throughout • the city, etc. All these items are addressed, and in many areas enhanced, in Twin Creeks. • II -3 0 • • An integral component of the 1992 Comprehensive Plan is that new developments should • generally be within the "Control Totals" per Neighborhood Planning Areas (NPA's) as defined in the Plan. To begin this analysis the Twin Creeks area was re -defined by the city's Neighborhood Planning Areas, as indicated in Table II -1. • • • J TABLE H-1 A COMPARISON OF THE CITY OF ALLEN'S NEIGHBORHOOD PLANNING AREAS TO TWIN CREEKS NPA TOTALACRES ACRES IN TWIN CREEKS % OF TOTAL ACRES 1 452 130 29 6 1,412 786 56 7 655 208 32 8 120 17 14 9 757 388 51 12 478 103 22 16 628 1 508 81 17 230 230 100 TOTAL 4,732 2,370± 50 Table II -2, indicates the ratio of dwelling units, population and employment by Neighborhood Planning Area projected for the Twin Creeks Area. Then, finally in Table II -3, the actual • residential densities, population and employment projected for Twin Creeks was calculated by NPA. As evidenced through this analysis, the proposed Twin Creeks Community is well within the Control Totals as projected in the 1992 Comprehensive Plan, and the low density to high density residential split is generally reflective of the City's overall goals for residential development. • • II -4 C7 • • • • • • • • • • • TABLE H - 2 DWELLING UNITS, POPULATION AND EMPLOYMENT PER CITY OF ALLEN COMPREHENSIVE PLAN NPA DWELLING UNITS POPULATION EMPLOYMENT TOTAL ACRES LDR -- MDR 37 HDR -- TOTAL 1 37 93 1,984 130 6 2,046 180 199 2,425 7,290 112 786 7 461 79 297 837 2,369 186 208 8 32 28 52 112 299 -- 17 9 898 22 366 1,286 3,754 392 388 12 -- 95 279 374 935 1,157 103 16 786 688 889 2,363 6,379 1,442 508 17 1 TOTALS % OF TOTAL D.U.'S -- 4,223 57% -- 1,129 15% -- 2,082 28% -- 7,43411 100% -- 4,540 230 21,119 IF 9,813 2,370 Note: Population estimated at 2.5 persons per dwelling unit for MDR and HDR, 3.1 persons per dwelling unit for LDR. II -5 TABLE H - 3 DWELLING UNITS, POPULATION AND EMPLOYMENT IN TWIN CREEKS NPA DWELLING UNITS POPULATION EMPLOYMENT TOTAL ACRES L/MDR HDR TOTAL 1 0 0 0 0 704 130 6 1,732 0 1,732 5,369 200 786 7 842 0 842 2,610 0 208 8 70 0 70 217 0 17 9 789 360 1,149 3,196 1,273 388 12 0 0 0 0 1,040 103 16 667 1,819 2,486 6,776 2,267 508 17 TOTALS 0 4,100* 0 2,179 0 6,279 0 18,168]F7 1,913 7,482IF 230 2,370 % OF TOTAL D.U.'S 65% 35% 100% * Included in the total number of single family units is a potential for a maximum of 605 medium density dwelling units. The location and actual density of these medium density units will be determined at the time of platting. However, the total number of single family dwelling units, including the medium density will be 4,100, maximum. Note: Population estimated at 2.5 persons per dwelling unit for MDR and HDR, 3.1 persons per dwelling unit for LDR. II -6 The following Tables are summaries of the development densities and intensities as permitted • by the existing Planned Development District Ordinances within the Twin Creeks area. Tables II -4 and II -5 detail the existing residential development rights, and Table II -6 details the non- residential development rights. • J • • n u • L TABLE H-4 SINGLE FAMILY, ZERO LOT LINE, GARDEN HOMES AND TOWNHOUSES PERMITTED UNDER EXISTING P.D.'S TRACT BASE MAXIMUM MINIMUM LOT MINIMUM NUMBER ZONING NUMBER SIZE IN UNIT SIZE IN DISTRICT OF UNITS SQ. FT. SQ. FT. P.D. 20 4 R-4 500 15% -12,000 40% -2,000 55% -9,000 60% -1,800 30% - 8,400 5 TH 220 4,000 15% -2,000 12% -1,800 43% - 1,600 30% - 1,400 9 TH 100 4,000 17% - 1,800 43% - 1,600 40% - 1,400 10 TH 62 4,000 14% - 1,800 55% - 1,600 31% - 1,400 11 GH 96 5,000 1,400 12 2F 28 7,500 1,225 (3,750 / UNIT) 15 R-4 333 33% - 7,500 40% -2,000 60% - 9,000 60% - 1,800 7% - 12,000 LOTS ABUTTING NORTH PROPERTY LINE - MIN. 12,000 SQ. FT. DEDICATION OF PARK LAND (FLOOD PLAIN) WHEN ABUTTING LAND IS PLATTED OR EARLIER IF REQUESTED BY THE CITY P.D. 28 A-1, A-2 TH 288 4,000 20% - 1,200 30% - 1,400 30% - 1,600 20% - 1,800 II -7 J • J u Ll • • • • TABLE II- 4 SINGLE FAMILY, ZERO LOT LINE, GARDEN HOMES AND TOWNHOUSES PERMITTED UNDER EXISTING P.D.'S CONTINUED TRACT BASE NUMBER MINIMUM LOT MINIMUM NUMBER ZONING OF UNITS SIZE UNIT SIZE DISTRICT IN SQ. F.T IN SQ. FT. P.D. 41 1 20% -9,000 1,200 R-5 309 80% -7,500 2, 3 7,500 1,200 PART OF R-5 34 4,500 1,200 3 CONSTRUCTION OF TWO RIGHT TURN LANES, FUND TRAFFIC IMPROVEMENTS AT BETHANY/ROWLETT INTERSECTION, DEDICATION OF 26 ACRES OF FLOOD PLAIN P.D. 38 TRACT D. U.'S MAXIMUM MIN. UNIT SIZE NUMBER PER ACRE NUMBER IN SQ. FT. OF UNITS 1,2 4.9 344 25% - 1,200 25% - 1,400 8 3.1 227 20% - 1,600 20% - 1,800 12 3.9 100 10% -2,000 THE INTENT OF THIS PLAN WAS TO PROVIDE A MIX OF RESIDENTIAL USES WITHIN EACH NEIGHBORHOOD WITH THE MAXIMUM NUMBER OF UNITS AND OVERALL DENSITIES CONTROLLED BY THE BASE ORDINANCE. THE PERMITTED HOUSING TYPES ARE: STANDARD SINGLE FAMILY WITH MINIMUM 7,500 SQ. F.T LOTS ZERO LOT LINE / GARDEN HOMES WITH MINIMUM 5,000 SQ. FT. LOTS AND, ATTACHED SINGLE FAMILY WITH A MINIMUM 4,000 SQ. FT. LOTS 10 ACRE PARK SITE TO BE DEDICATED WEST OF ALMA ROAD. II -8 r L 1• I• • • r, • 1• C: TABLE 11-4 SINGLE FAMILY, ZERO LOT LINE, GARDEN HOMES AND TOWNHOUSES PERMITTED UNDER EXISTING P.D.'S CONTINUED TRACT BASE MAXIMUM MINIMUM MINIMUM NUMBER ZONING NUMBER OF LOT SIZE IN UNIT SIZE DISTRICT UNITS SQ. FT. IN SQ. Fr.- P.D. 23 SFD-1 R-3 68 12,000 2,500 SFD-2 R-4 393 10,000 2,000 SFD-3A R-4 314 9,000 1,800 SFD-3B R-4 386 30% -9,000 60% - 1,800 40% -8,500 40% - 1,600 30% -8,000 SFD-4 R-5 563 7,500 50% - 16,00 50% -1,400 SFA -1 TH(GH) 257 5,000 1,200 2-F =2-F 211 8,000 11200 AN ARCHITECTURAL CONTROL COMMITTEE (ARC) IS REQUIRED. A SCREENING WALL COMPOSED OF BERM AND/OR LIVING MATERIALS SHALL BE ERECTED AND MAINTAINED ALONG McDERMOTT. BOULEVARD TREATMENT AND MEDIAN LANDSCAPING ALONG MAJOR THOROUGHFARES IS REQUIRED. ALL TREES ALONG ROWLETT CREEK 6" CALIPER OR MORE SHALL BE PRESERVED UNLESS WRITTEN PERMISSION FROM THE ARC IS OBTAINED. THE OWNER SHALL DEDICATE: A SCHOOL AND PARK SITE (13.6 AC.), A FIRE STATION SITE (2.0 AC.) AND ALL FLOOD FRINGE AREAS (164.1 AC.). THE OWNER SHALL ACT AS A CATALYST TO BRING SEWER TO THE AREA, TO BE FUNDED THROUGH PRO -RATA NOTE: A TOTAL OF 2,361 APARTMENT UNITS ARE PERMITTED WITHIN THESE PLANNED DEVELOPMENT DISTRICTS, THE DENSITY PERMITTED IS 18 DWELLING UNITS PER ACRE, WITH A MAXIMUM OF 200 UNITS PER TRACT. TABLE H-5 RESIDENTIAL DEVELOPMENT RIGHTS IN P.D.'s 20, 23, 28 & 41 PLANNED DEVELOPMENT N4 SINGLE FAMILY Z.L.L./GARDEN/ PATId HOMES/DUPLEX TOWNHOMES MULTI -FAMILY ACRES UNITS ACRES UNITS ACRES UNITS ACRES UNITS P.D. 20 279.7 833 25.7 124 73.4 382 37.1 667 P.D. 23 519.4 1,724 31.0 211 23.8 257 36.0 648 P.D. 28 47.6 285 16.9 304 P.D. 41 84.2 343 11.2 200 IF -TOTALS 883.3 2,900 56.7 335 144.8 924 101.2 1,819 J1 Planned Development District 38 was designed to permit maximum flexibility, and to encourage a mix of housing types, including single family, zero lot lines, duplexes and townhomes. The percentage of each type of unit is dependent upon the overall unit mix, densities, and the maximum number of units permitted by ordinance for each individual tract. The following is a summary of the overall densities permitted by tract within P.D. 38. MAI TABLE H -5A RESIDENTIAL DEVELOPMENT RIGHTS IN P.D. 38 TRACT N4 ACRES MAX.N2 OF UNITS D.U./ACRE 8 72.1 227 3.1 1 & 2 70.1 344 4.9 12 25.7 100 3.9 3,7& 11 31.7 542 18.0 TOTALS 199.6 1,213 UNU TM M TMRF.R nF R FC1nFNT1 A 1. T TNTTQ P1P12 MTTT1P"- SF, DUPLEX, TH, Etc., = 49836 MF = 2,361 (includes the 33 existing homes in Raintree) II -10 7,191 TABLE H-6 NON - RESIDENTIAL DEVELOPMENT RIGHTS PER EXISTING ZONING R/LR/SC OFFICE CONEWERCIAL COMMERCIAL/OFFICE LIGHT INDUSTRIAL C.F. P.D. # ACRES SQ. F1'. PER P.D. ACRES SQ. FT. PER P.D. ACRES SQ. FT. PER P.D. ACRES SQ. FT. PER P.D. ACRES SQ. FT. PER P.D. ACRES P.D. 20 60.4 2,104,891 83.7 3,645,972 133.1 4,638,268 15.4 P.D. 23 41.2 1,435,738 21.7 945,253 16.1 P.D. 27 29.8 1,038,740 72.8 2,536,934 135.8 5,471,136 1.8 P.D. 28 39.1 1,703,196 25.5 888,624 P.D. 32 104.3 4,543,308 28.9 P.D. 38 21.2 738,777 21.9 953,964 10.1 P.D. 41 2.9 75,643 27.0 TOTALS 125.7 4,355,049 3005 12,830,433 98.3 3,425,558 135.8 5,471,136 133.1 4,638,268 993 TOTAL NON-RESIDENTIAL DEVELOPMENT RIGHTS 30,720,444 SQUARE FEET n SECTION III • GENERAL PROVISIONS 1. For the purpose of this ordinance, Attachment PZ. 1, Proposed Zoning Plan shall show conceptual alignments of thoroughfares and general locations and delineations of Zoning Areas within the Twin Creeks Planned Development. The Proposed Zoning Plan is accompanied by Planned Development Conditions which establishes the permitted uses, development densities and maximum number of units per tract. 2. Existing land uses within the Twin Creeks Planned Development are considered as • permitted uses within these PD regulations. 3. Terms used in this ordinance shall have the same definitions as given in the Allen Comprehensive Zoning Ordinance unless otherwise defined herein. 4. Any details, issues or zoning districts requirements not specifically covered by this ordinance shall be subject to the provisions of the Allen Comprehensive Zoning Ordinance, No. 829-11-87. 5. This ordinance is adopted pursuant to the regulations contained in Section 3.01(X) of the • Allen Zoning Ordinance, No. 829-11-87. It is specifically intended by such adoption that the development standards contained herein shall regulate development within the Twin Creeks Planned Development. 6. If an application is made to amend this ordinance for a specific Tract or Tracts within • the Twin Creeks Planned Development, for the purposes of legal notification, notice of said application for the rezoning request shall be delivered only to owners of land located within two hundred (200) feet of the Tract or Tracts under consideration for rezoning or for the establishment of a Specific Use Permit. 7. All City of Allen ordinance references within this ordinance shall mean those municipal ordinances that are current at the time of platting or development. 8. It is the intent of the Developer or Builder to study the flood plains as established in the Rowlett Creek Watershed Study for the purpose of adjusting, utilizing and/or reclaiming portions of the flood plain for various recreational and development related uses. It is acknowledged that any such activity shall follow the City of Allen's regulations regarding engineering standards, impact upon flood plain elevations and review and approval processes. • 9. A. Thoroughfare Standards: The Developer or Builder shall construct streets and thoroughfares, adjacent to their property, to the following minimum standards, and in no event shall the developer be required to construct and/or dedicate more • than stated herein. Width of Pavement Dedicated Right -of -Way • Alleys 12' 16' Residential Streets 31' 50' Residential Collectors 37' 60' Major Thoroughfares 25'* 6 lane - 120'* 8 lane - 132'* • • • r, • u • 0 * Dedicated right-of-way on major thoroughfares shall be widened at intersections with other major thoroughfares to allow for adequate future turning lanes. This widening shall be as specified in Figures III- A and III -B and Table III -1, and Attachment TF. 1, Thoroughfare Plan, which shall be attached to and made a part of this ordinance. The thoroughfare facilities agreement shall assign intersection improvement costs funding. B. Design Standards for Exchange Parkway: The following standards for geometric design and access management shall govern the design of Exchange Parkway, between U.S. 75 and S.H. 121. Their intent is to: • Provide a design capacity sufficient to accommodate anticipated flows at a Level of Service C (LOS Q. • Provide high capacity connections for interchanging movements to regional freeways at each end. • Provide for the organization and management of access to abutting properties in ways which protect through lane capacity, and provide a high level of safety, and, • To provide for 8 lanes between U.S. 75 and Bray Central, and between Ridgeview and S.H. 121 and 6 lanes between Bray Central and Ridgeview, as specified in B.2. below. 1. Specific Design Standards: a. Lane Width: 12 feet b. Median Width: 8 lane sections - 16' minimum 6 lane sections - 28' minimum C. Right -of -Way width: 8 lane sections - 132' minimum 6 lane sections - 120' minimum d. Intersecting Streets: ROW width on approaches shall be widened in accordance with figure A or Figure B as specified on Table III -1 of this Ordinance. • • • J • n \J n L F_I 7 2. The following design standards are for the 6 lane portion of Exchange Parkway, between Bray Central and Ridgeview Drive: a. Design Speed: b. Grades: C. Horizontal curves: d. Parking: e. Lateral clearance: f. Median opening spacing: 9. h. Driveways: 50 mph 5.0% max., with less than 4.0% desirable 1400' min. radius w/normal crown 1100' min. radius w/reserve cross slope none permitted 6' clear minimum, both sides of through lane flow Permitted only at public street intersections with a minimum spacing of 1/4 mile. Mid -block crossovers may be provided if built to restrict cross access by means of a hooded (or one-way) median opening design, see Figure III -C. Near intersections - at least 150' from edge of drive to curbline of cross street. Spacing between drives, 200 feet center to center Approach radius - 30' minimum Exit radius - 20' minimum Deceleration Taper - required Joint use of commercial drives encouraged Internal storage requirements (on-site stack space): Parking Spaces Minimum Served by Storage Driveway Length* Less than 50 28 ft. 50 to 200 60 ft. more than 200 85 ft. * Measured from curbline of closest through lane Sidewalks: Not located adjacent to curb of any through lane. Located within the ROW and/or an easement so to be a minimum of 5'from curb for any through lane. Meet ADA design requirements. TABLE III- 1 SUMMARY OF INTERSECTION IMPROVEMENTS INTERSECTION DIRECTION OF I APPROACH LANE REQ, ROW PER TRAVEL CONFIGURATION FIGURE Exchange & Raintree EB 8-D, STD. WB 8-D, STD. NB 4-D, Ex-R X B SB 4-D, STD. Exchange & Watters EB 6-D, D-L, Ex-R X X A WB 8-D, D-L, Ex-R X A NB 6-D, D-L, Ex-R X X A SB 6-D, D-L, Ex-R X X A Exchange & Bray Central EB 6-D, STD. WB 6-D, STD. NB 4-D, STD. SB 4-D, STD. Exchange & Alma EB 6-D, STD. A WB 6-D, STD. A NB 6-D, Ex-R X A SB 6-D, STD. A Watters & McDermott EB 8-D, D-L, Ex-R WB 8-D, D-L, Ex-R X A NB 6-D, D-L SB 6-D, D-L, Ex-R X X A Watters & Bray Central EB 4-D, STD. WB 4-D, STD. NB 6-D, STD. SB 6-D, STD. Watters & Raintree EB 4-D, STD. WB 4-D, STD. NB 6-D, D-L X A SB 6-D, D-L X A TABLE M-1 SUMMARY OF INTERSECTION JAWROVEMIENTS (CONT.) INTERSECTION DIRECTION OF APPROACH LANE REO.LANE ROW PER TRAVEL FIGURE McDermott & Alma EB 8-D, STD. WB 8-D, STD. NB 6-D, STD. SB 6-D, D -L X A McDermott & Custer EB 6-D, D -L WB 6-D, STD. NB 6-D, STD. SB 6-D, STD Exchange & Ridgeview EB 6-D, STD. A WB 6-D, STD. A NB 6-D, STD. A SB 8-D STD. STD.: Standard Section; D -L: Dual Left; Ex -R: Exclusive Right 60'R Proposed Pedestrian and / Utility Easement 00' RI ht Turn Lane W O o � _ O W r G 30'R(1) �1) NOTE: t 36'R. curb returns should be used at 1 Intersections In commercial and Industrial C areas or on roadway with high volumes of trucks. M M T 'same for a lanes SUGGESTED INTERSECTION IMPROVEMENTS FOR 4 LANE OR 6* LANE DIVIDED ROADWAYS DUAL LEFT TURN AND RIGHT TURN BAYS O 0 ^MIMI C M M 1 W 0 0 r I i prcpeseC Puoestrian acid /Utility Likew.nent L % 150, MLln/ 30'R -- _ (t) 30'R,, —a. ("NOTE: 36'R. curb returns should be used at 1 intersections In commercial and Industrial 1 areas or on roadways with high volumes of trucks. SUGGESTED INTERSECTION IMPROVEMENTS FOR 4 LANE OR 6 LANE DIVIDED ROADWAYS LEFT TURN AND RIGHT TURN BAYS O 0 i SEE OETAIL ff 331' r.. I f1f N� 1f0� N� tl�, is' .t■ fT.Tt t.ccs 60' • L 0 0 9 FULL MEDIAN DESIGN MEDIAN OPENING DETAIL 0 FIGURE III -C • 10. A written approval from the Twin Creeks Architectural Control Committee's with the • ACC's comments and recommendations shall be encouraged and may be required by the City of Allen to be a part of any formal submittal to the City of Allen for zoning, platting, site plan, or building permit. Developer or Builder shall obtain such approval from the ACC. • 11. A minimum landscape easement of fifteen (15) feet shall be provided along McDermott, Alma Drive, Watters, Exchange Parkway, U.S. 75 and S.H. 121. Within the combined parkway and the designated landscape easement, the Developer or Builder shall install meandering sidewalks, berms (with a maximum slope of 3: 1), plant materials and automatic irrigation systems. The sidewalk shall be designed to meander is such a way that it is located a minimum of 5' from the curb line and alternately to be within 5' to • 0' from the back of the landscape easement. This undulation should occur approximately every 300 feet of frontage. This sidewalk may be eliminated in the event that other parallel walkways such as designated publicly accessible alternative transportation routes are available and can form a link to sidewalks at either end subject to City approval of sidewalk segment. If parking is placed abutting this landscape easement then the 2 foot • bumper overhang is not permitted within this landscape easement. This easement may be designated as a utility and/or pedestrian easement as appropriate. The medians of all divided thoroughfares shall also be landscaped with trees, ground cover and/or grass and funded per the terms of the facilities agreement. • 12. Prior to the approval of a Final Plat for any tract within this Planned Development District, an overall facilities agreement, for all tracts within this Planned Development District, acceptable to both the City of Allen and the Property Owner shall be executed. This facilities agreement shall address the distribution of costs and responsibility for construction and maintenance of Exchange Parkway, Watters Road, Alma Road, McDermott Drive, and Ridgeview Drive. The components of these roadways to be addressed will include parkways, through lanes, right and left turn lanes, easements, medians, bridges, landscaping, irrigation and street lighting. t • The dedication of park lands to the City of Allen shall not relieve the Owner/Developer of any obligation for the funding of the streets and bridges abutting the dedicated properties. r] III -9 0 n u • SECTION IV NON - RESIDENTIAL DISTRICTS A. GENERAL PROVISIONS ! 1. Architectural Design Elements: To assure that all tracts will be designed and constructed in a quality manner with an aesthetic appearance sensitive to overall design goals for Twin Creeks, all buildings within any given tract shall be of harmonious design, utilizing compatible styles, materials, color and lighting. 2. Service Facilities, Outdoor Storage and Trash Containers: Service facilities, outdoor • storage areas, as may be allowed, and trash containers shall be screened from the remainder of the site area, adjacent land uses, and publicly dedicated streets. 3. Outdoor Displa3L Outdoor display of merchandise in the retail areas shall only be permitted during the hours of operation of the retail business. The area use for outdoor • display be limited to a maximum of 30% of the width of the building. 4. Exterior Lighting_ a. Exterior lighting fixtures, whether attached to building and/or free standing shall be of harmonious design on all buildings either individually or jointly owned • within abutting lots within a tract. b. All exterior light fixtures regardless of type or location shall be of downlight or "indirect cut off" type design so that the light bulbs are not directly visible. • C. Fixtures located in the yards adjacent to residentially zoned districts may be mounted on the building less than 12 feet above average grade in the area. If desired to be mounted greater than 12 feet above grade, they shall be mounted at the property line on appropriately colored poles and directed so as not to shine toward adjacent homes. • 5. Utilities: All on-site utilities and utility connections shall be located underground, including electrical, telephone and television cables and wires. Transformers or other utility company apparatus shall be adequately screened within the guidelines of the affected utility company. • • IV -1 0 r 1 L-A 6. Landscaping: Landscaping of non-residential sites shall be in accordance with Section 3.05 of the City of Allen Comprehensive Zoning Ordinance, as amended except as • provided herein: a. A minimum of ten (10) percent of the gross land area, and five (5) percent of all parking areas shall be landscaped with ground cover, grass, shrubs, trees, flowers or other such landscape materials. The "parking area" shall include the parking . spaces, maneuvering areas, islands, and all land to the back of curb of the parking lot area. b. A minimum landscape easement of fifteen (15) feet shall be provided along McDermott, Alma Drive, Watters, Exchange Parkway, U.S. 75 and S.H. 121. Within the combined parkway and the designated landscape easement, the • Developer or Builder shall install meandering sidewalks, berms (with a maximum slope of 3:1), plant materials and automatic irrigation systems. The sidewalk shall be designed to meander in such a way that it is located a minimum of 5' from the curb line and alternately to be within 5' to 0' from the back of the landscape easement. This undulation should occur approximately every 300 feet • of frontage. This sidewalk may be eliminated in the event that other parallel walkways such as designated publicly accessible alternative transportation routes are available and can form a link to sidewalks at either end. If parking is placed abutting this landscape easement then the 2 foot bumper overhang is not permitted within this landscape easement. This easement may be designated as a utility and/or pedestrian easement as appropriate. C. The medians of all divided thoroughfares shall also be landscaped with trees, ground cover and/or grass and funded per the terms of the facilities agreement. • d. All landscaping shall consist of living materials. Artificial plant material is expressly prohibited. 7. Site Screening Materials: Acceptable screening materials include masonry and/or landscaping in combination with masonry fencing, as well as solid landscaped hedges in • conjunction with color coated chain link or ornamental metal in combination with masonry pilasters. However, wood fencing as well as metal or wood slats in chain link shall be prohibited screening materials in the non-residential areas of Twin Creeks. • u IV -2 40 • 8. Rooftop Mechanical Equipment: All rooftop mechanical equipment shall be screened on all sides with a visual barrier to be installed and maintained at a minimum height • above finished grade equal to the height above grade of the highest point on any of the mechanical equipment being screened, e.g. appropriate parapet or individual equipment screening. Architectural elements such as parapet walls, "mansard" type screen enclosures or other architectural design techniques are acceptable for screening rooftop equipment. • 9. Architectural Control Committee: A written approval from the Twin Creeks Architectural Control Committee's with the ACC's comments and recommendations shall be encouraged and may be required by the City of Allen to be a part of any formal submittal to the City of Allen for zoning, platting, site plan, or building permit. • Developer or Builder shall obtain such approval from the ACC. 10. Permitted Uses: The uses permitted within the non-residential areas shall be as indicated in the Schedule of Land Uses, Table IV -1 of this ordinance as well as unlisted uses which are similar to the specified uses, provided that the activities conducted observe the requirements of all City ordinances. In the event that the determination of "similar" uses • is not mutually agreed to between the applicant for a building permit and the Building Official, then an appeal to the Board of Adjustment may be submitted as provided for in Section 4.04 of the Comprehensive Zoning Ordinance, No. 829-11-87. In accordance with the City of Allen Comprehensive Zoning Ordinance, No. 829-11-87, • the following designations are herein being utilized: • = permitted S = permitted by Specific Use Permit A = permitted as a Accessory Use T = temporary • • IV -3 • B. DISTRICT REGULATIONS • "CC -E" CORRIDOR COMMERCIAL DISTRICT REGULATIONS 1. PURPOSE: The intent of this district is to permit a variety of intense entertainment, • lodging, restaurant and related retail and recreation facilities to serve the local residents and corporate citizens as well as to be a regional focal point for these activities. Entertainment, lodging, restaurants in clusters and/or individually sited and related retail are the general land uses permitted. Private clubs will be encouraged in the hotel and restaurant facilities. • 2. GENERAL REGULATIONS: The development of this property shall be in accordance with the provisions of the Commercial Corridor District (CC) as set forth in Section 3.01(S) of the City of Allen Comprehensive Zoning Ordinance # 829-11-87, except as specifically provided herein. • 3. USE REGULATIONS: A building or premises shall be used for the uses specifically provided for on Table IV -1 of this ordinance, as well as unlisted uses which are similar to the specified uses, provided that the activities conducted observe the requirements of all City ordinances. • 4. Private Clubs and Restaurants with Private Clubs: It is the intent of this Planned Development District to permit private clubs and restaurants with private clubs, in Tracts 1 and 2, as allowed in Table IV -1, Schedule of Land Uses, of this Ordinance. These tracts are located in the commercial corridor along U.S. 75 and Exchange Parkway. These private club permits will still be subject to Section 2.06 B. of the City of Allen • Comprehensive Zoning Ordinance, No. 829-11-87, as may be amended. 5. HEIGHT REGULATIONS: a. The maximum height for any retail, restaurant or similar facility shall be three (3) stories or 45 feet whichever is higher, when not an integral part of a high-rise hotel or office tower. b. The buildings exceeding 45 feet in height shall be subject to additional set backs from all street lines and required yard lines on one (1) foot for each two (2) fee of its height above 45 feet, for a maximum setback of 100' for side and rear yards. In no event, however, shall any building exceed thirty (30) feet when located within two hundred feet of any property zoned for single family purposes. C. The maximum height for any hotel or office tower shall be 20 stories or 240 feet in height. IV -4 r� 6. MINIMUM FRONT. YARD SETBACK: a. The minimum front yard set back along U.S. 75 and Exchange Parkway shall be 1001. b. The minimum front yard set back along all other streets shall be 25 feet. C. The face of a gasoline service station pump island canopy shall be setback a minimum of 40 feet from the property line, measured to the nearest point of the canopy. 7. MAXIMUM FLOOR AREA RATIOS : The maximum Floor to Area Ratios are as indicated in Table IV -2 of this Planned Development District Ordinance. :7 • F-, r, n IV -5 r-. [1 • "OT" OFFICE TECHNOLOGY DISTRICT REGULATIONS • 1. PURPOSE: The purpose of this district is to encourage the development of a high quality employment center environment which will be attractive to large scale, and campus style users, who are involved in research, development, light manufacturing and assembly, and similar high technology and non -nuisance activities. At the same time allowing for these smaller companies often occupying traditional low or high rise office space to coexist within the same development area. Given the proximity of Tracts 10, • 11 and 12 to the planned community facilities (park and school) and high density residential uses east of Watters Branch, the use of a portion of these tracts shall be limited to office use only. 2. USE REGULATIONS: • a. A building or premises shall be used for the uses specifically provided for on Table IV -1 of this ordinance, as well as unlisted uses which are similar to the specified uses, provided that the activities conducted observe the requirements of all City ordinances. • b. The use of Tracts 9a, 10, 11 and 12 is limited to office uses only when within 350 feet of property zoned for community facilities or residential purposes, including Kittyhawk. 3. HEIGHT REGULATIONS: • The buildings shall be a maximum of three (3) stories, or 45 feet in height except for: a. The buildings shall be a maximum of two (2) stories, or (30) feet when located within two hundred feet of any property zoned for residential purposes or community facilities such as school or park. • b. The buildings may exceed 45 feet in height and shall be subject to additional set backs from all street lines and required yard lines of one (1) foot for each one (1) foot of its height above 45 feet, for a maximum side and rear setback of 100 feet. This additional height shall only be permitted north and south of Exchange Parkway, for a depth of 300 feet, within Tracts 9b and 10. C. The buildings in Tract 9A are also subject to Federal Aviation Administration height limitations resulting from proximity to Kittyhawk Estates Private Runway, as shown on Attachment KH. 1, to this Planned Development. Once this runway ceases to operate, then the height provisions of a. and b. of this section will • apply. IV -6 0 4. MINIMUM FRONT YARD SETBACK: a. The minimum front yard set back shall be 100' adjacent to streets with a R.O.W. of 100' or more. b. The minimum front yard set back on all other thoroughfares: 80' when parking is placed in front of the building, 40' with no parking in front of the building. C. The face of gasoline service station pump island canopies shall be setback a • minimum of 40 feet from the property line, measured to the nearest point of the canopy. 5. MINIMUM SIDE YARD SETBACK: The minimum side yard setback shall be 25 feet, unless the structure exceeds 45 feet in height, then 3.b. applies. • 6. MINIMUM REAR YARD SETBACK: The minimum side yard setback shall be 25 feet, unless the structure exceeds 45 feet in height, then 3.b. applies. 7. MAXIMUM FLOOR AREA RATIOS: a. The maximum Floor to Area Ratios are as indicated in Table IV -2 of this Planned • Development District Ordinance. :l b. The minimum lot size shall be two (2) acres, for all uses other than gasoline service stations which may be a minimum if 1.25 acres. There shall not be an average lot size. 8. BUILDING REGULATIONS: All main building exteriors shall be constructed of 100% of stone, brick, tiles, cement, concrete, glazing or similar materials. 9. OUTSIDE STORAGE: • a. The outside storage of materials or commodities shall only be permitted if the materials being stored are screened from view of the public streets and abutting properties by fence, wall and/or landscaping material or a combination of walls and landscaping. Screening is subject to approval by the City of Allen. • b. The outside storage areas shall be located behind the line projected from the front face of the main structure on the property. 10. ADDITIONAL REGULATIONS: In the event that Tract 30 develops as Single Family prior to Tract 9A, then a 15 foot ' landscape easement shall be required along the street frontages adjacent to Tract 30. • IV -7 • 1• • "CC - PC" CORRIDOR COMMERCIAL DISTRICT REGULATIONS 1. PURPOSE: The purpose of this district is to permit a large retail facility which would include a variety of types and scales of retail and restaurant users. This regional center �• is intended to serve the shopping needs of the local community. Private Clubs will be encouraged in the restaurant facilities. 2. GENERAL REGULATIONS: The development of this property shall be in accordance with the provisions of the Commercial Corridor District (CC) as set forth in Section • 3.01(S) of the City of Allen Comprehensive Zoning Ordinance # 829-11-87, except as specifically provided herein. 3. USE REGULATIONS: A building or premises shall be used for the uses specifically provided for on Table IV -1 of this ordinance, as well as unlisted uses which are similar • to the specified uses, provided that the activities conducted observe the requirements of all City ordinances. • 4. HEIGHT REGULATIONS: The maximum height for any building shall be three (3) stories or 45 feet whichever is higher. 5. MINIMUM FRONT YARD SETBACK: a. The minimum front yard set back shall be 100' adjacent to streets with a R.O.W. of 100' or more. • b. The minimum front yard set back on all other thoroughfares: 80' when parking is placed in front of the building, 40' with no parking in front of the building. C. The face of a gasoline service station pump island canopy shall be setback a minimum of 40 feet from the property line, measured to the nearest point of the • canopy. 6. MAXIMUM FLOOR AREA RATIOS : The maximum Floor to Area Ratios are as indicated in Table IV -2 of this Planned Development District Ordinance. • IV -8 0 A • 1• I• f• I• "TR" TECHNOLOGY RESEARCH REGULATIONS 1. PURPOSE: The purpose of this district is to encourage the development of a high quality employment center. All the uses permitted in the O. T. District (such as research and development, light manufacturing and assembly and similar uses) will be permitted in this T.R. district, however, additional light industrial, light manufacturing, and distribution type uses will be permitted as "stand alone" uses in specified tracts. 2. USE REGULATIONS: A building or premises shall be used for the uses specifically provided for on Table IV -1 of this ordinance, as well as unlisted uses which are similar to the specified uses, provided that the activities conducted observe the requirements of all City ordinances. 3. HEIGHT REGULATIONS: a. The maximum heights of buildings are to any legal height. b. The buildings exceeding 45 feet in height shall be subject to additional set backs from all street lines and required yard lines of one (1) foot for each one (1) foot of its height above 45 feet, for a maximum setback of 100' for side and rear yards. In no event, however, shall any building exceed (30) feet when located within two hundred feet of any property zoned for single family purposes. 4. MINIMUM FRONT YARD SETBACK: a. The minimum front yard set back shall be 100' adjacent to streets with a R.O.W. of 100' or more. b. The minimum front yard set back on all other thoroughfares: 80' when parking is placed in front of the building, 40' with no parking in front of the building. 5. MINIMUM SIDE YARD SETBACK: The minimum side yard setback shall be 25 feet, unless the structure exceeds 45 feet in height, then 3.b applies. 6. MINIMUM REAR YARD SETBACK: The minimum rear yard setback shall be 25 feet, unless the structure exceeds 45 feet in height, then 3.b. applies. 7. MAXIMUM FLOOR AREA RATIO: The maximum Floor to Area Ratios are as indicated in Table IV -2 of this Planned Development District Ordinance. IV -9 8. BUILDING REGULATIONS: All main building exteriors shall be constructed of 100% of stone, brick, tiles, cement, concrete, glazing or similar materials. 9. OUTSIDE STORAGE: a. The outside storage of materials or commodities shall only be permitted if the materials being stored are completely screened from view of the public streets and abutting properties by fence, wall and/or landscaping material or a combination of walls and landscaping. Screening is subject to approval by the City of Allen. b. The outside storage areas shall be located behind the projected front building line of the main structure on the property. IV -10 0 0 "SC" SHOPPING CENTER DISTRICT REGULATIONS 1. PURPOSE: The intent of this district is to permit retail facilities which would serve the shopping needs of the local community. 2. GENERAL REGULATIONS: The development of this property shall be in accordance with the provisions of the Shopping Center District (SC) as set forth in Section 3.01(P) of the City of Allen Comprehensive Zoning Ordinance # 829-11-87, except as specifically provided herein. 3. USE REGULATIONS: A building or premises shall be used for the uses specifically provided for on Table IV -1 of this ordinance, as well as unlisted uses which are similar to the specified uses, provided that the activities conducted observe the requirements of all City ordinances. 4. HEIGHT REGULATIONS: The maximum height for any retail, restaurant or similar facility shall be two (2) stories or 35 feet whichever is higher.. 5. MINIMUM FRONT YARD SETBACK: The minimum front yard set back shall be 25'. Parking shall be permitted within this required setback. 6. MAXIMUM FLOOR AREA RATIO: The maximum Floor to Area Ratios are as indicated in Table IV -2 of this Planned Development District Ordinance. IV -11 Permitted Uses The uses permitted within the non-residential areas shall be as indicated in the following table, Schedule of Land Uses, Table IV -1 of this ordinance as well as unlisted uses which are similar to the specified uses, provided that the activities conducted observe the requirements of all City ordinances. In the event that the determination of "similar" uses is not mutually agreed to between the applicant for a building permit and the Building Official, then an appeal to the Board of Adjustment may be submitted as provided for in Section 4.04 of the Comprehensive Zoning Ordinance, No. 829-11-87. In accordance with the City of Allen Comprehensive Zoning Ordinance, No. 829-11-87, the following designations are herein being utilized: • = permitted S = permitted by Specific Use Permit A = permitted as a Accessory Use T = temporary IV -12 TABLE IV-1 SCHEDULE OF LAND USES IN THE O.T., T.R., C.C. AND S.C. DISTRICTS OF TWIN CREEKS USE OFFICE TECHNOLOGY C.C. SHOPPING TECHNOLOGY RESEARCH CENTER Accessory building • • • • • Antique Shop (no • outside storage or display) Arcade S S Auto Glass, Muffler • TR. 5 S S and Brake Shop ONLY Auto part sales, indoor • • with out service bays Auto parts sales, indoor • TR. 5 S S with service bays ONLY Auto Laundry S S Apparel and Accessory A • • • Stores Apparel Manufacturing • Art Supplies • • Bakery Wholesale S Bakery or confectionery • • • Barber and beauty shop A A • • • Banks and financial • • • • • institutions Book, card or novelty • • • shops IV -13 r] • �7 • • SCHEDULE OF LAND USES IN THE O.T., T.R., S.C. AND C.C. DISTRICTS OF TWIN CREEKS PAGE 2 USE O.T. T.R. CC/PC CC/E S.C. Building materials sales • • (with no outside display) Bicycle Shop/Repair - • • no outside storage Bus Station or Terminal S S Cafeteria, Cafe A A • • • Camera, Watch, • • Jewelry Car Dealership and • Tr. 3 • repair only Carnival or Circus T T Church or Rectory S S S S S Clinics, Doctors or • • • • • Dentist Cleaning Plant, Laundry Tr. 5 only Cleaning (small shop • • • and pick up) Commercial • • • Amusements - indoors Commercial S • S - Tr. 13 Amusements - outdoors ONLY Concrete Batch Plant T T T T T Day care for children A or S A or S A or A • S IV -14 A u SCHEDULE OF LAND USES IN THE O.T., T.R., C.C. AND S.C. DISTRICTS OF TWIN CREEKS PAGE 3 USE O.T. T.R. CC/PC CC/E S.C.71 Department or Discount • • Stores (with auto service bays) Distribution center (no • • outside storage) Drug Store or A A • • • Pharmacy Drugs, Pharmaceutical • • Packaging and Distribution Duplication • • • • • Center/Copy Shop/Mailing service Electronic Products • • Manufacturing, fabrication and assembly Express Mail Service A • A A and Handling Facility Exterminator • S S Field or Construction T T T T T Office - Temporary Fitness Center A A • • • Florist A A • • • Light Food Processing S • Fabric/Needlework shop • • Food Stores (5,000 sq. • • • ft. or less) Food Stores (5,000 sq. • • ft. or more) IV -15 • FI • J • u r, 0 SCHEDULE OF LAND USES IN THE O.T., T.R., C.C. AND S.C. DISTRICTS OF TWIN CREEKS PAGE 4 USE O.T. T.R. CC/PC CC/E S.C. Furniture Stores • • Greenhouse, Plant Nursery • • Garage, Auto repair Tr. 5 only • Garage, private A A A A Gasoline Service Station w/Pump Island Canopy S • • • Gun & Accessory Shop • • Gymnastics Training Center • • Hardware Store • • Health Services - non - profit • • Heavy Machinery Sales and Storage S - TR. 5 only Helistop S S Hobby or Handcraft Store • • Hotel or Motel • • • • S Hospital • • Household Appliance Sales A • • IV -16 SCHEDULE OF LAND USES IN THE O.T., T.R., C.C. AND S.C. DISTRICTS OF TWIN CREEKS PAGE 5 USE O.T. T.R. CC/PC ME ST C-7 Appliance 0 Assembly Install- Radio, Stereo, S- Tr. 5 • • Cellular Only Key Shop, Locksmith 0 Laboratories, Medical, 40 S Dental, Scientific Lawn Equipment, Sales A and Service (no outside storage) Light Manufacturing, Fabrication and Assembly (inside) Machine Shop and S Welding Mass Transit Commuter S S S Pick up Service Mini -warehouse A Metal Fabrication S Motorcycle Sales and S S Service (indoors) Motor Freight Terminal S - Tr. 5 only Museum, Library, Art 0 Gallery Musical Instruments - Repairs and Sales Musical Instruments Assembly IV -17 SCHEDULE OF LAND USES IN THE O.T., T.R., C.C. AND S.C. DISTRICTS OF TWIN CREEKS PAGE 6 USE O.T. T.R. CC/PC CC/E S.C. Office - General 0 0 0 0 Office/showroom 0 0 0 S Office warehouse 0 0 A Office Supplies A 0 0 Outside Display and Sales of Seasonal Items S S Paint and Related Sales 0 0 Personal Service A A • • • Pet Stores (no outside run) 0 0 Photo Lab/Services 0 A 0 Printing Plant or Newspaper Establishment Private Club A/S S A Radio or Television Broadcast Studio Radio, Television or Microwave Towers S S S S Real Estate Sales Office - Temporary T T T T T Restaurant/Private Club A S S 0 S Restaurant - with drive thru service 0 40 0 Restaurant - without Drive thru service 0 0 0 0 0 IV -18 SCHEDULE OF LAND USES IN THE O.T., T.R., C.C. AND S.C. DISTRICTS OF TWIN CREEKS PAGE 7 USE O.T. T.R. CC/PC CC/E S.C. Retail Stores and shops S • • • (indoors) School - Business • • • School - Commercial • • • Trade - non -automotive Sign Shop • S S Small Job Print shop • • • • • Studio; • • Photo, Music, Art, Health Swimming Pool - A A A A A Private Teen Club • Theaters (indoor) • • • Tires, Batteries & • • Accessories (with service bays) Tool Rental - no outside • Tr. 5 • • storage only Trailer, light Truck S S Rental Travel Agent • • • • • Utility Business Office • • • • • Utility Sub/Regulation S S Station Veterinarian (no outside • • runs) Warehousing A/S • S IV -19 SCHEDULE OF LAND USES IN THE O.T., T.R., C.C. AND S.C. DISTRICTS OF TWIN CREEKS PAGE 8 USE Wholesale\Discount\ Retail Club* O.T. I T.R. I CC/PC I CC/E I S.C. • * Wholesale\Discount\Retail Club - This use permits retail sales to individuals, as well as businesses for their use as well as for resale to the general public. The facility tends to be greater than 50,000 square feet, but smaller facilities are also allowed. This use is parked at normal retai ratios. Various automotive related sales and services are a part of these facilities. 10 IV -20 TABLE II1-2 FLOOR TO AREA RATIOS IN THE NON-RESIDENTIAL DISTRICTS TRACT NO. ZONING APPROX. NET ACRES APPROX. SQ. F.T MAX. DEV. IN SQ. FT. FAR CALCULATIONS 1 CC/E 30.5 1,328,580 535,788 7.0 AC. @ 0.75:1 23.5 AC. @ 0.30:1 2 CC/E 35.3 1,537,668 997,959 17.6 AC. @ 1:1 17.7 AC. @ 0.30:1 3 TR 42.4 1,846,944 1,846,944 42.4 AC. @ 1:1 4 CC/PC 48.0 2,090,880 627,264 48.0 AC. @ 0.30:1 5 TR 46.7 2,034,252 1,252,350 23.4 AC. @ 0.75:1 22.4 AC. @ 0.50:1 6 TR 52.0 2,265,120 1,320,957 17.3 AC. @ 0.75:1 34.7 AC. @ 0.50:1 7 TR 36.2 1,576,872 985,545 18.1 AC. @ 0.75:1 18.1 AC. @ 0.50:1 8 TR 36.2 1,576,872 985,545 18.1 AC. @ 0.75:1 18.1 AC. @ 0.50:1 9A OT 60.1 2,617,956 1,308,978 60.1 AC. @ 0.50:1 9B OT 73.6 3,206,016 1,869,813 24.5 AC. @ 0.75:1 49.1 AC. @ 0.50:1 10 OT 69.1 3,009,996 1,755,468 23.0 AC @ 0.75:1 46.1 AC. @ 0.50:1 11 OT 77.2 3,362,832 1,681,416 77.2 AC. @ 0.50:1 12 OT 33.5 19459,260 729,630 33.5 AC. @ 0.50:1 13 SC 18.4 801,504 240,415 18.4 AC. @ 0.30:1 14 SC 13.7 596,772 179,032 13.7 AC. @ 0.30:1 15 SC 15.1 657,756 197,327 15.1 AC. @ 0.30:1 16 TR 31.8 1,385,208 1,038,906 31.8 AC. @ 0.75:1 17 TR 41.7 1,816,452 1,362,339 41.7 AC. @ 0.75:1 TOTAL 761.5 33,1709940 18,915,676 IV -21 SECTION V MULTI -FAMILY DISTRICTS A. DISTRICT REGULATIONS • MF -2 MULTI -FAMILY RESIDENTIAL DISTRICT REGULATIONS 1. PURPOSE: The purpose of this district is to provide for higher density residential uses, with a base density of 16 and a maximum density of up to 24 dwelling units per net acre. These multi -family tracts have been located to: provide for a buffer between dissimilar land uses; allow for the preservation of the Watters Branch flood plain area by limiting the developable areas to outside of the floodplain; to be located on major thoroughfares; and to provide alternative housing options in close proximity to the planned employment centers. 2. GENERAL REGULATIONS: The development of this property shall be in accordance with the provisions of the Multi -family - 2 Residential "MF -2" District Regulations as set forth in Section 3.01(J) of the Allen Comprehensive Zoning Ordinance #829-011-87, except as specifically provided herein. 3. USE REGULATIONS: A building or premise shall only be used for multi -family dwelling units with a minimum density of 16 dwelling units per net acre, and uses, normally permitted as accessory to that use. A maximum of 2,179 units will be permitted in this Planned Development District. 4. DENSITY/BONUS SYSTEM: The following bonus system is designed to award increases in density for providing aesthetic amenities in the design of the apartment buildings. The base density shall be 16 dwelling units per acre. By providing a combination of the amenities detailed herein, the density may be increased up to a maximum of 24 dwelling units per acre. A written report by the Twin Creeks Architectural Control Committee will be submitted as part of the submittal for a building permit. This report will include the density/bonus calculations, including appropriate site plan(s), elevations, details, and any other information necessary to make the density/bonus determination. A minimum of 2 units per acre density increase must be achieved through site related criteria, i.e. landscaping, screening of parking, inclusion of site features, etc. V-1 • To receive a density bonus, the architectural elements being counted toward the increase must be provided on each building within the development phase being permitted. Bonus points shall be awarded according to the schedule below; that is, if the following schedule reflects a bonus of 1.50 units/acre, only the full bonus points shall be awarded. No partial bonus (i.e., no percentage of the scheduled bonus value) will be allowed except where points can be accrued incrementally under the criteria below. The Architectural Control Committee may disallow or require modifications to specific architectural bonus items so as to meet the intent for the awarding of the bonus. DENSITY/BONUS CRITERIA: 1. Enhancement of mandatory landscape buffers: 3.0 units/acre increase maximum For enhancing the mandatory landscape buffer strip, i.e., front yard setback, along the entire adjacent public street frontage exclusive of driveways and access ways at points of ingress and egress to the lot in one or more of the following ways: A. Plant groupings: 1.50 unit/acre increase If the landscape buffer strip contains any of the following groups of plant material at a minimum average density of one group for each 50 linear feet of the buffer strip. (1) One (1) large tree, three (3) small trees, and a berm of a minimum height of three (3) feet; (2) One (1) large tree, three (3) small trees, and shrubs; (3) Five (5) small trees and a berm of a minimum height of three (3) feet; (4) Five (5) small trees and shrubs; (5) Three (3) large trees and a berm of a minimum height of three (3) feet; (6) Three (3) large trees and shrubs. An applicant may preserve certain existing healthy trees within the mandatory landscape strip. For each approved tree retained, a credit of one (1) required tree is awarded. In order to receive this credit, however, V-2 CJ • • the following information must be provided: (1) Identification of all trees for which credits are claimed, indicating their caliper and the species; (2) Location where required trees are not being planted by reason of aL_ ___�•a _t__�_J • B. Meandering public sidewalk: 1.0 unit/acre increase For providing a five (5) foot wide, barrier -free meandering public sidewalk. • C. Screening of surface parking: 2.0 units/acre increase If all surface parking lots on the building site are screened from view from all adjacent public streets. The screening must extend along the entire street frontage of the surface parking lot, exclusive of driveways and access ways at points of ingress and egress to the lot, and visibility triangles. In addition, the following conditions must be met: (1) The screen must be at a minimum height of three (3) feet and may consist of any or all of the following: • a. Earthen berm planted with turf grass or ground cover with a slope not to exceed 3:1 (width: height). Is • 0 b. Evergreen shrubs which must provide a solid visual barrier, a minimum of three (3) feet in height within three (3) years of initial planting; C. Retaining wall which must comply with all city standards and respect the maximum 3:1 slope. V-3 DEFINITIONS: Large tree: A tree of a species which normally reaches a height of 30 feet or more upon maturity. Small tree: A tree of a species which normally reaches a height of less than 30 feet upon maturity. Evergreen shrub: A species which normally retains its leaves throughout the year. Ground cover: Plants of a species which normally reach a height of less than three (3) feet upon maturity, installed in such a manner so as to form a continuous cover on the ground. Caliper: The diameter of the trunk measured six (6) inches above ground level up to and including four (4) inch caliper size, and measured 12 inches above ground level if the measurement taken at six (6) inches above ground level. exceeds four (4) inches. If a tree is of a multi -trunk variety, the caliper of the tree is the average caliper of all of its trunks. ACCEPTABLE LANDSCAPE MATERIALS: Recommended Landscape Materials: Large Trees: Live Oak, Red Oak, Shumard Oak, Burr Oak, Cedar Elm, Sweetgum and Bald Cypress. Small Trees: Bradford Pear, Crape Myrtle, Possum haw, Yaupon Holly, Japanese maple, Chinese Pistachio, Red Bud, and Purple Leaf Plum. Evergreen Shrubs: Cleyera, Silver Berry, Burford Holly, Chinese Holly, Nellie R. Stevens Holly, Yaupon Holly, and Photina Ground Covers: Asian jasmine, English Ivy, Purple leaf wintercreeper, Liriope, Mondo grass, Bermuda, St Augustine and Buffalo Grasses. V-4 At the time of installation, the plant materials used to satisfy the requirements must comply with the following minimum size requirements: (1) Large trees must have a minimum caliper of three (3) inches. (2) Small trees must have a minimum height of six (6) feet. (3) Shrubs must have a minimum of a two (2) gallon container. (4) Ground cover must have a minimum of four (4) inch pots. 2. Landscaping Lighting: 1.0 unit/acre increase. When the landscaping outlined in 1) above is illuminated with commercial quality, shielded, energy efficient fixtures. . 3. Staggered wall line: 1.0 unit/acre increase. For a minimum four (4) foot offset between the relative front walls of two (2) adjacent units in the same building for every four (4) or fewer unit footprints. The offset or staggered area must be a minimum width of two (2) units. Exterior balconies do not qualify as an offset area. • • • 0 9 11►1/TQ OFFSETS IN BALCONIES & POOCHES DO NOT OUALIF ONLY THE FRONT BLDG._ WALL ITSELF V-5 A 12►16TQ 1.0 DU/AC BONUS CREDIT 3. Roof slo= 0.50 unit/acre increase to a maximum of 1.0. If the roof slope is a minimum of 8:12; then 0.50 unit/acre increase, and a 1.0 unit/acre increase for 12:12 roof slope. This roof slope must be provided on a minimum of 80 percent of the footprint projection of the total unit roof areas of each individual structure. 12 SLOPE (1.0 DU/AC BONUS CREDIT) 2. -SLOPE (0.5 DU/AC BONUS CREDIT) C12 MIN. SLOPE (NO BONUS CREDIT) 0 DU/AC IS MAXIMUM BONUS CREDIT 4. Brick column along front facade or full -height brick chimney. 0.50 unit/acre increase If one (1) two-story brick column is provided for each four (4) unit footprints, with a minimum of two (2) columns per building. -OR- If one (1) exterior, full -height chimney, covered with field applied masonry without wood trim, over prefabricated or field erected flues, is provided for every four(4) footprint units (a minimum of two (2) per building). No other chimney construction shall count towards this bonus calculation. V-6 FULL HEIGHT BRICK CHIMNEY— NO WOOD TRIM OR 2 STORY TALL BRICK .COLUMN FOR EACH .4 UNIT BUILDING 0.5 DU/AC BONUS CREDIT Ll 0 5. Private balcony with roof: .50 unit/acre increase • • r] 0 Ll F-, If each second floor and third floor unit is provided with a private balcony a minimum of 32 square feet in size and each balcony has a roof of the same materials as the roof of the main structure and a slope of at least 4:12. 6. Win w • .50 unit/acre increase If 50 percent of the windows are multi -paned and curvilinear, arched, and/or are enhanced with shutters or similar treatment or of a greenhouse style or any combination of the above. 7. Parking; 2.0 unit/acre increase If a minimum of 50 percent of the required parking is located within or under the main structure, and is not visible from property lines through the provision of garage doors and/or grade separations, landscaping, berming, or other acceptable screening technique. 8. Architectural setbacks for three-story structures: 1.0 unit/acre increase ) FLOOR- 70% OF FIRST FLOOR AREA )ND FL0GA= 80% OF FIRST FLOOR AREA 1.0 DU/AC BONUS CREDIT IF THESE CONDITIONS ARE MET NOTE: AREA IS DEFINED AS AIR CONDITIONED SPACE If the square footage of the second floor is a maximum of 90 percent of the square footage of the first floor and the square footage of the third floor is a maximum of 70 percent of the square footage of the first floor. V-7 9. Solarium/Greenhouse: 0.5 unit/acre increase If 60 percent of the units contain a projected solarium/greenhouse elevation element constructed of materials which have smooth translucent tinted glazing (i.e., glass or plexiglass). 10. Unit Volume: 0.5 unit/acre increase When 30 percent of the units have a interior volume which equals or exceeds 8.5 times the floor area. 11. On -Site Amenities: 0.5 unit/acre increase If a minimum of 33 percent of the units are located within 100 feet of a water feature, such as a fountain, ponds (excluding swimming pools), heavily wooded creek areas, etc. AMENITY UNIT/ACRE BONUS Increased landscaping 3.0 maximum Landscape lighting 1.0 Staggered wall line 1.0 Roof slope 1.0 maximum Brick column 0.5 Brick chimney 0.5 Private balcony with roof 0.5 Window treatments 1.0 ; Parking within structure 2.0 Architectural setbacks 1.0 Solarium/greenhouse 0.5 Unit Volumes 0.5 On -Site Amenity 0.5 NOTE: Bonus point values can be earned only in accordance with the above schedule. The total maximum points achievable (13) exceeds the maximum points (8) which will actually be awarded. V-8 16 J SPECIAL PROVISIONS • 1. Landscape Buffer Strip: A minimum of 20 feet shall be provided along all street frontages with right-of-way of 100 feet or more and 10 feet on streets with less than 100 foot right-of-way. • 2. Building Placement: Where three (3) or more buildings are within 100 feet of the street right-of-way and have a footprint greater than four (4) units, one-third of these buildings must be turned such that their lengths are a minimum of 45 degrees to the street right-of- way. The remainder may be parallel to the street. 3. Exterior Lighting: Exterior lighting fixtures, whether attached to buildings or free- standing, shall be of a harmonious design. A lighting plan, showing fixtures and lighting levels, shall be submitted to the City Plan Commission for its approval at the time of site plan review. In no event shall "area" lighting other than "cut off" type fixtures mounted 12' or less above grade be allowed to be mounted on a building wall. • 4. Carports: In the event that carports are constructed, these structures shall not be located parallel to and adjacent to the street frontages. However, they may be constructed perpendicular to the street, parallel to the building. Any carport must be constructed of materials which are architecturally compatible with the roof of the main structure. Flat built-up roofs will be allowed only when all other materials meet the intent of this :• paragraph (i.e., prefabricated or other metal units are not considered compatible with brick, stone, stucco, and/or wood siding and trim). 5. Masonry Requirements: When main buildings are two stories or less, 75 % of the entire main structure shall be constructed of brick, tiles, cement, stone, or similar materials ' • however, when the main building is three stories in height, only the first floor is required to have a minimum of 75% of its exterior to be constructed of brick, tiles, cement, stone, or similar materials. 6. Maximum Height: The maximum height for any structure in this district shall be three • stories or 36 feet. 0 J V-9 0 I• SECTION VI • SINGLE FAMILY DISTRICTS A. GENERAL REGULATIONS 1. Single Family Unit Totals: There shall be a maximum of 4,100 single family detached units within the Twin Creeks Community. Lot and unit sizes and development regulations shall be in accordance with the single family, SF -1, SF -2, SF -3 and SF -4 Districts ("District") as set forth in this ordinance and summarized in Table VI -1 and Table VI -2. The specific distribution, density and location of the various lot, house and • product types and sizes shall be determined by the Developer or Builder at the time of platting, allowing the Developer or Builder to develop the maximum units specified in each District or to reduce the dwelling units per acre in any tract. Any given tract or portion of a tract may exceed the maximum number of units as stated in Table VI -2 only to the extent that the Developer or Builder has not fully developed the total number of units allowed in the prior tracts or portion of tracts. As part of each plat submission, • the Developer or Builder shall submit an accounting of the number of lots previously and currently being platted, net acres, total lots and density. The Builder or Developer will also calculate the total number of units, if any, which the Developer or Builder did not construct on previous tracts or portions of tracts which could be developed on this tract or future tracts. • Attachment A.3, Phase 1 Conceptual Subdivision Plan, is reflective of unit mix that could occur under these regulations. However, this plan is conceptual only, and a revised site plan will be submitted for approval at the time of platting. • 2. Special Amenities: The Twin Creeks Community will incorporate a number of unique amenities and aesthetic improvements, such as, but not limited to; ponds, lakes, landscaping, berming, and irrigation systems, entry features, specialty directional and street signage, street lighting and accessory facilities, etc. The Developer or Builder agrees to accept responsibility for the construction and maintenance of all such aesthetic • or specialty items until the responsibility is turned over to a homeowners association. In the event that the responsible party fails to construct or maintain any of the items within the public right-of-way, the City of Allen may maintain these amenities, but only to the same standards as provided for under normal city regulations. 3. Community Recreational Facilities: An integral part of the development of the Twin Creeks Community is the provision of recreational facilities for the Twin Creeks residents. The first phase recreational facilities will be located on McDermott Road and will be a part of the major entryway into the Twin Creeks community as well as contiguous to the golf course facilities beyond. This 28.3 acre recreational facility will • include, but not be limited to: a jogging/bicycle path, a swimming pool, tennis courts, I VI -1 • play fields, playground equipment, a pavilion, etc. Future facilities planned for this area may include a fitness center with exercise facilities, a tennis pavilion with professional • shop, a community agricultural and livestock area, and normal expansion of the first phase facilities, etc. These recreational facilities will be reserved for the exclusive use by the residents and guests of Twin Creeks. The initial site plan for the first phase of the Community Recreational Facilities is shown in Attachment A.1, Golf Club and Community Recreation Plan. This plan, while subject to change, does illustrate the key elements planned for this amenity. In addition to these 28.3 acres of recreation area, Phase I shall also include the planning and initial construction of a professionally designed 18 hole golf course, as illustrated in Attachment A.2, Golf Course/Hike and Bike Trail Site Plan. The Golf Club and • Community Recreation Plan and Golf Routing Plan, while subject to change, do illustrate the key elements planned for these amenities. As part of the subsequent phases of development of Twin Creeks, there will be a second private recreational facility located on McDermott, just south of the west fork of Rowlett Creek. This facility will contain approximately 11.1 acres. All of the planned park • areas, both public and private are illustrated on Attachment CF. 1, Community Facilities Plan, and are specifically provided for in Section VII, Community Facilities District Regulations, of this Planned Development. 4. Screening and Landscaping: It is the intent of the Developer to utilize a soft, natural • design approach to screening the edges of the residential areas, such as earthen berms with landscaping, in order to minimize the use of walls and fences. However, where more traditional fencing is necessary due to lotting patterns, additional landscape treatment and architectural quality controls on materials, colors, heights, setbacks, etc. will be incorporated by the Developer. • 5. A minimum landscape easement of fifteen (15) feet shall be provided along McDermott, Alma Drive, Watters, Exchange Parkway, U.S. 75 and S.H. 121. Within the combined parkway and the designated landscape easement, the Developer or Builder shall install meandering sidewalks, berms (with a maximum slope of 3: 1), plant materials and • automatic irrigation systems. The sidewalk shall be designed to meander is such a way that it is located a minimum of 5' from the curb line and alternately to be within 5' to 0' from the back of the landscape easement. This undulation should occur approximately every 300 feet of frontage. This sidewalk may be eliminated in the event that other parallel walkways such as designated publicly accessible alternative transportation routes • are available and can form a link to sidewalks at either end. If parking is placed abutting this landscape easement then the 2 foot bumper overhang is not permitted within this landscape easement. This easement may be designated as a utility and/or pedestrian easement as appropriate. The medians of all divided thoroughfares shall also be landscaped with trees, ground cover and/or grass. • VI -2 0 5. Alley Waivers: Alleys shall not be required on any lots which are adjacent (within 200 feet) to or on the same side of the street with lots which abut: • • the golf course • other significant stands of native trees or open space areas (It is the developers intention to preserve native trees where possible. • community recreational areas • community facilities ( i.e. church, school, fire station, etc.) • major thoroughfares. • Lots not required to have alleys shall be designed with front entry drives and rear or side entry garages only. 14 6. Cul-de-sac length: The length of cul-de-sacs may exceed 600 feet provided that the Fire Marshall has determined that emergency access is available to all units to be served by • the cul-de-sac. In no case shall a cul-de-sacs length exceed 1,000 feet. 7.Sidewalks: The residential Developer or Builder shall construct sidewalks (minimum 4' in width) along both sides of residential streets, and five (5) feet in width along major thoroughfares. Sidewalks are not required adjacent to alleys except when adjacent to • streets and thoroughfares. 8. Architectural Control Committee: A written approval from the Twin Creeks Architectural Control Committee's with the ACC's comments and recommendations shall be encouraged and may be required by the City of Allen to be a part of any formal submittal • to the City of Allen for zoning, platting, site plan, or building permit. Developer or Builder shall obtain such approval from the ACC. 9. Golf Course: The Twin Creeks Community shall offer an 18 hole golf course including ancillary uses such as club house, putting greens, driving range, etc. Integral to the club house activities, will be a food service facility and a golf professional shop. The golf area and club house may be expanded for additional recreation and food service facilities, as needed. The initial golf course design is attached as Exhibit A.2. The design is subject to change as the necessary hydrological and survey studies to determine the precise building envelope for the golf course are incomplete. Such information as well as aesthetic considerations may necessitate the reconfiguration of several elements of the golf course. The final design of the golf course will be considered a site plan and will be reviewed and approved by the City Council. 10. Private Clubs: It is the intent of this Planned Development District to permit Private Clubs by right in the golf course area (approximately, 217.6 acres). However, these private club permits will be subject to Texas state law regarding serving of alcoholic beverages. I• VI -3 IU .• 11. Private Access Area: Developer shall have the right to develop and market a certain tract or tracts of land in the Twin Creeks Planned Development as a secured, private • access area. The Developer or Builder agrees to accept responsibility for the construction of all streets and alleys within the private -access area(s). Adequate 24-hour access shall be provided for police, fire, health emergency, and other appropriate governmental services (i.e., maintenance for streets, water, sanitary sewer, storm drain, etc.) in the private -access area(s). However, streets and alleys will be constructed to the City of Allen standards, and will be dedicated to the City of Allen. 12. Sales Offices and Models: Developer or Builder shall have the right to designate a lot or lots for the construction of a temporary or permanent sales office(s), information center(s), or model home(s) for the express purpose of selling homes. Developer or Builder must obtain the express written consent of Architectural Control Committee to • construct such sales office(s), information center(s), or model home(s). 13. Minimum Dwelling Unit Sizes: The minimum dwelling unit sizes are regulated as part of the SF -1, SF -2, SF -3 and SF -4 District regulations contained herein. However, to assure that quality housing stock is provided, additionally, there shall be a minimum of • 900 dwelling units within Twin Creeks which are a minimum of 2,000 square feet, and 68 dwelling units that are a minimum of 2,500 square feet. As part of the building permit submission, the Developer or Builder shall submit an accounting of the number of units previously and currently being permitted which exceed 2,000 and 2,500 square feet, until such time that 900 building permits are issued for 900 units which are a minimum of 2,000 square feet and 68 which are a minimum of 2,500 square feet. These minimum dwelling unit sizes are exclusive of garages, breezeways and porches. • • • VI -4 • I• B. DISTRICT REGULATIONS SF -1 SINGLE-FAMILY RESIDENTIAL DISTRICT REGULATIONS • 1. PURPOSE: This district is to be composed of single-family, detached dwellings, on lots of not less than ten thousand (10,000) square feet, together with the allowed incidental and accessory uses. This district should provide for a maximum of 3.2 dwelling units per acre. • 2. USE REGULATIONS: A building or premises shall be used only for the following purposes: A. Single family detached units and accessory uses customarily incidental to this use. B. Parks and related uses as permitted by Specific Use Permit • C. Churches and related uses as permitted by Specific Use Permit. D. Sales Offices and Model Homes as temporary uses. • 3. HEIGHT REGULATIONS: No building shall exceed thirty-five (35) feet or two and one half (2 1/2) stories in height whichever is higher. 4. AREA REGULATIONS: a. Size of Yards: • (1) Front Yard: On 90% of the buildings, there shall be a front yard having a depth of not less than twenty-five (25) feet. The remaining 10% of the buildings may have a front yard of not less than twenty (20) feet. The lots with twenty (20) foot front yards shall be evenly distributed throughout the SF -1 areas being platted and shall not be concentrated on one street or neighborhood. A (2) Side Yard: There shall be a side yard on each side of the lot having a width of not less than 10% of the lot width or 10 feet, whichever is less. A side yard adjacent to a side street shall not be less than fifteen (15) feet. (3) Rear Yard: There shall be a rear yard having a depth of not less than twenty (20) feet. (4) Accessory Building Setbacks: The minimum rear and side yard setbacks for accessory buildings shall be three (3) feet. VI -5 (5) Detached Garages: Detached garages may be attached to the main structure by a covered walkway, and be setback three (3) feet from the • rear and side property lines, however, the driveway must be a minimum k of twenty (20) feet in length. b. Size of Lot: (1) Lot Area: No building shall be constructed on any lot of less than ten • thousand (10,000) square feet. Such lot shall have a minimum buildable area of three thousand six hundred (3,600) square feet. (2) Lot Width: The width of any lot, other than cul-de-sac lots, shall not be less than eighty (80) feet at the front street building line, nor shall its average width be less than eighty (80) feet. • (3) Lot Depth: The depth of any lot, other than cul-de-sac lots, shall not be less than one hundred and ten (110) feet, except that a corner lot may have a depth of less than one hundred and ten (110) feet provided that the • minimum depth is not less than one hundred (100) feet. 1• 1• 1• 1• 10 (4) Cul -de -Sac Lots: Lots on cul-de-sacs may vary in width and depth, but in no event shall be less than required in b.(1) above. C. Minimum Dwelling Size: The minimum floor area of any dwelling shall be two thousand (2,000) square feet, exclusive of garages, breezeways, and porches. d. Lot Coverage: In no case shall more than fifty-five (55) per cent of the total lot area be covered by the combined area of the main buildings and accessory buildings. 5. BUILDING REGULATIONS: a. Main Buildings: The main residential buildings shall have exterior construction of a minimum of 75% brick, tiles, cement, concrete, stucco, stone, or similar materials. The 75% calculation shall exclude windows, doors, roof, etc. b. Accessory Buildings: Accessory, free standing buildings, whether attached to the main building by a covered walkway or not, must be clad in one of the materials of the main structure. VI -6 F 17 SF -2 SINGLE-FAMILY RESIDENTIAL DISTRICT REGULATIONS • 1. PURPOSE: This district is to be composed of single-family, detached dwellings, on lots of not less than eight thousand and four hundred (8,400) square feet, together with the allowed incidental and accessory uses. This district should provide for a maximum of ,• 3.5 dwelling units per acre. 2. USE REGULATIONS: A building or premises shall be used only for the following purposes: A. Single family detached units and accessory uses customarily incidental to this use. B. Parks and related uses as permitted by Specific Use Permit • C. Churches and related uses as permitted by Specific Use Permit. D. Sales Offices and Model Homes as temporary uses. 3. HEIGHT REGULATIONS: No building shall exceed thirty-five (35) feet or two and one half (2 1/2) stories in height whichever is higher. • 4. AREA REGULATIONS: a. Size of Yards: 10 (1) Front Yard: On 70% of the buildings, there shall be a front yard having a depth of not less than twenty-five (25) feet. The remaining 30% of the buildings may have a front yard of not less than twenty (20) feet. The lots with twenty (20) foot front yards shall be evenly distributed throughout the SF -2 areas being platted and shall not be concentrated on • one street or neighborhood. (2) Side Yard: There shall be a side yard on each side of the lot having a width of not less than 10% of the lot width or 10 feet, whichever is less. A side yard adjacent to a side street shall not be less than twelve (12) feet. • (3) Rear Yard: There shall be a rear yard having a depth of not less than twenty (20) feet. (4) Accessory Building Setbacks: The minimum rear and side yard setbacks for accessory buildings shall be three (3) feet. (5) Detached Garages: Detached garages may be attached to the main structure by a covered walkway, and be setback three (3) feet from the rear and side property lines, however, the driveway must be a minimum of twenty (20) feet in length. VI -7 b. Size of Lot: (1) Lot Area: No building shall be constructed on any lot of less than eight thousand four hundred (8,400) square feet. Such lot shall have a minimum buildable area of three thousand (3,000) square feet. (2) Lot Width: The width of any lots, other than cul-de-sac lots, shall not be less than seventy (70) feet at the front street building line, nor shall its average width be less than seventy (70) feet. (3) Lot Depth: The depth of any lot, except for cul-de-sac lots, shall not be less than one hundred and five (105) feet, except that a corner lot may have a depth of less than one hundred and five (105) feet provided that the minimum depth is not less than ninety five (95) feet. (4) Cul -de -Sac Lots: Lots on cul-de-sacs may vary in width and depth, but in no event shall be less than required in b.(1) above. C. Minimum Dwelling Size: The minimum floor area of any dwelling shall be eighteen hundred (1,800) square feet, exclusive of garages, breezeways, and porches. • d. Lot Coverage: In no case shall more than fifty-five (55) per cent of the total lot area be covered by the combined area of the main buildings and accessory buildings. 5. BUILDING REGULATIONS: • a. Main Buildings: The main residential buildings shall have exterior construction of a minimum of 75% brick, tiles, cement, concrete, stucco, stone, or similar materials. The 75% calculation shall exclude windows, doors, roof, etc. u U: b. Accessory Buildings: Accessory, free standing buildings, whether attached to the main building by a covered walkway or not, must be clad in one of the materials of the main structure. VI -8 • SF -3 SINGLE-FAMILY RESIDENTIAL DISTRICT REGULATIONS 1. PURPOSE: This district is to be composed of single-family, detached dwellings, on lots of not less than seven thousand (7,000) square feet, together with the allowed incidental • and accessory uses. This district should provide for a maximum of 4.2 dwelling units per acre. 2. USE REGULATIONS: A building or premises shall be used only for the following purposes: A. Single family detached units and accessory uses customarily incidental to this use. • B. Parks and related uses as permitted by Specific Use Permit C. Churches and related uses as permitted by Specific Use Permit. D. Sales Offices and Model Homes as temporary uses. 3. HEIGHT REGULATION: No building shall exceed thirty-five (35) feet or two and one • half (2 1/2) stories in height whichever is higher. • 4. AREA REGULATIONS: a. Size of Yards: (1) Front Yard: There shall be a front yard having a depth of not less than twenty (20) feet. (2) Side Yard: There shall be a side yard on each side of the lot having a • width of not less than five (5) feet. A side yard adjacent to a side street shall not be less than ten (10) feet. (3) Rear Yard: There shall be a rear yard having a depth of not less than twenty (20) feet. (4) Accessory Building Setbacks: The minimum rear and side yard setbacks for accessory buildings shall be three (3) feet. (5) Detached Garages: Detached garages may be attached to the main structure by a covered walkway, and be setback three (3) feet from the • rear and side property lines, however, the driveway must be a minimum of twenty (20) feet in length. ._' VI -9 -• I• b. Size of Lot: (1) Lot Area: No building shall be constructed on any lot of less than seven thousand (7,000) square feet. Such lot shall have a minimum buildable area of two thousand (2,000) square feet. (2) Lot Width: The width of any lot, except cul-de-sac lots, shall not be less than sixty-five (65) feet at the front street building line, nor shall its average width be less than sixty-five (65) feet. (3) Lot Depth: The depth of any lot, except for cul-de-sac lots, shall not be less than ninety-five (95) feet, except that a corner lot may have a depth of less than ninety five 95 feet provided that the minimum depth is not less than ninety (90) feet. (4) Cul -de -Sac Lots: Lots on cul-de-sacs may vary in width and depth, but in no event shall be less than required in b.(1) above. C. Minimum Dwelling Size: The minimum floor area of any dwelling shall be sixteen hundred (1,600) square feet, exclusive of garages, breezeways, and porches. d. Lot Coverage: In no case shall more than fifty-five (55) per cent of the total lot area be covered by the combined area of the main buildings and accessory buildings. 5. BUILDING REGULATIONS: a. Main Buildings: The main residential buildings shall have exterior construction of a minimum of 75% brick, tiles, cement, concrete, stucco, stone, or similar materials. The 75% calculation shall exclude windows, doors, roof, etc. b. Accessory Buildings: Accessory, free standing buildings, whether attached to the main building by a covered walkway or not, must be clad in one of the materials of the main structure. VI -10 r L • SF -4 SINGLE-FAMILY RESIDENTIAL DISTRICT REGULATIONS 1. PURPOSE: This district is to be composed of single-family, detached dwellings, on lots of not less than six thousand (6,000) square feet, together with the allowed incidental and • accessory uses. This district should provide a maximum of 4.8 dwelling units per acre. 2. USE REGULATIONS: A building or premises shall be used only for the following purposes: A. Single family detached units and accessory uses customarily incidental to this use. B. Parks and related uses as permitted by Specific Use Permit • C. Churches and related uses as permitted by Specific Use Permit. D. Sales Offices and Model Homes as temporary uses. 3. HEIGHT REGULATIONS: No building shall exceed thirty-five (35) feet or two and one half (2 1/2) stories in height whichever is higher. • 4. AREA REGULATIONS: a. Size of Yards: (1) Front Yard: There shall be a front yard having a depth of not less than twenty (20) feet. (2) Side Yard: There shall be a side yard on each side of the lot having a • width of not less than five (5) feet. A side yard adjacent to a side street shall not be less than ten (10) feet. (3) Rear Yard: There shall be a rear yard having a depth of not less than (20) twenty feet. • (4) Accessory Building Setbacks: The minimum rear and side yard setbacks for accessory buildings shall be three (3) feet. (5) Detached Garages: Detached garages may be attached to the main • structure by a covered walkway, and be setback three (3) feet from the rear and side property lines, however, the driveway must be a minimum of twenty (20) feet in length. • VI -11 b. Size of Lot: (1) Lot Area: No building shall be constructed on any lot of less than six thousand (6,000) square feet. Such lot shall have a minimum buildable area of two thousand (2,000) square feet. (2) Lot Width: The width of any lot, except for cul-de-sac lots, shall not be less than sixty (60) feet at the front street building line, nor shall its average width be less than sixty (60) feet. (3) Lot Depth: The depth of any lot, except cul-de-sac lots, shall not be less than ninety (90) feet, except that a corner lot may have a depth of less • than ninety (90) feet provided that the minimum depth is not less than eighty (80) feet. • (4) Cul -de -Sac Lots: Lots on cul-de-sacs may vary in width and depth, but in no event shall be less than required in b.(1) above. C. Minimum Dwelling Size: The minimum floor area of any dwelling shall be fourteen hundred (1,400) square feet, exclusive of garages, breezeways, and porches. • d. Lot Coverage: In no case shall more than sixty (60) per cent of the total lot area be covered by the combined area of the main buildings and accessory buildings. 5. BUILDING REGULATIONS: '• a. Main Buildings: The main residential buildings shall have exterior construction of a minimum of 75 % brick, tiles, cement, concrete, stucco, stone, or similar materials. The 75% calculation shall exclude windows, doors, roof, etc. b. Accessory Buildings: Accessory, free standing buildings, whether attached to the ,• main building by a covered walkway or not, must be clad in one of the materials of the main structure. VI -12 1• IC IL 7 1• 1• I• 1• :l • 0 MDSF - MEDIUM DENSITY SINGLE-FAMILY RESIDENTIAL DISTRICT REGULATIONS 1. PURPOSE: This district is to provide an option for medium density single-family, detached dwellings with an allowed maximum density of ten (10) dwelling units per acres. 2. GENERAL REGULATIONS: At the time of final plat, the developer may develop these tracts under the "GH","2-F" or the "TH" District Regulations as defined in the Comprehensive Zoning Ordinance, Ordinance #829-11-87 of the City of Allen. These tracts, or a portion there of, may also be developed under the SF -1, SF -2, SF -3 or SF -4 regulations as herein provided. VI -13 • r. • • • • • TABLE VI -1 SUMMARY OF THE SINGLE FAMILY DISTRICT REGULATIONS IF- I SF -1 SF -2 SF -3 SF -4 MIlVIMUM 10,000 8,400 7,000 6,000 LOT AREA N [NE IUM 3,600 3,000 2,000 2,000 BUILDABLE MINIMUM 90% @ 25' 70% @ 25' 20' 20' FRONT 10% @ 20' 30% @ 20' YARD AlINIMUM 10% of lot 10% of lot 5' 5' SIDE YARD' width or 10' width or 10' whichever is whichever is less less NIINIMUM 20' 20' 20' 20' REAR YARD' N [NIMUM 110' 105' 95' 90' LOT DEPTH' MINIlVIUM 80' 70' 65' 60' LOT WIDTH' NIINIMUM 2,000 1,800 1,600 1,400 DWELLING UNIT SIZE MAXIMUM 55% 55% 55% 60% LOT COVERAGE MAXIMUM 3.2 DU/AC 3.5 DU/AC 4.2 DU/AC 4.8 DU/AC DENSITY ' The minimum rear and side yard setbacks for accessory buildings shall be three (3) feet. Detached garages may be attached to the main structure by a covered walkway, and be setback • three (3) feet from the rear and side property lines, however, the driveway must be a minimum of 20 feet in length. ' Minimum lot width and depth can vary on cul-de-sac lots, but in no event shall the lot size be less than required by the zoning district. u • VI -14 r 1• • TABLE VI -2 SINGLE FAMILY DENSITIES AND UNIT COUNTS TRACT N2 NET ACRES DENSITY TOTAL UNITS 25A 150.4 4.53 681 27 110.6 3.74 414 28 33.8 4.20 143 29 18.0 3.72 67 30 39.0 3.35 131 31 4.5 4.0 18 32A 341.5 3.75 1,282 32B 112.4 3.61 406 32C 184.8 3.60 665 33 38.0 4.10 156 34 33.4 4.10 1 137 1066.6 3.84 1 4,100 * Included in the total number of single family units is a potential for medium density housing in Tracts 29, 31 and 33, with a maximum density of 10 dwelling units per acre. The location and actual density of these medium density units will be determined at the 0 time of platting. However, the total number of single family dwelling units, including the medium density will be 4,100, maximum. rI i• I• VI -15 I• 0 SECTION VII • PUBLIC AND PRIVATE COMMUNITY FACILITIES A. GENERAL REGULATIONS 1 • CF - COMMUNITY FACILITIES REGULATIONS: 1. PURPOSE: This district is to provide for educational, recreational and municipal facilities to enhance the quality of life as well as to serve the welfare of the community. 2. USE REGULATIONS: A building or premise in these districts shall be used only for the following purposes: a. Public schools (PS) b. Parks/green belt areas/hike and bike trails/pedestrian easements (P/GB) C. Neighborhood recreation (NR) d. Golf Course (GC) d. Fire Station (FS) 3. HEIGHT REGULATIONS: The height limits of the contiguous district which are most permissive shall govern, except that such limits may be exceeded as granted by the City 0 Council as part of the Site Plan Approval. 4. AREA REGULATIONS: The yard requirements of each adjoining zoning district shall govern along any such common boundary. The lot coverage and floor area ratio regulations of the contiguous district which are the most permissive shall govern, except that such limit may be exceeded as granted by the City Council as part of the Site Plan Approval. 1• 19 1• VII -1 10 7 VII -2 B. SPECIFIC COMMUNITY FACILITIES REGULATIONS BY TRACT OR AREA • 1. USE REGULATIONS: A. The land uses referred to below shall, if accepted by the representative entity, be used for the following purposes: ENTITY USE TRACT BASE APPROX. • ZONING ACRES' A.I.S.D. Public Schools 21B MF 11.1 30 SF 39.0 • 32F - 10.0 City of Allen Public Parks 21A MF 2.5 25B SF 4.8 26 SF 4.5 • 32F 5.0 32E(S) _ 11.0 City of Allen Community Park 34A & B SF 25.0 (portions) Twin Creeks Neighborhood 32D SF 11.1 H.O.A. Recreation (private) 32E(N) SF 17.3 City of Allen Fire Station 32F -- 1.0 Owner/Developer Golf Course 32G _ 217± City of Allen Hike and Bike Trails/Linear Parks: Rowlett Creek, -- -- 35+ S. of Exchange i Rowlett Creek, _ _ 12± • N. of Exchange 33+ Watters Branch -- -- ' ' Final acreage to be determined upon final determination of 100 year flood plain as well • as road and trail configurations at the time of final platting. The location of these uses are illustrated on Attachments CF. 1, CF.2 and CF.3 which shall be attached to and made a part of this ordinance. VII -2 A 2. LINEAR GREENBELT AREAS: • A. Watters Branch: a. The 100 year flood plain, as determined in the field, as required by the City of Allen Flood Damage Prevention Ordinance No. 1030-4-91, will be dedicated to the City at the time of completion of the Flood Plain Study • of Watters Branch creek. b. The City shall stake the centerline of and identify any bridge locations for the trail system so as to allow the owner/developer to comply with item d. C. The owner/developer shall only be responsible for construction and funding of a maximum of three (3) foot bridges. The specifics of the • construction, to City of Allen standards, of the eight foot, concrete hike and bike trail shall be refined in a separate contract between the City of Allen and the Owner/Developer. d. The eight foot, concrete, hike and bike trail will be funded for constructed by the Owner/Developer, and/or their assignee within twelve (12) months • of receipt of the city's design and approval of the first final plat for any of the multifamily tracts (Tracts 18, 19, 20, 22, 23 or 24) abutting Watters Branch or 75% of all single family lots are developed in this Twin Creeks Planned Development District, whichever occurs first. e. In the event that property abutting the west bank of Watters Branch Creek • is platted before these six multifamily tracts, access points to the Hike and Bike Trail, if any, shall be identified in that first plat and subsequent plats. f. Park Dedication of non -flood plain land along Watters Branch: 1) OPTION 1 - Tracts 26, 21A, and 25 B which contain • approximately 11.8 net acres (24.6 gross acres), and are located along Watters Branch, and are not in the flood plain, may be dedicated to the City of Allen. However, if these tracts are not accepted by the City, and if Option 2 is pursued, then these tracts may be developed under the base zoning as specified in I.A. of • this Section. 2) OPTION 2 - If the City is not able to acquire the out parcel, south of Exchange as identified on Attachment CF.1 of this Ordinance, then the developer/owner shall dedicate 4.5 ± acres of land from Tract 25A which will be generally located west of Watters Branch and south of Tract 25B. This acreage represents an equivalent amount of non -flood plain land that was identified in Tract 26 which would no longer be appropriate park land if the out parcel is not acquired. B. Rowlett Creek: • a. A professionally designed, 18 hole golf course will be constructed along the Rowlett Creek Flood Plain and conceptually illustrated in Attachment A.2, Golf Course/Hike and Bike Trail Site Plan, which shall be attached to and made a part of this ordinance. • VII -3 LI b. The construction of this golf course, as designed by the developer, shall commence as part of the Phase 1 platting activities and shall be completed • within 30 months from the time that the first final plat in this development is approved by the City of Allen. After this 30 month time period, if the Golf Course is not complete, the City of Allen shall not approve any additional residential subdivision plats within this Planned Development District without approval from the City Council. C. At the time of approval of the final plat of the golf course, a linear • greenbelt area, a minimum of 150 feet in width, as indicated on Attachment A.2, Golf Course/Hike and Bike Trail Site Plan, shall be dedicated to the City of Allen. d. The City shall stake the centerline and identify any bridge locations for the trail system so as to allow the owner/developer to comply with item f. • e. The owner/developer shall only be responsible for construction and funding of a maximum of one (1) foot bridge. f. Commensurate with the development of the golf course, as designed by the developer, and within the same time frame, an eight foot, concrete, hike and bike trail, will be funded and constructed by the developer, • within this linear greenbelt area, to the City of Allen standards. 3. NEIGHBORHOOD PARK (PUBLIC): a. To address the city's needs for organized play fields, as Phase 1 of the platting activities of this development, the owner/developer shall fully • develop two baseball fields and two soccer fields including landscaping, irrigation and the lighting of the baseball fields and a 100 space parking lot as indicated in Attachment A.1, Golf Club and Community Recreation plan, which shall be attached to a made a part of this ordinance. b. This 11 ± acre tract will be improved to the City of Allen standards and • dedicated to the City of Allen within 30 months from the time that the first final plat in this development is approved by the City of Allen. 4. COMMUNITY PARK (PUBLIC): • a. An area of land generally located south of Ridgeview and east of Exchange Parkway has been targeted for a Community Park. Specifically this Community Park area is proposed to contain: A minimum of 17.4 acres of Tract 34A which is non -flood plain - to be used for active recreational activities; 7.6 acres of Tract 34B (the wooded, non -flood plain area) to be �• used as a natural area, and; 12.9 acres in the flood plain, (the remainder of Tract 35B) for a buffer area. VII -4 L7 It is reasonable to assume that the city may acquire the 40± acres to the east of Tract 34A (approximately one half of which is estimated to be in the flood plain) to expand this • community park facility. The specific location and acreage of this Community Park will be subject to final determination of 100 year flood plan, road configurations, as well as the City's ability and desire to acquire additional park property in this location. 5. NEIGHBORHOOD PARKS (PRIVATE): • An integral part of the development of Twin Creeks shall be the development of recreational facilities for the exclusive use of the residents. There shall be a total of at least two neighborhood parks in Twin Creeks: a. 17± acres located on McDermott, east of Rowlett Creek (Tract 32E), b. 11 ± acres located on McDermott, west of Rowlett Creek (Tract 32D), and 6. LAND ACQUISITION A. A.I.S.D. SITES: a. TRACT 21B • Tract 21B shall not be built upon for any use other than an elementary school (AISD) until such time that tracts 19, 20, 22, and 23 have been platted, building permits acquired, and structures are being built (or are completed as the case may be) within all four tracts. • The owner of tract 21B must notify AISD that the school district has twelve (12) months from the receipt of said notification to complete acquisition of Tract 21B. Said notification shall not be sent prior to commencement of construction within the last tract to be developed of the four (4) tracts listed. Likewise tracts 21A, 25B, and 26 shall have been • dedicated to the City of Allen. In the event AISD does not acquire Tract 21B, it may be developed under the MF district regulations outlined in this ordinance. • b. TRACT 30 Tract 30 shall not be built upon for any use other than a high school (AISD) until such time that tracts 18 and 27 have been platted (all or in part) and that building permits have been acquired and structures are being built (or are completed as the case may be) within both tracts. The owner of Tract 30 must notify AISD that the school district has twelve (12) months from the receipt of said notification to complete acquisition of Tract 30. Said notification shall not be sent prior to commencement of construction within the last tract to be developed of the two (2) tracts listed. • VII -5 IU In the event AISD does not acquire Tract 30, it may be developed under the SF -2 district regulations outlined in this ordinance. • C. TRACT 32F Tract 32F containing 8 acres, by agreement shall be dedicated simultaneously with 8 acres from the tract directly abutting to the south, know as the Green Tract. This 16 acre total dedication shall be made for the following purposes: 10 acres dedicated to A.I.S.D. for an elementary school site; 5 acres dedicated to the City of Allen for a park to be developed in conjunction with and/or adjacent to the school playground/open space area; and 1 acre dedicated to the City of Allen for a fire station. • These dedications shall occur at the time of approval of a final plat of Phase 1, or earlier if requested by the city or A.I.S.D. This dedication, at a minimum, shall be matched by the abutting property owner to the south of Tract 32F and the requirement for it is reflected in the zoning ordinance of that tract. d. COMMUNITY PARK The 17.4 acre portion of Tract 34A will be combined with the 22.1 acres of Tract 34B for a Community Park. The 17.4 acre portion of Tract 34A shall be available for acquisition by the City of Allen for public park uses for a period of 6 years, or until such time that Exchange Parkway is under construction between Ridgeview Drive and Rowlett Creek, which ever is the later of the two. During that time, the City of Allen may acquire this parcel at a price based on the Owner/Developer's purchase price, plus interest, maintenance and taxes paid during the intervening time period. In the event the City does not acquire this 17.4 acre portion of Tract 34A it may be developed under the SF -1 district regulations outlined in this • ordinance. 7. UTILITIES EASEMENT AND ACCESS AND MAINTENANCE As a part of land dedication agreement between the City of Allen and the Developer, the Developer shall retain a perpetual access and maintenance easement over the entire tract(s) of land being so dedicated. The City of Allen affirms the right and will not deny the developer the right to have drainage and utility easements (i.e. water lines, sanitary sewer, storm drain, roads, golf cart path crossings, electrical, natural gas, cable, television, telephone and other such comparable uses) across land dedicated to the City in locations agreed to by both parties at the time of platting. • VII -6 At the time the 11 ± acre park and the Rowlett Creek Linear Greenbelt land is dedicated, the Developer shall file certain deed restriction that related to the use, building construction, signage not normal to the activity of the park and fencing. Any of the above -listed changes must be approved by the developer. The Developer retains the right, but not the obligation, to construct additional improvements, and to enhance or provide additional maintenance to the entire tract(s) or any portion thereof which the Developer deems necessary. It being understood that any such improvement shall then belong to the City or utility company but that the Developer shall retain all access and maintenance rights. The Developer shall also retain the drainage and utility rights as specified on the plat. 8. PERFORMANCE All performance stipulations herein prescribed as they relate to either the City's or the Owner/Developer actions within a specific time period shall be subject to deviation in the event that a "Force Majeure" occurs. A "Force Majeure" events it relates to the Twin Creeks Planned Development District, is herein defined as means of acts of God; earthquakes, blizzards, tornadoes, hurricanes, fire, flood, malicious mischief, insurrection, riot, strikes, lockouts, boycotts, picketing, labor disturbances, war (declared or undeclared), landslides, washouts, explosions, epidemics; compliance with laws, rules or orders prohibiting or delaying work or construction and total or partial failure or loss or shortage of all or any part of transportation facilities ordinarily available to and used by a party hereto in the performance of the obligations in this Planned Development District. 9. WAIVER AND SATISFACTION OF THE PARK DEDICATION ORDINANCE: Considering the commitments for dedication of certain lands, funding of various park improvements, and construction of hike and bike trails along Watters Branch and Rowlett Creek, as contained herein, the requirements for land dedication and/or funds in lieu of land for neighborhood parks, as required by Ordinance No. 1102-4-92 is hereby satisfied and is waived for this Twin Creeks Planned Development District. The funding and/or land dedication obligations of the Developer hereunder shall constitute the complete obligations of the development of the Twin Creeks Planned Development District with respect to the City's requirements for any and all parks. So long as the Owner/Developer, its successors and assigns, shall comply with the funding and/or land dedication obligations under this Agreement, the City shall not impose any further assessment on the Property or any owners of the Property in connection with the City's dedication and/or acquisition fee park requirements. VII -7 I A 1'23:4=acre ttact'ofI'and sduated in Collin I County, Texas in • AFFIDAVIT AND PROOF the Catherine Parsons survey, Abstract No. 711 and being a part f Parsons Survey, Abstract No. 705; and I A 91.1 -acre tract of land situated in Collin i of a 153 -065 -acre tract, a part of a j Council Chambers of the Allen Municipal Annex, One Butler Circle, Allen, Texas, 230.917 -acre tract, and a part of a ' THE STATE OF TEXAS I 181.374 -acre tract; and A 165.3 -acre tract of land situated in Collin County, Texas in the Jesse A. Gough COUNTY OF COLLIN County, Texas in the Catherine Parsons Numbers 23, 32 and 41, and a request for Tucker Survey, Abstract No. 914, the Survey, Abstract No. 711 and being a part i BEFORE ME, the undersigned authority, on thli of a 230.917 -acre tract; and A 13.7 -acre tract of land situated in Collin Planned Developments, including a total of TACKETT, who having been by me duly sworn, on oa-County, Texas in the Catherine Parsons 2,684.90± acres, and amendment to the No. 381, and the Joab Butler Survey, Ab - Survey, Abstract No. 711 and being a part City of Allen Thoroughfare Plan. This is That she is the General Manager of THE ALLE of a 153.06 -acre tract; and li COLLIN COUNTY, TEXAS, not less frequently than or A 15.5 -acre tract of land situated in Collin County, Texas in the Catherine Parsons n said county, and having been published regularly an Survey, Abstract No. 711 and being a part I months prior to publishing of a 153.065 -acre tract; and - A 196.0 -acre tract of land situated in Collin Slack Survey Abstract No. 854; and I County, Texas in the Michael Lee Survey, An 8.6 acre traci'of'land'situatedin Collin Briar Ridge I n V : Abstract No. 544 and being a part of a 280.0 -acre tract; and County, Texas in the John Fykes Survey, Abstract No. 274 and in the Shadrick Jack- A36.2 -acre tract of land situated in Collin Abstract N6-325"and'theW•J. Jackson Survey; Abstract No. 484 and also being a A 6.1 -acre tract of land situated in Collin County, Texas in the John Fykes Survey, Abstract No. 325 and being a part of a part of a 280.0 -acre tract; and A 4.1 -acre tract of land situated in Collin 280.0 -acre tract; and of which the attached is a true and written copy, and i A 21.5 -acre tract of land situated in Collin County, Texas in the Catherine Parsons Survey, Abstract No. 711; and AMERICAN on I County, Texas in the John Fykes Survey, r Abstract No. 325 and the L. K. Pegues A 8.3 -acre tract of land situated in Collin County, Texas in the Catherine Parsons Survey, Abstract No. 702 and being a part I of a 280.00 -acre tract, a 40.482 -acre tract, Survey, Abstract No. 711; and . Sunda March 28, 1993 Sunday, and a 31.112 -acre tract; and A 66.7 -acre tract land A 20.9 -acre tract of land situated in Collin County, Texas in the Catherine Parsons of situated in Collini and which was issued on March 28,-199 i County, Texas in the L. K. Pegues Survey, I Survey, Abstract No. 711; and A 28.0 -acre tract of land situated in Collin Abstract No. 702 and the John Fykesl Survey, Abstract No. 325 and being a party County, Texas in the Catherine Parsons Survey, Abstract No. 711; and by City of Allen of a 280 -acre tract, a 40.482 -acre tract, and a 31.112 -acre tract; A 64.8 -acre tract of land situated in Collin and County, Texas in the Catherine Parsons A printed co of said publication is attached hereto. P PY P Survey, Abstract of l 711; and A 38.4 -acre tract of land situated in Collin County, Texas in the W. J. Jackson Survey, Abstract No. 484 and the A. B. t Perrin Survey, Abstract No. 713; and W ju-22 A 48.0 -acre tract of land situated in Collin SUBSCRIBED AND SWORN to before me this day of A. D. 19__f County, Texas in the A. B. Perrin Survey, Abstract No. 713, the W. M. Perrin Survey, Abstract No. 708 and the Catherine Par-- ar-sons sonsSurvey, Abstract No. 711; and J-46,� A 13.8 -acre tract of land situated in Collin County, Texas in the W. J. Jackson Survey, Abstract No. 484; and V A TODD MY COMMISSION EXPIRESA 46.0 -acre tract of land situated in Collin December 5 N;�,QF;;,• , 1999 County, Texas in the W. J. Jackson WYMI Y PUBLIC in and for COLLIN COUNTY, TEXAS Survey, Abstract No. 484; and A 42.4 -acre tract of land situated in Collin County, Texas in the W. J. Jackson Survey, Abstract No. 484 and the A. B. Perrin Survey, Abstract No. 713. Publisher's fee $94.50 CITY OF ALLEN A 100.ra"cre tFacf of land situated -in Collin NOTICE OF PUBLIC HEARING �' County, Texas in the Henry Brandenburg Notice is hereby given that the Allen CitySurvey, Council will hearing Abstract No.1110 and the J. W., , conduct a public at their regular meeting to be held on Thurs- Parsons Survey, Abstract No. 705; and I A 91.1 -acre tract of land situated in Collin i day, April 15, 1993, at 7:30 p.m. in the County, Texas in the Henry Brandenburg I Council Chambers of the Allen Municipal Annex, One Butler Circle, Allen, Texas, Survey, Abstract No. 110 and being a part to consider a request to amend Planned De- of a 98.83 -acre tract; and +` A 741.1 -acre tract of land situated in Collin velopment Numbers 38, 20, 27, and 28; County, Texas in the Jesse A. Gough and Flood Plain -Planned Development Survey, Abstract No. 347, the David M. Numbers 23, 32 and 41, and a request for Tucker Survey, Abstract No. 914, the zoning on property currently zoned Agriculture -Open Space, to three separate James W. Parsons Survey, Abstract No. 704, the Alfred Slack Survey, Abstract No. +` Planned Developments, including a total of 854, the Isaac Herring Survey, Abstract 2,684.90± acres, and amendment to the No. 381, and the Joab Butler Survey, Ab - City of Allen Thoroughfare Plan. This is stract No. 47; and request on property described as A 147.6 -acre tract of land situated in Collin I follows: County, Texas in the Jesse H. Gough I Survey, Abstract No. 347 and the Alfred THE BRIAR RIDGE INVESTMENTS Slack Survey Abstract No. 854; and PROPERTY IS DESCRIBED AS: A 64.6 -acre tract of land situated in Collin A 242.7 -acre tract of land situated in Collin County, Texas in the Catherine Parsons County, Texas in the J. J. Driggers Survey, Survey, Abstract No. 711 and being part of Abstract No. 274 and in the Shadrick Jack- an 82.7 -acre tract; and son Survey, Abstract No. 489; and A 6.1 -acre tract of land situated in Collin A 15.74cre tract -of land situated in Collin County, Texas in.the.Catherine Parsons - - County, Texas in the D. M. Tucker Survey, -Survey, Abstract No. 711 and being a part Abstract No.,914; and _ _ of an 82.7 -acre tract; and „« _ THE GREEN PROPERTY IS DE- SCRIBED AS BEING: A 152.8 -acre tract of land situated in Collin County, Texas in the James W. Parsons Survey, Abstract No. 704. THE WHISENANT"PROPERTY IS DE- SCRIBED AS BEING: A 160.770 -acre tract of land situated in Collin County, Texas, in the Mary Standifer Survey, Abstract No. 812, being a resurvey of the 160 acres of land described in a deed from W. F. Bush, and wife Eula M. Bush, to D. Whisenant, recorded in Volume 261, Page 494, of the Collin County Deed Records. The above property is further described as 2,684.90 acres, being located north of McDermott Drive, and west of U.S. 75. 0 Anyone wishing to speak either FOR oe,, 4 AGAINST this request is invited to attend r this public hearing and voice their opinion., For further information, contact the Depart-, ment of Community Development, City of Allen, One Butler Circle, Allen, Texas, or by telephoning 727-0120. f /s/ Judy Morrison "-- 1 City Secretary f • AFFIDAVIT AND PROOF OF PUBLICATION THE STATE OF TEXAS COUNTY OF COLON 424 Legal` Notices CITY OF ALLEN PUBLIC NOTICE Notice is hereby given that the Allen City Council adopted the following ordinance at their regular meeting held on Thursday, May 6, 1993 (Title and Penalty Clause only): Ordinance No. 1172-5-93: An Ordinance BEFORE ME, the undersigned authority, on this day personally appeared DEBBIE of t"60ty of Allen, Collin County, Texas, Repealing Ordinance Nos. 613-6-85 TACKETT, who having been by me duly sworn, on oath deposes and says: (Planned Development No. 32), 732-9-86 That she is the General Manager of THE ALLEN AMERICAN a newspaper ublished in (Planned Development No 41), 503-4-84 9 �P (Planned Development No 20) 537-8-84 COLLIN COUNTY, TEXAS, not less frequently than once a week, having a general circulation said county, and having been published regularly and continously for more than twelve (12; months prior to publishing Ordinance #1172-5-93 of which the attached is a true and written copy, and which was published in THE ALLEN AMERICAN on Wednesday, May 26, 1993 & Sunday May 30, 1993 f and which was issued on May 26, 1993 by City of Allen of COLLIN COUNTY, TEXAS A printed copy of said publication is attached hereto. I SUBSCRIBED AND SWORN to before me this % day of A.D. 19_q-4 NOTARY PUBLIC in and for COLLIN COUNTY, TEXAS Publisher's fee $121.50 2! t0 >. tv _ l a) rn to (D a V Ih - (CEQ)WTV00YC❑RLLa)Can Ca)CcCNZ>010MoEE.>YCCC O•Zc Ln �M CcyT _0)cu C;(1c)r,i=oroW>'°'��mOmU)a)o2->�°o(`6nco�m� cooaa)iQ CU' Cd O C LC �Cn om <-5 .� °ocf0 >,O r- to to�U C 7 a)Y O C.0 C n CD a)M O (On a) Oc - cam(—°ECUC7=Laa)W u(aiaiaaoE��'aoCaHact°�6 COV AD ao3 W c' ° act Q 0 N Q Q) o C= D °, a 2 o TL O B O E E N 0 0 >,U U 06 CD cn 1" 0 O _U •J~L 3tZ ..XO- Z C= L C cu �U E C- Cl) 00C�7)U 2O°(o Opo a) CO OOCu a O U UNa)7 11;) O V .. «. «. O L C C _ C U ... L a) a) 3 L 7 Cl) O c. C 00 p a O y a) p 7 C (G')j)� Z 0U.> (D Sm act ac) ac) QW (o ° Z3W.ow� xao 1- m (—° ° o.o D, 6 6.2 -a E 6 c a)m O:E y' a Z rn� zi a)... ^U Lu C (o owU °' E Lo Z _ � _ m.9 c c c E E'E a 3a: M(D 2na O " N Yin -> O'D m N.�C� C 10 >4 mh .2 .1-0 o 0 0 &ice _. gin° �= w c (° ° E o=pw on m a)LL a)oa OO D U a. m :? co °¢ O>>> a V c a) fr X a) u c (° c 0)tn o a) c a— 5 c'n . o t act N Zo r °o°rn 3 °? mmo->.,pt —w - mco-mo w>°na)rocc°o0ow-- > Mo 0 0 o w rnL >. 9 CL TO m L 0> m� rn a� c 5 c c -c S Q o o s m F O) O a)= a0i C 'OLS 0 6Z 7 a) x C C X da O °-00(n O.� a) N -23 0,9,— p0� a) W 7 a W d C O 2 Q) N (a C >. C O a) C C C PU W U Q a) U C d Y 0) O N y>, M r` >. a) O .- >• �6 °- l0 (a (o .0 - .-. U a) �, E U � N X � O L N C (0 .COC N °-L U (o C U 00=(oC Oddn. E(9Y 3 7 CE Z U «. O Xc= '- C O�w `.�...0 CC>.0- L)S X�>. O O � .....��. �.^� a) a) O = _ a) O .T.- O (n fo 0)6-c cn'O () O = a O O 7 Z' a) � r O - O. CLF- (nn U-aUd CDU D -o N C �.0 O aNU 7 CLQ amF- NU - _ 1 ■ i (Planhed Development No. 27), and 538-8-84 (Planned Development No. 28); and Changing that Certain Tract in Ab- stract No. 854 of the Alfred Slack Survey from Agriculture -Open Space (A -O) and Amending Comprehensive Zoning Ordi- nance No. 829-11-87, as Previously Amended, so as to Establish Permanent Zoning, To -Wit: Flood -Plain Planned De- velopment No. 54 (FP -PD No. 54), on the Following -Described Tracts of Land. 242.7 Acre's of Land in Abstract No. 274 of the J. J Daggers Survey and Abstract No. 489 of the Shadrick Jackson Survey;.15.7 Acres of Land in Abstract No. 914 of the D. M. ,of Survey; 100.1 Acres of Land in Ab- stract No. 110 of the Henry Brandenburg Survey and Abstract No. 705 of the J. W. Parsons Survey; 91 9 Acres of Land in Ab- stract No. 110 of the Henry Brandenburg Survey; 741 1 "Acres of Land in Abstract No. 347 of the Jesse A Gough Survey, Abstract No 914 of the David M. Tucker Survey, Abstract No: 704 of the James W. Parsons Survey, Abstract No. 854 of the Alfred iSlack Survey, Abstract No 381 of the Isaac Herring Survey, and Abstract No. 47 of the Joab Butler Survey; 147.6 Acres of Land in Abstract No 347 of the Jesse A. GoughlSurvey and Abstract No 854 of the Alfred Slack Survey; 64.6 Acres of Land in Abstract No 71.1 of the Catherine Parsons Survey; 6.1 Acres of Land in Abstract No. 711 of the Catherine Parsons Survey; 123 4 gcres of Land in Abstract No. 711 of the Catherine Parsons Survey; 165 3 Acres of Land in Abstract No. 711 of the Catherine Parsons Survey; 13 7 Acres of Land in Abstract No 711 of the Catherine Parsons Survey; 15 5 Acres of Land in Ab- stract No. 711 of the Catherine Parsons Survey; 196 0 Acres of Land in Abstract No 544 of the Michael Lee Survey, 36.2 Acres of Land in Abstract No 325 of the John Fykes Survey, 21.5 Acres of Land in Abstract No. 325 of the John Fykes Survey and Abstract No 702 of the L K. Pegues Survey; 66.7 Acres of Land in Abstract No. 702 of the L K. Pegues Survey and Ab- stract No 325 of the John Fykes Survey, 8 6 Acres of Land in Abstract No 325 of the John Fyk6s Survey and Abstract No. 484 of the W. J. Jackson Survey; 4.1 Acres of Land in Abstract No. 711 of the Catherine Parsons Survey; 8.3 Acres of Land in Ab- stract No. 711 of the Catherine Parsons Survey; 20 9 Acres of Land in Abstract No. 711 of the Catherine Parsons Survey; 28 0 Acres of Land in Abstract No 711 of the Catherine Parsons Survey; 64 8 Acres of Land in Abstract No 711 of the Catherine Parsons Survey, 38.4 Acres of Land in Ab- stract No. 484 of the W J. Jackson Survey and in Abstract No. 713 of the A B. Perrin Survey; 48.0 Acres of Land in Abstract No 713 of the A B Perrin Survey, Abstract No. 708 of the W. M Perrin Survey and Ab- i stract No 711 of the Catherine Parsons, 13 8 Acres of Land in Abstract No. 484 of the W J. Jackson Survey; 46.0 Acres of Land in Abstract No. 484 of the W. J Jack- son Survey, and 42.4 Acres of Land in Abstract No 484 of the W. J. Jackson Survey and in Abstract No 713 of the A B. 1 ��P { UNINCORPORATED '• 4- F-7- 4ow 0 q I z ulI CL j ISI a A -a CL cr O ! ^c 1 ' 1 c I UNINCORPORATED 1 PP/O N 0 400' E100' 1600' 2400 %7%m li 5 G N e L _I CF FC Ll qq � 71 ty i 1 N "C � � d1 U r n h Gm W< S EXISTING ZONING SYMBOL KEY NOTES: LEGEND CBD = CENTRAL BUSINESS DIST GB = GENERAL BUSINESS 1. ALL ACREAGE FIGURES ARE APPROXIMATE "" "" PROJECT BOUNDARY u ) A -O = AGRICULTURE O = OFFICE ZONING BOUNDARY u SF = SINGLE FAMILY O/C e OFFICE/COMMERCIAL z. FP INDICATES FLOOD PLAIN PER THE u FLOOD PLAIN BOUNDARY C SFA o SINGLE FAMILY ATTACHED C =COMMERCIAL 1891 FIRM FLOOD PROPOSED THOROUGHFARESINSURANCE TH = TOWNHOUSE C/O = COMMERCIAL/OFFICE RATE MAP, BASED IN THE 1906 EXISTING MF = MULTIFAMILY LR = LOCAL RETAIL LINEAR GREENBELT STUDY. PROPOSED IMPROVEMENTS TO CF =COMMUNITY FACILITIES SC =SHOPPING CENTER ( SAME AS THE ROWLE•rr CREEK S.H. 121, U.S. 75 AND CUSTER ROAD WATERSHED STUDY! ZONING GO GARDEN OFFICE LI = LIGHT INDUSTRIAL - LC = LIGHT COMMERCIAL MDR = MEDIUM DENSITY RESIDENTIAL R = RESIDENTIAL IT = INDUSTRIAL TECHNOLOGY i PP/O N 0 400' E100' 1600' 2400 %7%m r-li li 5 G N e ,- � I qq � 71 ty i r r N R � � d1 U r n h Gm W< S J G 1] _4 w 'l l E QG y u ) V u c w a I- o C A m r-li 16 7j 5 G N z ,- � L qq � 71 ty W r r N o M 8 � � � a OI r n Gm W< S J m 1] _4 7 r QG y u W V N 16 7j 5 G N CL ,- � L qq � 71 m c r r Q o M 8 � � � a W cn C7 � Z � W cn � W a� cc z m— D C Z Z w H Zz r W A pqu N N E W ,- � L Q � � � m N n Q o M 8 � � � a t r n S m 1] _4 r � a y u W cn C7 � Z � W cn � W a� cc z m— D C Z Z w H Zz r W A pqu N aI 1 i 1 Q v� r o � � o a Q o M 8 � 9� POS 1 v �l - V •' a � , •.�T .' r-., _ ,,.,_ Y .� J - �a (� i __. -�� Coro- STACY ROAD _ NOTE 1, ALL ACREAGES ARE APPROXIMATE AND ARE SUBJECT TO VERIFICATION DURING PLATTING AND DEVELOPMENT. 2. ALL 110' ROW'S SHOWN HEREIN ARE TO RE 120', 132' OR 140'. SEE SHEET TF,1 FOR LOCATIONS. MASTER - ZONING PLAN " i 0 a n f, c NO, 1172-5-93 ya i9 76 � Ii THESE TWO TRACTS ARE SUBJECT TO THE TERMS OF FCT,VII-2Ae 0 400' 800' 1800` 2400` a 6) Fy .c DATA TABLE Q (L Q F .c r a 4 • ~ V C c r W aT � e TRACT W ZONING CROSS ACRES R,9.W, FLOOD PLAIN NET--- ACRES TRACT N' ZONING GROSS ACRES R.O.W.RD1Af FLOOD P- _ NET ACLS 1 CC -E 300.5 - 30.6 218 CFmF 14.2 0.7 2,0 11,5 -_ 2 ME 35,3 - 35.3 22 - NIF -- 19.1 _ 0.6 5.3 13,0 3 TR 42.4 42x11AF +- 15.3 0.6 1.6 13,0 -- 4 CC -PC 4&0 - - 46.0 24 mf 15.5 - 1.5. .14.0 5 TR 46.7 46.7 25A SF 159.4 1.9 7.1 150.4 6 TR 52.0 57.0 -- 258 CEt6F 122 7.4 4.0 7 TR 36.2 36.2 26 CF/SF 6.2 0.4 - ... 1.3 4.5 a TR 36.2 36.2 27 6F 1Z2,4 5.0 6.6 110.6 9A OT 62.6 2.7 , 60.1 - - -- -DT 28 SF 34.6 0.6 _.... 53.6 � n.5 3.9 73.6 9B __--� - - 29 _.. MDSF 20.7 2.7 1&0 10 9T 73.1 4.0 69.1 90- CFr.F 43.3 1.7 2,6 ]9.4 11 OT 79.3 2-1 - 77.2 31 MD6F 9.3 - 4.6 - -... 4.5 12 OT 37.5 2.3 1.7 33.5 32A 6F 351.0 9.5 341.5 13 i3C 19.0 0.0 10.4 32B 6F 114.0 z4 112.4 14 Sc 13.7 13.7 32C 6F 164.6 164.6 75 SC 16.6 1.5 15.1 - 320 NR 11.1 1.1 10.0 16A TR 50.6 19,0 31.6 32€ CFINR 23.3 2.0 5.5 20.6 1 gs CF 22.1 1.7 20.4 32F CF &0 6_.0 -- 17 TR 56.6 15.1 41.7 32G CF/DC ..217.6 2.7 209.0 5.9 18 MF 20.0 2.4 5.0 12.6 33 NIDSF 41.6 3.6 36.0 w 1Z.0 1.5 0.6 9.94A CF/5F 37.3 3.9 33.4 61F 11.0 0.7 1.2 9.9 L21A 34B CF zz.l 1.6 12.9 7.6 CF/MF 6.2 0.6 2.9 2.5 [TOTAL 23753 97.2 302,2 1975.9 9� POS 1 v �l - V •' a � , •.�T .' r-., _ ,,.,_ Y .� J - �a (� i __. -�� Coro- STACY ROAD _ NOTE 1, ALL ACREAGES ARE APPROXIMATE AND ARE SUBJECT TO VERIFICATION DURING PLATTING AND DEVELOPMENT. 2. ALL 110' ROW'S SHOWN HEREIN ARE TO RE 120', 132' OR 140'. SEE SHEET TF,1 FOR LOCATIONS. MASTER - ZONING PLAN " i 0 a n f, c NO, 1172-5-93 ya i9 76 � Ii THESE TWO TRACTS ARE SUBJECT TO THE TERMS OF FCT,VII-2Ae 0 400' 800' 1800` 2400` G a 6) Fy .c • 0 co, Q (L Q F .c r a 4 • ~ V C c r W aT � e 0 2 � � � L0 G a 6) Fy .c • 0 co, Q (L Q F .c r a 4 QF 4 ~ V C f r W 0 T C? � � G a 6) Fy .c • 0 co, Q (L Q F .c r D C Z co Fc4 Fy W •4 0 v P: Q (L Q F .c r Tc a 4 QF 4 ~ V C f r UL 4 L0 oO _ A b5 D C Z co Fc4 Fy W •4 0 v P: Q (L Q F co Fc4 ■ N a -m >m> Q (L Q I I. I. I y......................... tr—= . � � /b"�,,; h � ,�,� ,.�y �,��- �-��, t 161 ....... ... ... .._ ... -. ... J / 11 ! % 1 � A �y + u o a q � w cx t � o • l ;x� � f �l' jAf m 12 • E a1 3� Y 1 f r r� ....,,,,w ti« ' y ` f`p .clP , ;'} t 9 INTERSECTION DESIGN LEGEND cc w D Q pe., A11 tr—= . � � /b"�,,; h � ,�,� ,.�y �,��- �-��, t 161 6L J w c ri • � A �y + u o a q � w cx V o w m 12 • E a1 3� Y 1 f r r� ....,,,,w ti« ' y ` f`p .clP , ;'} t 9 INTERSECTION DESIGN LEGEND STANDARD DESIGN: 4 LANE DIVIDED lir'' � LANE DIVIDED �t�- PF�(�Pt�ED THROIjJ�IH�'ARE PLAN_ 8 LANE DIVIDED IMPROVEMENTS: DUAL LEFT EXCLUSIVE RIGHT ALL 4L, 6L & 61. STREETS SHOWN IN THIS PLAN ARE DIVIDED 0 ,NCE SCHEME 4 0 440' 800' 1600' 2400' N %m7%m ` S a S7� .x � m ,NCE SCHEME 4 0 440' 800' 1600' 2400' N %m7%m w u a S7� e � m J w c ri • � A W u o a q � w cx V o w m 12 E a1 r r� e 4 t 9 w �- a S7� L ` a � m J vi c 9! W � A W u r0 c q ✓l cx V o w m LZ.2x--;� a r� w �- a S7� L ` a � m J � . _ r c � f i � A U c �- C S7� L ` a � m 13 �. w w w � A W r0 r Rt V) Q o LZ.2x--;� L z ►P W r'i f 1 O (Y, o W A u co �- S7� r LJL w w LL r0 r Rt V) Q o I i • + i 4 4 ae +: • �, �� 4, ak gi t. ;a s �,v R, s- _ +. ► inn' MAY 14T'' r er* ' Sheet K H ■ • of 1 IN .lab 91034 ro i I Ordintince No, 11 -12- 513 • I wEICHT RETRITIt�V r%U KITTY HAWK ESTATES I-RIIIATE RUNWAY , 1 HE Residential Land Planners Traffic Engineers y, BALDWIN r -A ,,OMPANY AMADA Richard Ferrera Architect, Inc, WALTORS Architects & Land Planners co ! 1moclat.ca LLCM, T, a rERI2Y HAINI: Barton-Aschman associates, Inc. 4A5 East Walnut Street Richardson, Taxan 75081 DIIS w (2 14) 470 0171ATLANTA. 214) 247-1700 „„.�;�..7.. • ._ ., 1,5CV ,. y.t r r 0' zoo' 500' 1 cc o , :* * t +* : • • 2 JUDY 19+2 JIi .. t " w• � �r�. ,• � .. ..•;,<r i•Pa'' ... �. � � .w �p_t.r/11�^�/�'+-'.--�r•t w.-,..-�t• r�� �". . ..r.�.�,. ,» -,tet,. t.a• } d �,-. � ; ' � ��:3. � ,r����s � i�9�1 l � 1 Y �, � r �' ---- AINICATESIKITDTY HAWK E TAT A. Ilk, a + e ( r • • ♦ � k Pt' �l j • � `• ,1., "..�� �ut F^ "�. s � � N Ili CO N , �J�p ) e Ps• T r. t . . , s •f r^: ,. i' a.:.:e. ir. ii r v fD+, rn Y Y n ` �c'. � IM7 � 1 tion*'w1Mr � �' F. A r r �ANDARD.*'' i y '+ "1 i AREA OF 20' MA RUNWAY /. HEIGHT 3 F d s �4i i "„ RETRIC`IC PATTER HT. LIMIT I ISD 2 \! n ) i J BRIAR 41RIDGE_ INVESTMENTS Civil Engineers Rl��l CARTER & BURGESS,INC. DALLAS r xs o. OYZ� R� r• *• "`k � � did•` <'' ` �r � 5'. � S i� � x ,,rn �T:: • 71 r 1 3, r I� 10 ft! '.4 la d INCITE: ALL GREENRELTJ . N13 FLOODPL RELATED ACREAGES ARE SUBJECT TO SURVEYOR CONFIRMATION COMMUNITY FACILITY, RECREATION, AND GREENBELT PLAN ordineace No, 11 2-51*1 Ehhibit H Id I LANDSCAPED PEDESTRIAN, ETC. EASEMENT— PRIVATELY OWNED FLOOD PLAIN OPEN SPACE— PRIVATELY OWNED NON—FLOOD PLAIN OPEN SPACE— - PRIVATELY OWNED GOLF COURSE & CLUB HOUSE, ETC. PRIVATELY OWNED THESE 2 TRACTS ARE SUBJECT TO THE TENNIS OF SECT.VII-2Ae 0 400' 800' 1600' 2400' LEGEND: N NON — FLOOD PLAIN, c OPEN SPACE — PUBLIC 1R FLOOD PLAIN, OPEN SPACE, � C Y 5 GREENBELT, ETC, — PUBLIC W LLj NON—FLOOD PLAIN LAND a u � C w PROPOSED FOR PUBLIC', p p COMMUNITY FACILITY(S) n HIKE AND BIKE TRAIL SYSTEM — PUBLIC LANDSCAPED PEDESTRIAN, ETC. EASEMENT— PRIVATELY OWNED FLOOD PLAIN OPEN SPACE— PRIVATELY OWNED NON—FLOOD PLAIN OPEN SPACE— - PRIVATELY OWNED GOLF COURSE & CLUB HOUSE, ETC. PRIVATELY OWNED THESE 2 TRACTS ARE SUBJECT TO THE TENNIS OF SECT.VII-2Ae 0 400' 800' 1600' 2400' V v N �? c 1R n � C Y 5 q! W LLj T a u � C w 0 p p � n W C �s W E R? v a Y W w Y „ w 'tf 6 t W m V N �? 1R � � C Y 5 q! W LLj T a � C c p p c J W m �s v a N V V W 'tf u V N �? C cc r ? 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'_' �j .Y. .S � .. }� � 1.7 �• Af1F!l:7 x x;.: .. • 5 • �- ! �-" ` :; . � ' � }tUE `,,r ,1,71{�ACT X13 R� CATI(� I' •r e� R. TRACT 74 m7 l} Y MF - SCT% gY5 x Ax. .... y xi Yg. ` `•... � `i e'; � ., fi; itf � Y `:' Ai.-tr is Ai;F{E f; �'i�� � � , ��"', �.: t , •4.3 A- 1 , AL- - - r ',�/.��• » T' ary 5 gx5. MOTT ROAD FM 2 EHMOTT ROAD FM --2T7' FE �� nllc- DERM ?TT ROAD +y p f'/#�� Fry �SYa , SsYY s5Y7CT 4 FIRE; STATION j'i E #� 4 y {x{� _%p%�' �x ) y� rSSsi 55xr•sxl i f I ' . I yx sxs7Fii y v �YSxsxrx<xyy,. .�xrlyY5Yv3,5 spw ,� Ir SyY�! fix; a: v p r �' vx 5 (• 7 EA Zx 4 • �rx6x ��` T��S�k��Xx\ 40P' .S;PP / - �, t.:� -...,' � 1 4 d SEPTEMBER 1992 • � S>YS v 'E�X�Sx;Y tSF�} cv gsh)xvi Tt r _ h ; t _ xa'gz. xy P \ .• - , l W. r ff 7xYs�Fi"�i.5��5'!F)Lx7;x. � ' �! ... ... : r (( ` d!, 't 4Y g�x Xt,- �' ^�( ( /� r{ y • ( � r I i 1' '♦ . lF v�'r` # ..... •, ..:` Ar.■r.�_ ....._ f i i F i ` 0 400' 800' 1600' 2400' FIRE STATION SITES PER COMPREHENSIVE PLAN -- N r lA I L' Z r m w � W c o J F0� `o o }�Y p - ~ r 4 W S cm fa W w � U C b- - 4) q � H 6 C 4 d lA I L' Z r m w � W c e J F0� `o Er }�Y p - ~ r W cm Q LA.! CrG lA I L' � m r m I` 0 _ o 4 � c Q J F0� `o Er }�Y ' m 5 , Lt c SS � � m r m I` 0 _ o 4 � c Q J � r ' m 5 - ~ r N ❑7 /ILL _ I` 0 _ Q v � o 41 � N �O � � I O PEDEST AN/BICYC 'E PATH .r /J1 HIPPING � GREEN r �} i 0 I fir* 1 , er t III CART STORAGE, 172-5-93 AN ARVIDA RESIDENTIAL COMMUNITY GOLF CLUB AND COMMUNITY RECREATION 0 50 100 150 7�. SCALE IN FEET t'QANZMAN/I AVt 0 AwociaLca I.,Ld. LAND PLANNERS • LANDSCAPE ARCHfTECTS ATLANTA NOVEMBER 4, 1492 REV : APRIL 2, 19'. e,s TQCO1OT`'. - CLU -HOUSE POOL - / POOL "/ I O / �EXPANS+ON PARKIN PLAY I opwolftI �/ I ! 1 VOLL BALL �ARKING BASKETBALL• I I1000 METER I I I LAK JOGGING TRAIL \ I ' PEN PLAYPEN I I OPEN PLAY / I I PLAY, 1000 METER ' JOGGING TRAIL 845 814 834 -_ / I 625 MCQERM4TT DRIVE I ,:,] T� ENTRANCE MONUMENT N L 0 y U �n cn q o C C IC fT E c) u W � t m a N w Ln Uj cn w pQ 0 a � r a Q u a cm 0 a � r Q a z J to Q jr p 03 0 - a cm 0 Q z Q to Q jr p 03 0 - ' r 40 t � \ :Jt N',f lz LXCHANGE PARKWAY - - 0Mr-9 ... •.w \-•,,.\` :: \... ,t , ,. , r e , .. •-fir 9pyr7 - S ... i F N I r r.. r r - , S x 'E� - • , Few z - _ - � . • I SCORECARD .r. • ( s # -RAR YARD S RA E R YAR D S� 91 4 0 405 51Q 5GENERAL NOTES: 2 Q 4 440 3 4 43a 12 4DEV MHNi 367 - V 4 5 658 13 R , • - A. THE HIKE - "..,. , ,,. ,:'. „ - 3 183 4 14 AND BIKE TRAIL =� � 413 a SYSTEM ., r,.+ „; .- •,•.'+'• ',`.'+ ' ,,'•.'+',. - a SHALL ,,.. .,., .,, +, ,- , r ,.. 33 + _ RE LOCATED IN A RECORDED (PUBLICLY j ; ~• ^ P`. 'm'„H _ , f � 6 � 51Q OWNED DEDICATED:� ?;:::;. 34 3 22 + RUW •• r• � 7 16Q 16 Q • `� �.. 8 4 425 17 4 420 k� :, , 1Q•R a er ! 9 4 445 R THE HI - KE AND BIKE TRAILS ARE :,� �' y nl_ ,• �� 4 440 OUT 36 3606 IN 36 3603 • r SEPARATE AND INDEPENDENT OF THE: - - ,�„ ,�., ,., • ,r: -_ •• 7209 ' , - r< •'F + ,'r' �♦� GULF CART PATHS-- ( TOTAL 72 3 s. 1, •I fill +1 , �''• 1(y t • k (' {'t FF C. ABUTTING FAIRWAYS - TO RE CONFIGURED A�CIMUIIII SAFETY. • .• FOR M :r , Fes• :.+. •,� • F t d r'. ,} 3 � - D. TREES A ., • � , •' ...F.- . v ND OTHER BUFFERING . TECH NIC2UES TO BE ADDED FOR SAFETY.y•,i �' -r - E. t TRAILS TO .. ;: �, '•' . E CONFIGURED Std AS TO ., , >, , �{.' , • , tx f • � 'n 4 m •r CONNECT TO DE SIGNATED PUBLIC :,',•,,�f� •�.. ,r;•• R.O.W. S A ND WALKS AT THE NORTH • t ,' ;`.• AND SOUTH ENDS `' ` :' , •' r _ I u.ka".. • f � WIN REEKS ,7 AN ARVIDA RESIDENTIAL COMMUNITY + '• IOLF & BIKE TRAIL SITE PLAN 6 �✓ ■ z J Y jj O is at CR n Y 10 � W C # � < +K N C 0 fA L � W uj oe g 4 y Y t? _ ` s u t r [Y N H 6 �✓ o z J Y jj m is at CR n Y ul � W . # � < • p C 0 fA L � a e I uj oe 6 �✓ o J Y • m a� r� r o c a e Y m u a �M1 •v •K c � A . # � 5K • p C 0 fA L � a e I 'Ii g 4 y Y _ ` s t r [Y N H V) N p� 440 a m Fr cy) Q r Q c V d! • p C 0 fA %r rte+ =, 4 a.SF 3 77 1 r� PHASE ONE SUMMARY SF --1 21.3 AC - 54 UNITS SF -2 21.0 AC - 60 UNITS SF -3 - 24.6 AC - 80 UNITS SF -4 a 24.2 AC - 93 UNITS TOTAL - 91.6 AC - 237 UNITS AN ARVIVA RESIDENTIAL COMMUNITY PRASE i SUBDIVISION PLAN 4 144 244 344 rk-)ANZMAN/DAV1 `1 0 AmociaLc& Rd. . SCALE IN F E t LAW t— [e+a - uH QCAK ^1011EY13 _ CONCEPT PLAN f SF 2 \ SIF, 1 = — _ _ c a� I ENT. NC�"�, I MONU NT f ti Lz-:� ' ,I NW r D 1 C S zz Rn a W d D 1 C S