O-3976-1-23ORDINANCE NO. 3976-1-23
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF ALLEN, COLLIN
COUNTY, TEXAS, AMENDING ARTICLE IV “ZONING REGULATIONS” OF THE
ALLEN LAND DEVELOPMENT CODE, AS AMENDED, BY AMENDING SECTION
4.08.19 TO REDESIGNATE THE “CENTRAL BUSINESS DISTRICT (CBD)” AS THE
“DOWNTOWN DISTRICT (DD)” AND AMENDING THE REGULATIONS
RELATING TO THE DEVELOPMENT AND USE OF PROPERTY WITHIN THE
DOWNTOWN DISTRICT (DD); AMENDING SECTIONS 4.02.1 AND 4.05.6 TO
REPLACE THE TERM ““CBD” CENTRAL BUSINESS DISTRICT” WITH THE
TERM ““DD” DOWNTOWN DISTRICT”; AMENDING SECTION 4.15.2,
“SCHEDULE OF RESIDENTIAL HEIGHT AND AREA REGULATIONS” BY
DELETING FOOTNOTE (1) AND RENUMBERING FOOTNOTES ACCORDINGLY;
BY DELETING SECTION 4.20.4, “SCHEDULE OF PRINCIPAL USES—CENTRAL
BUSINESS DISTRICT”; BY DELETING SECTION 4.20.5, “SCHEDULE OF
ACCESSORY USES CENTRAL BUSINESS DISTRICT”; BY AMENDING SECTION
6.06.13, “URBAN RESIDENTIAL,” BY PROVIDING FOR EXCEPTIONS TO BE
PERMITTED IN THE DOWNTOWN DISTRICT; BY AMENDING PARAGRAPHS 3,
4, AND 5 OF SECTION 6.06.15, “MOBILE FOOD ESTABLISHMENTS,” BY
PERMITTING FOOD TRUCK SITES IN THE DOWNTOWN DISTRICT AND BY
PROVIDING LOCATION STANDARDS FOR FOOD TRUCK SITES AND FOOD
TRUCK PARKS IN THE DOWNTOWN DISTRICT; AMENDING SECTION
7.05.3.5.d, “LANDSCAPE BUFFER PLANTING REQUIREMENTS,” TO REPLACE
THE TERM, “CENTRAL BUSINESS DISTRICT” WITH “DOWNTOWN DISTRICT”
AND TO MODIFY THE AUTHORITY APPROVING CHANGES; BY AMENDING
SECTION 7.09.2 “SIGN DEFINITIONS” RELATING TO THE DEFINITION OF
ZONING DISTRICTS; BY AMENDING PARAGRAPH 3 OF SECTION 7.09.5
“GENERAL REGULATIONS GOVERNING SIGNS” RELATING TO SIGNS IN THE
CENTRAL BUSINESS DISTRICT; BY AMENDING SECTION 7.09.11.2 – TABLE
7.23, “PERMANENT SIGNS,” BY DELETING THE SECTION RELATING TO SIGNS
IN THE “CENTRAL BUSINESS DISTRICT”; AND AMENDING SECTION 8.05.1.12,
“NEO-TRADITIONAL SUBDIVISIONS,” BY DELETING THE REFERENCE TO
““CBD” CENTRAL BUSINESS DISTRICT”; PROVIDING A SEVERABILITY
CLAUSE; PROVIDING FOR A SAVINGS CLAUSE; PROVIDING FOR PENALTY
OF FINE NOT TO EXCEED THE SUM OF TWO THOUSAND ($2,000) DOLLARS
FOR EACH OFFENSE; AND PROVIDING FOR AN EFFECTIVE DATE.
WHEREAS, the Planning and Zoning Commission and the governing body of the City of Allen, Texas, in
compliance with the laws of the State of Texas and the Ordinances of the City of Allen, Texas, have given the
requisite notices by publication and otherwise, and after holding due hearings and affording a full and fair hearing
to all persons interested and in the exercise of its legislative discretion, the City Council has concluded that the
Allen Land Development Code Zoning Regulations of the City of Allen, Texas, as previously amended, should be
further amended as follows.
Ordinance No. 3976-1-23, Page 2
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ALLEN,
COLLIN COUNTY, TEXAS, THAT:
SECTION 1. The Allen Land Development Code, is amended as follows:
A. Section 4.08.19 ““CBD” Central Business District” is retitled as ““DD” Downtown District” and
amended to read in its entirety as set forth in Exhibit “A,” attached hereto and incorporated herein by
reference;
B. Sections 4.02.1 and 4.05.6 are amended by replacing the phrase ““CBD” Central Business District”
with the phrase ““DD” Downtown District”;
C. Section 4.15.2, “Schedule of residential height and area regulations,” is amended by deleting the
existing Footnote (1) and renumbering the remaining footnotes in consecutive order as (1) through (8);
D. Section 4.20.4, “Schedule of principal uses—Central business district” is deleted;
E. Section 4.20.5, “Schedule of accessory uses central business district” is deleted;
F. Section 6.06.13, “Urban Residential” is amended by amending paragraph 1 to read as follows:
1. Base zoning. Urban residential uses shall comply with the use and development regulations
applicable to the development of a multi-family residential district except as provided in this
section, Section 4.08.19 Downtown District, or when modified by the development regulations
of a planned development zoning district that permits urban residential uses.
G. Paragraphs 3, 4, and 5 of Section 6.06.15, “Mobile Food Establishments” are amended to read as
follows:
3. Food Truck Sites.
a. The operator of a mobile kitchen may operate a food truck site upon receipt of a
temporary food vendor permit in accordance with Section 6.04.1.4.e, and in accordance
with the requirements of this Code.
b. Food truck sites may be established within:
i. The limits of any city park or city property pursuant to a written agreement
with the city; and
ii. In the following Zoning Districts or, unless otherwise expressly prohibited by
the ordinance establishing the planned development, any planned development
with the following base zoning:
(a) "CC" Corridor Commercial.
(b) "SC" Shopping Center.
(c) "LI" Light Industrial.
(d) "O" Office.
(e) “DD” Downtown District.
c. A food truck site must be located on private property on which is located a permanent
structure in which a business is operating in accordance with a certificate of occupancy.
The operator of the food truck site must obtain and maintain written consent from the
property owner or property manager and provide written proof thereof upon demand
of the city.
Ordinance No. 3976-1-23, Page 3
d. Except for a mobile kitchen for which written consent has been granted by the owner
or authorized representative of the restaurant or food establishment, no mobile food
establishment shall sell or serve food to the public within 300 feet of any door, window
or outdoor dining area of any existing restaurant or food service establishment,
provided however, a food truck may locate on any private property in the Downtown
District subject to 100 foot distance from an existing restaurant or food service
establishment.
e. Mobile kitchens and their customers shall not sell or consume food within any public
street, public alley, driveway, or fire lane unless closed to through traffic pursuant to
permit issued by the city authorizing such use.
f. Mobile kitchens may operate only during the business hours of the primary business
on the property where the food truck site is located.
g. Access to restrooms available for use by operators, employees, and customers of a food
truck site shall be provided no farther than 1,000 feet from the location of the mobile
food establishment, except in the Downtown District.
h. A mobile kitchen shall not be left unattended. Mobile kitchens shall not be stored at
any location visible to the public when not in operation.
i. A mobile food establishment must be operated in compliance with the site plan and
other conditions set forth in the approved temporary food vendor permit issued to the
owner or operator of the mobile kitchen.
4. Food truck parks. Food truck parks may be located in the various zoning districts within the
city in accordance with Section 4.20.2, schedule of principal uses and Section 4.08.19.7,
Schedule of Principal Uses - Downtown District, all applicable development requirements of
this Code for the respective zoning Districts, and the following:
a. A site plan shall be approved in accordance with section 6.05 prior to locating any
mobile kitchen on the property.
b. Permanent restroom facilities available to owners, operators, and customers of the
mobile kitchens operating in the food truck park must be located within 1,000 feet of
each location where a mobile kitchen may be parked.
c. All vehicles, including mobile kitchens, shall be parked on an improved surface as
defined in Section 6-82 of the Code of Ordinances.
d. Electricity shall be provided with permanent outlets by way of a portable cord that
complies with Section 3.09 (National Electrical Code), as amended.
e. Any waste, liquid or solid, shall be disposed of safely and properly as per all associated
local and state regulations. Trash service and receptacles shall be provided in
accordance with city requirements.
f. A mobile kitchen cannot be left unattended or left on site overnight.
5. Additional requirements. Any person operating a mobile food establishment shall comply
with the following:
a. No person shall operate a mobile food establishment involving food products unless
the vehicle used in the operation is constructed and operated in accordance with the
Chapter 6, Article VIII, Division 2 of the Code of Ordinances, as amended.
b. Any person operating any mobile food establishment shall ensure that all food
preparation, cooki ng, service, or other food service related activities take place
within the confines of the vehicle used in such operation.
Ordinance No. 3976-1-23, Page 4
c. Signs advertising a mobile food establishment and/or the menu of food and beverages
sold from the food truck shall be limited to:
i. Signs permanently attached to the mobile food establishment; and
ii. One menu board sign with a sign face area of not greater than eight square feet,
placed adjacent to the mobile food establishment on private property.
d. On request of the city, a mobile food es tablishment operator must be able to
demonstrate that the mobile food establishment is moveable and operable;
e. A mobile food establishment operator shall not alter or modify a mobile food
establishment or the premises adjacent to the mobile food establishme nt in a manner
that would prevent the operation or mobility of the mobile food establishment.
f. The water supply for a mobile food establishment shall be from an internal water
tank which must be filled from an external source when not in operation. Temporar y
connection of a mobile food establishment to a potable water source while in
operation is prohibited.
g. Electricity for a mobile food establishment shall be from an internal or portable
generator or an electrical outlet by way of connected to a portable co rd in compliance
with Section 3.09 (National Electrical Code), as amended.
h. Service from a mobile food establishment through a drive through window is
prohibited.
i. Mobile food establishment must be parked, situated and operated in a manner that
does not restrict orderly and/or safe vehicular and/or pedestrian movements.
j. Loudspeakers or loud noises of any kind for the purpose of attracting attention to a
mobile food establishment are prohibited , except in the “DD” Downtown District
with a temporary event permi t or special event permit.
k. No mobile food establishment operator shall operate a generator and/or vehicle motor
which generates visible smoke, excessive noise, or excessive gasoline/diesel fumes.
l. Unless provided by the operator of a food truck park, a mobi le food establishment
operator shall provide solid waste containers for customers to dispose of trash and
food waste when the mobile food establishment is parked and food is being sold and
served. All such solid waste containers and the solid waste collect ed therein shall be
removed from the site by the mobile food establishment operator when leaving the
site; provided, however:
i. If the operator of a food truck park is responsible for the disposal of waste
generated from operation of the site and place in solid waste receptacle
provided by said operator, the mobile food establishment operator shall be
responsible for ensuring that all solid waste generated from the vendor's
operations is placed in the provided receptacles before departing; or
ii. If there is a solid waste dumpster located on the food truck site or food truck
park that is available for disposal of solid waste generated by the operation of
a mobile food establishment, the mobile food establishment operator may
dispose of the solid waste in said dumpster before departing the site.
m. Mobile food establishments will not be allowed to touch, lean against or be affixed
temporarily or permanently to any building structure, wall, tree, shrubbery or
planting bed.
Ordinance No. 3976-1-23, Page 5
n. Mobile food establishment operators shall not hang or display merchandise on trees,
umbrellas, or walls, or sell from any other temporary structures located upon any
public street, sidewalk, right -of-way or other public property.
o. Where exigent circumstances exist and an Allen Police Officer, or other authorized
officer of the city, gives notice to a mobile food establishment operator to temporarily
move from a location, such mobile food establishment operator will not operate from
or otherwise remain at such location. For the purpose of this paragraph , exigent
circumstances shall include, but shall not be limited to, unusually heavy pedestrian
or vehicular traffic; the existence of any obstructions at or near such location; a major
event, festival, program or park activity; a fire; a parade or demonstr ation;
construction activity, or other such event or circumstance that causes the site to
become unsafe or unusable.
p. Mobile food establishment operators shall only engage in the sale and service of food
and beverages. The sale of other products or services from a mobile food
establishment is prohibited, including but not limited to, tobacco products, alcoholic
beverages, sexually explicit and/or drug related paraphernalia, obscene material,
sales real estate and vacation packages, marketing and advertising activities, sales of
tickets for events, any non-food vending, and other services or products not approved
by the city prior to issuance of the permit.
H. Section 7.05.3 “Nonresidential and Multifamily Landscaping Requirements” is amended by amending
Paragraph d of Subsection 5 “Landscape Buffering Planting Requirements” to read as follows:
d. The requirements for a landscape buffer and tree planting may be modified in the “DD”
Downtown District in a manner set forth in a landscaping plan approved by the Downtown
Design Review Board, provided such landscaping plan allows for adequate pedestrian
circulation and handicap access.
I. Section 7.09.2 “Sign Definitions” is amended by amending the definition of “Zoning Districts” by
deleting the phrase “CBD means Central Business District” and adding the phrase “DD means
Downtown District.”
J. Section 7.09.5 “General Regulations Governing Signs” is amended by amending paragraph 3 to read
as follows:
3. All permanent signs located in the Downtown District shall comply with the requirements of
this Section 7.09 except as modified by Section 4.08.19.13.
K. Section 7.09.11.2 – Table 7.23 “Permanent Signs” is amended by deleting the last four rows of the table
relating to signs in the Central Business District.
L. Section 8.05.1 “Street Design Standards” is amended by amending paragraph 12 to read as follows:
12. Neo-traditional subdivisions. In planned development districts designated by the city council,
a pavement width of 27 feet with curbs is allowed within a 50-foot right-of-way.
SECTION 2. In the event of an irreconcilable conflict between the provisions of another previously adopted
ordinance of the City of Allen and the provisions of this Ordinance, the provisions of this Ordinance shall be
controlling.
SECTION 3. Should any word, sentence, paragraph, subdivision, clause, phrase or section of this ordinance,
as amended hereby, be adjudged or held to be void or unconstitutional, the same shall not affect the validity of
ADOPTION DATE
JANUARY 10TH, 2023
CITY OF ALLEN, TEXAS
DOWNTOWN ZONING DISTRICT
PREPARED BY FOR: THE CITY OF ALLEN, TX
MAYOR:
KEN FULK
CITY COUNCIL
DAREN MEIS
CARL CLEMENCICH
DAVE CORNETTE
CHRIS SCHULMEISTER
DAVE SHAFER
BEN TRAHAN
SEC. 4.08.19. DOWNTOWN DISTRICT
ADMINISTRATION ................................................................................................4
1. PURPOSE ...................................................................................................................................................................................4
2. APPLICABILITY ........................................................................................................................................................................4
3. REGULATING PLAN .................................................................................................................................................................4
4. DOWNTOWN DESIGN REVIEW BOARD. .......................................................................................................................20
6. CODE MODIFICATIONS .......................................................................................................................................................22
REGULATIONS FOR ALL DISTRICTS ......................................................................32
7. PRINCIPAL AND ACCESSORY LAND USES. .....................................................................................................................32
8. HEIGHT AND AREA REGULATIONS .................................................................................................................................40
9. ARCHITECTURAL STANDARDS – GENERALLY ...............................................................................................................40
10. PARKING REQUIREMENTS. ..............................................................................................................................................58
11. LANDSCAPE REQUIREMENTS. .........................................................................................................................................60
12. SCREENING REQUIREMENTS ..........................................................................................................................................64
13. SIGNS .....................................................................................................................................................................................66
14. DOWNTOWN IMPROVEMENT FUND, RIGHT TO REFUND........................................................................................73
4
CITY OF ALLEN DOWNTOWN ZONING DISTRICT - JANUARY 30, 2023 DRAFT
ADMINISTRATION
1. PURPOSE. The Downtown District has been designed to
aid in revitalization and redevelopment of the oldest developed
area of the city. The purpose of the Downtown District, including
all Overlay Districts within the Downtown District, is to:
a. Provide for a diversity of pedestrian-oriented retail,
office, residential, and mixed-uses indicative of an
urban center. Housing should be considered a desirable
activity in the Downtown District;
b. Provide a venue for artists, musicians, and other enter-
tainment businesses, and serve as a community center
and gathering place;
c. Create a lively day and night urban environment for
residents, workers, and visitors through the integration
of a range of uses, building types, and open space;
d. Produce a quality environment by combining inviting
streetscapes and excellence in building design; and
e. Increase property values and stimulate development
with strategically placed civic features such as parks,
medians, street trees, and public art.
2. APPLICABILITY.No building or structure, or part
thereof located within the Downtown District, shall hereafter be
erected, constructed, reconstructed, or altered, and no existing
use, new use, or change of use of any building, structure, or land,
or part thereof located within the Downtown District shall be
made or continued except in conformity with the provisions of
this section 4.08.19 after March 1, 2023. When the regulations in
this section are silent on a development standard, the applicable
regulations within the ALDC relating to such standard will apply.
If regulations within this section conflict with regulations in other
sections of the ALDC, the regulations in this section 4.08.19 shall
apply.
3. REGULATING PLAN. The Downtown District
consists of Overlay Districts and Street Types established
through the attached Regulating Plan as shown in Figure 1.
Unless otherwise stated, all references in this section 4.08.19
to the Downtown District shall be inclusive of all of the Overlay
Districts located within the Downtown District:
a. Overlay Districts: The Overlay Districts are distin-
guished from one another by their physical form and
function, as well as their location within the Downtown
District:
i. The Cultural Core Overlay (CCO) District is the
central part of the Downtown District and is
the core area where the oldest storefronts from
the early 1900’s exist. It is intended to form the
heart of the downtown through mixed-use with
active pedestrian-scale development.
ii. The Residential Transition Overlay (RTO)
District is intended to support the revitalization
of the Downtown District by providing for ap-
propriate transitions between the higher density
commercial and mixed-use development in
the Downtown District and the surrounding
single-family residential neighborhoods.
iii. The Cottonwood Creek Overlay (CWCO)
District is intended to serve as a mixed-use
area focusing on activating Cottonwood Creek
from a pedestrian use standpoint. The CWCO
may allow a residential density bonus where the
development meets required criteria as defined
in section 4.08.19.6.c.
5
ADMINISTRATION
FIGuRE 1. PLAN AREA AND OVERLAY DISTRICTS
6
CITY OF ALLEN DOWNTOWN ZONING DISTRICT - JANUARY 30, 2023 DRAFT
b. Street Types: All streets within the Downtown District shall be designed to be in general
conformance with the adopted street sections in the Downtown Thoroughfare Plan
(Table 1 and Figure 2), which is a component of the city’s Master Thoroughfare Plan (arti-
cle IX, section 9.01 of this Code).
The Downtown District includes three street type classifications: Downtown Arterial
Streets, Downtown Primary Streets, and Downtown Secondary Streets. In order to provide
design flexibility that is context sensitive, each street type classification includes a num-
ber of sections that may be incorporated into the final design. These options are illustrat-
ed in the Downtown Thoroughfare Plan Figures 3 to 15.
Source: ADoBe STocK
7
ADMINISTRATION
RIGHT-OF-WAY CROSS-
SECTION STREET NAME FROM TO FUNCTIONAL
CLASS (EXISTING)
FUNCTIONAL CLASS
(PROPOSED)
# OF
LANES
ARTERIAL110’DA-110 E. McDermott Dr.Allen Dr.Cottonwood Creek Minor Arterial 6D Arterial 6
W. McDermott Dr.N. Central Expy Frontage NB Allen Dr.Minor Arterial 6D Arterial 6
90’DA-90 Century Parkway W. McDermott Dr.S. Butler Dr.Collector 4u Arterial 4
PRIMARY80’
PS-80A/B/C W. Main St.N. Allen Dr.Dogwood Dr. Collector 4u Primary 2
PS-80B/D N. Allen Dr. St Mary Dr N. Central Expy Frontage NB Collector 4u Primary 2
PS-80D S. Allen Dr.W. McDermott Dr.W. Main St Collector 4u Primary 2
N. Allen Dr. W. Main St.W. St Mary Dr Collector 4u Primary 2
60’PS-60A/B/C
Dogwood Astor Dr.E. Coats N/A Primary 2
N. Dogwood Dr.E. Main St.Astor Dr.Local Primary 2
S. Cedar Dr.Ellis Dr.E. Main St.Collector 4u Primary 2
S. Dogwood Dr.E. McDermott Dr.E. Main St.Local Primary 2
N. Cedar Dr.E. Main St.Study Area North Collector 4u Primary 2
50’
PS-50A/B W. Main St Dogwood Dr.Cottownwood Creek Collector 4u Primary One-Way 2
W. Main St N. Central Expy Serv. NB N. Allen Dr.Collector 4u Primary 2
PS-50B St. Marys N. Ash St.Cottownwood Creek Collector 4u Primary 2
W. St. Marys N. Allen Dr.N. Ash St.Collector 4u Primary 2
SECONDARY50’SS-50A/B
E. Coats Dr.N Ash Dr Terminus Local Secondary 2
N. Anna Dr.W Main St W. Coats Dr.Local Secondary 2
N. Ash Dr.E McDermott Dr St. Mary Dr.Local Secondary 2
N. Austin Dr.W Main St W. Boyd Dr.Local Secondary 2
N. Bonham Dr.W Coats Dr W. Main St.Local Secondary 2
N. Butler Dr.W Main St W. Coats Dr.Local Secondary 2
S. Anna Dr.W McDermott Dr W. Main St.Local Secondary 2
S. Ash Dr.E McDermott Dr St. Mary Dr.Local Secondary 2
S. Austin Dr.W. Boyd Dr W. Main St.Local Secondary 2
S. Bonham Dr.W Main St W. McDermott Dr.Local Secondary 2
S. Butler Dr.Century Pkwy W. Main St.Collector 4u Secondary 2
S. Butler Dr.Century Pkwy W. Main St.Collector 4u Secondary 2
W. Belmont Dr.N Allen Dr S. Austin Dr.Local Secondary 2
W. Boyd Dr.N Central Expy Serv NM N. Austin Dr.Local Secondary 2
W. Coats Dr.N Central Expy Serv NB N. Butler Dr.Local Secondary 2
W. Coats Dr.N Central Expy Serv NB N. Butler Dr.Local Secondary 2
TABLE 1. PROPOSED STREET CLASSIFICATIONS AND RIGHTS-OF-WAY
8
CITY OF ALLEN DOWNTOWN ZONING DISTRICT - JANUARY 30, 2023 DRAFT
FIGuRE 2. DOWNTOWN ALLEN STREET HIERARCHY MAP
99
One Option
• 110’ Travel Zone
Six lanes
11’ lane minimums
8’ sidewalks
5’ minimum planting strip to allow for
separation of pedestrians from the roadway
and appropriate lighting
ARTERIAL STREETS—110’ ROW
KEY CHARACTERISTICS:
FIGuRE 3. CROSS-SECTION DA-110
RIGHT-OF-WAY CROSS-
SECTION STREET NAME
ARTERIAL110’DA-110
E. McDermott Dr.
W. McDermott Dr.
10
One Option
• 90’ Travel Zone
Four lanes
12’ lane widths
8’ sidewalk desired
5’ minimum planting strip to allow for
separation of pedestrians from the roadway
and appropriate lighting
ARTERIAL STREETS—90’ ROW
KEY CHARACTERISTICS:
FIGuRE 4. CROSS-SECTION: DA-90
RIGHT-OF-WAY CROSS-
SECTION STREET NAME
ARTERIAL90’DA-90 Century Parkway
RIGHT-OF-WAY CROSS-
SECTION STREET NAME
PRIMARY80’
PS-80A/
B/C W. Main St.
PS-80B/C W. Main St.
PS-80B/D N. Allen Dr.
PS-80D S. Allen Dr.
N. Allen Dr.
Four Options
• 60’ Travel Zone
• 42’ Travel Zone
• 40’ Travel Zone
• 38’ Travel Zone
On street parking remain on along Main Street.
Reconfiguration to parallel parking allows
for larger lanes and additional buffer space.
Buffer space and sidewalk widths can
be adjusted to meet context needs.
8’ minimum sidewalks with 10’-12’ preferred.
5’ minimum planting strip to allow for appropriate
lighting and street trees.
On-street bike lanes with barriers or off-street hike
and bike paths can be integrated for connectivity to
trails network.
Center turn lane along Allen can be converted to
median or reduced to add
bike lanes.
KEY CHARACTERISTICS:
PRIMARY STREETS—80’ ROW
11
1212
FIGuRE 5. CROSS-SECTION: PS-80A
FIGuRE 6. CROSS-SECTION: DA-80B
1313
FIGuRE 7. CROSS-SECTION: PS-80C
FIGuRE 8. CROSS-SECTION: PS-80D
1414
RIGHT-OF-WAY CROSS-
SECTION STREET NAME
PRIMARY60’PS-60A/B/C
Dogwood
N. Dogwood Dr.
S. Cedar Dr.
S. Dogwood Dr.
N. Cedar Dr.
Three options
• 23’ Travel zone for all options
11’ lane minimums
6.5’ minimum planting strip with
preferred 10’-12’
Option for Hike and Bike path on Cedar Dr.
6.5’ minimum sidewalk. Options for larger
12’ sidewalk
PRIMARY STREETS—60’ ROW
KEY CHARACTERISTICS:
FIGuRE 9. CROSS-SECTION PS-60A
1515
FIGuRE 10. CROSS-SECTION: PS-60B
FIGuRE 11. CROSS-SECTION: PS-60C
1616
Two Options
• 40’ Curb to Curb
• 37’ Curb to Curb
10’ lane minimums
8’ – 8.5’ parallel parking on both sides with or
without planting strip will help separate pedestrian
from roadway
4’ sidewalk minimums recommend a 2.5’ planting
strip to help separate pedestrians from roadway.
KEY CHARACTERISTICS:
PRIMARY STREETS—50’ ROW
RIGHT-OF-WAY CROSS-
SECTION STREET NAME
PRIMARY50’
PS-50A/B W. Main St
W. Main St
PS-50B St. Marys
W. St. Marys
1717
FIGuRE 12. CROSS-SECTION: PS-50A
FIGuRE 13. CROSS-SECTION: DA-50B
1818
RIGHT-OF-WAY CROSS-
SECTION STREET NAME
SECONDARY50’SS-50A/B
E. Coats Dr.
N. Anna Dr.
N. Ash Dr.
N. Austin Dr.
N. Bonham Dr.
N. Butler Dr.
S. Anna Dr.
S. Ash Dr.
S. Austin Dr.
S. Bonham Dr.
S. Butler Dr.
S. Butler Dr.
W. Belmont Dr.
W. Boyd Dr.
W. Coats Dr.
W. Coats Dr.
Two Options
• 37’ Travel Zone
• 25’ Travel Zone
10’ lane minimums
8’ – 8.5’ parallel parking on both sides with planting
strip will help separate pedestrian from roadway
4’ sidewalk minimums recommend a minimum
2.5’ planting strip to help separate pedestrians
from roadway.
8’ sidewalks without on-street parking
KEY CHARACTERISTICS:
SECONDARY STREETS—50’ ROW
1919
FIGuRE 14. CROSS-SECTION: SS-50A
FIGuRE 15. CROSS-SECTION: SA-50B
20
CITY OF ALLEN DOWNTOWN ZONING DISTRICT - JANUARY 30, 2023 DRAFT
4. DOWNTOWN DESIGN REVIEW BOARD.
a. Membership. The Downtown Design Review Board
shall consist of seven voting members appointed by the
city council who have the following qualifications:
i. To the extent possible, two members shall
be design professionals with a degree and/or
not less than five years of experience in real
estate development, architecture, landscape
architecture, planning, urban design, or similar
professional field who have resided in the city
for a period of at least one year prior to the date
of appointment and are, at the time of their ap-
pointment, registered voters within the city, and
are residents of the city throughout their term of
appointment; and
ii. Two members who, at the time of their appoint-
ment are owners of property within the Down-
town District, owners, officers, or employees in
a management position of a business located in
the Downtown District, and/or owners, officers,
or employees in a management position of a
business entity that owns a business located in
the Downtown District; and
iii. Three members who have resided in the city for
a period of at least one year prior to the date
of appointment and are, at the time of their
appointment, registered voters within the city,
and are residents of the city throughout their
term of appointment.
If the city council does not receive sufficient applica-
tions to fill the positions described in paragraphs i. and/
or ii., above, such positions may be filled by people
who satisfy the qualifications of the other paragraphs
above; provided, however, the majority of the members
shall at all times be people who have resided in the
city for a period of at least one year prior to the date of
appointment and are, at the time of their appointment,
registered voters within the city.
b. Organization; Meetings. The Downtown Design Re-
view Board shall elect a chairperson and vice-chairper-
son annually at its first regular meeting in October who
shall serve for a period of one year or until the person’s
successor is elected.
i. Chairperson. The Chairperson shall preside
at all meetings when present and shall imple-
ment any practice or procedure in the calling of
meetings, conducting of meetings, or reporting
of activities, that the Chairperson considers in
the best interest of the Board and shall inform
or consult with the city council when requested
and at such times when it deems necessary.
ii. Vice-Chairperson. The Vice-Chairperson shall
assist the Chairperson in directing the affairs
of the Board and shall preside in the absence of
the Chairperson.
iii. City Manager. The City Manager shall be
responsible for keeping of minutes of all Board
meetings, maintaining the records of the Board,
and for delivery and posting of notices. Refer-
ences in this section to the City Manager shall
include such other city employees to whom the
City Manager may from time to time delegate
the City Manager’s authority and responsibili-
ties described in this section.
iv. The Board shall establish its own rules and pro-
cedures and conduct such meetings as may be
required to fulfill its responsibilities; provided,
however, all meetings shall be conducted in
accordance with the Texas Open Meetings Act.
v. The Board shall meet in the City Hall or other
specified location at such times as may be des-
ignated by the chairperson and at such intervals
as may be necessary to transact the business of
the Board in a proper and orderly manner.
c. Term. To provide for staggered terms, the appointment
of Downtown Design Review Board members identi-
fied by the City Secretary as places 2 and 7, shall be
appointed to initially serve a full three-year term. The
appointment of Downtown Design Review Board mem-
bers identified by the City Secretary as places 4 and 6,
shall be appointed to serve an initial term of two years,
and Downtown Design Review Board members iden-
tified by the City Secretary as places 1, 3, and 5 shall
be appointed to serve an initial term of one year, with
places 1, 3, 4, 5, and 6, being subsequently appointed to
serve a full three-year term.
d. Powers and Duties. The Downtown Design Review
Board shall have the following powers and duties:
i. To review and approve or disapprove minor
modifications in the Cultural Core Overlay Dis-
trict as defined in section 4.08.19.6.a;
ii. To review and approve or disapprove major
modifications in the Downtown District as
defined in section 4.08.19.6.b;
iii. To review and approve or disapprove archi-
tectural renderings and plans of all proposed
façade improvements (either modifications or
new construction) in the Cultural Core Overlay;
iv. To review requests for designation of a cultural-
ly significant structure and make a recommen-
dation for such designation to the city council;
v. To serve as an advisory board for any long-
range planning activities related to the Down-
town District; and
vi. To make recommendations to the city council
concerning amendments to the regulations
relating to the use and development of property
within the Downtown District.
21
ADMINISTRATION
e. Procedures. The Downtown Design Review Board
shall meet in City Hall or other specified location at
such times as may be designated by the Chairperson
and at such intervals as may be necessary to transact
the business of the Downtown Design Review Board
in a proper and orderly manner, but not less than once
every three months. All meetings will be held in confor-
mance with State law.
i. Four members of the Downtown Design
Review Board shall constitute a quorum and all
members, including the chairperson, shall have
the right of one vote each, a quorum being
present. All actions of the Downtown Design
Review Board shall be by a majority vote of
those members present and an affirmative vote
of four members shall be necessary for the
passage of any action.
ii. Staff should coordinate periodic training
workshops for Downtown Design Review Board
members regarding the subject of planning,
zoning, comprehensive plans, historic preserva-
tion, open meetings, or other subjects of benefit
to the members and the functioning of the
Downtown Design Review Board.
f. Appeal. Any determination of the Downtown Design
Review Board regarding standards of the Downtown
District may be appealed to the city council by the
applicant. An appeal must be filed in writing with the
Community Development Department accompanied by
a fee established by the city council by resolution from
time to time not later than the tenth business day after
the date of the decision of the Board. The appeal shall
state the specific relief sought and the reasons therefor
and provide the justification for the relief requested.
The city council shall act on an appeal not later than 60
business days after the date the written appeal is filed.
The failure to act within the 60-day period shall be
deemed an approval of the appeal. In considering the
appeal, the sole issue before the city council is whether
the Board erred in its decision. The appeal to the city
council shall be the final administrative remedy.
g. Variances and Special Exceptions. Applications for
variances and special exceptions that are not specif-
ically included in section 4.08.19Downtown District
shall comply with the procedures set forth in Article
II. Administration; Section 2.01 Planning and Zoning
Commission, section 2.02 Board of Adjustments, and
Article IV Zoning Regulations, section 4.06 Changes
and Amendments of this Code.
5. APPLICATION REVIEW PROCESS.
Each application for a Major Modification, Minor
Modification, or Designation of Culturally Significant
Structure, shall be made in writing on an application
form available from the city and shall be accompanied
by payment of the fees required in the fee schedule ad-
opted by resolution of the city council. If no progress is
made toward completion of the application within two
years following acceptance of the application, then the
application shall be deemed expired and subsequently
withdrawn from consideration. Progress toward com-
pletion shall be defined in V.T.C.A., Local Government
Code § 245.005, as amended.
22
CITY OF ALLEN DOWNTOWN ZONING DISTRICT - JANUARY 30, 2023 DRAFT
6. CODE MODIFICATIONS. Based on site-specific issues, an applicant may request
one or more Minor Modifications and/or Major Modifications to the standards of the Downtown
District as described in this section 4.08.19.6 without the necessity of seeking an amendment to
the zoning regulations applicable to the to the property. Such modification may be granted if intent
of the standards of the Downtown District are substantially satisfied, the modification results in a
better urban design for the area, and the modification does not impede or burden existing or future
development of adjacent properties. Minor and Major Modifications may be approved as follows:
a. Minor Modifications: Except for Minor Modifications for property within the Cultural
Core Overlay District, Minor Modifications may be approved by the City Manager. Minor
modifications for property within the Cultural Core Overlay District may only be approved
by the Downtown Design Review Board. Any decision made by the City Manager relating to
the failure to grant in part or in full a request for a Minor Modification may be appealed to
the Downtown Design Review Board. Any decision made by the Downtown Design Review
Board relating to the failure to grant in part or in full a request for a Minor Modification,
including a decision upholding an appeal to the City Manager’s prior decision to deny in
part of in full a request for a Minor Modification, may be appealed to the city council. Minor
Modifications shall be limited to the following:
i. Deviations of twenty percent or less to the following standards provided the project
(i) continues to meet or exceed all other requirements for buildings in this section
and (ii) provides public open space in accordance with and may be used to satisfy
the requirements in section 4.08.19.6.c.i.:
1) Height and Area Requirements in section 4.08.19.8.d Table 3, specifically:
a) Minimum Lot Area;
b) Maximum Lot Coverage;
c) Maximum Block Length;
d) Minimum Building Frontage; and
e) Minimum First Floor Transparency;
2) Quantity of landscape materials and/or area required by section 4.08.19.11; and
3) Number and/or size of signs authorized by section 4.08.19.13.
ii. A reduction not to exceed twenty percent of the number of required off-street park-
ing spaces for non-residential uses if:
1) Required off-street parking is provided entirely in structured garage, located
within 800 feet of the non-residential use; and
2) Not less than ten percent of the remaining off-street parking spaces provided
in the structured parking garage are unreserved and open for general public
parking.
23
ADMINISTRATION
b. Major modifications: The Downtown Design Review Board shall have the authority to ap-
prove Major Modifications for any property within the Downtown District. Any decision made
by the Downtown Design Review Board relating to the failure to grant in part or in full a request
for a Major Modification may be appealed to the city council, whose decision shall be final.
Major Modifications shall be limited to the following:
i. Deviations from the Architectural Standards in section 4.08.19.9 limited to the follow-
ing may be granted, provided the proposed design, after the Major Modifications (i)
continues to the extent possible to retain and/or be compatible with the architectural
details (e.g., trim, shutters, columns, porches, and other elements) of the existing struc-
ture and/or adjacent structures and (ii) reflects at least two similarities to the elements
shown in images for building types and in Figures 16 to 21 in section 4.08.19.9, below:
1) Location of building types;
2) Location and placement of a building on the lot;
3) Orientation of the principal entrance to a building; and
4) Requirements for building facades, fenestration, and materials
ii. A reduction not to exceed twenty percent of the number of required off-street parking
spaces is allowed for non-residential uses in the Cultural Core Overlay District if:
1) A parking study submitted to the Downtown Design Review Board shows
proximity of the property to transit supportive modes of transportation (such as
pedestrian or bike trail reducing daily trips by car or mass transit where available)
and specific land uses that support a reduction in parking through time of use,
type, patronage distribution, systems, and other appropriate factors, including
walkable, livable environments; and
2) Not less than ten percent of the remaining off-street parking spaces provided in
the structured garage are unreserved and open for general public parking
c. Cottonwood Creek Overlay District Density Bonus. The maximum residential density with-
in the Cottonwood Creek Overlay District may be increased up to 45 dwelling units per acre
(i.e., a “Density Bonus”) subject to the following:
i. Eligibility Requirements for Density Bonus. A Density Bonus may be requested for a
development located in the Cottonwood Creek Overlay District subject to compliance
with one of the following:
1) Structured Parking. All off-street parking for the development consists of struc-
tured parking subject to the following:
a) Not less than twenty percent of the parking spaces must be unreserved,
available and accessible for general public parking, of which ten percent of
the public parking spaces may be counted toward off-street parking require-
ments;
b) The structured parking must be located on the interior of the site or lined with
habitable space along all street-facing façades at street level and follow the
Architectural Standards in section 4.08.19.9.d.viii.; and
c) The structured parking facility must otherwise comply with the parking
requirements in this section and the ALDC; or
24
CITY OF ALLEN DOWNTOWN ZONING DISTRICT - JANUARY 30, 2023 DRAFT
2) Public Open Space. In addition to any park land dedication that may be
required in relation to the development, the development includes not less
than 2,500 square feet of privately maintained and publicly accessible open-
air and functional open space to support community cultural activities or a
payment into the Downtown Improvement Fund according to the require-
ment in section 4.08.19.14 may be made in lieu of the dedication and devel-
opment of the open space. Such open space shall be subject to the following:
a) Such open space must consist of a plaza, a park, or a combination there-
of accessible from the street and connected to an adjacent sidewalk or
trail;
b) Such open space must be developed with:
i) Hardscape and/or softscape that includes a minimum of two of
the following per 2,500 square feet of open space:
a. Minimum two ornamental or one shade trees;
b. Minimum four raised planters with plant materials equaling 75
sq. ft. in size;
c. Minimum 125 sq. ft. of at-grade plantings in the hardscape;
d. Minimum two trash receptacles similar to those shown in
Figure 16;
e. Minimum two bike racks similar to those shown in Figure 17;
f. Minimum one outdoor electrical receptacle and speaker for
outdoor music; and
ii) Not less than one of the following amenities:
a. A shade structure over at least five percent area of the provid-
ed open space with a minimum of two shade sails in a design
similar to those shown in Figure 18. A shade structure made of
wood or metal in designs similar to those shown in Figure 19
may be used to satisfy this requirement;
b. A central water feature not less than 100 sq. ft. similar to those
shown in in Figure 20,
c. Not less than two benches for seating similar to the ones
shown in in Figure 21; or
d. any other amenity approved by the City Manager and found
to be equivalent in value to those noted above in this section
4.08.19.6.c.i.2).b).ii).
25
ADMINISTRATION
FIGuRE 16. EXAMPLE IMAGERY OF TRASH CANS
26
CITY OF ALLEN DOWNTOWN ZONING DISTRICT - JANUARY 30, 2023 DRAFT
FIGuRE 17. EXAMPLE IMAGERY OF BIKE RACKS
27
ADMINISTRATION
FIGuRE 18. EXAMPLE IMAGERY OF SHADE SAILS
28
CITY OF ALLEN DOWNTOWN ZONING DISTRICT - JANUARY 30, 2023 DRAFT
FIGuRE 19. EXAMPLE IMAGERY OF SHADE STRuCTuRES
29
ADMINISTRATION
FIGuRE 20. EXAMPLE IMAGERY OF WATER FEATuRES
30
CITY OF ALLEN DOWNTOWN ZONING DISTRICT - JANUARY 30, 2023 DRAFT
FIGuRE 21. EXAMPLE IMAGERY OF BENCHES
31
ADMINISTRATION
ii. Criteria for Density Bonus. If a development is
determined to be eligible for a Density Bonus, the
density for the development may be increased up to
(i) 38 dwelling units per acre upon compliance with
at least one of the following conditions and (ii) 45
dwelling units per acre upon compliance with at least
two of the following conditions and approval of such
increase in accordance with section 4.08.19.6.c.iii,
below:
1) Land Donation. Not less than the greater of (i)
five percent of the total area of the property to
be developed and (ii) 1/2-acre of land is donat-
ed to the city to be used for public open space
or public parking within the Downtown District,
with the location of the land to be approved by
the City Manager based on city council adopted
long range plans for development in the city;
2) Trail Connection. Construct and dedicate to the
city on behalf of the public in accordance with
the city’s trail design standards in Appendix I of
this Code a public trail connecting the devel-
opment site to the city’s existing trail system;
provided, however, in areas where there is a
proposed future trail more than 1,500 feet from
the development, then not less than 1,500 feet
of public trail connection is constructed and
dedicated at a location that will facilitate a fu-
ture connection of the development to the city’s
public trail system;
3) Ground Level. The ground floor of the build-
ing(s) constructed on the property is designed,
constructed, and used subject to the following:
a) Not less than fifty percent of the gross floor
area of the interior space is constructed
with ceiling heights with not less than
fourteen feet of clearance and designed for
non-residential purposes; and
b) Not less than fifty percent of the area of
the ground floor facades along all street
frontages are transparent; or
4) Senior Independent Living. Restrict the use of
not less than twenty percent of the dwelling
units for people 55 years of age or older through
execution of a restrictive covenant enforceable
by the city in a form approved by the City Attor-
ney.
iii. Approval of Density Bonus.
1) Downtown Design Review Board Approval. The
Downtown Design Review Board shall have the
authority to approve applications for a Density
Bonus up to 38 dwelling units per acre upon a
finding that:
a) The development is eligible for obtaining a
Density Bonus;
b) The development of the subject property
does not require any other deviations from
the requirements of the ALDC, such as a
waiver, variance, or special exception; and
c) The condition required to obtain the
Density Bonus has been satisfied or, if the
condition is one that requires construction
of improvements as part of the develop-
ment, the development plans approved by
the city provide for construction of such
improvements in accordance with the
condition to be satisfied, in which case the
issuance of a certificate of occupancy for
any portion of the development shall be
subject to completion of construction of
such improvements in accordance with the
approved plans and in satisfaction of the
required condition(s).
d) The increased density is compatible with
the character, scale, and function of its
surrounding area.
An applicant may appeal the denial in whole or
in part of a request for a Density Bonus by the
Downtown Design Review Board to the City
Council by filing with the Director of Communi-
ty Development a written appeal to such denial
not later than ten days delivery of written notice
of such denial.
2) City Council Approval. The City Council shall
have the authority to approve applications for
a Density Bonus of up to 45 dwelling units per
acre upon a finding that:
a) The development is eligible to obtain a
Density Bonus:
b) The development of the subject property
does not require any other deviations, such
as a waiver, variance, or special exception,
from the requirements of ALDC over which
the Downtown Design Review Board does
not have authority to grant; and
c) The conditions required to obtain the
Density Bonus have been satisfied or, if one
or more of conditions require construction
of improvements as part of the develop-
ment, the development plans approved by
the city provide for construction of such
improvements in accordance with the
condition(s) to be satisfied, in which case
the issuance of a certificate of occupancy
for any portion of the development shall
be subject to completion of construction of
such improvements in accordance with the
approved plans and in satisfaction of the
required condition(s).
d) The increased density is compatible with
the character, scale, and function of its
surrounding area.
32
CITY OF ALLEN DOWNTOWN ZONING DISTRICT - JANUARY 30, 2023 DRAFT
7. PRINCIPAL AND ACCESSORY LAND USES.
a. Principal Uses: Buildings or land shall not be used, and
buildings shall not be erected, except for the following
specified uses, unless otherwise provided for in this
section 4.08.19. Land and/or buildings in the Down-
town district may be used as shown in Table 1 and
denoted by the following abbreviations:
i. Permitted Use (P). Land and/or buildings in
the Downtown District may be used by right,
subject to all other applicable provisions of this
Code.
ii. Specific Use (S). Land and/or buildings are
subject to and will be reviewed and permitted
in accordance with Article VI. Special Zoning
Provisions, section 6.01 Specific Use Permits of
the ALDC.
iii. Not Permitted. Blank cells indicate that a use is
not permitted within the Downtown District or
respective overlay district.
Where there is a conflict in Table 1 of this section be-
tween the Base Zoning and one or more of the Overlay
Districts with respect to whether a use is Permitted,
permitted following approval of a Specific Use Permit,
or Prohibited, the indication with respect to the Overlay
District shall be controlling within the applicable Over-
lay District.
b. Accessory Uses: Accessory uses shall not exceed
twenty-five percent of the total floor area of the main
use.
i. In the CCO District, accessory uses shall only
be allowed within the same building as the prin-
cipal use and shall not be allowed in a separate
building or structure.
ii. All uses allowed as Principal Uses in the Down-
town District shall be allowed as accessory uses
in the Downtown District but only the principal
uses allowed in CCO, RTO and CWCO Districts
shall be allowed as accessory uses in those
specific Overlay District.
c. Drive thrus shall not be permitted in the Downtown
District as a part of any Principal or Accessory Use.
d. Schedule of Principal & Accessory Land Uses in
Downtown District in Table 2.
REGULATIONS FOR ALL DISTRICTS
Source: ADoBe STocK
33
REGULATIONS FOR ALL DISTRICTS
PRINCIPAL USES D CCO RTO CWCO
ACID MANUFACTURE
ADULT BOOKSTORE
ADULT DAY CARE P S S P
AGRICULTURAL USE
AIRPORT
AMUSEMENT, COMMERCIAL (INDOOR)P P P P
AMUSEMENT, COMMERCIAL (OUTDOOR)S S S S
ANTIQUE SHOP P P P P
APPAREL & RELATED MANUFACTURE
ARTISANS AND ARTIST STUDIO P P P P
ASSISTED LIVING S S S S
AUTO PAINTING OR BODY SHOP
AUTO PARTS SALES
AUTO, TRAILER, TRUCK RENTAL
AUTOMOTIVE REPAIRS, MAJOR
AUTOMOTIVE REPAIRS, MINOR
BAKERIES (WHOLESALE)
BAKERY OR CONFECTIONERY P P P P
BANKS AND FINANCIAL INSTITUTIONS P P
BED & BREAKFAST P P P P
BICYCLE SHOP/REPAIR SERVICE P P P P
BIRTHING CENTER S S
BOAT DISPLAY SALES AND REPAIR
BOAT STORAGE
BOOK, CARD OR NOVELTY SHOPS P P P P
BOTTLING WORKS P DISTRIBUTION
BUILDING MATERIALS SALES (OUTDOOR)
BUILDING MATERIALS SALES (INDOOR)
BULK HANDLING FACILITY
BUS STATIONS/TERMINALS S S S S
CAR WASH
CARPENTRY, PAINTING SHOP S S S S
CATERING P P P P
CEMENT, LIME, GYPSUM MANUFACTURE
CEMETERY P
CHEMICALS & ALLIED PRODUCTS
CHURCH, TEMPLE, RECTORY, OR OTHER RELIGIOUS
FACILITY P P P P
TABLE 2. SCHEDuLE OF PRINCIPAL & ACCESSORY LAND uSES IN DOWNTOWN DISTRICT
P = PERMITTED
S = SPECIAL USE
BLANK = PROHIBITED USE
CONTINUES ON THE FOLLOWING PAGE
34
CITY OF ALLEN DOWNTOWN ZONING DISTRICT - JANUARY 30, 2023 DRAFT
PRINCIPAL USES (CONTINUED)D CCO RTO CWCO
COAL, COKE OR WOOD YARD
COLLEGE UNIVERSITY OR TRADE SCHOOL S S S S
COMMUNITY CENTER P P P P
CONCRETE BATCH PLANT (NON-TEMP)
CONCRETE BATCH PLANT (TEMPORARY) (MUST BE
LOCATED A MINIMUM OF 500 FEET FROM ANY EXISTING
RESIDENTIAL STRUCTURE)
CONGREGATE RESIDENCE
CONSTRUCTION OFFICE (TEMPORARY)P P P P
CONTRACTOR'S YARD
CONVALESCENT CENTER OR NURSING HOME S S S
CONVENIENCE STORE P P P P
COUNTRY CLUB
DAY CARE FACILITY P P P P
DEPARTMENT OR DISCOUNT STORES
DRUG STORE OR PHARMACY P P P P
DRUGS, PHARMACEUTICAL MFG.
DWELLING, CONDOMINIUM P P
DWELLING, LIVE-WORK P P P P
DWELLING, MULTIPLEX P P
DWELLING, URBAN RESIDENTIAL P P
DWELLING, SINGLE-FAMILY ATTACHED (TOWNHOME)P P S
DWELLING, SINGLE-FAMILY (DETACHED)S S
DWELLING, TWO-FAMILY S P S
ELECTRICAL GENERATING PLANT, PUBLIC
ELECTRONIC ASSEMBLY
EQUIPMENT RENTAL
FABRICS OR NEEDLEWORK SHOP P P P P
FAMILY HOME
FARMERS MARKET P P P
FARM IMPLEMENT SALES AND SERVICE
FARMS AND NURSERIES
FITNESS AND HEALTH CENTER*P P P
FLEA MARKET
FLORIST P P P P
FOOD PROCESSING (HEAVY)
FOOD SERVICE P P P
FOOD TRUCK SITE P P P
CONTINUES ON THE FOLLOWING PAGE
P = PERMITTED
S = SPECIAL USE
BLANK = PROHIBITED USE
35
REGULATIONS FOR ALL DISTRICTS
PRINCIPAL USES (CONTINUED)D CCO RTO CWCO
FOOD TRUCK PARK P P P
FORESTRY
FORGE PLANT
FRATERNAL ORG., LODGE, CIVIC CLUBS P P P P
FUELING STATION
FUNERAL HOMES AND MORTUARIES
FURNITURE/APPLIANCE SALES*P P P
GARAGE, PUBLIC PARKING P P P P
GOLF COURSE
GOLF COURSE (PUBLIC)
GROCERY**P P P
GYMNASTICS AND SPORTS TRAINING FACILITY*P P P
HARDWARE STORE P P P P
HEAVY MACHINERY SALES/STORAGE
HELIPORT
HELISTOP
HELISTOP (TEMPORARY)
HOSPICE
HOSPITAL
HOTEL P S P
KEY SHOP, LOCKSMITH P P P P
LABORATORIES: BIO SAFETY LEVEL 2
LABORATORIES: BIO SAFETY LEVEL 3
LABORATORIES: BIO SAFETY LEVEL 4
LABORATORIES: DENTAL P P
LAUNDRY, SELF-SERVICE P P
LAUNDRY/CLEANING PLANT, COMMERCIAL
LAUNDRY/CLEANING PLANT, RETAIL w/PK/UP
LAUNDRY/DRY CLEANING, PICK-UP ONLY P P P P
LAWN EQUIPMENT SALES P REPAIR
LONG-TERM CARE FACILITY
MACHINE SHOP OR WELDING
MAINTENANCE & STORAGE FACILITIES
MANUFACTURED HOUSING UNIT
MANUFACTURED OR MOBILE HOME PARK
MANUFACTURING, HEAVY
MANUFACTURING, LIGHT
MASS TRANSIT COMMUTER PICK-UP S S
CONTINUES ON THE FOLLOWING PAGE
P = PERMITTED
S = SPECIAL USE
BLANK = PROHIBITED USE
36
CITY OF ALLEN DOWNTOWN ZONING DISTRICT - JANUARY 30, 2023 DRAFT
PRINCIPAL USES (CONTINUED)D CCO RTO CWCO
MASSAGE ESTABLISHMENT P P P P
MEDICAL CLINIC*P P P P
MEDICAL OR DENTAL OFFICE P P P P
MICRO BREWERY P P P
MICRO DISTILLERY P P P
MINING
MINI-WAREHOUSES
IMPLEMENT DISPLAY & SALES
MONUMENT SALES
MOTOR CYCLE SALES & SERVICE
MOTOR FREIGHT TERMINAL
MUSEUM/ART GALLERY P P P P
NURSERY, RETAIL PLANT P P P
OFFICE SHOWROOM/WAREHOUSE
OFFICE USE P P P P
OIL AND GAS WELLS
OPEN STORAGE
OUTDOOR PRODUCE MARKET P P P
PARK (PRIVATE)P P P
PARK OR PLAYGROUND (PUBLIC)P P P P
PARKING (SURFACE LOT)S S S S
PARKING (STRUCTURED/ GARAGE)P P P P
PAWN SHOPS
PERSONAL SERVICE BUSINESS P P P P
PEST CONTROL SERVICE
PETROLEUM PRODUCTS REFINING/STORAGE
PRINTING OR NEWSPAPER ESTABLISHMENT
PRIVATE CLUB S S S
PUBLIC SERVICE FACILITY P P P P
RADIO OR TV BROADCAST STUDIO P S P
RAILROAD FREIGHT STATION
REAL ESTATE SALES OFFICE (TEMP.)P P P P
RECREATION CAMP
RECREATION CENTER (PUBLIC)P P P P
RENTAL, AUTO, TRAILER, TRUCK
RESTAURANT (DRIVE-IN OR THROUGH)
RESTAURANT (NO DRIVE-IN OR THROUGH)P P S P
CONTINUES ON THE FOLLOWING PAGE
P = PERMITTED
S = SPECIAL USE
BLANK = PROHIBITED USE
37
REGULATIONS FOR ALL DISTRICTS
PRINCIPAL USES (CONTINUED)D CCO RTO CWCO
RETAIL STORE P P P P
SAND OR GRAVEL MINING OR STORAGE
SANITARY LANDFILL
SCHOOL, PRIVATE OR PAROCHIAL (IN CCO*)P P*P
SCHOOL, PUBLIC S S S S
SENIOR INDEPENDENT LIVING P P
SERVICE CONTRACTOR
SEXUALLY-ORIENTED BUSINESS
SIGN SHOP P P S P
SPECIALITY/HEALTH FOODS P P P P
SMELTING OF ORES OR METALS
STABLE
STUDIOS P P P P
SWIM OR TENNIS CLUB P P
SWIM POOL (PUBLICS
TARGET RANGE
TATTOO STUDIO (Res. #1512-7-97(R))
TEEN CLUB P P
THEATER P P P
TIRE RECAPPING
TRUCK SALES AND REPAIR - NEW
TRUCK STORAGE
TRUCK TERMINAL
UPHOLSTERY SHOP P P P P
VETERINARY HOSPITAL, ANIMAL CLINIC OR ANIMAL
BOARDING FACILITY
VIDEO REDEMPTION MACHINES (8-LINER MACHINES)
- 5 OR MORE
WAREHOUSE/DISTRIBUTION CENTER
WINERY P P P
WRECKING, JUNK OR AUTO SALVAGE YARD ,,,,
* Less than 5,000 square feet in floor area.
** Less than 10,000 square feet in floor area.
P = PERMITTED
S = SPECIAL USE
BLANK = PROHIBITED USE
38
CITY OF ALLEN DOWNTOWN ZONING DISTRICT - JANUARY 30, 2023 DRAFT
e. Supplementary Regulations for Dwelling, Single-Family Attached (Townhome).
Townhome developments within the Downtown District shall be subject to only the
development and use regulations in this section.
i. Units. There shall be no limit to the number of dwelling units attached in one
continuous row provided the townhome units meet all other requirements in this
section 4.08.19. Developments with 10 or more townhome units shall be devel-
oped with common public outdoor space with an area of not less than 100 sq. ft./
unit but not less than 10,000 square feet for a single development. Such outdoor
space shall be restricted or platted as a common area for open space and devel-
oped as any combination of the open space types – park, or plaza and identified on
the final plat(s) of the property. Such open space shall be developed subject to the
following:
1) For every 2,500 sq. ft. of open space no fewer than two of the following
amenities maintained by a homeowners’/property owners association shall
be installed in the common outdoor space:
a) Minimum two ornamental or one shade trees;
b) Minimum four raised planters with plant materials equaling 75 sq. ft. in
size;
c) Minimum 125 sq. ft. of at-grade plantings in the hardscape;
d) Hardscape gathering space with outdoor movable tables and chairs; or
e) Outdoor trail fitness/stretch equipment.
2) All common public outdoor spaces shall incorporate trash receptacles, elec-
trical outlets, and pedestrian lighting as part of the design; and
3) The location of such common outdoor space within the townhome devel-
opment or within 600 feet of the townhome development in the Downtown
District shall be approved by the City Manager as a part of the overall site
plan application review.
ii. Lot Design. Townhome developments shall be developed with units that face a
public street or an open space in accordance with the following:
1) Dwelling units that front a public street shall be developed subject to the
following:
a) On-street parallel parking spaces are required. On-street spaces com-
plying with the minimum dimensional requirements of this code may
be counted in satisfying the minimum number of visitor parking spaces
required for the development;
b) A utility and pedestrian access easement not less than ten feet wide
must be located between the tree planting area and townhome but no
closer than five feet from any structure, including any porches, steps or
stoops, extending from the front of the dwelling unit, the width of which
easement may need to be increased to accommodate utility depth
requirements;
c) All franchise utilities and telecommunication facilities shall be located in
easements located within the rear (alley side) of the dwelling units;
d) Front-loading garages are prohibited;
e) Rear access garage door shall be located six feet from the alley right-of-
way;
f) No fence shall be located closer to an alley than the face of the garage or
within a utility easement; and
g) Alleys with garage access shall be not less than 24 feet wide.
39
REGULATIONS FOR ALL DISTRICTS
2) Dwelling units that front an open space shall be developed subject to the
following:
a) The open space shall be not less than 30 feet wide. The depth of any
required front yard shall not be counted in determining the required
width of an open space;
b) Pedestrian access easements in which sidewalks must be constructed,
must be dedicated across the open space and/or front yards;
c) Front-loading garages are prohibited;
d) Rear access garage door shall be located six feet from the alley
right-of-way;
e) No fence shall be located closer to an alley than the face of the garage
or within a utility easement;
f) Alleys with garage access shall be not less than 24 feet wide of pave-
ment within a 28-ft right-of-way;
g) Franchise utilities and telecommunication facilities shall be located in
the front of each dwelling unit in an easement that maybe a part of the
usable open space.
h) City-owned facilities shall be located in easements located within the
rear (alley side) of the dwelling units, which easement may be a part of
the alley right-of-way; and
i) No fence shall be located closer to an alley than the face of the garage.
iii. Parking.
1) A two-car garage shall be required for each unit for off-street parking.
2) Visitor parking spaces may be provided as on-street parking spaces or as
off-street spaces in a surface parking lot or a parking structure and shall be
constructed subject to the following:
a) One visitor parking space must be constructed for every two dwelling
units constructed within the development;
b) No dwelling unit shall be located more than 200 feet from a visitor
parking space; and
c) Surface parking, if provided, shall be located behind or to the side of the
buildings in the Downtown Zoning District.
40
CITY OF ALLEN DOWNTOWN ZONING DISTRICT - JANUARY 30, 2023 DRAFT
REGULATION TYPE D CCO RTO CWCO
MIN. LOT AREA (SQ. FT.)5,000 3,000 800 5,000
MIN. LOT WIDTH (FT)----
MIN. LOT DEPTH (FT)----
MAX. LOT COVERAGE 85%100%80%85%
MAX. DENSITY (DU/ACRE)32 18 18 32 (uP TO 45 WITH
DENSITY BONuS
MAX. BLOCK LENGTH (FT)*350 350 500 500
MIN. BUILDING FRONTAGE 90%95%75%85%
MIN. FRONT YARD SETBACK (FT)0 0 0 0
MIN. SIDE YARD SETBACK (FT)0 0 0 0
MIN. REAR YARD SETBACK (FT)0 0 5 0
MAX. HEIGHT (FT)55 35 35 55
MAX. STORIES (#)4 2 2.5 4
BUILDING STEP BACK ---25% STEP BACK @
3RD STORY
MINIMUM FIRST FLOOR TRANSPARENCY 50%75%25%25%
MINIMUM OPEN SPACE REQUIREMENT**10%-5%10%
TABLE 3. SCHEDuLE OF DOWNTOWN DISTRICT HEIGHT AND AREA REGuLATIONS
8. HEIGHT AND AREA REGULATIONS
a. Cooling towers, roof gables, chimneys, vent stacks,
and citizens band (CB) antennae may extend up to an
additional ten feet above the maximum allowable roof
height.
b. Water standpipes and tank, church steeples, domes
and spires, school buildings, and institutional buildings
may be erected to exceed three stories or 45 feet in
height, provided that one additional foot shall be added
to the width and depth of front, side, and rear yards for
each foot that such structures exceed the maximum
height.
c. No structure may be erected to a height in excess of
that permitted by applicable airport hazard zoning
regulations.
d. Schedule of Downtown District Height and Area
regulations see Table 3.
9. ARCHITECTURAL STANDARDS –
GENERALLY. The following standards shall apply to
all building types constructed or reconstructed within the
Downtown District. To the extent of any conflicts between this
section and requirements in the other sections of ALDC, this
section shall apply.
a. Building Types. The following are descriptions of the
types of buildings that can be developed in the Down-
town District. Each building type has unique charac-
teristics that contributes to walkability, built character,
and the public realm to create a framework for good
urbanism. These building types do not indicate land
use but are meant to ensure consistency in building
scale, form, and design. For example, a Townhome may
have non-residential uses such as retail sales, coffee
shop, or an office use within the same building as the
dwelling unit. The building types allowed in Downtown
District are:
i. Single Family Detached
ii. Townhome
iii. Live-Work Townhome
iv. Multiplexes (Multifamily)
v. Urban Residential Walk-Up
vi. Urban Residential Elevator
vii. Live-Work Mixed Use
viii. Vertically Integrated Mixed Use
ix. Traditional Downtown Retail
x. Office
* Block lengths can be met using pedestrian only pathways
** See Landscape requirements for additional regulations
41
VII) LIVE-WORK MIXED-USE VIII) VERTICALLY INTEGRATED
MIXED-USE
I) SINGLE-FAMILY(SF) DETACHED
IV) MULTIPLEX
II) TOWNHOME
V) URBAN RESIDENTIAL - WALK-UP
III) LIVE-WORK TOWNHOME
VI) URBAN RESIDENTIAL - ELEVATOR
IX) TRADITIONAL
DOWNTOWN RETAIL
X) OFFICE
FIGURE 22. BUILDING TYPES
42
CITY OF ALLEN DOWNTOWN ZONING DISTRICT - JANUARY 30, 2023 DRAFT
SINGLE-FAMILY(SF) DETACHED
Single-Family Detached homes are a type of housing that feature
standalone buildings, moderate to generous street setbacks, rear
yards, and individual unit entrances.
These homes are typical to suburban environments and
considered low density with 8-12 units per acre. While typically
car-oriented they can encourage walkable neighborhoods by
orienting entrances to the street, providing rear accessed parking,
and providing welcoming landscaping. Parking is typically located
off-street or with access from a secondary street or an alley,
reserving primary building frontage for windows, entrances, and
landscaping.
DIMENSIONS*
Minimum Width: 30’
Maximum Width: 65’
Minimum Depth: 60’
Maximum Height: 2.5 Stories
*Dimensions must follow the area and height requirements of the
specific Overlay District in which this building type is located.
WHERE CAN THIS BE BUILT?
CCO RTO CWCO
ALLOWED
ALLOWED WITH CODE MODIFICATION
NOT ALLOWED
OVERLAY
PERMISSION
FIGuRE 23(A). SINGLE-FAMILY DETACHED-CONTEMPORARY
FIGuRE 23. TYPICAL SINGLE-FAMILY DETACHED
FIGuRE 23(B). SINGLE-FAMILY DETACHED-TRADITIONAL
43
REGULATIONS FOR ALL DISTRICTS
TOWNHOME
Towhnomes are a type of housing that feature shared walls
between housing units, minimal street setbacks, rear yards, and
individual unit entrances.
Townhomes encourage walkable neighborhoods by providing a
medium level of housing density with about 12-18 dwelling units
an acre. Parking is typically located on the street or with access
from an alley, reserving building frontage for windows, entrances,
and landscaping. Townhomes are typically more narrow than
single-family detached housing units and should have a variety
of facade styles to cultivate visual interest and architectural
character.
DIMENSIONS*
Minimum Width: 20’
Minimum Depth: 75’
Maximum Height: 4 Stories
*Dimensions must follow the area and height requirements of the
specific Overlay District in which this building type is located.
WHERE CAN THIS BE BUILT?
CCO RTO CWCO
ALLOWED
ALLOWED WITH CODE MODIFICATION
NOT ALLOWED
OVERLAY
PERMISSION
FIGuRE 24. TYPICAL TOWNHOME
FIGuRE 24(A). TOWNHOME-CONTEMPORARY
FIGuRE 24(B). TOWNHOME-TRADITIONAL
44
CITY OF ALLEN DOWNTOWN ZONING DISTRICT - JANUARY 30, 2023 DRAFT
LIVE-WORK TOWNHOME
Live-Work townhomes are a higher density type of townhome
where multiple units are integrated into a vertical span. Typically
this manifests as an apartment ‘flat’ on the ground level with a
multi-level 2-3 story townhome above. The “flat” can be used for
a separate live-work unit or a commercial studio space. Each unit
has a private entrance at street level.
Stacked Townhomes encourage walkable neighborhoods by
providing a medium to high level of housing density with about
24-36 dwelling units an acre. Parking is typically located on the
street or with access from an alley, reserving building frontage
for windows, entrances, and landscaping. Stacked Townhomes
should have a variety of facade styles to cultivate visual interest
and architectural character.
DIMENSIONS*
Minimum Width: 20’
Minimum Depth: 75’
Maximum Height: 4 Stories
*Dimensions must follow the area and height requirements of the
specific Overlay District in which this building type is located.
WHERE CAN THIS BE BUILT?
CCO RTO CWCO
ALLOWED
ALLOWED WITH CODE MODIFICATION
NOT ALLOWED
OVERLAY
PERMISSION
FIGuRE 25(A). LIVE-WORK TOWNHOME-CONTEMPORARY
FIGuRE 25(B). LIVE-WORK TOWNHOME-TRADITIONAL
FIGuRE 25. TYPICAL LIVE-WORK TOWNHOME
45
REGULATIONS FOR ALL DISTRICTS
MULTIPLEX
Multiplexes are a higher density type of housing where multiple
units are integrated into a horizontal span. Typically this
manifests as units sharing one to two walls with other units.
These configurations typically range from a duplex (two units) to
a fourplex (four units) Each unit has a private entrance at street
level.
Multiplexes encourage walkable neighborhoods by providing
a medium to high level of housing density with about 15-22
dwelling units an acre. Parking is typically located on the street
or with access from an alley, reserving building frontage for
windows, entrances, and landscaping. Stacked Townhomes
should have a variety of facade styles to cultivate visual interest
and architectural character.
DIMENSIONS*
Minimum Width: 50’
Minimum Depth: 100’
Maximum Height: 3 Stories
*Dimensions must follow the area and height requirements of the
specific Overlay District in which this building type is located.
ALLOWED
ALLOWED WITH CODE MODIFICATION
NOT ALLOWED
WHERE CAN THIS BE BUILT?
CCO RTO CWCOOVERLAY
DUPLEX
TRIPLEX
FOURPLEX
FIGuRE 26(A). DuPLEX-CONTEMPORARY
FIGuRE 26(B). FOuRPLEX-CONTEMPORARY
FIGuRE 26. TYPICAL MuLTIPLEX
46
CITY OF ALLEN DOWNTOWN ZONING DISTRICT - JANUARY 30, 2023 DRAFT
URBAN RESIDENTIAL - WALKUP
A walkup building is a residential building with multiple housing
units, usually in the form of apartment “flats”. Typically walk-ups
have a shared primary entrance and an internal stairwell and
shared corridors to access units. Walk-ups generally are three
stories or less and often do not have elevators.
Walkups encourage walkable neighborhoods by
providing a medium to high level of housing density
with about 19-25 dwelling units an acre. Parking is
typically located on the street or in a surface lot,
reserving building frontage for windows, entrances, and
landscaping. These buildings typically have minimal setbacks and
are oriented to a primary street frontage.
DIMENSIONS*
Minimum Width: 125’
Minimum Depth: 125’
Maximum Height: 4 Stories
*Dimensions must follow the area and height requirements of the
specific Overlay District in which this building type is located.
WHERE CAN THIS BE BUILT?
CCO RTO CWCO
ALLOWED
ALLOWED WITH CODE MODIFICATION
NOT ALLOWED
OVERLAY
PERMISSION
FIGuRE 27(A).uRBAN RESIDENTIAL WALKuP
FIGuRE 27(B).uRBAN RESIDENTIAL WALKuP
FIGuRE 27. TYPICAL uRBAN RESIDENTIAL - WALKuP
47
REGULATIONS FOR ALL DISTRICTS
WHERE CAN THIS BE BUILT?
URBAN RESIDENTIAL - ELEVATOR
An Elevator building is a residential building with multiple housing
units, usually in the form of apartment “flats”. Typically these
have a shared primary entrance, an internal stairwell and shared
corridors to access units. Elevator buildings generally are three
stories or higher.
Multifamily Elevator buildings encourage walkable neighborhoods
by providing a high level of housing density with about 30 or
more dwelling units an acre. Parking is typically located on the
street, in a surface lot, or in a structure. These buildings typically
have minimal setbacks and are oriented to a primary street
frontage with access from the sidewalk.
DIMENSIONS*
Minimum Width: 125’
Minimum Depth: 125’
4 Stories
*Dimensions must follow the area and height requirements of the
specific Overlay District in which this building type is located.
CCO RTO CWCO
ALLOWED
ALLOWED WITH CODE MODIFICATION
NOT ALLOWED
OVERLAY
PERMISSION
FIGuRE 28(A). uRBAN RESIDENTIAL-ELEVATOR
FIGuRE 28(B). uRBAN RESIDENTIAL-ELEVATOR
FIGuRE 28. TYPICAL uRBAN RESIDENTIAL - ELEVATOR
48
CITY OF ALLEN DOWNTOWN ZONING DISTRICT - JANUARY 30, 2023 DRAFT
WHERE CAN THIS BE BUILT?
CCO RTO CWCO
ALLOWED
ALLOWED WITH CODE MODIFICATION
NOT ALLOWED
OVERLAY
PERMISSION
LIVE-WORK MIXED-USE
Live Work buildings are a unique mixed-use development. These
typically involve a non-residential space on the ground floor with
a housing unit above. Live Work development is often specialized
to the land use and can vary from Traditional Downtown Retail
with apartments above to industrial makerspaces and artist lofts.
The diversity of this building type results in a variety of housing
densities. Typically this building type can be found on traditional
main streets and in revitalized industrial areas. Parking is typically
located on the street, in a surface lot, or in a structure. These
buildings typically have minimal setbacks and are oriented to a
primary street frontage with access from the sidewalk.
DIMENSIONS*
Minimum Width: Varies
Minimum Depth: Varies
Maximum Height: 2 Stories
*Dimensions must follow the area and height requirements of the
specific Overlay District in which this building type is located.
FIGuRE 29(A).LIVE-WORK-CONTEMPORARY
FIGuRE 29(B). LIVE-WORK-TRADITIONAL
FIGuRE 29. TYPICAL LIVE-WORK
49
REGULATIONS FOR ALL DISTRICTS
WHERE CAN THIS BE BUILT?
CCO RTO CWCO
ALLOWED
ALLOWED WITH CODE MODIFICATION
NOT ALLOWED
OVERLAY
PERMISSION
VERTICALLY INTEGRATED MIXED-USE
A Vertically Integrated Mixed-Use building is a mixed-use
building with multiple housing units, usually in the form of
apartment “flats” over a non-residential base. Typically these
have a shared primary entrance, for residences with an internal
stairwell or elevator and shared corridors to access units. Typically
the first floor features neighborhood retail and service uses with
separate entrances. These buildings generally are three stories or
higher.
VI buildings encourage walkable neighborhoods by providing a
high level of housing density with about 30 or more dwelling units
an acre. Parking is typically located on the street, in a surface lot,
or in a structure. These buildings typically have minimal setbacks
and are oriented to a primary street frontage with access from the
sidewalk.
DIMENSIONS*
Minimum Width: 125’
Minimum Depth: 125’
Maximum Height: 4 Stories
*Dimensions must follow the area and height requirements of the
specific Overlay District in which this building type is located.
FIGuRE 30(A). VERTICALLY INTEGRATED-CONTEMPORARY
FIGuRE 30(B). VERTICALLY INTEGRATED-TRADITIONAL
FIGuRE 30. TYPICAL VERTICALLY INTEGRATED
50
CITY OF ALLEN DOWNTOWN ZONING DISTRICT - JANUARY 30, 2023 DRAFT
TRADITIONAL DOWNTOWN RETAIL
Traditional Downtown Retail is a commercial building type
that features a standalone retail or service use. These buildings
typically occur on mixed-use or non-residential streets and vary
greatly in lot size, building massing, and site configuration.
When feasible, a Traditional Downtown Retail building should
have the primary entrance and building frontage close to
pedestrian circulation areas like sidewalks, plazas, or open space.
Parking should be located in the rear of the building or accessed
off a secondary street.
DIMENSIONS*
Minimum Width: Varies
Minimum Depth: Varies
Maximum Height: Varies
*Dimensions must follow the area and height requirements of the
specific Overlay District in which this building type is located.
WHERE CAN THIS BE BUILT?
CCO RTO CWCO
ALLOWED
ALLOWED WITH CODE MODIFICATION
NOT ALLOWED
OVERLAY
PERMISSION
FIGuRE 31(A).TRADITIONAL DOWNTOWN RETAIL-CONTEMPORARY
FIGuRE 31(B). TRADITIONAL DOWNTOWN RETAIL-TRADITIONAL
FIGuRE 31. TRADITIONAL DOWNTOWN RETAIL
51
REGULATIONS FOR ALL DISTRICTS
OFFICE
Offices are a building type that serves as a center business
operations for a company. These buildings typically have
restricted access and may not be publicly accessible. In some
cases retail or service uses may be integrated into the ground
floor. Office buildings vary greatly in layout, massing, and site
configuration.
When feasible office buildings should have the primary entrance
and building frontage close to pedestrian circulation areas like
sidewalks, plazas, or open space. Parking should be located in the
rear of the building or accessed off a secondary street.
DIMENSIONS*
Minimum Width: Varies
Minimum Depth: Varies
Maximum Height: 4 Stories (≤ 55’)
*Dimensions must follow the area and height requirements of the
specific Overlay District in which this building type is located.
WHERE CAN THIS BE BUILT?
CCO RTO CWCO
ALLOWED
ALLOWED WITH CODE MODIFICATION
NOT ALLOWED
OVERLAY
PERMISSION
FIGuRE 32(A). OFFICE-CONTEMPORARY
FIGuRE 32(B). OFFICE-TRADITIONAL
FIGuRE 32. TYPICAL OFFICE
52
CITY OF ALLEN DOWNTOWN ZONING DISTRICT - JANUARY 30, 2023 DRAFT
b. Building Placement.
i. The placement of buildings on a lot shall be compatible with the area, maximize
natural surveillance and visibility, and facilitate pedestrian access and circulation.
For example: the setback from the property line along a street frontage shall be
the same as the adjacent buildings or an average of the setbacks along the block
regardless of the allowed setbacks for the property, windows shall face the street
frontage, and sidewalks shall be connected to the building entrance through a
pedestrian access.
ii. The building frontages shall be located within a build-to zone regulated by the
street type adjacent to the front of the building. Build-to Zones are as follows:
1) Downtown Arterial Streets – 10 feet to 20 feet
2) Downtown Primary Streets – 0 to 15 feet
3) Downtown Secondary Streets – 0 to 10 feet
FIGuRE 33. BuILDING PLACEMENT REFERENCE DIAGRAM
53
REGULATIONS FOR ALL DISTRICTS
c. Building Orientation.
i. i. Buildings shall be oriented to street or toward another focal point, such as a civ-
ic open space or public plaza. A building’s front/principal entrance shall be facing
and located on a Primary or Secondary Street; provided, however, residential land
uses may front on a shared open space.
ii. Front/principal entrances of buildings shall be clearly defined and emphasized
using architectural features such as porches, roofs, awnings, overhangs, or signs
that express the importance of the entrance.
iii. All building facades with public entrances shall be oriented to face the adjoining
public street.
iv. A building with multiple street frontages must have an entrance on each street
frontage.
FIGuRE 34. BuILDING ORIENTATION REFERENCE DIAGRAM
54
CITY OF ALLEN DOWNTOWN ZONING DISTRICT - JANUARY 30, 2023 DRAFT
d. Building Facades (Elevations).
i. No blank façade shall be allowed on buildings,
and each façade shall have windows regardless
of the presence of an adjacent street frontage,
except in instances where openings may be
prohibited by the building and/or fire code.
ii. Recesses and/or projections shall be provided
in the facade every twenty-five feet to thirty-five
feet in length to divide the building into smaller
identifiable sections.
iii. Variations in the rhythms within individual
building facades shall be achieved within a block
of building facades with the use of at least three
architectural elements, such as bays, columns,
bay-windows, storefront display windows,
cornices, balconies, porches or stoops, and
canopies or awnings over building entrances.
iv. Office, Urban Residential, and Vertically
Integrated Mixed-Use buildings in the
Downtown District shall have building facade
widths between twenty-five feet and thirty-five
feet by using recesses, projections, and/or
cornices and console brackets. If such building
façade sectioning is not practicable, a Major
Modification may be requested in accordance
with section 4.08.19.6.b.
v. A building’s facade shall serve to define entry
points and help orient pedestrians by:
1) Installing not less than one of the follow-
ing elements at the entry point:
a) Porch or stoop;
b) Canopy or awning; and
c) Console brackets; or
2) Integrating one or more of the features
listed in 1), above, on a larger area along
the façade other than just at the entrance.
vi. Building facades shall emphasize and frame
individual buildings in a block of buildings by
installing:
1) In a non-residential or mixed-use building
type façade, no fewer than two of the
following architectural elements:
a) Eaves;
b) Console brackets;
c) Arcades;
d) Colonnades; or
e) Balconies; and
2) In a residential building type façade, no
fewer than three of the following architec-
tural elements:
a) Bay window;
b) Vertical offsets;
c) Fireplace structures;
d) Balconies (including juliet balconies);
or
e) Entryway stoops or porches.
vii. The following roof styles shall be subject to the
following:
1) Gable roofs, shall have a minimum pitch
of 5:12.
2) Hipped roofs shall have a minimum pitch
of 6:12.
3) Other roof types shall be appropriate to
the architectural style of the building
4) In the Cultural Core Overlay District only
flat roofs shall be allowed.
FIGuRE 35. BuILDING FACADES REFERENCE DIAGRAM
55
REGULATIONS FOR ALL DISTRICTS
FIGuRE 36. BuILDING FACADE EXAMPLES - PARKING GARAGE/STRuCTuRE
56
CITY OF ALLEN DOWNTOWN ZONING DISTRICT - JANUARY 30, 2023 DRAFT
viii. Parking Garage/Structure shall be designed and
constructed subject to the following:
1) A minimum ground floor clear height of
18 feet must be provided for commercial
space or pedestrian-oriented uses on the
parking garage ground floor facing a pri-
mary or secondary street where commer-
cial/retail space is adjacent;
2) Facades of parking structures must incor-
porate design components and materials
utilized and compatible with the primary
building(s) that it serves or to which it is
adjacent; and
3) On facades adjacent to primary and sec-
ondary streets, architectural treatments,
artwork, lattices, and/or other design
features similar to the images in Figure 36
must be used, which design features shall
cover a not less than sixty percent of the
facade. If lattice is used, the material shall
be decorative and durable to enable vines
to attach themselves for support.
e. Building Fenestrations (Openings).
i. Window openings shall be vertical in proportion
and distributed in an even manner. Dormer
windows shall also be vertically proportioned
and slightly shorter than the windows below, in
order to provide clear views of merchandise and
perceived connections.
ii. Except as otherwise provided in this paragraph,
building fenestrations shall be used to provide
fifty percent transparency on the ground level
or first floor and ten percent of the wall area on
each floor above the first along a building façade
that faces a public street, public sidewalk, public
pathway, civic open space or public plaza, or
on-site parking lot, except for:
1) Ground level or first floor in the Cultural
Core Overlay District must have not less
than seventy-five percent transparency;
2) Ground level or first floor in the Cotton-
wood Creek Overlay District and Residen-
tial Transition Overlay District must have
not less than twenty five percent transpar-
ency; and
3) Ground level or first floor of a Parking Ga-
rage with a facade adjacent to a Primary or
Secondary Street must have not less than
twenty percent transparency
FIGuRE 37. BuILDING FENESTRATION REFERENCE DIAGRAM
57
REGULATIONS FOR ALL DISTRICTS
iii. Minimum window area shall be measured as
follows:
1) Between two and ten feet above the adja-
cent grade at the first floor or ground level.
2) Between the upper surface of a floor and
the upper surface of the floor above on
walls above the first floor.
iv. In the Cultural Core Overlay District, windows
and doors on the first floor or ground level shall
be designed in the traditional downtown retail
architectural style shown in Figure 31;
v. The door openings/entrance on the first floor or
ground level shall be minimum ten feet in height
and have a minimum of one of the following
architectural elements: fanlight, canopy, or
console brackets; and
vi. The entrance to a parking structure/garage
shall front on a Primary or Secondary Street, be
clearly marked by signs when visitor or public
parking is available in the garage, and the en-
trance shall not exceed 50 feet in length.
f. Building Materials. All exterior building materials
are divided into the following two types: (i) “primary
materials,” used for the majority of the building façade,
and (ii) “accent materials,” used for additional design
and character of the façade.
i. Primary Material. The primary materials shall be
those defined as “masonry materials” in section
4.08.19.9.g, below, and shall be installed on not
less than seventy percent of the visible area of
each façade, excluding the area for doors and
windows.
1) For non-residential building types, the
primary material shall be one or more
masonry materials.
2) For residential building types, wood and
cementitious fiber board may be used
as primary materials but shall not be
installed on more than fifty percent of
the area of each façade.
ii. Accent Material. Accent materials shall be
installed on no more than thirty percent of the
area of each façade, excluding the area of doors
and windows. Accent materials shall be one or a
combination of the following:
1) Architectural metal (not corrugated alu-
minum);
2) Wood;
3) Cementitious fiber board and form line;
4) Stucco; and
5) Glass
iii. Material Mix. Each façade shall be designed
and constructed with no fewer than two but no
more than five different materials on the same
facade.
iv. Roofing Materials. Roofs shall consist of copper,
factory finished painted metal, slate, synthetic
slate, terra cotta, cement tile, glass fiber shin-
gles or similar approved materials.
v. Rear and Side Facades. The exterior materials
and appearance of the rear and side facades of
any building shall comply with the same archi-
tectural requirements as the front façade of the
building.
vi. Plain Face Concrete Block. Plain face concrete
block is prohibited for use as an exterior materi-
al on a façade adjacent to a public street, public
sidewalk, or public pathway.
FIGuRE 38. FACADE MATERIALS REFERENCE DIAGRAM
58
CITY OF ALLEN DOWNTOWN ZONING DISTRICT - JANUARY 30, 2023 DRAFT
vii. If seventy-five percent or more of the buildings on the street on which the new
construction, or redevelopment project is located is not consistent with the ma-
sonry requirements of this section, then the applicant may use materials similar
to and compatible with the existing materials used on facades of the existing
structures on the street with administrative approval from the City Manager,
when the building is located outside the Cultural Core Overlay District. Such
administrative approval shall be based on the following considerations:
1) The condition and maintenance history of the existing buildings on the
street; and/or
2) Likelihood of redevelopment of the existing buildings in the future; and/or
3) The compatibility of the existing facades with the vision set forth in the long
range plans for that particular area.
g. “Masonry Materials” Defined. For purposes of this section, “masonry materials”
means natural stone, face brick, face tile, concrete, glass, split face concrete masonry
units, decorative pattern concrete block, and brick or stone veneer.
h. Percentage of Masonry Materials; How Measured.
i. Except for the Cultural Core Overlay District, all building facades within the Down-
town District shall consist of not less than seventy percent masonry materials.
ii. All building facades within the Cultural Core Overlay District shall consist of not
less than ninety percent masonry materials.
iii. The percentage of masonry materials on a façade shall be determined by (1)
determining the vertical surface area of the wall between its farthest corners and
from where the façade meets ground level to the point where the wall meets the
eaves of the roof including the areas of doors and windows installed within the
façade, and (2) dividing the area of the façade determined by (1) in this paragraph
by the area of the façade covered by masonry materials.
10. PARKING REQUIREMENTS.
a. Generally. With respect to development in the Downtown District, the provisions of this
section 4.08.19.10 shall control over any conflicts with section 7.04.
b. Parking Reductions. Except for an Urban Residential dwelling development, the number
of required off-street parking spaces for a single development may be reduced by the fol-
lowing amounts if the development complies with all other conditions, which reductions
can be cumulative if two or more of the below conditions:
i. A twenty percent reduction in off-street parking spaces required by section 7.04.1.
Table 7.04.1. is allowed for all non-residential uses with less than 10,000 sq. ft. in
floor area developed by right in the Downtown District;
ii. A ten percent reduction in the number of required off-street parking spaces is
allowed by right for a mixed-use development or for residential-only development
in the Downtown District.
iii. Up to a twenty percent reduction in the number of required off-street parking
spaces if approved as a Minor Modification or Major Modification pursuant to
section 4.08.19.6.; provided, however, in no case shall a Minor Modification and
a Major Modification be granted resulting in a combined reduction pursuant to
section 4.08.19.6 of more than twenty percent in the required number of off-street
parking spaces.
59
REGULATIONS FOR ALL DISTRICTS
c. Parking Alternatives.
i. Required off-street parking for a use within the
Downtown District may be satisfied in whole
or in part through the use of remote parking,
shared parking, or on-street parking if such
spaces are located within 800 feet of the
property where the off-street parking is other-
wise required subject to the following:
1) On-Street Parking may be used to satisfy
no more than twenty five percent of the
off-street parking requirement for devel-
opments with a front entrance on a street
with 15 or more on-street parking spaces
located within 800 feet of the front en-
trance of the development; and/or
2) Shared parking may be used to satisfy no
more than fifty percent of the off-street
parking requirement using publicly acces-
sible private parking lots and/or struc-
tured parking located within 800 feet of
the front entrance of the building, subject
to a shared parking agreement approved
by the City Attorney’s office; and/or
3) Remote parking may be used to satisfy up
to seventy-five percent of the off-street
parking requirement of a development
using publicly accessible private parking
lots and/or structured parking located
within 800 feet of the front entrance of
the development.
a) Remote parking may be provided
in parking lots and/or structured
parking under same ownership as the
development for which the parking is
being provided, subject to a restrictive
covenant or other instrument signed
by the owner of both properties en-
forceable by the city and approved as
to form by the City Attorney’s office
that provides for such remote parking
for the benefit of the occupants and/
or visitors to the property requiring
use of such remote parking; or
b) Remote parking may be provided in
parking lots and/or structured parking
owned by a separate person or entity,
subject to a shared parking agree-
ment approved as to form by the City
Attorney’s office.
ii. Required parking for non-residential and
mixed-use developments may be satisfied by
making a one-time payment to the city of cash
to the Downtown Improvement Fund in lieu of
constructing or otherwise providing for required
off-street parking. The amount of the payment
is calculated by taking the cost of constructing
a garage space and multiplying that cost by
the number of parking spaces that will not be
required by reason of the payment. The cost of
constructing a garage space shall be at a rate
set by the council by resolution. The payment
into the Downtown Improvement Fund is due
prior to issuance of a building permit for con-
struction of any building on the property being
developed.
iii. Prior to counting any shared parking and/or
remote parking space toward the minimum off-
street parking for a use, the owner of the prop-
erty needing to satisfy the off-street parking
requirement and the owner of the property on
which the shared and/or remote parking spaces
are located shall sign a parking agreement in
a form acceptable to the City Attorney that
provides, as a minimum, the parking agreement
cannot be terminated or otherwise amended in
a manner that reduces the number of off-site
spaces available to the owner of the property
needed to satisfy the off-street parking require-
ment without the written consent of the city.
d. Other Parking Related Requirements.
i. If more than one use is to be located on a build-
ing site, all uses on the building site must share
parking. The number of required parking spaces
shall be determined by (1) adding the parking
space requirement for each use using the park-
ing reductions from section 4.08.19.10.b. above,
and then (2) applying another ten percent
reduction to the total number of spaces. No
off-street parking for new developments (not
including the expansion or redevelopment of
existing buildings) shall be allowed in the front
of the building adjacent to primary or secondary
streets. Utilities shall be allowed under the sur-
face of a parking lot in the Downtown District in
a dedicated utility easement.
ii. Utilities shall be allowed under the surface of a
parking lot in the Downtown District in a dedi-
cated utility easement.
iii. The number of off-street parking spaces
required for an Urban Residential development
shall be not less than 1.1 spaces for each Urban
Residential dwelling unit in the development.
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CITY OF ALLEN DOWNTOWN ZONING DISTRICT - JANUARY 30, 2023 DRAFT
11. LANDSCAPE REQUIREMENTS.
a. There is no on-site minimum landscape requirement
for building sites in the Downtown District except as
provided herein.
b. Landscaping shall be planted or updated, to comply
with the requirements of this section when:
i. A site is being developed; or
ii. A site is redeveloped where an existing parking
area is altered or expanded to increase the
total number of spaces by 1/3 or more of the
total existing spaces, in which case the entire
parking lot shall be updated to comply with the
landscape standards in this section; or
iii. The existing building area square footage in-
creases more than twenty-five percent.
c. Properties adjacent to Downtown Arterial Streets with
two cross sections: 110 feet right-of-way (DA 110) and
90 feet right-of-way (DA 90) shall comply with the
landscaping requirements in Article VII of this Code.
d. Properties adjacent to Downtown Primary Streets:
i. Properties located along seven cross sections:
80 feet right-of-way (PS-80B, PS-80C, PS-
80D), and 60 feet right-of-way (PS-60A, PS-
60B, PS-60C) shall be planted with shade trees
in the buffer area between the back of curb and
the sidewalk on centers not greater than 30 feet
center to center.
ii. Properties located along 80 feet right-of-way
(PS-80A) cross sections shall be planted with
shade trees not greater than 30 feet center to
center along the property frontage and within
five feet adjacent to the sidewalk. If placement
of buildings on a property does not allow the
location of trees as required in the previous
sentence, in lieu of planting the required shade
trees, a Minor Modification may be requested
to authorize the installation of city-specified
self-watering planters located in the sidewalk
along the frontage of the property at not greater
than 10 feet center to center and setback one
(1) foot from back of curb.
iii. Properties located along 50 feet right-of-way
(PS-50A and PS-50B) cross sections shall be
planted with shade trees not greater than 30
feet center to center along the property frontage
and within five feet adjacent to the sidewalk. If
placement of buildings on a property does not
allow the location of trees as required by the
prior sentence, in lieu of planting the required
shade trees:
1) A minor modification may be request-
ed to authorize the installation of
city-specified self-watering planters
located in the sidewalk along the
frontage of the property at not greater
than 10 feet center to center and set-
back one (1) foot from back of curb; or
2) Prior to issuance of a Building Permit
for construction of any building to be
located on the property, the developer
or owner of the property may pay into
the Downtown Improvement Fund an
amount equal to the cost of purchas-
ing and installing the number of city
specified self-watering planters that
would be required to obtain the Minor
Modification pursuant to paragraph
(1), above.
Source: ADoBe STocK
FIGuRE 39. SIDEWALK LANDSCAPE
61
REGULATIONS FOR ALL DISTRICTS
e. Properties located adjacent to Downtown Second-
ary Streets along 50 feet right-of-way (SS- 50A and
SS-50B) cross sections shall be planted with shade
trees not greater than 30 feet center to center along
the property frontage and within five feet adjacent to
the sidewalk. If placement of buildings on a site does
not allow the location of trees as required in the prior
sentence, in lieu of planting the required shade trees:
i. A minor modification may be requested to
authorize the installation of city-specified
self-watering planters located in the sidewalk
along the frontage of the property at not greater
than 10 feet center to center and setback one
(1) foot from back of curb; or
ii. Prior to issuance of a Building Permit for con-
struction of any building to be located on the
property, the developer or owner of the property
may pay into the Downtown Improvement Fund
in an amount equal to the cost of purchasing
and installing the number of city specified
self-watering planters that would be required
to obtain the Minor Modification pursuant to
paragraph (i), above.
f. In addition to the landscaping requirements along
street types described above, surface parking lots shall
be required to:
i. Be developed with not less than five percent of
the area of the parking lot or 400 square feet,
whichever is greater, for a public plaza adjacent
to a sidewalk or a paseo connecting parking
spaces in the lot to the sidewalk.
1) Such public plaza shall consist of:
a) Pedestrian hardscape and soft-scape
that includes at least one of the
following:
i) raised planters;
ii) at-grade plantings in the hard-
scape; or
iii) potted plant material; and
b) At least one of the following ameni-
ties:
i) ornamental shade trees;
ii) shade structures;
iii) water features;
iv) bench seating;
v) water fountains;
vi) trash receptacles;
vii) bike racks;
viii) electrical receptacles; or
ix) any other amenity approved by
the City Manager.
2) Such paseo or publicly accessible urban
linear open spaces used for pedestrian
connectivity, if provided, shall be designed
and constructed in accordance with the
following:
a) A paseo shall be a minimum of 18 feet
in width and must have a minimum
height clearance of eight feet;
b) To the extent possible, paseos shall
be straight with the opening at the
opposite end readily visible from the
other end with a minimum of two
public access points;
c) Hardscape of pedestrian scaled detail,
texture, and color shall be provided to
enhance the pedestrian experience;
and
d) Two of the following supportive ame-
nities shall be provided:
i) shade structures;
ii) water features;
iii) public art;
iv) distinctive planters;
v) raised planters;
vi) at-grade plantings in the hard-
scape;
vii) benches
viii) trash receptacles; or
ix) pedestrian lighting.
ii. With parking lots with more than ten parking
spaces, plant shade trees at a ratio one shade
tree for each five parking spaces in the public
plaza or, to the extent possible for parking lots
with less than 200 spaces, along a paseo.
iii. In parking lots with more than 200 spaces. a
landscape island not less than 81 square feet in
area is required to be located at the end of every
ten spaces and shall be planted with at least
one shade tree and a mix of ground cover and
shrubs covering the entire area of the island.
iv. Parking lots shall be screened in compliance
with section 4.08.19.12.d. below.
62
CITY OF ALLEN DOWNTOWN ZONING DISTRICT - JANUARY 30, 2023 DRAFT
FIGuRE 40(A). LANDSCAPE REFERENCE DIAGRAM
FIGuRE 40(B). LANDSCAPE REFERENCE DIAGRAM
63
REGULATIONS FOR ALL DISTRICTS
g. Landscaping installed within the Downtown District shall be subject to the following standards:
i. Trees:
1) Minimum caliper for trees required under this section is three inches.
2) Minimum height required for shade trees is ten feet and for ornamental trees is eight feet.
3) Trees shall be selected from the city approved tree list in Appendix C of this Code.
ii. Planters:
1) The height of planters shall be between not less than 18 inches nor greater than 36 inches.
2) The planting materials in a planter may contain any combination of ground cover, shrubs, and
ornamental trees/grasses as approved by the City Manager.
3) The planters shall be self-watering type planters and must be of city specified variety.
4) Planters located along cross-section PS-80A shall incorporate seating in the design as shown in
Figure 21.
iii. Required Plant Material. Materials and planting standards must comply with the American Standard
for Nursery Stock (latest edition) published by the American Association of Nurserymen also known
as American Nursery and Landscape Association (ANLA).
h. Property owners shall be responsible for the maintenance of all landscaping on their properties and the soft-
scape landscaping in the right-of-way in front of their property and shall comply with section 7.05.5 of this
Code.
FIGuRE 41. PLANTING REFERENCE DIAGRAM
64
CITY OF ALLEN DOWNTOWN ZONING DISTRICT - JANUARY 30, 2023 DRAFT
12. SCREENING REQUIREMENTS. Screening walls and fences are prohibited in the
Downtown District except as follows:
a. Roof-mounted mechanical equipment shall be screened with a parapet wall;
b. Ground mounted mechanical equipment shall be located in the side or rear of the
buildings and screened from the view of pedestrians and the primary and secondary
streets. Artwork or landscape features may be used as a screening mechanism for ground
mounted equipment in lieu of screening walls or enclosures as represented in Figure 42.
However, if such enclosures are used to screen equipment, then the enclosure shall be
constructed with the same materials and architecture as the main building;
c. Trash receptacle areas for non-residential building type developments shall be screened
with an enclosure using the same materials and architecture as the main building;
d. Surface parking lots shall be designed to allow clear visibility into parking areas from the
street to promote crime prevention and safety subject to the following:
i. Screening shall consist of wrought iron or tubular steel fencing not greater than
four feet in height; and
ii. Screening may additionally incorporate landscaping or a trellis or grillwork with
climbing vines and/or pedestrian amenities, such as a seating ledge.
FIGuRE 42. SCREENING REFERENCE DIAGRAM
65
REGULATIONS FOR ALL DISTRICTS
FIGuRE 43. EXAMPLE OF GROuND MOuNTED EQuIPMENT SCREENING
66
CITY OF ALLEN DOWNTOWN ZONING DISTRICT - JANUARY 30, 2023 DRAFT
13. SIGNS. Article VII. Zoning Development Standards, section 7.09 Sign Regulations, shall
apply in the Downtown District except as follows:
a. Prohibited Signs. Except for Temporary Signs, off-premise signs are prohibited.
b. Allowed Signs. The following signs are permitted subject to the size restrictions set forth
in the ALDC except as follows
i. Temporary Signs.
1) Sandwich/A-Frame Sign. Sandwich/ A-frame signs may be located subject
to the following:
a) The sign height shall not exceed four feet;
b) Each sign face shall not exceed an area of eight square feet;
c) The sign may be placed on the sidewalk, provided that:
i) The sign is located no closer than one foot to the face of the curb;
ii) A minimum unobstructed sidewalk width of six feet is maintained;
d) A sign permit must be obtained prior to placement of the sign on the
property;
e) Only one A-frame sign is permitted per occupancy; and
f) A-frame signs may be placed on the sidewalk adjacent to the associated
business with the sign only during the hours in which the business is
open to customers and/or clients.
FIGuRE 44(A). SIGNAGE REFERENCE DIAGRAM
67
REGULATIONS FOR ALL DISTRICTS
2) Utility Poles. Signs may be attached to public utility poles or light poles if
approved by the Sign Control Board, the owner of the pole, and any other
party that has prior rights to use of the pole. These signs shall be subject to:
a) The overall size and dimensions of an authorized utility pole sign shall be
no greater than sixty inches in length and thirty inches in width;
b) Locations and placement of the signs shall be determined by the City
Manager. Additionally, the City Manager shall develop and implement
administrative regulations for the orderly installation and maintenance
of the signs. The administrative regulations may be amended by the City
Manager as needed in the interest of public safety; and
c) A Revocable Non-Exclusive License Agreement, approved by the City
Manager, shall also be required of any person, group, entity or organiza-
tion that desires to install a utility pole sign in addition to requirements
referenced above.
3) Special Event Banners. Banners for special events shall not be restricted by
number of permits per year or restrictions on running consecutively; provid-
ed, however, banner signs may be installed no earlier than three weeks prior
to the special event to which the sign relates and must be removed no later
than one week after the conclusion of the special event.
FIGuRE 44(B). SIGNAGE REFERENCE DIAGRAM
68
CITY OF ALLEN DOWNTOWN ZONING DISTRICT - JANUARY 30, 2023 DRAFT
Source: ADoBe STocK
FIGuRE 45. EXAMPLE OF SIGNS
69
REGULATIONS FOR ALL DISTRICTS
ii. Attached Signs.
1) General.
a) All signs shall be securely attached to a building façade/structure.
b) Total combined area of all attached signs on a building facade shall not
exceed forty percent of the total area of each building façade.
c) For the purpose of determining the size of attached signs the building
façade area shall be calculated as shown in Figure 44.
d) Signs must be located to fit within one architectural element (such
as the lintel or sign frieze) to prevent overlap of multiple architectural
elements.
2) Wall Signs.
a) Maximum area of a wall sign shall be five percent of the building facade
to which it is attached. If a sign extends across the corner of a building,
the sign area will be calculated by adding five percent of each building
façade over which the sign extends, provided that the sign area of the
wall sign does not exceed five percent of the area of each facade.
b) A wall sign may extend no more than six inches horizontally from the
surface of the building façade to which it is attached.
c) No more than one wall sign shall be allowed on each building façade for
each space within a building for which a certificate of occupancy has
been issued; provided, however, the cumulative sign area of all wall signs
on the building façade shall not exceed five percent of the area of the
façade.
d) The holder of a certificate of occupancy shall be allowed no more than
one wall sign to be attached to the building to which the certificate of
occupancy applies.
3) Canopy and Awning Signs. A canopy or awning sign shall not exceed
seventy-five percent of the linear width of the canopy/awning or 50 square
feet, whichever is less, with lettering and/or logo not to exceed 24 inches in
height.
4) Blade Signs.
a) No more than one blade sign will be allowed for each building face. No
monument sign shall be permitted on the same street frontage adjacent
to the building facade when a blade sign is installed on the same building
face.
b) Each sign face of a Blade sign shall not exceed an area of fifty square feet
or five feet in width.
c) The lowest edge of the Blade sign shall be not less than nine feet above
the ground beneath the sign.
d) The top edge of the Blade sign shall not exceed a height that is two-
thirds (in linear feet) of the height of the building face at the location of
the building face where the sign is attached.
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CITY OF ALLEN DOWNTOWN ZONING DISTRICT - JANUARY 30, 2023 DRAFT
5) Hanging/Projecting Signs.
a) No more than one hanging sign will be allowed for each first-floor
occupancy; provided, however, a first floor building occupant with public
entrances on more than one street frontage may have one hanging sign
on each street frontage;
b) The holder of a certificate of occupancy shall be allowed no more than
one hanging sign to be attached to the building to which the certificate
of occupancy applies.
c) Each sign face shall not exceed an area of twelve square feet;
d) Each sign face shall not exceed a width of five feet;
e) The lowest edge of the sign shall not be less than eight feet above the
ground below the sign; and
f) No hanging sign shall be closer than fifteen feet from another hanging
sign.
6) Painted Signs. Signs with commercial speech painted directly on the surface
of a building or structure may be permitted after a recommendation by the
Sign Control Board and approval of the Downtown Design Review Board.
7) Murals. Also known as art with no commercial speech may be painted to
cover an entire building façade subject to a recommendation from the City of
Allen Public Art Committee and approval by the Downtown Design Review
Board.
8) Character Structure Signs. Signs are permitted to be erected on character
structures (e.g., water towers, windmills, or similar structures), subject to the
following:
a) Character Structure Signs may be illuminated internally or externally, or
both; and
b) Character Structure Signs may not exceed 1,200 square feet total effec-
tive area.
9) Roof Signs. One rooftop-mounted premise sign is permitted per lot, for build-
ings three stories or more, subject to the following conditions:
a) A rooftop-mounted premise sign may be illuminated internally or exter-
nally, or both;
b) A rooftop-mounted premise sign may not exceed 300 square feet total
effective area and shall not exceed 20 feet in width or 15 feet in height;
and
c) A roof sign in the Cultural Core Overlay District may be installed follow-
ing approval by the Downtown Design Review Board, which approval
shall be based on the following findings:
i) The proposed sign is historically appropriate to the era of the
building’s architecture; and/or
ii) The proposed sign is aligned with the history of Allen; and/or
iii) The proposed sign is culturally appropriate in Allen.
10) Window Signs. One window sign per window is allowed. The sign may not be
directly painted on the window and may be in the form of a window display
or a decal, not to exceed thirty percent area of the window including the
window frame
71
REGULATIONS FOR ALL DISTRICTS
iii. Detached/ Freestanding Signs.
1) General.
a) All freestanding signs shall be setback a minimum five feet from the property line.
b) Freestanding signs, except Architectural element signs, are prohibited in the Cultur-
al Core Overlay District.
c) Pole signs are prohibited in the Downtown district.
d) A property may not be developed with both a multi-tenant sign and a monument
sign.
e) The following combination of freestanding sign types is allowed on a premises at
any given time:
i) An architectural element sign or a vehicle sign may be combined with any
other freestanding signs; and
ii) A flag sign (defined as a flag on a flagpole) may be combined only with a
monument sign.
2) Architectural Element Sign. A freestanding sign that is attached to an architectural ele-
ment (a structure such as a pergola, freestanding canopy, fence, or retaining wall) that
is built for the purpose of serving as an architectural enhancement of the site, is archi-
tecturally compatible to the main building and the overall site, but does not include sign
structures for other sign types and/or structures for antennas or similar type structures.
Architectural element signs shall be subject to the following:
a) Signs shall be attached to the surface of the architectural element.
b) The area of the sign including the structure, shall not exceed 200 square feet;
c) Sign height may not extend beyond the surface of the architectural element to
which it is attached; and
d) One sign per elevation of the architectural element.
3) Monument Sign. Monument signs are permitted in the Downtown District subject to
the following:
a) Only one monument sign is permitted per lot per street frontage;
b) The sign shall not be located in the visibility triangle;
c) Sign area shall not exceed 50 square feet;
d) Sign height shall not exceed five feet;
e) Monument signs on the same side of the street shall not be less than 100 feet from
any other monument sign measured from the closest point of the outer frames or
elements of the signs; and
f) Monument signs are prohibited in the Cultural Core Overlay District.
4) Multi-Tenant Sign. Multi-tenant signs located in the Downtown District are subject to
the following:
a) Multi-tenant signs may only be installed on lots adjacent to the Downtown Arterial
Street cross-section or the U.S. Highway 75 service road;
b) Only one multi-tenant may be installed on a lot, per street frontage;
c) Multi-tenant signs on the same side of the street shall be not less than 150 feet
from any other multi-tenant sign measured from the closest point of the outer
frames or elements of the signs;
d) Sign area shall not exceed 180 square feet; and
e) Sign height shall not exceed 15 feet.
5) Outdoor Patio Umbrellas. Outdoor patio umbrellas may contain advertising and be
allowed for special events, retail, service, or restaurant uses.
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CITY OF ALLEN DOWNTOWN ZONING DISTRICT - JANUARY 30, 2023 DRAFT
iv. Other Signs.
1) Changeable Electronic Variable Message Signs (CEVMS). CEVMS shall be
allowed on all permitted signs subject to the following:
a) One CEVMS may be a part of an attached sign or a freestanding sign;
b) A CEVMS shall not comprise an area greater than fifty percent of the
allowed area of a monument sign;
c) If constructed as part of a monument sign, the CEVMS cabinet must be
wrapped in material to match or complement the building served by the
sign;
d) A CEVMS may not be used as a temporary sign;
e) Only one CEVMS may be installed on a lot, per street frontage;
f) A CEVMS on the same side of the street shall not be less than 200 feet
from any other CEVMS measured from the closest point of the outer
frames or elements of the signs;
g) Every CEVMS shall have an auto dimmer photo eye installed in the sign
to limit the illumination of the signs as follows:
i) Maximum brightness between 7:00 a.m. and 6:00 p.m. shall be
5000 nits; and
ii) Maximum brightness between 6:01 p.m. and 6:59 a.m. shall be
660 nits;
h) Message changes shall be allowed with no less than two-second transi-
tion with and not less than an eight-second hold time;
i) Attached signs may be a CEVMS with a light source that is not directly
visible;
j) The copy area for any individual CEVMS shall not exceed fifty percent of
the allowed sign area per side;
k) The copy area for a CEVMS used as a multi-tenant sign is 180 square
feet;
l) A CEVMS may not display light of such intensity or brilliance to cause
glare, impair the vision of an ordinary driver, or constitute a nuisance;
and
m) No flashing, dimming, or brightening of message is permitted except to
accommodate changes of message.
2) Illuminated Signs. Illuminated signs are allowed within 150 feet of a residen-
tial property internal to the Downtown District, but only if the illumination
does not exceed 2.0 foot-candles measured at a level five feet above the
common property line. Illuminated signs are prohibited within 150 feet of a
residential zoning district.
3) Undefined Signs. Sign types not clearly defined in this section or the ALDC may
be allowed in the Downtown District including all Overlay Districts within
Downtown if approved by the Downtown Design Review Board.
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REGULATIONS FOR ALL DISTRICTS
14. DOWNTOWN IMPROVEMENT FUND, RIGHT TO REFUND.
a. All money paid pursuant to section 4.08.19.6.c.i.2), 4.08.19.10.c.ii., or 4.08.19.11 shall be
deposited in an interest-bearing account identified as the Downtown Improvement Fund.
b. Funds deposited in the Downtown Improvement Fund shall be used only within the
boundaries of the Downtown District and shall only be used for:
i. Acquisition and development of public parks, civic places, and plazas;
ii. Acquisition and development of structured public parking garage, surface parking
lot, or on-street parking; or
iii. Street and alley improvements, including, but not limited to, acquisition or proper-
ty interest necessary to add or enhance multi-modal connectivity with and through
the Downtown District including streetscape or public improvements along public
streets.
c. The city will account for all funds paid into the Downtown Improvement Fund and must
spend the funds received within 15 years from the date received and on a first in, first out
basis. If funds paid into the Downtown Improvement Fund are not spent within the time
required, the then record owner(s) of the property, the development of which the pay-
ment of the funds was related, shall be entitled to a refund of the unpaid balance of the
funds originally paid without interest upon filing a written claim for such funds not prior
to nor later than one year after the expiration of the fifteen-year period or such right shall
be barred. The city shall only be obligated to pay the refund described in the paragraph c
to the current record owner of the property, even if different than the original payor of the
funds.
d. A payment into the Downtown Improvement Fund made in lieu of the dedication and de-
velopment of the open space described in section 4.08.19.6.c.i.2).b), the amount of which
shall be determined by adding
i. the market value of a 2,500 square foot portion of the land proposed to be devel-
oped as determined by the Collin Central Appraisal District as of January 1 of the
year in which the payment is made; and
ii. $ 20,000 in open space development costs.