The subject property is generally located south of State Highway 121 and west of U.S. Highway 75 and generally bounded by State Highway 121, Chelsea Boulevard, Ridgeview Drive, and U.S. Highway 75. As depicted on the Concept Plan, there are two properties within this general boundary that are not included in this request. The property to the north is zoned Agricultural-Open Space AO. The properties farther to the north, across State Highway 121, are in the City of McKinney. The property to the northeast is zoned Planned Development PD No. 95 Mixed Use MIX. The properties to the east, across U.S. Highway 75, are in the Town of Fairview. The properties to the south, across Ridgeview Drive, are zoned Community Facilities CF, Agricultural-Open Space AO, and Planned Development PD No. 128 Corridor Commercial CC. The properties to the west, across Chelsea Boulevard, are zoned Planned Development No. 92 Corridor Commercial CC.

The subject property is 260.94± acres and is currently zoned Agricultural-Open Space AO, Planned Development No. 24 Office/Light Industrial O/LI, Planned Development No. 24 Office O, Planned Development No. 24 Light Industrial LI, Planned Development No. 24 Shopping Center SC, Planned Development No. 24 Local Retail LR, and Planned Development No. 94 Mixed Use MIX.

The Development Regulations contain a number of appendices that collectively govern the proposed development. Below is a summary of each of these documents.

• Legal Description - This exhibit provides the metes and bounds legal description of the entire property that is governed by these regulations.
• Regulating Plan - This exhibit serves as a master plan for the development and includes several areas that inform the Development Regulations. First, the plan includes a number of Character Areas with assigned base zoning districts. These base zoning districts operate similarly to those applied in a typical Planned Development in that they provide guidance for the regulations that are applied. Second, the plan includes a conceptual network of primary and secondary streets. This layout is meant to provide a general framework for the location of these thoroughfares, similar to the function of a Master Thoroughfare Plan. The ultimate location of these thoroughfares may include minor shifts, and the tolerance for these shifts is included in the Development Regulations. Third, the plan includes the location of Parks and Open Spaces. The Central Park, Monarch Trail, and Ridgeview Trail are the primary components of the provided parks and open space. Conceptual locations of Character Area Parks are also shown on the plan. Fourth, the plan includes the identification of high (primary) and medium (secondary) building frontages. As these areas are more highly used (i.e., greater pedestrian and vehicular traffic), there are a different menu or palette of improvements to these frontages and pedestrian zones that are commensurate with the use/activity expected. Finally, the plan includes an area in the southwest corner of the site that has building height restrictions identified.
• Schedule of Uses - This exhibit provides a schedule of permitted uses similar to what is included in Section 4.20 of the Allen Land Development Code (ALDC).
• Street Cross Sections - This exhibit shows the different cross sections that could be applied. The intent is not to use all of these sections, but to have them available depending upon the development that is proposed. It should be noted that these sections depict dimensions from building façade to building façade, as well as showing the proposed locations of underground utilities.
• Public and Private Streets Plan - This exhibit is an extension of the primary and secondary streets depicted on the Regulating Plan. It simply identifies which of these streets will be dedicated as public streets (i.e., to be maintained by the City of Allen, excluding landscaping) and which will be constructed as privately maintained streets. All other streets not depicted specifically as public or private on the plan will be privately maintained streets.
• Parks and Open Space Plan - This exhibit depicts the main parks and open space components. These areas are shown on the Regulating Plan as well, but this plan includes additional information related to Character Area Parks; ¼-mile buffers are identified around each of the character area parks. This ¼-mile area is meant to illustrate a reasonable walking distance to each of the proposed facilities. Additionally, it also ensures a balanced distribution of parks such that all portions of the development are within ¼-mile of some type of park facility.
• Zoning Exhibit - This exhibit is simply a graphical representation of the metes and bounds legal description comprising the entire property that is subject to this rezoning request.
• On-Site Traffic Movement Exhibit - This exhibit represents main traffic movements primarily at the access (i.e., ingress/egress) points to the site. Traffic studies/analyses that were performed as part of this zoning submittal informed the improvements that are depicted on this exhibit.

The Development Regulations contain twelve sections that are typical of a zoning ordinance or planned development. However, while the regulations are specific, they do provide flexibility in their application. Each of the sections is detailed below.

• Section 1: Planned Development Summary and Purpose - This section provides the general intent of the regulations and what the high-level goals are for the proposed development.
• Section 2: Planned Development Structure - This section outlines the structure of the planned development, including the main topics that are covered.
• Section 3: Development Standards - This is the most comprehensive of all the sections of the development regulations. The majority of the sub-sections included are typical of a planned development; however, there are some sub-sections that are indicative of a form-based code. These sub-sections are primarily the block length and building frontage standards.
• Section 4: Street Types and Transportation Network - This section provides the references to the aforementioned visual exhibits—Street Cross Sections and Public & Private Streets Plan.
• Section 5: Parkland, Open Space, Trails, and Tree Mitigation - This section is fairly comprehensive and outlines the approach to providing parkland, open space and trails in the context of this urban-style development. The main facilities identified on the Parks and Open Space Plan are detailed in this section. It should be noted that with a development of this size and scope, it is difficult to determine the exact locations of improvements and the amenities associated with each of these improvements. Therefore, there is reference to the use of a facility agreement to govern these improvements as the project progresses. A facility agreement will provide the specificity of the improvements and the value that is associated with each of these improvements.
• Section 6: Building Design Standards - This section includes a deviation from what is typically included in a planned development. The architectural elevations provided are only representative images of the buildings that could be constructed. However, there are clear standards that dictate the high-quality materials and architectural enhancements (e.g., fenestration, articulation of facades) to be incorporated into these proposed buildings.
• Section 7: Streetscape Standards - This section provides the standards that make up the pedestrian realm (i.e., the area between the back of curb and the building façade) of each of the proposed street sections.
• Section 8: Signage Standards - This section provides the proposed deviations from our signage regulations that would be expected with a large-scale, pedestrian-oriented mixed-use development.
• Section 9: Sustainability - This section provides a number of sustainability measures that may be used at the property owner's discretion and would be privately owned and maintained.
• Section 10: Detention - This section provides basic information regarding the proposed regional detention system for the development.
• Section 11: Definitions - This section is typical and includes definitions associated with these development regulations.
• Section 12: Administration - This section provides the regulations associated with administrative oversight including which approvals are delegated to a staff-level and which approvals would require approval from City Council.

The regulations as detailed above are framed around the implementation of a form-based code and are meant to provide the specificity necessary to ensure high quality development with flexibility in the ultimate layout of the components of the development.

The request has been reviewed by the Technical Review Committee.

On June 4, 2019, the Planning and Zoning Commission recommended approval of the request.

LEGAL NOTICES

Public Hearing Sign - May 24, 2019

Public Hearing Letters - May 24, 2019

Newspaper Notice - June 6, 2019

Staff recommends approval.

I make a motion to adopt Ordinance No. _________ to establish a Planned Development Zoning District with a Base Zoning of Mixed Use and adopt Development Regulations, Regulating Plan, Parks and Open Space Plan, Public and Private Street Exhibit, Street Cross Sections, Illustrative Concept Plan, Zoning Exhibit, and On-Site Traffic Movement Exhibit for a property generally located south of State Highway 121 and west of U.S. Highway 75. [Monarch City]