The subject property is located on the northwestern corner of the intersection of Watters Road and Stacy Road. The properties to the north are zoned Planned Development No. 39 with a base zoning of Single-Family Residential (R-3). The properties to the east (across Watters Road) are zoned Planned Development No. 92 with base zonings of Single-Family Residential (R-7) and Shopping Center (SC). The properties to the south (across Stacy Road) are zoned Planned Development No. 86 with a base zoning of Single-Family Residential (R-5). The properties to the west are zoned Planned Development No. 72 with a base zoning of Single-Family Residential (R-3).

The subject property is currently zoned Planned Development No. 43 with base zonings of Multifamily Residential (MF-18) and Garden Office (GO). The applicant is requesting to establish a Planned Development District with a base zoning of Single-Family Residential (R-5) and to adopt Zoning Exhibit, Concept Plan, Open Space Plan, Screening Plan, and Development Regulations to establish design standards for a new residential community.

The proposed residential community is approximately 34.2± acres. The Concept Plan shows a total of 124 single-family detached front entry lots. The majority of lots will have a minimum lot width of 65 feet and a minimum lot depth of 110 feet, which is in compliance with the Allen Land Development Code (ALDC) requirements of the requested base zoning. A maximum of 10 lots will have a minimum lot width of 62.5 feet for lots located on culs-del-sac and on a shorter block length. There are two primary access points into the development--one on Watters Road and one on Stacy Road. There are two existing access points from the subdivision to the north to which this development will extend pavement and connect. Traffic improvements include a northbound left turn lane on Watters Road and an eastbound hooded left turn lane on Stacy Road.

The Concept Plan also shows applicable setbacks for lots. Lots immediately adjacent to the neighboring Shaddock Park subdivision have a front yard setback of 30 feet. This 30 feet front yard setback is required in Block A and the three most northwestern lots of Block F. Key lots adjacent to public streets have a side yard setback of 20 feet in order to be align with minimum front yard setback of the adjacent interior lots. A 5-foot wide private drainage easement for the construction of a proposed drainage flume is being provided on the northern property lines for all lots in Block G. This private drainage easement will be maintained by the Homeowners Association.

The Concept Plan also shows a total of 1.65± acres of open space distributed throughout the entire property, which satisfies the requirements of the ALDC. The larger more centrally located open space lots will be amenitized with a pet waste station, play areas, seating areas, fire pit, trees, and landscaping as shown on the Open Space Plan.  A ten-foot-wide trail along Stacy Road and a six-foot-wide sidewalk along Watters Road will be constructed as shown on the Concept Plan.

The property will be screened along Stacy Road and Watters Road. Screening will consist of an eight-foot tall brick screening wall with enhanced masonry columns. A six-foot tall ornamental metal screening fence with evergreen shrubs will be installed between Street A and Stacy Road as shown on the Screening Plan. The evergreen shrubs must be a minimum height of 48 inches at time of planting.

Per current state legislation, building materials cannot be regulated by municipalities. The applicant has provided building elevations to illustrate the architectural product for this development. These building elevations are for informational purposes and are not being proposed to be adopted with this ordinance.

The development regulations include lot design criteria and building setbacks, open space regulations, screening plan and traffic improvements.

This request has been reviewed by the Technical Review Committee. The request is in general conformance with the future land use map in the adopted Comprehensive Plan and is compatible with the neighboring land uses.