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07-06-2004 (Planning & Zoning) Agenda Packet AGENDA PLANNING AND ZONING COMMISSION CITY COUNCIL CHAMBERS WYLIE MUNICIPAL COMPLEX 2000 Highway 78 North Wylie, Texas 75098 Tuesday, July 6, 2004 7:00 p.m. SPECIAL CEREMONY SWEARING-IN AND SEATING OF THE NEW COMMISSIONERS BY THE CITY SECRETARY REGULAR MEETING CALL TO ORDER INVOCATION & PLEDGE OF ALLEGIANCE CITIZEN PARTICIPATION CONSENT AGENDA 1. Consider and act upon approval of the Minutes from the June 15, 2004 Regular Meeting. PUBLIC HEARINGS 1. Hold a Public Hearing and consider a recommendation to the City Council regarding a change in zoning from Community Retail (CR) to Community Retail (CR)with Special Use Permit (SUP) for a Telecommunications Tower, subject property being generally located in the southwest corner of F.M. 544 and S.H. 78, and being a 0.014 acre portion of land out of a larger called 3.953 acre tract described in a deed to Greenway-78, L.P. as recorded in Volume 4886, Page 4459, of the Collin County Deed Records, City of Wylie, Collin County, Texas. (Zoning Case 2004-12) WORK SESSION 1. Discuss land use philosophy and potential revisions to the Comprehensive Plan. 2. Discuss Orientation with City Attorney on Open Records/Open Meetings Laws, Thursday, July 8, 2004, 6PM in Council Chambers. 3. Discuss Small Town Planning Workshop, Saturday, July 17, 2004```at,MO inky/City Hall. , �y . •• .wj- ADJOURNMENT . , , �� .�•.� • = SEA L Posted Frida ly 2, 2004, at 5:00 plan. •: WE WYLIE MUNICIPAL COMPLEX IS WHEELCHAIR ACCESSIBLE.SIGN INTERPRETATION OR OTHERS L1i 4�1•#.1.....•• ````L ATTENDEES MUST BE REQUESTED 48 HOURS IN ADVANCE BY CONTACTING THE CITY SECRETARY'S OFFI ?qd 1100( LE7 �. 442-8170. MINUTES PLANNING AND ZONING COMMISSION WYLIE MUNICIPAL COMPLEX 2000 Highway 78 North Wylie, Texas 75098 June 15, 2004 Notice was posted in the time and manner required by law and quorum was present. Commission Members Present: Staff Members Present: Red Byboth Claude Thompson, Director Mike Phillips Mary V. Bradley, Secretary Carter Porter Chris Seely Kathy Spillyards Commission Members Absent: Don Hughes William Chapman CALL TO ORDER Chairman Seely called the meeting to order at 7:05PM. INVOCATION & PLEDGE OF ALLEGIANCE Commissioner Byboth gave the invocation and Commissioner Porter led the pledge of allegiance. CITIZEN PARTICIPATION No one appeared to speak before the Commission. CONSENT AGENDA 1. Consider and act upon approval of the Minutes from the June 1, 2004 Regular Meeting. A motion was made by Commissioner Porter, and seconded by Commissioner Phillips, to approve the minutes as submitted. Motion carried 5 —O. P &Z Commission Meeting June 15, 2004 Page 2 of 5 ACTION AGENDA 1. Consider a recommendation to the City Council regarding a Final Plat for the Sage Creek Phase 8 Addition. Subject being all of a certain 45.711 acre tract of land generally located east of Springwell Parkway and the Sage Creek Phase 4 Addition and north of F.M. 544, being a part of that tract of land described in a deed to Perry Easterling as recorded in Volume 2258. Page 917, Deed Records of Collin County, Texas, and being situated in the Moses Sparks Survey, Abstract No. 849, City of Wylie, Collin County, Texas. Thompson stated that the Final Plat under consideration includes 45.711 acres and will create 111 single-family residential lots, as well as public park land and a trail corridor along Muddy Creek. The subject property was rezoned in March of 2004 as a Planned Development District (PD 04-11), and an addition and continuation of the larger Sage Creek development. The original Sage Creek Addition was established by a Planned Development District in 1999. The current Planned Development District (PD 04-11) differs from both the earlier PD and standard code requirements. It requires a minimum lot size of 6,000 square feet, but 54% of the lots must be larger than 7,200 square feet and nearly 10% must be one acre or larger. The Plat conforms to these regulations. As submitted, however, the Final Plat does not provide an adequate second point of access/egress for emergency circulation, and Wylie requires at least two points. Thompson explained that the applicant is negotiating several alternative access points other than the unacceptable one shown on the Plat. Prior to acceptance of the subdivision infrastructure and filing of the Plat, an approved second point of access must be provided. A motion was made by Commissioner Phillips, and seconded by Commissioner Byboth, to recommend approval of the Final Plat for the Sage Creek Phase 8 Addition to the City Council. Motion carried 5 —0. Due to a conflict of interest on the next agenda item, Chairman Seely departed the Council Chambers at 7:16 PM. Vice-Chairman Porter continued with the meeting. 2. Consider a recommendation to the City Council regarding a Final Plat for the Woodbridge Phase 9 Addition. Subject property being all of a certain 48.824 acre tract of land generally located west of Sachse Road and south of Pleasant Valley Road (C.R 378), being a part of that tract of land described as Tract II in a deed to Woodbridge Properties, LLC as recorded in County Clerk's File No. 2001-0127082, Volume 5019, Page 1025 of the Land Records of Collin County, Texas, and part of the tract described in a deed to Woodbridge Properties, LLC as recorded in the County Clerk's File No. 97-0032076 of the Land Records of Collin County, Texas, and being situated in the Richard Newman Survey, Abstract No. 660, City of Wylie, Collin County, Texas. P &Z Commission Meeting June 15, 2004 Page 3 of 5 Thompson stated that the subject Final Plat includes 48.824 acres and will create 230 single-family residential lots. The subject property is a continuing portion of Woodbridge Planned Development (PD 98-15), which consists of mixed-uses with Single-Family Residential of varying densities, Multifamily Residential, a private golf course, commercial, a school site, and a park and common open spaces. The current addition is Phase 9 of the Woodbridge development, but is the first residential phase entirely within the City of Wylie. A landscaped entry feature and common areas/open spaces is included and will be owned and maintained by Homeowners Association. Lot sizes range in size from a minimum 5,500 square feet to over 7,500 square feet in compliance with the PD. Only one point of access/egress is current provided by the Plat. Creek Crossing and Lost Highlands Lanes will serve as collectors constructed with 37 feet of pavement and will eventually be extended to connect, respectively, with Sachse Road within the City of Sachse and with Alanis Drive within Wylie to the north. The applicant has agreed to prohibit parking on Creek Crossing and Lost Highlands Lane until a permanent second point of access is established and before the future phases are approved. Commissioner Phillips questioned the screening of the lots on Lost Highlands and Creek Crossing. Ashley Frysinger, Kimley-Horn and Associates, 12700 Park Central, Suite 1300, Dallas, Texas, represented the engineer for the subdivision, stated that there is wall screening on Lost Highlands and Creek Crossing. A motion was made by Commissioner Byboth, and seconded by Commissioner Spillyards, to recommend to the City Council approval of Final Plat for Woodbridge Phase 9 Addition. Motion carried 4 — 1, with Chairman Seely abstaining. Chairman Seely re-joined the meeting at 7:23PM. 3. Consider a recommendation to the City Council regarding a Final Plat for the Creekside Estates Phase 3 Addition. Subject property being all of a certain 38.173 acre tract of land generally located west of McCreary Road and Creekside Estates Phase 2 Addition and north of McMillen Road and Creekside Estates Phase 2 Addition, being a part of that tract of land described in a deed to Campbell/Wylie Partners recorded in Volume 4137, Page 1120, Deed Records of Collin County, Texas, and being situated in the John H. Mitchell Survey, Abstract No. 589 and the L.M. Marshall Survey, Abstract No. 594, City of Wylie, Collin County, Texas. Thompson stated that the Final Plat will create 82 single-family residential lots, as well public park land, developed on 38.173 acres. The Plat conforms to the requirements of the Planned Development District (PD 99-32). The rezoned, the PD included a total of 327 acres of mixed uses including approximately 805 detached single-family residential lots of varied sizes, 18 acres of multi-family residential and 12 acres of commercial. The Conditions of the Planned Development District provide that the minimum size of lots in this Phase shall be 8,500 square feet, and all lots exceed 8,800 square feet. P &Z Commission Meeting June 15, 2004 Page 4 of 5 Chairman Seely noted that a utility easement is included in Phase 2, but the continuation of this easement is not shown on the subject Plat. Thompson stated that franchise utilities are the last to be put into a development and are not yet available, but the as-built of the Plat that is filed with the County will include the easement. A motion was made by Commissioner Porter, and seconded by Commissioner Byboth, to recommend approval of the Final Plat for Creekside Estates Phase 3. Motion carried 5 - 0. PUBLIC HEARING 1. Hold a Public Hearing and consider a recommendation to the City Council regarding a change in zoning from Agriculture (A) to Neighborhood Services (NS) on Tract 1 and from Agriculture (A) to Single- Family Residential (SF-1A/26) on Tract 2. Subject property being all of a certain 14.7697 acre tract of land generally located east of Troy Road and north of County Line Road, being a part of a tract deeded to Ishmael Leon Whitsell and wife as recorded in Volume 44, Page 204 of the Deed Records of Rockwall County, Texas and being a part of a tract conveyed to Lola M. Kinser as recorded in Volume 40, Page 591 of the Deed Records of Rockwall County, Texas, and situated in the L.B. Outlaw Survey, Abstract No. 173, City of Wylie, Rockwall County, Texas. (Zoning Case 2004-11) Thompson stated that the subject property totals 14.7697 acres, and is undeveloped forest and pasture lands. The property is part of a nearly twenty (20) acre tract under the same ownership. This larger tract is traversed by a major electric transmission line of the Garland Power and Light Company which is the corporate jurisdiction of the City of Garland and cannot be zoned by Wylie. The applicant is requesting straight zoning of the subject property as two (2) separate tracts and zoning classifications. Tract 1 is to be zoned for Neighborhood Services (NS) and comprises of 4.7664 acres and fronts Troy Road. Tract 2 is to be zoned Single-Family 1A Residential (SF 1A/26) which allows lots of one acre, although the applicant anticipates developing it in two lots of 5 acres each on 10.0033 acres. Thompson reviewed the Comprehensive Plan recommendations for the entirety of the subject property and stated that the requested Neighborhood Services of Tract 1 does not conform to the current Plan but that the Plan envisions the entirety of the subject property as Suburban Residential uses. The proposed retail is too close to a tract already zoned for retail just to the northeast of Tract 1. The 10 acre Tract 2 will be divided into only two (2) lots of 5 acres each, and basically conforms to the current Comprehensive Plan. Staff recommends denial of the retail requested on Tract 1 but recommends approval of Tract 2 for one-acre lots. Harry James, Red Group Development, 1771 International Parkway, Suite 127, Richardson, Texas, represented as the applicant of the subject property, requested that the zoning request be withdrawn, stating that the requested retail is needed to make the project economically viable. The applicants believed that the City staff supported the retail as conforming to the philosophy of the Comprehensive Plan. A motion was made by Commissioner Phillips, and seconded by Commissioner Byboth, to accept withdrawal of the zoning request. Motion carried 5 —O. Chairman Seely adjourned the meeting for a short break at 8:10PM. The meeting was reconvened at 8:20PM. P &Z Commission Meeting June 15, 2004 Page 5 of 5 WORK SESSION 1. Consider certain revisions to Comprehensive Plan. Thompson distributed several resources which support the philosophy of Wylie's Comprehensive Plan. These included an Editorial from the Dallas Morning News/Collin which encouraged the "neighborhood approach" (described as "several subdivisions and apartments around a corner retail") to protect the historic character of small towns as they grow into suburbs (and discouraging too strict codes which result in"everything looking the same"); a diagram of the classic"Neighborhood Plan" which locates all residences within '/2 mile of retail services with apartments near retail; and a national article which explains and encourages "The New Urbanism" which calls for a "town center" with compact residential areas within walking distance of the retail, narrow curving streets which discourage vehicles and a variety of dwelling types and sizes. Commissioners then discussed these concepts, using Wylie's Corn Plan as a base. After much discussion, the Commissioners generally discouraged continuing the Plan's "Village Center" philosophy, because it resulted in too much scattered retail and too much higher-density apartments and small lots. Commissioners concluded that larger retail centers should be located at major intersections and sometimes the VC could be a school or park magnet rather than commercial, and that different residential density patterns and housing types should be recommended around each VC depending on the existing character of each area. Cars must be accommodated because Texas people are not going to walk or ride bikes, and the regulations of the Zoning Ordinance need to be made even more flexible to encourage different designs. The existing retail centers are now about one mile apart on the Comp Plan (the spacing of major thoroughfares), and Commissioners started to suggest which of retail could be omitted. Thompson stated that the Plan must be rational in order to be legally defensible, and had to have a clear underlying philosophy. He summarized the Commission's current philosophy as locating larger retail centers only at intersections of major thoroughfares, and maintaining the large-lot, lower-density Country Residential around most, unless some existing zoning encourages otherwise(as with Pheasant Creek and Bozeman)—and this generally supports the current Plan's Map if not philosophy. New Commissioners will be seated at the next meeting, so no decision was made until the new members can be made aware of the previous discussions. ADJOURNMENT A motion was made by Commissioner Porter, and seconded by Commissioner Byboth, to adjourn the meeting at 9:30PM Chris Seely, Chairman Mary Bradley, Secretary ! f4lP _, _lity O W to Public Hearing Item No. 1 Rezoning 04-02 Greenway Tract, F.M. 544 at S.H. 78, SUP for Telecommunications Tower Planning and Zoning Commission Public Hearing: July 6, 2004 Owner: Greenway-78 LP Applicant: T-Mobile Location: Generally located south of F.M. 544 and west/north of S.H. 78 Existing Zoning: Community Retail (CR) District Requested Zoning: Special Use Permit (SUP) for Telecommunications Tower Summary: In March of 2004, T-Mobile applied for a Specific Use Permit to install a telecommunications tower, antenna and equipment at 117 Cooper Drive. The Planning and Zoning Commission recommended denial of that request because the proposed location is within Wylie's planned commercial center and highly visible from the community's major street intersection. The City Council subsequently tabled that earlier request, encouraging the applicant to investigate alternative locations for the tower. The current request is a response to that request to look at other sites. The subject property has never been platted into an official lot of record, and has never been developed. Prior to the Citywide revision of the Zoning Ordinance and Map in November of 2001, the property was zoned Industrial (I), and Microwave Towers were allowed by right. It is currently zoned Community Retail (CR) District, and Telecommunications Microwave Towers are allowed within the CR District only with an approved Special Use Permit (SUP). ZC 04-12: Greenway Tract, T-Mobile SUP The larger parent property totals 3.953 acres. The applicant is leasing 617 square feet (0.014 acre) at the rear/south of the lot, as well as an access easement along the west property line to F.M. 544, in order to construct the telecommunications tower and equipment for commercial purposes. No use has been announced for the remainder of the lot. The property was recently removed from the floodplain and can be developed for any appropriate use. Specifically, the proposed location for the tower is to the extreme south portion of the parent lot, abutting the KCS/DART railroad corridor and State Highway 78. The relocated rail tracts and a major drainage channel bound the subject property on the east as well as south. The rail corridor is approximately 100 feet wide and S.H. 78 is 120 feet wide, and due to the proximity of the railroad and drainage, the north side of S.H. 78 cannot be developed in this area. The proposed tower tract is directly across S.H. 78 from the common boundary between the Wylie Butane Mobile Home Park (zoned and developed as MH) and the campus of the Bariatric Care Center (zoned Community Retail and developed as medical offices). The abutting property to the west is the abandoned Carlisle manufacturing facility. The abutting property to the east, across the rail and drainage corridors, is zoned Community Retail and is developed with the new CVS Pharmacy. Properties to the north, across F.M. 544, are zoned Corridor Commercial but are developed in a mixture of uses under the older industrial zoning. Section 5.4 of the Zoning Ordinance allows consideration of a Special Use Permit (SUP) for certain uses within certain districts as a means to more carefully and specifically evaluate the effects of certain uses on surrounding properties or when necessary to establish for such uses in such locations any special conditions of development and/or operation necessary to insure that the use is more compatible and consistent with the character of adjacent properties than that use may be normally in other locations. An SUP does not change the zoning of the land but overlays the existing zoning with site- and project-specific additional uses and regulations. The Planning and Zoning Commission and the City Council shall evaluate a request for an SUP to determine its probable effect on adjacent properties and the community as a whole, and may impose any reasonable conditions for the granting of an SUP. The Zoning Ordinance requires such special regulations in many cases. Failure at any time to comply fully with the approved conditions of the SUP, whether as generally stated within the Ordinance or as special Conditions for a given site, will result in the revocation of the SUP and cancellation of the Certificate of Occupancy. The proposed telecommunications facility will comply fully with all development requirements of the City of Wylie codes (see attached Section 5.2.G.14). The tower will be a tapered monolithic pole, a maximum of 120 feet in height, with no supporting guy wires. Electrical and telecommunications equipment will be located within metal cabinets on a raised steel platform. Both the cabinets and tower will be within a masonry wall (although the attached plans indicate a chain link and barber wire fence). All transmission and service wiring will be located underground, entering the compound from utility easements to the north. A paved drive and parking, within an easement, will provide access between the facility and Cooper Drive (the drive and required parking will be concrete, although the attached plans indicate gravel). ZC 04-12: Greenway Tract, T-Mobile SUP The Zoning Ordinance requires an approved Special Use Permit (SUP) for the construction and operation of Telecommunications Towers and Antennas in most zoning districts. The Federal Communications Commission ultimately regulates such telecommunications operations, but has determined that local authorities may establish reasonable limitations of these facilities in order to achieve local goals an protect safety and welfare. The Commission may, therefore, either approve or deny the request or approve the SUP subject to any reasonable special conditions or stipulations deemed appropriate for this particular site and operation. Issues: 1. Public Comment Forms were mailed to six(6) property owners within 200 feet of this request. No Comment Forms have been returned at the time of posting. 2. T-Mobile earlier requested a Specific Use Permit (SUP) for a tower at 713 Cooper Street, which was tabled by the Council while T-Mobile investigates alternative locations with less visual impact on the planned central business area at S.H. 78 and F.M. 544. The current request is part of that promised investigation. Only one SUP, for either the earlier or the current site, will be granted, as telecommunications towers must be located no closer than 5,000 feet from another tower. 3. The subject property, as well as those abutting to the east and west, is zoned Community Retail (CR) District. The Comprehensive Plan recommends that this area become Wylie's new central shopping and business center and accommodate a broad mix of commercial uses intended to service Wylie's total population. Recent commercial developments within the vicinity, including the Albertsons and Home Depot as well as the CVS and Walgreens Pharmacies, conform to this Plan and reflect the image of desired future high-intensity commercial development for the area. The size and configuration of the subject property and its proximity to major regional thoroughfares, as well as the absence of floodplain and utility easements, support its potential for such commercial development as planned. 4. The intersection of S.H. 78 and F.M. 544 is the new central place of Wylie, and the tower will be visible from these public streets and the abutting developments. The tower will be located approximately 100 feet north of S.H. 78 and with no potential for being screened by future development, and, therefore, fully visible by traffic within this regional corridor(and the major thoroughfare through Wylie). No existing tower within Wylie is located as close to a major thoroughfare as is this proposed site. However, the monolithic shape and silver color of the pole, with no attached signage or lighting, should blend well with its background (whether sky and trees or future commercial buildings) and lessen its visual impact at this important location. The somewhat elevated S.H. 78 north-side right-of-way and rail corridor, higher than both the traffic lanes and proposed tower site, should effectively screen the ground-level equipment and lower portion of the tower from S.H. 78 traffic. Future commercial buildings will largely screen the equipment and tower from view of traffic along F.M. 544 to the north. ZC 04-12: Greenway Tract, T-Mobile SUP 5. The proposed tower and associated development will comply fully with all of the specific regulations of the current Zoning Ordinance. In September of 2002, the Planning and Zoning Commission approved construction of a 150 feet high monolithic-pole tower and equipment building for another provider on Regency Drive (because that property was zoned Industrial and application had been made prior to revisions to the Zoning Ordinance, the Regency facility complies with the previous regulations and only site plan approval was required). 6. That limited portion of the lot on which the tower is to be located and to which the SUP will apply is to be leased by the owner to the third-party utility T-Mobile. The SUP will run with the land and the land ownership rather than with the tower ownership (T-Mobile), and all future users of the tower must comply with current regulations for telecommunications towers or any special Conditions stipulated for the SUP. 7. Wireless communications require a network of line-of-sight towers in order to transmit uninterrupted service. The applicant has provided (for the previous requested location) documentation of an area at the intersection of S.H. 78 and F.M. 544 which is currently not served adequately by access to telecommunications signals (see attached maps and locations of existing towers and service areas). The applicant argues the opportunities for towers to fill this gap of service have been investigated sufficiently to be limited to either the subject location or that on Copper Street previously submitted. 8. The communication function of the tower is a public/community service (if not necessity) as much as it is a private economic venture. Towers of similar height and greater visibility provide electric power and emergency communications (City police and fire dispatch), and elevated storage tanks provide water for consumption and fire protection largely immune from the level of regulation required of private telecommunications facilities. Staff Recommendation: Approval. Although the tower will be highly visible from S.H. 78 and is within Wylie's new retail center, the visual impacts of the tower will be controlled as much as possible by natural terrain, siteing and construction, and the communication function serves a needed public service. Attachments: Location Map Site Plan and Construction Details Applicant's maps of existing tower coverage and need Requirements of the ZO for Telecommunications Towers Photographs of the site and comparable towers Notification List and Map .. 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FT RE. 04;C-4) ( . —\i # [I .T 4 01 OVERALL SITE PLAN '� �) ' SCAL, ES 1/32' • T-0' pIiz"' '‘,„,_ • • -11 • "THESE DRAWINGS WERE DEVELOPED*** II WITHOUT BENEFIT OF SURLEr (N) 12-0" WIDE ACCESS EASEMENT WI,' E GRAVEL SURFACE ROAD �7 T-MOBILE ' -0'• WIDE - (RE:: 07/C-4) UTILIT', EASEMENT _ ,0;E-2 FOR TPEIVCHING) \• A (N) SITE COMPOUND— SUBGRACE GRAVEL ADO 12 0 WIDE DOUBLE SWINGING GATE 1RE: DI 0 o:/C-4) N \ _0 I / 1C' —(N) 4'-0.. 5. 0.. 'r / CONCPETE SLAB FOP �� GENERATOR MOBILE UTII Tr RAG W (RE: _-3) RCONI ENCLOSURE, METER / i BYPASS. CISCONNECT & k SE:URITY LIGHT \ 3•-0'•" N \ • V O m 0 (N) 10-0 % 15-OT •�,/3 / 10.-0• ca T-MOBILE STEEL,PLATFORM ,it\ •,• A (RE: S-1) , \ mil ^ (N) T-MOBILE EOIJIPMENT CABINETS '.�c xZ" RE: C-SR & C 61 • O 1 _STEM" I\/ ' r (N) T7.MOBILE 2'-0" WIDE _ CABLE-BRIDGE 3' 0" \ m VI `/ —y ABOVE PLATFORM RE 01/S-2) I o A ,� I ; N�° (N) 6•-0" TALL CHAIN 0 � i " I._'�f LINK FENCE W/ 3 STRANDS In OF BARBED WIRE (7_0 "-) ��� ��� TOTAL HEIGHT) T (RE: 3, 5, & 6;C 41 , TFA.NSFCP,A ER JJITHIN (F III -S ,Vr IS,-C uTiL1TY EASEMENT BY rn CS UTILIT' COMPNAY :0 f— ;��: �` /°/ r N - In A:� \ r x / A ��i,� .120' I L 40 J °'\ \ /tr/\ '�m 0/ . �' �(N) T-MOBILE 2'-0" WIDE o r' ICE-BRIDGE / \ (NO 18) 1 5!8" COAX CABLES j Pr j FROM PLATFORM TO TOWER. RUN • � - V - ,� CABLES RdSICE OF MONOPOLE TO 1 ANTENNAS 4 120'-0" PAD CENTER (RE C-3) �V IN) T-MOBILE ANTENNAS 1� r MOUNTED IN C6"c+, 10'-0" HIGH ACCELERATEI (P. 120°-0" PAD CENTER (RE- 04;'C-4) 0 Y ---MONOPOLE NiOTHERS O TA I ;LETBACK1 6'_2"_-/ ii02 , DETAILED SITE PLAN SCALE, 1/4' 3 1'-0" ***THESE DRAWINGS WERE DEVELOPED.'" WITHOUT BENEFIT OF SURVEY TOP OF NEW TOWER @ 125-0" y \ (N) 36"0, 120" HIGH rih (N) T-MOBILE ANTENNAS ACCELERATOR IIII (RE: 04/C-4) 4/IIII @ 120.-0" RAD CENTER TOP OF NEW MONOPOLE TOWER /i 115-0" (N) T-MOBILE / / ANTENNAS INSIDE • ACCELERATOR (1 PER SECTOR) © 120.-0" RAD CENTER (RE: 04/C-4) i FUTURE CARRIER NOTES: I 1.) THE SIZE, HEIGHT, AND DIRECTION OF THE ANTENNA SHALL BE ADJUSTED TO MEET SYSTEM REQUIREMENTS. 2.) CONTRACTOR SHALL VERIFY HEIGHT OF ANTENNA WITH T-MOBILE PCS PROJECT MANAGER, 3.) CONTRACTOR SHALL VERIFY HEIGHT AND DIRECTION OF (N) T-MOBILE 115-0" MICROWAVE DISHES WITH MONOPOLE BY OTHERS T-MOBILE PROJECT MANAGER (WHEN APPLICABLE). 4.) ALL ANTENNA AZIMUTHS TO BE FROM TRUE NORTH. o ux ANALYSIS AND DESIGN OF TOWER AND FOUNDATION BY OTHERS. REFER TO APPROPRIATE SHEETS FOR MORE INFORMATION. NO ERECTION OR MODIFICATION OF TOWER AND FOUNDATION (N) TRANSFORMER BY UTILITY COMPANY SHALL BE MADE WITHOUT APPROVAL OF WITHIN 10'--0" UTILITY EASEMENT \ STRUCTURAL ENGINEER. \'\ 200 AMP COMMERCIAL GRADE METER 1 W/ BYPASS & 200 AMP COMMERCIAL GRADE SERVICE DISCONNECT (RIGHT SIDE OF MARCONI ENCLOSURE) (N) 2'-0" WIDE CABLE BRIDGE, V.I.F. \ \ FOR EXACT HEIGHT OF CABLE PORT @ TIME OF INSTALLATION - (RE: 02/S-2) NORTEL BTS 512000 CABINETS ON \ ; 10.--0%15-0" STEEL PLATFORM (RE: C-5R, C-6, & S-1) (N) T-MOBILE 2'-0" WIDE ICE • BRIDGE @ 3.-0" ABOVE PLATFORM (RE: 01/S-2) (N) 6.-0- HIGH CHAIN LINK FENCE W/ BARBED WIRE TOP (7-0" TOTAL) 1 (RE: 03, 05, & 06/C-4) Y r GRADE "V ���'I����Ill`jjUUUJJJ . 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I 1- i i , i ! , 1 IF— -::::-..zi! , - 1 ti :sir: . - — 111 11-...• ., 4'r I -Q-1 --..— I i .---..-. ...--......- ,tit.:Gtte5 1- 4' 1 r- i I \\, ..- i t ,i, i\ ‘ ./) Tower Location Mapper: Wireless Tower antenna maps for the USA Page 1 of Berkana Wireless Radio Tower Locator www.berkana.com Updated Thu Mar 11 20:16:58 EST 2004 (105530 entries) This site will display maps of any wireless radio tower in the USA that is registered with the FCC.You can enter information into one or mor of the following text entry boxes then press the find button.The state and city must match exactly if entered but the company can be a partial company name.The wildcard character is the percent sign(%).For example you can enter MN for the state and st%for the city and you'll gel all cities in minnesota that start with st!The nearby matches link will find towers that are within approximately 10,20,50, 100 miles of that particular tower. State: tx City: wylie Show Maps: Yes No Company: Show Table: Yes Registration # Results per page: El Find See the FAQ for answers (13 total matches) FCC ID State City Company Type Lat Lon 1041871 TX WYLIE DONTRON INC 5TA5 33.0336 96.5747 1041871 TX WYLIE DONTRON INC 5TA5 33.0328 96.575 1041872 TX WYLIE DONTRON INC • 5TA4 33.0331 96.5764 1041872 TX WYLIE DONTRON INC 5TA4 33.0328 96.575 1041873 TX WYLIE DONTRON INC 5TA3 33.0333 96.5756 1041873 TX WYLIE DONTRON INC 5TA3 33.0328 96.575 1041874 TX WYLIE DONTRON INC .5TA2 33.0325 96.5756 1041874 TX WYLIE DONTRON INC 5TA2 33.0328 96.575 1041875 TX WYLIE DONTRON INC 5TA1 33.0328 96.5747 1041875 TX WYLIE DONTRON INC 5TA1 33.0328 96.575 1055434 TX WYLIE SpectraSite Communications, Inc. TOWER 32.988 96.5371 1055771 TX WYLIE AT&T WIRELESS SERVICES, INC. TOWER 33.0147 96.5781 1202299 TX WYLIE NORTH TEXAS MUNICIPAL WATER DISTRICT MAST 33.0194 96.53 (13 total matches) Map of.all klkk ers on this pa http://www.berkana.com/tower.php3 3/16/2 1 . --, L.--,- , 1 '‘•-••1 1 I ....0 , I ,' -,(,:.' ',":-.:...,';''''.';:i,-,'',`:f;:--1;,-:::-;..J4,, r --' - ....--,'.-..:-..;;•-;,, -{‘,,i;:-:-;;=4,,,-.4,-„,,0,-;,-;',,,,,V,:i- '.. -4 ..•.,,,-... '71:44: ','..0 4.?-P4:ils,,:..--'0: 4,,,,,,,•.4.•'•:,-,ri.1,... r.1 it, 1 i. i, i [3 1 1 , 1----c's._ r.-- - • .: ' .... i k,... i L L .3 \,... I L----; 1 ,...... .„..4- i _ - - "7, ',.144,.••• F- b r- ' -,.-*- A ..:^,t6•,,,`'-41,1,' '7,...-5.,Z;6.: I i .. 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'.,, PI Y: y ' r a• :.vf 1r '> i,vf,-1' ,>?^'d"t.... a�`` .IDtPl .• r_ _1 f • N b�•„ t{ .x t a : � t •r '\ i+, • 4:,K b.ff el r +;s� ,' t Kr r $ Jr Y a i`k.,-.. f ate." ti; Ye�''• °'Z" }`° , tg' "}' '�2�t� s . T�*.sr`� 1nsa :a. r d r � t6.�i4Civt �$r?. s.t. . 1 ;ry ' " tgr, aS z}' } ' •„R, y." ,}h"-4,,,,-�w-M . e r�r� i"Y.. - r" ,' �+ .. •a #. iV.,� t¢i � •? i -/__.k lY S„s4 p }. .'°'y�7��h. " '"` '•.i 7� .,*.<k r• ,S k L f'4y.., !�f{ * aa� w 1100 a� x W 1 _.�T tS 4tii r�iJ T _ `jj kc �� -X. >� $`t, '�^ �: r el' �:: ti.f v....:, ,.,,,,. . .+. SL -: 4,-r• R • . i... . . ._ l..1 Zoning Ordinance 14. Telecominunieatiori§Tower' a. Definition: Telecommunications tower means a structure more than 10 feet tall, built primarily to support one or more telecommunications antennas. b. Permitted Districts: See Land Use Charts in Section 5.1. c. Required Parking: Two spaces. d. Required Loading:None e. Additional Provisions: All permitted districts: (1) A site plan is required for all telecommunications towers. Site plan review shall include the following provisions in (2) through (16),below. (2) Tower height, including antenna array, shall not exceed 120 feet. (3) Telecommunications towers shall not be located closer to a residential district than 200 feet or a 3 to 1 distance to height ratio, whichever is greater. (4) New telecommunications towers must be a minimum distance of 5,000 feet from another telecommunications tower. (5) All guys and guy anchors shall be located within the buildable area of the lot and not within the front, rear,or side yard setbacks and no closer than 5 feet to any property line. (6) The base of the tower shall be enclosed by security fencing at least 8 feet high. (7) Equipment buildings shall be similar in color and character to the main or adjoining building or structure or blend with the landscape and other surroundings immediately adjacent to it and be screened by a masonry wall. (8) The tower shall be erected and operated in compliance with current Federal Communication Commission and Federal Aviation Administration rules and regulations and other applicable federal and state standards. (9) A telecommunications tower shall be: (a) Used by a minimum of 3 or more wireless communications providers;or (b) Designed and built so as to be capable of use by 3 or more wireless communications providers, including providers such as cellular or PCS providers using antenna arrays of 9 to 11 antennas each within 15 vertical feet of each other with no more than 3 degrees of twist and sway at the top elevation.The owner of the tower and the property on which it is located must certify to the City that the antenna is available for use by another wireless telecommunications provider on a reasonable and nondiscriminatory basis and at a cost not exceeding the market value for the use of the facilities. If the property on which the tower is proposed to be located is to be leased,the portions of the actual or proposed lease that demonstrate compliance with the requirements of this paragraph shall be submitted with the zoning application. (10) All towers shall be of a tapering monopole construction, except that another type tower shall only be allowed upon a showing that it would cause less visual impact on surrounding property than a similar monopole structure. (11) No lettering, symbols, images, or trademarks large enough to be legible to occupants of vehicular traffic on any adjacent roadway shall be placed on or affixed to any part of a telecommunications tower, antenna array or antenna,other than as required by FCC regulations regarding tower registration or other applicable law. (12) Telecommunications towers shall be constructed to minimize potential safety hazards. Telecommunications towers shall be constructed so as to meet or exceed the most recent EIA-222 standards and prior to issuance of a building permit the Building Official shall • • Adopted November 2001 ARTICLE 5—USE REGULATIONS Page 135 Amended September 2003 • Zoning Ordinance be provided with an engineer's certification that the tower's design meets or exceeds those standards. Guyed towers shall be located in such a manner that if the structure should fall along its longest dimension, it will remain within property boundaries and avoid habitable structures, public streets, utility lines and other telecommunications towers. (13) Telecommunications towers and equipment buildings shall be located to minimize their number,height and obtrusiveness, to minimize visual impacts on the surrounding area, and in accordance with the following policies: (a) The height of towers and monopoles shall have the least visual impact and be no greater than required to achieve service area requirements and potential colocation, when visually appropriate. (b) The selected site for a new monopole and tower provides the least visual impact on residential areas and the public rights-of-way. Analyze the potential impacts from other vantage points in the area to illustrate that the selected site provides the best • opportunity to minimize the visual impact of the proposed facility. (c) Site telecommunication facilities to minimize being visually solitary or prominent when viewed from residential areas and the public rights-of-way.The facility should be screened by vegetation,tree cover,topographic features, and buildings or other structures to the maximum extent feasible. (d) Place telecommunication facilities to ensure that historically significant landscapes are protected.The views of and vistas from architecturally and/or historically significant structures should not be impaired or diminished by the placement of telecommunication facilities. (e) A variance may be granted to these policies for a telecommunications tower when it is determined that such a variance better accomplishes the polices set out in this subsection than would a strict application of the requirement. Such variance shall be no greater than necessary to accomplish those policies. (14) No signals or lights or illumination shall be permitted on a monopole unless required by the Federal Communications Commission, the Federal Aviation Administration,or the City. (15) If any additions,changes, or modifications are made to the monopole, the changes shall comply with all of the above requirements for new towers and shall demonstrate, through the submission of engineering and structural data, that the addition,change,or modification conforms to structural wind load and all other requirements of the current Building Code. (16) Telecommunication towers which have not been used for a period of one year shall be removed from a site. The last telecommunication service provider to use a tower shall notify the Director within 30 days that use of a tower has been discontinued. Page 136 ARTICLE 5—USE REGULATIONS Adopted November 2001 . Amended September 2003 Zoning Case No. 2004-12 SUP for Telecommunications Tower, F.M. 544 @ S.H. 78 lAce cxts o w . r >r / or tel:fgMxY• • • ! 990-9009 Alp Looking south across parent property from F.M. 544. Tower site is to center and access easement is to run along tree line at right 1-i.b4. Z$ ••, , re. Syr. , - r • w ' it k: i � :i.` t x ` s . .— -,A..;;9 T:•A'Vt fig..1.'- .,.. 'mow ti . - 4 Looking south from about '/2 way along rail corridor/east boundary of property. 0Oa 36k6 on moil .a,, � it E. I‘A.6a - ______ ___ _ __ Looking north to tower site from S.H. 78 at common boundary of mobile home park and Bariatric center. n Y. F. wt. call- C44 , ,- Looking north across parent property from center of tower site. Access easement will run along tree line to right, from F.M. 544 at top. Try 4 ersl-tf - _'. / r , tyr Looking west across drainage and railroad (parent property boundary) to tower site from rear of CVS property. .t�. ZSs4ak.wdwill -19.14 Looking west to tower site from railroad corridor (east boundary of parent property). Note that site is lower, but S.H. 78 is still visible. jilL N NO ill41 1 , : i 2i t ,1 r wer Similar monopole tower (but 150 ` hi) Older trust tower Approved 2002 on Regency construction on Eubanks NOTIFICATION REPORT APPLICAN1 John Rooney with T-Mobile c/o Grace &Ci APPLICATION FILE #2004-12 2618 Woods Lane Garland, Texas 75044 ME BLK/ABST LOT/TRACT TAX I.D. # PROPERTY OWNER NAME ADDRESS Applicant-John Rooney 2618 Woods Lane 1 T-Mobile c/o Grace &Co. Garland, Texas 75044 Kirby 78 Addition Duda Cleevees-W, LP 1975 W. State Road 426 2 --- Lot 1 R-4903-000-0010-1 c/o A Duda &Sons, Inc. Oviedo, Florida 32765 Kansas City Southern PO Box 219335 3 Abst 267 Tract 76 R-6267-000-0760-1 Railway Company Kansas City, MO 64121-9335 2808 Fairmount Street#100 4 Abst 267 Tract 4 R-6267-000-0040-1 Greenway-78 LP Dallas, Texas 75201-7622 s. 900 Hensley Lane 5 Abst 267\ Tract 42 R-6267-000-0420-1 Hardcast, Inc. Wylie, Texas 75098 Bill Lovil, P.E. PO Box 90 6 SH 78 Texas Dept. of Transportation McK lnney, Texas 75069 7 8 9 10 11 12 13 14 15 16 i 17 18 2 > 1 A b5d, 1 to . _____ . . . . - . . � 2 I t i * x 4 s0 k tyr, y _ xs %,. t ' s 4: O ra Y w fi t , , / �K '4.'.;i7Ax M Yzf ` ro3;i7f . E t'" .•tef `a i .§.a ' ' .r 4t*. *-'cn, ? : vim, i. „,,., „,,.,,,,,,v4",..,_,:,,,,,,,,,,i,47A, ,','-•--:' -",-z.')-'-''''' '':'`'''''' ' l xw n -'- � ` 'ii1, �' a amp A '-sx - T, {v - ' ' } e „(„..:„1,,,„;..;, 01,4,4 tr , --.;',; -'-.'.'*-4'i'-';V1.444.,'.!".:44,:w'.:-. , ' I • ��y $k' ' 4r� F � " a "�" � e :2�yst I g l'Ati..v+.^4,,- .— • ^Y s`'��Z' �! fi+ �a>��i s� yK� �3"rt� .� s { '. •sVt ° nR .±5r"n, �• ys,4,'",i ,rtfc i v`4 ilkF;^4'il �* ' 's li --t 4`y'C if gs Yf . 4 4 r, ;'74 Y f�� lam.`5' / / 0 a 7 C)\ NA ON IN CASE ##2004-12 Chapter 5 City of Frisco,Texas CHAPTER 5 / wL THE LAND USE PLAN Vt icii • Introduction 1 The Frisco Millennium Plan is a merging of citywide visioning and goals (Chapter 2),physical conditions(Chapter 3),planning concepts(Chapter 4),and detailed land use and thoroughfare analysis(Chapters 5 and 6). It is also a result of extensive public review and comment. During the course of the study, over 110 meetings, interviews, workshops, and presentations were conducted, involving over 3,000 participants. City staff also sent out thousands of electronic newsletters to several hundred recipients. Over 10,500 postcard notices were also distributed to all owners of Frisco property. These notices were distributed in the immediate area, with some being sent across the country and internationally. In addition,the latest versions of the Draft Plan were posted on the City's Web page for viewing and were also e-mailed to all interested individuals. The Alternate Scenario process(Chapter 4) indicated a general direction for the Frisco Millennium Plan based on concepts adapted for Frisco. During late 1999,the consultant team and City staff refined the Draft Plan based upon public comments and direction of CPAC. Meetings with several significant property owners were also conducted to coordinate the planning process with their anticipated development concepts. The Land Use Plan is to be used as a general guide for future growth. It is not a zoning ordinance nor does it alter any existing zoning. The Plan will be used, however, in terms of land use when considering new zoning and zoning change requests. The patterns of development indicated in the Frisco Millennium Plan are intended to assist City staff, the Planning & Zoning Commission, and the City Council in assessing and considering future development proposals. The Frisco Millennium Plan, first and foremost, must be flexible to allow consideration of new development types and patterns not anticipated when the Plan was developed. And when the City opts to change the Frisco Millennium Plan, both Land Use and Thoroughfare components should be concurrently considered. (Subsequent changes to the Land Use and Thoroughfare components may also require adjustments to other City's policies, such as the Thoroughfare Impact fees.) The Land Use Plan is to be used as a The Frisco Millennium Plan as described in the remaining Chapters in this general guide,for document is a statement by the City of Frisco regarding its future. The City has the right and responsibility of self-determination and the Frisco Millennium Plan future growth. It is is the end-result of this effort. After a public hearing process, the Frisco not a zoning Millennium Plan was unanimously adopted on 7 March 2000(Case No.Z2000- ordinance nor does 12)—48 weeks after the project was initiated. it alter any existing zoning. The Frisco Millennium Plan 73 Chapter 5 City of Frisco,Texas The Land Use Plan The Land Use Plan has assessed the entire City of Frisco and its extraterritorial jurisdiction for the suitability of future development for the following land use types: • Single-Family Residential • Multifamily Residential • Retail • Office • Technology • Industrial and Utilities • Public and Semi-Public Uses • Parks and Open Space • Rights-of-Way and Easements Table 5-1 (below) details the Land Use Plan by these individual development types. Figures 5-1 through and 5-5 (following pages)present the Land Use Plan map-both citywide and in quadrants. Table 5-1 -Land Use Plan Detail by Development Type E.A7S77\G FL HURL BUILD-OL T Land Ise Lies Sq. ,;files Percent toes .Sq. .11iles Percent Single-Family Residential 5,506 8.6 12.0% 21,046 34.9 45.9% Multifamily Residential 370 0.6 0.8% 805 1.3 1.8% Retail 1,692 2.6 3.7% 2,350 3.7 5.1% Developed Office 407 0.6 0.9% 4,360 6.8 9.5% Areas Technology 0 0.0 0.0% 1,609 2.5 3.5% • Industrial and Utilities 756 1.2 1.6% 2,154 3.4 4.7% Public and Semi-Public 296 0.5 0.7% 1,330 2.1 2.9% Total-Developed Areas 9,027 14.1 19.7% 33,654 52.6 73.4% ,�,�, , $ G� arks and Open Space{ "• - ' ., � } .9 3 ` 1 e� y..1 o a ,� a , U de eelo �", t v'�3°:'' e k,Nft"C '�` ^�'1 -`..�' c`t ' f ° 8 ° ,` '.u 8 9r:S � ti °� a. ap ,. x � c agi 4!=fr s ,¢ T07.1I, .ST1DI WI 1 45,8:10 "1.6 1011.0 45,8i0 '1.6 100.0 (*-Existing land uses were surveyed as ofJuly 1999.) 74 The Frisco Millennium Plan i1t `- Er- i> Chapter 5 City of Frisco,Texas Figure 5-1-The Frisco Land Use Plan . Test' Ii- 1 r r4111111a __�- T :i r A '1` 1 1 4. v— 7_ IS 0 y a m • I"re, n ...._ .5,----... IP. -.., , ,- ,----i f lIanh ..I .. I�111 '��•IZ � `Ai. _ �•1, ' W� � + , \ E_, . J, __.Ji`1, „„,,„ \ I1RIII.l.Wi1,AY il. _ AIIII 1RWI ( AR1 El 01Mf71:1::: MY RIIIN1AI SLX*TIRR IF*RI .11FFIl1 MLM*RIRRNRHJI/MO .T1111`4ILIKA I IR RT 11.I1. J' '` ,� f/R.i.f.I�MM STRI.f.T .IVIR.SIRW..\NII1�111JlIF.R -*INV,UM O PROnE.Sf.PARAT111N III.MIRIHA\IISPMI MIIR• ITIINI RISIRIIT N R\R IX II rM x �I O la IN RJtI'IL\Hl'A: .1'ARAti AVII IIPIV SPA(IS 11RiR\1l1KtY 1 Pnm11111'R1an f �,, xxRx1.1H.1.112) 11R S\k irlik • IYIIF:hT1A1.fR'FN VA(F •M1r;l v•M'Im III. FRISCO TEXAS (� PGIL MILLENNIUM PLAN .,. """"•'• AdoplcR I %IolaR -'1111R 1 inch=10,000 feet(approx.) The Frisco Millennium Plan 75 illlr' Pir City of Frisco,Texas Chapter 5 Single-Family Residential Map color: Light Yellow Acres: 21,046 acres a r,* y Percent of City: 45.9% �» Frisco is,444.6,..4,,, and is anticipated to remain, a residential 3 a community. Historically,the City's strength has been a 1 0 f", r : result of its cohesive neighborhoods. The Frisco ' ',rt s Millennium Plan builds on that strength and has M ' proposed new residential areas that create neighborhoods,not just"subdivisions". Single-family residential neighborhoods are defined by y - natural features (such as creeks and floodplains) and . man-made features (such as roadways and railroads). (Photo by the PEAL Planning Group) Neighborhoods will vary in size, but should be in the -.- 160 to 200 acre range in size. This promotes ease of walking within the neighborhood — a 5 to 10-minute walking distance—without requiring pedestrians to cross major roadways. New Single-Family Residential developments should be setback from Frisco's major highways. The City currently has a policy of requiring a 1,200-foot setback for all residential uses along SH 121 and US Highway 380. Along the Dallas North Tollway,Single-Family Residential may be developed in the future, but should be no closer than 300 feet to the Tollway's parallel frontage roads (and generally north of Cotton Gin Road). If part of a mixed-use development, —." residential uses may be located closer to the Tollway. Such plans would be reviewed by the City on a case-by-case basis. The Frisco Millennium Plan was also designed to minimize situations where Single-Family Residential developments would abut Multifamily Residential, or large non-residential developments. While it is impossible to completely eliminate these situations, they can be designed to integrate with the residential character of the neighborhood. Whenever possible and appropriate, Multifamily Residential developments should be integrated with surrounding Single-Family Residential areas. The current Frisco Zoning Ordinance establishes eight types of detached Single- Family Residential zoning districts: • RE(Residential Estate District) maximum 0.66 DU's per acre • SF-1 (Single-Family Residential District 1) maximum 1.79 DU's per acre • SF-2(Single-Family Residential District 2) maximum 2.29 DU's per acre • SF-3 (Single-Family Residential District 3) maximum 2.87 DU's per acre • SF-4(Single-Family Residential District 4) maximum 3.38 DU's per acre • SF-5(Single-Family Residential District 5) maximum 4.11 DU's per acre • SF-6(Single-Family Residential District 6) maximum 5.75 DU's per acre • PH(Patio Home District) maximum 4.89 DU's per acre 80 The Frisco Millennium Plan Or- Chapter 5 City of Frisco,Texas As far as the Frisco Millennium Plan is concerned, any of these eight zoning districts would be applicable in a Single-Family Residential land use designation. The most specific impact on the City will be the ultimate development density that is realized. (Population and land holding capacity is addressed in Chapter 7 of this document.) Residential Density Density is typically a development factor controlled by a zoning ordinance. The Frisco Millennium Plan has not recommended densities as part of the Land Use Plan, but recognizes that density is an issue that the City will have to address. Table 5-2 suggests which existing Frisco zoning districts should be characterized as"Low,"Medium",or"High"density. Table 5-2—Residential Densities toning L)istrict District \ani, Loir lle�rlirmr Man Density Density Density A Agricultural • RE Residential Estate • SF-1 Single-Family 1 • SF-2 Single-Family 2 • SF-3 Single-Family 3 • SF-4 Single-Family 4 • SF-5 Single-Family 5 • SF-6* Single-Family 6 • PH Patio Home • 2F Duplex(Two-Family) • TH Townhome • MF-1 Multifamily 1 • MF-2 Multifamily 2 • (*Note—SF-6 is designated for use only in the "old donation"section of the City of Frisco.) The City desires the following locational criteria to apply to various residential density types: • Low Density Low density residential developments should be located within the interior of a neighborhood and generally away from major thoroughfares. This will protect low density areas from higher traffic volumes. • Medium Density Because they generate more traffic volumes, medium density developments should be located closer to major thoroughfares and not in the center of a neighborhood. • High Density High density residential developments should be located only at the intersections of major thoroughfares so as to not attract high traffic volume through a neighborhood's interior. The Frisco Millennium Plan 81 111 111/0"- Chapter 5 City of Frisco,Texas Multifamily Residential Map color: Light Brown r : : f Acres: 805 acres , - .: Percent of City: tllt O.':R r — - Frisco has had a multifamily apartment component for # • ' ' a long time. As the City has grown rapidly over the ~; past decade, so too has apartment development. , ,,-*•'- t Apartments serve a vital function in Frisco: • Apartments provide housing for residents that cannot afford home ownership; * • Apartments provide an option for residents that are • ,:. .•• . - '. ' frequently relocated by their employers; (Photo by the PGA!.Planning Group) • Apartments provide a no-maintenance housing options for retirees;and, • Apartments provide starter housing options for young professionals. In the past, apartments used to be just another part of the neighborhood. Sometime in the early 1970s, developers started building "apartment communities" — larger self-contained apartment complexes that were generally gated and separated from the surrounding neighborhood. In other parts of the country, apartment developments are returning to the way they used to be designed. The Frisco Millennium Plan proposes this as well. The following _ design and location parameters apply to Multifamily development: • Apartments should integrate with the neighborhood and be a part of it; • • Apartment developments should generally be a maximum of 20 acres or 350 units,whichever is greater; • Apartment developments should be located at major thoroughfare intersections,not between intersections(mid-block); • Apartment developments should not be located within 2,000 feet of any other multifamily zoning district (not applied to two apartment developments located at the same intersection); • Apartment developments should not occupy more than 1 corner of a major intersection. Apartments, however, may be located on all corners only if designed and constructed as part of a Mixed-Use Development;and, • The City encourages the horizontal and vertical mixing of rental units with other land uses(Mixed-Use Development). Assisted living developments are also considered to be a type of Multifamily Residential use. While these uses are not specifically located on the Frisco Millennium Plan,they may follow the following guidelines: • Assisted living developments may be built as part of a church complex; • Assisted living developments may be part of Neighborhood Centers; • If possible, assisted living developments should be located next to or near parks; 82 The Frisco Millennium Plan l lam" Chapter 5 City of Frisco,Texas • Assisted living developments may be adjacent to day care centers; • Assisted living developments should be served by a Collector Street;and, • Assisted living developments should be integrated with the surrounding neighborhood. The current Frisco Zoning Ordinance establishes four types of attached Multifamily Residential zoning districts: • TH(Townhome District) maximum 9.77 DU's per acre • 2F(Two-Family Residential District) maximum 7.19 DU's per acre • MF-1 (Multiple Family District 1) maximum 18 DU's per acre • MF-2(Multiple Family District 2) maximum 23 DU's per acre As far as the Frisco Millennium Plan is concerned, any of these 4 zoning districts would be applicable in a Multifamily Residential land use designation. These uses would fall mostly in the "High" density designation, with the exception of the 2F District(see Table 5-2,page 83). While the Frisco Millennium Plan proposes future locations for Multifamily Residential development, the specific impact on the City will be the ultimate development density and pattern that is realized. (Population and land holding capacity is addressed in Chapter 7 of this document.) The Frisco Millennium Plan 83 City of Frisco,Texas Chapter 5 Retail -' Map color: Red ° Acres: 2,250 acres Percent of City: 5.1% unitio 3 hR DER _ �t _ ----^ Retail development has been a hallmark of North Texas - for more than three decades. The North Texas region continues to be one of the most active retail areas in the :ix nation. Frisco is beginning to experience new retail ""' * * development, not the least of which will be the new ---• • Stonebriar Centre shopping mall (scheduled to open August 2000), containing 6 anchor department stores, (!'bolo by the/'(iAL Planning Group) more than 150 stores and a 24-screen cinema. While Retail uses are vital to the health and economy of a city,they can also attract unwanted traffic,noise, and pollution. Therefore, the Frisco Millennium Plan has recommended new locations for retail uses that are on or close to intersections of major thoroughfares. This eliminates mid- block left-turn movements that slow traffic movements and create accident potentials. Where Single-Family Residential uses back up to Retail areas, rear access from the residential neighborhood will be required to encourage better access. Again, this is not a new concept — it is in place today at shopping centers at Preston/Royal and Preston/Forest in Dallas. The current Frisco Zoning Ordinance establishes five types of retail zoning districts: • NS(Neighborhood Service District) • R(Retail District) • C-1 (Commercial District#1) • C-2(Commercial District#2) • H(Highway District) Any of these above zoning districts would be applicable in a Retail land use designation. The "H" District would also be appropriate along SH 121, the Dallas North Tollway,and US Highway 380. Uses allowed under"commercial" zoning districts should generally be located along SH 121,US Highway 380,the Dallas North Tollway,FM 423 and Preston Road. In general, Retail uses should be a maximum of 30 acres at any major thoroughfare intersection. These 30 acres may be located entirely on one corner or divided on two corners(with a minimum of 15 acres on each corner). As with Multifamily Residential development, when Retail is part of a Mixed-Use Development,all corners of an intersection may contain Retail uses. 84 The Frisco Millennium Plan Imo'" 111111111."- Chapter 5 City of Frisco,Texas The Frisco Millennium Plan also recognizes that there are different types of Retail developments that will serve the City's existing and future population. While there are many different terms for various Retail types, the Frisco Millennium Plan suggest the following four types: • Neighborhood Retail These are smaller retail developments that serve a population within about a 1-mile radius. These developments are generally located at intersections of thoroughfares and should be easily accessible by car,bicycle,and by foot. • Local Retail Local Retail serves populations within a 2-mile radius and are usually comprised of a major anchor tenant (such as a grocery store) and multiple inline lease spaces. In Frisco, Local Retail developments will be located at major thoroughfares,including Preston Road,the Dallas North Tollway,FM 423,etc. • Regional Retail Regional Retail serves a larger population radius-generally about 5 miles. These developments may have multiple anchor tenants along with many pad sites developed on the fringe of the center- Stonebriar Centre is the most applicable local example in Frisco. Regional Retail uses will be located primarily along SH 121 and US Highway 380. • "Super"Retail "Super"Retail draws customers from a very large radius- 10 miles or more. These uses are generally quite unique and serve as a specific destination. "Super"Retail uses are often very large(1.5 million square feet or larger)and are part of a Mixed-Use Development(retail,office,hotel,entertainment,etc.). When "Super" Retail developments seek to locate within Frisco, they should be located along SH 121,US Highway 380,or the Dallas North Tollway. The Dallas/Fort Worth region, has exhibited the tendency to overbuild Retail uses. Consider the example of the area of North Dallas between LBJ Freeway and Beltline Road. One of the region's first major shopping centers was the 90- acre Prestonwood Town Center. A few years after its opening, the competing Valley View Center opened just one mile south and created both competition and incredible traffic. In 1985, the Galleria opened about a mile away from these two malls and saturated the retail market. Prestonwood eventually could not compete and is now being redeveloped. The City of Plano has also experienced the overbuilding of retail. As a result, many areas previously zoned retail were never developed because of market saturation and vacancies in existing retail centers. (The previous Frisco Comprehensive Plan noted the oversupply of Retail zoning east of Preston Road.). The City of Frisco welcomes all appropriate retail developments that serve both the resident population and those living in the region. However, the City does not wish to encourage the overbuilding of retail uses. Therefore, the Frisco Millennium Plan presents a conservative and realistic approach to Retail development, and is intended to remain flexible to consider future new Retail developments as proposed. Chapter 7 of this document will address additional aspects of Retail uses, including projected square footages, parking standards, and emerging trends in retail development. The Frisco Millennium Plan 85 1 City of Frisco,Texas Chapter 5 Office Map color: Pink Acres: 4,360 acres iimmitsi Percent of C 9.5% City: ..�_.. Several business publications, including Fortune WEI #� /€ --- magazine,have identified the Dallas/Fort Worth region : as the nation's best area for new job creation and -R"." business development. Frisco is now at the threshold of experiencing increased office development as the ` ,� ' 11/ Metroplex continues to grow to the north. ,. (1'lroro by the 1 GAL Planning Group) The Frisco Millennium Plan proposes a significant percentage of new office development be concentrated along the Dallas North Tollway corridor. This area is appropriate for office development because of its regional access, its visibility, and the fact that it is relatively undeveloped at the present time. Office development is also appropriate in smaller concentrations along SH 121 and US Highway 380. There may also be a demand for additional office developments along the Preston Road Corridor. The current Frisco Zoning Ordinance establishes three types of specific Office zoning districts, including "0-1" (Office District #1), "0-2" (Office District #2), and "C-O" (Corporate Office District. The "0-1" District generally serves a smaller market area than "0-2", and serves as a good buffer to nearby residential uses because of its limited building heights and lower intensity of uses. Since the Frisco Zoning Ordinance treats office uses in a cumulative (Euclidean) fashion, office developments are also allowed in other zoning districts,including: • R(Retail District) • C-2(Commercial District#2) • OT(Original Town District) • I(Industrial District) • H(Highway District) • IT(Information Technology District) • C-1 (Commercial District#1) As far as the Frisco Millennium Plan is concerned, uses developed in the Office district include office ("0-1" and "0-2" Districts), corporate office ("CO" District), commercial ("C-1" District), and information technology ("IT" District),where appropriate. Other uses may be developed as supporting uses in the other six districts noted above. Major corridors may also include: • Dallas North Tollway Office uses may also include"C-I"(excluding automotive uses and mini-warehouses), "0-2","C-0",and"IT'districts,with Retail being located at major intersections. • SH 121 Office uses may also include "H", "0-2", "C-O", and "IT" districts, with Retail being located at major intersections. • US Hiehwav 380 Office uses may also include "C-O", "0-2", "IT", and "I" districts, with Retail being located at major intersections. Chapter 7 of this document will address additional aspects of Office uses, including projected square footages, parking standards, and emerging trends in office development. 86 The Frisco Millennium Plan