HomeMy WebLinkAboutOrdinance No. 01-1333 cn'¥ coI. Ol , sxAs
ORDINANCE NO. (9 I-I
AN ORDINANCE OF THE CITY OF THE COLONY, TEXAS
AMENDING ORDINANCE NO. 61, THE COMPREHENSWE
ZONING ORDINANCE OF THE CITY, AS AMENDED,
PASSED AND APPROVED ON JUNE 4, 1979, GRANTING A
CHANGE IN ZONING ON A TRACT OF LAND LOCATED
WITHIN THE CITY OF THE COLONY, TEXAS, AND MORE
FULLY DESCRIBED IN EXHIBIT "A"; ORDERING A
CHANGE OF ZONING FROM BUSINESS PARK "BP"
ZONING DISTRICT CLASSIFICATION TO PLANNED
DEVELOPMENT DISTRICT "PD-19", TO ALLOW FOR
MIXED USES; AND IN ACCORDANCE WITH THE
EXHIBITS AND DEVELOPMENT STANDARDS
ATTACHED HERETO; PRESERVING ALL OTHER PARTS
OF THE COMPREHENSIVE ZONING ORDINANCE;
PROVDING A SEVERABILITY CLAUSE; DETERMINING
THAT THE PUBLIC INTEREST, MORALS AND GENERAL
WELFARE DEMAND THE ZONING CHANGE AND
AMENDMENT HEREIN MADE; PROVIDING FOR A
PENALTY NOT TO EXCEED THE SUM OF TWO
THOUSAND DOLLARS ($2,000.00) FOR EACH OFFENSE
AND A SEPARATE OFFENSE SHALL BE DEEMED
COMMITTED EACH DAY DURING OR ON WHICH A
VIOLATION OCCURS OR CONTINUES; AND PROVIDING
AN EFFECTIVE DATE.
WHEREAS, the owners of the said tract of land (the "Land"), generally described in
Exhibit "A" attached hereto and incorporated herein, filed an application with the City of The
Colony, Texas (the "City") Planning and Zoning Commission requesting a zoning amendment
in accordance with Section 24, Appendix A-Zoning of the City's Code of Ordinances as
amended; and
WHEREAS, after public notices were given in compliance with State law and public
hearings were conducted, and after considering the information submitted at the said public
hearings and all other relevant information and materials, the Planning and Zoning
Commission of the City has recommended to the City Council the Proposed Planned
Development District "PD-19" with the Conceptual Land Use Plan and the Conceptual
Development Plan shown in Exhibits "B" and "C", attached hereto and incorporated herein;
and
WHEREAS, after due deliberations and consideration of the recommendation of the Planning and
Zoning Commission, the City Council has in its legislative discretion concluded that the Planned
Development District "PD-19", with the Conceptual Land Use Plan and Conceptual Development
Plan are in the best interests of the City of The Colony, Texas, and of the public health, safety
and welfare.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE
CITY OF TH¥~ COLONY, TEXAS:
Section 1. That all of the above premises are found to be true and correct and are
incorporated into the body of this ordinance as if copied in their entirety.
Section 2. That Ordinance No. 61 of the City of The Colony, Texas (the "City"), being
the Comprehensive Zoning Ordinance of the City of The Colony, Texas, as amended, passed and
approved on June 4, 1979 (the "Comprehensive Zoning Ordinance"), be and the same is hereby
amended in the following particulars, and that all other sections, subsections, paragraphs,
sentences, phrases and words of said Comprehensive Zoning Ordinance are not amended, but
shall remain intact and are hereby verified, ratified, approved and affirmed:
A. That the zoning of the Property, being tracts A and B and comprising
approximately 102.097 acres located in the T. Wilson Survey Abstract NO. 1352
and the H. Hedgecox Survey Abstract NO. 533, and more particularly described
in Exhibit A attached hereto and incorporated herein for all intent and purposes,
is changed to a Planned Development District "PD-19" with mixed uses
permitted in accordance both with those requirements set forth in the Conceptual
Land Use Plan and the Conceptual Development Plan attached hereto and
incorporated herein as Exhibit B and Exhibit C, and with the specific standards,
regulations and conditions attached hereto and incorporated herein as Exhibit D.
Section 3. That the herein described property shall be used in the manner for the purpose
provided by the Comprehensive Zoning Ordinance as amended herein by the granting of this
planned development.
Section 4. That a Site Plan which shall be in general conformity with the Conceptual
Land Use Plan shown in Exhibit "B" shall be submitted by the Owner and Developer as required
by the Comprehensive Zoning Ordinance, shall be approved or disapproved in accordance with
the procedures set forth in the Comprehensive Zoning Ordinance and shall be filed, approved and
made a part of this ordinance prior to the issuance of any building permit under this Planned
Development District Ordinance (the "PD Ordinance").
Section 5. That all development on the property described in the attached Exhibit "A"
and made the subject of this ordinance shall be in accordance with those standards and
regulations and conditions set forth in Exhibit "D" attached hereto and incorporated herein for all
purposes.
Section 6. That the City Manager of the City is hereby directed to modify the official
zoning map of the City to reflect the herein change in zoning.
Section 7. That in all other respects of the tract or tracts of land hereinabove described
shall be subject to all applicable regulations contained in the Comprehensive Zoning ordinance
of the City and all other applicable and pertinent ordinances of the City. In the event the
developer has not substantially completed a major road or substantially completed a building on
the property, as shown on the approved development plan(s), under this Planned Development
Ordinance within three (3) years from its approval date, the City Council reserves the right to call
a public hearing for the purpose of reconsideration of the general and specific details of zoning
regulations under this PD Ordinance.
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Section 8. That the zoning regulations and districts as herein established have been made
in accordance with the comprehensive plan (the "Comprehensive Plan") of the City for the
purpose of promoting the health, safety, morals and the general welfare of the community.
Section 9. This PD Ordinance shall be cumulative of all other ordinances of the City
affecting zoning and shall not repeal any of the provisions of said ordinances except in those
instances where provisions of those ordinances are in direct conflict with the provisions of this
PD Ordinance.
Section 10. If any section, article, paragraph, sentence, clause, phrase or word in this PD
Ordinance, or application thereto any person or circumstances is held invalid or unconstitutional
by a Court of competent jurisdiction, such holding shall not affect the validity of the remaining
portions of the ordinance; and the City Council hereby declares it would have passed such
remaining portions of the ordinance despite such invalidity, which remaining portions shall
remain in full force and effect.
Section 11. Any person violating any of the provisions of this ordinance shall be deemed
guilty of a misdemeanor and upon conviction thereof shall be subject to a find in a sum not to
exceed One Thousand Dollars ($2,000.00) for each offense and a separate offense shall be
deemed committed upon each day during or on which a violation occurs or continues.
Section 12. The fact that the present zoning ordinance and regulations of the City are
inadequate to properly safeguard the health, safety, morals, peace and general welfare of the
inhabitants of the City creates an emergency for the immediate preservation of the public
business, property, health, safety and general welfare of the public which requires that this
ordinance shall become effective from and after the date of its final passage and publications as
provided by law, and it is accordingly so ordained.
.- PASSED AND APPROVED by the City Council of the City of The Colony, Texas this
the ~day of ~) h! ,5 ~, ,2001.
ffC~ o~ilTli;d~ o~nY~; P~° 'Tem
ATTEST:
Patti A. Hicks, TRMC,
City Secretary
APPROVED AS TO FORM:
n Hlkel, ~ifft~:~rney
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EXtIIBI'E
Legal Descriptions
102.097 ACRE TRACT
BEING A 102.097 ACRE TRACT OF LAND SITUATED IN THE T. WILSON SURVEY,
ABSTRACT NO. 1352, AND THE H. HEDGECOX SURVEY, ABSTRACT NO. 533,
DENTON COUNTY, TEXAS AND BEING A PART OF THE FOLLOWING TRACTS OF
LAND: TRACT THREE, A CALLED 174.514 ACRE TRACT, TRACT IV, A CALLED
122.111 ACRE TRACT, TRACT III, A CALLED 120.395 ACRE TRACT, TRACT VI, A
CALLED 136.244 ACRE TRACT DESCRIBED IN DEED TO CENTEX DEVELOPMENT
COMPANY, L.P., RECORDED IN VOLUME 2418, PAGE 201 OF THE DEED RECORDS
OF DENTON COUNTY, TEXAS (D.R.D.C.T.), A PART OF A CALLED 5.2224 ACRE
TRACT OF LAND DESCRIBED IN DEED TO CENTEX DEVELOPMENT COMPANY, L.P.
RECORDED IN VOLUME 2792, PAGE 112, (D.R.D.C.T.), AND A PART OF A CALLED
2.69 ACRE TRACT OF LAND DESCRIBED IN DEED TO CENTEX DEVELOPMENT
COMPANY, L.P., RECORDED IN COUNTY CLERK'S FILE NO. 98-R0096832 OF THE
REAL PROPERTY RECORDS OF DENTON COUNTY, TEXAS (R.P.R.D.C.T.).
BEARINGS ARE BASED ON THE WEST LINE OF THE SECOND AMENDING PLAT OF
RIDGEPOINTE, PHASE 3, AS RECORDED IN CABINET R, PAGE 107, PLAT
RECORDS OF DENTON COUNTY, TEXAS (P.R.D.C.T.). SAID 102.097 ACRE TRACT
BEING MORE PARTICULARLY DESCRIBED BY METES AND BOUNDS AS FOLLOWS:
BEGINNING AT A 5/8" IRON ROD WITH PLASTIC YELLOW CAP STAMPED "CARTER
& BURGESS" SET ON THE SOUTH LINE OF SAID RIDGEPOINTE, PHASE 3, ALSO
BEING IN THE EAST RIGHT-OF-WAY LINE OF STANDRIDGE DRIVE (VARIABLE
WIDTH R-O-W), RECORDED IN CABINET P, PAGE 219, (P.iR.D.C.T.);
THENCE ALONG THE APPROXIMATE CENTER OF OFFICE CREEK AND THE SOUTH
LINE OF SAID RIDGEPOINTE, PHASE 3, ALONG THE SOUTH LINE OF
RIDGEPOINTE, PHASE 2B, RECORDED IN CABINET N, PAGE 32, (P.R.D.C.T.), AND
ALONG THE SOUTH LINE OF SPOTLESS ADDITION, RECORDED IN CABINET N,
PAGE 286, (P.R.D.C.T.), THE FOLLOWING COURSES:
S 75°19'33'' E, A DISTANCE OF 143.04 FEET TO A POINT;
N 52c~32'57'' E, A DISTANCE OF 96.18 FEET TO A POINT;
S 65~'33'06'' E, A DISTANCE OF 56.40 FEET TO A POINT;
N 38'~54'07'' E, A DISTANCE OF '104.00 FEET TO A POINT;
N 21 ~'13'30" W, A DISTANCE OF 55.44 FEET TO A POINT;
N 57"27'30" E, A DISTANCE OF 183.46 FEET TO A POINT;
N 32'13'00" E, A DISTANCE OF 177.75 FEET TO A POINT;
N 70~ 39'25'' E, A DISTANCE OF 346.39 FEET TO A POINT;
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N 22°41'05'' E, A DISTANCE OF 151.49 FEET TO A POINT;
N 59o58'53'' E, A DISTANCE OF 182.07 FEET TO A POINT;
N 28044'00'' E, A DISTANCE OF 193.89 FEET TO A POINT;
N 81 °01'27" E, A DISTANCE OF 254.61 FEET TO A POINT;
N 64056'22'' E, A DISTANCE OF 375.00 FEET TO A POINT;
S 69°00'10'' E, A DISTANCE OF 211.60 FEET TO A POINT;
THENCE N 68°38'49'' E, A DISTANCE OF 209.23 FEET TO A 5/8 INCH IRON ROD
WITH PLASTIC YELLOW CAP STAMPED "CARTER & BURGESS" FOUND ON THE
WEST RIGHT-OF-WAY LINE OF F.M. 423 (VARIABLE WIDTH R-O-W);
THENCE ALONG THE WEST RIGHT-OF-WAY LINE SAID F.M. 423, THE FOLLOWING
COURSES;
ALONG A CURVE TO THE LEFT HAVING A RADIUS OF 2974.79 FEET, A
DELTA ANGLE OF 3°57'15'', A CHORD THAT BEARS S 14°36'15'' E, A CHORD
LENGTH OF 205.26 FEET, AN ARC LENGTH OF 205.31 FEET TO A 5/8 INCH
IRON ROD WITH PLASTIC YELLOW CAP STAMPED "CARTER & BURGESS"
SET;
S 46°42'31" E, A DISTANCE OF 112.74 FEET TO A 5/8 INCH IRON ROD WITH
PLASTIC YELLOW CAP STAMPED "CARTER & BURGESS" SET;
ALONG A CURVE TO THE LEFT HAVING A RADIUS OF 2918.53 FEET, A
DELTA ANGLE OF 6~'16'58'', A CHORD THAT BEARS S 21 °38'19" E, A CHORD
LENGTH OF 319.87 FEET, AN ARC LENGTH OF 320.03 FEET TO A 5/8 INCH
IRON ROD WITH PLASTIC YELLOW CAP STAMPED "CARTER & BURGESS"
FOUND ON THE NORTH LINE OF A TRACT OF LAND DESCRIBED IN DEED TO
DAVID POTTER, RECORDED IN COUNTY CLERK'S FILE NO. 96-R0074513,
R.P.R.D.C.T.;
THENCE S 65~!33'35'' W, ALONG THE NORTH LINE OF SAID POTTER TRACT, A
DISTANCE OF 17.94 FEET TO A 5/8 INCH IRON ROD WITH PLASTIC YELLOW CAP
STAMPED "CARTER & BURGESS" FOUND;
THENCE S 24°35'05'' W, ALONG THE WEST LINE OF SAID POTTER TRACT, A
DISTANCE OF 710.59 FEET TO THE CENTERLINE OF THE PROPOSED MEMORIAL
DRIVE;
h',SLD\g509201 ',092EX001 DOC
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THENCE SOUTHWESTERLY, ALONG THE CENTERLINE OF SAID PROPOSED
MEMORIAL DRIVE THE FOLLOWING COURSES:
S 61 °44'24" W A DISTANCE OF 159.15 FEET TO A POINT;
ALONG A CURVE TO A CURVE TO THE LEFT HAVING A RADIUS OF 945.69
FEET, A DELTA ANGLE OF 36°38'14'', A CHORD THAT BEARS S 43°25'17" W,
A CHORD LENGTH OF 594.46 FEET, AN ARC LENGTH OF 604.71 FEET TO A
POINT;
S 24o29'56'' W A DISTANCE OF 507.86 FEET TO A POINT;
ALONG A CURVE TO THE RIGHT HAVING A RADIUS OF 935.00 FEET, A
DELTA ANGLE OF 60°05'57", A CHORD THAT BEARS S 54°11'29" W, A CHORD
LENGTH OF 936.40 FEET, AN ARC LENGTH OF 980.75 FEET TO A POINT;
THENCE WITH A CURVE TO THE RIGHT HAVING A RADIUS OF 935.00 FEET,
A DELTA ANGLE OF 6°21'20", A CHORD THAT BEARS S 87025'07'' W, A
CHORD LENGTH OF 103.66 FEET, AN ARC LENGTH OF 103.71 FEET TO A
POINT;
N 89°43'09" W A DISTANCE OF 191.56 FEET TO A POINT;
N 89°35'40"W A DISTANCE OF 801.18 FEET TO A POINT IN THE EAST RIGHT
-OF-WAY LINE OF SAID STANDRIDGE ROAD;
THENCE ALONG THE EAST RIGHT-OF-WAY LINE OF STANDRIDGE ROAD THE
FOLLOWING COURSES:
N 00~'19'05'' E A DISTANCE OF 277.55 FEET TO A 5/8 INCH IRON ROD WITH
PLASTIC YELLOW CAP STAMPED "CARTER & BURGESS" SET;
ALONG A CURVE TO A CURVE TO THE RIGHT HAVING A RADIUS OF 490.00
FEET, A DELTA ANGLE OF 26~'44'32'', A CHORD THAT BEARS N 13°41'21'' E, A
CHORD LENGTH OF 226.63 FEET, AN ARC LENGTH OF 228.70 FEET TO A 5/8
INCH IRON ROD WITH PLASTIC YELLOW CAP STAMPED "CARTER &
BURGESS" SET;
N 27°03'37" E A DISTANCE OF 858.86 FEET TO A 5/8 INCH IRON ROD WITH
PLASTIC YELLOW CAP STAMPED "CARTER & BURGESS" SET;
ALONG A CURVE TO A CURVE TO THE LEFT HAVING A RADIUS OF 560.00 '.
FEET, A DELTA ANGLE OF 34"44'51", A CHORD THAT BEARS N 09°41'12'' E, A
CHORD LENGTH OF 334.44 FEET, AN ARC LENGTH OF 339.62 FEET TO A 5/8
INCH IRON ROD WITH PLASTIC YELLOW CAP STAMPED "CARTER &
BURGESS" SET;
I:\S LD\9,~i09201\092EX001 [)OC
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N 07°41'14" W A DISTANCE OF 55.19 FEET TO THE POINT OF BEGINNING,
CONTAINING 102.097 ACRES OF LAND, MORE OR LESS.
!:".SL[}\.gfi9920 ,.092EX )01 DO(}
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EXHIBIT "E"
SECTION I
GENERAL PROVISIONS
1. For the purpose of this ordinance, Exhibit B, PD Conceptual Land Use Plan, shall
indicate conceptual alignments of thoroughfares and general locations and delineations of
Zoning Areas within this Planned Development.
2. Prior to the issuance of any building permit for the development of any Business Park,
Warehouse, Light Fabrication and Assembly Processes on any portion of the property
described herein as Tracts A and B (the "Tracts"), a site plan as required by Section 10-
664 of the Comprehensive Zoning Ordinance of the City of The Colony, Zoning
Ordinance, Chapter 61, shall be submitted and approved by the City Council and made an
exhibit to and a part of this ordinance and incorporated by reference herein for all
purposes.
3. The acreage shown for each tract or parcel of land shall be subject to minor refinement
and adjustments at the time of platting based on final placement and design of bounding
thoroughfares and/or exact determination of buildable areas within each tract.
4. Terms used in this ordinance shall have the same definitions as given in the
Comprehensive Zoning Ordinance of the City of The Colony, Ordinance 61 unless
otherwise defined herein.
5. All streets and thoroughfares shown on the Conceptual Land Use Plan shall be designed
and constructed in accordance with approved City of The Colony standards.
6. All developments are subject to the approval of engineering plans in accordance with City
of The Colony standards and specifications.
7. Developer shall design and construct drainage infrastructures in accordance with Federal,
State and Local regulations and dedicate the appropriate easements in accordance with
City of The Colony standards.
EXHIBIT "D"
SECTION I
GENERAL PROVISIONS
1. For the purpose of this ordinance, Exhibit B, PD Conceptual Land Use Plan, shall
indicate conceptual alignments of thoroughfares and general locations and delineations of
Zoning Areas within this Planned Development.
2. Prior to the issuance of any building permit for the development of any Business Park,
Warehouse, Light Fabrication and Assembly Processes on any portion of the property
described herein as Tracts A and B (the "Tracts"), a site plan as required by Section 10-
664 of the Comprehensive Zoning Ordinance of the City of The Colony, Zoning
Ordinance, Chapter 61, shall be submitted and approved by the City Council and made an
exhibit to and a part of this ordinance and incorporated by reference herein for all
purposes.
3. The acreage shown for each tract or parcel of land shall be subject to minor refinement
and adjustments at the time of platting based on final placement and design of bounding
thoroughfares and/or exact determination of buildable areas within each tract.
4. Terms used in this ordinance shall have the same definitions as given in the
Comprehensive Zoning Ordinance of the City of The Colony, Ordinance 61 unless
otherwise defined herein.
5. All streets and thoroughfares shown on the Conceptual Land Use Plan shall be designed
and constructed in accordance with approved City of The Colony standards.
6. All developments are subject to the approval of engineering plans in accordance with City
of The Colony standards and specifications.
7. Developer shall design and construct drainage infrastructures in accordance with Federal,
State and Local regulations and dedicate the appropriate easements in accordance with
City of The Colony standards.
SECTION II
BUSINESS PARK REGULATIONS
In addition to the provisions of Section 10-2100, of the City of The Colony Comprehensive
Zoning Ordinance, Chapter 61 of the City Code of Ordinances, the following regulations shall
apply:
1. Permitted Uses in all Buildings located on tracts "A" and "B" as shown on the approved
Conceptual Development Plan.
(a) All uses permitted in the Business Park "BP" Zoning District classification, except
for the following:
Bar Lounge or tavern
Bus station and terminal
Bus or truck parking garage
- Club, private; lodge or fraternal organization
- Commercial, radio/TV transmitting station
- Eating place with dancing or entertainment
- Electric substation
Private club, eating place with beer, wine, or liquor
Private club, with bar service
Railroad terminal (passengers or freight)
(b) In addition, "Warehouse" and "Light Fabrication and Assembly Processes,"
(development and assembly of instruments and similar items) as listed in Section 10-300
of the Zoning Ordinance shall be permitted on tracts A & B and shall be regulated by
performance standards in accordance with Section 10-400 of the Zoning Ordinance as
may be amended from time to time. At any time after building development exceeds
500,000 square feet, "Warehouse" use shall not exceed seventy five (75) percent of the
developed gross floor area of all buildings. Warehouse use for the purpose of this
calculation shall exclude storage, which is ancillary or related to a primary Office or
Retail business, when that storage is up to but not exceeding twenty (20) percent of the
gross floor area of the primary use. (e.g. a grocery store of 30,000 sq. ft. may have up to
but not exceeding 6,000 sq. ft. of storage which is not included in the 75% warehouse
use.)
(c) The Conceptual Development Plan is approved subject to a tree buffer setback line
that follows the existing tree line but not to exceed 250 feet as measured from the south
property line of existing single family homes. No building or parking is allowed within
the 250 feet tree buffer setback as shown on the Conceptual Development Plan.
(d) Service areas (including bay doors, loading docks, dumpsters etc) shall be screened
by additional landscaping, berms and or masonry walls from the rear of adjacent
residential lots on the north side of Office Creek.
2. Floor Area Ratio:
The overall cumulative Floor Area Ratio (FAR) for all tracts shall be a maximum of 1:1,
subject to the following maximum FAR's by type of use: Retail/Commercial: 0.45:1
Warehouse/Light Fabrication and Assembly: 0.55:1
Office: 1:1
3. Landscaping:
(a) All landscaping shall comply with the City of The Colony Landscaping Ordinance. In
addition, the buffer yards along the street frontages (including the parkway) shall be
increased to:
Standridge, Memorial & Main Streets: 30'
All other streets: 25'
4. Loading & Service Access:
All service areas shall be located to the rear of the buildings.
5. Exterior Lighting:
Exterior parking and loading areas shall be provided with adequate security lighting.
Such lighting shall be either wall or pole mounted, with cut-off type luminaire (aimed
downward), to minimize glare directed toward the streets or adjacent properties. All
external lights shall be mounted not to exceed twenty eight (28) feet in height measured
from grade.
6. Signage:
All signage shall be in compliance with the City of The Colony sign ordinance as
amended from time to time.
7. FaCade Materials and Treatment:
All Buildings shall be designed and constructed of masonry materials, as defined in the
Gateway Overlay District "GWY" regulations.
8. Traffic Impact Analysis (TIA):
A TIA will be required at the time of site plan review and approval for buildings in the
first phase, in order to consider traffic related issues including, but not limited to
following items:
(a) Design of left turn lane on Main Street for westbound traffic on Memorial Drive.
(b) Width of paving and Right of Way (R.O.W.) of proposed Street A.
(c) Necessity/timing of traffic signal at Standridge and Memorial
(d) Timing of construction of Street "A" extension from Memorial to S.H. 121 access
road.
9. Compliance With City Code of Ordinances:
Each individual site will be subject to plat and site plan review and approval to ensure
compliance with all applicable ordinances and requirements of the City before a
building permit is issued.
10. Flexibility:
The Conceptual Development Plan showing building footprints is intended to provide
some flexibility and may be changed at the time of site plan review and approval, to meet
user needs and market demands for Offices, Assembly and Warehouses.
11. Noise Standard:
Noise level emanating from the proposed development shall not exceed 60 Ldn when
measured at the property line of the single family residential use on the north side of
Office Creek. 60 Ldn is defined as clearly acceptable noise level for single family
residential use in the U.S. Department of Housing and Urban Development "Noise
Guidebook".
12. Memorial Drive completion to Main Street:
Memorial Drive as shown on the approved Conceptual Phasing Plan shall be completed
so as to connect to the existing stubout North of the Walmart Store before a Certificate
of Occupancy is issued for buildings in the third phase. However, the City may require
that Memorial Drive construction be completed at an earlier date, if in accordance with a
traffic impact study, it has been determined that Memorial Drive needs to be in place in
order to maintain traffic circulation at a level of service "C" or better.
13. Construction of proposed Street connecting Memorial Drive and SH 121
The proposed Street between Memorial Drive and SH 121 will be constructed with the
Second Phase of the Development as shown on the approved Conceptual Phasing Plan