Fields Development Standards

 

Official copies of Planned Development-280 (Ordinance No. 2020-04-23) and other ordinances referenced therein may be obtained through the City of Frisco Code of Ordinances.

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  1. Applicable Regulations and Permitted Uses:
    1. The Property shall be developed in accordance with all provisions of the ordinances of Frisco, as they exist, may be amended or in the future arising, including but not limited to, the Zoning Ordinance, except as expressly described and/or specifically depicted in this Ordinance. Exhibit D sets forth uses expressly permitted by this Ordinance. For any use that is not permitted in a particular Subdistrict pursuant to Exhibit D, the use shall be regulated according to the applicable base zoning district use regulations in the Zoning Ordinance. To the extent not in conflict with this Ordinance, the base zoning district regulations in the Zoning Ordinance shall apply. Table 1-1 below shall be used to determine the applicable base zoning districts by Subdistrict and Product Type.For non-residential base zoning districts in Table 1-1, “P” means the base zoning district applies in the applicable Subdistrict. For single family and non-single-family residential columns in Table 1-1, “P” means the product type is permitted in the Subdistricts noted. If more than one base zoning district is identified in Table 1-1 for a particular Subdistrict or Product Type, the least restrictive base zoning district shall apply. For example, for property located in the North Fields Subdistrict, if Office-2 permits a particular land use by right and Retail and Single Family do not permit that particular land use by right, the land use shall be permitted by right.

Table 1-1


  1. The superscript one (1) means applicability is limited to the Brookside Sub-Area within the Brookside Subdistrict.
  2. The superscript two (2) means applicability is limited to the area within the Point East Subdistrict east of Frisco Street (being the same area as the residential setback area shown on Exhibit L-2).
  3. The superscript three (3) means that in the Preserve Subdistrict, all non-residential uses shall be in accordance with the Retail zoning district and require approval of a Specific Use Permit (“SUP”) for the project or portions thereof.
  4. The superscript four (4) means applicability is limited to the areas in the Subdistrict that are outside of the residential set back area shown on Exhibit L-1 or on Exhibit L- 2, as applicable.
  5. In addition, Office Showroom uses are permitted by right in the Point East, Point West, North Fields, and University Village Subdistricts.
    1. The Form Based Code shall apply only to the extent set forth in Exhibit E
    2. The exhibits attached and incorporated into this Ordinance shall serve as a guide for development of the Property and are the basis of future approvals by the Director of Development Services and the Planning & Zoning Commission. The ultimate layout (including major streets, site layout, building uses and general locations of Open Space areas) shall be determined at the time of Land Study (as referenced within Section 2 of this PD Ordinance), preliminary plat, preliminary site plan and/or site plan review by the Planning & Zoning Commission.
    3. The roadways, driveways, intersections, and fire lanes shown on the exhibits to this Ordinance are shown for illustrative purposes only. The configuration of roadways, driveways, intersections, and fire lanes will be required to meet City’s Engineering Standards and Fire Code, except as otherwise set forth in or allowed by this Ordinance.
    4. Proposed amendments to this Ordinance or any of the exhibits attached here to shall be submitted to the Director of Development Services and evaluated in conformance with Zoning Ordinance Section 6.14.07(c) Amendment Procedure (Major and Minor Amendments) and Section 18(n) of this Ordinance.
    5. Minor changes to Exhibit F, Street Sections, are permitted with the approval of the Director of Development Services and the Director of Engineering Services, including, but not limited to, changes to the location of the on-street parking, changes to street lighting design and alignment, setbacks, sidewalk width, landscape buffer widths, and tree spacing.
    6. Distances from a lot line to Open Space or parks shall be measured in a straight line without regard to any intervening structures or objects. In the event the walking distance from a lot line to an Open Space or Park exceeds the maximum required distances by more than thirty-three percent (33%) of the maximum required distances, the Director of Development Services may, at his or her discretion, require modifications to alleviate the excessive walking distance from a lot line to the Open Space or Park.
  1. Land Study and Project Tracking Plan:
    1. A proposed Land Study for a Land Study Area as generally depicted on Exhibit I must be filed with the City in accordance with the City’s Development Review Schedule and must receive approval by the Planning & Zoning Commission prior to the filing of preliminary plat, final plat, preliminary site plan or site plan. Failure to obtain approval of the proposed Land Study for a Land Study Area shall be grounds for denial or rejection of an application for a preliminary plat, final plat, preliminary site plan and/or site plan for the proposed development for which the proposed Land Study was filed. A public hearing on the proposed Land Study is not required. The Land Study will be approved if it meets the standards of this PD Ordinance and, except as modified by this Ordinance, all other applicable ordinances, rules and regulations of the City. The Land Study will be deemed approved if no action is taken by the Planning & Zoning Commission within 30 days after the applicant submits an administratively complete application. If the Land Study is not approved, or is approved with conditions, the Planning & Zoning Commission will provide to the applicant a written statement which includes a citation to the regulation which is the basis of the denial or the condition. Once the Land Study is approved, applications for preliminary plats, final plats, preliminary site plans and/or site plans for all or any portion of the proposed development for which the Land Study was approved may be filed and processed concurrently with the applicant’s understanding that if the applicable regulations require studies or supplement information, approvals may be conditioned upon such supplement information being provided. If the Land Study application includes the following it is administratively complete:
      1. the location of all minor and major arterial roadways identified on the City’s Thoroughfare Plan that are within or abutting to the Land Study Area;
      2. the general location and proposed cross section of any proposed streets that will run through the Land Study Area and connect from one arterial roadway to another;
      3. the general location and the cross section of any proposed local street or collector street that will serve as the boundary between residential (including FUL) and non-residential land uses, including streets that will surround proposed schools and parks (greater than three acres) and Open Space (greater than one acre).
      4. the general location of any proposed street connection across a creek or floodplain;
      5. the general location of proposed street entrances from the surrounding arterial roadways;
      6. the general location and extent of any Fields Interconnected Residential Street Networks or private neighborhoods proposed to be implemented;
      7. the general location of any major public street (ROW) or public way that will run through a mixed-use or commercial area;
      8. the general location of where any of the alternative street cross sections shown in Exhibit F are proposed to be used within the Land Study Area and the related land uses that will be allowed adjacent to them;
      9. proposed density calculations and proposed product types (residential and commercial) with the Land Study Area;
      10. the general location, acreage, and percentage of Open Space within the Land Study Area;
      11. the general location and acreage of parks within the Land Study Area;
      12. the general location of Hike and Bike Trails within the Land Study Area, including trail connections;
      13. connectivity of major water and wastewater infrastructure including locations of all proposed connection points to existing infrastructure;
      14. depict all water and wastewater infrastructure included in the City’s masterplans within the Land Study Area;
      15. wastewater flow projections and average daily water demands;
      16. the general location of proposed school sites;
      17. the general location of existing floodplain and proposed floodplain reclamation within the Land Study Area;
      18. general location of detention/retention features within the Land Study Area;
      19. existing topography (minimum two-foot contours) within the Land Study Area; and
      20. the general location of existing features, including man-made structures or improvements (e.g., cemeteries and water wells).
    2. Staff may require additional information reasonably required to confirm the Land Study complies with this Ordinance at the time of the Land Study. Staff may require the submission and approval of additional studies or other requirements as a condition of preliminary site plan or preliminary plat approval. Any approval of a Land Study is in all events subject to such studies and other requirements as may later arise in connection with preliminary site plan approval and/or preliminary plat approval. In the event any subsequent information or studies results in a requirement to amend the Land Study, approval of an amended Land Study shall occur prior to approval of any other plans.
    3. Land Study Expiration
      1. The approval of a Land Study shall be effective for a period of five (5) years from the date of approval, at the end of which time the Land Study shall expire unless the applicant demonstrates to the Director that progress has been made toward completion of at least 50% of the land area (by acreage) for the Land Study Area that was approved; for purposes of the preceding sentence, “progress” may be demonstrated by, among other things, submission of plats, engineering plans, applications for permits or other such indicator of development or pre-development work.
      2. An expired Land Study is null and void except as to those portions of the Property for which a preliminary site plan or preliminary plat has been approved.
      3. Any new Land Study submitted for review and approval shall be subject to the applicable regulations at the time of submittal.
      4. No rights derived from Chapter 245 of the Texas Local Government Code, as amended, or other vested rights shall accrue from a Land Study or an application for approval of a Land Study, nor does a Land Study or an application for approval of a Land Study provide “fair notice” of any project.
    4. A Project Tracking Plan shall be submitted with each preliminary plat, final plat, preliminary site plan or site plan to provide context for planning purposes and to serve as a “tracking tool” for compliance with this PD Ordinance. Updates to a Project Tracking Plan may be submitted at any time. Exhibit G illustrates the information contained in a Project Tracking Plan. It is an informational document that is used for tracking purposes only and no approval of a Project Tracking Plan is required. No rights derived from Chapter 245 of the Texas Local Government Code, as amended, or other vested rights shall accrue from the Project Tracking Plan and the Project Tracking Plan not be deemed to provide “fair notice” as provided therein. Each Project Tracking Plan shall be in conformance with the approved Land Study and shall track the following:
      1. The number of building permits issued for Fields Urban Living dwelling units with non-climate-controlled corridors, as well as the total number of building permits issued for Fields Urban Living dwelling units generally;
      2. cumulative wastewater flow projections and average daily water demands;
      3. the acreage, and percentage of Open Space within each Subdistrict;
      4. the acreage and percentage of parkland within the Subdistrict; and
      5. the approximate number of dwelling units (or range), as well as dwelling types, authorized by an approved plat within each Subdistrict and the Property (i.e., a Subdistrict-by-Subdistrict and overall density summary). For tracking purposes, each Project Tracking Plan submitted with a preliminary site plan or plat application will demonstrate general conformance with the Land Study and will include a tabular summary of each recorded plat for all or any portion of the property subject to this PD Ordinance.
  1. Definitions:
    Except as otherwise provided below, the definitions in Zoning Ordinance Section 7.01 shall apply to this Ordinance.

    1. Commercial Core – that portion of the property within an area that is within a perpendicular line drawn on either side of the Dallas North Tollway and extending 350 feet from the Dallas North Tollway Right-of-Way as same exists on the date hereof, as depicted on Exhibit H.
    2. Fields Residential 1A and 1B – single family detached units with each unit located on a separate platted lot and as more fully described herein.
    3. Fields Residential 2A and 2B – single family detached units with each unit located on a separate platted lot and as more fully described herein.
    4. Fields Residential 3A and 3B – single family detached units with each unit located on a separate platted lot and as more fully described herein.
    5. Fields Residential Townhomes – two (2) to eight (8) attached single-family units, with each unit located on a separate platted lot and as more fully described herein.
    6. Fields Urban Living or “FUL” – a type of residential development that is equal to or greater than 25 dwelling units per acre on the same platted lot and three stories or greater in height. Traditional “garden-style” apartments with predominantly surface parking are not a permitted Fields Urban Living product type. A maximum of three thousand five hundred (3,500) FUL units with non-climate controlled corridors are allowed before a minimum 50/50 ratio (measured at full build out) of climate controlled corridors to non-climate controlled corridors is required for all FUL units or such lesser percentage of non-climate controlled FUL units as may be approved by the Director of Development Services.
    7. Land Study Area – at least one and no more than four areas within each Subdistrict as illustrated on Exhibit I.
    8. Multiplex – a type of residential development that is less than or equal to 24 dwelling units per acre on the same platted lot and no taller than three stories or 40 feet and as more fully described in herein. Traditional “garden-style” apartments with predominantly surface parking are not a permitted Multiplex product type. All enclosed corridors in Multiplex projects shall be climate controlled.
    9. Net Acres or Net Acreage – The total remaining acres of a subdivision after subtracting land dedicated for rights-of-way greater than sixty (60) feet in width, floodplains and erosion hazard setbacks, easements greater than twenty (20) feet in width, thoroughfare screening and land provided for City and school district purposes.
    10. Open Space – see definition in Section 14.
    11. [Intentionally omitted]
    12. Primary Open Space – see definition in Section 14.
    13. Property – the property described by metes and bounds on Exhibit A.
    14. Secondary Open Space – see definition in Section 14.
    15. Student Housing Units – a type of residential development intended as student and faculty housing for undergraduate and graduate students, faculty or staff of the University of North Texas (“UNT”) and approved by UNT.
    16. Subdistrict – the planning Subdistricts depicted and described on Exhibit C and referred to in this Ordinance as North Fields, The Preserve, Brookside (including Brookside Subarea), Point West, Midtown West, Point East, Midtown East, East Village and University Village.
    17. Urban Mixed Use– a development or portion of a development that includes a mixture of residential and non-residential uses in a configuration where a majority of the buildings are two or more stories tall and pedestrian-oriented. For purposes of this definition, pedestrian oriented development is development that is designed and built to cater to the pedestrian by creating an experience of comfort, safety, security, attractiveness and interest. This includes land use patterns, urban design characteristics and transportation systems.
    18. Zoning Ordinance – the Frisco zoning ordinance, as amended from time to time.
  1. Development Standards and Phasing:
    1. Commercial Development Commitment. In the Point West and East Village Subdistricts at full buildout, no less than fifty-percent (50%) of the of the Net Acreage shall be non-residential or Urban Mixed Use development and no more than fifty- percent (50%) of the Net Acreage shall be Residential development (e.g., FR-3B, FR TH, Multiplex and FUL). In the North Fields, Midtown West and Midtown East Subdistricts at full buildout, no less than 70% of the of the Net Acreage shall be non- residential or Urban Mixed Use development and no more than 30% Net Acreage shall be Residential development (e.g., FR-3B, FR TH, Multiplex and FUL). For purposes of this paragraph, a mixed-use building with one or more non-residential uses (i.e. no residential uses) on the first floor and residential use on upper floors shall be considered Urban Mixed Use.
    2. Residential Development.
      1. A maximum of five thousand (5,000) single family residential units (including both detached and attached) are permitted within the Property.
      2. A total of two thousand (2,000) Fields Urban Living and Multiplex units are permitted within the Property. Additional Fields Urban Living and Multiplex units (collectively, the “Earn-Out Units”) are permitted as follows, not to exceed eight thousand five hundred (8,500) total Fields Urban Living and Multiplex units in the aggregate: (1) 1.0 unit for each 1,000 square feet of Class A office floor area within the Property measured from a certificate of occupancy and (2) 1.0 unit for each 1,000 square feet of full service “Upscale Hospitality” and “Upscale Retail” (collectively, “Non-Office Uses”) within the Property measured from a certificate of occupancy; provided, however, no more than fifty (50%) of the “Earn-Out Units” may be earned by Non-Office Uses. Once earned, the FUL and Multiplex earnout may not decrease. The Director of Development Services shall have the right to declassify an office project from being “Class A” if such project is not comparable to other “Class A” office buildings in Collin County, Texas in design or quality; such determination may be appealed by the applicant directly to the City Council and the City Council may, at its option by affirmative majority vote, issue a contrary determination. As used above, the term “Upscale Hospitality” shall mean any full-service hotel or lodging use operated as a brand rated “Upscale” or better by the J.D. Power annual “North America Hotel Guest Satisfaction Index Study” (but shall expressly not include any “limited service” hotel or lodging use) and “Upscale Retail” shall mean such retail and restaurant uses that are typically categorized as “Class A” and generally found in high-end projects such as The Shops at Legacy or Legacy West in Plano, Texas or comparable high-end projects elsewhere. In the event of a dispute regarding whether a particular retail use is “Upscale Retail,” such determination shall be reviewed and determined by the Director of Development Services.
      3. A total of one thousand (1,000) Student Housing Units are permitted within the Property, subject to the following:
        1. all Student Housing Units shall be located only in the University Village Subdistrict;
        2. Only 500 of the Student Housing Units are permitted “by right” from and after the date this Ordinance is adopted after approval of same by UNT, with the remaining 500 units being permitted only upon the earlier to occur of (i) the date such additional units are requested in writing by the Chancellor, President, Dean of Students or other authorized officer of UNT or the UNT system or (ii) the date that an additional student housing project is approved in writing, at any time or from time to time, by the Chancellor, President, Dean of Students or other authorized officer of UNT or the UNT System.
        3. Additional Student Housing units may be allowed upon approval of a Specific Use Permit by the Planning & Zoning Commission and the City Council following a request in writing by the Chancellor, President, Dean of Students or other authorized officer of UNT or the UNT system.
      4. A “Residential Density Cap” applies to each Subdistrict as identified below in the last row of Table 4-1 and as determined by calculating a maximum units per acre (U/A) permitted based on the Net Acreage of each Subdistrict. For purposes of this subparagraph 4(b)(iv), the “Net Acreage” calculation shall include only Net Acreage that allows residential uses.
      5. The restrictions on the number of Fields Urban Living units and Multiplex units described within this Ordinance, including but not limited to those shown on Table 4-1 and the additional restrictions and standards described in Sections 4(d) and 4(e) shall be the exclusive density restrictions on such product types.

Table 4-1


  1. N/A = Not Allowed
  2. P = Product Type is permitted and is not subject to a minimum or maximum number of units.
  3. * Overall number of Fields Residential 3B units may not exceed 600 units in the aggregate across the Property unless otherwise approved by the Director of Development Services. ** Minimum shall not apply if a single corporate user consumes 40 acres or more of the Subdistrict land area.
  4. *** FR-2B lots that are front-entry are not to exceed 950 total units unless otherwise approved by Director of Development Services. No more than eight contiguous FR-2B front-entry homes may be built on a single side of a block. FR-2B lots that are front-entry shall use paired driveways unless prevented by topographical changes. Anytime a retaining wall is required between houses for the length of the lot due to the grade of the street or a dropped garage is required, paired driveways are not required.
  5. NOTE 1: This Table 4-1 may be modified with the approval of City Council after a recommendation of the Planning & Zoning Commission, which approval shall not be considered a zoning approval or zoning amendment
  6. NOTE 2: The restrictions on Product Type by Subdistrict in the table above shall apply; however, if a Subdistrict restricts a certain Product Type to a maximum number of units, and less than the maximum number is developed in that Subdistrict, the remaining number of unused units in that product type in that Subdistrict may be transferred to a different product type in that Subdistrict provided: (1) the Product Type being transferred is permitted in the receiving Subdistrict pursuant to the table below; and (2) the Product Type being transferred to is less dense that the Product Type being transferred from (e.g., unused FR-3B may be transferred to FR-3A within the same Subdistrict, but unused FR-2A could not be transferred to FR-2B in the same Subdistrict).
  7. NOTE 3: Overall number of this product type will be limited by the Residential Density Cap and required “minimums” applicable to larger product types in each subdistrict.
    1. Preserve Subdistrict shall include the following additional standards:
      1. A minimum of thirty-five (35) FR-1A lots will be located along a golf course unless otherwise approved by the Director of Development Services.
      2. FR-TH lots within The Preserve shall be a minimum of twenty-six feet by ninety feet (26’ x 90’).
      3. Multiplex within The Preserve shall not exceed thirteen (13) units per acre.
      4. Subject to the discretionary approval the City Council following a recommendation by the Planning & Zoning Commission (which action shall not be considered a zoning approval or zoning amendment), Retail uses are limited to 80,000 square feet in the aggregate, excluding the square footage of hotel uses (hotels are a permitted use), located on one or more final platted lots with one or more contiguous lot lines. All non-residential uses within The Preserve shall be in accordance with the Retail zoning district and require approval of a Specific Use Permit.
      5. FR-3A lots within The Preserve shall be a minimum of thirty-five feet by ninety feet (35’ x 90’).
    2. Brookside Sub-Area shall include the following additional standards:
      1. The 156.9-acre area on Exhibit K is referred to throughout this Ordinance as the “Brookside Sub-Area”.
      2. Multiplex within Brookside Sub-Area shall be a maximum sixteen (16) units per acre.
      3. No Fields Urban Living within Brookside Sub-Area units may be located within 350 feet of Panther Creek Parkway in the hatched area shown on Exhibit K.
      4. No building permits will be issued for construction of Fields Urban Living units within Brookside Sub-Area until at least 250 single family lots have been final platted within the Property, unless otherwise approved by the Director of Development Services.
    3. Urban Core Subdistricts (Midtown West, Midtown East, Point West, and Point East) shall include the ability to transfer density between the four Subdistricts with the discretionary approval of City Council following a recommendation by the Planning & Zoning Commission, which approval shall not be considered a zoning approval or zoning amendment. To the extent one Subdistrict is below its residential density cap, any other Subdistrict in the Urban Core may exceed its specific residential density cap by same amount.
    4. University Village shall include a residential setback zone as depicted in Exhibit L-1 in which no residential dwelling structure shall be allowed. Point East shall include a residential setback zone as depicted in Exhibit L-2 in which no residential dwelling structure shall be allowed. Refer to Section 4.b.iii for Student Housing development.
    5. In the Commercial Core, residential dwelling units shall be prohibited unless within (i) a minimum 15-story tower, including podium or (ii) a vertically mixed-use project that incorporates at least 200,000 square feet of HVAC conditioned office space and a height of at least 180 feet. Podium parking floors are considered building stories for purposes of this Section.
    6. The following minimum development standards apply to single-family product types described in Table 4-2 (see illustrations on Exhibit M):

Table 4-2


  1. Up to nine hundred fifty (950) FR-2B front entry homes shall be permitted within the Property. Front entry garages shall (i) include enhanced paving and garage door treatments and (ii) be setback a minimum of five (5) feet from front face of the house or 25-feet, whichever is greater and (iii) at full build-out, a minimum of fifty percent (50%) of the front-entry homes in the Property will have a minimum lot depth of one hundred fifteen feet (115’). FR-2B lots that are front-entry shall use paired driveways unless prevented by topographical changes. Anytime a retaining wall is required between houses for the length of the lot due to the grade of the street or a dropped garage is required, paired driveways are not required.
  2. At full buildout, not less than fifty percent (50%) of the FR-3A lots in the Brookside, Point East, East Village, Point West and University Village Subdistricts shall be at least forty feet (40’) in width and ninety feet (90’) in depth.
  3. Additional requirements for FR-3B where there is a 3’ building separation:
    1. A minimum three-foot wide maintenance easement shall be placed between buildings on adjoining lot to allow for property owner maintenance in side yards. The easement may be split between lots.
    2. Equipment of any kind is not permitted to be placed in side yards and shall be built within the building pad of the home on the side or rear yard.
    3. Lots shall utilize pervious gravel or artificial turf in side yards between buildings for drainage so long as it doesn’t extend beyond the front building line.
    4. Fences are not permitted on the individual lot lines.
    5. Required parking may be offsite if located within 300 feet of the building it serves.
    6. Lots may take access from, and units may front on, a public or private street, mews street, slip road, or access easement.
  4. At the sole discretion of the Director of Development Services, FR-TH lot widths may be reduced to 14’ minimum width and 40’ lot depth in the following subdistrict: Midtown West, Midtown East, Point West, Point East, Brookside Sub-Area, East Village. Lot area in Table 4-2 does not apply.
  5. At the sole discretion of the Director of Development Services, FR-TH may be served by front entry garage in the following subdistricts: Brookside Sub-Area, Midtown West, Midtown East, Point West, Point East and East Village.
    1. The following standards apply to all Product Types built on a mews.
      1. A mews is a special type of alley that serves as the only vehicular and emergency access to residences that do not have typical frontage along a public street. A mews has 24 feet of pavement centered in 30 feet of ROW and shall meet the requirements described in Frisco’s Engineering Standards.
      2. In cases where residences front onto Open Space rather than a street, the residences shall back to a mews and be addressed to that mews.
      3. In cases where residences face a street, but their lots do not have the required frontage on that street’s ROW, the residences shall back to a mews and be addressed to that mews.
      4. A mews shall be striped as a fire lane in accordance with the Fire Code to show that parking is prohibited within the mews pavement.
      5. The rear door of a single-family (detached and/or attached) home facing a mews shall be a minimum of 36-inches wide and shall not be through the garage.
      6. Fencing along the mews shall not block sight line visibility to the structure.
      7. The minimum width of a townhome residence backing onto a mews shall be 26 foot wide.
    2. The following development standards shall apply to Multiplex, Fields Urban Living, and non-residential development described in Table 4-3 (see also Exhibit N).

Table 4-3


  1. Multiplex units shall have a 60-foot yard setback when the building is in excess of two stories and has a front or side yard adjacent to the front or side yard of a FR-1A or FR-1B single-family home. Less than a ten-foot (10’) rear yard or garage setback is only applicable when a twenty-four-foot (24’) alley is provided. When a rear yard or garage setback is ten feet (10’) or more, an eighteen-foot (18’) alley is applicable.
  2. Each building façade facing a public street, public way, and/or fire lane shall be constructed to the setback line. This requirement may be satisfied, and portions of the street facing façade may exceed the setback line to accommodate the following conditions and improvements between the façade and setback: fire lanes adjacent to a designated Open Space, curved lot lines, setbacks resulting in the preservation of protected trees, building articulations, service areas (subject to screening), motor courts with enhanced pedestrian paving, pedestrian access, outdoor seating areas, or walkways, pocket parks or linear parks, landscape buffers, patios, sidewalk cafes, plazas, water features, utilities or utility easements, and similar improvements approved by the Director of Development Services.
  3. The following portions of a building may encroach into required Building Setbacks a maximum of six feet; eaves, roof extensions, porches, terraces, steps, attached signs, lighting fixtures, railings, balconies, canopies, awnings, window sills, belt courses, cornices, and other similar building features, as well as below grade improvements (provided that the minimum pedestrian path is provided as shown on Exhibit F). Any encroachment not specifically allowed noted herein, the Zoning Ordinance, and/or the Form Based Code will require the Director of Development Services approval.
  4. A seven-foot clear pedestrian path will be maintained at all times for all Fields Urban Living and other non-residential uses.
  5. A “break” shall be required in the façade of a minimum 10’ by 5’ deep every 300’ of continuous block face. In addition, the setback may be reduced to 10 feet for not more than twenty-five percent (25%) of a building frontage on each single block.
  1. Exhibits:
    1. Use and development of the Property shall be in conformance with this PD Ordinance and all exhibits hereto.
    2. The regulations in Section 4 and elsewhere in this Ordinance and on the exhibits attached hereto shall be the exclusive regulations governing building setbacks and other types of setbacks, lot area, lot width, lot depth, residential density, dwelling area, height, number of stories, coverage, and floor area ratio.
  1. Perimeter Landscaping:
    1. A minimum 30-foot perimeter landscape buffer is required along Dallas Parkway and US 380. A minimum 25-foot perimeter landscape buffer is required along Legacy Drive, Rockhill Parkway, Fields Parkway, Frisco Street and Panther Creek Parkway. The required landscape buffers are inclusive of easements. Utility easements can be located within landscape buffers if required planting can be met.
    2. Neither the City nor any franchise utility shall be required to replant landscaping plants and materials in a landscape buffer that are damaged in the process of making repairs or installations to trees, shrubs or other plants (other than normal grass and sod) in such landscape buffer. Such damage shall be repaired by the owner of the damaged property or, if applicable, an owners’ association.
  1. Landscape Requirements:
    1. Except as otherwise provided in this Ordinance, the landscape requirements of Section 4.02 of the Zoning Ordinance shall apply.
    2. Street tree spacing shall be standardized per Subdistrict as follows:

30’ Street Tree Spacing

  • North Fields
  • Point West
  • Midtown West
  • Point East
  • Midtown East

35’ Street Tree Spacing

  • Preserve
  • Brookside
  • East Village
  • University Village

    1. Street tree planting will be on center as adjusted to accommodate infrastructure and driveways.
    2. Street trees may be planted using tree sump drainage rings as an approved alternative to structured soil.
    3. All trees planted within four feet back of curb shall require installation of a root barrier between the curb and tree.
    4. Trees within landscape buffers and street trees may be clustered or planted within buffers and Open Space to accent view corridors, landmark buildings, or other designated points of interest to be defined on the preliminary site plan or preliminary plat.
    5. Single family development (detached and attached) shall comply with the following tree requirements described in Table 7-1. Street tree requirements shall be required for all lots separate and in addition to the minimum number of Shade Trees Required per Table 7-1.

Table 7-1


  • *Notwithstanding the lot width, no shade trees will be required for single family attached or detached lots with less than 15 feet of front yard depth.
  1. Screening Requirements:
    1. Ground-mounted utility and other utility apparatus associated with non-residential, Fields Urban Living, Multiplex, and Student Housing development, including transformers, shall be screened from the view of streets, sidewalks, walking paths, bicycle paths, and adjacent properties. Screening shall meet minimum clearances required by affected utility companies. Permitted screening methods include:
      1. Masonry walls architecturally consistent with the adjacent buildings on the site; and/or
      2. Landscape hedge/trees or other green material that materially obscures the visibility of the equipment.
      3. Any combination of subsection of 1 or 2 above.
      4. Other material subject to review and approval of the Director of Development Services or approval by a minor waiver consistent with the intent of this subsection.
    2. All transformers associated with single-family development shall be screened from the view of streets, sidewalks, walking paths, bicycle paths, and adjacent properties with landscape hedge/trees or other green material that materially obscures the visibility of the equipment.
    3. In instances where single family and/or multiplex development is across an alley and/or a street from commercial uses, screening is not required.
  1. Parks:
    1. Not less than 12 neighborhood parks, containing no less than 72 acres in the aggregate, shall be provided within the Property at full buildout. See Exhibit P for approximate location of parks. Parks may be dedicated by final plat or separate instrument. Upon dedication of the foregoing parkland, a credit towards the requirements of the Parkland Dedication Ordinance shall be applied. In addition, applicant shall receive credits against such park dedication requirements and park development fees for such additional dedications, trails, widening of sidewalks and other park improvements, including credits for such trails as are shown on Exhibit P attached hereto to the extent in excess of then current City of Frisco requirements, as may be dedicated and/or constructed by applicant as, subject to allowances set forth in the Parkland Dedication Ordinance or approval by the Parks Department of the City of Frisco. Notwithstanding anything in this Section or elsewhere in this Ordinance, nothing herein shall be construed or deemed to exclude any other credits otherwise available to applicant under the ordinances of the City of Frisco.
    2. A park shall be within 2,600 feet of the lot line of each residential unit it serves. Parkland location attributes shall follow the development guidelines on Parks and Recreation Open Space Master Plan.
    3. Minimum Park Widths:
      1. The width of any park should not be less than 150 feet and for a short distance only due to physical site constraints in the Subdistricts of Preserve, Brookside, City Village, North Fields and University Village. A majority of parks in these subdistricts will be at least 200 feet in width.
      2. The width of any park should not be less than 75 feet in the Subdistricts of Point West, Midtown West, Point East and Midtown East. The 75-foot minimum may be reduced to 50 foot in selective applications with the discretionary approval of the Director of Parks.
    4. Hike and Bike trails shall be a minimum of five (5) miles in the Property. See Exhibit P for approximate location of trail locations and widths, or such greater widths as shown on the Hike and Bike Master Plan, or such other locations or widths as determined by the Director of Development Services.
    5. Subject in all events to the 72-acre minimum aggregate park dedication requirement set forth in Section 13(a) above, Table 9-1 below describes the minimum parkland area for each Subdistrict and the minimum sizes for parks within each Subdistrict. Parks may be less than the standard size with enhanced pedestrian connectivity as approved by the Director of Development Services or the Director of Parks.

Table 9-1

  1. Off-Street Parking and Loading Requirements:
    1. In commercial areas, the minimum off-street parking requirement may be satisfied with off-street parking, as well as on-street parallel or angled parking spaces along public streets, public ways, or fire lanes. On-street parking is prohibited along any Type A or Type B thoroughfare.
    2. The minimum parking requirement for Fields Urban Living and Multiplex shall be 1.0 parking spaces for each one-bedroom, 1.5 for each two-bedroom unit and two parking spaces for each unit with three or more bedrooms.
    3. A minimum of ninety percent (90%) of the required parking for Fields Urban Living shall be provided within a structured parking garage and/or tuck under space. A minimum of ninety percent (90%) of the required parking for Student Housing Units shall be provided within a structured parking garage and/or tuck under space, or such lesser percentage as may be approved by the Director of Developer Services in his sole discretion. Any required parking not provided in a structured parking garage shall be located onsite and may be provided in a private way or other easement.
    4. A minimum of ninety percent (90%) of the required parking for Multiplex shall be provided within (i) a tuck under garage, or (ii) an attached garage (being any garage with direct access to the primary dwelling structure). Any required parking not provided in a garage may be located as on-street parking adjacent to the site. Visitor parking shall be allowed as surface parking in a private way or other easement.
    5. Multiplex garages may be one or two cars per unit. In the Midtown East, Midtown West, Point West, Point East and North Fields Subdistricts, and for F-TH and FR-3B garages may be one or two cars per unit.
    6. Fields Urban living parking garage spaces shall be gated off from other parking spaces and cannot be shared with other uses.
    7. A parking garage or portion of a parking garage associated with a Fields Urban Living building or Urban Mixed-Use building may extend above the main structure if such extension is (i) architecturally compatible and (ii) not more than one (1) story above the highest portion of the structure(s) it serves (such limitation does not apply to mechanical extensions or elevator penthouses); parking is allowed on top deck and (iii) light standards and fixtures shall be ten feet (10’) tall or less and fixtures shall be fully shielded to allow only downward light.
    8. Required parking may be provided off-site for nonresidential uses if located within 600 feet of the building it serves.
    9. Shared parking is permitted as described in the Urban Land Institute’s publication “Shared Parking” (2nd Edition or later editions). If parking is reserved for any specific tenants, then said parking is removed from the shared parking; the foregoing shall not prohibit “office only”, “retail only”, or other such group reservations if time restricted.
    10. If residential units within the Fields Urban Living complexes are converted to commercial uses, as allowed herein (first floor retail ready areas), no additional parking will be required for those commercial uses beyond the residential parking standards previously approved.
    11. Plans for valet stands and valet operations shall be submitted to the Director of Engineering Services and the Director of Development Services for review and approval with the site plan application. Valet stands shall be placed in a location not to impede the normal pedestrian flow, leaving a minimum six-foot wide path along the sidewalk.
    12. Temporary parking may be constructed of any all-weather surface, and is not required to be paved with concrete, subject to the approval of the Director of Engineering Services or his/her designee. For purposes of this provision, temporary parking is:
      1. parking that is temporary in nature due to phasing of development, such as parking that will be replaced by a building or parking garage in a future development phase;
      2. parking that is used only during construction; or
      3. parking that serves a temporary use, including, but not limited to, parking for special events or temporary uses, including food trucks.
    13. All Fields Urban Living buildings shall provide and maintain an off-street area for loading and unloading. All drives and approaches shall meet the criteria noted within Subsection 4.04.04(a) of the Zoning Ordinance.
  1. Residential Fencing: The Zoning Ordinance fencing requirements shall apply to residential development except as expressly set forth on Exhibit E and the following:
    1. Fencing that faces a public street or is between single family detached or attached homes may be solid six foot tall, wood fence, masonry fencing, or open fencing constructed of picket fencing or metal fencing with a wrought iron appearance and shall be located at least five feet behind the front building facade. For purposes of this paragraph, the front building facade does not include any porch area.
    2. Corner lots and lots adjacent to Open Space are not required to have fencing; however, the property line between private property and public Open Space will be delineated in a reasonable manner. Fencing located adjacent to a street on a corner lot, or adjacent to Open Space, shall be at least fifty percent open in the area where the fencing abuts a street or Open Space.
    3. Fences are permitted within front yard setbacks as provided herein. Fences located in a front yard setback of FR-1A and FR-1B in the Preserve Subdistrict may be up to 72 inches in height and shall include a gate. Fences located in a front yard setback of FR-3A, FR-3B and FR-TH in the Brookside Sub-Area, East Village, University Village, Point West, Point East, Midtown West, and Midtown East Subdistricts may be up to 42 inches in height and shall include a gate. Fences located in a front yard setback shall be constructed of picket, masonry, or metal fencing with a wrought iron appearance or any combination of the foregoing materials.
    4. In instances where metal fencing with a wrought iron appearance is permitted, a low masonry wall not to exceed 50% of the total fence height or masonry columns shall be permitted in conjunction with the open fencing as long as the overall height does not exceed that noted above.
    5. Multiplex and Fields Urban Living developments do not require an eight-foot masonry fence along the perimeter.
  1. Use of Public Right-of-Way:
    1. Landscaping and lighting fixtures are permitted in the City of Frisco controlled public right-of-way subject to the approval of the Director of Engineering Services.
    2. The following improvements are permitted within the City of Frisco controlled public right-of-way in addition to all other improvements the city permits within the City of Frisco controlled public right-of-way: seating areas for sidewalk cafes, benches, signage, valet stands, arcades, awnings, canopies, cornice projections. Reference Exhibit F for Street Section.
    3. No business-related signs can be permanently installed in the ground or pavement within the right-of-way unless approved under an agreement approved by City Council. Signage identifying the Fields development is permitted on bridges and other public improvements in the City of Frisco controlled right-of-way subject to the approval of the Director of Engineering Services.
    4. Privately-owned wireless network improvements, such as small pods and antennae, may be installed on city light poles in accordance with City permitting process.
  1. Transportation:
    1. Fields Interconnected Residential Street Network. An interconnected street network is a regularly repeating “grid” of similarly sized streets with short block lengths that offers redundant traffic circulation routes through a neighborhood with the goal of dispersing vehicle trips among several streets so no one street behaves like a collector street. The interconnected network also increases walkability by providing walking routes in all directions at every corner. While traditionally used in older urban areas with rectangular grids, the Fields Interconnected Street Network structure will be softened to respond to existing topography and natural features through the use of a curvilinear, yet regularly interconnected network. The Fields Interconnected Residential Street Network may be implemented in single-family residential areas identified on an approved Land Study.
      1. The Fields Interconnected Residential Street Network requires more street connections to the adjacent arterial roadway than is typical in suburban residential development. A Fields Interconnected Residential Street Network may connect to Fields Parkway, but it shall not connect to any major arterial (any Type A thoroughfare shown on the City’s Thoroughfare Plan).
      2. A Fields Interconnected Residential Street Network may connect to an internal four-lane divided roadway that is not part of the City’s Thoroughfare Plan or to an internal collector.
      3. Along a major arterial roadway other than Preston Road or US 380, if it is possible to locate several successive entrance streets as close together as allowed by Frisco’s Engineering Standards (e.g., with median openings 300 feet apart, measured nose-to-nose), the adjacent network of residential streets can be considered a Pseudo-Fields Interconnected Residential Street Network. A Pseudo-Fields Interconnected Residential Street Network shall follow the standards listed in subsection b below except where noted otherwise.
    2. Where the City has approved the implementation of a Fields Interconnected Residential Street Network on an approved Land Study, the following exceptions to the City’s Engineering Standards shall apply to the residential streets within that network:
      1. Streets within a Fields Interconnected Residential Street Network shall not be subject to the street length requirements in Frisco’s Engineering Standards provided that no block is longer than 700 feet and each street has no more than 1,200 feet of length between a change in direction, roundabout, a mini-roundabout, or a stop sign. The traffic control used at each intersection shall be subject to approval by the Director of Engineering Services to ensure that stop signs are used properly (according to the TMUTCD) and that traffic is not encouraged to use one street more than another. Streets with block lengths longer than 700 feet will be subject to the street length requirements in Frisco’s Engineering Standards unless otherwise approved by the Director of Engineering Services.
      2. Where a Fields Interconnected Residential Street Network connects to a Type B thoroughfare, median openings shall not be required for every entrance street, provided that any entrance street without a median opening is immediately between two entrance streets that do have median openings and provided that it has repeated cross street connections to both of those streets within the interconnected network. In no circumstance will consecutive entrance streets without median openings be allowed. (This subsection ii shall not apply to a Pseudo-Fields Interconnected Residential Street Network connected to a major arterial roadway.)
      3. No median opening of a Fields Interconnected Residential Street Network shall be located closer to the intersection of two arterial roadways than what is allowed for a typical median opening in Frisco’s Engineering Standards.
      4. A right-turn lane shall be required for every entrance street where a Fields Interconnected Residential Street Network connects to a major or minor arterial (a Type A or B thoroughfare on the City’s Thoroughfare Plan). A right-turn lane shall not be required for entrance streets where a Fields Interconnected Residential Street Network connects to a four-lane divided roadway internal to a Subdistrict that is not on the City’s Thoroughfare Plan.
      5. Where a Fields Interconnected Residential Street Network connects to a minor arterial (a Type B thoroughfare on the City’s Thoroughfare Plan), residential lots shall not front onto an entrance street within 30 feet of the ROW line of the arterial roadway and residential driveways shall not connect to the entrance street within 100 feet of the ROW line of the arterial roadway. There shall be a minimum 30-foot wide HOA lot located between the ROW line of the arterial roadway and the residential lots. This HOA lot shall ensure there is enough room for street trees, the arterial’s sidewalk, and the screening wall between the right-turn lane and the side of the first residential lot. Also, the entrance street shall be 36-feet wide until reaching a point 100 feet from the ROW line of the arterial and shall narrow to 30 feet wide beyond that point. This will allow a car to be parked in front of the homes fronting the street closest to the entrance without interfering with inbound and outbound traffic.
      6. The requirements of Subsection 13(b)(iv) above will not apply where a Fields Interconnected Residential Street Network connects to a four-lane divided roadway internal to a Subdistrict that is not on the City’s Thoroughfare Plan.
      7. Where a Pseudo-Fields Interconnected Residential Street Network connects to a major arterial (a Type A thoroughfare on the City’s Thoroughfare Plan), residential lots shall not front onto an entrance street within 100 feet of the ROW line of the arterial roadway. There shall either be a minimum 25-foot wide HOA lot adjacent to the ROW plus a tier of lots backing to the major arterial, or there shall be a 100-foot wide HOA lot between the ROW line and the first lots allowed to front onto the entrance street. The HOA lot shall contain the street trees, the arterial’s sidewalk, and the screening wall between the right-turn lane and the neighborhood.
      8. The entrance streets within a Fields Interconnected Residential Street Network shall be exempted from the primary entrance street requirements in Frisco’s Engineering Standards. All of the entrance streets shall be considered secondary entrance streets.
      9. Regardless of their length, none of the entrance streets within a Fields Interconnected Residential Street Network shall be considered to be a residential collector provided that there are at least three consecutive entrance streets and the street network or the destinations within the Subdistrict would not cause traffic to disproportionately use one entrance street more than another. In such a case, residential lots shall be allowed to front onto each entrance street within a Fields Interconnected Residential Street Network, subject to the restrictions in subsections v, vi, vii, x and xi of this Section 13(b). Two consecutive entrance streets may satisfy these requirements if approved by the Director of Engineering Services.
      10. If an entrance street within a Fields Interconnected Residential Street Network connects to an existing or planned traffic signal, no homes shall front onto the street between the arterial roadway and the first internal intersection. The first internal intersection shall have a roundabout, stop sign or other traffic calming device approved by the Director of Engineering Services if homes face the street on the next block.
      11. If the Director of Engineering Services determines that traffic will not be evenly distributed in a Fields Interconnected Residential Street Network because an irregularity exists in the street network (such as, but not limited to a missing block, a travel discontinuity, or one street being wider than another) or because a school, park, amenity center or other similar destination will be located within or on the far side of a Fields Interconnected Residential Street Network, the Director of Engineering Services may restrict one or more entrance streets from having homes front onto them in a manner similar to Section 13(b)(x) above.
    3. Street Design Exceptions. The following exceptions from Frisco’s Engineering Standards shall apply to all streets internal to a Subdistrict (regardless of whether they are in a Fields Interconnected Residential Street Network):
      1. All two-lane streets internal to a Subdistrict shall have a Design Speed of 25 mph.
      2. The minimum horizontal centerline radius for all two-lane streets internal to a Subdistrict shall be 200 feet.
      3. All two-lane streets internal to a Subdistrict may intersect at an angle between 70 and 90 degrees.
      4. All intersection curb radii internal to a Subdistrict shall be a minimum of 20 feet. Bulb-outs can be used at intersections as described in subsection viii below.
      5. Residential lots are allowed to face a Type C thoroughfare or a residential collector provided that the lots are separated from the street ROW by an HOA lot at least 25 feet wide, that the homes back to and are addressed to a mews, and that landscaping and/or decorative fencing is used to disrupt any appearance that the front yards of the homes might extend all the way to the street.
      6. Residential lots are allowed to face a Type B thoroughfare provided that the lots are separated from the street ROW by an HOA lot at least 50 feet wide, that the homes back to and are addressed to a mews, that no parking is allowed or seemingly encouraged to occur on the Type B thoroughfare, that sufficient convenient visitor parking is provided nearby as determined by the Director of Engineering Services, and that a decorative fence or wall that meets City standards is installed between the front yard of the homes and the public sidewalk along the Type B thoroughfare. Any gates installed in the fence or wall shall be limited to communal access points and shall not appear to provide individualized access to each lot. All such gates shall be a minimum of 80 feet apart.
      7. Residential blocks shall be wide enough to allow two tiers of lots except where only one tier of lots is possible due to the size of the property or the need to back up to a major or minor arterial roadway (a Type A or B thoroughfare). The minimum block width is dependent upon the minimum lot depths specified in Section 4 of this document, except where a street connects to an arterial roadway where the minimum block width is dependent upon the required spacing between street connections and the required right-turn lane to each street.
      8. Traffic calming features may be used to discourage speeding and cut- through traffic on streets internal to a Subdistrict as long as they do not inhibit emergency access to any street or structure. Such features include median islands where no homes face the street, roundabouts, mini-roundabouts, bulb-outs at intersections, and mid-block chokers (pinch points). Bulb-outs and chokers shall reduce the width of a two-lane roadways to no less than 22 feet wide and the narrowed section shall be no longer than 15 feet to prevent cars from illegally parking next to them. The location and type of device is subject to approval by the Director of Engineering Services and shall be determined at the time of preliminary site plan or preliminary plat.
      9. Vegetation that never grows more than 24 inches tall (measured from the top of curb) shall be allowed in a median where the median is between three feet and eight feet wide, back of curb to back of curb.
      10. A permanent dead-end alley shall be permitted in residential development provided that the dead-end alley shall be privately maintained in an access easement across no more than three lots with the dead-end pavement being no longer than 85 feet.
      11. A single-family detached home may be oriented so that the home faces a residential roundabout provided that its driveway does not intersect with the roundabout or along any section of street with a splitter island and provided that a minimum of one legal on-street parking space (20 feet long) is located on the same side of the street in front of the lot or within 20 feet of either edge of the lot. Any such parking space cannot be located within the roundabout, next to a splitter island, or within 20 feet of the roundabout’s crosswalk.
      12. Alternative decorative lighting poles and fixtures are allowed on local streets internal to a Subdistrict provided that they meet the City’s illumination and spacing design requirements, that they are approved by and maintained by the power company, and that the lighting style is consistent throughout each neighborhood.
      13. Exhibit F shows supplemental street cross sections that can be used in addition to those shown in the City’s Engineering Standards, subject to City approval within a Land Study.
      14. All streets internal to a Subdistrict may have enhanced paving, colored concrete, and/or stamped concrete. Pedestrian crossings may be delineated with enhanced paving. The Director of Engineering Services shall approve the design of any enhanced paving to minimize confusion to motorists and pedestrians and to ensure there are no conflicts with pavement markings. In the event any of the enhanced paving in a public street is removed by pavement or utility work, the City of Frisco will not replace the enhanced paving (other than brick pavers). An encroachment agreement can be executed to allow the Fields developer, HOA or POA to maintain the enhanced pavement.
      15. Non-residential and urban living streets internal to a subdistrict shall not be subject to curvilinear street requirements.
    4. Private Residential Streets.
      1. Private Street Developments are allowed by right in the Preserve Subdistrict provided that the criteria listed in Frisco’s Zoning Ordinance Section 3.02.01(A)(26)a are satisfied with the necessary studies and/or exhibits at the time of Preliminary Plat.
      2. A traffic study shall be required prior to the approval of a preliminary plat neighborhood to show that the private neighborhood has a sufficient number of entrances and that the design of the gated entrances will provide enough vehicle stacking to ensure traffic does not back into a public street.
      3. Private streets constructed within a Subdistrict are not owned or maintained by the City of Frisco.
      4. Private streets shall be designed to the same standards as public streets (including the design standard exceptions in Section 4.c), except that Frisco shall allow the Fields developer to design the private residential streets with the following exceptions to Frisco’s Engineering Standards with the understanding that the developer is solely responsible to accept, answer, mitigate and/or resolve any complaints received from the residents or HOA officials of the private neighborhood with regard to speeding, parking, traffic circulation, pedestrian crossings, or any traffic related issue:
        1. Private residential streets can be designed without regard to the street length limitations in Frisco’s Engineering Standards.
        2. Private residential streets can be designed without regard to the prohibition of fronting lots onto residential collectors or ring roads listed in Frisco’s Engineering Standards.
      5. If the Fields Developer and/or HOA of a private neighborhood desires the Frisco Police Department to enforce speed limits and traffic laws in the private neighborhood, the developer shall install all traffic control devices in the private neighborhood according to City standards and the HOA shall enter into an agreement with the City wherein the HOA agrees to maintain the traffic signs and sign posts within the private neighborhood according to City standards (including break-away sign posts, standard speed limit and traffic rules, sign placement, and sign size, color, font, and retroreflectivity).
      6. Entry gates shall remain open from 7:00 am to 7:00 pm daily until such time the HOA provides a guard at one of the entrances during those hours. At the HOA’s option, the gates may be closed between 7:00 am to 7:00 pm daily without a guard provided that the gates open automatically upon approach, the gates swing away from the approaching vehicle, the entry gate has a turn-around constructed according to Frisco’s Engineering Standards, and the HOA installs and maintains the following signs in the case that the entry gate is located on an entrance street that connects to a major or minor arterial (any Type A or B thoroughfare shown on the City’s Thoroughfare Plan):

• A sign shall be installed on the gate that has a minimum two-inch (2”) letters that reads:

BETWEEN THE HOURS OF 7:00 AM AND 7:00 PM
PULL UP AND STOP
GATE WILL OPEN AUTOMATICALLY

• A smaller sign shall be installed on the callbox(es) that reads:

Between the hours of 7:00 am and 7:00 pm Pull up to gate for it to open automatically

  1. Open Space and Trails: The following provisions are the Open Space and trail requirements applicable to the Property and other city regulations relating to open space and trails of any kind shall not apply to the extent inconsistent with the provisions of this Section 14:
    1. At full buildout of a Subdistrict, the Subdistrict shall meet the applicable minimum percentage of Open Space required in Table 14-1 below. A minimum of 12 percent of the Property shall be designated as Open Space at the time the last final plat of the Property is approved, and at full buildout of the Property. When calculating the Open Space percentage on each final plat that calculation will be based on acreage net of right-of-way with widths of 60 feet or greater.

Table 14-1

    1. Subject to the other requirements of this Section 14 relating to certain applicable required improvements, “Open Space” means any of the following areas used for enjoyment of owners and occupants of the land adjoining or neighboring:
      1. rooftop patios or gardens that are open to and accessible by the public;
      2. floodplain, provided that no more than fifty percent (50%) of the floodplain within the Property may count as Open Space, subject to the requirements of this Section 14;
      3. amenity centers owned and maintained by a homeowner’s association with unrestricted access;
      4. water bodies, provided that no more than fifty percent (50%) of the water surface area, if the applicable requirements set forth below are satisfied within the Property, may count as Open Space, including, but not limited to, manmade and natural water bodies and detention ponds, subject to the other requirements of this Section 14(m)(v);
      5. areas maintained in a natural state that are open to and accessible by the residents and tenants of the development whether platted separately or incorporated as part of a commercial platted lot;
      6. areas maintained in a natural state that are open to and accessible by the residents and tenants of the development even if within a gated or restricted access community
    2. Open Space Categories
      1. “Primary Open Space” means a contiguous Open Space area consisting of no less than 10,000 square feet measured from the property line.
      2. “Secondary Open Space” shall be a contiguous Open Space area consisting of no less than 5,000 square feet measured from the property line; provided, however,
        1. A maximum of twenty five percent (25%) of the required Secondary Open Space square footage in Brookside Subdistrict and the Preserve Subdistrict may consist of less than 6000 square feet, and;
        2. A maximum of fifty percent (50%) of the required Secondary Open Spaces square footage in all other villages may be less than 6000 square feet.
      3. “Super Primary Open Space” shall be a contiguous Open Space area consisting of no less than 20,000 square feet measured from the property line.
      4. “Linear Open Space” shall be contiguous Open Space areas occurring in or adjacent to flood plains, activated utility easements, or, if approved by the Director of Development Services, elsewhere within the Property. Pedestrian connectivity between parks and Open Spaces is encouraged.
    3. [This subsection has been intentionally omitted.]
    4. Except for Open Space located adjacent to a floodplain, the minimum width of an individual Open Space area shall be fifty feet (50’) measured to the property line unless a lesser width is approved by the Director of Development Services in his sole discretion; provided, however, Open Space in the Midtown East and Midtown West Subdistricts may be as narrow as thirty feet (30’). Irregular shaped areas that are attached to and programmed with an Open Space that already meets the minimum area and width requirements may be included in the required Open Space percentage requirements as and to the extent approved by the Director of Development Services.
    5. Where trails are provided adjacent to a rear or side lot line, a minimum twenty-foot (20′) setback is required between the trail edge and the property line and the average setback must be at least forty feet (40’). This subsection 14.f and the setback requirements set forth herein are not applicable in the Preserve Subdistrict along the property line abutting the adjacent golf course.
    6. All lots shall be located within nine hundred feet (900’) of a Primary Open Space. The golf course adjacent to the Preserve Subdistrict shall be considered Primary Open Space for purposes of the preceding sentence but shall not be used to satisfy the minimum twelve percent (12%) Open Space requirement applicable to the Property or the minimum Open Space requirements for a Subdistrict.
    7. All lots shall be located within five hundred fifty feet (550’) of a Secondary Open Space.
    8. In addition to the requirements in Section 14(g) and Section 14(h) all lots in the Subdistricts of Midtown West and Midtown East shall be located within two thousand, two hundred fifty feet (2,250’) of a Super Primary Open Space.
    9. Open Space located adjacent to or along creeks, railroads and utility lines providing alternative non-motorized access to parks, schools, neighborhoods, civic, commercial or other destinations is required to have street (including public ways or private streets) adjacency of fifty percent (50%) unless otherwise approved by the Director of Development Services. All other Subdistricts where commercial commitments exist (i.e. North Fields, Midtown East, Midtown West, Point West and East Village Subdistricts) shall have a minimum street adjacency of thirty percent (30%) and provide public access points at least twenty feet (20’) in width at intervals of every twelve hundred feet (1200′), more or less depending on field conditions. Trails that are twelve feet (12’) wide and greater will count toward the applicable percentage of adjacency.
    10. Trails are permitted in the floodplain if such trails are maintained by a homeowner’s association; such trails shall be subject to the City’s normal and customary engineering standards.
    11. A minimum of 3.5 caliper inches of shade trees which may, if approved by the Director of Development Services, include existing trees, is required for each Open Space area.
      1. Open space areas less than 15,000 sf – 1 tree per 2,500 sf
      2. Open space areas greater than 15,000 sf – 1 tree per 5,000 sf
      3. Street trees installed in accordance with the requirements of Section 7(b) above shall count towards usable open space tree requirement as provided in City of Frisco Ordinance 4.13.01(E) (1) c.
    12. Open Space shall be developed as a combination of publicly or privately owned and maintained Super Primary Open Space, Primary Open Space, Secondary Open Space, Linear Open Space, and Water Open Space incorporating, at a minimum, the amenities as described below:
      1. Linear Open Spaces: Must include all of the following at full buildout. The design for trails and trail amenities required herein must follow the design guidelines as specified in the Hike and Bike Master Plan.
        1. Up to fourteen feet (14’) wide hike and bike trail (minimum ten feet (10’) wide), or as otherwise depicted on Exhibit P or as depicted on the Hike and Bike Master Plan;
        2. Activity nodes every 1⁄4 mile;
        3. Primary trail head at each end of Fields (Panther Creek Trail) system (two primary trailheads)
          1. Low stone seating walls or benches
          2. Trail map showing general distances and Field’s trail network
          3. Water fountain for pedestrians and dogs
          4. Trash and recycle cans
          5. Trailhead can be incorporated with item 6, 7, and 8
          6. Parking (minimum 15 spaces)
        4. Secondary trail heads at approximately 3/4 mile spacing
          1. Low stone walls or benches
          2. Low level lighting
          3. Trash and recycle cans
          4. Secondary trail head can be incorporated with item 6,7, and 8
        5. Trash and recycle cans at all trail connections;
        6. Pair of benches at approximately one thousand, two hundred fifty feet (1250’) intervals on-center (bench pairs may be grouped together or separated)
        7. Child’s play area (one per side – East and West of Dallas North Tollway; two total play areas)
          1. Playground for various children age group
          2. Picnic tables
          3. Shade structure
          4. Lighting
          5. Trash and recycle cans
        8. Natural environment activation (one per side – East and West of Dallas North Tollway) will be located off main trail, five hundred feet (500’) minimum linear feet with habitat signage. Walking surface within the natural environment may be raised boardwalk, crushed stone or other material.
      2. Water Open Space: For fifty percent (50%) of the surface area of a water body to count as Open Space, the area around the water body must include development of one of the amenities from the following list at intervals of approximately three hundred feet (300’) around the entire water edge, unless otherwise approved by the Director of Development Services. For twenty percent (20%) of the surface area of a water body to count as Open Space, the area around the water body must include development of amenities from the following list at intervals of approximately six hundred feet (600’) around the entire water edge, unless otherwise approved by the Director of Development Services. In all cases, no amenity type may be repeated more often than every fourth (4th) amenity. These amenities are:
        1. Entry plazas (minimum five hundred square feet (500SF) in area, and including, at a minimum, all of the following:
          1. Special monumentation
          2. Lighting
          3. Seating and/or low masonry seating walls
          4. Trees/Landscaping
        2. Stage and/or amphitheater (minimum 5,000 square feet)
        3. Lookout point (minimum 1,000 square feet) in area, and including, at a minimum, all of the following
          1. Shade structure
          2. Trees
          3. Decorative fencing
          4. Stonework
        4. Boardwalk (minimum 100 linear footage) which extends primarily over or abutting the water.
        5. Stair seating (minimum 4,000 square feet) in area, including, at a minimum, all of the following
          1. Terraced stonework – minimum (six (6) inch raisers, three (3) feet shelf.
          2. Trees for shade
        6. Fountain (located along the water’s periphery), including any of the following:
          1. Running water where people can interact with water
          2. Weirs
          3. Special lighting
        7. Watercraft (e.g. paddle boats, kayaks, canoes, paddleboards etc.) use/launch area (minimum 1,000 square feet)
          1. Natural areas including information signage for educational/interpretive purposes.
          2. Tree grove including moveable tables and benches.
          3. Pier/art plaza
          4. Focal point/public art (i.e. art structure or other as defined) that is generally consistent in scale and quality of the location
          5. Other amenities as may be approved at the discretion of the Director of Development Services.
      3. Super Primary, Primary, and Secondary Open Space Amenities. The following amenities are required within Super Primary, Primary, and Secondary open space tracts:
        1. Pedestrian trail (minimum six feet (6’) in width) connecting to another trail, sidewalk, or public right-of-way, unless otherwise approved by the Director of Development Services;
        2. One (1) shade tree, a minimum of 3.5-inches in caliper at the time of planting shall be planted per 2,500 square feet of required usable open space for areas 15,000 square feet or less or per 5,000 square feet of required usable open space for areas 15,001 square feet or greater;
        3. Furniture, such as benches and/or low masonry seating walls;
        4. Landscaping with plants of seasonal color and/or native plants;
        5. Lighting, which may include landscape lighting; and
        6. In addition to the required amenities noted above, additional amenities from Subsection 14(m)(vi)(8) below shall be included in each open space tract accordingly:
          1. Super Primary Open Space – 6 additional amenities
          2. Primary Open Space – 4 additional amenities
          3. Secondary Open Space – 2 additional amenities
        7. Additional amenities:
          1. Amphitheater – 2 amenities
          2. Low, ornamental masonry walls or ornamental fencing – each with masonry columns and capstones – as perimeter fencing adjacent to roadways – 1 amenity
          3. Grand lawn a minimum of 30% of a consolidated Open Space tract – 1 amenity
          4. Overlook (required for retention/detention pond) – 1 amenity
          5. Shade structures/pavilions and gazebos – 2 amenities, maximum of one per Open Space
          6. Water features, such as decorative fountains – 3 amenities, maximum of one water feature per Open Space shall be counted towards an Open Space amenity
          7. Tree groves/orchards (trees shall be a shade tree a minimum of ten feet (10’) to twelve feet (12’) in height and a minimum of three- and one-half inch (3.5”) caliper at the timeof planting) – 1 amenity.
          8. Raised planter beds w/seasonal color and/or native plants – collectively 1 amenity per Open Space
          9. Educational paths with plaques and/or monuments – collectively 1 amenity per Open Space
          10. Art and/or sculpture installations– Each installation to be counted as 1 amenity, not to exceed 4 amenities per Open Space
          11. Pedestrian entry monuments/gateways – A pair to be counted as 1 amenity – not to exceed 1 amenity per Open Space
          12. Bike racks and other similar improvements – collectively 1 amenity per Open Space
          13. Plaza or courtyard covered with brick or concrete pavers, applicable when serving townhomes, multiplex, and/or multifamily development – 1 amenity per Open Space
          14. Other features as approved by the Director of Development Services.
    13. For purposes of subsections 14g, 14h and 14i, Linear Open Space shall qualify as Super Primary Open Space, Primary Open Space and Secondary Open Space for area and amenity requirement to the extent such Linear Open Space (I) meets the distance regulations set forth therein applicable to each such type of Open Space and (II) meets the amenity regulations applicable to Linear Open Space set forth in subsection 14m.iv.
    14. See Exhibit P for approximate location of trail location and Open Space framework.
    15. Notwithstanding anything herein to the contrary, the Property shall in all events have at least as much Open Space area when developed as would have been required under the current ordinances regarding Open Space area requirements but utilizing this Section as the applicable methodology.
  1. Building Materials and Design Standards: Additional building material standards may be addressed within a Development Agreement, including residential and Urban Mixed Use. The requirements of this section apply to all buildings within the development.
    1. Building entrances shall be defined and articulated by architectural elements such as lintels, pediments, pilasters, columns, porticos, porches, overhangs, railings, balustrades, and others as appropriate. All building elements shall be compatible with the architectural style, materials, colors, and details of the building as a whole. Entrances to upper level uses shall be defined and integrated into the design of the overall building façade.
    2. Fields Urban Living units located within six feet of grade shall be permitted, but not required, to have direct front door access to the sidewalk. If a patio is provided for the unit, a gate shall be provided with direct access to the sidewalk.
    3. Residential and vertical Urban Mixed-Use products shall be consistent with Frisco Residential Building Material Regulations.
    4. Cementitious fiberboard is permitted on single family detached and attached homes upon review and approval of a pattern book by the Director of Development Services based on, among other requirements for overall quality, the following rules:
      1. The color scheme shall consist of at least three colors: one for the Trim, one for the Clapboard and one of other color to be selected.
      2. Soffits shall be finished and painted.
      3. All windows shall have trimmed windows, surrounds, reveals, or have operable shutters.
      4. Lap siding clapboard style, vertical board and batten or simulated shingle style is required.
      5. Pattern Book shall be approved by Director of Development Services prior to the submittal of a preliminary plat.
    5. Parking Garage Standards.
      1. Parking garages facing the Dallas North Tollway shall incorporate architectural screens on the first level in such a way that cars are screened from pedestrian view.
      2. When parking structures are located along public streets and Open Space internal to the development, the facades of such garages facing such streets and Open Space shall be screened on all levels by abutting buildings or with screening materials complimentary to the exterior materials used on the primary building. Screening materials are not required to be the same materials as the materials used on the primary building.
      3. Parking structures and adjacent sidewalks shall be designed so pedestrians are clearly visible to entering and exiting vehicles.
    6. Additional Standards. Infrastructure Veneers: Natural stone or brick veneer is required on permanent headwalls, retaining wall, bridges, walls, culverts, and like structures. The material palette shall be similar and complimentary to materials used throughout the development and are subject to approval by the Director of Development Services.
    7. Lighting Standards. Exterior lighting shall be in accordance with the lighting standards in the Zoning Ordinance Subsection 4.05 Lighting Standards. The use of exterior white lighting shall be prohibited.
  1. Alcoholic Beverages.
    1. Alcoholic Beverage Establishments.
      1. Alcoholic Beverage Establishments shall be subject to compliance with the Texas Alcoholic Beverage Code, as amended and any applicable local option elections.
      2. An Alcoholic Beverage Establishment shall not be located within:
        1. 300 feet from a church, public hospital, public school, private school, residential zoning district located outside of this PD, and/or a residential use located inside the Preserve Subdistrict or the Brookside Subdistrict (other than the Brookside Sub-Area) other than Fields Urban Living uses;
        2. 1,000 feet from a public school if the City Council receives a request for this additional spacing requirement from the school district, and the City Council adopts such additional space requirements by resolution; and
        3. 1,000 feet from a private school if the City Council receives a request for this additional spacing requirement from the board of the private school, and the City Council adopts the additional spacing requirements by resolution.
      3. Measurement for the distance between an Alcoholic Beverage Establishment and the uses listed above or the nearest residential zoning district or use shall be in a straight line from the nearest property line of the lot where the Alcoholic Beverage Establishment is located, without regard to intervening structure, or objects, to the nearest property line of the lot where the church, public hospital, public school, private school, and/or residential zoning district or use is located.
      4. In accordance with the Texas Alcoholic Beverage Code Section 109.33, in this section, “private school” means a private school, including a parochial school, that: (1) offers a course of instruction for students in one or more grades from kindergarten through grade twelve; and (2) has more than 100 students enrolled and attending courses at a single location.
      5. If at the time an original alcoholic beverage permit or license is granted by the Texas Alcoholic Beverage Commission for a premises, the premises satisfies the requirement regarding distance from public schools, private schools, churches, public hospitals, and/or residential zoning districts or uses, then the premises shall be deemed to satisfy the distance requirements for all subsequent renewals of the license or permit. This shall not be the case if the Texas Alcoholic Beverage Commission revokes the license or permit.
    2. Alcoholic Beverage Sales. Alcoholic Beverage Sales, as defined by Frisco’s Zoning Ordinance, as amended, shall mean any establishment, place of business or person engaged in the selling of alcoholic beverages, as defined in the Texas Alcoholic Beverage Code, as amended, to the general public for off-premise personal or household consumption.
      1. Alcoholic Beverage Sales shall be subject to compliance with the Texas Alcoholic Beverage Code, as amended, and any applicable local option elections.
      2. Alcoholic Beverage Sales shall not be located within the following:
        1. 300 feet from a church, public school, and/or private school. However, Alcoholic Beverage Sales may be located within 300 feet of a private school if minors are prohibited from entering the place of business, as required by Section 109.53 of the Texas Alcoholic Beverage Code, as amended; and
        2. 1,000 feet from a private school if the City Council receives a request for this additional spacing requirement from the board of the private school, and the City Council adopts the additional spacing requirements by resolution. But, the City Council may not adopt this additional spacing requirement if minors are prohibited from entering the place of business engaged in Alcoholic Beverage Sales, pursuant to Section 109.53 of the Texas Alcoholic Beverage Code, as amended.
      3. Measurement of the distance between the place of business engaged in Alcoholic Beverage Sales and the church or public hospital shall be along the property line of the street fronts, from front door to front door, and in a direct line across intersections. Measurement for the distance between the place of business engaged in Alcoholic Beverage Sales and a public or private school shall be:
        1. In a direct line from the property line of the public or private school to the property line of the place of business, and in a direct line across intersections; or
        2. If a place of business engaged in Alcoholic Beverage Sales is located on or above the fifth story of a multistory building, in a direct line from the property line of the public or private school to the property line of the place of business, in a direct line across intersections, and vertically up the building at the property line to the base floor on which business engaged in Alcoholic Beverage Sales is located.
      4. In accordance with Texas Alcoholic Beverage Code Section 109.33, in this section, “private school” means a private school, including a parochial school, that:
        1. Offers a course of instruction for students in one or more grades from kindergarten through grade twelve; and
        2. Has more than 100 students enrolled and attending courses at a single location.
      5. If at any time an original alcoholic beverage permit or license is granted by the Texas Alcoholic Beverage Commission to an establishment, place of business, or person and the establishment, place of business or person satisfies the requirements regarding the distance requirements in this section, then the same shall be deemed to satisfy the distance requirements for all subject renewals of the license or permit. This shall not be the case if the Texas Alcoholic Beverage Commission revokes the license or permit.
  1. Water Wells: Water wells for non-potable uses are permitted subject to any applicable county and state regulations.
  1. Miscellaneous:
    1. Prior to the approval or recording of a final plat, a maximum of two model home building permits per home builder and a maximum of 20 percent of the single family building permits for the platted area, as shown on the approved preliminary plat, may be issued, provided that a concrete paved surface with two points of access is available to access the units at the time of building permit issuance; however, no structure may be occupied until the final plat is approved and recorded and all infrastructure serving such model home(s) has been final accepted.
    2. In any matter to be reviewed and determined by the Director of Development Services (the “Director”), as provided by this PD Ordinance, other than matters in which the Director is expressly allowed to use his sole discretion, the Director shall exercise reasonable judgment and shall not unreasonably withhold any consent or approval contemplated herein. In reviewing requests for consent or approval, the Director shall consider all factors including, but not limited to (i) market conditions, (ii) compliance with the spirit of the respective ordinance or provision, (iii) difficulty or impracticality with complying with the literal interpretation of the respective ordinance or provision thereof, (iv) the City’s comprehensive plan, (v) unusual topography or other site conditions, (vi) efficiency of development of the Property, and (vii) other relevant circumstances or conditions. If an applicant is seeking relief from a provision in this PD Ordinance, as authorized herein, the Director shall render a written decision within thirty (30) calendar days after receipt of a written request from the applicant. In the event the Director does not approve any requested approval or consent, the applicant may appeal the Director’s to the City Council and the City Council may, at its option by affirmative majority vote, issue such approval or consent (which consent or approval shall be deemed to be the consent or approval of the Director for purposes of this PD Ordinance). A written appeal shall be filed with the Director within ten calendar days after the Director renders a decision and shall be considered by the City Council within 30 days after the date the appeal is filed. Any administrative relief authorized by this PD Ordinance and approved by the Director, or by the City Council on appeal, shall not constitute a zoning amendment.