Frisco City Zoning Code

SECTION 2

ZONING DISTRICTS

(Ordinance 2021-07-47 adopted 7/6/21)

The following table will identify zoning districts adopted in previous Ordinances and the District which now applies in this Ordinance to those Districts.

Equivalency Table
Prior To Ordinance 84-02-03	Abbreviated Designation Ord. 84-02-03	Abbreviated Designation Ord. 93-07-11 and This Ordinance	Abbreviated Designation Ord. 00-11-01	Current Zoning District
	A	A		AG – Agricultural District
		RE		RE – Residential Estate District
SF-1	R-1	SF-1		SF-16 – Single-Family Residential-16 District
SF-1.5	R-2	SF-2		SF-12.5 – Single-Family Residential-12.5 District
		SF-3		SF-10 – Single-Family Residential-10 District
SF-2	R-3	SF-4		SF-8.5 – Single-Family Residential-8.5 District
SF-3	R-4 & R-5	SF-5		SF-7 – Single-Family Residential-7 District
		SF-6	OTR	OTR – Original Town Residential District
	PH	PH		PH – Patio Home District
	D-1 & D-2	2F		2F – Two-Family Residential (Duplex) District
	TH	TH		TH – Townhome District
	MF-1	MF-1		MF-15 – Multifamily-15 District
	MF-2	MF-2		MF-19 – Multifamily-19 District
	MH	MH		MH – Manufactured Home District
	O	O-1		O-1 – Office-1 District
		O-2		O-2 – Office-2 District
	NS	NS
	SC & LR	R		R – Retail District
	CB	OT	OTC	OTC – Original Town Commercial District
		H		H – Highway District
	LC	C-1		C-1 – Commercial-1 District
	HC	C-2		C-2 – Commercial-2 District
				IT – Information and Technology District
	LI & HI	I		I – Industrial District
		IP		I – Industrial District
	PD	PD		PD – Planned Development District
	S	SUP or S		SUP or "S" – Specific Use Permits
				HL – Historic Landmark District
				PRO – Preston Road Overlay District
				TO – Tollway Overlay District
				US 380 Overlay Design District
				Cotton Gin Road Overlay Design District

§ 2.01.01 Zoning Districts Established.

The City is hereby divided into the following zoning districts. The use, height and area regulations as set out herein apply to each district. The districts established herein shall be known as the following.

Zoning Districts Table
Section	District Abbreviation – District Name
Residential Zoning Districts
§ 2.03.01.	AG – Agricultural District
§ 2.03.02.	RE – Residential Estate District
§ 2.03.03.	SF-16 – Single-Family Residential-16 District
§ 2.03.04.	SF-12.5 – Single-Family Residential-12.5 District
§ 2.03.05.	SF-10 – Single-Family Residential-10 District
§ 2.03.06.	SF-8.5 – Single-Family Residential-8.5 District
§ 2.03.07.	SF-7 – Single-Family Residential-7 District
§ 2.03.08.	OTR – Original Town Residential District
§ 2.03.09.	PH – Patio Home District
§ 2.03.10.	2F – Two-Family Residential (Duplex) District
§ 2.03.11.	TH – Townhome District
§ 2.03.12.	MF-15 – Multifamily-15 District
§ 2.03.13.	MF-19 – Multifamily-19 District
§ 2.03.14.	MH – Manufactured Home District
Nonresidential Zoning Districts
§ 2.04.01.	O-1 – Office-1 District
§ 2.04.02.	O-2 – Office-2 District
§ 2.04.03.	R – Retail District
§ 2.04.04.	OTC – Original Town Commercial District
§ 2.04.05.	H – Highway District
§ 2.04.06.	C-1 – Commercial-1 District
§ 2.04.07.	C-2 – Commercial-2 District
§ 2.04.08.	IT – Information and Technology District
§ 2.04.09.	I – Industrial District
Special Zoning Districts
§ 2.05.01.	PD – Planned Development District
§ 2.05.02.	SUP or "S" – Specific Use Permits
§ 2.05.03.	HL – Historic Landmark District
§ 2.05.04.	PRO – Preston Road Overlay District
§ 2.05.05.	TO – Tollway Overlay District
§ 2.05.06.	US 380 Overlay District
§ 2.05.07.	Cotton Gin Road Overlay Design District

(Ordinance 2021-07-47 adopted 7/6/21; Ordinance 2022-01-01 adopted 1/4/2022; Ordinance 2023-12-55 adopted 12/5/2023)

§ 2.03.01 AG – Agricultural District.

(A)

General purpose and descriptions.

The AG – Agricultural District is intended to provide a location for principally undeveloped or vacant land situated on the fringe of an urban area and used for agricultural purposes, but may become an urban area in the future.

Generally, the AG – Agricultural District, will be near development; therefore, the agricultural activities conducted in the AG – Agricultural District should not be detrimental to urban land uses.

The types of uses and the area and intensity of uses permitted in this District shall encourage and protect agricultural uses until urbanization is warranted and the appropriate change in district classification is made.

(B)

Permitted uses.

Uses permitted in the AG – Agricultural District are outlined in Subsection 3.01 Use of Land and Buildings.

(1)

Barns or stables.

Barns and stables shall not be considered an accessory building or use and shall be treated according to Subsection 3.02 Use Chart under the definition Farm, Ranch, Stable, Garden, or Orchard.

(C)

Area regulations.

Property and buildings shall conform to the related standards listed within 2.06.04 Residential Districts Development Standards and the following regulations. If there is a conflict between 2.06.04 and the following regulations, the following regulations shall control.

(1)

Front yard coverage.

The cumulative area of any driveway plus any impermeable surface area located between the front property line and any front building wall shall not exceed fifty (50) percent of the area between the front property line and any front building wall, as shown in Figure 9.01.01.4: Front Yard Coverage.

(D)

Other regulations.

(1)

Subsection 4.03 Screening Standards.

(2)

Subsection 4.04 Off-Street Parking and Loading Requirements.

(3)

Subsection 4.06 Accessory Structure Standards.

(4)

Subsection 4.07 Supplementary Regulations.

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.03.02 RE – Residential Estate District.

(A)

General purpose and descriptions.

The RE – Residential Estate District will provide single-family detached dwelling units on large parcels of land.

(B)

Permitted uses.

Uses permitted in the RE – Residential Estate District are outlined in Subsection 3.01 Use of Land and Buildings.

(C)

Area regulations.

(1)

Front yard coverage.

(D)

Other regulations.

(1)

Subsection 4.03 Screening Standards.

(2)

Subsection 4.04 Off-Street Parking and Loading Requirements.

(3)

Subsection 4.06 Accessory Structure Standards.

(4)

Subsection 4.07 Supplementary Regulations.

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.03.03 SF-16 – Single-Family Residential-16 District.

(A)

General purpose and descriptions.

The SF-16 – Single-Family Residential-16 District is intended to provide for development of single-family detached dwelling units on lots of not less than sixteen thousand (16,000) square feet.

Other uses, such as religious and educational facilities will be provided for to maintain a balanced, orderly, convenient and attractive residential area.

(B)

Permitted uses.

Uses permitted in the SF-16 – Single-Family Residential-16 District are outlined in Subsection 3.01 Use of Land and Buildings.

(C)

Area regulations.

(1)

Front yard coverage.

(D)

Other regulations.

(1)

Subsection 4.03 Screening Standards.

(2)

Subsection 4.04 Off-Street Parking and Loading Requirements.

(3)

Subsection 4.06 Accessory Structure Standards.

(4)

Subsection 4.07 Supplementary Regulations.

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.03.04 SF-12.5 – Single-Family Residential-12.5 District.

(A)

General purpose and descriptions.

The SF-12.5 – Single-Family Residential-12.5 District is intended to provide for development of single-family detached dwelling units on lots of not less than twelve thousand, five hundred (12,500) square feet.

(B)

Permitted uses.

Uses permitted in the SF-12.5 – Single-Family Residential-12.5 District are outlined in Subsection 3.01 Use of Land and Buildings.

(C)

Area regulations.

(1)

Front yard coverage.

(D)

Other regulations.

(1)

Subsection 4.03 Screening Standards.

(2)

Subsection 4.04 Off-Street Parking and Loading Requirements.

(3)

Subsection 4.06 Accessory Structure Standards.

(4)

Subsection 4.07 Supplementary Regulations.

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.03.05 SF-10 – Single-Family Residential-10 District.

(A)

General purpose and descriptions.

The SF-10 – Single-Family Residential-10 District is intended to be similar to the SF-12.5 – Single-Family Residential-12.5 District except composed of detached, single-family residences on lots of not less than ten thousand (10,000) square feet.

(B)

Permitted uses.

Uses permitted in the SF-10 – Single-Family Residential-10 District are outlined in Subsection 3.01 Use of Land and Buildings.

(C)

Area regulations.

(1)

Front yard coverage.

(D)

Other regulations.

(1)

Subsection 4.03 Screening Standards.

(2)

Subsection 4.04 Off-Street Parking and Loading Requirements.

(3)

Subsection 4.06 Accessory Structure Standards.

(4)

Subsection 4.07 Supplementary Regulations.

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.03.06 SF-8.5 – Single-Family Residential-8.5 District.

(A)

General purpose and descriptions.

The SF-8.5 – Single-Family Residential-8.5 District is intended to be similar to the SF-12.5 and SF-10 Districts except composed of detached, single-family residences on lots of not less than eight thousand five hundred (8,500) square feet.

(B)

Permitted uses.

Uses permitted in the SF-8.5 – Single-Family Residential-8.5 District are outlined in Subsection 3.01 Use of Land and Buildings.

(C)

Area regulations.

(1)

Front yard coverage.

(D)

Other regulations.

(1)

Subsection 4.03 Screening Standards.

(2)

Subsection 4.04 Off-Street Parking and Loading Requirements.

(3)

Subsection 4.06 Accessory Structure Standards.

(4)

Subsection 4.07 Supplementary Regulations.

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.03.07 SF-7 – Single-Family Residential-7 District.

(A)

General purpose and descriptions.

The SF-7 – Single-Family Residential-7 District is designed to provide for a suitable residential environment for family life on parcels of land smaller and more compact in size, having a minimum lot area of seven thousand (7,000) square feet, while limiting the uses to single-family residences and their community services and facilities.

(B)

Permitted uses.

Uses permitted in the SF-7 – Single-Family Residential-7 District are outlined in Subsection 3.01 Use of Land and Buildings.

(C)

Area regulations.

(1)

Front yard coverage.

(D)

Other regulations.

(1)

Subsection 4.03 Screening Standards.

(2)

Subsection 4.04 Off-Street Parking and Loading Requirements.

(3)

Subsection 4.06 Accessory Structure Standards.

(4)

Subsection 4.07 Supplementary Regulations.

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.03.08 OTR – Original Town Residential District.

(A)

General purpose and descriptions.

The OTR – Original Town Residential District is designed specifically for the "Old Donation" section of the City, a recognized subdivision of land.

The OTR – Original Town Residential District standards will provide for a suitable residential environment for family life on small parcels of land.

Platted lots in the "Old Donation" are in twenty-five (25) foot widths with a preponderance of ownerships in multiples of this width. Therefore, standards are set forth in this District which accommodate the original platting, as well as the preferable standard for a minimum fifty (50) foot lot width, or two platted lots constituting a building site.

(B)

Permitted uses.

Uses permitted in the OTR – Original Town Residential District are outlined in Subsection 3.01 Use of Land and Buildings.

(C)

Area regulations.

(1)

Minimum side yard.

Six (6) feet; twelve (12) feet on corner lot adjacent to side street; twenty-four (24) feet for swing-in garage.

(2)

Minimum rear yard.

Eight (8) feet; twenty (20) feet for garage facing alley (can be reduced to twelve (12) feet but requires additional parking surface); twenty-four (24) feet for swing-in garage.

(3)

Front yard coverage.

(D)

Other regulations.

(1)

Subsection 4.03 Screening Standards.

(2)

Subsection 4.04 Off-Street Parking and Loading Requirements.

(3)

Subsection 4.06 Accessory Structure Standards.

(4)

Subsection 4.07 Supplementary Regulations.

(5)

"Lot of Record" in "Old Donation" – 4.07.01 Residential Lot Regulations.

(6)

4.07.09(E)OTR Facade Plan Requirement.

(7)

Non-combustible fiber cement siding allowed per Chief Building Official approval. (See 4.07.09 Exterior Construction of Main Buildings.)

(8)

Front porch required.

Porches shall be a minimum of seven (7) feet deep and may extend ten (10) feet past front building line provided that such encroachment does not result in a threat to the occupant's or public's health, safety or welfare.

The porch shall have a minimum area of seventy (70) square feet.

(E)

OTR - Downtown Architectural Design Standards.

The Downtown Architectural Design Standards that apply to this district are contained in Subsection 9.06 Downtown Architectural Design Standards; OTC & OTR, to this Zoning Ordinance and are incorporated as if fully set forth herein.

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.03.09 PH – Patio Home District.

(A)

General purpose and descriptions.

The PH – Patio Home District is provided to allow for development of "zero-lot line" homes in a modified residential district, which encourages greater use of the side yard areas. Clustered lot patterns with a common usable open space system can be incorporated as an integral part of the development.

(B)

Permitted uses.

Uses permitted in the PH – Patio Home District are outlined in Subsection 3.01 Use of Land and Buildings. In addition, the following uses are permitted.

(1)

Zero-lot line, or patio home, residential detached dwellings in a platted subdivision.

(2)

Community Owned or Multiple Ownership Areas. Open space, community center, an access gate, an entrance guard facility, recreational building and facilities are permitted uses provided they are incidental to the above-described residential uses, are approved on a Final Plat, and meet the following conditions.

In accordance with the Subdivision Ordinance, a HOA shall be established to maintain open space, recreational areas, and other commonly owned facilities.

The developer is responsible for drafting the HOA documents pertaining to the HOA's responsibilities to maintain these areas.

Major creek areas delineated as the City's linear park system shown on either the City's Parks Master Plan or City's Hike & Bike Trail Master Plan shall not count towards the required open space. The Major Creeks areas not shown as part of either plan may count toward the required open space where lots do not back to the open space.

Prior to approval of a Final Plat, a document establishing the HOA shall be submitted to the city for review and approved by the City Attorney for conformance with all requirements and other applicable ordinances.

The City Attorney shall review and approve the HOA documents pertaining to maintenance of the HOA areas prior to their recording at the County.

The developer is responsible for reimbursement of the City Attorney's fees for reviewing these documents.

(C)

Area regulations.

(1)

For lots with a zero (0) side yard setback.

A roof overhang equipped with a gutter may extend a maximum of eight (8) inches into a neighboring property. No other roof overhangs or extensions from a wall may extend into a neighboring lot.

The closest exterior roofline to an adjacent property shall be storm guttered if the general slope of the roof falls toward the neighboring property. Gutters shall include returns to direct the water to the lot of origin.

The "zero" side shall be designated on the Final Plat. All access, maintenance, and use easements shall be provided on preliminary and Final Plats.

A five (5) foot wide access, maintenance, and use easement shall be dedicated on the Final Plat for all lots adjacent to lots with a "zero" side. The purpose of this easement is to give the adjoining owner access for maintenance of his/her dwelling.

The majority of one side of the structure shall be located within three (3) feet of one side lot line. Building walls which are located adjacent to the "zero" side of the lot shall not have any doors, windows, ducts, grills, vents, or other openings. This requirement precludes exterior walls forming enclosures for courts, patios, or similar indentations to the "zero" wall.

(2)

Center option lots.

Lots not using a zero (0) side yard setback shall be considered center option lots.

Center option lots shall conform to the related standards listed within 2.06.04 Residential Districts Development Standards.

(3)

Minimum front yard.

Twenty-five (25) feet.

(4)

Minimum rear yard.

Thirty (30) feet.

Garages on alley entry lots shall meet one of the following conditions:

Garage shall be set back ten (10) feet; or

Garage shall be set back a minimum of twenty (20) feet, but may exceed this distance.

(D)

Other regulations.

(1)

Subsection 4.03 Screening Standards.

(2)

Subsection 4.04 Off-Street Parking and Loading Requirements.

(3)

Subsection 4.06 Accessory Structure Standards.

(4)

Subsection 4.07 Supplementary Regulations.

(5)

Subsection 4.13 Usable Open Space Requirements.

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.03.10 2F – Two-Family Residential (Duplex) District.

(A)

General purpose and description.

The 2F – Two-Family Residential (Duplex) District is intended to promote quality duplex residential development. Individual ownership of the two-family or duplex unit is encouraged.

This District may include neighborhoods consisting entirely of duplexes, or, when in accordance with the intent of the Comprehensive Plan, may provide a transition district between lower density residential areas and more intense residential, nonresidential areas, or Major Thoroughfares.

(B)

Permitted uses.

Uses permitted in the 2F – Two-Family Residential (Duplex) District are outlined in Subsection 3.01 Use of Land and Buildings.

(C)

Area regulations.

Property and buildings shall conform to the related standards listed within 2.06.04 Residential Districts Development Standards.

(D)

Other regulations.

(1)

Subsection 4.03 Screening Standards.

(2)

Subsection 4.04 Off-Street Parking and Loading Requirements.

(3)

Subsection 4.06 Accessory Structure Standards.

(4)

Subsection 4.07 Supplementary Regulations.

(E)

Special district requirements.

(1)

Land within the 2F District may be platted in a manner in which each dwelling unit is situated on a separately platted lot of record where the property line runs coincident with the common wall separating the dwelling units. This provision allows for the creation of two Single-Family Residence, Attached dwelling units.

Where lots are platted in this manner, the subdivision plat shall designate the location of lot lines which run coincident with the common wall between the dwelling units and the lot lines which run between the structures.

There shall be only one dwelling unit per lot, and no dwelling unit shall cross a designated outside lot line.

No single-family dwelling may be constructed on one of the designated pair of lots.

(2)

All utilities shall be provided to each separate unit of each duplex in a 2F District such that each unit is individually metered.

(3)

Special provisions shall be made when land is platted in a 2F District into lots consisting of Single-Family Residence, Attached dwelling units permitting a separately owned building unit to be placed on a separately platted lot.

Plats shall be submitted and approved subject to a legal instrument(s) setting forth the manner in which common facilities or shared elements of a structure on a lot are to be maintained, or repaired, and shall include facades, roofs, and fencing.

Building permits shall only be issued for a structure comprised of two dwelling units to be built either as a duplex or as two single-family attached dwelling units but not for a single-family detached dwelling unit.

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.03.11 TH – Townhome District.

(A)

General purpose and descriptions.

The TH – Townhome District provides for the development of attached residential dwelling units in structures built to accommodate three to eight units per structure.

Open space is encouraged in this District through provisions set forth in the standards for the District.

(B)

Permitted uses.

Uses permitted in the TH – Townhome District are outlined in Subsection 3.01 Use of Land and Buildings.

(1)

Community owned or multiple ownership areas.

Common open space, community centers, an access gates, an entrance guard facilities, recreational buildings and facilities are permitted uses provided they are incidental to the above-described residential uses, are approved on a Final Plat, and meet the following conditions.

In accordance with the Subdivision Ordinance, a homeowners association (HOA) shall be established to maintain open space, recreational areas, and other commonly owned facilities.

The developer is responsible for drafting the HOA documents pertaining to the HOA's responsibilities to maintain these areas.

The City Attorney shall review and approve the HOA documents pertaining to maintenance of the HOA areas prior to their recording at the County.

The developer is responsible for reimbursement of the City Attorney's fees for reviewing these documents.

(C)

Area regulations.

(1)

Minimum front yard.

Twenty-five (25) feet.

(2)

Minimum side yard.

Five (5) feet from a side property line when adjacent to open space lots or amenity center lots.

Fifteen (15) feet from a side property line when adjacent to detached residential dwelling units.

Twenty (20) feet from a side property line when adjacent to a dedicated street.

(3)

Minimum rear yard.

Twenty (20) feet, sixty (60) feet when the building is in excess of one story and adjacent to a Single-Family Zoning District.

(4)

Structure separation.

Structures on the same parcel shall have the following setbacks and/or minimum distance between structures.

Minimum front yard.

Twenty-five (25) feet.

Minimum side yard.

Ten (10) feet between buildings without openings (windows); fifteen (15) feet between buildings with openings and when adjacent to side street; sixty (60) feet when building is in excess of one story in height and adjacent to Single-Family Zoning District.

Minimum rear yard.

Twenty-five (25) feet; sixty (60) feet when the building is in excess of one story and adjacent to a Single-Family Zoning District.

(D)

Other regulations.

(1)

Subsection 4.03 Screening Standards.

(2)

Subsection 4.04 Off-Street Parking and Loading Requirements.

(3)

Subsection 4.06 Accessory Structure Standards.

(4)

Subsection 4.07 Supplementary Regulations.

(5)

Subsection 4.13 Usable Open Space Requirements.

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.03.12 MF-15 – Multifamily-15 District.

(A)

General purpose and description.

The MF-15 – Multifamily-15 District is an attached residential district intended to provide a maximum residential density of fifteen (15) dwelling units per Net Acreage, Subdivision. The principal permitted land uses will include multifamily dwellings.

(B)

Permitted uses.

(1)

Uses permitted in the MF-15 – Multifamily-15 District are outlined in Subsection 3.01 Use of Land and Buildings.

(2)

Single-family residential development shall comply with the standards set forth in following districts.

Applicable Zoning Districts
Section	District Abbreviation – District Name
§ 2.03.02.	RE – Residential Estate District
§ 2.03.03.	SF-16 – Single-Family Residential-16 District
§ 2.03.04.	SF-12.5 – Single-Family Residential-12.5 District
§ 2.03.05.	SF-10 – Single-Family Residential-10 District
§ 2.03.06.	SF-8.5 – Single-Family Residential-8.5 District
§ 2.03.07.	SF-7 – Single-Family Residential-7 District

(3)

When a multifamily zoning district is developed as single-family residential and is adjacent to a single-family residential zoning district(s), the first two rows of lots shall be developed to standards not more than two Single-Family Residential zoning districts more dense than the adjacent single-family residential zoning district(s).

(C)

Area regulations.

Property and buildings shall conform to the related standards listed within 2.06.04 Residential Districts Development Standards and Subsection 4.12 Multifamily Development Standards.

(D)

Maximum density.

Fifteen (15) dwelling units per net acre.

(E)

Other regulations.

(1)

Subsection 4.03 Screening Standards.

(2)

Subsection 4.04 Off-Street Parking and Loading Requirements.

(3)

Subsection 4.06 Accessory Structure Standards.

(4)

Subsection 4.07 Supplementary Regulations.

(5)

Subsection 4.12 Multifamily Development Standards.

(6)

Subsection 4.13 Usable Open Space Requirements.

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.03.13 MF-19 – Multifamily-19 District.

(A)

General purpose and description.

The MF-19 – Multifamily-19 District is an attached residential district intended to provide a maximum residential density of nineteen (19) dwelling units per Net Acreage, Subdivision. The principal permitted land uses will include multifamily dwellings.

(B)

Permitted uses.

(1)

Uses permitted in the MF-19 – Multifamily-19 District are outlined in Subsection 3.01 Use of Land and Buildings.

(2)

Single-family residential development shall comply with the standards set forth in following districts.

Applicable Zoning Districts
Section	District Abbreviation – District Name
§ 2.03.02.	RE – Residential Estate District
§ 2.03.03.	SF-16 – Single-Family Residential-16 District
§ 2.03.04.	SF-12.5 – Single-Family Residential-12.5 District
§ 2.03.05.	SF-10 – Single-Family Residential-10 District
§ 2.03.06.	SF-8.5 – Single-Family Residential-8.5 District
§ 2.03.07.	SF-7 – Single-Family Residential-7 District
§ 2.03.09.	PH – Patio Home District

(3)

When a multifamily zoning district is developed as single-family residential and is adjacent to a single-family residential zoning district(s), the first two rows of lots shall be developed to standards not more than two single-family residential zoning districts more dense than the adjacent single-family residential zoning district(s).

(C)

Area regulations.

Property and buildings shall conform to the related standards listed within 2.06.04 Residential Districts Development Standards and Subsection 4.12 Multifamily Development Standards.

(D)

Maximum density.

Nineteen (19) dwelling units per net acre.

(E)

Other regulations.

(1)

Subsection 4.03 Screening Standards.

(2)

Subsection 4.04 Off-Street Parking and Loading Requirements.

(3)

Subsection 4.06 Accessory Structure Standards.

(4)

Subsection 4.07 Supplementary Regulations.

(5)

Subsection 4.12 Multifamily Development Standards.

(6)

Subsection 4.13 Usable Open Space Requirements.

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.03.14 MH – Manufactured Home District.

(A)

General purpose and description.

The MH – Manufactured Home District is a detached residential district establishing standards for the development of a manufactured home park, or a manufactured home subdivision.

A manufactured home park offers spaces for the placement of manufactured home units on a lease or rental basis. Manufactured home subdivisions include individually platted lots, for sale within the subdivision, for the placement of manufactured home units. The District establishes area and design requirements for both parks and subdivisions, as well as yard requirements for individual lots.

(B)

Permitted uses.

Uses permitted in the MH – Manufactured Home District are outlined in Subsection 3.01 Use of Land and Buildings.

(C)

Area regulations.

Property and buildings shall conform to the related standards listed within 2.06.04 Residential Districts Development Standards.

(D)

Special district requirements.

(1)

Area for Manufactured Home Park or a Recreational Vehicle Park.

Minimum, five (5) acres; maximum, twenty-five (25) acres.

(2)

Minimum Average Vertical Clearance of Manufactured Home Frame above Finished Ground Elevation.

Eighteen (18) inches.

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.04.01 O-1 – Office-1 District.

(A)

General purpose and description.

The O-1 – Office-1 District is established to create a flexible District for low intensity office and professional uses. The District can be used as a transition district between more intense uses and residential uses.

Permitted uses should be compatible with adjacent residential areas by limiting heights and utilizing buffers and landscape requirements. Buildings in this District should be compatible and in height with residential uses and adjacent property.

(B)

Permitted uses.

Uses permitted in the O-1 – Office-1 District are outlined in Subsection 3.01 Use of Land and Buildings.

(C)

Area regulations.

Property and buildings shall conform to the related standards listed within 2.06.05 Nonresidential Districts Development Standards.

(D)

Other regulations.

(1)

Subsection 4.01 Tree Preservation Requirements.

(2)

Subsection 4.02 Landscape Requirements.

(3)

Subsection 4.03 Screening Standards.

(4)

Subsection 4.04 Off-Street Parking and Loading Requirements.

(5)

Subsection 4.05 Lighting Standards.

(6)

Subsection 4.06 Accessory Structure Standards.

(7)

Subsection 4.07 Supplementary Regulations.

(8)

Subsection 4.08 Nonresidential Development Standards.

(9)

Subsection 4.13 Usable Open Space Requirements.

(10)

Subsection 6.05 Site Plan Requirements.

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.04.02 O-2 – Office-2 District.

(A)

General purpose and description.

The O-2 – Office-2 District is established to accommodate a variety of mid- and high-rise office developments providing for professional, financial, medical and similar services for local residents; corporate offices for regional and national operations; and major employment centers for city, county and state governmental entities. Limited retail establishments, incidental to the main uses, may be appropriate in association with large office complexes.

Areas zoned for O-2 – Office-2 District use must be located within the vicinity of a major thoroughfare such as S.H. 121 and U.S. 380, Preston Road or the Dallas North Tollway.

Since this District is intended for more intensive nonresidential uses, landscape treatment and other visual site treatments are anticipated. Multiple story buildings must be buffered from nearby single-family zoned areas through the use of setbacks, landscape buffers, and screening.

(B)

Permitted uses.

Uses permitted in the O-2 – Office-2 District are outlined in Subsection 3.01 Use of Land and Buildings.

(C)

Area regulations.

Property and buildings shall conform to the related standards listed within 2.06.05 Nonresidential Districts Development Standards and the following regulations. If there is a conflict between 2.06.05 and the following regulations, the following regulations shall control.

(1)

Minimum front yard.

Where buildings or structures are erected or altered to exceed two stories in height, such buildings or structures shall not be located closer to any single-family, two-family or patio home residential district boundary line than a distance equal to the sum of the required front yard specified plus twice the height of the building above two stories.

(2)

Minimum side yard.

None (interior).

Sixty (60) feet adjacent side property lines.

Fifty (50) feet on corner lot adjacent to a side property line when adjacent to a dedicated street.

Where buildings or structures are erected or altered to exceed two stories in height, such buildings or structures shall not be located closer to any single-family, two-family or patio home residential district boundary line than a distance equal to the sum of the required side yard specified plus twice the height of the building above two stories measured from the ground level.

(3)

Minimum rear yard.

Sixty (60) feet from any alley line.

Thirty (30) feet where no alley line, lot line or easement line abuts the rear yard.

Where buildings or structures are erected or altered to exceed two stories in height, such buildings or structures shall not be located closer to any single-family, two-family or patio home residential district boundary line than a distance equal to the sum of the required rear yard specified plus twice the height of the building above two stories measured from the ground level.

(D)

Other regulations.

(1)

Subsection 4.01 Tree Preservation Requirements.

(2)

Subsection 4.02 Landscape Requirements.

(3)

Subsection 4.03 Screening Standards.

(4)

Subsection 4.04 Off-Street Parking and Loading Requirements.

(5)

Subsection 4.05 Lighting Standards.

(6)

Subsection 4.06 Accessory Structure Standards.

(7)

Subsection 4.07 Supplementary Regulations.

(8)

Subsection 4.08 Nonresidential Development Standards.

(9)

Subsection 4.13 Usable Open Space Requirements.

(10)

Subsection 6.05 Site Plan Requirements.

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.04.03 R – Retail District.

(A)

General purpose and description.

The R – Retail District is established to provide locations for various types of general retail trade, business and service uses for services to one or more neighborhoods. Developments are intended to have two points of access to adjacent neighborhoods.

The shopping areas developed within an R – Retail District should utilize established landscape and buffering requirements and be limited to two stories in height.

The "R" District and shopping areas should be located generally at the intersection of major thoroughfares and convenient to their residential trade area, with signage compatible with surrounding land use. In the R – Retail District, outside storage as defined in Outside Storage and Display shall be prohibited as a primary use.

(B)

Permitted uses.

Uses permitted in the R – Retail District are outlined in Subsection 3.01 Use of Land and Buildings.

(C)

Area regulations.

(1)

Zero side yard for attached buildings.

Side yard setbacks may be eliminated for a building if attached to an adjacent building and shown on an approved Site Plan.

(D)

Other regulations.

(1)

Subsection 4.01 Tree Preservation Requirements.

(2)

Subsection 4.02 Landscape Requirements.

(3)

Subsection 4.03 Screening Standards.

(4)

Subsection 4.04 Off-Street Parking and Loading Requirements.

(5)

Subsection 4.05 Lighting Standards.

(6)

Subsection 4.06 Accessory Structure Standards.

(7)

Subsection 4.07 Supplementary Regulations.

(8)

Subsection 4.08 Nonresidential Development Standards.

(9)

Subsection 4.13 Usable Open Space Requirements.

(10)

Subsection 6.05 Site Plan Requirements.

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.04.04 OTC – Original Town Commercial District.

(A)

General purpose and description.

The development standards in the OTC – Original Town Commercial District are designed to maintain and encourage development with the commercial section of the original town site commonly referred to as the Old Donation, a recognized subdivision of land.

Standards for vehicle parking, building set-backs, and building height are similar to those existing on developed properties in this section of the City; therefore, these standards are only applicable to this section of the City.

(B)

Permitted uses.

Uses permitted in the OTC – Original Town Commercial District are outlined in Subsection 3.01 Use of Land and Buildings.

(C)

Regulations for property platted or vested.

The following regulations are applicable only to property platted or vested prior to July 25, 2008, unless the plat expires, in which case the plat is no longer vested, and the area regulations described in subsection (G) are applied.

(1)

Size of yards:

Minimum front yard:

None; Minimum of eighty (80) percent of a facade adjacent to a street must be on the property line or as referenced in subsection (G) (except west of the BNSF Railroad when "slip roads"/parallel roadways are provided).

Minimum side yard:

None; Subject to provision of fire-retardant wall as required by current adopted edition of International Building Code.

Minimum rear yard:

Abutting nonresidential zoned property and constructed with fire retardant wall and alley separation: None.

Without fire retardant wall or alley: Twenty (20) feet.

Abutting residentially zoned property: Ten (10) feet with screening.

(2)

Size of lot:

Minimum lot area:

Five thousand (5,000) square feet unless platted as a lot of record prior to the adoption of this district.

Minimum lot width:

Forty-five (45) feet unless platted as a lot of record prior to the adoption of this district.

Minimum lot depth:

One hundred (100) feet unless platted as a lot of record prior to the adoption of this district.

(3)

Maximum lot coverage:

None.

(4)

Parking regulations:

See Subsection 4.04 Off-Street Parking and Loading Requirements.

(D)

OTC Sub-district boundaries.

(1)

Sub-district 1.

Main Street from the Dallas North Tollway to the BNSF Railroad and the Tollway Overlay District's Historic Sub-district. (The boundary of the Historic Gateway sub-district extends from Cottonwood Creek to Stewart Creek.)

(2)

Sub-district 2.

Main Street east of the BNSF Railroad.

(3)

Sub-district 3.

All other streets, excluding those in Districts 1 & 2, that are within the OTC District.

(E)

OTC Sub-district Map.

Figure 2.04.04.1: OTC Sub-District Map

(F)

Fire suppression requirement.

A fire suppression system shall be installed in all new construction unless otherwise approved by the Fire Chief.

(G)

OTC regulations for property not platted or vested.

Regulations for Property not Platted or Vested
Regulation	Sub-District 1	Sub-District 2	Sub-District 3
Front Yard	Without a Slip Road - Twenty (20) foot build-to line measured from the back of curb at ultimate build-out of the street. (Note 1)	Minimum of eighty (80) percent of a facade adjacent to a street must be on the property line.	Fifteen (15) foot build-to line measured from the curb at ultimate build-out of the street. (Note 2)
Front Yard	With a Slip Road - Slip roads as described in the Preston Road Overlay District standards are permitted. A fifteen (15) foot sidewalk shall be located between the building and either the drive aisle or parking of the slip road, measured from the back of curb.
Side Yard	None. (Note 3)
Rear Yard	Abutting nonresidential zoned property and constructed with fire retardant wall and alley separation - None.
	Without fire retardant wall or alley - Twenty (20) feet.
	Abutting residentially zoned property - Ten (10) feet with screening.
Minimum Lot Area	Five thousand (5,000) square feet unless platted as a lot of record prior to the adoption of this district.
Minimum Lot Width	Forty-five (45) feet unless platted as a lot of record prior to the adoption of this district.
Minimum Lot Depth	One hundred (100) feet unless platted as a lot of record prior to the adoption of this district.
Maximum Height	Four (4) stories or sixty-five (65) feet.	Four (4) stories or sixty-five (65) feet.	Four (4) stories or sixty-five (65) feet.
Maximum Lot Coverage	None
Pedestrian Area	A twenty (20) foot wide pedestrian area shall be constructed between the curb and building. Design within this area shall comply with the regulations set forth in 2.04.04(I) OTC - Downtown Architectural Design Standards. (Note 4)	Design within the area between the back of curb and building shall comply with the regulations set forth in 2.04.04(I) OTC - Downtown Architectural Design Standards. (Note 4)	A fifteen (15) foot wide pedestrian area shall be constructed between the curb and building. Design within this area shall comply with the regulations set forth in 2.04.04(I) OTC - Downtown Architectural Design Standards. (Note 4)
Parking Regulations	See Subsection 4.04 Off-Street Parking and Loading Requirements.	See Subsection 4.04 Off-Street Parking and Loading Requirements. Parking is prohibited between the building and the street.	See Subsection 4.04 Off-Street Parking and Loading Requirements. Parking is prohibited between the building and the street except where slip roads are permitted.
Slip Roads	Slip roads as described in the Preston Road Overlay District standards are permitted.	Slip roads are prohibited.	Slip roads are prohibited except west of the BNSF Railroad.
Street Trees	Tree wells shall be installed in the pedestrian area at 30 feet on center or as otherwise approved by the Director.	Tree wells are not required; trees wells are recommended where feasible.	Tree wells shall be installed in the pedestrian area at 30 feet on center or as otherwise approved by the Director.
Other Regulations	See 2.04.04(H) OTC - Other Regulations (below).

Notes:
1.	Where the property line is greater than twenty (20) feet from the curb, the building shall be located on the property line.
2.	Where the property line is greater than fifteen (15) feet from the curb, the building shall be located on the property line.
3.	Subject to provision of fire-retardant wall as required by current adopted edition of International Building Code as it exists or may be amended.
4.	With Planning & Zoning Commission approval, a building may set back from the front yard line to provide a wider pedestrian area than required, if it is determined a benefit to the public realm (i.e., outdoor areas accessible to the public). Parking and drive aisles are prohibited in the increased building setback area.

(H)

OTC - other regulations.

(1)

Outside storage and display.

Outside Storage and Display is prohibited in the OTC – Original Town Commercial District.

(2)

Minimum residential area.

Minimum area of six hundred fifty (650) square feet for residential units over retail or office.

(3)

Projections into a required setback or beyond the street lot line.

The following projections shall be permitted in a required setback or beyond the street lot line.

Ordinary building projections, including but not limited to water tables, sills, belt courses, and pilasters, may project up to twelve (12) inches into a required setback or beyond the Street Lot Line, or beyond the face of an architectural projection.

Balconies above the first floor may project up to sixty (60) inches in the right-of-way and have a minimum of nine (9) feet of clearance over the sidewalk.

At no time shall a projection extend over a public street.

Canopies, awnings, cinema or theater marquees, and/or kiosks may project from building face and may extend to, or be located within eight (8) inches of the back of curb.

Any vertical supports anchored to the ground must be located at least four (4) feet from the back of curb and have a minimum of nine (9) feet of clearance.

Roof eaves, soffits, cornices, and parapet treatments may project up to thirty-six (36) inches into a required setback or beyond the street lot line, or beyond the face of an architectural projection, provided that no portion extending below seven (7) feet - six (6) inches above the immediate adjacent grade may project more than twelve (12) inches.

Architectural projections, including bays, towers, and oriels; below grade vaults and areaways; and elements of a nature similar to the preceding; may project up to forty-two (42) inches. All projections shall be in compliance with the American with Disabilities Act (ADA).

Show windows at the first floor may project up to forty-two (42) inches.

Outdoor open patios shall be permitted to project into a public right-of-way for nonresidential uses provided that a six (6) foot wide, unobstructed and leveled sidewalk is maintained for pedestrian access and meets all ADA requirements. The property owner has assumed liability related to such projections and shall maintain such projections in a safe and non-injurious manner.

(4)

4.07.09(F) OTC Facade Plan Requirement.

(5)

The area known as OTC*, as more particularly depicted within the Downtown Architectural Design Standards, is delineated by the alley south of Elm Street to the north, 5th Street to the east (but excluding the lots on 5th Street), Ash Street to the south, and the BNSF Railroad to the west will have the following provision.

Redevelopment or infill development shall be two (2) stories with residential on both floors or residential above and office/retail uses below. Existing structures would not be required to add a second story. If a structure is destroyed, it may be rebuilt as originally constructed with no usage change, otherwise structure must comply with redevelopment criteria.

(I)

OTC – Downtown Architectural Design Standards.

(J)

Illustrations.

Figure 2.04.04.2: District 1 - Optional Slip Road Design

Figure 2.04.04.3: District 1 - Design

Figure 2.04.04.4: District 2 - Design

Figure 2.04.04.5: District 3 - Design

(Ordinance 13-09-49 adopted 9/3/13; Ordinance 2021-07-47 adopted 7/6/21)

§ 2.04.05 H – Highway District.

(A)

General purpose and description.

This H – Highway District is intended to provide for a variety of office, retail, and service uses for the purpose of creating a high quality mixture of land uses along S.H. 121 and U.S. Highway 380.

This District is also designed to allow multiple story construction. Uses requiring outside storage will be prohibited.

(B)

Permitted uses.

Uses permitted in the H – Highway District are outlined in Subsection 3.01 Use of Land and Buildings.

(C)

Area regulations.

(1)

Zero side yard for attached buildings.

Side yard setbacks may be eliminated for a building if attached to an adjacent building and shown on an approved Site Plan.

(D)

Other regulations.

(1)

Subsection 4.01 Tree Preservation Requirements.

(2)

Subsection 4.02 Landscape Requirements.

(3)

Subsection 4.03 Screening Standards.

(4)

Subsection 4.04 Off-Street Parking and Loading Requirements.

(5)

Subsection 4.05 Lighting Standards.

(6)

Subsection 4.06 Accessory Structure Standards.

(7)

Subsection 4.07 Supplementary Regulations.

(8)

Subsection 4.08 Nonresidential Development Standards.

(9)

Subsection 4.13 Usable Open Space Requirements.

(10)

Subsection 6.05 Site Plan Requirements.

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.04.06 C-1 – Commercial-1 District.

(A)

General purpose and description.

The C-1 – Commercial-1 District is intended predominately for heavy retail, and light intensity wholesale and commercial uses of a service but excluding any type of warehousing or the outside storage of building, construction or other materials.

The nature of uses in this District have operating characteristics and traffic service requirements generally compatible with typical office, retail, shopping, and some residential environments.

(B)

Permitted uses.

Uses permitted in the C-1 – Commercial-1 District are outlined in Subsection 3.01 Use of Land and Buildings.

(C)

Area regulations.

(1)

Zero side yard for attached buildings.

Side yard setbacks may be eliminated for a building if attached to an adjacent building and shown on an approved Site Plan.

(D)

Other regulations.

(1)

Subsection 4.01 Tree Preservation Requirements.

(2)

Subsection 4.02 Landscape Requirements.

(3)

Subsection 4.03 Screening Standards.

(4)

Subsection 4.04 Off-Street Parking and Loading Requirements.

(5)

Subsection 4.05 Lighting Standards.

(6)

Subsection 4.06 Accessory Structure Standards.

(7)

Subsection 4.07 Supplementary Regulations.

(8)

Subsection 4.08 Nonresidential Development Standards.

(9)

Subsection 4.13 Usable Open Space Requirements.

(10)

Subsection 6.05 Site Plan Requirements.

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.04.07 C-2 – Commercial-2 District.

(A)

General purpose and description.

The C-2 – Commercial-2 District is intended to provide a centrally located and convenient location for small scale service and commercial related establishments.

The uses envisioned for the District will typically utilize smaller sites and have operation characteristics which are not compatible with residential uses and some nonresidential uses. Uses in this District may require open, but screened, storage areas for materials. Convenient access to thoroughfares and collector streets is also a primary consideration.

The C-2 – Commercial-2 District is to be suitable for properties along and adjacent to major thoroughfares and as a unified district of variable acreage to create a commercial center of several varied types of uses in one location.

(B)

Permitted uses.

Uses permitted in the C-2 – Commercial-2 District are outlined in Subsection 3.01 Use of Land and Buildings.

(C)

Area regulations.

(1)

Zero side yard for attached buildings.

Side yard setbacks may be eliminated for a building if attached to an adjacent building and shown on an approved Site Plan.

(D)

Other regulations.

(1)

Subsection 4.01 Tree Preservation Requirements.

(2)

Subsection 4.02 Landscape Requirements.

(3)

Subsection 4.03 Screening Standards.

(4)

Subsection 4.04 Off-Street Parking and Loading Requirements.

(5)

Subsection 4.05 Lighting Standards.

(6)

Subsection 4.06 Accessory Structure Standards.

(7)

Subsection 4.07 Supplementary Regulations.

(8)

Subsection 4.08 Nonresidential Development Standards.

(9)

Subsection 4.13 Usable Open Space Requirements.

(10)

Subsection 6.05 Site Plan Requirements.

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.04.08 IT – Information and Technology District.

(A)

General purpose and description.

The IT – Information and Technology District is intended for light assembly and manufacturing, research and laboratory facilities, and service uses.

Uses should be located along collector-size streets or larger and/or railroads. Location should be such that trips generated will minimize commercial traffic in residential neighborhoods.

Permitted uses are appropriate next to residential uses with appropriate screening.

(B)

Permitted uses.

Uses permitted in the IT – Information and Technology District are outlined in Subsection 3.01 Use of Land and Buildings.

(C)

Area regulations.

(1)

Minimum district size:

Twenty-five (25) gross acres.

(2)

Setback from residentially zoned property:

Seventy-five (75) feet for buildings of thirty (30) feet in height or less.

The setback shall be increased by an additional two (2) feet for each foot that the building exceeds thirty (30) feet in height.

(3)

Access to public street:

Each lot shall have direct access to a street.

An access easement shall not be considered direct access.

(4)

Maximum floor area ratio:

1:1 (excluding parking garages).

(D)

Other regulations.

(1)

Subsection 4.01 Tree Preservation Requirements.

(2)

Subsection 4.02 Landscape Requirements.

(3)

Subsection 4.03 Screening Standards.

(4)

Subsection 4.04 Off-Street Parking and Loading Requirements.

(5)

Subsection 4.05 Lighting Standards.

(6)

Subsection 4.06 Accessory Structure Standards.

(7)

Subsection 4.07 Supplementary Regulations.

(8)

Subsection 4.08 Nonresidential Development Standards.

(9)

Subsection 4.13 Usable Open Space Requirements.

(10)

Subsection 6.05 Site Plan Requirements.

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.04.09 I – Industrial District.

(A)

General purpose and description.

The I – Industrial District is intended primarily for uses in the conduct of manufacturing, processing, assembling and fabrication, and for warehousing, wholesaling and service operations that do not depend upon frequent customer or client visits.

Such uses do require accessibility to major highways, rail lines or other means of transportation.

(B)

Permitted uses.

The following uses are permitted in the I – Industrial District, provided that such manufacturing or industrial operation shall not disseminate dust, fumes, gas, noxious odor, smoke, glare, or other atmospheric influence beyond the boundaries of the property on which such use is located and which produces no noise exceeding the average intensity of noise of street traffic at that point and provided that such use does not create fire hazards on surrounding property.

(1)

Uses permitted in the I – Industrial District are outlined in Subsection 3.01 Use of Land and Buildings.

(C)

Area regulations.

(1)

Additional setback.

For structures requiring railroad access, setback requirements from the centerline of the railroad right-of-way shall be in accordance with applicable State law.

(D)

Other regulations.

(1)

Subsection 4.01 Tree Preservation Requirements.

(2)

Subsection 4.02 Landscape Requirements.

(3)

Subsection 4.03 Screening Standards.

(4)

Subsection 4.04 Off-Street Parking and Loading Requirements.

(5)

Subsection 4.05 Lighting Standards.

(6)

Subsection 4.06 Accessory Structure Standards.

(7)

Subsection 4.07 Supplementary Regulations.

(8)

Subsection 4.08 Nonresidential Development Standards.

(9)

Subsection 4.13 Usable Open Space Requirements.

(10)

Subsection 6.05 Site Plan Requirements.

(Ordinance 2021-07-47 adopted 7/6/21; Ordinance 2025-08-41 adopted 8/19/2025)

§ 2.05.01 PD – Planned Development District.

(A)

General description and purpose.

The PD – Planned Development District is a district which accommodates coordinated development that provides a more flexible means than the zoning districts outlined in this ordinance. A PD – Planned Development District may be used to permit new or innovative concepts in land utilization or diversification that could not be achieved under conventional zoning approaches. Procedures are established herein to ensure appropriate use of PD zoning.

(1)

The PD designation shall be used for the following purpose(s):

Master planning;

To carry out specific goals of the comprehensive plan, City or public/private partnered special projects, and City Council strategic focus areas;

Development of mixed use, transit-oriented, or traditional neighborhoods with a variety of uses and housing types; and/or

To preserve natural features, open space, and other topographical features of the land.

(2)

The PD designation shall not be used for the following purpose(s): To obtain variances and waivers from existing development standards; to secure agreements between an applicant and nearby property owners to receive zoning approval; and/or to assign responsibility to the City of private deed restrictions or covenants.

(B)

Area requirement.

A PD district requires a minimum of fifteen (15) contiguous acres. Acreage may be less than fifteen (15) acres when carrying out the recommendations of the Comprehensive Plan.

(C)

Permitted uses.

(1)

Any use permitted in this Zoning Ordinance shall be permitted in a PD District if such use is:

Specified in the amending ordinance granting a PD District, or

The amending ordinance shall reference a zoning district that will maintain base requirements for the PD.

(2)

The size, location, appearance, and method of operation may be specified to the extent necessary to ensure compliance with the purpose of this Zoning Ordinance base zoning district.

(3)

Unless specified in the amending ordinance, all buildings and uses shall comply with all City development requirements.

(D)

Updated standards to the base zoning district.

(1)

If the standards of the base zoning district are amended, then the most recently amended standards shall apply to a PD district unless the standards have been individually listed within the PD adoption ordinance as being different from the base zoning district.

(2)

Base zoning district amendments are applicable to PD districts and do not require special notice to be provided to the properties within a PD district.

(E)

PD application and review process.

See Subsection 6.14 PD Application and Review.

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.05.02 SUP or "S" – Specific Use Permits.

(A)

General description and authorization.

The uses listed under the various zoning districts as Specific Use Permits are so classified because they more intensely dominate the area in which they are located than do other uses permitted in the district.

(1)

Consideration for compatibility.

With consideration given to setting, physical features, compatibility with surrounding land uses, traffic, and aesthetics, certain uses may locate in an area where they will be compatible with existing or planned land uses.

(2)

Review and approval authorities.

The City Council shall review each case on its own merit, apply the criteria established herein, and, if appropriate, authorize said use by granting a Specific Use Permit for the use.

The Planning & Zoning Commission shall recommend to the City Council approval, approval with modifications, or denial for each Specific Use Permit.

(B)

Application and site plan required.

Application and public hearing procedures for a Specific Use Permit shall be completed in the same manner as an application for rezoning. A Preliminary Site Plan or Site Plan shall be included with the application as outlined in Subsection 6.05 Site Plan Requirements.

(1)

The Planning & Zoning Commission or City Council may require additional information or drawings (such as building floor plans), operating data and expert evaluation or testimony concerning the location, function and characteristics of any building or use proposed.

(2)

The Preliminary Site Plan or Site Plan shall comply with the standards of Subsection 6.05 Site Plan Requirements.

(C)

SUP procedure and other regulations.

See Subsection 6.15 Specific Use Permit (SUP) Application and Review for procedures and other regulations.

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.05.03 HL – Historic Landmark District.

(A)

General purpose and description.

The HL – Historic Landmark District is designed to provide for the preservation and protection of those areas, places, buildings, structures, works of art, and other objects having significant historical, archaeological, or cultural interests and values; portions of certain districts are designated with the letters "HL."

(B)

Permitted uses.

Uses permitted shall be those permitted by the base zoning district where the tract of land being designated is located.

(1)

Example: The uses permitted on a tract zoned OTC – Original Town Commercial District would be those uses permitted in the OTC – Original Town Commercial District. Additional uses may be permitted where deemed appropriate by the City Council, upon recommendation by the Planning & Zoning Commission.

(C)

"HL" modification of standards.

In making the "HL" designation, the Planning & Zoning Commission and City Council may reduce, increase, or revise the height, yard, area, coverage, and any other developmental standards, if such action is determined necessary for the preservation or protection of the "HL" designation property.

(D)

Historic landmark procedures.

(1)

See Subsection 6.17 Historic Landmark Procedures.

(E)

Ordinary maintenance for historic landmarks.

Nothing in this ordinance shall be construed to prevent the ordinary maintenance and repair of any exterior architectural feature of a landmark or property within a historic district which does not involve a change in design or material. In-kind replacement or repair is included in this definition of ordinary maintenance.

(F)

Demolition by neglect for historic landmarks.

No owner or person with an interest in real property that has received an "HL" designation shall permit the property to fall into a serious state of disrepair so as to result in the deterioration of any exterior architectural feature which would, in the judgment of the City Council and/or the Chief Building Official, produce a detrimental effect upon the character of the historic district as a whole or the life and character of the property itself.

(1)

Examples of such deterioration include but are not limited to:

Deterioration of exterior walls or other vertical support;

Deterioration of roofs or other horizontal members;

Deterioration of exterior chimneys;

Deterioration or crumbling of exterior stucco or mortar;

Ineffective waterproofing of exterior walls, roofs, or foundations, including broken windows or doors; or

Deterioration of any feature so as to create a hazardous condition which could lead to the claim that demolition is necessary for public safety.

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.05.04 PRO – Preston Road Overlay Design District.

(A)

General purpose and description.

Preston Road is a primary thoroughfare within the City. The PRO – Preston Road Overlay Design District establishes development standards for properties within the Preston Road corridor regarding land uses, site and architectural design, building materials, landscaping, lighting, and signage.

The PRO – Preston Road Overlay Design District is intended to substantially advance a legitimate governmental interest that includes enhancing the quality of life in Frisco, to regulate the character of growth along the Preston Road corridor, and to ensure the careful and orderly growth of a historical trail and entryway to the City.

(B)

Boundary.

The PRO – Preston Road Overlay Design District includes all property within seven hundred fifty (750) feet of the centerline of Preston Road including but not limited to those properties along Preston Road and intersecting roadways (Figure 2.05.04.1: Preston Road Overlay Design District Map).

The District excludes all single-family subdivisions platted prior to August 15, 2000. Some lots or tracts may be fully or partially located in the District.

It is the intent of the Preston Road Overlay Design District to transition from those lots or tracts located fully in the District to those lots or tracts not located in the District by extending building materials and landscape standards to those lots or tracts partially located in the District.

Transitioning concepts will be developed on a project by project basis through the, Preliminary Site Plan, and/or Site Plan review process.

(C)

Preston Road Overlay Sub-districts.

The PRO – Preston Road Overlay Design District is divided into five sub-districts, as shown in Figure 2.05.04.1: Preston Road Overlay Design District Map. The sub-districts and their boundaries are:

(1)

U.S. 380 Gateway.

The boundary of the U.S. 380 Gateway sub-district extends from U.S. 380 to C.R. 26.

(2)

Rural Corridor.

The boundary of the Rural Corridor sub-district extends from C.R. 26 to Panther Creek.

(3)

Main Street.

The boundary of the Main Street Gateway sub-district extends from Camfield Way to Hickory Street.

(4)

Retail Corridor.

Two Retail Corridor sub-districts are established. The northern Retail Corridor sub-district extends from Panther Creek to Camfield Way. The southern Retail Corridor sub-district extends from Hickory Street to Gaylord Parkway.

(5)

S.H. 121 Gateway.

The boundary for the S.H. 121 Gateway sub-district extends from Gaylord Parkway to S.H. 121.

Each sub-district shall comply with the general requirements listed in subsection (D) General Requirements of the PRO – Preston Road Overlay Design District and the sub-district requirements listed in subsection (E) Preston Road Overlay Sub-District Requirements. Where Preston Road Overlay Design District requirements conflict with base zoning requirements, the Preston Road Overlay Design District shall apply. Otherwise, the base zoning of a property shall not be affected by the Preston Road Overlay Design District.

(D)

General requirements of the PRO – Preston Road Overlay Design District.

(1)

PRO permitted uses.

Uses permitted in the PRO – Preston Road Overlay District are outlined in Subsection 3.01, Use of Land and Buildings subject to the following exception:

Office/Warehouse/Distribution Center is a permitted use on property zoned Industrial and located between Parvin Branch and Panther Creek Parkway within the PRO – Preston Road Overlay District.

(2)

PRO development standards.

Dismantled or wrecked vehicle screening and storage within the PRO.

Dismantled or wrecked vehicles must be parked and/or stored in the building or screened from adjacent streets and properties with a landscape island around the perimeter of the storage area.

(i)

The landscape island shall include a combination of minimum three (3) inch caliper evergreen and deciduous trees, ornamental trees and/or minimum five (5) gallon shrubs to form a solid, living screen.

(ii)

If the landscape island is located on the perimeter of the property, perimeter landscaping requirements may be applied towards this requirement.

(3)

PRO Landscaping.

Maintenance.

Property owners are responsible for installing, maintaining, and replacing required landscaping except for landscaping within Punctuation Points (see subsection (D)(11)d PRO Punctuation Points.

(Reserved)

Escrow fund.

Due to street construction, adverse weather, or other constraints as approved by the City, escrow funds may be paid to the City for the required landscaping for street medians and associated labor.

Irrigation.

All landscaping shall be mechanically irrigated.

Tree grates.

Tree grates shall be used in high pedestrian traffic areas.

Tree guards.

Tree guards are to be installed in urban streetscape areas where tree grates are not required, as well as other areas deemed necessary through review by City staff.

Tree guards shall take the form of a low fence of twelve (12) to fourteen (14) inches in height of ornamental metal defining the edge of the tree wells.

Gauge of metal utilized should not be less than three-eighths (3/8) of an inch diameter.

Bollards.

Bollards shall be used to protect trees and pedestrians in any curb-less condition.

Bollards shall have a nominal height of twenty-four (24) inches and a nominal diameter of eighteen (18) inches.

Bollards shall be native or cast stone, granite, or cast iron.

Additional landscaping requirements are listed in Subsection 4.02 Landscape Requirements and shall comply with Subsection 6.13 Landscape Plan Review.

(4)

PRO site development.

Building presence.

Development shall be sited as to maximize presence.

The primary facade of all buildings shall face a public or quasi-public street.

Building location and placement.

The location and placement of buildings on individual sites shall reflect consideration for roadway access, the preservation of major existing natural vegetation, visual impact, and the relationship to surrounding developments.

(5)

PRO exterior appearance of buildings and structures.

This Subsection (5) shall apply to all buildings and structures within the PRO – Preston Road Overlay District subject to the following exception: For industrial buildings on property zoned Industrial and located between Parvin Branch and Panther Creek Parkway, such standards shall only apply to buildings and portions of buildings located within 300-feet of the property line adjacent to Preston Road.

A Facade Plan shall be submitted for the following requirements according to Subsection 6.16 Facade Plan Review.

Architectural finish: All buildings shall be architecturally finished on all four sides with a higher level of finish on the front facades.

A front facade shall be those facades directly visible from an adjacent street and the facade used as the primary entrance.

All buildings shall comply with Subsection 4.09 Nonresidential Design Standards.

(6)

PRO building materials and colors.

This Subsection (6) shall apply to all buildings and structures within the PRO – Preston Road Overlay District subject to the following exception: For industrial buildings on property zoned Industrial and located between Parvin Branch and Panther Creek Parkway, such standards shall only apply to buildings and portions of buildings located within 300-feet of the property line adjacent to Preston Road.

A Facade Plan shall be submitted for the following requirements according to Subsection 6.16 Facade Plan Review.

Limited number of material types: A variety of exterior materials may be selected for use as the primary material on the facade of a building, but the number of materials on a single building shall be limited to no more than three (3) materials in order to achieve a "clean" design style.

Maximum material building coverage: With the exception of the Main Street sub-district, no single building material shall cover more than eighty (80) percent of the front of any building, with the exception of on-site utility or service structures.

Windows: Windows shall not be glazed or re-glazed with mirrored or reflective glass.

(7)

PRO parking.

Structured Parking Exterior Materials and Colors. Exterior materials and colors for structured parking shall match or be compatible with the buildings within the same development.

Subterranean parking is permitted.

Slip roads.

For an illustration and standards see Section 4.02.05: Street Frontage Landscape Areas - Street Type S2 - Slip Road Street Frontage.

Slip roads introduce opportunities for variety in the streetscape.

Slip roads extend the street zone into the parking area, making parking lots more plaza-like and integrated.

Slip roads combine parking, uniform tree plantings, enhanced paving, seating areas and access to retail stores, making these spaces lively and pedestrian-friendly.

Where required, slip roads shall be designed in accordance with Section 4.02.05: Street Frontage Landscape Areas - Street Type S2 - Slip Road Street Frontage.

(8)

PRO commercial and utility vehicles.

Commercial and utility vehicles in conjunction with the business or being utilized for delivery or transport that are stored or parked on a property overnight shall be located inside an enclosed building or screened from the view of adjacent streets and properties.

These vehicles shall not be located between the building and an adjacent street.

Screening shall be a solid masonry wall to match the building, earthen berms, or landscaping.

Screening shall be a minimum of six (6) feet in height.

A landscape screen shall be solid and reach the minimum height of six (6) feet within two (2) years of the issue date of the Certificate of Occupancy for the building.

(9)

PRO building entry areas.

Landscaping shall be used to emphasize building entries. (See Figure 2.05.04.4)

Special paving such as brick, exposed aggregate or patterned concrete shall be used to define building entries.

Sidewalk connections shall be provided from building entries to parking areas and public sidewalks.

(10)

PRO lighting.

On-site lighting for vehicular and pedestrian purposes shall be installed by the property owner in accordance with City design standards for the PRO – Preston Road Overlay Design District.

The City shall coordinate the installation of the streetlights in and along major thoroughfares in accordance with City design standards for the PRO – Preston Road Overlay Design District.

(11)

PRO streetscape elements.

In addition to the form-giving rows of street trees, a framework of streetscape elements will tie together the sub-districts. These elements include gateway bridges; a series of monuments, pedestals, and light standards; street furniture; and landscape punctuation points.

PRO gateway monuments.

Gateway monuments shall occur at sub-district boundaries.

The monument materials should be native or cast stone (Figure 2.05.04.8).

Wherever possible, bridges shall feature split roadways (Figure 2.05.04.9).

The Main Street gateway should feature an intersection of enhanced paving of stone, brick or patterned concrete. In addition, an intensified amount of shrubs and/or trees should be planted to provide a sense of enclosure (Figure 2.05.04.11).

PRO entrance monuments.

Entrance monuments shall occur at major intersections and landscape punctuation points (Figure 2.05.04.8).

The entrance monument materials should be native or cast stone.

Entrance monuments at major intersections shall be nominally twelve (12) feet in height.

Pedestals with a height of three (3) feet to five (5) feet may be used at punctuation points.

PRO enhanced light standards.

Light standards shall be manufactured by Bega, or an equivalent (see Figure 2.05.04.10), and be a dark color as approved by the City Council.

The light standard monument in the street median and parkways are nominally thirty (30) feet in height and may support seasonal banners.

The vehicular-scale light standard monuments in parking areas shall not exceed thirty (30) feet in height. The vehicular-scale light standard may be placed on a stone pedestal.

The pedestrian-scale light standard is nominally ten (10) feet in height, may feature a hanging basket, and should be placed in pairs flanking the sidewalk.

All vehicular-scale and pedestrian-scale light standards within the Preston Road Overlay Design District requiring a pole shall use a decorative pole as approved by the City. The Preston Road Overlay Design District is designated as a "design district" pursuant to Section 284.002(5) and Section 284.105 of Texas Local Government Code, as it exists or may be amended.

PRO punctuation points.

The City shall coordinate the implementation of punctuation points with property owners through the provision of landscape buffers prior to or during the development process.

Location of the punctuation points shall be generally consistent with Figure 2.05.04.12.

The punctuation points in the Rural Corridor sub-district shall have a rural character and feature native plant materials arranged in informal patterns.

The punctuation points in the Retail Corridor sub-district shall have a commercial character and feature formal, upright trees arranged in bold, graphic patterns.

Punctuation points (see Figure 2.05.04.13, Figure 2.05.04.14, and Figure 2.05.04.15) shall, if possible.

(i)

Be approximately two hundred (200) feet in length along Preston Road and one hundred (100) feet deep.

(ii)

Span the width of Preston Road incorporating the parkways and the median.

(iii)

Utilize raised planting areas to lift and separate these areas from the adjacent streetscape.

(E)

Preston Road Overlay Sub-district requirements.

(1)

"U.S. 380 Gateway" Sub-district.

Setbacks.

The minimum front yard is fifty (50) feet.

Buildings containing a nonresidential use may be located five (5) feet from the right-of-way of street, other than major thoroughfare, intersecting with Preston Road.

(i)

Seventy-five (75) percent of the building shall be constructed on the five (5) foot building line, with the additional twenty-five (25) percent setback a maximum of ten (10) feet. (See Section 4.02.05: Street Frontage Landscape Areas - Street Type S2 - Slip Road Street Frontage.)

(ii)

Buildings not utilizing the five (5) foot reduced setback shall be setback as stated in subsection (E)(1)a.1.

Alternative setbacks may be approved by Subsection 6.18 Alternative Compliance Standards.

Landscaping.

Street frontage shall include a fifty (50) foot landscape buffer. See Section 4.02.05: Street

Building materials.

This Subsection c, shall apply to all buildings and structures within the "U.S. 380 Gateway" Sub-District subject to the following exception: For industrial buildings on property zoned Industrial and located between Parvin Branch and Panther Creek Parkway, such standards shall only apply to buildings and portions of buildings located within 300-feet of the property line adjacent to Preston Road.

Primary exterior construction materials (see Figure 2.05.04.16) shall be:

(i)

Natural Dimensional Stone (minimum of twenty (20) percent per wall with the exception of walls containing a loading dock or service area);

(ii)

Brick; or

(iii)

Tinted, split-face concrete masonry units (maximum fifteen (15) percent per wall).

Secondary exterior construction materials (see Figure 2.05.04.16) shall be used to accent primary exterior construction materials, but shall not exceed ten (10) percent of the facade area. Secondary exterior construction materials shall include:

(i)

Aluminum;

(ii)

Other metals;

(iii)

EIFS; or

(iv)

Stucco.

The use of natural texture and colors shall be used to the greatest extent possible. Lighter tones and colors are recommended. Required dominant colors include light-to-medium earth tones illustrated in pages 46 through 155 of the Pittsburgh Paint Voice of Color Sampler.

(i)

City staff will maintain this referenced color sampler.

(ii)

Light colors include colors 1-2 of each sample page.

(iii)

Medium colors include values 3-4.

(iv)

Prohibited colors are black and stark white.

(2)

"Rural Corridor" Sub-district.

Setbacks.

The minimum front yard is fifty (50) feet.

Landscaping.

Street frontage shall include a fifty (50) foot landscape buffer. See Section 4.02.05: Street Frontage Landscape Areas - Street Type S3 - Double Row Street Frontage.

Single-family developments along Preston Road shall provide a fifty (50) foot

Building materials.

This Subsection c. shall apply to all buildings and structures within the "Rural Corridor" Sub-District subject to the following exception: For industrial buildings on property zoned Industrial and located between Parvin Branch and Panther Creek Parkway, such standards shall only apply to buildings and portions of buildings located within 300 feet of the property line adjacent to Preston Road.

Primary exterior construction materials (see Figure 2.05.04.16) shall be:

(i)

Natural Dimensional Stone (minimum of twenty-five (25) percent per wall with the exception of walls containing a loading dock or service area);

(ii)

Brick; or

(iii)

Tinted, split-face concrete masonry units (maximum fifteen (15) percent per wall).

Secondary exterior construction materials (see Figure 2.05.04.16) shall be used to accent primary exterior construction materials, but shall not exceed ten (10) percent the of facade area. Secondary exterior construction materials shall include:

(i)

Fiber cement siding;

(ii)

Stucco; or

(iii)

EIFS.

Medium tones and colors are recommended to darker ones. Required dominant colors are medium earth tones illustrated in pages 46 through 155 of the Pittsburgh Paint Voice of Color Sampler.

(i)

City staff will maintain this referenced color sampler.

(ii)

Medium colors include values 3-4.

(iii)

Prohibited colors are black and stark white.

(3)

"Main Street" Sub-district.

Setbacks.

Slip roads are required adjacent to Preston Road. See Section 4.02.05 Street Frontage Landscape Areas - Street Type S2 - Slip Road Street Frontage.

Buildings containing a nonresidential use may be located five (5) feet from the right-of-way of street, other than a major thoroughfare, intersecting with Preston Road.

(i)

Seventy-five (75) percent of the building shall be constructed on the five (5) foot building line, with the additional twenty-five (25) percent setback a maximum of ten (10) feet. See Section 4.02.05 Street Frontage Landscape Areas - Street Type S2 - Slip Road Street Frontage.

(ii)

Buildings not utilizing the five (5) foot reduced setback shall setback as stated in 2.05.04(E)(3)a.2 [sic].

Landscaping.

Slip roads.

(i)

Landscaping shall be planted in accordance with the slip road detail shown in Section 4.02.05. Street Frontage Landscape Areas - Street Type S2 - Slip Road Street Frontage.

Landscape buffer.

(i)

Where development constraints prevent the use of a slip road, the development must comply with Section 4.02.05 Street Frontage Landscape Areas - Street Type S4 - Single Row Street Frontage.

Building materials.

Brick is the required primary exterior construction material (see Figure 2.05.04.16).

Secondary exterior construction materials (see Figure 2.05.04.16) shall be used to accent primary exterior construction materials, but shall not exceed ten (10) percent of the facade area of each elevation. Secondary exterior construction materials shall include:

(i)

Natural Dimensional Stone;

(ii)

Tinted, split-face concrete masonry units;

(iii)

Aluminum;

(iv)

Metals;

(v)

EIFS; or

(vi)

Stucco.

Lighter tones and colors are recommended to darker ones. Required dominant colors are light-to-medium earth tones illustrated in pages 46 through 155 of the Pittsburgh Paint Voice of Color Sampler.

(i)

City staff will maintain this referenced color sampler.

(ii)

Light colors include colors 1-3 of each sample page.

(iii)

Medium colors include values 4-5.

(iv)

Prohibited colors are black and stark white.

(4)

"Retail Corridor" Sub-district.

Setbacks.

Slip roads are required adjacent to Preston Road. See Section 4.02.05 Street Frontage Landscape Areas - Street Type S2 - Slip Road Street Frontage.

The minimum front yard may be reduced to thirty (30) feet, but the building must be constructed on the thirty (30) foot building line and no parking or drive aisles may occur between the building and adjacent street.

Buildings containing a nonresidential use may be located five (5) feet from the right-of-way of street, other than a major thoroughfare, intersecting with Preston Road.

(i)

Seventy-five (75) percent of the building shall be constructed on the five (5) foot building line, with the additional twenty-five (25) percent setback a maximum of ten (10) feet. See Section 4.02.05 Street Frontage Landscape Areas - S2 - Slip Road Street Frontage.

Buildings not utilizing the reduced thirty (30) foot or five (5) foot setback shall setback as stated in subsection (E)(4)a.2.

Landscaping.

Slip roads.

(i)

Landscaping shall be planted in accordance with the slip road detail shown in Section 4.02.05 Street Frontage Landscape Areas - Street Type S2 - Slip Road Street Frontage.

Landscape buffer.

(i)

Where development constraints prevent the use of a slip road the development must comply with Section 4.02.05 Street Frontage Landscape Areas - Street Type S4 - Single Row Street Frontage.

Building materials.

Primary exterior construction materials (see Figure 2.05.04.16) shall be:

(i)

Natural Dimensional Stone (minimum of twenty (20) percent per wall with the exception of walls containing a loading dock or service area);

(ii)

Brick;

(iii)

Tinted, split-faced concrete masonry units (maximum fifteen (15) percent per wall); or

(iv)

Stucco.

(i)

Natural Dimensional Stone;

(ii)

Tinted, split-face, concrete masonry units;

(iii)

Aluminum;

(iv)

Metals;

(v)

EIFS; or

(vi)

Stucco.

In general, medium tones and colors are recommended to darker ones. Required dominant colors are medium earth tones illustrated in pages 46 through 155 of the Pittsburgh Paint Voice of Color Sampler.

(i)

City staff will maintain this referenced color sampler.

(ii)

Medium colors include values 4-5.

(iii)

Prohibited colors are black and stark white.

(5)

"S.H. 121 Gateway" Sub-district.

Setbacks.

The minimum front yard is fifty (50) feet.

Buildings containing a nonresidential use may be located five (5) feet from the right-of-way of street, other than a major thoroughfare, intersecting with Preston Road.

(i)

Seventy-five (75) percent of the building shall be constructed on the five (5) foot building line, with the additional twenty-five (25) percent setback a maximum of ten (10) feet. See Section 4.02.05 Street Frontage Landscape Areas - Street Type S2 - Slip Road Street Frontage.

Landscaping.

Street frontage shall include a landscape buffer according to Section 4.02.05 Street Frontage Landscape Areas - Street Type S3 - Double Row Street Frontage.

Building materials.

Primary exterior construction materials (see Figure 2.05.04.16) shall be:

(i)

Natural Dimensional Stone (minimum of twenty (20) percent per wall with the exception of walls containing a loading dock or service area);

(ii)

Brick;

(iii)

Tinted, split-face concrete masonry units (maximum fifteen (15) percent per wall); or

(iv)

Stucco.

(i)

Aluminum;

(ii)

Other metals;

(iii)

EIFS; or

(iv)

Stucco.

(i)

City staff will maintain this referenced color sampler.

(ii)

Light colors include colors 1-2 of each sample page.

(iii)

Medium colors include values 3-4.

(iv)

Prohibited colors are black and stark white.

(F)

[Figures and Images.]

Figure 2.05.04.1: Preston Road Overlay Design District Map

Figure 2.05.04.2: Expression of Building Form

Figure 2.05.04.3: Facades Facing Preston Road

Figure 2.05.04.4: Special Planting at Building Entry

Figure 2.05.04.5: Entry Median and Stacking Area

Figure 2.05.04.6: Drive Lanes Defining Streetscape Experience

Figure 2.05.04.7: Slip Road Dimensions

Figure 2.05.04.8: Monuments

Figure 2.05.04.9: Prototypical Overpass/Bridge Plan and Section

Figure 2.05.04.10: Enhanced Lighting Standards

Figure 2.05.04.11: Design Standards - Urbanized Intersections

Figure 2.05.04.12: Gateway and Punctuation Points

Figure 2.05.04.13: Punctuation Points - Circle Grove

Figure 2.05.04.14: Punctuation Points - Tree Field

Figure 2.05.04.15: Punctuation Points - Pecan Grove

Figure 2.05.04.16: Primary/Secondary Exterior Cladding Materials

Figure 2.05.04.17: Setback for Nonresidential Uses to Streets that Connect with Preston Road

(Ordinance 17-08-56 adopted 8/15/17; Ordinance 2020-12-84 adopted 12/1/20; Ordinance 2021-07-47 adopted 7/6/21; Ordinance 2021-11-64 adopted 11/16/2021; Ordinance 2024-05-21 adopted 5/7/2024)

§ 2.05.05 TO – Tollway Overlay Design District.

(A)

General purpose and description.

The Dallas North Tollway is a primary thoroughfare within the City. The TO – Tollway Overlay Design District establishes design and development standards for properties within the Tollway corridor regarding land uses, building orientation, site amenities, access, site and building architectural design, building materials, landscaping, lighting, and signage. The TO – Tollway Overlay Design District is intended to substantially advance a legitimate governmental interest that includes enhancing the quality of life in Frisco, to regulate the character of growth along the Tollway corridor, and to create a unique Tollway corridor.

(B)

Boundary and applicability.

(1)

Geographic boundary.

The TO – Tollway Overlay Design District is defined as the land included within seven hundred fifty (750) feet of the Right-of-Way Line on either side of the Tollway. See Figure 2.05.05.1 for a comprehensive view of the District.

(2)

Certain standards apply beyond geographic boundary.

For properties extending beyond the seven hundred fifty (750) foot boundary, the overlay architectural elements, building materials, and landscaping requirements shall be incorporated unless otherwise approved by the Director.

(3)

Land uses regulations apply only within geographic boundary.

Land use requirements shall not apply to that portion of the properties beyond the seven hundred fifty (750) foot boundary.

(C)

Tollway Overlay Sub-districts established.

The TO – Tollway Overlay Design District is divided into four sub-districts. The sub-districts and their boundaries are the following.

(1)

"U.S. 380 Gateway."

The boundary of the U.S. 380 Gateway sub-district extends from U.S. Highway 380 to C.R. 26 (future Virginia Parkway).

(2)

"Typical."

The boundaries of the Typical Corridor sub-districts extend from C.R. 26 to Cottonwood Creek and from Stewart Creek to Gaylord Parkway.

(3)

"Historic."

The boundary of the Historic Gateway sub-district extends from Cottonwood Creek to Stewart Creek.

(4)

"S.H. 121 Gateway."

The boundary for the S.H. 121 Gateway sub-district extends from Gaylord Parkway to S.H. 121.

(D)

Tollway Overlay Design District boundary map.

(1)

See boundary map:

Figure 2.05.05.1: Tollway Overlay Design District Map

(E)

Tollway Overlay Sub-district compliance.

(1)

Compliance sections.

Each sub-district shall comply with the general requirements listed in subsection (F) General Requirements of the Tollway Overlay Design District and the sub-district requirements listed in subsection (G) Tollway Overlay Sub-District Requirements.

(2)

Conflicts between zoning districts.

Where TO – Tollway Overlay Design District requirements conflict with base zoning requirements, excluding requirements contained within a PD – Planned Development District, the TO – Tollway Overlay Design District shall apply. Otherwise, the TO – Tollway Overlay Design District shall not affect the base zoning of a property.

(F)

General requirements of the Tollway Overlay Design District.

(1)

Permitted uses.

The base zoning district of a property determines the permitted land uses in the TO – Tollway Overlay Design District.

Permitted land uses are outlined in Subsection 3.02 Use Chart.

(2)

Tollway Overlay exterior appearance of buildings/structures.

A Facade Plan shall be submitted for the following requirements according to Subsection 6.16 Facade Plan Review.

Windows shall conform to the following criteria.

Pink or gold glass is not permitted.

Primary exterior materials shall conform to the requirements found in 4.07.09 Exterior Construction of Main Buildings. In addition to these requirements, the following criteria shall apply.

The use of Exterior Insulated Finishing System (EIFS) is not permitted below nine (9) feet above finished grade. The use of EIFS above nine (9) feet is limited to high impact EIFS.

In the Historic Sub-District, one hundred (100) percent of the first floor facade shall consist of clay-fired brick.

Secondary materials used on the facade of a building are those that comprise less than ten (10) percent of an elevation area. Permitted secondary materials are all primary materials, aluminum or other metal, or other materials as approved by the Director.

Structured parking garages must be finished on all four sides in the same materials as the main building, or another material as approved by the Director.

All retail/commercial buildings shall comply with Subsection 4.09 Nonresidential Design Standards.

Corporate identities that conflict with the building design criteria shall be reviewed on a case by case basis and approved by the Director.

(3)

Tollway Overlay enhanced light standards.

All vehicular-scale and pedestrian-scale light standards within the Tollway Overlay Design District requiring a pole shall use a decorative pole as approved by the City. The Tollway Overlay Design District is designated as a "design district" pursuant to Section 284.002(5) and Section 284.105 of the Texas Local Government Code, as it exists or may be amended.

(G)

Tollway Overlay Sub-district requirements.

(1)

U.S. 380 Gateway.

Setbacks and landscape buffer.

The minimum front yard is fifty (50) feet.

Street frontage shall include a landscape buffer according to Section 4.02.05 Street Frontage Landscape Areas - Street Type S4 - Single Row Street Frontage.

The minimum front yard for buildings of six (6) or more stories may be reduced to twenty-five (25) feet with a twenty-five (25) foot landscape buffer.

(2)

S.H. 121 Gateway.

Setbacks and landscape buffer.

The minimum front yard is fifty (50) feet.

Street frontage shall include a landscape buffer according to Section 4.02.05 Street Frontage Landscape Areas - Street Type S4 - Single Row Street Frontage.

The minimum front yard for buildings of six (6) or more stories may be reduced to twenty-five (25) feet with a twenty-five (25) foot landscape buffer.

(3)

Historic Sub-district.

Setbacks.

Setbacks in the Historic sub-district shall meet the requirements of the OTC – Original Town Commercial District (see 2.04.04(C) Regulations.

(4)

Typical Sub-district.

Setbacks and landscape buffer.

The minimum front yard is fifty (50) feet.

Street frontage shall include a landscape buffer according to Section 4.02.05 Street Frontage Landscape Areas - Street Type S4 - Single Row Street Frontage.

(Ordinance 17-08-56 adopted 8/15/17; Ordinance 2021-07-47 adopted 7/6/21; Ordinance 2024-05-21 adopted 5/7/2024)

§ 2.05.06 US 380 Overlay Design District.

(A)

General purpose and description.

The US 380 Overlay Design District ("District") establishes development standards for properties within the City's northern corridor regarding land uses, site design, landscaping, architectural design, and building materials.

The District is intended to create vibrant, high-quality development that capitalizes on the corridor's strategic location, natural amenities, and regional employment opportunities to create sustained investment within the City that enhances the long-term health, safety, and quality of life for residents, employees, and visitors.

(B)

Boundary.

The District is bounded by US 380 to the north, Coit Road to the east, PGA Parkway and Parvin Branch to the south, and various land use boundaries to the south and west. The property between Legacy Drive and Championship Drive is excluded from the District. Reference Figure 2.05.06.1 US 380 Overlay Design District Boundary.

The District excludes all single-family residential subdivisions platted prior to the establishment of the District.

It is the intent of the District that gateway provisions apply to adjacent parcels or tracts that front on thoroughfare right-of-way located within the District boundaries for a symmetrical look.

Where the boundaries of the US 380 Overlay Design District overlap with the TO – Tollway Overlay Design District or the PRO – Preston Road Overlay Design District, the provisions of each district shall apply. In the case of a conflict, the US 380 Overlay Design District shall apply.

(C)

US 380 Overlay Sub-districts.

The District is divided into three sub-districts. Reference Figure 2.05.06.2 US 380 Overlay Sub-district Boundaries. The sub-districts are:

(1)

Business.

(2)

Mixed-Use Residential.

(3)

Urban Center. Where the District requirements conflict with base zoning requirements, the District shall apply, unless the property is in a Planned Development, in which case the Planned Development standards shall apply. The overlay district does not change the base zoning but does amend the development standards and uses.

(D)

General requirements of the US 380 Overlay District.

(1)

US 380 Overlay permitted and special uses.

Uses permitted in the District are outlined in Subsection 3.01 Use of Land and Buildings.

Conditional development standards.

Drive-throughs (i.e., banks, restaurants, dry cleaners, etc.).

(i)

Drive-through facilities, including drive-through lanes, order boards, and pick-up windows, shall not be located at the intersection of two major thoroughfares, as defined in Frisco's Engineering Standards Section 2.02.A.1 (e.g., US 380, Dallas Parkway, FM 423, Preston Road, Legacy Drive, PGA Parkway, etc.); and

(ii)

Where buildings are not required to sit on the build-to line as noted in Table 2.05.06.1, a drive aisle may be allowed to circulate between a drive-through use and the major thoroughfare (provided it does not violate Subsection D(1)b.1. However, no two adjacent drive-through uses shall both have a drive-aisle circulate next to the major thoroughfare.

Gas pumps.

(i)

Where located at intersecting streets, gas pumps and canopy structures shall be shielded from view from at least one street by the principal building in which the facilities serve, as depicted in Figure 2.05.06.3 Gas Pumps/Canopy Placement.

Figure 2.05.06.3, Gas Pumps/Canopy Placement

Big box retail development.

(i)

Big box retail building facades shall not abut the build-to line of a major thoroughfare. Facades that face a major thoroughfare shall adhere to one of the following two provisions:

Big box retail building facades shall adhere to the Building Design requirements noted in Subsection 2.05.06(D)(4) Exterior Appearance of Buildings and Structures; or

Big box retail building facades shall be concealed behind other buildings on the tract which can adhere to the Building Design requirements noted in Subsection 2.05.06(D)(4) Exterior Appearance of Buildings and Structures.

(ii)

Where big box retail buildings are part of a planned shopping center or located within a mixed-use development, associated single or multi-tenant retail buildings shall be arranged to frame the development tract and internal parking areas. Such buildings shall be designed with dual frontage that provides direct pedestrian access from the adjacent street, excluding US 380, and from internal parking areas where possible.

(2)

US 380 Overlay site development.

Frontage.

Applicable to development between Championship Drive and LaCima Boulevard:

Buildings at the intersection of US 380 and a major thoroughfare, a minor thoroughfare, or a commercial collector shall be constructed to the build-to-line and shall adhere to the minimum building corner frontage requirement noted in Table 2.05.06.1. Buildings beyond what is required to meet the minimum building corner frontage requirement shall meet one of the conditions below.

(i)

Buildings shall back to US 380, a major thoroughfare, a minor thoroughfare, or a commercial collector and shall be constructed to the build-to line noted in Table 2.05.06.1. Surface parking shall be situated toward the interior of the development and have limited direct frontage on public streets. This condition shall be met unless a waiver is approved by the Director of Development Services. An appeal to a decision on a waiver by the Director of Development Services may be considered by the Planning & Zoning Commission. If further appeal is made, the City Council shall act on such an appeal.

(ii)

Buildings shall back to US 380, a major thoroughfare, a minor thoroughfare, or a commercial collector with an allowance for up to two rows of parking to be permitted between the building facade and the build-to line. This parking shall conform with the Form-Based Code S2-Retail Center requirements; except, that access to browsing lane parking should adhere to the Driveway Design standards provided in Frisco's Engineering Standards.

(iii)

Buildings shall be shifted interior to the development with an allowance for the entirety of the building's surface parking to be permitted between the building facade and the build-to line. Buildings shifted interior to the development shall front onto open space provided in accordance with Subsection (D)(2)d. Open Space.

Table 2.05.06.1, Build-to Lines & Frontage Requirements
	Subdistrict
	Business	Mixed-Use Residential	Urban Center
Build-to-line
US 380	40-feet
Dallas North Tollway	50-feet
Major Thoroughfare	40-feet
Minor Thoroughfare	40-feet
Commercial Collector	30-feet
Urban Collector	Zero
Minimum Building Corner Frontage Requirement
US 380	200-feet
Major & Minor Thoroughfares
Commercial Collector

The area between the street right-of-way and the build-to line shall be referred to as the Pedestrian Zone and largely reserved for landscaping, furnishings, and active transportation facilities that serve to create an inviting environment for bicyclists and pedestrians.

(i)

At a minimum, the Pedestrian Zone shall contain a meandering sidewalk with the width defined by the Hike & Bike Masterplan. However, the sidewalk along US 380 shall have a minimum width of 10-feet.

(ii)

The defined sidewalk width shall be maintained as a continuous clear path through the Pedestrian Zone regardless of the presence of any pedestrian plazas or other amenities. Landscape areas, street furniture, poles, fire hydrants, and similar obstructions shall not encroach into the minimum sidewalk width described above.

A minimum break of 50-feet shall be provided every 300-feet when development is backing a thoroughfare to ensure pedestrian access is provided into the development. Removal of this break is subject to Director of Development Services approval.

Active transportation.

Development shall provide a system of pedestrian walkways for interconnectivity between on-site features, and adjacent streets and parcels.

Hike and bike trails.

Overlooks shall be provided at viewshed points such as elevated creek banks, high points, or where natural vegetation is present in accordance with the Engineering Standards and the Hike & Bike Master Plan and as approved by the Director of Parks & Recreation.

Trails shall provide connections to development at a minimum of one trail access point per 1,000 linear feet of creek corridor or as approved by the Director of Development Services and the Director of Parks & Recreation.

Open space.

Open space shall be developed in accordance with Subsection 4.13 Usable Open Space requirements. Open space placement and configuration shall adhere to the following additional provisions:

Natural features (i.e., creeks, outcroppings, view corridors, etc.) shall be preserved and incorporated into the development.

Open space shall be configured to provide pedestrian pathways across the development site with an emphasis on linking on-site gathering spaces to gateway zones and natural features.

(3)

US 380 Overlay landscaping.

Development shall adhere to the landscape design provisions of this section. Should a provision not be addressed within this section, landscaping shall adhere to Subsection 4.02 Landscape Requirements.

General landscape treatments.

The application of landscape treatments within gateway zones, trail corridors, and roadsides, except for Urban Collector roadsides, shall adhere to the following provisions:

Landscape treatments shall be formalized in style within gateway zones, becoming less formal with clustered groupings of trees away from gateways.

Landscaping shall promote simple, mass planting arrangements (limiting plantings to large groupings of a single species of plant) for greater visual effect and ease of maintenance.

Native and adaptive grasses and perennials shall be utilized for gateways and roadsides including, but not limited to: Miscanthus Grass, Mexican Feather Grass, Love Grass, Gregg Salvia, Lantana, Purple Wintercreeper and Creeping Rosemary, or other native or adapted plants as approved by the Director of Development Services.

Tree plantings.

Naturalized groupings of trees shall be provided within the Pedestrian Zone along all district thoroughfares, except for Urban Collectors. Trees shall be as close to equally distributed on both sides of the sidewalk as possible to provide symmetry and convey a sense of safety to users.

Urban collectors shall have formalized tree planting schemes along the edges and within tree grates or planters. Spacing of trees shall not exceed 30-feet on center.

Tree types shall consist of native and adaptive species including Red Oak, Chinquapin Oak, Cedar Elm, Lacebark Elm, Crape Myrtle, Desert Willow, Fosters Holly, and/or Redbud or alternatives with Director of Development Services approval.

(4)

US 380 Overlay exterior appearance of buildings and structures.

A Facade Plan shall be submitted demonstrating the following requirements according to Subsection 6.16 Facade Plan Review.

Architectural features, details, materials, and colors shall be compatible across individual building facades and with adjacent buildings.

Building composition.

All buildings shall be architecturally finished on all four sides and shall be designed and built-in tripartite architecture so that they have a distinct base, middle, and top.

Figure 2.05.06.4, Tripartite Architecture

Building elements.

Facades.

Building facades shall be arranged to avoid the creation of a monotonous wall and create rhythm along the corridor and cross streets.

(i)

The facade plane shall be broken by a minor break at least every 60-feet. A minor break refers to an offset (inward or outward) of at least 12-inches and extending for at least five-feet.

(ii)

Building facades shall incorporate a variety of architectural elements such as offsets, overhangs, balconies, verandas, porte-cocheres and other features to add architectural character. These elements may be used to substitute for the offset required per Subsection 2.05.06(D)(4)d.1.(i).

(iii)

Facades shall employ design elements such as shade and shadow through reveals, surface changes, overhangs, and/or sunshades to provide visual interest on facades exposed to the sun.

The Shops at Clearfork - Fort Worth, TX

Kroger - Frisco, TX

Building corners.

Building corners shall be emphasized through architectural features such as pedimented gabled parapets, cornices, awnings, arcades, colonnades, and balconies.

Ground floor facades.

(i)

Front facades visible from any public street right-of-way (excluding US 380), public way, primary pedestrian entrance, trail corridor, or social space shall have transparent windows covering no less than 75% of the ground floor facade area.

(ii)

All other facades shall incorporate transparent windows covering at least 20% of the facade area for all floors.

(iii)

Retail storefronts shall incorporate a transom, display window area, and minimum 18-inch watercourse at the base, unless an alternative is approved by the Director of Development Services.

(iv)

Shelter shall be provided for the pedestrian environment through the use of awnings, pergolas, arcades, and/or other elements.

Fenestration.

(i)

Windows and doors shall be proportional and appropriate to the building form.

(ii)

Opaque, tinted, or mirrored glass prohibited on the ground floor.

Building entrances.

(i)

Primary pedestrian entrances shall be located on all facades fronting a public street right-of-way, principal off-street parking area (including parking structures), trail corridor, and/or open space.

(ii)

Primary pedestrian entrances shall be defined and articulated by architectural elements such as lintels, pediments, pilasters, columns, porticoes, porches, overhangs, railings, balustrades, and other features as appropriate.

Iconic buildings.

Special design emphasis shall be placed on buildings located at primary and secondary gateway zone intersections. The buildings shall utilize unique architectural elements such as towers, spires or cornices; along with varied roof shapes and building heights.

(5)

US 380 Overlay building materials.

Building shall be constructed of primary and secondary building materials in accordance with the percentages noted in the table below.

	Minimum % of Primary Materials	Minimum % of Secondary Materials	Materials*
	Minimum % of Primary Materials	Minimum % of Secondary Materials	Primary	Secondary
Facades fronting Public Streets, Public Ways, and/or Major Creeks	80%	20%	Clay fired brick, natural stone, cast stone, three-step stucco, marble, granite, curtain glass. Metal may be used subject to Director of Development Services approval	Wood, architectural metal panel, split-face concrete block, tile, pre-cast concrete panels, EIFS, or cementitious-fiber clapboard*
All Other Facades	65%	35%

*	Excluding doors and windows
**	Shall only be used nine feet above ground floor and only for trim and molding features
***	Shall only be used on ground floor facades of retail buildings, or mixed-use buildings incorporating storefronts for multiple tenants, with a minimum 50-year warranty, and be limited to no more than 10% of the total facade

Materials shall wrap around corners a minimum of 15-feet (measured from the corner of the facade) and define the building form. Volume and material changes should be avoided along the same plane or at outside corners.

Accent materials including natural stone, masonry, tile, terra cotta, metal or wood are encouraged along the ground floor base of retail storefronts and pedestrian intensive streets, entries, and other areas.

Roof Systems:

Roofing materials visible from any public street right-of-way, principal pedestrian entrance, trail corridor, or social space shall be copper, factory finished standing seam metal, slate, synthetic slate, or similar material that provides a similar character or finish.

(6)

US 380 Overlay structured parking.

Parking structures shall not dominate the built environment, and to the extent feasible, should be wrapped by the principal building which the structure serves to limit view of the structure from trail corridors, open space, or the adjacent public street rights-of-way of thoroughfares intersecting US 380.

Except for building corner frontage zones, parking structures fronting US 380 may be constructed to the build-to line and may be counted toward the minimum frontage requirements.

The exterior building materials of structured parking visible from any public street right-of-way, public way, principal pedestrian entrance, trail corridor, or social space shall be compatible with adjacent or abutting buildings.

Notwithstanding the need for compatibility with adjacent or abutting buildings, parking structures shall be screened so that architectural and landscape components articulate the facade, hide parked vehicles, and shield lighting from within the structure. At a minimum, grates shall be provided on the first two levels of the parking structure.

(7)

US 380 Overlay Gateway Zones.

On each corner of the intersections identified within Figure 2.05.06.5 Overall Gateways Plan and Table 2.05.06.3 Gateway Locations, a gateway easement shall be provided meeting the following dimensional requirements noted below. The area dedicated towards the Gateway Zone may count towards the Usable Open Space requirement.

Table 2.05.06.2, Gateway Development Standards
Development Standard	Gateway
Development Standard	Primary	Major
Size	11,250 square feet	6,000 square feet
Depth*	Min. 100-feet	Min. 75-feet
*Measured perpendicularly from the corner clip ROW line.

Table 2.05.06.3, Gateway Locations
Number	Intersection
Primary Gateways
1.	US 380 and Dallas North Tollway
2.	US 380 and Preston Road
Major Gateways
3.	US 380 and FM 423
4.	US 380 and Championship Drive
5.	US 380 and Legacy Drive
6.	US 380 and Future Minor or Major Thoroughfare
7.	US 380 and Hillcrest Drive (Proposed)
8.	US 380 and Coit Road
Trailhead Gateways
9.	US 380 and Panther Creek
10.	PGA Parkway and Parvin Branch
11.	Dallas North Tollway and Parvin Branch
12.	Preston Road and Parvin Branch

(8)

US 380 Overlay Bridges (excludes TXDOT & NTTA Bridges).

Bridges shall have decorative, stone-wrapped pilasters with lighting and enhanced pedestrian railing;

Bridge support columns shall be designed with reveals and/or texture rather than standard smooth, cylindrical column finishes;

Vertical clearance underneath any bridge structure shall be a minimum of 10-feet above finished grade where Hike & Bike Trails are required subject to the Director of Engineering Services and the Director of Parks & Recreation;

Overlooks may be associated with bridges where appropriate conditions exist; and

Shall conform to the Engineering Standards.

(Ordinance 2022-01-01 adopted 1/4/2022)

§ 2.05.07 Cotton Gin Road Overlay Design District.

(A)

General purpose and description.

The Cotton Gin Road Overlay Design District ("District") establishes the requirement for a landscape buffer on the north and south sides of a portion of Cotton Gin Road.

(B)

Boundary.

The District is bound by Dallas Parkway to the east and Legacy Drive to the west. Reference Figure 2.05.08.1 for the Cotton Gin Road Overlay Design District Boundary. Where the boundaries of the Cotton Gin Road Overlay Design District overlap with the TO – Tollway Overlay Design District, the provisions of each district shall apply. In the event of a conflict, the Cotton Gin Road Overlay Design District shall apply.

(C)

General requirements.

(1)

A 22.5-foot landscape buffer shall be provided along the north and south sides of Cotton Gin Road.

(2)

A 27.5-foot landscape buffer, together with the 22.5-foot landscape buffer, in the aggregate totaling 50-feet by 50-feet, shall be provided where Grand Park Way intersects with Cotton Gin Road, as depicted in Figure 2.05.08.2.

Figure 2.05.08.1

Cotton Gin Road Overlay District

Figure 2.05.08.2

(Ordinance 2023-12-55 adopted 12/5/2023)

§ 2.06.01 Purpose.

The purpose of this section is to establish common area regulations and standards for each zoning district. This section provides one location within this Ordinance where the common area regulations and standards can be found. The common area regulations and standards are divided into two sections, the residential section, 2.06.04 Residential Districts Development Standards, and nonresidential section, 2.06.05 Nonresidential Districts Development Standards.

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.06.02 Establishment of Area Regulations and Standards.

The area regulations and standards for each zoning districts are established within 2.06.04 Residential Districts Development Standards and 2.06.05 Nonresidential Districts Development Standards.

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.06.03 Additional area Regulations and Standards.

Additional area regulations and standards may apply to specific zoning districts and may be found within the other sections of this Ordinance.

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.06.04 Residential Districts Development Standards.

Residential Districts Development Standards Chart
Development Standards	AG – Agricultural District	RE – Residential Estate District	SF-16 – Single-Family Residential - 16 District	SF-12.5 – Single-Family Residential-12.5 District	SF-10 – Single-Family Residential-10 District	SF-8.5 – Single-Family Residential-8.5 District	SF-7 – Single-Family Residential-7 District	OTR – Original Town Residential District		PH – Patio Home District		2F – Two-Family Residential (Duplex) District	TH – Townhome District	MF-15 – Multifamily-15 District	MF-19 – Multifamily-19 District	MH – Manufactured Home District
Development Standards	AG – Agricultural District	RE – Residential Estate District	SF-16 – Single-Family Residential - 16 District	SF-12.5 – Single-Family Residential-12.5 District	SF-10 – Single-Family Residential-10 District	SF-8.5 – Single-Family Residential-8.5 District	SF-7 – Single-Family Residential-7 District	North of Main	South of Elm	Zero Side Option	Center Option	2F – Two-Family Residential (Duplex) District	TH – Townhome District	MF-15 – Multifamily-15 District	MF-19 – Multifamily-19 District	MH Park	MH Subdivision
Minimum Front Yard Setback	40'	40'	40'	30'	30'	25'	25'	20' + 5' Utility Easement Adjacent to ROW		See § 2.03.09(C)(3)		25'	See § 2.03.11(B)(1)	See § 4.12.01(A)	See § 4.12.01(A)	30' from a dedicated street/15' from a private street
Minimum Side Yard Setback	20'/25' on corner lots	15'/25' on corner lots	15'/20' on corner lots	15'/20' on corner lots	10'/15' on corner lots	7'/15' on corner lots	7'/15' on corner lots	6'/12' on corner lots		0' on one side and 10' on other side/15' on corner lots	7' on both sides/15' on corner lots	8'/15' on corner lots	See § 2.03.11(B)(1)	See § 4.12.01(B)	See § 4.12.01(B)	5'/20' between units/25' from zoning district line
Minimum Rear Yard Setback	30'	30'	30'	30'	30'	30'	30'	8'/20' for garage facing alley		See § 2.03.09(C)(4)		30'	See § 2.03.11(B)(1)	See § 4.12.01(C)	See § 4.12.01(C)	5'/20' between units/25' from zoning district line
Minimum Lot Area	2 Acres	1 Acre	16,000 SF	12,500 SF	10,000 SF	8,500 SF	7,000 SF	4,500 SF	2,250 SF	5,000 SF	6,000 SF	8,000 SF per duplex or 4,000 SF per Dwelling Unit	2,500 SF	See § 4.12.01(D)	See § 4.12.01(D)	2,500 SF	4,500 SF
Minimum Lot Width	150'	150'	90'	90'	80'	70'	60'	50'	25'	50'	55'	76' per duplex or 38' per Dwelling Unit	25'	80'	80'	40'
Minimum Lot Depth	250'	200'	140'	120'	100'	100'	100'	90'		90'		100'	100'	120'	120'	N/A	100'
Minimum Dwelling Area	800 SF	800 SF	800 SF	800 SF	800 SF	800 SF	800 SF	800 SF	650 SF	800 SF		800 SF	800 SF	See § 4.12.01(E)	See § 4.12.01(E)	650 SF
Maximum Height Feet/Stories	40'/2.5	40'/2.5	40'/2.5	40'/2.5	40'/2.5	40'/2.5	40'/2.5	40'/2.5		40'/2.5		40'/2.5	40'/2	50'	50'	20'
Maximum Lot Coverage (All Buildings)	N/A	20%	30%	40%	45%	45%	45%	55%		55%		50%	65%	50%	50%	N/A

(A)

See Subsection 6.18 Alternative Compliance Standards for alternative setbacks and heights.

(B)

The minimum front yard setback shall be reduced five (5) feet when street trees are provided, see 4.07.02(J) Front Yard Setback Reduction for Specific Thoroughfares.

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.06.05 Nonresidential Districts Development Standards.

Nonresidential Districts Development Standards Chart
Development Standards	O-1 – Office-1 District			O-2 – Office-2 District	R – Retail District			OTC – Original Town Commercial District	H – Highway District			C-1 – Commercial-1 District			C-2 – Commercial-2 District			IT – Information and Technology District	I – Industrial District
Development Standards	Adjacent to RE through PH Districts	Adjacent to Other Districts	Adjacent to Dedicated Street	O-2 – Office-2 District	Adjacent to RE-PH	Adjacent to Other Districts	Adjacent to Dedicated Street	OTC – Original Town Commercial District	Adjacent to RE-PH	Adjacent to Other Districts	Adjacent to Dedicated Street	Adjacent to RE-PH	Adjacent to Other Districts	Adjacent to Dedicated Street	Adjacent to RE-PH	Adjacent to Other Districts	Adjacent to Dedicated Street	IT – Information and Technology District	I – Industrial District
Minimum Front Yard	25'			50'/See § 2.04.02 (C) (1) Minimum Front Yard	30'			See § 2.04.04.	50'			30'			30'			50'/See § 2.04.08.	25'
Minimum Side Yard	1 story = 25'	1 story = 20'	1 story = 25'	See § 2.04.02 (C) (2) Minimum Side Yard	1 story = 25'	1 story = 20'	1 story = 25'	See § 2.04.04.	1 story = 25'	1 story = 20'	1 story = 30'	1 story = 25'	1 story = 20'	1 story = 30'	1 story = 25'	1 story = 20'	1 story = 30'	15'/See § 2.04.08.	15'/25' corner lots
	2 story = 60'	2 story = 20'	2 story = 25'		2 story = 60'	2 story = 20'	2 story = 25'		2 story = 60'	2 story = 20'	2 story = 30'	2 story = 60'	2 story = 20'	2 story = 30'	2 story = 60'	2 story = 20'	2 story = 30'
									3 story = 60'	3 story = 20'	3 story = 30'
Minimum Rear Yard	1 story = 30'	1 story = 30'	1 story = 25'	See § 2.04.02 (C) (3) Minimum Rear Yard	1 story = 30'	1 story = 30'	1 story = 25'	See § 2.04.04.	1 story = 25'	1 story = 30'	1 story = 30'	1 story = 30'	1 story = 30'	1 story = 25'	1 story = 30'	1 story = 30'	1 story = 25'	30'/See § 2.04.08.	30'
	2 story = 60'	2 story = 30'	2 story = 25'		2 story = 60'	2 story = 30'	2 story = 25'		2 story = 60'	2 story = 30'	2 story = 30'	2 story = 60'	2 story = 60'	2 story = 25'	2 story = 60'	2 story = 60'	2 story = 25'
									3 story = 85'	3 story = 30'	3 story = 30'
Minimum Lot Area	10,000 SF			12,500 SF	10,000 SF			§ 2.04.04.	12,500 SF			8,000 SF			5,000 SF			None	43,560 SF
Minimum Lot Width	60'			100'	100'			§ 2.04.04.	125'			100'			100'			None	200'
Minimum Lot Depth	N/A			125'	140'			§ 2.04.04.	125'			100'			100'			None	200'
Maximum Height	1 story no greater than 30'; 2 story no greater than 40' within 60' from a property zoned or developed as single-family or two-family			None	40'			See § 2.04.04.	None, unless single-family or two-family zoning districts or developments are within 200' of the property line, in which a 40' height maximum shall apply.			40'			40'			175'	None
Maximum Lot Coverage	25%			50%, max. 30% for accessory structures	40%			None	50%			50%			60%			55%/70% if parking garages are constructed	80%
Maximum FAR	0.5:1			1:1	0.5:1			None	4:1			0.5:1			0.6:1			1:1	None

(A)

See Subsection 6.18 Alternative Compliance Standards for alternative setbacks.

(Ordinance 2021-07-47 adopted 7/6/21)

Frisco City Zoning Code

SECTION 2

ZONING DISTRICTS

(Ordinance 2021-07-47 adopted 7/6/21)

The following table will identify zoning districts adopted in previous Ordinances and the District which now applies in this Ordinance to those Districts.

Equivalency Table
Prior To Ordinance 84-02-03	Abbreviated Designation Ord. 84-02-03	Abbreviated Designation Ord. 93-07-11 and This Ordinance	Abbreviated Designation Ord. 00-11-01	Current Zoning District
	A	A		AG – Agricultural District
		RE		RE – Residential Estate District
SF-1	R-1	SF-1		SF-16 – Single-Family Residential-16 District
SF-1.5	R-2	SF-2		SF-12.5 – Single-Family Residential-12.5 District
		SF-3		SF-10 – Single-Family Residential-10 District
SF-2	R-3	SF-4		SF-8.5 – Single-Family Residential-8.5 District
SF-3	R-4 & R-5	SF-5		SF-7 – Single-Family Residential-7 District
		SF-6	OTR	OTR – Original Town Residential District
	PH	PH		PH – Patio Home District
	D-1 & D-2	2F		2F – Two-Family Residential (Duplex) District
	TH	TH		TH – Townhome District
	MF-1	MF-1		MF-15 – Multifamily-15 District
	MF-2	MF-2		MF-19 – Multifamily-19 District
	MH	MH		MH – Manufactured Home District
	O	O-1		O-1 – Office-1 District
		O-2		O-2 – Office-2 District
	NS	NS
	SC & LR	R		R – Retail District
	CB	OT	OTC	OTC – Original Town Commercial District
		H		H – Highway District
	LC	C-1		C-1 – Commercial-1 District
	HC	C-2		C-2 – Commercial-2 District
				IT – Information and Technology District
	LI & HI	I		I – Industrial District
		IP		I – Industrial District
	PD	PD		PD – Planned Development District
	S	SUP or S		SUP or "S" – Specific Use Permits
				HL – Historic Landmark District
				PRO – Preston Road Overlay District
				TO – Tollway Overlay District
				US 380 Overlay Design District
				Cotton Gin Road Overlay Design District

§ 2.01.01 Zoning Districts Established.

Zoning Districts Table
Section	District Abbreviation – District Name
Residential Zoning Districts
§ 2.03.01.	AG – Agricultural District
§ 2.03.02.	RE – Residential Estate District
§ 2.03.03.	SF-16 – Single-Family Residential-16 District
§ 2.03.04.	SF-12.5 – Single-Family Residential-12.5 District
§ 2.03.05.	SF-10 – Single-Family Residential-10 District
§ 2.03.06.	SF-8.5 – Single-Family Residential-8.5 District
§ 2.03.07.	SF-7 – Single-Family Residential-7 District
§ 2.03.08.	OTR – Original Town Residential District
§ 2.03.09.	PH – Patio Home District
§ 2.03.10.	2F – Two-Family Residential (Duplex) District
§ 2.03.11.	TH – Townhome District
§ 2.03.12.	MF-15 – Multifamily-15 District
§ 2.03.13.	MF-19 – Multifamily-19 District
§ 2.03.14.	MH – Manufactured Home District
Nonresidential Zoning Districts
§ 2.04.01.	O-1 – Office-1 District
§ 2.04.02.	O-2 – Office-2 District
§ 2.04.03.	R – Retail District
§ 2.04.04.	OTC – Original Town Commercial District
§ 2.04.05.	H – Highway District
§ 2.04.06.	C-1 – Commercial-1 District
§ 2.04.07.	C-2 – Commercial-2 District
§ 2.04.08.	IT – Information and Technology District
§ 2.04.09.	I – Industrial District
Special Zoning Districts
§ 2.05.01.	PD – Planned Development District
§ 2.05.02.	SUP or "S" – Specific Use Permits
§ 2.05.03.	HL – Historic Landmark District
§ 2.05.04.	PRO – Preston Road Overlay District
§ 2.05.05.	TO – Tollway Overlay District
§ 2.05.06.	US 380 Overlay District
§ 2.05.07.	Cotton Gin Road Overlay Design District

(Ordinance 2021-07-47 adopted 7/6/21; Ordinance 2022-01-01 adopted 1/4/2022; Ordinance 2023-12-55 adopted 12/5/2023)

§ 2.03.01 AG – Agricultural District.

(A)

General purpose and descriptions.

(B)

Permitted uses.

Uses permitted in the AG – Agricultural District are outlined in Subsection 3.01 Use of Land and Buildings.

(1)

Barns or stables.

Barns and stables shall not be considered an accessory building or use and shall be treated according to Subsection 3.02 Use Chart under the definition Farm, Ranch, Stable, Garden, or Orchard.

(C)

Area regulations.

(1)

Front yard coverage.

(D)

Other regulations.

(1)

Subsection 4.03 Screening Standards.

(2)

Subsection 4.04 Off-Street Parking and Loading Requirements.

(3)

Subsection 4.06 Accessory Structure Standards.

(4)

Subsection 4.07 Supplementary Regulations.

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.03.02 RE – Residential Estate District.

(A)

General purpose and descriptions.

The RE – Residential Estate District will provide single-family detached dwelling units on large parcels of land.

(B)

Permitted uses.

Uses permitted in the RE – Residential Estate District are outlined in Subsection 3.01 Use of Land and Buildings.

(C)

Area regulations.

(1)

Front yard coverage.

(D)

Other regulations.

(1)

Subsection 4.03 Screening Standards.

(2)

Subsection 4.04 Off-Street Parking and Loading Requirements.

(3)

Subsection 4.06 Accessory Structure Standards.

(4)

Subsection 4.07 Supplementary Regulations.

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.03.03 SF-16 – Single-Family Residential-16 District.

(A)

General purpose and descriptions.

The SF-16 – Single-Family Residential-16 District is intended to provide for development of single-family detached dwelling units on lots of not less than sixteen thousand (16,000) square feet.

Other uses, such as religious and educational facilities will be provided for to maintain a balanced, orderly, convenient and attractive residential area.

(B)

Permitted uses.

Uses permitted in the SF-16 – Single-Family Residential-16 District are outlined in Subsection 3.01 Use of Land and Buildings.

(C)

Area regulations.

(1)

Front yard coverage.

(D)

Other regulations.

(1)

Subsection 4.03 Screening Standards.

(2)

Subsection 4.04 Off-Street Parking and Loading Requirements.

(3)

Subsection 4.06 Accessory Structure Standards.

(4)

Subsection 4.07 Supplementary Regulations.

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.03.04 SF-12.5 – Single-Family Residential-12.5 District.

(A)

General purpose and descriptions.

(B)

Permitted uses.

Uses permitted in the SF-12.5 – Single-Family Residential-12.5 District are outlined in Subsection 3.01 Use of Land and Buildings.

(C)

Area regulations.

(1)

Front yard coverage.

(D)

Other regulations.

(1)

Subsection 4.03 Screening Standards.

(2)

Subsection 4.04 Off-Street Parking and Loading Requirements.

(3)

Subsection 4.06 Accessory Structure Standards.

(4)

Subsection 4.07 Supplementary Regulations.

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.03.05 SF-10 – Single-Family Residential-10 District.

(A)

General purpose and descriptions.

(B)

Permitted uses.

Uses permitted in the SF-10 – Single-Family Residential-10 District are outlined in Subsection 3.01 Use of Land and Buildings.

(C)

Area regulations.

(1)

Front yard coverage.

(D)

Other regulations.

(1)

Subsection 4.03 Screening Standards.

(2)

Subsection 4.04 Off-Street Parking and Loading Requirements.

(3)

Subsection 4.06 Accessory Structure Standards.

(4)

Subsection 4.07 Supplementary Regulations.

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.03.06 SF-8.5 – Single-Family Residential-8.5 District.

(A)

General purpose and descriptions.

(B)

Permitted uses.

Uses permitted in the SF-8.5 – Single-Family Residential-8.5 District are outlined in Subsection 3.01 Use of Land and Buildings.

(C)

Area regulations.

(1)

Front yard coverage.

(D)

Other regulations.

(1)

Subsection 4.03 Screening Standards.

(2)

Subsection 4.04 Off-Street Parking and Loading Requirements.

(3)

Subsection 4.06 Accessory Structure Standards.

(4)

Subsection 4.07 Supplementary Regulations.

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.03.07 SF-7 – Single-Family Residential-7 District.

(A)

General purpose and descriptions.

(B)

Permitted uses.

Uses permitted in the SF-7 – Single-Family Residential-7 District are outlined in Subsection 3.01 Use of Land and Buildings.

(C)

Area regulations.

(1)

Front yard coverage.

(D)

Other regulations.

(1)

Subsection 4.03 Screening Standards.

(2)

Subsection 4.04 Off-Street Parking and Loading Requirements.

(3)

Subsection 4.06 Accessory Structure Standards.

(4)

Subsection 4.07 Supplementary Regulations.

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.03.08 OTR – Original Town Residential District.

(A)

General purpose and descriptions.

The OTR – Original Town Residential District is designed specifically for the "Old Donation" section of the City, a recognized subdivision of land.

The OTR – Original Town Residential District standards will provide for a suitable residential environment for family life on small parcels of land.

(B)

Permitted uses.

Uses permitted in the OTR – Original Town Residential District are outlined in Subsection 3.01 Use of Land and Buildings.

(C)

Area regulations.

(1)

Minimum side yard.

Six (6) feet; twelve (12) feet on corner lot adjacent to side street; twenty-four (24) feet for swing-in garage.

(2)

Minimum rear yard.

Eight (8) feet; twenty (20) feet for garage facing alley (can be reduced to twelve (12) feet but requires additional parking surface); twenty-four (24) feet for swing-in garage.

(3)

Front yard coverage.

(D)

Other regulations.

(1)

Subsection 4.03 Screening Standards.

(2)

Subsection 4.04 Off-Street Parking and Loading Requirements.

(3)

Subsection 4.06 Accessory Structure Standards.

(4)

Subsection 4.07 Supplementary Regulations.

(5)

"Lot of Record" in "Old Donation" – 4.07.01 Residential Lot Regulations.

(6)

4.07.09(E)OTR Facade Plan Requirement.

(7)

Non-combustible fiber cement siding allowed per Chief Building Official approval. (See 4.07.09 Exterior Construction of Main Buildings.)

(8)

Front porch required.

The porch shall have a minimum area of seventy (70) square feet.

(E)

OTR - Downtown Architectural Design Standards.

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.03.09 PH – Patio Home District.

(A)

General purpose and descriptions.

(B)

Permitted uses.

Uses permitted in the PH – Patio Home District are outlined in Subsection 3.01 Use of Land and Buildings. In addition, the following uses are permitted.

(1)

Zero-lot line, or patio home, residential detached dwellings in a platted subdivision.

(2)

In accordance with the Subdivision Ordinance, a HOA shall be established to maintain open space, recreational areas, and other commonly owned facilities.

The developer is responsible for drafting the HOA documents pertaining to the HOA's responsibilities to maintain these areas.

The City Attorney shall review and approve the HOA documents pertaining to maintenance of the HOA areas prior to their recording at the County.

The developer is responsible for reimbursement of the City Attorney's fees for reviewing these documents.

(C)

Area regulations.

(1)

For lots with a zero (0) side yard setback.

A roof overhang equipped with a gutter may extend a maximum of eight (8) inches into a neighboring property. No other roof overhangs or extensions from a wall may extend into a neighboring lot.

The "zero" side shall be designated on the Final Plat. All access, maintenance, and use easements shall be provided on preliminary and Final Plats.

(2)

Center option lots.

Lots not using a zero (0) side yard setback shall be considered center option lots.

Center option lots shall conform to the related standards listed within 2.06.04 Residential Districts Development Standards.

(3)

Minimum front yard.

Twenty-five (25) feet.

(4)

Minimum rear yard.

Thirty (30) feet.

Garages on alley entry lots shall meet one of the following conditions:

Garage shall be set back ten (10) feet; or

Garage shall be set back a minimum of twenty (20) feet, but may exceed this distance.

(D)

Other regulations.

(1)

Subsection 4.03 Screening Standards.

(2)

Subsection 4.04 Off-Street Parking and Loading Requirements.

(3)

Subsection 4.06 Accessory Structure Standards.

(4)

Subsection 4.07 Supplementary Regulations.

(5)

Subsection 4.13 Usable Open Space Requirements.

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.03.10 2F – Two-Family Residential (Duplex) District.

(A)

General purpose and description.

The 2F – Two-Family Residential (Duplex) District is intended to promote quality duplex residential development. Individual ownership of the two-family or duplex unit is encouraged.

(B)

Permitted uses.

Uses permitted in the 2F – Two-Family Residential (Duplex) District are outlined in Subsection 3.01 Use of Land and Buildings.

(C)

Area regulations.

Property and buildings shall conform to the related standards listed within 2.06.04 Residential Districts Development Standards.

(D)

Other regulations.

(1)

Subsection 4.03 Screening Standards.

(2)

Subsection 4.04 Off-Street Parking and Loading Requirements.

(3)

Subsection 4.06 Accessory Structure Standards.

(4)

Subsection 4.07 Supplementary Regulations.

(E)

Special district requirements.

(1)

There shall be only one dwelling unit per lot, and no dwelling unit shall cross a designated outside lot line.

No single-family dwelling may be constructed on one of the designated pair of lots.

(2)

All utilities shall be provided to each separate unit of each duplex in a 2F District such that each unit is individually metered.

(3)

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.03.11 TH – Townhome District.

(A)

General purpose and descriptions.

The TH – Townhome District provides for the development of attached residential dwelling units in structures built to accommodate three to eight units per structure.

Open space is encouraged in this District through provisions set forth in the standards for the District.

(B)

Permitted uses.

Uses permitted in the TH – Townhome District are outlined in Subsection 3.01 Use of Land and Buildings.

(1)

Community owned or multiple ownership areas.

In accordance with the Subdivision Ordinance, a homeowners association (HOA) shall be established to maintain open space, recreational areas, and other commonly owned facilities.

The developer is responsible for drafting the HOA documents pertaining to the HOA's responsibilities to maintain these areas.

The City Attorney shall review and approve the HOA documents pertaining to maintenance of the HOA areas prior to their recording at the County.

The developer is responsible for reimbursement of the City Attorney's fees for reviewing these documents.

(C)

Area regulations.

(1)

Minimum front yard.

Twenty-five (25) feet.

(2)

Minimum side yard.

Five (5) feet from a side property line when adjacent to open space lots or amenity center lots.

Fifteen (15) feet from a side property line when adjacent to detached residential dwelling units.

Twenty (20) feet from a side property line when adjacent to a dedicated street.

(3)

Minimum rear yard.

Twenty (20) feet, sixty (60) feet when the building is in excess of one story and adjacent to a Single-Family Zoning District.

(4)

Structure separation.

Structures on the same parcel shall have the following setbacks and/or minimum distance between structures.

Minimum front yard.

Twenty-five (25) feet.

Minimum side yard.

Minimum rear yard.

Twenty-five (25) feet; sixty (60) feet when the building is in excess of one story and adjacent to a Single-Family Zoning District.

(D)

Other regulations.

(1)

Subsection 4.03 Screening Standards.

(2)

Subsection 4.04 Off-Street Parking and Loading Requirements.

(3)

Subsection 4.06 Accessory Structure Standards.

(4)

Subsection 4.07 Supplementary Regulations.

(5)

Subsection 4.13 Usable Open Space Requirements.

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.03.12 MF-15 – Multifamily-15 District.

(A)

General purpose and description.

(B)

Permitted uses.

(1)

Uses permitted in the MF-15 – Multifamily-15 District are outlined in Subsection 3.01 Use of Land and Buildings.

(2)

Single-family residential development shall comply with the standards set forth in following districts.

Applicable Zoning Districts
Section	District Abbreviation – District Name
§ 2.03.02.	RE – Residential Estate District
§ 2.03.03.	SF-16 – Single-Family Residential-16 District
§ 2.03.04.	SF-12.5 – Single-Family Residential-12.5 District
§ 2.03.05.	SF-10 – Single-Family Residential-10 District
§ 2.03.06.	SF-8.5 – Single-Family Residential-8.5 District
§ 2.03.07.	SF-7 – Single-Family Residential-7 District

(3)

(C)

Area regulations.

Property and buildings shall conform to the related standards listed within 2.06.04 Residential Districts Development Standards and Subsection 4.12 Multifamily Development Standards.

(D)

Maximum density.

Fifteen (15) dwelling units per net acre.

(E)

Other regulations.

(1)

Subsection 4.03 Screening Standards.

(2)

Subsection 4.04 Off-Street Parking and Loading Requirements.

(3)

Subsection 4.06 Accessory Structure Standards.

(4)

Subsection 4.07 Supplementary Regulations.

(5)

Subsection 4.12 Multifamily Development Standards.

(6)

Subsection 4.13 Usable Open Space Requirements.

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.03.13 MF-19 – Multifamily-19 District.

(A)

General purpose and description.

(B)

Permitted uses.

(1)

Uses permitted in the MF-19 – Multifamily-19 District are outlined in Subsection 3.01 Use of Land and Buildings.

(2)

Single-family residential development shall comply with the standards set forth in following districts.

Applicable Zoning Districts
Section	District Abbreviation – District Name
§ 2.03.02.	RE – Residential Estate District
§ 2.03.03.	SF-16 – Single-Family Residential-16 District
§ 2.03.04.	SF-12.5 – Single-Family Residential-12.5 District
§ 2.03.05.	SF-10 – Single-Family Residential-10 District
§ 2.03.06.	SF-8.5 – Single-Family Residential-8.5 District
§ 2.03.07.	SF-7 – Single-Family Residential-7 District
§ 2.03.09.	PH – Patio Home District

(3)

When a multifamily zoning district is developed as single-family residential and is adjacent to a single-family residential zoning district(s), the first two rows of lots shall be developed to standards not more than two single-family residential zoning districts more dense than the adjacent single-family residential zoning district(s).

(C)

Area regulations.

Property and buildings shall conform to the related standards listed within 2.06.04 Residential Districts Development Standards and Subsection 4.12 Multifamily Development Standards.

(D)

Maximum density.

Nineteen (19) dwelling units per net acre.

(E)

Other regulations.

(1)

Subsection 4.03 Screening Standards.

(2)

Subsection 4.04 Off-Street Parking and Loading Requirements.

(3)

Subsection 4.06 Accessory Structure Standards.

(4)

Subsection 4.07 Supplementary Regulations.

(5)

Subsection 4.12 Multifamily Development Standards.

(6)

Subsection 4.13 Usable Open Space Requirements.

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.03.14 MH – Manufactured Home District.

(A)

General purpose and description.

The MH – Manufactured Home District is a detached residential district establishing standards for the development of a manufactured home park, or a manufactured home subdivision.

(B)

Permitted uses.

Uses permitted in the MH – Manufactured Home District are outlined in Subsection 3.01 Use of Land and Buildings.

(C)

Area regulations.

Property and buildings shall conform to the related standards listed within 2.06.04 Residential Districts Development Standards.

(D)

Special district requirements.

(1)

Area for Manufactured Home Park or a Recreational Vehicle Park.

Minimum, five (5) acres; maximum, twenty-five (25) acres.

(2)

Minimum Average Vertical Clearance of Manufactured Home Frame above Finished Ground Elevation.

Eighteen (18) inches.

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.04.01 O-1 – Office-1 District.

(A)

General purpose and description.

(B)

Permitted uses.

Uses permitted in the O-1 – Office-1 District are outlined in Subsection 3.01 Use of Land and Buildings.

(C)

Area regulations.

Property and buildings shall conform to the related standards listed within 2.06.05 Nonresidential Districts Development Standards.

(D)

Other regulations.

(1)

Subsection 4.01 Tree Preservation Requirements.

(2)

Subsection 4.02 Landscape Requirements.

(3)

Subsection 4.03 Screening Standards.

(4)

Subsection 4.04 Off-Street Parking and Loading Requirements.

(5)

Subsection 4.05 Lighting Standards.

(6)

Subsection 4.06 Accessory Structure Standards.

(7)

Subsection 4.07 Supplementary Regulations.

(8)

Subsection 4.08 Nonresidential Development Standards.

(9)

Subsection 4.13 Usable Open Space Requirements.

(10)

Subsection 6.05 Site Plan Requirements.

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.04.02 O-2 – Office-2 District.

(A)

General purpose and description.

Areas zoned for O-2 – Office-2 District use must be located within the vicinity of a major thoroughfare such as S.H. 121 and U.S. 380, Preston Road or the Dallas North Tollway.

(B)

Permitted uses.

Uses permitted in the O-2 – Office-2 District are outlined in Subsection 3.01 Use of Land and Buildings.

(C)

Area regulations.

(1)

Minimum front yard.

(2)

Minimum side yard.

None (interior).

Sixty (60) feet adjacent side property lines.

Fifty (50) feet on corner lot adjacent to a side property line when adjacent to a dedicated street.

Where buildings or structures are erected or altered to exceed two stories in height, such buildings or structures shall not be located closer to any single-family, two-family or patio home residential district boundary line than a distance equal to the sum of the required side yard specified plus twice the height of the building above two stories measured from the ground level.

(3)

Minimum rear yard.

Sixty (60) feet from any alley line.

Thirty (30) feet where no alley line, lot line or easement line abuts the rear yard.

Where buildings or structures are erected or altered to exceed two stories in height, such buildings or structures shall not be located closer to any single-family, two-family or patio home residential district boundary line than a distance equal to the sum of the required rear yard specified plus twice the height of the building above two stories measured from the ground level.

(D)

Other regulations.

(1)

Subsection 4.01 Tree Preservation Requirements.

(2)

Subsection 4.02 Landscape Requirements.

(3)

Subsection 4.03 Screening Standards.

(4)

Subsection 4.04 Off-Street Parking and Loading Requirements.

(5)

Subsection 4.05 Lighting Standards.

(6)

Subsection 4.06 Accessory Structure Standards.

(7)

Subsection 4.07 Supplementary Regulations.

(8)

Subsection 4.08 Nonresidential Development Standards.

(9)

Subsection 4.13 Usable Open Space Requirements.

(10)

Subsection 6.05 Site Plan Requirements.

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.04.03 R – Retail District.

(A)

General purpose and description.

The shopping areas developed within an R – Retail District should utilize established landscape and buffering requirements and be limited to two stories in height.

(B)

Permitted uses.

Uses permitted in the R – Retail District are outlined in Subsection 3.01 Use of Land and Buildings.

(C)

Area regulations.

(1)

Zero side yard for attached buildings.

Side yard setbacks may be eliminated for a building if attached to an adjacent building and shown on an approved Site Plan.

(D)

Other regulations.

(1)

Subsection 4.01 Tree Preservation Requirements.

(2)

Subsection 4.02 Landscape Requirements.

(3)

Subsection 4.03 Screening Standards.

(4)

Subsection 4.04 Off-Street Parking and Loading Requirements.

(5)

Subsection 4.05 Lighting Standards.

(6)

Subsection 4.06 Accessory Structure Standards.

(7)

Subsection 4.07 Supplementary Regulations.

(8)

Subsection 4.08 Nonresidential Development Standards.

(9)

Subsection 4.13 Usable Open Space Requirements.

(10)

Subsection 6.05 Site Plan Requirements.

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.04.04 OTC – Original Town Commercial District.

(A)

General purpose and description.

(B)

Permitted uses.

Uses permitted in the OTC – Original Town Commercial District are outlined in Subsection 3.01 Use of Land and Buildings.

(C)

Regulations for property platted or vested.

(1)

Size of yards:

Minimum front yard:

Minimum side yard:

None; Subject to provision of fire-retardant wall as required by current adopted edition of International Building Code.

Minimum rear yard:

Abutting nonresidential zoned property and constructed with fire retardant wall and alley separation: None.

Without fire retardant wall or alley: Twenty (20) feet.

Abutting residentially zoned property: Ten (10) feet with screening.

(2)

Size of lot:

Minimum lot area:

Five thousand (5,000) square feet unless platted as a lot of record prior to the adoption of this district.

Minimum lot width:

Forty-five (45) feet unless platted as a lot of record prior to the adoption of this district.

Minimum lot depth:

One hundred (100) feet unless platted as a lot of record prior to the adoption of this district.

(3)

Maximum lot coverage:

None.

(4)

Parking regulations:

See Subsection 4.04 Off-Street Parking and Loading Requirements.

(D)

OTC Sub-district boundaries.

(1)

Sub-district 1.

(2)

Sub-district 2.

Main Street east of the BNSF Railroad.

(3)

Sub-district 3.

All other streets, excluding those in Districts 1 & 2, that are within the OTC District.

(E)

OTC Sub-district Map.

Figure 2.04.04.1: OTC Sub-District Map

(F)

Fire suppression requirement.

A fire suppression system shall be installed in all new construction unless otherwise approved by the Fire Chief.

(G)

OTC regulations for property not platted or vested.

Regulations for Property not Platted or Vested
Regulation	Sub-District 1	Sub-District 2	Sub-District 3
Front Yard	Without a Slip Road - Twenty (20) foot build-to line measured from the back of curb at ultimate build-out of the street. (Note 1)	Minimum of eighty (80) percent of a facade adjacent to a street must be on the property line.	Fifteen (15) foot build-to line measured from the curb at ultimate build-out of the street. (Note 2)
Front Yard	With a Slip Road - Slip roads as described in the Preston Road Overlay District standards are permitted. A fifteen (15) foot sidewalk shall be located between the building and either the drive aisle or parking of the slip road, measured from the back of curb.
Side Yard	None. (Note 3)
Rear Yard	Abutting nonresidential zoned property and constructed with fire retardant wall and alley separation - None.
	Without fire retardant wall or alley - Twenty (20) feet.
	Abutting residentially zoned property - Ten (10) feet with screening.
Minimum Lot Area	Five thousand (5,000) square feet unless platted as a lot of record prior to the adoption of this district.
Minimum Lot Width	Forty-five (45) feet unless platted as a lot of record prior to the adoption of this district.
Minimum Lot Depth	One hundred (100) feet unless platted as a lot of record prior to the adoption of this district.
Maximum Height	Four (4) stories or sixty-five (65) feet.	Four (4) stories or sixty-five (65) feet.	Four (4) stories or sixty-five (65) feet.
Maximum Lot Coverage	None
Pedestrian Area	A twenty (20) foot wide pedestrian area shall be constructed between the curb and building. Design within this area shall comply with the regulations set forth in 2.04.04(I) OTC - Downtown Architectural Design Standards. (Note 4)	Design within the area between the back of curb and building shall comply with the regulations set forth in 2.04.04(I) OTC - Downtown Architectural Design Standards. (Note 4)	A fifteen (15) foot wide pedestrian area shall be constructed between the curb and building. Design within this area shall comply with the regulations set forth in 2.04.04(I) OTC - Downtown Architectural Design Standards. (Note 4)
Parking Regulations	See Subsection 4.04 Off-Street Parking and Loading Requirements.	See Subsection 4.04 Off-Street Parking and Loading Requirements. Parking is prohibited between the building and the street.	See Subsection 4.04 Off-Street Parking and Loading Requirements. Parking is prohibited between the building and the street except where slip roads are permitted.
Slip Roads	Slip roads as described in the Preston Road Overlay District standards are permitted.	Slip roads are prohibited.	Slip roads are prohibited except west of the BNSF Railroad.
Street Trees	Tree wells shall be installed in the pedestrian area at 30 feet on center or as otherwise approved by the Director.	Tree wells are not required; trees wells are recommended where feasible.	Tree wells shall be installed in the pedestrian area at 30 feet on center or as otherwise approved by the Director.
Other Regulations	See 2.04.04(H) OTC - Other Regulations (below).

Notes:
1.	Where the property line is greater than twenty (20) feet from the curb, the building shall be located on the property line.
2.	Where the property line is greater than fifteen (15) feet from the curb, the building shall be located on the property line.
3.	Subject to provision of fire-retardant wall as required by current adopted edition of International Building Code as it exists or may be amended.
4.	With Planning & Zoning Commission approval, a building may set back from the front yard line to provide a wider pedestrian area than required, if it is determined a benefit to the public realm (i.e., outdoor areas accessible to the public). Parking and drive aisles are prohibited in the increased building setback area.

(H)

OTC - other regulations.

(1)

Outside storage and display.

Outside Storage and Display is prohibited in the OTC – Original Town Commercial District.

(2)

Minimum residential area.

Minimum area of six hundred fifty (650) square feet for residential units over retail or office.

(3)

Projections into a required setback or beyond the street lot line.

The following projections shall be permitted in a required setback or beyond the street lot line.

Balconies above the first floor may project up to sixty (60) inches in the right-of-way and have a minimum of nine (9) feet of clearance over the sidewalk.

At no time shall a projection extend over a public street.

Canopies, awnings, cinema or theater marquees, and/or kiosks may project from building face and may extend to, or be located within eight (8) inches of the back of curb.

Any vertical supports anchored to the ground must be located at least four (4) feet from the back of curb and have a minimum of nine (9) feet of clearance.

Show windows at the first floor may project up to forty-two (42) inches.

(4)

4.07.09(F) OTC Facade Plan Requirement.

(5)

(I)

OTC – Downtown Architectural Design Standards.

(J)

Illustrations.

Figure 2.04.04.2: District 1 - Optional Slip Road Design

Figure 2.04.04.3: District 1 - Design

Figure 2.04.04.4: District 2 - Design

Figure 2.04.04.5: District 3 - Design

(Ordinance 13-09-49 adopted 9/3/13; Ordinance 2021-07-47 adopted 7/6/21)

§ 2.04.05 H – Highway District.

(A)

General purpose and description.

This District is also designed to allow multiple story construction. Uses requiring outside storage will be prohibited.

(B)

Permitted uses.

Uses permitted in the H – Highway District are outlined in Subsection 3.01 Use of Land and Buildings.

(C)

Area regulations.

(1)

Zero side yard for attached buildings.

Side yard setbacks may be eliminated for a building if attached to an adjacent building and shown on an approved Site Plan.

(D)

Other regulations.

(1)

Subsection 4.01 Tree Preservation Requirements.

(2)

Subsection 4.02 Landscape Requirements.

(3)

Subsection 4.03 Screening Standards.

(4)

Subsection 4.04 Off-Street Parking and Loading Requirements.

(5)

Subsection 4.05 Lighting Standards.

(6)

Subsection 4.06 Accessory Structure Standards.

(7)

Subsection 4.07 Supplementary Regulations.

(8)

Subsection 4.08 Nonresidential Development Standards.

(9)

Subsection 4.13 Usable Open Space Requirements.

(10)

Subsection 6.05 Site Plan Requirements.

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.04.06 C-1 – Commercial-1 District.

(A)

General purpose and description.

The nature of uses in this District have operating characteristics and traffic service requirements generally compatible with typical office, retail, shopping, and some residential environments.

(B)

Permitted uses.

Uses permitted in the C-1 – Commercial-1 District are outlined in Subsection 3.01 Use of Land and Buildings.

(C)

Area regulations.

(1)

Zero side yard for attached buildings.

Side yard setbacks may be eliminated for a building if attached to an adjacent building and shown on an approved Site Plan.

(D)

Other regulations.

(1)

Subsection 4.01 Tree Preservation Requirements.

(2)

Subsection 4.02 Landscape Requirements.

(3)

Subsection 4.03 Screening Standards.

(4)

Subsection 4.04 Off-Street Parking and Loading Requirements.

(5)

Subsection 4.05 Lighting Standards.

(6)

Subsection 4.06 Accessory Structure Standards.

(7)

Subsection 4.07 Supplementary Regulations.

(8)

Subsection 4.08 Nonresidential Development Standards.

(9)

Subsection 4.13 Usable Open Space Requirements.

(10)

Subsection 6.05 Site Plan Requirements.

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.04.07 C-2 – Commercial-2 District.

(A)

General purpose and description.

The C-2 – Commercial-2 District is intended to provide a centrally located and convenient location for small scale service and commercial related establishments.

(B)

Permitted uses.

Uses permitted in the C-2 – Commercial-2 District are outlined in Subsection 3.01 Use of Land and Buildings.

(C)

Area regulations.

(1)

Zero side yard for attached buildings.

Side yard setbacks may be eliminated for a building if attached to an adjacent building and shown on an approved Site Plan.

(D)

Other regulations.

(1)

Subsection 4.01 Tree Preservation Requirements.

(2)

Subsection 4.02 Landscape Requirements.

(3)

Subsection 4.03 Screening Standards.

(4)

Subsection 4.04 Off-Street Parking and Loading Requirements.

(5)

Subsection 4.05 Lighting Standards.

(6)

Subsection 4.06 Accessory Structure Standards.

(7)

Subsection 4.07 Supplementary Regulations.

(8)

Subsection 4.08 Nonresidential Development Standards.

(9)

Subsection 4.13 Usable Open Space Requirements.

(10)

Subsection 6.05 Site Plan Requirements.

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.04.08 IT – Information and Technology District.

(A)

General purpose and description.

The IT – Information and Technology District is intended for light assembly and manufacturing, research and laboratory facilities, and service uses.

Uses should be located along collector-size streets or larger and/or railroads. Location should be such that trips generated will minimize commercial traffic in residential neighborhoods.

Permitted uses are appropriate next to residential uses with appropriate screening.

(B)

Permitted uses.

Uses permitted in the IT – Information and Technology District are outlined in Subsection 3.01 Use of Land and Buildings.

(C)

Area regulations.

(1)

Minimum district size:

Twenty-five (25) gross acres.

(2)

Setback from residentially zoned property:

Seventy-five (75) feet for buildings of thirty (30) feet in height or less.

The setback shall be increased by an additional two (2) feet for each foot that the building exceeds thirty (30) feet in height.

(3)

Access to public street:

Each lot shall have direct access to a street.

An access easement shall not be considered direct access.

(4)

Maximum floor area ratio:

1:1 (excluding parking garages).

(D)

Other regulations.

(1)

Subsection 4.01 Tree Preservation Requirements.

(2)

Subsection 4.02 Landscape Requirements.

(3)

Subsection 4.03 Screening Standards.

(4)

Subsection 4.04 Off-Street Parking and Loading Requirements.

(5)

Subsection 4.05 Lighting Standards.

(6)

Subsection 4.06 Accessory Structure Standards.

(7)

Subsection 4.07 Supplementary Regulations.

(8)

Subsection 4.08 Nonresidential Development Standards.

(9)

Subsection 4.13 Usable Open Space Requirements.

(10)

Subsection 6.05 Site Plan Requirements.

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.04.09 I – Industrial District.

(A)

General purpose and description.

Such uses do require accessibility to major highways, rail lines or other means of transportation.

(B)

Permitted uses.

(1)

Uses permitted in the I – Industrial District are outlined in Subsection 3.01 Use of Land and Buildings.

(C)

Area regulations.

(1)

Additional setback.

For structures requiring railroad access, setback requirements from the centerline of the railroad right-of-way shall be in accordance with applicable State law.

(D)

Other regulations.

(1)

Subsection 4.01 Tree Preservation Requirements.

(2)

Subsection 4.02 Landscape Requirements.

(3)

Subsection 4.03 Screening Standards.

(4)

Subsection 4.04 Off-Street Parking and Loading Requirements.

(5)

Subsection 4.05 Lighting Standards.

(6)

Subsection 4.06 Accessory Structure Standards.

(7)

Subsection 4.07 Supplementary Regulations.

(8)

Subsection 4.08 Nonresidential Development Standards.

(9)

Subsection 4.13 Usable Open Space Requirements.

(10)

Subsection 6.05 Site Plan Requirements.

(Ordinance 2021-07-47 adopted 7/6/21; Ordinance 2025-08-41 adopted 8/19/2025)

§ 2.05.01 PD – Planned Development District.

(A)

General description and purpose.

(1)

The PD designation shall be used for the following purpose(s):

Master planning;

To carry out specific goals of the comprehensive plan, City or public/private partnered special projects, and City Council strategic focus areas;

Development of mixed use, transit-oriented, or traditional neighborhoods with a variety of uses and housing types; and/or

To preserve natural features, open space, and other topographical features of the land.

(2)

(B)

Area requirement.

A PD district requires a minimum of fifteen (15) contiguous acres. Acreage may be less than fifteen (15) acres when carrying out the recommendations of the Comprehensive Plan.

(C)

Permitted uses.

(1)

Any use permitted in this Zoning Ordinance shall be permitted in a PD District if such use is:

Specified in the amending ordinance granting a PD District, or

The amending ordinance shall reference a zoning district that will maintain base requirements for the PD.

(2)

The size, location, appearance, and method of operation may be specified to the extent necessary to ensure compliance with the purpose of this Zoning Ordinance base zoning district.

(3)

Unless specified in the amending ordinance, all buildings and uses shall comply with all City development requirements.

(D)

Updated standards to the base zoning district.

(1)

(2)

Base zoning district amendments are applicable to PD districts and do not require special notice to be provided to the properties within a PD district.

(E)

PD application and review process.

See Subsection 6.14 PD Application and Review.

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.05.02 SUP or "S" – Specific Use Permits.

(A)

General description and authorization.

(1)

Consideration for compatibility.

(2)

Review and approval authorities.

The City Council shall review each case on its own merit, apply the criteria established herein, and, if appropriate, authorize said use by granting a Specific Use Permit for the use.

The Planning & Zoning Commission shall recommend to the City Council approval, approval with modifications, or denial for each Specific Use Permit.

(B)

Application and site plan required.

(1)

(2)

The Preliminary Site Plan or Site Plan shall comply with the standards of Subsection 6.05 Site Plan Requirements.

(C)

SUP procedure and other regulations.

See Subsection 6.15 Specific Use Permit (SUP) Application and Review for procedures and other regulations.

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.05.03 HL – Historic Landmark District.

(A)

General purpose and description.

(B)

Permitted uses.

Uses permitted shall be those permitted by the base zoning district where the tract of land being designated is located.

(1)

(C)

"HL" modification of standards.

(D)

Historic landmark procedures.

(1)

See Subsection 6.17 Historic Landmark Procedures.

(E)

Ordinary maintenance for historic landmarks.

(F)

Demolition by neglect for historic landmarks.

(1)

Examples of such deterioration include but are not limited to:

Deterioration of exterior walls or other vertical support;

Deterioration of roofs or other horizontal members;

Deterioration of exterior chimneys;

Deterioration or crumbling of exterior stucco or mortar;

Ineffective waterproofing of exterior walls, roofs, or foundations, including broken windows or doors; or

Deterioration of any feature so as to create a hazardous condition which could lead to the claim that demolition is necessary for public safety.

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.05.04 PRO – Preston Road Overlay Design District.

(A)

General purpose and description.

(B)

Boundary.

The District excludes all single-family subdivisions platted prior to August 15, 2000. Some lots or tracts may be fully or partially located in the District.

Transitioning concepts will be developed on a project by project basis through the, Preliminary Site Plan, and/or Site Plan review process.

(C)

Preston Road Overlay Sub-districts.

(1)

U.S. 380 Gateway.

The boundary of the U.S. 380 Gateway sub-district extends from U.S. 380 to C.R. 26.

(2)

Rural Corridor.

The boundary of the Rural Corridor sub-district extends from C.R. 26 to Panther Creek.

(3)

Main Street.

The boundary of the Main Street Gateway sub-district extends from Camfield Way to Hickory Street.

(4)

Retail Corridor.

(5)

S.H. 121 Gateway.

The boundary for the S.H. 121 Gateway sub-district extends from Gaylord Parkway to S.H. 121.

(D)

General requirements of the PRO – Preston Road Overlay Design District.

(1)

PRO permitted uses.

Uses permitted in the PRO – Preston Road Overlay District are outlined in Subsection 3.01, Use of Land and Buildings subject to the following exception:

Office/Warehouse/Distribution Center is a permitted use on property zoned Industrial and located between Parvin Branch and Panther Creek Parkway within the PRO – Preston Road Overlay District.

(2)

PRO development standards.

Dismantled or wrecked vehicle screening and storage within the PRO.

Dismantled or wrecked vehicles must be parked and/or stored in the building or screened from adjacent streets and properties with a landscape island around the perimeter of the storage area.

(i)

(ii)

If the landscape island is located on the perimeter of the property, perimeter landscaping requirements may be applied towards this requirement.

(3)

PRO Landscaping.

Maintenance.

Property owners are responsible for installing, maintaining, and replacing required landscaping except for landscaping within Punctuation Points (see subsection (D)(11)d PRO Punctuation Points.

(Reserved)

Escrow fund.

Due to street construction, adverse weather, or other constraints as approved by the City, escrow funds may be paid to the City for the required landscaping for street medians and associated labor.

Irrigation.

All landscaping shall be mechanically irrigated.

Tree grates.

Tree grates shall be used in high pedestrian traffic areas.

Tree guards.

Tree guards are to be installed in urban streetscape areas where tree grates are not required, as well as other areas deemed necessary through review by City staff.

Tree guards shall take the form of a low fence of twelve (12) to fourteen (14) inches in height of ornamental metal defining the edge of the tree wells.

Gauge of metal utilized should not be less than three-eighths (3/8) of an inch diameter.

Bollards.

Bollards shall be used to protect trees and pedestrians in any curb-less condition.

Bollards shall have a nominal height of twenty-four (24) inches and a nominal diameter of eighteen (18) inches.

Bollards shall be native or cast stone, granite, or cast iron.

Additional landscaping requirements are listed in Subsection 4.02 Landscape Requirements and shall comply with Subsection 6.13 Landscape Plan Review.

(4)

PRO site development.

Building presence.

Development shall be sited as to maximize presence.

The primary facade of all buildings shall face a public or quasi-public street.

Building location and placement.

(5)

PRO exterior appearance of buildings and structures.

A Facade Plan shall be submitted for the following requirements according to Subsection 6.16 Facade Plan Review.

Architectural finish: All buildings shall be architecturally finished on all four sides with a higher level of finish on the front facades.

A front facade shall be those facades directly visible from an adjacent street and the facade used as the primary entrance.

All buildings shall comply with Subsection 4.09 Nonresidential Design Standards.

(6)

PRO building materials and colors.

A Facade Plan shall be submitted for the following requirements according to Subsection 6.16 Facade Plan Review.

Windows: Windows shall not be glazed or re-glazed with mirrored or reflective glass.

(7)

PRO parking.

Structured Parking Exterior Materials and Colors. Exterior materials and colors for structured parking shall match or be compatible with the buildings within the same development.

Subterranean parking is permitted.

Slip roads.

For an illustration and standards see Section 4.02.05: Street Frontage Landscape Areas - Street Type S2 - Slip Road Street Frontage.

Slip roads introduce opportunities for variety in the streetscape.

Slip roads extend the street zone into the parking area, making parking lots more plaza-like and integrated.

Slip roads combine parking, uniform tree plantings, enhanced paving, seating areas and access to retail stores, making these spaces lively and pedestrian-friendly.

Where required, slip roads shall be designed in accordance with Section 4.02.05: Street Frontage Landscape Areas - Street Type S2 - Slip Road Street Frontage.

(8)

PRO commercial and utility vehicles.

These vehicles shall not be located between the building and an adjacent street.

Screening shall be a solid masonry wall to match the building, earthen berms, or landscaping.

Screening shall be a minimum of six (6) feet in height.

A landscape screen shall be solid and reach the minimum height of six (6) feet within two (2) years of the issue date of the Certificate of Occupancy for the building.

(9)

PRO building entry areas.

Landscaping shall be used to emphasize building entries. (See Figure 2.05.04.4)

Special paving such as brick, exposed aggregate or patterned concrete shall be used to define building entries.

Sidewalk connections shall be provided from building entries to parking areas and public sidewalks.

(10)

PRO lighting.

On-site lighting for vehicular and pedestrian purposes shall be installed by the property owner in accordance with City design standards for the PRO – Preston Road Overlay Design District.

The City shall coordinate the installation of the streetlights in and along major thoroughfares in accordance with City design standards for the PRO – Preston Road Overlay Design District.

(11)

PRO streetscape elements.

PRO gateway monuments.

Gateway monuments shall occur at sub-district boundaries.

The monument materials should be native or cast stone (Figure 2.05.04.8).

Wherever possible, bridges shall feature split roadways (Figure 2.05.04.9).

PRO entrance monuments.

Entrance monuments shall occur at major intersections and landscape punctuation points (Figure 2.05.04.8).

The entrance monument materials should be native or cast stone.

Entrance monuments at major intersections shall be nominally twelve (12) feet in height.

Pedestals with a height of three (3) feet to five (5) feet may be used at punctuation points.

PRO enhanced light standards.

Light standards shall be manufactured by Bega, or an equivalent (see Figure 2.05.04.10), and be a dark color as approved by the City Council.

The light standard monument in the street median and parkways are nominally thirty (30) feet in height and may support seasonal banners.

The vehicular-scale light standard monuments in parking areas shall not exceed thirty (30) feet in height. The vehicular-scale light standard may be placed on a stone pedestal.

The pedestrian-scale light standard is nominally ten (10) feet in height, may feature a hanging basket, and should be placed in pairs flanking the sidewalk.

PRO punctuation points.

The City shall coordinate the implementation of punctuation points with property owners through the provision of landscape buffers prior to or during the development process.

Location of the punctuation points shall be generally consistent with Figure 2.05.04.12.

The punctuation points in the Rural Corridor sub-district shall have a rural character and feature native plant materials arranged in informal patterns.

The punctuation points in the Retail Corridor sub-district shall have a commercial character and feature formal, upright trees arranged in bold, graphic patterns.

Punctuation points (see Figure 2.05.04.13, Figure 2.05.04.14, and Figure 2.05.04.15) shall, if possible.

(i)

Be approximately two hundred (200) feet in length along Preston Road and one hundred (100) feet deep.

(ii)

Span the width of Preston Road incorporating the parkways and the median.

(iii)

Utilize raised planting areas to lift and separate these areas from the adjacent streetscape.

(E)

Preston Road Overlay Sub-district requirements.

(1)

"U.S. 380 Gateway" Sub-district.

Setbacks.

The minimum front yard is fifty (50) feet.

Buildings containing a nonresidential use may be located five (5) feet from the right-of-way of street, other than major thoroughfare, intersecting with Preston Road.

(i)

(ii)

Buildings not utilizing the five (5) foot reduced setback shall be setback as stated in subsection (E)(1)a.1.

Alternative setbacks may be approved by Subsection 6.18 Alternative Compliance Standards.

Landscaping.

Street frontage shall include a fifty (50) foot landscape buffer. See Section 4.02.05: Street

Building materials.

Primary exterior construction materials (see Figure 2.05.04.16) shall be:

(i)

Natural Dimensional Stone (minimum of twenty (20) percent per wall with the exception of walls containing a loading dock or service area);

(ii)

Brick; or

(iii)

Tinted, split-face concrete masonry units (maximum fifteen (15) percent per wall).

(i)

Aluminum;

(ii)

Other metals;

(iii)

EIFS; or

(iv)

Stucco.

(i)

City staff will maintain this referenced color sampler.

(ii)

Light colors include colors 1-2 of each sample page.

(iii)

Medium colors include values 3-4.

(iv)

Prohibited colors are black and stark white.

(2)

"Rural Corridor" Sub-district.

Setbacks.

The minimum front yard is fifty (50) feet.

Landscaping.

Street frontage shall include a fifty (50) foot landscape buffer. See Section 4.02.05: Street Frontage Landscape Areas - Street Type S3 - Double Row Street Frontage.

Single-family developments along Preston Road shall provide a fifty (50) foot

Building materials.

Primary exterior construction materials (see Figure 2.05.04.16) shall be:

(i)

Natural Dimensional Stone (minimum of twenty-five (25) percent per wall with the exception of walls containing a loading dock or service area);

(ii)

Brick; or

(iii)

Tinted, split-face concrete masonry units (maximum fifteen (15) percent per wall).

(i)

Fiber cement siding;

(ii)

Stucco; or

(iii)

EIFS.

Medium tones and colors are recommended to darker ones. Required dominant colors are medium earth tones illustrated in pages 46 through 155 of the Pittsburgh Paint Voice of Color Sampler.

(i)

City staff will maintain this referenced color sampler.

(ii)

Medium colors include values 3-4.

(iii)

Prohibited colors are black and stark white.

(3)

"Main Street" Sub-district.

Setbacks.

Slip roads are required adjacent to Preston Road. See Section 4.02.05 Street Frontage Landscape Areas - Street Type S2 - Slip Road Street Frontage.

Buildings containing a nonresidential use may be located five (5) feet from the right-of-way of street, other than a major thoroughfare, intersecting with Preston Road.

(i)

Seventy-five (75) percent of the building shall be constructed on the five (5) foot building line, with the additional twenty-five (25) percent setback a maximum of ten (10) feet. See Section 4.02.05 Street Frontage Landscape Areas - Street Type S2 - Slip Road Street Frontage.

(ii)

Buildings not utilizing the five (5) foot reduced setback shall setback as stated in 2.05.04(E)(3)a.2 [sic].

Landscaping.

Slip roads.

(i)

Landscaping shall be planted in accordance with the slip road detail shown in Section 4.02.05. Street Frontage Landscape Areas - Street Type S2 - Slip Road Street Frontage.

Landscape buffer.

(i)

Where development constraints prevent the use of a slip road, the development must comply with Section 4.02.05 Street Frontage Landscape Areas - Street Type S4 - Single Row Street Frontage.

Building materials.

Brick is the required primary exterior construction material (see Figure 2.05.04.16).

Secondary exterior construction materials (see Figure 2.05.04.16) shall be used to accent primary exterior construction materials, but shall not exceed ten (10) percent of the facade area of each elevation. Secondary exterior construction materials shall include:

(i)

Natural Dimensional Stone;

(ii)

Tinted, split-face concrete masonry units;

(iii)

Aluminum;

(iv)

Metals;

(v)

EIFS; or

(vi)

Stucco.

Lighter tones and colors are recommended to darker ones. Required dominant colors are light-to-medium earth tones illustrated in pages 46 through 155 of the Pittsburgh Paint Voice of Color Sampler.

(i)

City staff will maintain this referenced color sampler.

(ii)

Light colors include colors 1-3 of each sample page.

(iii)

Medium colors include values 4-5.

(iv)

Prohibited colors are black and stark white.

(4)

"Retail Corridor" Sub-district.

Setbacks.

Slip roads are required adjacent to Preston Road. See Section 4.02.05 Street Frontage Landscape Areas - Street Type S2 - Slip Road Street Frontage.

Buildings containing a nonresidential use may be located five (5) feet from the right-of-way of street, other than a major thoroughfare, intersecting with Preston Road.

(i)

Seventy-five (75) percent of the building shall be constructed on the five (5) foot building line, with the additional twenty-five (25) percent setback a maximum of ten (10) feet. See Section 4.02.05 Street Frontage Landscape Areas - S2 - Slip Road Street Frontage.

Buildings not utilizing the reduced thirty (30) foot or five (5) foot setback shall setback as stated in subsection (E)(4)a.2.

Landscaping.

Slip roads.

(i)

Landscaping shall be planted in accordance with the slip road detail shown in Section 4.02.05 Street Frontage Landscape Areas - Street Type S2 - Slip Road Street Frontage.

Landscape buffer.

(i)

Where development constraints prevent the use of a slip road the development must comply with Section 4.02.05 Street Frontage Landscape Areas - Street Type S4 - Single Row Street Frontage.

Building materials.

Primary exterior construction materials (see Figure 2.05.04.16) shall be:

(i)

Natural Dimensional Stone (minimum of twenty (20) percent per wall with the exception of walls containing a loading dock or service area);

(ii)

Brick;

(iii)

Tinted, split-faced concrete masonry units (maximum fifteen (15) percent per wall); or

(iv)

Stucco.

(i)

Natural Dimensional Stone;

(ii)

Tinted, split-face, concrete masonry units;

(iii)

Aluminum;

(iv)

Metals;

(v)

EIFS; or

(vi)

Stucco.

In general, medium tones and colors are recommended to darker ones. Required dominant colors are medium earth tones illustrated in pages 46 through 155 of the Pittsburgh Paint Voice of Color Sampler.

(i)

City staff will maintain this referenced color sampler.

(ii)

Medium colors include values 4-5.

(iii)

Prohibited colors are black and stark white.

(5)

"S.H. 121 Gateway" Sub-district.

Setbacks.

The minimum front yard is fifty (50) feet.

Buildings containing a nonresidential use may be located five (5) feet from the right-of-way of street, other than a major thoroughfare, intersecting with Preston Road.

(i)

Seventy-five (75) percent of the building shall be constructed on the five (5) foot building line, with the additional twenty-five (25) percent setback a maximum of ten (10) feet. See Section 4.02.05 Street Frontage Landscape Areas - Street Type S2 - Slip Road Street Frontage.

Landscaping.

Street frontage shall include a landscape buffer according to Section 4.02.05 Street Frontage Landscape Areas - Street Type S3 - Double Row Street Frontage.

Building materials.

Primary exterior construction materials (see Figure 2.05.04.16) shall be:

(i)

Natural Dimensional Stone (minimum of twenty (20) percent per wall with the exception of walls containing a loading dock or service area);

(ii)

Brick;

(iii)

Tinted, split-face concrete masonry units (maximum fifteen (15) percent per wall); or

(iv)

Stucco.

(i)

Aluminum;

(ii)

Other metals;

(iii)

EIFS; or

(iv)

Stucco.

(i)

City staff will maintain this referenced color sampler.

(ii)

Light colors include colors 1-2 of each sample page.

(iii)

Medium colors include values 3-4.

(iv)

Prohibited colors are black and stark white.

(F)

[Figures and Images.]

Figure 2.05.04.1: Preston Road Overlay Design District Map

Figure 2.05.04.2: Expression of Building Form

Figure 2.05.04.3: Facades Facing Preston Road

Figure 2.05.04.4: Special Planting at Building Entry

Figure 2.05.04.5: Entry Median and Stacking Area

Figure 2.05.04.6: Drive Lanes Defining Streetscape Experience

Figure 2.05.04.7: Slip Road Dimensions

Figure 2.05.04.8: Monuments

Figure 2.05.04.9: Prototypical Overpass/Bridge Plan and Section

Figure 2.05.04.10: Enhanced Lighting Standards

Figure 2.05.04.11: Design Standards - Urbanized Intersections

Figure 2.05.04.12: Gateway and Punctuation Points

Figure 2.05.04.13: Punctuation Points - Circle Grove

Figure 2.05.04.14: Punctuation Points - Tree Field

Figure 2.05.04.15: Punctuation Points - Pecan Grove

Figure 2.05.04.16: Primary/Secondary Exterior Cladding Materials

Figure 2.05.04.17: Setback for Nonresidential Uses to Streets that Connect with Preston Road

(Ordinance 17-08-56 adopted 8/15/17; Ordinance 2020-12-84 adopted 12/1/20; Ordinance 2021-07-47 adopted 7/6/21; Ordinance 2021-11-64 adopted 11/16/2021; Ordinance 2024-05-21 adopted 5/7/2024)

§ 2.05.05 TO – Tollway Overlay Design District.

(A)

General purpose and description.

(B)

Boundary and applicability.

(1)

Geographic boundary.

(2)

Certain standards apply beyond geographic boundary.

(3)

Land uses regulations apply only within geographic boundary.

Land use requirements shall not apply to that portion of the properties beyond the seven hundred fifty (750) foot boundary.

(C)

Tollway Overlay Sub-districts established.

The TO – Tollway Overlay Design District is divided into four sub-districts. The sub-districts and their boundaries are the following.

(1)

"U.S. 380 Gateway."

The boundary of the U.S. 380 Gateway sub-district extends from U.S. Highway 380 to C.R. 26 (future Virginia Parkway).

(2)

"Typical."

The boundaries of the Typical Corridor sub-districts extend from C.R. 26 to Cottonwood Creek and from Stewart Creek to Gaylord Parkway.

(3)

"Historic."

The boundary of the Historic Gateway sub-district extends from Cottonwood Creek to Stewart Creek.

(4)

"S.H. 121 Gateway."

The boundary for the S.H. 121 Gateway sub-district extends from Gaylord Parkway to S.H. 121.

(D)

Tollway Overlay Design District boundary map.

(1)

See boundary map:

Figure 2.05.05.1: Tollway Overlay Design District Map

(E)

Tollway Overlay Sub-district compliance.

(1)

Compliance sections.

(2)

Conflicts between zoning districts.

(F)

General requirements of the Tollway Overlay Design District.

(1)

Permitted uses.

The base zoning district of a property determines the permitted land uses in the TO – Tollway Overlay Design District.

Permitted land uses are outlined in Subsection 3.02 Use Chart.

(2)

Tollway Overlay exterior appearance of buildings/structures.

A Facade Plan shall be submitted for the following requirements according to Subsection 6.16 Facade Plan Review.

Windows shall conform to the following criteria.

Pink or gold glass is not permitted.

Primary exterior materials shall conform to the requirements found in 4.07.09 Exterior Construction of Main Buildings. In addition to these requirements, the following criteria shall apply.

The use of Exterior Insulated Finishing System (EIFS) is not permitted below nine (9) feet above finished grade. The use of EIFS above nine (9) feet is limited to high impact EIFS.

In the Historic Sub-District, one hundred (100) percent of the first floor facade shall consist of clay-fired brick.

Structured parking garages must be finished on all four sides in the same materials as the main building, or another material as approved by the Director.

All retail/commercial buildings shall comply with Subsection 4.09 Nonresidential Design Standards.

Corporate identities that conflict with the building design criteria shall be reviewed on a case by case basis and approved by the Director.

(3)

Tollway Overlay enhanced light standards.

(G)

Tollway Overlay Sub-district requirements.

(1)

U.S. 380 Gateway.

Setbacks and landscape buffer.

The minimum front yard is fifty (50) feet.

Street frontage shall include a landscape buffer according to Section 4.02.05 Street Frontage Landscape Areas - Street Type S4 - Single Row Street Frontage.

The minimum front yard for buildings of six (6) or more stories may be reduced to twenty-five (25) feet with a twenty-five (25) foot landscape buffer.

(2)

S.H. 121 Gateway.

Setbacks and landscape buffer.

The minimum front yard is fifty (50) feet.

Street frontage shall include a landscape buffer according to Section 4.02.05 Street Frontage Landscape Areas - Street Type S4 - Single Row Street Frontage.

The minimum front yard for buildings of six (6) or more stories may be reduced to twenty-five (25) feet with a twenty-five (25) foot landscape buffer.

(3)

Historic Sub-district.

Setbacks.

Setbacks in the Historic sub-district shall meet the requirements of the OTC – Original Town Commercial District (see 2.04.04(C) Regulations.

(4)

Typical Sub-district.

Setbacks and landscape buffer.

The minimum front yard is fifty (50) feet.

Street frontage shall include a landscape buffer according to Section 4.02.05 Street Frontage Landscape Areas - Street Type S4 - Single Row Street Frontage.

(Ordinance 17-08-56 adopted 8/15/17; Ordinance 2021-07-47 adopted 7/6/21; Ordinance 2024-05-21 adopted 5/7/2024)

§ 2.05.06 US 380 Overlay Design District.

(A)

General purpose and description.

(B)

Boundary.

The District excludes all single-family residential subdivisions platted prior to the establishment of the District.

It is the intent of the District that gateway provisions apply to adjacent parcels or tracts that front on thoroughfare right-of-way located within the District boundaries for a symmetrical look.

(C)

US 380 Overlay Sub-districts.

The District is divided into three sub-districts. Reference Figure 2.05.06.2 US 380 Overlay Sub-district Boundaries. The sub-districts are:

(1)

Business.

(2)

Mixed-Use Residential.

(3)

(D)

General requirements of the US 380 Overlay District.

(1)

US 380 Overlay permitted and special uses.

Uses permitted in the District are outlined in Subsection 3.01 Use of Land and Buildings.

Conditional development standards.

Drive-throughs (i.e., banks, restaurants, dry cleaners, etc.).

(i)

(ii)

Gas pumps.

(i)

Figure 2.05.06.3, Gas Pumps/Canopy Placement

Big box retail development.

(i)

Big box retail building facades shall not abut the build-to line of a major thoroughfare. Facades that face a major thoroughfare shall adhere to one of the following two provisions:

Big box retail building facades shall adhere to the Building Design requirements noted in Subsection 2.05.06(D)(4) Exterior Appearance of Buildings and Structures; or

(ii)

(2)

US 380 Overlay site development.

Frontage.

Applicable to development between Championship Drive and LaCima Boulevard:

(i)

(ii)

(iii)

Table 2.05.06.1, Build-to Lines & Frontage Requirements
	Subdistrict
	Business	Mixed-Use Residential	Urban Center
Build-to-line
US 380	40-feet
Dallas North Tollway	50-feet
Major Thoroughfare	40-feet
Minor Thoroughfare	40-feet
Commercial Collector	30-feet
Urban Collector	Zero
Minimum Building Corner Frontage Requirement
US 380	200-feet
Major & Minor Thoroughfares
Commercial Collector

(i)

At a minimum, the Pedestrian Zone shall contain a meandering sidewalk with the width defined by the Hike & Bike Masterplan. However, the sidewalk along US 380 shall have a minimum width of 10-feet.

(ii)

Active transportation.

Development shall provide a system of pedestrian walkways for interconnectivity between on-site features, and adjacent streets and parcels.

Hike and bike trails.

Open space.

Open space shall be developed in accordance with Subsection 4.13 Usable Open Space requirements. Open space placement and configuration shall adhere to the following additional provisions:

Natural features (i.e., creeks, outcroppings, view corridors, etc.) shall be preserved and incorporated into the development.

Open space shall be configured to provide pedestrian pathways across the development site with an emphasis on linking on-site gathering spaces to gateway zones and natural features.

(3)

US 380 Overlay landscaping.

General landscape treatments.

The application of landscape treatments within gateway zones, trail corridors, and roadsides, except for Urban Collector roadsides, shall adhere to the following provisions:

Landscape treatments shall be formalized in style within gateway zones, becoming less formal with clustered groupings of trees away from gateways.

Landscaping shall promote simple, mass planting arrangements (limiting plantings to large groupings of a single species of plant) for greater visual effect and ease of maintenance.

Tree plantings.

Urban collectors shall have formalized tree planting schemes along the edges and within tree grates or planters. Spacing of trees shall not exceed 30-feet on center.

(4)

US 380 Overlay exterior appearance of buildings and structures.

A Facade Plan shall be submitted demonstrating the following requirements according to Subsection 6.16 Facade Plan Review.

Architectural features, details, materials, and colors shall be compatible across individual building facades and with adjacent buildings.

Building composition.

All buildings shall be architecturally finished on all four sides and shall be designed and built-in tripartite architecture so that they have a distinct base, middle, and top.

Figure 2.05.06.4, Tripartite Architecture

Building elements.

Facades.

Building facades shall be arranged to avoid the creation of a monotonous wall and create rhythm along the corridor and cross streets.

(i)

The facade plane shall be broken by a minor break at least every 60-feet. A minor break refers to an offset (inward or outward) of at least 12-inches and extending for at least five-feet.

(ii)

(iii)

Facades shall employ design elements such as shade and shadow through reveals, surface changes, overhangs, and/or sunshades to provide visual interest on facades exposed to the sun.

The Shops at Clearfork - Fort Worth, TX

Kroger - Frisco, TX

Building corners.

Building corners shall be emphasized through architectural features such as pedimented gabled parapets, cornices, awnings, arcades, colonnades, and balconies.

Ground floor facades.

(i)

(ii)

All other facades shall incorporate transparent windows covering at least 20% of the facade area for all floors.

(iii)

Retail storefronts shall incorporate a transom, display window area, and minimum 18-inch watercourse at the base, unless an alternative is approved by the Director of Development Services.

(iv)

Shelter shall be provided for the pedestrian environment through the use of awnings, pergolas, arcades, and/or other elements.

Fenestration.

(i)

Windows and doors shall be proportional and appropriate to the building form.

(ii)

Opaque, tinted, or mirrored glass prohibited on the ground floor.

Building entrances.

(i)

(ii)

Iconic buildings.

(5)

US 380 Overlay building materials.

Building shall be constructed of primary and secondary building materials in accordance with the percentages noted in the table below.

	Minimum % of Primary Materials	Minimum % of Secondary Materials	Materials*
	Minimum % of Primary Materials	Minimum % of Secondary Materials	Primary	Secondary
Facades fronting Public Streets, Public Ways, and/or Major Creeks	80%	20%	Clay fired brick, natural stone, cast stone, three-step stucco, marble, granite, curtain glass. Metal may be used subject to Director of Development Services approval	Wood, architectural metal panel, split-face concrete block, tile, pre-cast concrete panels, EIFS, or cementitious-fiber clapboard*
All Other Facades	65%	35%

*	Excluding doors and windows
**	Shall only be used nine feet above ground floor and only for trim and molding features
***	Shall only be used on ground floor facades of retail buildings, or mixed-use buildings incorporating storefronts for multiple tenants, with a minimum 50-year warranty, and be limited to no more than 10% of the total facade

Roof Systems:

(6)

US 380 Overlay structured parking.

Except for building corner frontage zones, parking structures fronting US 380 may be constructed to the build-to line and may be counted toward the minimum frontage requirements.

(7)

US 380 Overlay Gateway Zones.

Table 2.05.06.2, Gateway Development Standards
Development Standard	Gateway
Development Standard	Primary	Major
Size	11,250 square feet	6,000 square feet
Depth*	Min. 100-feet	Min. 75-feet
*Measured perpendicularly from the corner clip ROW line.

Table 2.05.06.3, Gateway Locations
Number	Intersection
Primary Gateways
1.	US 380 and Dallas North Tollway
2.	US 380 and Preston Road
Major Gateways
3.	US 380 and FM 423
4.	US 380 and Championship Drive
5.	US 380 and Legacy Drive
6.	US 380 and Future Minor or Major Thoroughfare
7.	US 380 and Hillcrest Drive (Proposed)
8.	US 380 and Coit Road
Trailhead Gateways
9.	US 380 and Panther Creek
10.	PGA Parkway and Parvin Branch
11.	Dallas North Tollway and Parvin Branch
12.	Preston Road and Parvin Branch

(8)

US 380 Overlay Bridges (excludes TXDOT & NTTA Bridges).

Bridges shall have decorative, stone-wrapped pilasters with lighting and enhanced pedestrian railing;

Bridge support columns shall be designed with reveals and/or texture rather than standard smooth, cylindrical column finishes;

Overlooks may be associated with bridges where appropriate conditions exist; and

Shall conform to the Engineering Standards.

(Ordinance 2022-01-01 adopted 1/4/2022)

§ 2.05.07 Cotton Gin Road Overlay Design District.

(A)

General purpose and description.

The Cotton Gin Road Overlay Design District ("District") establishes the requirement for a landscape buffer on the north and south sides of a portion of Cotton Gin Road.

(B)

Boundary.

(C)

General requirements.

(1)

A 22.5-foot landscape buffer shall be provided along the north and south sides of Cotton Gin Road.

(2)

Figure 2.05.08.1

Cotton Gin Road Overlay District

Figure 2.05.08.2

(Ordinance 2023-12-55 adopted 12/5/2023)

§ 2.06.01 Purpose.

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.06.02 Establishment of Area Regulations and Standards.

The area regulations and standards for each zoning districts are established within 2.06.04 Residential Districts Development Standards and 2.06.05 Nonresidential Districts Development Standards.

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.06.03 Additional area Regulations and Standards.

Additional area regulations and standards may apply to specific zoning districts and may be found within the other sections of this Ordinance.

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.06.04 Residential Districts Development Standards.

Residential Districts Development Standards Chart
Development Standards	AG – Agricultural District	RE – Residential Estate District	SF-16 – Single-Family Residential - 16 District	SF-12.5 – Single-Family Residential-12.5 District	SF-10 – Single-Family Residential-10 District	SF-8.5 – Single-Family Residential-8.5 District	SF-7 – Single-Family Residential-7 District	OTR – Original Town Residential District		PH – Patio Home District		2F – Two-Family Residential (Duplex) District	TH – Townhome District	MF-15 – Multifamily-15 District	MF-19 – Multifamily-19 District	MH – Manufactured Home District
Development Standards	AG – Agricultural District	RE – Residential Estate District	SF-16 – Single-Family Residential - 16 District	SF-12.5 – Single-Family Residential-12.5 District	SF-10 – Single-Family Residential-10 District	SF-8.5 – Single-Family Residential-8.5 District	SF-7 – Single-Family Residential-7 District	North of Main	South of Elm	Zero Side Option	Center Option	2F – Two-Family Residential (Duplex) District	TH – Townhome District	MF-15 – Multifamily-15 District	MF-19 – Multifamily-19 District	MH Park	MH Subdivision
Minimum Front Yard Setback	40'	40'	40'	30'	30'	25'	25'	20' + 5' Utility Easement Adjacent to ROW		See § 2.03.09(C)(3)		25'	See § 2.03.11(B)(1)	See § 4.12.01(A)	See § 4.12.01(A)	30' from a dedicated street/15' from a private street
Minimum Side Yard Setback	20'/25' on corner lots	15'/25' on corner lots	15'/20' on corner lots	15'/20' on corner lots	10'/15' on corner lots	7'/15' on corner lots	7'/15' on corner lots	6'/12' on corner lots		0' on one side and 10' on other side/15' on corner lots	7' on both sides/15' on corner lots	8'/15' on corner lots	See § 2.03.11(B)(1)	See § 4.12.01(B)	See § 4.12.01(B)	5'/20' between units/25' from zoning district line
Minimum Rear Yard Setback	30'	30'	30'	30'	30'	30'	30'	8'/20' for garage facing alley		See § 2.03.09(C)(4)		30'	See § 2.03.11(B)(1)	See § 4.12.01(C)	See § 4.12.01(C)	5'/20' between units/25' from zoning district line
Minimum Lot Area	2 Acres	1 Acre	16,000 SF	12,500 SF	10,000 SF	8,500 SF	7,000 SF	4,500 SF	2,250 SF	5,000 SF	6,000 SF	8,000 SF per duplex or 4,000 SF per Dwelling Unit	2,500 SF	See § 4.12.01(D)	See § 4.12.01(D)	2,500 SF	4,500 SF
Minimum Lot Width	150'	150'	90'	90'	80'	70'	60'	50'	25'	50'	55'	76' per duplex or 38' per Dwelling Unit	25'	80'	80'	40'
Minimum Lot Depth	250'	200'	140'	120'	100'	100'	100'	90'		90'		100'	100'	120'	120'	N/A	100'
Minimum Dwelling Area	800 SF	800 SF	800 SF	800 SF	800 SF	800 SF	800 SF	800 SF	650 SF	800 SF		800 SF	800 SF	See § 4.12.01(E)	See § 4.12.01(E)	650 SF
Maximum Height Feet/Stories	40'/2.5	40'/2.5	40'/2.5	40'/2.5	40'/2.5	40'/2.5	40'/2.5	40'/2.5		40'/2.5		40'/2.5	40'/2	50'	50'	20'
Maximum Lot Coverage (All Buildings)	N/A	20%	30%	40%	45%	45%	45%	55%		55%		50%	65%	50%	50%	N/A

(A)

See Subsection 6.18 Alternative Compliance Standards for alternative setbacks and heights.

(B)

The minimum front yard setback shall be reduced five (5) feet when street trees are provided, see 4.07.02(J) Front Yard Setback Reduction for Specific Thoroughfares.

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.06.05 Nonresidential Districts Development Standards.

Nonresidential Districts Development Standards Chart
Development Standards	O-1 – Office-1 District			O-2 – Office-2 District	R – Retail District			OTC – Original Town Commercial District	H – Highway District			C-1 – Commercial-1 District			C-2 – Commercial-2 District			IT – Information and Technology District	I – Industrial District
Development Standards	Adjacent to RE through PH Districts	Adjacent to Other Districts	Adjacent to Dedicated Street	O-2 – Office-2 District	Adjacent to RE-PH	Adjacent to Other Districts	Adjacent to Dedicated Street	OTC – Original Town Commercial District	Adjacent to RE-PH	Adjacent to Other Districts	Adjacent to Dedicated Street	Adjacent to RE-PH	Adjacent to Other Districts	Adjacent to Dedicated Street	Adjacent to RE-PH	Adjacent to Other Districts	Adjacent to Dedicated Street	IT – Information and Technology District	I – Industrial District
Minimum Front Yard	25'			50'/See § 2.04.02 (C) (1) Minimum Front Yard	30'			See § 2.04.04.	50'			30'			30'			50'/See § 2.04.08.	25'
Minimum Side Yard	1 story = 25'	1 story = 20'	1 story = 25'	See § 2.04.02 (C) (2) Minimum Side Yard	1 story = 25'	1 story = 20'	1 story = 25'	See § 2.04.04.	1 story = 25'	1 story = 20'	1 story = 30'	1 story = 25'	1 story = 20'	1 story = 30'	1 story = 25'	1 story = 20'	1 story = 30'	15'/See § 2.04.08.	15'/25' corner lots
	2 story = 60'	2 story = 20'	2 story = 25'		2 story = 60'	2 story = 20'	2 story = 25'		2 story = 60'	2 story = 20'	2 story = 30'	2 story = 60'	2 story = 20'	2 story = 30'	2 story = 60'	2 story = 20'	2 story = 30'
									3 story = 60'	3 story = 20'	3 story = 30'
Minimum Rear Yard	1 story = 30'	1 story = 30'	1 story = 25'	See § 2.04.02 (C) (3) Minimum Rear Yard	1 story = 30'	1 story = 30'	1 story = 25'	See § 2.04.04.	1 story = 25'	1 story = 30'	1 story = 30'	1 story = 30'	1 story = 30'	1 story = 25'	1 story = 30'	1 story = 30'	1 story = 25'	30'/See § 2.04.08.	30'
	2 story = 60'	2 story = 30'	2 story = 25'		2 story = 60'	2 story = 30'	2 story = 25'		2 story = 60'	2 story = 30'	2 story = 30'	2 story = 60'	2 story = 60'	2 story = 25'	2 story = 60'	2 story = 60'	2 story = 25'
									3 story = 85'	3 story = 30'	3 story = 30'
Minimum Lot Area	10,000 SF			12,500 SF	10,000 SF			§ 2.04.04.	12,500 SF			8,000 SF			5,000 SF			None	43,560 SF
Minimum Lot Width	60'			100'	100'			§ 2.04.04.	125'			100'			100'			None	200'
Minimum Lot Depth	N/A			125'	140'			§ 2.04.04.	125'			100'			100'			None	200'
Maximum Height	1 story no greater than 30'; 2 story no greater than 40' within 60' from a property zoned or developed as single-family or two-family			None	40'			See § 2.04.04.	None, unless single-family or two-family zoning districts or developments are within 200' of the property line, in which a 40' height maximum shall apply.			40'			40'			175'	None
Maximum Lot Coverage	25%			50%, max. 30% for accessory structures	40%			None	50%			50%			60%			55%/70% if parking garages are constructed	80%
Maximum FAR	0.5:1			1:1	0.5:1			None	4:1			0.5:1			0.6:1			1:1	None

(A)

See Subsection 6.18 Alternative Compliance Standards for alternative setbacks.

(Ordinance 2021-07-47 adopted 7/6/21)

Frisco City Zoning Code

SECTION 2

ZONING DISTRICTS

(Ordinance 2021-07-47 adopted 7/6/21)

The following table will identify zoning districts adopted in previous Ordinances and the District which now applies in this Ordinance to those Districts.

Equivalency Table
Prior To Ordinance 84-02-03	Abbreviated Designation Ord. 84-02-03	Abbreviated Designation Ord. 93-07-11 and This Ordinance	Abbreviated Designation Ord. 00-11-01	Current Zoning District
	A	A		AG – Agricultural District
		RE		RE – Residential Estate District
SF-1	R-1	SF-1		SF-16 – Single-Family Residential-16 District
SF-1.5	R-2	SF-2		SF-12.5 – Single-Family Residential-12.5 District
		SF-3		SF-10 – Single-Family Residential-10 District
SF-2	R-3	SF-4		SF-8.5 – Single-Family Residential-8.5 District
SF-3	R-4 & R-5	SF-5		SF-7 – Single-Family Residential-7 District
		SF-6	OTR	OTR – Original Town Residential District
	PH	PH		PH – Patio Home District
	D-1 & D-2	2F		2F – Two-Family Residential (Duplex) District
	TH	TH		TH – Townhome District
	MF-1	MF-1		MF-15 – Multifamily-15 District
	MF-2	MF-2		MF-19 – Multifamily-19 District
	MH	MH		MH – Manufactured Home District
	O	O-1		O-1 – Office-1 District
		O-2		O-2 – Office-2 District
	NS	NS
	SC & LR	R		R – Retail District
	CB	OT	OTC	OTC – Original Town Commercial District
		H		H – Highway District
	LC	C-1		C-1 – Commercial-1 District
	HC	C-2		C-2 – Commercial-2 District
				IT – Information and Technology District
	LI & HI	I		I – Industrial District
		IP		I – Industrial District
	PD	PD		PD – Planned Development District
	S	SUP or S		SUP or "S" – Specific Use Permits
				HL – Historic Landmark District
				PRO – Preston Road Overlay District
				TO – Tollway Overlay District
				US 380 Overlay Design District
				Cotton Gin Road Overlay Design District

§ 2.01.01 Zoning Districts Established.

Zoning Districts Table
Section	District Abbreviation – District Name
Residential Zoning Districts
§ 2.03.01.	AG – Agricultural District
§ 2.03.02.	RE – Residential Estate District
§ 2.03.03.	SF-16 – Single-Family Residential-16 District
§ 2.03.04.	SF-12.5 – Single-Family Residential-12.5 District
§ 2.03.05.	SF-10 – Single-Family Residential-10 District
§ 2.03.06.	SF-8.5 – Single-Family Residential-8.5 District
§ 2.03.07.	SF-7 – Single-Family Residential-7 District
§ 2.03.08.	OTR – Original Town Residential District
§ 2.03.09.	PH – Patio Home District
§ 2.03.10.	2F – Two-Family Residential (Duplex) District
§ 2.03.11.	TH – Townhome District
§ 2.03.12.	MF-15 – Multifamily-15 District
§ 2.03.13.	MF-19 – Multifamily-19 District
§ 2.03.14.	MH – Manufactured Home District
Nonresidential Zoning Districts
§ 2.04.01.	O-1 – Office-1 District
§ 2.04.02.	O-2 – Office-2 District
§ 2.04.03.	R – Retail District
§ 2.04.04.	OTC – Original Town Commercial District
§ 2.04.05.	H – Highway District
§ 2.04.06.	C-1 – Commercial-1 District
§ 2.04.07.	C-2 – Commercial-2 District
§ 2.04.08.	IT – Information and Technology District
§ 2.04.09.	I – Industrial District
Special Zoning Districts
§ 2.05.01.	PD – Planned Development District
§ 2.05.02.	SUP or "S" – Specific Use Permits
§ 2.05.03.	HL – Historic Landmark District
§ 2.05.04.	PRO – Preston Road Overlay District
§ 2.05.05.	TO – Tollway Overlay District
§ 2.05.06.	US 380 Overlay District
§ 2.05.07.	Cotton Gin Road Overlay Design District

(Ordinance 2021-07-47 adopted 7/6/21; Ordinance 2022-01-01 adopted 1/4/2022; Ordinance 2023-12-55 adopted 12/5/2023)

§ 2.03.01 AG – Agricultural District.

(A)

General purpose and descriptions.

(B)

Permitted uses.

Uses permitted in the AG – Agricultural District are outlined in Subsection 3.01 Use of Land and Buildings.

(1)

Barns or stables.

Barns and stables shall not be considered an accessory building or use and shall be treated according to Subsection 3.02 Use Chart under the definition Farm, Ranch, Stable, Garden, or Orchard.

(C)

Area regulations.

(1)

Front yard coverage.

(D)

Other regulations.

(1)

Subsection 4.03 Screening Standards.

(2)

Subsection 4.04 Off-Street Parking and Loading Requirements.

(3)

Subsection 4.06 Accessory Structure Standards.

(4)

Subsection 4.07 Supplementary Regulations.

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.03.02 RE – Residential Estate District.

(A)

General purpose and descriptions.

The RE – Residential Estate District will provide single-family detached dwelling units on large parcels of land.

(B)

Permitted uses.

Uses permitted in the RE – Residential Estate District are outlined in Subsection 3.01 Use of Land and Buildings.

(C)

Area regulations.

(1)

Front yard coverage.

(D)

Other regulations.

(1)

Subsection 4.03 Screening Standards.

(2)

Subsection 4.04 Off-Street Parking and Loading Requirements.

(3)

Subsection 4.06 Accessory Structure Standards.

(4)

Subsection 4.07 Supplementary Regulations.

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.03.03 SF-16 – Single-Family Residential-16 District.

(A)

General purpose and descriptions.

The SF-16 – Single-Family Residential-16 District is intended to provide for development of single-family detached dwelling units on lots of not less than sixteen thousand (16,000) square feet.

Other uses, such as religious and educational facilities will be provided for to maintain a balanced, orderly, convenient and attractive residential area.

(B)

Permitted uses.

Uses permitted in the SF-16 – Single-Family Residential-16 District are outlined in Subsection 3.01 Use of Land and Buildings.

(C)

Area regulations.

(1)

Front yard coverage.

(D)

Other regulations.

(1)

Subsection 4.03 Screening Standards.

(2)

Subsection 4.04 Off-Street Parking and Loading Requirements.

(3)

Subsection 4.06 Accessory Structure Standards.

(4)

Subsection 4.07 Supplementary Regulations.

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.03.04 SF-12.5 – Single-Family Residential-12.5 District.

(A)

General purpose and descriptions.

(B)

Permitted uses.

Uses permitted in the SF-12.5 – Single-Family Residential-12.5 District are outlined in Subsection 3.01 Use of Land and Buildings.

(C)

Area regulations.

(1)

Front yard coverage.

(D)

Other regulations.

(1)

Subsection 4.03 Screening Standards.

(2)

Subsection 4.04 Off-Street Parking and Loading Requirements.

(3)

Subsection 4.06 Accessory Structure Standards.

(4)

Subsection 4.07 Supplementary Regulations.

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.03.05 SF-10 – Single-Family Residential-10 District.

(A)

General purpose and descriptions.

(B)

Permitted uses.

Uses permitted in the SF-10 – Single-Family Residential-10 District are outlined in Subsection 3.01 Use of Land and Buildings.

(C)

Area regulations.

(1)

Front yard coverage.

(D)

Other regulations.

(1)

Subsection 4.03 Screening Standards.

(2)

Subsection 4.04 Off-Street Parking and Loading Requirements.

(3)

Subsection 4.06 Accessory Structure Standards.

(4)

Subsection 4.07 Supplementary Regulations.

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.03.06 SF-8.5 – Single-Family Residential-8.5 District.

(A)

General purpose and descriptions.

(B)

Permitted uses.

Uses permitted in the SF-8.5 – Single-Family Residential-8.5 District are outlined in Subsection 3.01 Use of Land and Buildings.

(C)

Area regulations.

(1)

Front yard coverage.

(D)

Other regulations.

(1)

Subsection 4.03 Screening Standards.

(2)

Subsection 4.04 Off-Street Parking and Loading Requirements.

(3)

Subsection 4.06 Accessory Structure Standards.

(4)

Subsection 4.07 Supplementary Regulations.

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.03.07 SF-7 – Single-Family Residential-7 District.

(A)

General purpose and descriptions.

(B)

Permitted uses.

Uses permitted in the SF-7 – Single-Family Residential-7 District are outlined in Subsection 3.01 Use of Land and Buildings.

(C)

Area regulations.

(1)

Front yard coverage.

(D)

Other regulations.

(1)

Subsection 4.03 Screening Standards.

(2)

Subsection 4.04 Off-Street Parking and Loading Requirements.

(3)

Subsection 4.06 Accessory Structure Standards.

(4)

Subsection 4.07 Supplementary Regulations.

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.03.08 OTR – Original Town Residential District.

(A)

General purpose and descriptions.

The OTR – Original Town Residential District is designed specifically for the "Old Donation" section of the City, a recognized subdivision of land.

The OTR – Original Town Residential District standards will provide for a suitable residential environment for family life on small parcels of land.

(B)

Permitted uses.

Uses permitted in the OTR – Original Town Residential District are outlined in Subsection 3.01 Use of Land and Buildings.

(C)

Area regulations.

(1)

Minimum side yard.

Six (6) feet; twelve (12) feet on corner lot adjacent to side street; twenty-four (24) feet for swing-in garage.

(2)

Minimum rear yard.

Eight (8) feet; twenty (20) feet for garage facing alley (can be reduced to twelve (12) feet but requires additional parking surface); twenty-four (24) feet for swing-in garage.

(3)

Front yard coverage.

(D)

Other regulations.

(1)

Subsection 4.03 Screening Standards.

(2)

Subsection 4.04 Off-Street Parking and Loading Requirements.

(3)

Subsection 4.06 Accessory Structure Standards.

(4)

Subsection 4.07 Supplementary Regulations.

(5)

"Lot of Record" in "Old Donation" – 4.07.01 Residential Lot Regulations.

(6)

4.07.09(E)OTR Facade Plan Requirement.

(7)

Non-combustible fiber cement siding allowed per Chief Building Official approval. (See 4.07.09 Exterior Construction of Main Buildings.)

(8)

Front porch required.

The porch shall have a minimum area of seventy (70) square feet.

(E)

OTR - Downtown Architectural Design Standards.

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.03.09 PH – Patio Home District.

(A)

General purpose and descriptions.

(B)

Permitted uses.

Uses permitted in the PH – Patio Home District are outlined in Subsection 3.01 Use of Land and Buildings. In addition, the following uses are permitted.

(1)

Zero-lot line, or patio home, residential detached dwellings in a platted subdivision.

(2)

In accordance with the Subdivision Ordinance, a HOA shall be established to maintain open space, recreational areas, and other commonly owned facilities.

The developer is responsible for drafting the HOA documents pertaining to the HOA's responsibilities to maintain these areas.

The City Attorney shall review and approve the HOA documents pertaining to maintenance of the HOA areas prior to their recording at the County.

The developer is responsible for reimbursement of the City Attorney's fees for reviewing these documents.

(C)

Area regulations.

(1)

For lots with a zero (0) side yard setback.

A roof overhang equipped with a gutter may extend a maximum of eight (8) inches into a neighboring property. No other roof overhangs or extensions from a wall may extend into a neighboring lot.

The "zero" side shall be designated on the Final Plat. All access, maintenance, and use easements shall be provided on preliminary and Final Plats.

(2)

Center option lots.

Lots not using a zero (0) side yard setback shall be considered center option lots.

Center option lots shall conform to the related standards listed within 2.06.04 Residential Districts Development Standards.

(3)

Minimum front yard.

Twenty-five (25) feet.

(4)

Minimum rear yard.

Thirty (30) feet.

Garages on alley entry lots shall meet one of the following conditions:

Garage shall be set back ten (10) feet; or

Garage shall be set back a minimum of twenty (20) feet, but may exceed this distance.

(D)

Other regulations.

(1)

Subsection 4.03 Screening Standards.

(2)

Subsection 4.04 Off-Street Parking and Loading Requirements.

(3)

Subsection 4.06 Accessory Structure Standards.

(4)

Subsection 4.07 Supplementary Regulations.

(5)

Subsection 4.13 Usable Open Space Requirements.

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.03.10 2F – Two-Family Residential (Duplex) District.

(A)

General purpose and description.

The 2F – Two-Family Residential (Duplex) District is intended to promote quality duplex residential development. Individual ownership of the two-family or duplex unit is encouraged.

(B)

Permitted uses.

Uses permitted in the 2F – Two-Family Residential (Duplex) District are outlined in Subsection 3.01 Use of Land and Buildings.

(C)

Area regulations.

Property and buildings shall conform to the related standards listed within 2.06.04 Residential Districts Development Standards.

(D)

Other regulations.

(1)

Subsection 4.03 Screening Standards.

(2)

Subsection 4.04 Off-Street Parking and Loading Requirements.

(3)

Subsection 4.06 Accessory Structure Standards.

(4)

Subsection 4.07 Supplementary Regulations.

(E)

Special district requirements.

(1)

There shall be only one dwelling unit per lot, and no dwelling unit shall cross a designated outside lot line.

No single-family dwelling may be constructed on one of the designated pair of lots.

(2)

All utilities shall be provided to each separate unit of each duplex in a 2F District such that each unit is individually metered.

(3)

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.03.11 TH – Townhome District.

(A)

General purpose and descriptions.

The TH – Townhome District provides for the development of attached residential dwelling units in structures built to accommodate three to eight units per structure.

Open space is encouraged in this District through provisions set forth in the standards for the District.

(B)

Permitted uses.

Uses permitted in the TH – Townhome District are outlined in Subsection 3.01 Use of Land and Buildings.

(1)

Community owned or multiple ownership areas.

In accordance with the Subdivision Ordinance, a homeowners association (HOA) shall be established to maintain open space, recreational areas, and other commonly owned facilities.

The developer is responsible for drafting the HOA documents pertaining to the HOA's responsibilities to maintain these areas.

The City Attorney shall review and approve the HOA documents pertaining to maintenance of the HOA areas prior to their recording at the County.

The developer is responsible for reimbursement of the City Attorney's fees for reviewing these documents.

(C)

Area regulations.

(1)

Minimum front yard.

Twenty-five (25) feet.

(2)

Minimum side yard.

Five (5) feet from a side property line when adjacent to open space lots or amenity center lots.

Fifteen (15) feet from a side property line when adjacent to detached residential dwelling units.

Twenty (20) feet from a side property line when adjacent to a dedicated street.

(3)

Minimum rear yard.

Twenty (20) feet, sixty (60) feet when the building is in excess of one story and adjacent to a Single-Family Zoning District.

(4)

Structure separation.

Structures on the same parcel shall have the following setbacks and/or minimum distance between structures.

Minimum front yard.

Twenty-five (25) feet.

Minimum side yard.

Minimum rear yard.

Twenty-five (25) feet; sixty (60) feet when the building is in excess of one story and adjacent to a Single-Family Zoning District.

(D)

Other regulations.

(1)

Subsection 4.03 Screening Standards.

(2)

Subsection 4.04 Off-Street Parking and Loading Requirements.

(3)

Subsection 4.06 Accessory Structure Standards.

(4)

Subsection 4.07 Supplementary Regulations.

(5)

Subsection 4.13 Usable Open Space Requirements.

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.03.12 MF-15 – Multifamily-15 District.

(A)

General purpose and description.

(B)

Permitted uses.

(1)

Uses permitted in the MF-15 – Multifamily-15 District are outlined in Subsection 3.01 Use of Land and Buildings.

(2)

Single-family residential development shall comply with the standards set forth in following districts.

Applicable Zoning Districts
Section	District Abbreviation – District Name
§ 2.03.02.	RE – Residential Estate District
§ 2.03.03.	SF-16 – Single-Family Residential-16 District
§ 2.03.04.	SF-12.5 – Single-Family Residential-12.5 District
§ 2.03.05.	SF-10 – Single-Family Residential-10 District
§ 2.03.06.	SF-8.5 – Single-Family Residential-8.5 District
§ 2.03.07.	SF-7 – Single-Family Residential-7 District

(3)

(C)

Area regulations.

Property and buildings shall conform to the related standards listed within 2.06.04 Residential Districts Development Standards and Subsection 4.12 Multifamily Development Standards.

(D)

Maximum density.

Fifteen (15) dwelling units per net acre.

(E)

Other regulations.

(1)

Subsection 4.03 Screening Standards.

(2)

Subsection 4.04 Off-Street Parking and Loading Requirements.

(3)

Subsection 4.06 Accessory Structure Standards.

(4)

Subsection 4.07 Supplementary Regulations.

(5)

Subsection 4.12 Multifamily Development Standards.

(6)

Subsection 4.13 Usable Open Space Requirements.

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.03.13 MF-19 – Multifamily-19 District.

(A)

General purpose and description.

(B)

Permitted uses.

(1)

Uses permitted in the MF-19 – Multifamily-19 District are outlined in Subsection 3.01 Use of Land and Buildings.

(2)

Single-family residential development shall comply with the standards set forth in following districts.

Applicable Zoning Districts
Section	District Abbreviation – District Name
§ 2.03.02.	RE – Residential Estate District
§ 2.03.03.	SF-16 – Single-Family Residential-16 District
§ 2.03.04.	SF-12.5 – Single-Family Residential-12.5 District
§ 2.03.05.	SF-10 – Single-Family Residential-10 District
§ 2.03.06.	SF-8.5 – Single-Family Residential-8.5 District
§ 2.03.07.	SF-7 – Single-Family Residential-7 District
§ 2.03.09.	PH – Patio Home District

(3)

When a multifamily zoning district is developed as single-family residential and is adjacent to a single-family residential zoning district(s), the first two rows of lots shall be developed to standards not more than two single-family residential zoning districts more dense than the adjacent single-family residential zoning district(s).

(C)

Area regulations.

Property and buildings shall conform to the related standards listed within 2.06.04 Residential Districts Development Standards and Subsection 4.12 Multifamily Development Standards.

(D)

Maximum density.

Nineteen (19) dwelling units per net acre.

(E)

Other regulations.

(1)

Subsection 4.03 Screening Standards.

(2)

Subsection 4.04 Off-Street Parking and Loading Requirements.

(3)

Subsection 4.06 Accessory Structure Standards.

(4)

Subsection 4.07 Supplementary Regulations.

(5)

Subsection 4.12 Multifamily Development Standards.

(6)

Subsection 4.13 Usable Open Space Requirements.

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.03.14 MH – Manufactured Home District.

(A)

General purpose and description.

The MH – Manufactured Home District is a detached residential district establishing standards for the development of a manufactured home park, or a manufactured home subdivision.

(B)

Permitted uses.

Uses permitted in the MH – Manufactured Home District are outlined in Subsection 3.01 Use of Land and Buildings.

(C)

Area regulations.

Property and buildings shall conform to the related standards listed within 2.06.04 Residential Districts Development Standards.

(D)

Special district requirements.

(1)

Area for Manufactured Home Park or a Recreational Vehicle Park.

Minimum, five (5) acres; maximum, twenty-five (25) acres.

(2)

Minimum Average Vertical Clearance of Manufactured Home Frame above Finished Ground Elevation.

Eighteen (18) inches.

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.04.01 O-1 – Office-1 District.

(A)

General purpose and description.

(B)

Permitted uses.

Uses permitted in the O-1 – Office-1 District are outlined in Subsection 3.01 Use of Land and Buildings.

(C)

Area regulations.

Property and buildings shall conform to the related standards listed within 2.06.05 Nonresidential Districts Development Standards.

(D)

Other regulations.

(1)

Subsection 4.01 Tree Preservation Requirements.

(2)

Subsection 4.02 Landscape Requirements.

(3)

Subsection 4.03 Screening Standards.

(4)

Subsection 4.04 Off-Street Parking and Loading Requirements.

(5)

Subsection 4.05 Lighting Standards.

(6)

Subsection 4.06 Accessory Structure Standards.

(7)

Subsection 4.07 Supplementary Regulations.

(8)

Subsection 4.08 Nonresidential Development Standards.

(9)

Subsection 4.13 Usable Open Space Requirements.

(10)

Subsection 6.05 Site Plan Requirements.

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.04.02 O-2 – Office-2 District.

(A)

General purpose and description.

Areas zoned for O-2 – Office-2 District use must be located within the vicinity of a major thoroughfare such as S.H. 121 and U.S. 380, Preston Road or the Dallas North Tollway.

(B)

Permitted uses.

Uses permitted in the O-2 – Office-2 District are outlined in Subsection 3.01 Use of Land and Buildings.

(C)

Area regulations.

(1)

Minimum front yard.

(2)

Minimum side yard.

None (interior).

Sixty (60) feet adjacent side property lines.

Fifty (50) feet on corner lot adjacent to a side property line when adjacent to a dedicated street.

Where buildings or structures are erected or altered to exceed two stories in height, such buildings or structures shall not be located closer to any single-family, two-family or patio home residential district boundary line than a distance equal to the sum of the required side yard specified plus twice the height of the building above two stories measured from the ground level.

(3)

Minimum rear yard.

Sixty (60) feet from any alley line.

Thirty (30) feet where no alley line, lot line or easement line abuts the rear yard.

Where buildings or structures are erected or altered to exceed two stories in height, such buildings or structures shall not be located closer to any single-family, two-family or patio home residential district boundary line than a distance equal to the sum of the required rear yard specified plus twice the height of the building above two stories measured from the ground level.

(D)

Other regulations.

(1)

Subsection 4.01 Tree Preservation Requirements.

(2)

Subsection 4.02 Landscape Requirements.

(3)

Subsection 4.03 Screening Standards.

(4)

Subsection 4.04 Off-Street Parking and Loading Requirements.

(5)

Subsection 4.05 Lighting Standards.

(6)

Subsection 4.06 Accessory Structure Standards.

(7)

Subsection 4.07 Supplementary Regulations.

(8)

Subsection 4.08 Nonresidential Development Standards.

(9)

Subsection 4.13 Usable Open Space Requirements.

(10)

Subsection 6.05 Site Plan Requirements.

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.04.03 R – Retail District.

(A)

General purpose and description.

The shopping areas developed within an R – Retail District should utilize established landscape and buffering requirements and be limited to two stories in height.

(B)

Permitted uses.

Uses permitted in the R – Retail District are outlined in Subsection 3.01 Use of Land and Buildings.

(C)

Area regulations.

(1)

Zero side yard for attached buildings.

Side yard setbacks may be eliminated for a building if attached to an adjacent building and shown on an approved Site Plan.

(D)

Other regulations.

(1)

Subsection 4.01 Tree Preservation Requirements.

(2)

Subsection 4.02 Landscape Requirements.

(3)

Subsection 4.03 Screening Standards.

(4)

Subsection 4.04 Off-Street Parking and Loading Requirements.

(5)

Subsection 4.05 Lighting Standards.

(6)

Subsection 4.06 Accessory Structure Standards.

(7)

Subsection 4.07 Supplementary Regulations.

(8)

Subsection 4.08 Nonresidential Development Standards.

(9)

Subsection 4.13 Usable Open Space Requirements.

(10)

Subsection 6.05 Site Plan Requirements.

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.04.04 OTC – Original Town Commercial District.

(A)

General purpose and description.

(B)

Permitted uses.

Uses permitted in the OTC – Original Town Commercial District are outlined in Subsection 3.01 Use of Land and Buildings.

(C)

Regulations for property platted or vested.

(1)

Size of yards:

Minimum front yard:

Minimum side yard:

None; Subject to provision of fire-retardant wall as required by current adopted edition of International Building Code.

Minimum rear yard:

Abutting nonresidential zoned property and constructed with fire retardant wall and alley separation: None.

Without fire retardant wall or alley: Twenty (20) feet.

Abutting residentially zoned property: Ten (10) feet with screening.

(2)

Size of lot:

Minimum lot area:

Five thousand (5,000) square feet unless platted as a lot of record prior to the adoption of this district.

Minimum lot width:

Forty-five (45) feet unless platted as a lot of record prior to the adoption of this district.

Minimum lot depth:

One hundred (100) feet unless platted as a lot of record prior to the adoption of this district.

(3)

Maximum lot coverage:

None.

(4)

Parking regulations:

See Subsection 4.04 Off-Street Parking and Loading Requirements.

(D)

OTC Sub-district boundaries.

(1)

Sub-district 1.

(2)

Sub-district 2.

Main Street east of the BNSF Railroad.

(3)

Sub-district 3.

All other streets, excluding those in Districts 1 & 2, that are within the OTC District.

(E)

OTC Sub-district Map.

Figure 2.04.04.1: OTC Sub-District Map

(F)

Fire suppression requirement.

A fire suppression system shall be installed in all new construction unless otherwise approved by the Fire Chief.

(G)

OTC regulations for property not platted or vested.

Regulations for Property not Platted or Vested
Regulation	Sub-District 1	Sub-District 2	Sub-District 3
Front Yard	Without a Slip Road - Twenty (20) foot build-to line measured from the back of curb at ultimate build-out of the street. (Note 1)	Minimum of eighty (80) percent of a facade adjacent to a street must be on the property line.	Fifteen (15) foot build-to line measured from the curb at ultimate build-out of the street. (Note 2)
Front Yard	With a Slip Road - Slip roads as described in the Preston Road Overlay District standards are permitted. A fifteen (15) foot sidewalk shall be located between the building and either the drive aisle or parking of the slip road, measured from the back of curb.
Side Yard	None. (Note 3)
Rear Yard	Abutting nonresidential zoned property and constructed with fire retardant wall and alley separation - None.
	Without fire retardant wall or alley - Twenty (20) feet.
	Abutting residentially zoned property - Ten (10) feet with screening.
Minimum Lot Area	Five thousand (5,000) square feet unless platted as a lot of record prior to the adoption of this district.
Minimum Lot Width	Forty-five (45) feet unless platted as a lot of record prior to the adoption of this district.
Minimum Lot Depth	One hundred (100) feet unless platted as a lot of record prior to the adoption of this district.
Maximum Height	Four (4) stories or sixty-five (65) feet.	Four (4) stories or sixty-five (65) feet.	Four (4) stories or sixty-five (65) feet.
Maximum Lot Coverage	None
Pedestrian Area	A twenty (20) foot wide pedestrian area shall be constructed between the curb and building. Design within this area shall comply with the regulations set forth in 2.04.04(I) OTC - Downtown Architectural Design Standards. (Note 4)	Design within the area between the back of curb and building shall comply with the regulations set forth in 2.04.04(I) OTC - Downtown Architectural Design Standards. (Note 4)	A fifteen (15) foot wide pedestrian area shall be constructed between the curb and building. Design within this area shall comply with the regulations set forth in 2.04.04(I) OTC - Downtown Architectural Design Standards. (Note 4)
Parking Regulations	See Subsection 4.04 Off-Street Parking and Loading Requirements.	See Subsection 4.04 Off-Street Parking and Loading Requirements. Parking is prohibited between the building and the street.	See Subsection 4.04 Off-Street Parking and Loading Requirements. Parking is prohibited between the building and the street except where slip roads are permitted.
Slip Roads	Slip roads as described in the Preston Road Overlay District standards are permitted.	Slip roads are prohibited.	Slip roads are prohibited except west of the BNSF Railroad.
Street Trees	Tree wells shall be installed in the pedestrian area at 30 feet on center or as otherwise approved by the Director.	Tree wells are not required; trees wells are recommended where feasible.	Tree wells shall be installed in the pedestrian area at 30 feet on center or as otherwise approved by the Director.
Other Regulations	See 2.04.04(H) OTC - Other Regulations (below).

Notes:
1.	Where the property line is greater than twenty (20) feet from the curb, the building shall be located on the property line.
2.	Where the property line is greater than fifteen (15) feet from the curb, the building shall be located on the property line.
3.	Subject to provision of fire-retardant wall as required by current adopted edition of International Building Code as it exists or may be amended.
4.	With Planning & Zoning Commission approval, a building may set back from the front yard line to provide a wider pedestrian area than required, if it is determined a benefit to the public realm (i.e., outdoor areas accessible to the public). Parking and drive aisles are prohibited in the increased building setback area.

(H)

OTC - other regulations.

(1)

Outside storage and display.

Outside Storage and Display is prohibited in the OTC – Original Town Commercial District.

(2)

Minimum residential area.

Minimum area of six hundred fifty (650) square feet for residential units over retail or office.

(3)

Projections into a required setback or beyond the street lot line.

The following projections shall be permitted in a required setback or beyond the street lot line.

Balconies above the first floor may project up to sixty (60) inches in the right-of-way and have a minimum of nine (9) feet of clearance over the sidewalk.

At no time shall a projection extend over a public street.

Canopies, awnings, cinema or theater marquees, and/or kiosks may project from building face and may extend to, or be located within eight (8) inches of the back of curb.

Any vertical supports anchored to the ground must be located at least four (4) feet from the back of curb and have a minimum of nine (9) feet of clearance.

Show windows at the first floor may project up to forty-two (42) inches.

(4)

4.07.09(F) OTC Facade Plan Requirement.

(5)

(I)

OTC – Downtown Architectural Design Standards.

(J)

Illustrations.

Figure 2.04.04.2: District 1 - Optional Slip Road Design

Figure 2.04.04.3: District 1 - Design

Figure 2.04.04.4: District 2 - Design

Figure 2.04.04.5: District 3 - Design

(Ordinance 13-09-49 adopted 9/3/13; Ordinance 2021-07-47 adopted 7/6/21)

§ 2.04.05 H – Highway District.

(A)

General purpose and description.

This District is also designed to allow multiple story construction. Uses requiring outside storage will be prohibited.

(B)

Permitted uses.

Uses permitted in the H – Highway District are outlined in Subsection 3.01 Use of Land and Buildings.

(C)

Area regulations.

(1)

Zero side yard for attached buildings.

Side yard setbacks may be eliminated for a building if attached to an adjacent building and shown on an approved Site Plan.

(D)

Other regulations.

(1)

Subsection 4.01 Tree Preservation Requirements.

(2)

Subsection 4.02 Landscape Requirements.

(3)

Subsection 4.03 Screening Standards.

(4)

Subsection 4.04 Off-Street Parking and Loading Requirements.

(5)

Subsection 4.05 Lighting Standards.

(6)

Subsection 4.06 Accessory Structure Standards.

(7)

Subsection 4.07 Supplementary Regulations.

(8)

Subsection 4.08 Nonresidential Development Standards.

(9)

Subsection 4.13 Usable Open Space Requirements.

(10)

Subsection 6.05 Site Plan Requirements.

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.04.06 C-1 – Commercial-1 District.

(A)

General purpose and description.

The nature of uses in this District have operating characteristics and traffic service requirements generally compatible with typical office, retail, shopping, and some residential environments.

(B)

Permitted uses.

Uses permitted in the C-1 – Commercial-1 District are outlined in Subsection 3.01 Use of Land and Buildings.

(C)

Area regulations.

(1)

Zero side yard for attached buildings.

Side yard setbacks may be eliminated for a building if attached to an adjacent building and shown on an approved Site Plan.

(D)

Other regulations.

(1)

Subsection 4.01 Tree Preservation Requirements.

(2)

Subsection 4.02 Landscape Requirements.

(3)

Subsection 4.03 Screening Standards.

(4)

Subsection 4.04 Off-Street Parking and Loading Requirements.

(5)

Subsection 4.05 Lighting Standards.

(6)

Subsection 4.06 Accessory Structure Standards.

(7)

Subsection 4.07 Supplementary Regulations.

(8)

Subsection 4.08 Nonresidential Development Standards.

(9)

Subsection 4.13 Usable Open Space Requirements.

(10)

Subsection 6.05 Site Plan Requirements.

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.04.07 C-2 – Commercial-2 District.

(A)

General purpose and description.

The C-2 – Commercial-2 District is intended to provide a centrally located and convenient location for small scale service and commercial related establishments.

(B)

Permitted uses.

Uses permitted in the C-2 – Commercial-2 District are outlined in Subsection 3.01 Use of Land and Buildings.

(C)

Area regulations.

(1)

Zero side yard for attached buildings.

Side yard setbacks may be eliminated for a building if attached to an adjacent building and shown on an approved Site Plan.

(D)

Other regulations.

(1)

Subsection 4.01 Tree Preservation Requirements.

(2)

Subsection 4.02 Landscape Requirements.

(3)

Subsection 4.03 Screening Standards.

(4)

Subsection 4.04 Off-Street Parking and Loading Requirements.

(5)

Subsection 4.05 Lighting Standards.

(6)

Subsection 4.06 Accessory Structure Standards.

(7)

Subsection 4.07 Supplementary Regulations.

(8)

Subsection 4.08 Nonresidential Development Standards.

(9)

Subsection 4.13 Usable Open Space Requirements.

(10)

Subsection 6.05 Site Plan Requirements.

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.04.08 IT – Information and Technology District.

(A)

General purpose and description.

The IT – Information and Technology District is intended for light assembly and manufacturing, research and laboratory facilities, and service uses.

Uses should be located along collector-size streets or larger and/or railroads. Location should be such that trips generated will minimize commercial traffic in residential neighborhoods.

Permitted uses are appropriate next to residential uses with appropriate screening.

(B)

Permitted uses.

Uses permitted in the IT – Information and Technology District are outlined in Subsection 3.01 Use of Land and Buildings.

(C)

Area regulations.

(1)

Minimum district size:

Twenty-five (25) gross acres.

(2)

Setback from residentially zoned property:

Seventy-five (75) feet for buildings of thirty (30) feet in height or less.

The setback shall be increased by an additional two (2) feet for each foot that the building exceeds thirty (30) feet in height.

(3)

Access to public street:

Each lot shall have direct access to a street.

An access easement shall not be considered direct access.

(4)

Maximum floor area ratio:

1:1 (excluding parking garages).

(D)

Other regulations.

(1)

Subsection 4.01 Tree Preservation Requirements.

(2)

Subsection 4.02 Landscape Requirements.

(3)

Subsection 4.03 Screening Standards.

(4)

Subsection 4.04 Off-Street Parking and Loading Requirements.

(5)

Subsection 4.05 Lighting Standards.

(6)

Subsection 4.06 Accessory Structure Standards.

(7)

Subsection 4.07 Supplementary Regulations.

(8)

Subsection 4.08 Nonresidential Development Standards.

(9)

Subsection 4.13 Usable Open Space Requirements.

(10)

Subsection 6.05 Site Plan Requirements.

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.04.09 I – Industrial District.

(A)

General purpose and description.

Such uses do require accessibility to major highways, rail lines or other means of transportation.

(B)

Permitted uses.

(1)

Uses permitted in the I – Industrial District are outlined in Subsection 3.01 Use of Land and Buildings.

(C)

Area regulations.

(1)

Additional setback.

For structures requiring railroad access, setback requirements from the centerline of the railroad right-of-way shall be in accordance with applicable State law.

(D)

Other regulations.

(1)

Subsection 4.01 Tree Preservation Requirements.

(2)

Subsection 4.02 Landscape Requirements.

(3)

Subsection 4.03 Screening Standards.

(4)

Subsection 4.04 Off-Street Parking and Loading Requirements.

(5)

Subsection 4.05 Lighting Standards.

(6)

Subsection 4.06 Accessory Structure Standards.

(7)

Subsection 4.07 Supplementary Regulations.

(8)

Subsection 4.08 Nonresidential Development Standards.

(9)

Subsection 4.13 Usable Open Space Requirements.

(10)

Subsection 6.05 Site Plan Requirements.

(Ordinance 2021-07-47 adopted 7/6/21; Ordinance 2025-08-41 adopted 8/19/2025)

§ 2.05.01 PD – Planned Development District.

(A)

General description and purpose.

(1)

The PD designation shall be used for the following purpose(s):

Master planning;

To carry out specific goals of the comprehensive plan, City or public/private partnered special projects, and City Council strategic focus areas;

Development of mixed use, transit-oriented, or traditional neighborhoods with a variety of uses and housing types; and/or

To preserve natural features, open space, and other topographical features of the land.

(2)

(B)

Area requirement.

A PD district requires a minimum of fifteen (15) contiguous acres. Acreage may be less than fifteen (15) acres when carrying out the recommendations of the Comprehensive Plan.

(C)

Permitted uses.

(1)

Any use permitted in this Zoning Ordinance shall be permitted in a PD District if such use is:

Specified in the amending ordinance granting a PD District, or

The amending ordinance shall reference a zoning district that will maintain base requirements for the PD.

(2)

The size, location, appearance, and method of operation may be specified to the extent necessary to ensure compliance with the purpose of this Zoning Ordinance base zoning district.

(3)

Unless specified in the amending ordinance, all buildings and uses shall comply with all City development requirements.

(D)

Updated standards to the base zoning district.

(1)

(2)

Base zoning district amendments are applicable to PD districts and do not require special notice to be provided to the properties within a PD district.

(E)

PD application and review process.

See Subsection 6.14 PD Application and Review.

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.05.02 SUP or "S" – Specific Use Permits.

(A)

General description and authorization.

(1)

Consideration for compatibility.

(2)

Review and approval authorities.

The City Council shall review each case on its own merit, apply the criteria established herein, and, if appropriate, authorize said use by granting a Specific Use Permit for the use.

The Planning & Zoning Commission shall recommend to the City Council approval, approval with modifications, or denial for each Specific Use Permit.

(B)

Application and site plan required.

(1)

(2)

The Preliminary Site Plan or Site Plan shall comply with the standards of Subsection 6.05 Site Plan Requirements.

(C)

SUP procedure and other regulations.

See Subsection 6.15 Specific Use Permit (SUP) Application and Review for procedures and other regulations.

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.05.03 HL – Historic Landmark District.

(A)

General purpose and description.

(B)

Permitted uses.

Uses permitted shall be those permitted by the base zoning district where the tract of land being designated is located.

(1)

(C)

"HL" modification of standards.

(D)

Historic landmark procedures.

(1)

See Subsection 6.17 Historic Landmark Procedures.

(E)

Ordinary maintenance for historic landmarks.

(F)

Demolition by neglect for historic landmarks.

(1)

Examples of such deterioration include but are not limited to:

Deterioration of exterior walls or other vertical support;

Deterioration of roofs or other horizontal members;

Deterioration of exterior chimneys;

Deterioration or crumbling of exterior stucco or mortar;

Ineffective waterproofing of exterior walls, roofs, or foundations, including broken windows or doors; or

Deterioration of any feature so as to create a hazardous condition which could lead to the claim that demolition is necessary for public safety.

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.05.04 PRO – Preston Road Overlay Design District.

(A)

General purpose and description.

(B)

Boundary.

The District excludes all single-family subdivisions platted prior to August 15, 2000. Some lots or tracts may be fully or partially located in the District.

Transitioning concepts will be developed on a project by project basis through the, Preliminary Site Plan, and/or Site Plan review process.

(C)

Preston Road Overlay Sub-districts.

(1)

U.S. 380 Gateway.

The boundary of the U.S. 380 Gateway sub-district extends from U.S. 380 to C.R. 26.

(2)

Rural Corridor.

The boundary of the Rural Corridor sub-district extends from C.R. 26 to Panther Creek.

(3)

Main Street.

The boundary of the Main Street Gateway sub-district extends from Camfield Way to Hickory Street.

(4)

Retail Corridor.

(5)

S.H. 121 Gateway.

The boundary for the S.H. 121 Gateway sub-district extends from Gaylord Parkway to S.H. 121.

(D)

General requirements of the PRO – Preston Road Overlay Design District.

(1)

PRO permitted uses.

Uses permitted in the PRO – Preston Road Overlay District are outlined in Subsection 3.01, Use of Land and Buildings subject to the following exception:

Office/Warehouse/Distribution Center is a permitted use on property zoned Industrial and located between Parvin Branch and Panther Creek Parkway within the PRO – Preston Road Overlay District.

(2)

PRO development standards.

Dismantled or wrecked vehicle screening and storage within the PRO.

Dismantled or wrecked vehicles must be parked and/or stored in the building or screened from adjacent streets and properties with a landscape island around the perimeter of the storage area.

(i)

(ii)

If the landscape island is located on the perimeter of the property, perimeter landscaping requirements may be applied towards this requirement.

(3)

PRO Landscaping.

Maintenance.

Property owners are responsible for installing, maintaining, and replacing required landscaping except for landscaping within Punctuation Points (see subsection (D)(11)d PRO Punctuation Points.

(Reserved)

Escrow fund.

Due to street construction, adverse weather, or other constraints as approved by the City, escrow funds may be paid to the City for the required landscaping for street medians and associated labor.

Irrigation.

All landscaping shall be mechanically irrigated.

Tree grates.

Tree grates shall be used in high pedestrian traffic areas.

Tree guards.

Tree guards are to be installed in urban streetscape areas where tree grates are not required, as well as other areas deemed necessary through review by City staff.

Tree guards shall take the form of a low fence of twelve (12) to fourteen (14) inches in height of ornamental metal defining the edge of the tree wells.

Gauge of metal utilized should not be less than three-eighths (3/8) of an inch diameter.

Bollards.

Bollards shall be used to protect trees and pedestrians in any curb-less condition.

Bollards shall have a nominal height of twenty-four (24) inches and a nominal diameter of eighteen (18) inches.

Bollards shall be native or cast stone, granite, or cast iron.

Additional landscaping requirements are listed in Subsection 4.02 Landscape Requirements and shall comply with Subsection 6.13 Landscape Plan Review.

(4)

PRO site development.

Building presence.

Development shall be sited as to maximize presence.

The primary facade of all buildings shall face a public or quasi-public street.

Building location and placement.

(5)

PRO exterior appearance of buildings and structures.

A Facade Plan shall be submitted for the following requirements according to Subsection 6.16 Facade Plan Review.

Architectural finish: All buildings shall be architecturally finished on all four sides with a higher level of finish on the front facades.

A front facade shall be those facades directly visible from an adjacent street and the facade used as the primary entrance.

All buildings shall comply with Subsection 4.09 Nonresidential Design Standards.

(6)

PRO building materials and colors.

A Facade Plan shall be submitted for the following requirements according to Subsection 6.16 Facade Plan Review.

Windows: Windows shall not be glazed or re-glazed with mirrored or reflective glass.

(7)

PRO parking.

Structured Parking Exterior Materials and Colors. Exterior materials and colors for structured parking shall match or be compatible with the buildings within the same development.

Subterranean parking is permitted.

Slip roads.

For an illustration and standards see Section 4.02.05: Street Frontage Landscape Areas - Street Type S2 - Slip Road Street Frontage.

Slip roads introduce opportunities for variety in the streetscape.

Slip roads extend the street zone into the parking area, making parking lots more plaza-like and integrated.

Slip roads combine parking, uniform tree plantings, enhanced paving, seating areas and access to retail stores, making these spaces lively and pedestrian-friendly.

Where required, slip roads shall be designed in accordance with Section 4.02.05: Street Frontage Landscape Areas - Street Type S2 - Slip Road Street Frontage.

(8)

PRO commercial and utility vehicles.

These vehicles shall not be located between the building and an adjacent street.

Screening shall be a solid masonry wall to match the building, earthen berms, or landscaping.

Screening shall be a minimum of six (6) feet in height.

A landscape screen shall be solid and reach the minimum height of six (6) feet within two (2) years of the issue date of the Certificate of Occupancy for the building.

(9)

PRO building entry areas.

Landscaping shall be used to emphasize building entries. (See Figure 2.05.04.4)

Special paving such as brick, exposed aggregate or patterned concrete shall be used to define building entries.

Sidewalk connections shall be provided from building entries to parking areas and public sidewalks.

(10)

PRO lighting.

On-site lighting for vehicular and pedestrian purposes shall be installed by the property owner in accordance with City design standards for the PRO – Preston Road Overlay Design District.

The City shall coordinate the installation of the streetlights in and along major thoroughfares in accordance with City design standards for the PRO – Preston Road Overlay Design District.

(11)

PRO streetscape elements.

PRO gateway monuments.

Gateway monuments shall occur at sub-district boundaries.

The monument materials should be native or cast stone (Figure 2.05.04.8).

Wherever possible, bridges shall feature split roadways (Figure 2.05.04.9).

PRO entrance monuments.

Entrance monuments shall occur at major intersections and landscape punctuation points (Figure 2.05.04.8).

The entrance monument materials should be native or cast stone.

Entrance monuments at major intersections shall be nominally twelve (12) feet in height.

Pedestals with a height of three (3) feet to five (5) feet may be used at punctuation points.

PRO enhanced light standards.

Light standards shall be manufactured by Bega, or an equivalent (see Figure 2.05.04.10), and be a dark color as approved by the City Council.

The light standard monument in the street median and parkways are nominally thirty (30) feet in height and may support seasonal banners.

The vehicular-scale light standard monuments in parking areas shall not exceed thirty (30) feet in height. The vehicular-scale light standard may be placed on a stone pedestal.

The pedestrian-scale light standard is nominally ten (10) feet in height, may feature a hanging basket, and should be placed in pairs flanking the sidewalk.

PRO punctuation points.

The City shall coordinate the implementation of punctuation points with property owners through the provision of landscape buffers prior to or during the development process.

Location of the punctuation points shall be generally consistent with Figure 2.05.04.12.

The punctuation points in the Rural Corridor sub-district shall have a rural character and feature native plant materials arranged in informal patterns.

The punctuation points in the Retail Corridor sub-district shall have a commercial character and feature formal, upright trees arranged in bold, graphic patterns.

Punctuation points (see Figure 2.05.04.13, Figure 2.05.04.14, and Figure 2.05.04.15) shall, if possible.

(i)

Be approximately two hundred (200) feet in length along Preston Road and one hundred (100) feet deep.

(ii)

Span the width of Preston Road incorporating the parkways and the median.

(iii)

Utilize raised planting areas to lift and separate these areas from the adjacent streetscape.

(E)

Preston Road Overlay Sub-district requirements.

(1)

"U.S. 380 Gateway" Sub-district.

Setbacks.

The minimum front yard is fifty (50) feet.

Buildings containing a nonresidential use may be located five (5) feet from the right-of-way of street, other than major thoroughfare, intersecting with Preston Road.

(i)

(ii)

Buildings not utilizing the five (5) foot reduced setback shall be setback as stated in subsection (E)(1)a.1.

Alternative setbacks may be approved by Subsection 6.18 Alternative Compliance Standards.

Landscaping.

Street frontage shall include a fifty (50) foot landscape buffer. See Section 4.02.05: Street

Building materials.

Primary exterior construction materials (see Figure 2.05.04.16) shall be:

(i)

Natural Dimensional Stone (minimum of twenty (20) percent per wall with the exception of walls containing a loading dock or service area);

(ii)

Brick; or

(iii)

Tinted, split-face concrete masonry units (maximum fifteen (15) percent per wall).

(i)

Aluminum;

(ii)

Other metals;

(iii)

EIFS; or

(iv)

Stucco.

(i)

City staff will maintain this referenced color sampler.

(ii)

Light colors include colors 1-2 of each sample page.

(iii)

Medium colors include values 3-4.

(iv)

Prohibited colors are black and stark white.

(2)

"Rural Corridor" Sub-district.

Setbacks.

The minimum front yard is fifty (50) feet.

Landscaping.

Street frontage shall include a fifty (50) foot landscape buffer. See Section 4.02.05: Street Frontage Landscape Areas - Street Type S3 - Double Row Street Frontage.

Single-family developments along Preston Road shall provide a fifty (50) foot

Building materials.

Primary exterior construction materials (see Figure 2.05.04.16) shall be:

(i)

Natural Dimensional Stone (minimum of twenty-five (25) percent per wall with the exception of walls containing a loading dock or service area);

(ii)

Brick; or

(iii)

Tinted, split-face concrete masonry units (maximum fifteen (15) percent per wall).

(i)

Fiber cement siding;

(ii)

Stucco; or

(iii)

EIFS.

Medium tones and colors are recommended to darker ones. Required dominant colors are medium earth tones illustrated in pages 46 through 155 of the Pittsburgh Paint Voice of Color Sampler.

(i)

City staff will maintain this referenced color sampler.

(ii)

Medium colors include values 3-4.

(iii)

Prohibited colors are black and stark white.

(3)

"Main Street" Sub-district.

Setbacks.

Slip roads are required adjacent to Preston Road. See Section 4.02.05 Street Frontage Landscape Areas - Street Type S2 - Slip Road Street Frontage.

Buildings containing a nonresidential use may be located five (5) feet from the right-of-way of street, other than a major thoroughfare, intersecting with Preston Road.

(i)

Seventy-five (75) percent of the building shall be constructed on the five (5) foot building line, with the additional twenty-five (25) percent setback a maximum of ten (10) feet. See Section 4.02.05 Street Frontage Landscape Areas - Street Type S2 - Slip Road Street Frontage.

(ii)

Buildings not utilizing the five (5) foot reduced setback shall setback as stated in 2.05.04(E)(3)a.2 [sic].

Landscaping.

Slip roads.

(i)

Landscaping shall be planted in accordance with the slip road detail shown in Section 4.02.05. Street Frontage Landscape Areas - Street Type S2 - Slip Road Street Frontage.

Landscape buffer.

(i)

Where development constraints prevent the use of a slip road, the development must comply with Section 4.02.05 Street Frontage Landscape Areas - Street Type S4 - Single Row Street Frontage.

Building materials.

Brick is the required primary exterior construction material (see Figure 2.05.04.16).

Secondary exterior construction materials (see Figure 2.05.04.16) shall be used to accent primary exterior construction materials, but shall not exceed ten (10) percent of the facade area of each elevation. Secondary exterior construction materials shall include:

(i)

Natural Dimensional Stone;

(ii)

Tinted, split-face concrete masonry units;

(iii)

Aluminum;

(iv)

Metals;

(v)

EIFS; or

(vi)

Stucco.

Lighter tones and colors are recommended to darker ones. Required dominant colors are light-to-medium earth tones illustrated in pages 46 through 155 of the Pittsburgh Paint Voice of Color Sampler.

(i)

City staff will maintain this referenced color sampler.

(ii)

Light colors include colors 1-3 of each sample page.

(iii)

Medium colors include values 4-5.

(iv)

Prohibited colors are black and stark white.

(4)

"Retail Corridor" Sub-district.

Setbacks.

Slip roads are required adjacent to Preston Road. See Section 4.02.05 Street Frontage Landscape Areas - Street Type S2 - Slip Road Street Frontage.

Buildings containing a nonresidential use may be located five (5) feet from the right-of-way of street, other than a major thoroughfare, intersecting with Preston Road.

(i)

Seventy-five (75) percent of the building shall be constructed on the five (5) foot building line, with the additional twenty-five (25) percent setback a maximum of ten (10) feet. See Section 4.02.05 Street Frontage Landscape Areas - S2 - Slip Road Street Frontage.

Buildings not utilizing the reduced thirty (30) foot or five (5) foot setback shall setback as stated in subsection (E)(4)a.2.

Landscaping.

Slip roads.

(i)

Landscaping shall be planted in accordance with the slip road detail shown in Section 4.02.05 Street Frontage Landscape Areas - Street Type S2 - Slip Road Street Frontage.

Landscape buffer.

(i)

Where development constraints prevent the use of a slip road the development must comply with Section 4.02.05 Street Frontage Landscape Areas - Street Type S4 - Single Row Street Frontage.

Building materials.

Primary exterior construction materials (see Figure 2.05.04.16) shall be:

(i)

Natural Dimensional Stone (minimum of twenty (20) percent per wall with the exception of walls containing a loading dock or service area);

(ii)

Brick;

(iii)

Tinted, split-faced concrete masonry units (maximum fifteen (15) percent per wall); or

(iv)

Stucco.

(i)

Natural Dimensional Stone;

(ii)

Tinted, split-face, concrete masonry units;

(iii)

Aluminum;

(iv)

Metals;

(v)

EIFS; or

(vi)

Stucco.

In general, medium tones and colors are recommended to darker ones. Required dominant colors are medium earth tones illustrated in pages 46 through 155 of the Pittsburgh Paint Voice of Color Sampler.

(i)

City staff will maintain this referenced color sampler.

(ii)

Medium colors include values 4-5.

(iii)

Prohibited colors are black and stark white.

(5)

"S.H. 121 Gateway" Sub-district.

Setbacks.

The minimum front yard is fifty (50) feet.

Buildings containing a nonresidential use may be located five (5) feet from the right-of-way of street, other than a major thoroughfare, intersecting with Preston Road.

(i)

Seventy-five (75) percent of the building shall be constructed on the five (5) foot building line, with the additional twenty-five (25) percent setback a maximum of ten (10) feet. See Section 4.02.05 Street Frontage Landscape Areas - Street Type S2 - Slip Road Street Frontage.

Landscaping.

Street frontage shall include a landscape buffer according to Section 4.02.05 Street Frontage Landscape Areas - Street Type S3 - Double Row Street Frontage.

Building materials.

Primary exterior construction materials (see Figure 2.05.04.16) shall be:

(i)

Natural Dimensional Stone (minimum of twenty (20) percent per wall with the exception of walls containing a loading dock or service area);

(ii)

Brick;

(iii)

Tinted, split-face concrete masonry units (maximum fifteen (15) percent per wall); or

(iv)

Stucco.

(i)

Aluminum;

(ii)

Other metals;

(iii)

EIFS; or

(iv)

Stucco.

(i)

City staff will maintain this referenced color sampler.

(ii)

Light colors include colors 1-2 of each sample page.

(iii)

Medium colors include values 3-4.

(iv)

Prohibited colors are black and stark white.

(F)

[Figures and Images.]

Figure 2.05.04.1: Preston Road Overlay Design District Map

Figure 2.05.04.2: Expression of Building Form

Figure 2.05.04.3: Facades Facing Preston Road

Figure 2.05.04.4: Special Planting at Building Entry

Figure 2.05.04.5: Entry Median and Stacking Area

Figure 2.05.04.6: Drive Lanes Defining Streetscape Experience

Figure 2.05.04.7: Slip Road Dimensions

Figure 2.05.04.8: Monuments

Figure 2.05.04.9: Prototypical Overpass/Bridge Plan and Section

Figure 2.05.04.10: Enhanced Lighting Standards

Figure 2.05.04.11: Design Standards - Urbanized Intersections

Figure 2.05.04.12: Gateway and Punctuation Points

Figure 2.05.04.13: Punctuation Points - Circle Grove

Figure 2.05.04.14: Punctuation Points - Tree Field

Figure 2.05.04.15: Punctuation Points - Pecan Grove

Figure 2.05.04.16: Primary/Secondary Exterior Cladding Materials

Figure 2.05.04.17: Setback for Nonresidential Uses to Streets that Connect with Preston Road

(Ordinance 17-08-56 adopted 8/15/17; Ordinance 2020-12-84 adopted 12/1/20; Ordinance 2021-07-47 adopted 7/6/21; Ordinance 2021-11-64 adopted 11/16/2021; Ordinance 2024-05-21 adopted 5/7/2024)

§ 2.05.05 TO – Tollway Overlay Design District.

(A)

General purpose and description.

(B)

Boundary and applicability.

(1)

Geographic boundary.

(2)

Certain standards apply beyond geographic boundary.

(3)

Land uses regulations apply only within geographic boundary.

Land use requirements shall not apply to that portion of the properties beyond the seven hundred fifty (750) foot boundary.

(C)

Tollway Overlay Sub-districts established.

The TO – Tollway Overlay Design District is divided into four sub-districts. The sub-districts and their boundaries are the following.

(1)

"U.S. 380 Gateway."

The boundary of the U.S. 380 Gateway sub-district extends from U.S. Highway 380 to C.R. 26 (future Virginia Parkway).

(2)

"Typical."

The boundaries of the Typical Corridor sub-districts extend from C.R. 26 to Cottonwood Creek and from Stewart Creek to Gaylord Parkway.

(3)

"Historic."

The boundary of the Historic Gateway sub-district extends from Cottonwood Creek to Stewart Creek.

(4)

"S.H. 121 Gateway."

The boundary for the S.H. 121 Gateway sub-district extends from Gaylord Parkway to S.H. 121.

(D)

Tollway Overlay Design District boundary map.

(1)

See boundary map:

Figure 2.05.05.1: Tollway Overlay Design District Map

(E)

Tollway Overlay Sub-district compliance.

(1)

Compliance sections.

(2)

Conflicts between zoning districts.

(F)

General requirements of the Tollway Overlay Design District.

(1)

Permitted uses.

The base zoning district of a property determines the permitted land uses in the TO – Tollway Overlay Design District.

Permitted land uses are outlined in Subsection 3.02 Use Chart.

(2)

Tollway Overlay exterior appearance of buildings/structures.

A Facade Plan shall be submitted for the following requirements according to Subsection 6.16 Facade Plan Review.

Windows shall conform to the following criteria.

Pink or gold glass is not permitted.

Primary exterior materials shall conform to the requirements found in 4.07.09 Exterior Construction of Main Buildings. In addition to these requirements, the following criteria shall apply.

The use of Exterior Insulated Finishing System (EIFS) is not permitted below nine (9) feet above finished grade. The use of EIFS above nine (9) feet is limited to high impact EIFS.

In the Historic Sub-District, one hundred (100) percent of the first floor facade shall consist of clay-fired brick.

Structured parking garages must be finished on all four sides in the same materials as the main building, or another material as approved by the Director.

All retail/commercial buildings shall comply with Subsection 4.09 Nonresidential Design Standards.

Corporate identities that conflict with the building design criteria shall be reviewed on a case by case basis and approved by the Director.

(3)

Tollway Overlay enhanced light standards.

(G)

Tollway Overlay Sub-district requirements.

(1)

U.S. 380 Gateway.

Setbacks and landscape buffer.

The minimum front yard is fifty (50) feet.

Street frontage shall include a landscape buffer according to Section 4.02.05 Street Frontage Landscape Areas - Street Type S4 - Single Row Street Frontage.

The minimum front yard for buildings of six (6) or more stories may be reduced to twenty-five (25) feet with a twenty-five (25) foot landscape buffer.

(2)

S.H. 121 Gateway.

Setbacks and landscape buffer.

The minimum front yard is fifty (50) feet.

Street frontage shall include a landscape buffer according to Section 4.02.05 Street Frontage Landscape Areas - Street Type S4 - Single Row Street Frontage.

The minimum front yard for buildings of six (6) or more stories may be reduced to twenty-five (25) feet with a twenty-five (25) foot landscape buffer.

(3)

Historic Sub-district.

Setbacks.

Setbacks in the Historic sub-district shall meet the requirements of the OTC – Original Town Commercial District (see 2.04.04(C) Regulations.

(4)

Typical Sub-district.

Setbacks and landscape buffer.

The minimum front yard is fifty (50) feet.

Street frontage shall include a landscape buffer according to Section 4.02.05 Street Frontage Landscape Areas - Street Type S4 - Single Row Street Frontage.

(Ordinance 17-08-56 adopted 8/15/17; Ordinance 2021-07-47 adopted 7/6/21; Ordinance 2024-05-21 adopted 5/7/2024)

§ 2.05.06 US 380 Overlay Design District.

(A)

General purpose and description.

(B)

Boundary.

The District excludes all single-family residential subdivisions platted prior to the establishment of the District.

It is the intent of the District that gateway provisions apply to adjacent parcels or tracts that front on thoroughfare right-of-way located within the District boundaries for a symmetrical look.

(C)

US 380 Overlay Sub-districts.

The District is divided into three sub-districts. Reference Figure 2.05.06.2 US 380 Overlay Sub-district Boundaries. The sub-districts are:

(1)

Business.

(2)

Mixed-Use Residential.

(3)

(D)

General requirements of the US 380 Overlay District.

(1)

US 380 Overlay permitted and special uses.

Uses permitted in the District are outlined in Subsection 3.01 Use of Land and Buildings.

Conditional development standards.

Drive-throughs (i.e., banks, restaurants, dry cleaners, etc.).

(i)

(ii)

Gas pumps.

(i)

Figure 2.05.06.3, Gas Pumps/Canopy Placement

Big box retail development.

(i)

Big box retail building facades shall not abut the build-to line of a major thoroughfare. Facades that face a major thoroughfare shall adhere to one of the following two provisions:

Big box retail building facades shall adhere to the Building Design requirements noted in Subsection 2.05.06(D)(4) Exterior Appearance of Buildings and Structures; or

(ii)

(2)

US 380 Overlay site development.

Frontage.

Applicable to development between Championship Drive and LaCima Boulevard:

(i)

(ii)

(iii)

Table 2.05.06.1, Build-to Lines & Frontage Requirements
	Subdistrict
	Business	Mixed-Use Residential	Urban Center
Build-to-line
US 380	40-feet
Dallas North Tollway	50-feet
Major Thoroughfare	40-feet
Minor Thoroughfare	40-feet
Commercial Collector	30-feet
Urban Collector	Zero
Minimum Building Corner Frontage Requirement
US 380	200-feet
Major & Minor Thoroughfares
Commercial Collector

(i)

At a minimum, the Pedestrian Zone shall contain a meandering sidewalk with the width defined by the Hike & Bike Masterplan. However, the sidewalk along US 380 shall have a minimum width of 10-feet.

(ii)

Active transportation.

Development shall provide a system of pedestrian walkways for interconnectivity between on-site features, and adjacent streets and parcels.

Hike and bike trails.

Open space.

Open space shall be developed in accordance with Subsection 4.13 Usable Open Space requirements. Open space placement and configuration shall adhere to the following additional provisions:

Natural features (i.e., creeks, outcroppings, view corridors, etc.) shall be preserved and incorporated into the development.

Open space shall be configured to provide pedestrian pathways across the development site with an emphasis on linking on-site gathering spaces to gateway zones and natural features.

(3)

US 380 Overlay landscaping.

General landscape treatments.

The application of landscape treatments within gateway zones, trail corridors, and roadsides, except for Urban Collector roadsides, shall adhere to the following provisions:

Landscape treatments shall be formalized in style within gateway zones, becoming less formal with clustered groupings of trees away from gateways.

Landscaping shall promote simple, mass planting arrangements (limiting plantings to large groupings of a single species of plant) for greater visual effect and ease of maintenance.

Tree plantings.

Urban collectors shall have formalized tree planting schemes along the edges and within tree grates or planters. Spacing of trees shall not exceed 30-feet on center.

(4)

US 380 Overlay exterior appearance of buildings and structures.

A Facade Plan shall be submitted demonstrating the following requirements according to Subsection 6.16 Facade Plan Review.

Architectural features, details, materials, and colors shall be compatible across individual building facades and with adjacent buildings.

Building composition.

All buildings shall be architecturally finished on all four sides and shall be designed and built-in tripartite architecture so that they have a distinct base, middle, and top.

Figure 2.05.06.4, Tripartite Architecture

Building elements.

Facades.

Building facades shall be arranged to avoid the creation of a monotonous wall and create rhythm along the corridor and cross streets.

(i)

The facade plane shall be broken by a minor break at least every 60-feet. A minor break refers to an offset (inward or outward) of at least 12-inches and extending for at least five-feet.

(ii)

(iii)

Facades shall employ design elements such as shade and shadow through reveals, surface changes, overhangs, and/or sunshades to provide visual interest on facades exposed to the sun.

The Shops at Clearfork - Fort Worth, TX

Kroger - Frisco, TX

Building corners.

Building corners shall be emphasized through architectural features such as pedimented gabled parapets, cornices, awnings, arcades, colonnades, and balconies.

Ground floor facades.

(i)

(ii)

All other facades shall incorporate transparent windows covering at least 20% of the facade area for all floors.

(iii)

Retail storefronts shall incorporate a transom, display window area, and minimum 18-inch watercourse at the base, unless an alternative is approved by the Director of Development Services.

(iv)

Shelter shall be provided for the pedestrian environment through the use of awnings, pergolas, arcades, and/or other elements.

Fenestration.

(i)

Windows and doors shall be proportional and appropriate to the building form.

(ii)

Opaque, tinted, or mirrored glass prohibited on the ground floor.

Building entrances.

(i)

(ii)

Iconic buildings.

(5)

US 380 Overlay building materials.

Building shall be constructed of primary and secondary building materials in accordance with the percentages noted in the table below.

	Minimum % of Primary Materials	Minimum % of Secondary Materials	Materials*
	Minimum % of Primary Materials	Minimum % of Secondary Materials	Primary	Secondary
Facades fronting Public Streets, Public Ways, and/or Major Creeks	80%	20%	Clay fired brick, natural stone, cast stone, three-step stucco, marble, granite, curtain glass. Metal may be used subject to Director of Development Services approval	Wood, architectural metal panel, split-face concrete block, tile, pre-cast concrete panels, EIFS, or cementitious-fiber clapboard*
All Other Facades	65%	35%

*	Excluding doors and windows
**	Shall only be used nine feet above ground floor and only for trim and molding features
***	Shall only be used on ground floor facades of retail buildings, or mixed-use buildings incorporating storefronts for multiple tenants, with a minimum 50-year warranty, and be limited to no more than 10% of the total facade

Roof Systems:

(6)

US 380 Overlay structured parking.

Except for building corner frontage zones, parking structures fronting US 380 may be constructed to the build-to line and may be counted toward the minimum frontage requirements.

(7)

US 380 Overlay Gateway Zones.

Table 2.05.06.2, Gateway Development Standards
Development Standard	Gateway
Development Standard	Primary	Major
Size	11,250 square feet	6,000 square feet
Depth*	Min. 100-feet	Min. 75-feet
*Measured perpendicularly from the corner clip ROW line.

Table 2.05.06.3, Gateway Locations
Number	Intersection
Primary Gateways
1.	US 380 and Dallas North Tollway
2.	US 380 and Preston Road
Major Gateways
3.	US 380 and FM 423
4.	US 380 and Championship Drive
5.	US 380 and Legacy Drive
6.	US 380 and Future Minor or Major Thoroughfare
7.	US 380 and Hillcrest Drive (Proposed)
8.	US 380 and Coit Road
Trailhead Gateways
9.	US 380 and Panther Creek
10.	PGA Parkway and Parvin Branch
11.	Dallas North Tollway and Parvin Branch
12.	Preston Road and Parvin Branch

(8)

US 380 Overlay Bridges (excludes TXDOT & NTTA Bridges).

Bridges shall have decorative, stone-wrapped pilasters with lighting and enhanced pedestrian railing;

Bridge support columns shall be designed with reveals and/or texture rather than standard smooth, cylindrical column finishes;

Overlooks may be associated with bridges where appropriate conditions exist; and

Shall conform to the Engineering Standards.

(Ordinance 2022-01-01 adopted 1/4/2022)

§ 2.05.07 Cotton Gin Road Overlay Design District.

(A)

General purpose and description.

The Cotton Gin Road Overlay Design District ("District") establishes the requirement for a landscape buffer on the north and south sides of a portion of Cotton Gin Road.

(B)

Boundary.

(C)

General requirements.

(1)

A 22.5-foot landscape buffer shall be provided along the north and south sides of Cotton Gin Road.

(2)

Figure 2.05.08.1

Cotton Gin Road Overlay District

Figure 2.05.08.2

(Ordinance 2023-12-55 adopted 12/5/2023)

§ 2.06.01 Purpose.

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.06.02 Establishment of Area Regulations and Standards.

The area regulations and standards for each zoning districts are established within 2.06.04 Residential Districts Development Standards and 2.06.05 Nonresidential Districts Development Standards.

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.06.03 Additional area Regulations and Standards.

Additional area regulations and standards may apply to specific zoning districts and may be found within the other sections of this Ordinance.

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.06.04 Residential Districts Development Standards.

Residential Districts Development Standards Chart
Development Standards	AG – Agricultural District	RE – Residential Estate District	SF-16 – Single-Family Residential - 16 District	SF-12.5 – Single-Family Residential-12.5 District	SF-10 – Single-Family Residential-10 District	SF-8.5 – Single-Family Residential-8.5 District	SF-7 – Single-Family Residential-7 District	OTR – Original Town Residential District		PH – Patio Home District		2F – Two-Family Residential (Duplex) District	TH – Townhome District	MF-15 – Multifamily-15 District	MF-19 – Multifamily-19 District	MH – Manufactured Home District
Development Standards	AG – Agricultural District	RE – Residential Estate District	SF-16 – Single-Family Residential - 16 District	SF-12.5 – Single-Family Residential-12.5 District	SF-10 – Single-Family Residential-10 District	SF-8.5 – Single-Family Residential-8.5 District	SF-7 – Single-Family Residential-7 District	North of Main	South of Elm	Zero Side Option	Center Option	2F – Two-Family Residential (Duplex) District	TH – Townhome District	MF-15 – Multifamily-15 District	MF-19 – Multifamily-19 District	MH Park	MH Subdivision
Minimum Front Yard Setback	40'	40'	40'	30'	30'	25'	25'	20' + 5' Utility Easement Adjacent to ROW		See § 2.03.09(C)(3)		25'	See § 2.03.11(B)(1)	See § 4.12.01(A)	See § 4.12.01(A)	30' from a dedicated street/15' from a private street
Minimum Side Yard Setback	20'/25' on corner lots	15'/25' on corner lots	15'/20' on corner lots	15'/20' on corner lots	10'/15' on corner lots	7'/15' on corner lots	7'/15' on corner lots	6'/12' on corner lots		0' on one side and 10' on other side/15' on corner lots	7' on both sides/15' on corner lots	8'/15' on corner lots	See § 2.03.11(B)(1)	See § 4.12.01(B)	See § 4.12.01(B)	5'/20' between units/25' from zoning district line
Minimum Rear Yard Setback	30'	30'	30'	30'	30'	30'	30'	8'/20' for garage facing alley		See § 2.03.09(C)(4)		30'	See § 2.03.11(B)(1)	See § 4.12.01(C)	See § 4.12.01(C)	5'/20' between units/25' from zoning district line
Minimum Lot Area	2 Acres	1 Acre	16,000 SF	12,500 SF	10,000 SF	8,500 SF	7,000 SF	4,500 SF	2,250 SF	5,000 SF	6,000 SF	8,000 SF per duplex or 4,000 SF per Dwelling Unit	2,500 SF	See § 4.12.01(D)	See § 4.12.01(D)	2,500 SF	4,500 SF
Minimum Lot Width	150'	150'	90'	90'	80'	70'	60'	50'	25'	50'	55'	76' per duplex or 38' per Dwelling Unit	25'	80'	80'	40'
Minimum Lot Depth	250'	200'	140'	120'	100'	100'	100'	90'		90'		100'	100'	120'	120'	N/A	100'
Minimum Dwelling Area	800 SF	800 SF	800 SF	800 SF	800 SF	800 SF	800 SF	800 SF	650 SF	800 SF		800 SF	800 SF	See § 4.12.01(E)	See § 4.12.01(E)	650 SF
Maximum Height Feet/Stories	40'/2.5	40'/2.5	40'/2.5	40'/2.5	40'/2.5	40'/2.5	40'/2.5	40'/2.5		40'/2.5		40'/2.5	40'/2	50'	50'	20'
Maximum Lot Coverage (All Buildings)	N/A	20%	30%	40%	45%	45%	45%	55%		55%		50%	65%	50%	50%	N/A

(A)

See Subsection 6.18 Alternative Compliance Standards for alternative setbacks and heights.

(B)

The minimum front yard setback shall be reduced five (5) feet when street trees are provided, see 4.07.02(J) Front Yard Setback Reduction for Specific Thoroughfares.

(Ordinance 2021-07-47 adopted 7/6/21)

§ 2.06.05 Nonresidential Districts Development Standards.

Nonresidential Districts Development Standards Chart
Development Standards	O-1 – Office-1 District			O-2 – Office-2 District	R – Retail District			OTC – Original Town Commercial District	H – Highway District			C-1 – Commercial-1 District			C-2 – Commercial-2 District			IT – Information and Technology District	I – Industrial District
Development Standards	Adjacent to RE through PH Districts	Adjacent to Other Districts	Adjacent to Dedicated Street	O-2 – Office-2 District	Adjacent to RE-PH	Adjacent to Other Districts	Adjacent to Dedicated Street	OTC – Original Town Commercial District	Adjacent to RE-PH	Adjacent to Other Districts	Adjacent to Dedicated Street	Adjacent to RE-PH	Adjacent to Other Districts	Adjacent to Dedicated Street	Adjacent to RE-PH	Adjacent to Other Districts	Adjacent to Dedicated Street	IT – Information and Technology District	I – Industrial District
Minimum Front Yard	25'			50'/See § 2.04.02 (C) (1) Minimum Front Yard	30'			See § 2.04.04.	50'			30'			30'			50'/See § 2.04.08.	25'
Minimum Side Yard	1 story = 25'	1 story = 20'	1 story = 25'	See § 2.04.02 (C) (2) Minimum Side Yard	1 story = 25'	1 story = 20'	1 story = 25'	See § 2.04.04.	1 story = 25'	1 story = 20'	1 story = 30'	1 story = 25'	1 story = 20'	1 story = 30'	1 story = 25'	1 story = 20'	1 story = 30'	15'/See § 2.04.08.	15'/25' corner lots
	2 story = 60'	2 story = 20'	2 story = 25'		2 story = 60'	2 story = 20'	2 story = 25'		2 story = 60'	2 story = 20'	2 story = 30'	2 story = 60'	2 story = 20'	2 story = 30'	2 story = 60'	2 story = 20'	2 story = 30'
									3 story = 60'	3 story = 20'	3 story = 30'
Minimum Rear Yard	1 story = 30'	1 story = 30'	1 story = 25'	See § 2.04.02 (C) (3) Minimum Rear Yard	1 story = 30'	1 story = 30'	1 story = 25'	See § 2.04.04.	1 story = 25'	1 story = 30'	1 story = 30'	1 story = 30'	1 story = 30'	1 story = 25'	1 story = 30'	1 story = 30'	1 story = 25'	30'/See § 2.04.08.	30'
	2 story = 60'	2 story = 30'	2 story = 25'		2 story = 60'	2 story = 30'	2 story = 25'		2 story = 60'	2 story = 30'	2 story = 30'	2 story = 60'	2 story = 60'	2 story = 25'	2 story = 60'	2 story = 60'	2 story = 25'
									3 story = 85'	3 story = 30'	3 story = 30'
Minimum Lot Area	10,000 SF			12,500 SF	10,000 SF			§ 2.04.04.	12,500 SF			8,000 SF			5,000 SF			None	43,560 SF
Minimum Lot Width	60'			100'	100'			§ 2.04.04.	125'			100'			100'			None	200'
Minimum Lot Depth	N/A			125'	140'			§ 2.04.04.	125'			100'			100'			None	200'
Maximum Height	1 story no greater than 30'; 2 story no greater than 40' within 60' from a property zoned or developed as single-family or two-family			None	40'			See § 2.04.04.	None, unless single-family or two-family zoning districts or developments are within 200' of the property line, in which a 40' height maximum shall apply.			40'			40'			175'	None
Maximum Lot Coverage	25%			50%, max. 30% for accessory structures	40%			None	50%			50%			60%			55%/70% if parking garages are constructed	80%
Maximum FAR	0.5:1			1:1	0.5:1			None	4:1			0.5:1			0.6:1			1:1	None

(A)

See Subsection 6.18 Alternative Compliance Standards for alternative setbacks.

(Ordinance 2021-07-47 adopted 7/6/21)