To protect, enhance, and increase healthy tree cover as new development occurs throughout Frisco to maximize the many benefits that trees bring to the community – Lower energy costs, reduced heat island effect, improved air quality, reduced stormwater runoff, increased livability and enhanced quality of life.

(Ordinance 2021-07-47 adopted 7/6/21; Ordinance 2024-05-21 adopted 5/7/2024)

§ 4.01.02 Scope.

The scope of Subsection 4.01 Tree Preservation Requirements includes the removal and/or transplanting of any tree and mitigation for the removal of Protected Trees and the required measures for protecting trees to remain on site. (See definition Tree, Protected.)

(Ordinance 2021-07-47 adopted 7/6/21; Ordinance 2024-05-21 adopted 5/7/2024)

§ 4.01.03 Tree Removal Permit.

(A)

Tree removal permit.

A Tree Removal Permit approved by the Director shall be required for the transplanting and/or removal of all trees within the City, regardless of size or species, except for trees located on a single-family or two-family lot contained within a plat of record.

(B)

Application for a tree removal permit.

An application for a Tree Removal Permit may be submitted at any time and is not required to be submitted in conjunction with development plans, Preliminary Plat or a Building Permit. An application for a Tree Removal Permit shall be submitted to the Director and shall include:

(1)

A letter signed by the property owner allowing the City access to the property for verification of all tree survey information;

(2)

A written document indicating the reasons for transplanting and/or removal of Protected Trees;

(3)

Two (2) copies of a legible site planting plan; and

(4)

A detailed tree survey and/or tree preservation plan. See 4.01.07 Tree Surveys and Tree Preservation Plans.

(C)

Review of the application for a tree removal permit.

(1)

Upon receipt of an application for a Tree Removal Permit, the Director shall review the application and may conduct field inspections of the site or development and/or refer the permit application to other departments for review and recommendations as deemed necessary and appropriate by the City.

(2)

Protected Trees may not be removed or transplanted without a Tree Removal Permit. The removal of protected trees is subject to the mitigation requirements of 4.01.05 Mitigation for Trees Removed.

(3)

If the Director determines that the tree(s) are not protected as defined herein, then the applicant may remove the tree(s) from their property without mitigation once the Tree Removal Permit has been issued.

(Ordinance 2021-07-47 adopted 7/6/21; Ordinance 2024-05-21 adopted 5/7/2024)

§ 4.01.04 Exceptions.

(A)

Director authority to remove protected trees.

The Director may authorize, in writing, removal of a Protected Tree without mitigation under the following circumstances.

(1)

A Protected Tree is determined by a Certified Arborist to be diseased or dead or poses an imminent or immediate threat to persons or property.

(2)

A Protected Tree is in the right-of-way of a Major or Minor Thoroughfare as defined by the City of Frisco Engineering Standards – Section 2 Thoroughfare Design Requirements or in an easement and hinders or obstructs the construction, maintenance, repair, and/or replacement of such thoroughfares, water and sewer lines, drainage and storm sewer infrastructure, or other public improvement projects. This exception excludes infrastructure within or related to the construction of a proposed development except for the construction of thoroughfares within the Thoroughfare Masterplan and other capital improvement projects.

(B)

Single-family or two-family lots.

A Tree Removal Permit shall be required to remove and/or transplant a Protected Tree (see definition Tree, Protected except for a Protected Tree located on a single-family or two-family lot contained within a plat of record. If a tree required by the Zoning Ordinance is removed, it shall be replaced with a three (3) inch caliper or greater tree of an approved species from the City's recommended canopy shade tree lists. Street trees if removed shall be replaced with a three and one-half (3-1/2) inch caliper or greater canopy shade tree by the adjacent property owner.

(C)

Nurseries.

All retail, commercial, and wholesale nurseries are exempt from the terms and provisions of this Subsection 4.01 Tree Preservation Requirements in relation to those trees planted and growing on the premises of said business and that are planted and growing for the sale or intended sale in the ordinary course of business only.

(D)

Utility companies.

(1)

Utility companies franchised by the City in easements or rights-of-way accepted by the City or otherwise authorized to provide utility service may remove Protected Tree(s) that endanger public safety and welfare by interfering with utility service;

(2)

The removal and trimming of Protected Tree(s) by a utility company requires a Tree Removal Permit, except in the case of emergency repairs; and

(3)

A utility company shall notify the Director of any pruning and/or removal of Protected Trees done while making emergency repairs on the first business day following the emergency.

(4)

All pruning shall be completed in accordance with ANSI A300 standards, and the Best Practices for Municipal Urban Forestry.

(E)

Mowing and clearing.

The mowing and clearing of brush located within or under the drip lines of Protected Trees may be permitted when approved by the Development Services Landscape Architect, provided such mowing or clearing is accomplished by hand or by mechanical mowers with turf tires. Proposed clearing within the floodplain if necessary shall be in accordance with Practices Maintenance Guidelines, as it exists or may be amended.

(F)

Golf course and pedestrian trails.

Development or redevelopment of golf courses and pedestrian trails shall be responsible for fifty (50) percent of the requirements for tree replacement or transplanting when warrantied for at least one year after transplanting.

(G)

Agricultural users.

(1)

Agricultural users can remove Protected Tree(s) for agricultural production by obtaining a Tree Removal Permit.

(2)

A Tree Survey of Protected Trees shall be submitted and approved with the Tree Removal Permit.

(3)

Replacement requirements of Protected Tree(s) being removed for agricultural production will be prorated equally over a period of ten (10) years.

(4)

Should the property be developed prior to the full ten (10) years, the remainder of required trees shall be planted on the property in addition to the required trees. Planting of additional trees or tree mitigation fund payment shall comply with the minimum mitigation rates.

(Ordinance 2021-07-47 adopted 7/6/21; Ordinance 2024-05-21 adopted 5/7/2024)

§ 4.01.05 Mitigation for Trees Removed.

(A)

Replacement requirements for protected trees.

(1)

Protected Trees may be replaced by:

Planting trees on the property equal to the total required mitigation inches above the minimum tree requirement for the development (see table below.)

Payment of Tree Mitigation Fund fees equal to the total required mitigation inches (see table below).

A combination of planting trees or payment of Tree Mitigation Fund fees equal to the total required mitigation inches (see table below).

(2)

Trees required by Subsection 4.02 Landscape Requirements do not count toward the Tree Mitigation requirements for the removal of protected trees.

(3)

All replacement tree measurements are in caliper inches in accordance with the then-current edition of the American Standards for Nursery Stock (ANSI Z60.1), as it exists or may be amended, and shall be minimum three (3) inch caliper trees unless otherwise noted.

(4)

All replacement trees shall be selected from and conform to the standards of 4.02.03 Approved Plant Materials and Landscape Standards.

(5)

Mitigation trees that do not survive after three (3) years shall be replaced with equal diameter inches of approved canopy shade trees.

Size of Protected Tree*	Percentage Replacement Trees**
Less than 6"	0%
6"–12"	100%
12.1"–20"	150%
20.1" or greater	300%
* All existing tree measurements are in diameter inches as measured four and one-half (4-1/2) feet (DBH) above the natural ground level.
For multiple trunk trees, combine the diameter of largest stem or trunk with one-half of the diameter of each additional stem or trunk, all measured at four and one half (4-1/2) feet above ground level.

(B)

Transplanted trees.

(1)

Protected Trees on a property may be transplanted to another location on the same property without being subject to the above replacement rates.

(2)

All transplanting shall be done in accordance with ANSI 300 industry standards. Should a transplanted tree die, it shall be removed, and replacement trees shall be planted at a rate of one hundred (100) percent of the caliper inches of the transplanted tree(s). The replacement of the trees shall take place no later than 13 months after the date the tree was transplanted.

(C)

Tree Mitigation Fund.

If any replacement tree cannot be located on the property, the developer shall make a payment for the required mitigation inches to the Tree Mitigation Fund when approved by the Director of Development Services. The cash value of replacement trees will be set by the Director annually.

(D)

Trees located in proposed driveways, right turn lanes, and/or in median openings.

The person(s) or entity responsible for making any improvements that causes or results in the removal of tree(s) in proposed non-single or two-family driveways, from driveways, right turn lanes, and/or in planned median openings for the proposed development shall plant replacement tree(s) at a rate of one hundred (100) percent of the total diameter of the tree(s) being removed.

(E)

Mitigation of all trees in riparian buffer and floodplain.

All trees four (4) inches or larger in diameter regardless of species in a pre-reclamation Riparian Buffer or floodplain shall be mitigated and meet the following:

(1)

The replacement trees used for mitigation shall be planted within the Riparian Buffer/floodplain wherever possible to contribute to the stabilization and ecological restoration of the creek.

(2)

The replacement/mitigation trees for Riparian Buffers and floodplains may be less than three (3) inches in diameter with the approval of the Director of Development Services.

(Ordinance 2021-07-47 adopted 7/6/21; Ordinance 2024-05-21 adopted 5/7/2024)

§ 4.01.06 Tree Protection Measures.

All Protected Tree(s) shall be protected by the owners as follows, unless otherwise directed by the Director of Development Services.

(A)

Plastic fencing.

Before development or redevelopment, the owner shall install a four (4) foot tall plastic fence around the drip line of the Protected Tree(s). Other fencing materials may be allowed upon approval of the Development Services Landscape Architect.

(B)

Construction entrance location.

Before development or redevelopment the owner shall establish and maintain a construction entrance that avoids Protected Trees.

(C)

Equipment or materials disposal.

Cleaning equipment or materials and/or the disposal of any waste material, including, but not limited to, paint, oil, solvents, asphalt, concrete, mortar, etc., is prohibited under the canopy or drip line of any Protected Tree.

(D)

Attachment to protected trees.

(1)

Attachments or wires are prohibited from being attached to any Protected Tree.

(2)

Cables, tree rods, and similar hardware installation that aid structural integrity of a Protected Tree are exempt from this section when approved in writing by the Director.

(E)

Canopy or drip line protection.

(1)

Fill or excavation is prohibited within the canopy or drip line of a Protected Tree.

(2)

Construction or construction related activity is prohibited under the canopy or drip line of Protected Trees, unless otherwise approved in writing by the Director of Development Services.

(F)

Root pruning requirements.

(1)

Root pruning shall be required when disturbance will occur under the drip line of protected Trees.

(2)

This root pruning shall be completed a minimum of two (2) weeks prior to any construction activity within the drip line.

(G)

Disposal of removed trees.

(1)

All trees removed shall either be chipped and used for mulch on site or hauled off-site within 72 hours of cutting.

(H)

Tree maintenance and pruning practices.

(1)

All tree maintenance techniques shall be in conformance with ANSI A300 standards and the Best Management Practices for Municipal Urban Forestry, as they exist or may be amended, and shall be performed by a Certified Arborist.

(2)

Improper or malicious maintenance or pruning techniques which would likely lead to the death of the tree shall constitute a violation of the Zoning Ordinance and may result in citations and penalties.

(Ordinance 2021-07-47 adopted 7/6/21; Ordinance 2024-05-21 adopted 5/7/2024)

§ 4.01.07 Tree Surveys and Tree Preservation Plans.

(A)

Tree survey.

(1)

Tree survey purpose:

To Identify Protected Trees and non-protected trees within the limits of the area to be developed or disturbed;

To Tabulate the species, size and condition of those trees and indicate whether they are to be removed or preserved; and

To Indicate the mitigation rates, and mitigation inches, including the total mitigation inches, for all protected trees to be removed within the limits of the work.

(2)

A Tree Survey shall be prepared by a Certified Arborist or Landscape Architect licensed in the state of Texas in accordance with the Tree Survey & Tree Preservation Plan Checklist in the Development Application Handbook, as it exists or may be amended.

(3)

Tree survey submittal requirements:

The detailed Tree Survey shall include the information listed on the Tree Survey Checklist, as it exists or may be amended, which shall be established and maintained by the Director of Development Services and published as part of the Development Application Handbook.

A Tree Survey shall be submitted with the following development applications: Applications for zoning cases, Preliminary Plats, Preliminary Site Plans, Site Plans, Grading Plans, Civil Construction Sets and Tree Removal Permits and other applications as required by the Director of Development Services.

Failure to submit the Tree Survey, where the Tree Survey is required under this Ordinance, shall be grounds for denial or rejection of the application.

(4)

Tree survey approval:

The tree removal work shall not proceed until:

The Detailed Tree Survey and Tree Preservation Plans have been approved by the Development Services Landscape Architect;

The mitigation fees have been paid or mitigation plans approved; and

The Tree Removal Permit has been issued.

When an early Grading Permit is sought before the civil Construction Set has been approved, the Tree Survey and Tree Preservation plans shall be approved first before the issuance of the Grading Permit and no clearing or tree removal work may proceed until a Tree Removal Permit has been issued.

(B)

Tree preservation plan.

(1)

Purpose:

To show the location of the tree protection fencing for trees that are to be preserved on the site;

To provide installation details for the tree protection fencing; and

To define the areas of disturbance. (Only required for areas that are intended to be disturbed.)

(2)

Tree preservation plan submittal requirements:

The Tree Preservation Plan shall be submitted with the Tree Survey as required by the Development Application Handbook checklist for the proposed development.

The Tree Preservation Plan shall include the information listed on the Tree Preservation Plan Checklist, as it exists or may be amended, which shall be established and maintained by the Director of Development Services and published as part of the Development Application Handbook.

(Ordinance 19-10-83 adopted 10/1/19; Ordinance 2021-07-47 adopted 7/6/21; Ordinance 2024-05-21 adopted 5/7/2024)

§ 4.01.08 Verifications and Inspections.

(A)

Field verification.

(1)

Grading and tree clearing work shall be prohibited until the Development Services Landscape Architect has field-verified and approved the information on the Tree Survey and Tree Preservation Plans, including the locations and accuracy of trees to be removed, trees to be preserved and the tree protection fencing.

(2)

No tree removal shall take place without first obtaining a Tree Removal Permit.

(B)

Site preparation.

(1)

Prior to the preconstruction meeting or obtaining a grading permit, all tree markings and protective fencing shall be installed by the owner and shall be inspected by the Director of Development Services.

(2)

A stop work order will be issued at any time if the tree preservation requirements are not being met.

(C)

Final inspections.

(1)

The Final Inspection for the Tree Survey and Tree Preservation Plan shall occur simultaneously with the inspection for the Final Acceptance Certificate.

(2)

Any discrepancies from the Tree Survey and Tree Preservation Plan shall be corrected prior to the issuance of the Final Acceptance Certificate.

(Ordinance 2021-07-47 adopted 7/6/21; Ordinance 2024-05-21 adopted 5/7/2024)

§ 4.01.09 Penalties for Violation.

(A)

Violation.

Any person(s) or entity causing the transplanting or removing of a tree without first obtaining a Tree Removal Permit is in violation of this Ordinance.

(B)

Occurrence.

Each tree removed or transplanted without a Tree Removal Permit shall constitute a separate offense.

(C)

Compliance required after violations.

Violation of this Ordinance shall not constitute an exemption to the replacement requirements of this Ordinance.

(Ordinance 2021-07-47 adopted 7/6/21; Ordinance 2024-05-21 adopted 5/7/2024)

§ 4.02.01 Purpose.

(A)

Site design.

Complementing the design and location of buildings, streets, and circulation systems, public open spaces, and enhancing the overall site design.

(B)

Buffering.

Minimizing the impacts of light, noise, movement or activities from adjacent properties.

(C)

Conservation.

Protecting and conserving water resources and assisting in the management of stormwater.

(D)

Environmental.

Improving air quality, moderating ambient temperatures and lowering energy consumption.

(E)

Soil protection.

Protecting and conserving soils from erosion by wind or water or from excavation or grading and the promotion of healthy soil biology.

(Ordinance 2021-07-47 adopted 7/6/21; Ordinance 2024-05-21 adopted 5/7/2024)

§ 4.02.02 Scope.

(A)

Applicability.

This Subsection 4.02 Landscape Requirements shall apply to the following.

(1)

All new developments and all existing developments that are expanding or redeveloping thirty (30) percent or more land area or building area.

(2)

New Single-Family (SF), Two-Family (2F) and Townhome (TH) lots shall comply with 4.02.10. Landscaping Requirements for Single-Family, Two-Family, and Townhome Lots.

(3)

Homeowner Associations (HOAs) and Covenants, Codes and Restrictions (CCRs) for residential developments shall not overrule the requirements of this Subsection 4.02 by penalizing or restricting water conserving landscapes, or requiring landscape materials that do not comply with this Subsection 4.02.

(4)

All open space and landscape areas required by other regulations in the Zoning Ordinance and the Subdivision Ordinance shall comply with the standards of this Subsection 4.02.

(B)

General standards.

All landscapes shall be designed, constructed, and maintained in accordance with the following standards:

(1)

ANSI A300, as it exists or may be amended.

(2)

American Standard for Nursery Stock, ANSI Z60.1, as it exists or may be amended.

(3)

Frisco Stormwater Best Management Practices Maintenance Guidelines, as it exists or may be amended.

(4)

Irrigation Ordinance, as it exists or may be amended.

All areas shown as landscape improvements on a landscape plan shall be irrigated with a mechanical irrigation system that complies with the requirements set forth in the Irrigation Ordinance, as it exists of may be amended.

Areas shown on a landscape plan that are intended to establish or reestablish native vegetation may be irrigated using temporary irrigation measures until the native vegetation is fully established, where approved by the Development Services Department Landscape Architect.

(5)

Frisco Water Management Plan, as it exists or may be amended.

(C)

Landscape Plan.

(1)

A Landscape Plan is required for all applicable developments, as described above, and shall comply with Subsection 6.13 Landscape Plan Review.

(2)

A Landscape Plan is required for all applicable developments, as described above, and shall comply with Subsection 6.13 Landscape Plan Review.

(D)

Alternative landscape design.

(1)

The Director of Development Services may approve an alternative landscape design that differs from the requirements set forth within this section in conjunction with the submitted Site Plan when it meets the conditions below:

Complies with the purpose and intent of this section;

Incorporates significant trees and natural features of the site; and

Better accommodates or improves the existing physical conditions of the site.

(2)

Should the Director deny an alternative landscape design, the applicant may appeal the Director's decision in accordance with Subsection 6.19.

(E)

Landscape inspections and installation.

(1)

The approved landscape drawings are a part of the civil construction set and shall be inspected and approved by the Development Services Landscape Architect before a Final Acceptance Certificate and Certificate of Occupancy can be issued.

(2)

Delay of Landscape Construction:

Landscape installation may be delayed up to six (6) months, when approved by the Director for the following circumstances, which include but are not limited to:

Demolition of landscape due to future project phases of construction; and

Designation of Stage 3 or Stage 4 drought restrictions as designated by North Texas Municipal Water District (NTMWD).

Landscape escrow: Where the Director agrees to a delay of landscape construction, the developer shall make a landscape escrow deposit to the City that meets the following requirements.

Equal to one hundred and ten percent (110%) of the total turnkey costs, including but not limited to, the permitting, acceptance and inflation costs related to the improvements(s); and

Should the landscape escrow not cover the total costs at the time of the landscape installation, the owner shall be responsible for the added costs to implement the landscape per the approved plan.

(F)

Maintenance and enforcement.

(1)

The owner of the property shall maintain the landscape in accordance with an approved landscape plan, the design intent and best management practices for the landscape maintenance as prescribed in Subsection 4.02.02(B).

(2)

The owner of a property that does not comply with these requirements shall be notified and given thirty (30) calendar days to comply.

(3)

If, after thirty (30) calendar days, the landscape still does not comply with the approved Landscape Plan the City may issue citations for the violation(s) pursuant to code enforcement provisions.

(4)

No parking or drive aisles may occur in the landscape buffer.

(Ordinance 2021-07-47 adopted 7/6/21; Ordinance 2024-05-21 adopted 5/7/2024)

§ 4.02.03 Approved Plant Materials and Landscape Standards.

(A)

Approved plant materials.

(1)

The Director shall establish and maintain a list of approved plants.

Plants shall be selected for the appropriate landscape zones as described 4.02.09(B) Landscape Zones [sic].

Other species may be utilized with approval from the City's Landscape Architect.

Artificial plants are prohibited except that artificial turf is allowed as described in the Artificial Turf Regulations chart below.

Land Use	Locational Criteria	Minimum Specifications	Approval Criteria	Installation Requirements	Maintenance
Single-Family AG, RE, SF-16, SF-12.5, SF-10, SF-8.5, SF-7, OTR, PH, 2F	Allowed in backyards and side yards (that are behind the front wall of the main building and a fence) only; (HOA Common Areas Prohibited)	Yarn/Blade Color: Green, the color of Bermuda or St. Augustine during the growing season	Not Applicable	Not Applicable	Not Applicable
Urban Living MF-15, MF 19, Urban Living as allowed through a PD (including a private dog park)	Allowed	Below are the standards for artificial turf designed for dog parks, as required in all installations of Urban Living turf Yarn/Blade Color: Primary Blade - Green, the color of Bermuda or St. Augustine during the growing season Secondary Blade - Green, the color of Bermuda or St. Augustine during the growing season. Yarn Type: Polyethylene monofilament Construction: Knitted Blade Height: 3/4" Backing: Flow-through backing Antimicrobial Protection Required Seaming: Turf adhesive Infill: None Sanitation Requirement: Installation of an automated sanitation system that is connected to the irrigation lines to serve all artificial turf	An Artificial Turf Plan shall be submitted as part of the Landscape Plan. Final approval of the Artificial Turf Plan will be with the final approval of a construction set as approved by the Engineering Services Development Review Manager and the City's Landscape Architect. The Artificial Turn Plan shall include: 1. The minimum specifications 2. Impervious surface percentages 3. Drainage and run-off calculations 4. Installation requirements 5. Specifications of the sanitation system with details of connection to irrigation lines (as sealed by a licensed irrigator)	The City's Landscape Architect must be notified no less than 48 hours prior to the installation of the artificial turf to ensure that following installation requirements are met on-site: 1. Required to be installed by a licensed installer authorized to install turf per the maintenance specification 2. No visible seams or edges 3. Proper base prepared for drainage and run-off 4. Anchor system utilized	Maintained in clean and attractive conditions. Wear: Shall not contain weeds, holes, tears, stains, discolorations, fading seam separations, uplifted surfaces, heat degradations, depressions, odors and excessive wear. Damage: Damaged and worn areas must be repaired or removed and replaced in a manner that results in consistent appearance with existing artificial turf. Grooming: Be groomed yearly to prevent compacted and flattened turf.
Nonresidential/Multifamily	Allowed only as the lawn area of an open space area (reference nonresidential open space standards).	Yarn/Blade Color: Green, the color of Bermuda or St. Augustine during the growing season Yarn Type: Polyethylene monofilament Yarn Count: Primary - Minimum 10,800/6 Secondary - Minimum 5,040/12 Construction: Dual yarn, same row Blade Height: Minimum 1-3/4" Seaming: Micromechanical bonding Infill: Minimum 0.5 pounds of rubber (or sand/rubber mix)	An Artificial Turf Plan shall be submitted as part of the Landscape Plan. Final approval of the Artificial Turf Plan will be with the final approval of a construction set as approved by the Engineering Services Development Review Manager and the City's Landscape Architect. The Artificial Turf Plan shall include: 1. The minimum specifications 2. Impervious surface percentages 3. Drainage and run-off calculations 4. Installation requirements 5. Specifications of the sanitation system with details of connection to irrigation lines (as sealed by a licensed irrigator)	The City's Landscape Architect must be notified no less than 48 hours prior to the installation of the artificial turf to ensure that following installation requirements are met on-site: 1. Required to be installed by a licensed installer authorized to install turf per the maintenance specification 2. No visible seams or edges 3. Proper base prepared for drainage and run-off 4. Anchor system utilized	Maintained in clean and attractive conditions. Wear: Shall not contain weeds, holes, tears, stains, discolorations, fading seam separations, uplifted surfaces, heat degradations, depressions, odors and excessive wear. Damage: Damaged and worn areas must be repaired or removed and replaced in a manner that results in consistent appearance with existing artificial turf. Grooming: Be groomed yearly to prevent compacted and flattened turf.
Sports Fields Public/Private Schools, City Parks	Allowed	Not Applicable	An Artificial Turf Plan shall be submitted as part of the Landscape Plan. Final approval of the Artificial Turf Plan will be with the final approval of a construction set as approved by the Engineering Services Development Review Manager and the City's Landscape Architect. The Artificial Turn Plan shall include: 1. The minimum specifications 2. Impervious surface percentages 3. Drainage and run-off calculations 4. Installation requirements 5. Specifications of the sanitation system with details of connection to irrigation lines (as sealed by a licensed irrigator)	Not Applicable	Not Applicable
Playgrounds Public/Private Schools, HOA lots, and City Parks	Allowed	Yarn/Blade Color: Green, the color of Bermuda or St. Augustine during the growing season Yarn Type: Primary - Polyethylene XP slit film Secondary - Heat set textured nylon monofilament Yarn Count: Primary - Minimum 8,040/1 Secondary - Minimum 4,200/8 Construction: Dual yarn, same row Seaming: Micromechanical bonding Infill: Optional or 0.75 pounds rubber	An Artificial Turf Plan shall be submitted as part of the Landscape Plan. Final approval of the Artificial Turf Plan will be with the final approval of a construction set as approved by the Engineering Services Development Review Manager and the City's Landscape Architect. The Artificial Turf Plan shall include: 1. The minimum specifications 2. Impervious surface percentages 3. Drainage and run-off calculations 4. Installation requirements 5. Specifications of the sanitation system with details of connection to irrigation lines (as sealed by a licensed irrigator)	The City's Landscape Architect must be notified no less than 48 hours prior to the installation of the artificial turf to ensure that following installation requirements are met on-site: 1. Required to be installed by a licensed installer authorized to install turf per the maintenance specifications 2. No visible seams or edges 3. Proper base prepared for drainage and run-off 4. Anchor system utilized	Maintained in clean and attractive conditions. Wear: Shall not contain weeds, holes, tears, stains, discolorations, fading seam separations, uplifted surfaces, heat degradations, depressions, odors and excessive wear. Damage: Damaged and worn areas must be repaired or removed and replaced in a manner that results in consistent appearance with existing artificial turf. Grooming: Be groomed yearly to I prevent compacted and flattened turf.

(2)

Tree planting standards:

All trees to be planted in the City shall meet the following minimum requirements:

Shall be nursery-grown and have the following:

(i)

One (1) straight dominant trunk or central leader to the top of the canopy, free of wounds and defects and exhibiting proper pruning cuts;

(ii)

A full uniform canopy, with branches evenly spaced and foliage of deep color representative of health and vigor for the species; and

(iii)

A root system beginning with an exposed root collar and roots growing straight out from the trunk and uniformly spaced to create a firm and tight root ball that does not move or break when the tree trunk is firmly pushed.

Shall meet the following size requirements:

(i)

Canopy shade trees: a minimum of three (3) inch caliper;

(ii)

Parkway (Right-of-Way) trees: a minimum of three-and-one-half inch (3-1/2) inch caliper; and

(iii)

Ornamental trees: a minimum of two (2) inch caliper.

Tree plantings shall not include more than forty-five (45) percent of the same tree species otherwise approved by the Development Services Landscape Architect.

A four (4) foot minimum trunk distance from concrete pavement, utility lines, screening walls, or other structures shall be maintained unless otherwise approved. A six (6) foot minimum trunk distance shall be maintained from back of street curbs.

Final locations of trees are subject to approval by the Development Services Landscape Architect.

Each landscape zone shall be designed to achieve complete coverage of the landscape while not being over planted (i.e., plant spacing on the planting plan shall represent not less than seventy-five (75) percent of the mature plant size).

A layer of fibrous mulch shall be provided in shrub beds and around trees. The root flare on all trees shall be kept exposed.

(B)

Soils.

(1)

Native topsoil shall be protected from erosion or stockpiled.

(2)

Native site topsoil shall be laboratory tested by an accredited laboratory and amended per said laboratory's recommendations to achieve a healthy soil biology.

(C)

Landscape water use requirements.

(1)

Comply with the City of Frisco Water Management Plan (WMP), as it exists or may be amended.

(2)

All landscape irrigation including trees, shrub and flower beds, and turf shall comply with the Irrigation Ordinance, as it exists or may be amended.

(3)

All properties shall be irrigated in accordance with Frisco weekly Watering Recommendation (FWR) and shall not exceed those recommendations by more than 10%.

(Ordinance 2021-07-47 adopted 7/6/21; Ordinance 2024-05-21 adopted 5/7/2024; Ordinance 2025-01-03 adopted 1/7/2025)

§ 4.02.04 Landscape Area and Screening/Buffer Requirements for Nonresidential, Mixed Use, and Multifamily Zoning Districts.

All nonresidential, mixed use, and multifamily zoning districts shall comply with the following landscape standards.

Landscape Requirements By Use
	Retail	Office/Non-Retail	Multifamily	Mixed-Use	OTC
Street Frontage Landscape Areas (Figures in § 4.02.05)
S1 Urban	O	O	O	R	R
S2 Slip Road¹	O/R¹	O/R¹	O/R¹	O/R¹	O
S3 Double Row²	O/R²	O/R²	O/R²
S4 Single Row	R	R	R
Facade Landscape Areas (Figures in § 4.02.07)
F1 Retail Facade	R			R
F2a Office/Non-Retail Facade (Option A)		R
F2b Office/Non-Retail Facade (Option B)		R
Screening/Buffer Areas (Figures in § 4.03.03)
B1 Solid Screening Wall	R	R	R
B2 Living Screening	O	O	O
B3a Screening (topographical change 1)	R/O	R/O	R/O
B3b Screening (topographic change 2)	R/O	R/O	R/O
B3c Screening (topographic change 3)	R/O	R/O	R/O
B3d Screening (topographic change 4)	R/O	R/O	R/O
B4 Screening Partially Solid Wall	O	O	O		R
B5 Screening Wall for OTC District					R
B6 Natural Area w/Enhanced Buffer	R	R	R	R
B7 Screening with Double Row of Trees	R	R		R
Notes: O = Optional; R = Required ¹ Required in the Preston Road Overlay District. ² Required in the Preston Road Overlay District where a slip road is not feasible. See: Screening/Buffer Areas (Figures in § 4.03.03)

(Ordinance 19-04-24 adopted 4/2/19; Ordinance 2021-07-47 adopted 7/6/21; Ordinance 2024-05-21 adopted 5/7/2024)

§ 4.02.05 Street Frontage Landscape Areas.

STREET TYPE S1	Urban Street Frontage
	1 Thoroughfare	Type A, B, C, D, or E See Engineering Standards	Figure 4.02.05.1: Urban Street Frontage
	2 Sidewalk	15' minimum width to building Continuous frontage*
	3 Trees	Canopy shade trees 30' on center, in tree wells or grates.
	4 Median	Where Applicable
	5 Build-to-line
	*Applicable projects with a Build-to-Line. Planned Development ordinance and OTC standards may apply.

STREET TYPE S2	Slip Road Street Frontage
	1 Thoroughfare	Type A or B See Engineering Standards Required in Preston Road Overlay, optional in other zones¹	Figure 4.02.05.2: Slip Road Street Frontage
	2 Landscape Buffer	8' width
	3 Parking	24' drive aisle 2 rows of 20' x 9' parking stalls - every 4th space is a landscape space, as shown
	4 Sidewalk	15' min. to building
	5 Trees	Canopy shade trees 3 rows aligned and centered in landscape spaces
	6 Enhanced paving bands	Brick or concrete pavers
	¹ If used in other zones, must be uniform in the development (prohibited as infill).

STREET TYPE S3	Double Row Street Frontage
	1 Thoroughfare	Type A or B See Engineering Standards Required in Preston Road Overlay where slip road is not feasible. Optional in other zones	Figure 4.02.05.3: Double Row Street Frontage
	2 Landscape Buffer	30' width 50' in Preston Road Overlay Rural Corridor
	3 Trees	Canopy shade trees 2 aligned rows, 4' min. from pavement 30' on center
	4 Parking Edge	2' vehicle overhang, exclusive of landscape buffer, required for 18' parking spaces (not required for 20' spaces with wheel stops) No vegetation over 5' in height
	5 Parking area	Width may vary

STREET TYPE S4	Single Row Street Frontage
	1 Thoroughfare	Type A, B, C, D, or E See Engineering Standards	Figure 4.02.05.4: Single Row Street Frontage
	2 Landscape buffer	25' width Type A & B 15' width Type C, D, or E 30' width U.S. Hwy. 380, S.H. 121 & DNT
	3 Trees	Canopy shade trees one row, centered in landscape edge 30' on center
	4 Parking Edge	2' vehicle overhang, exclusive of landscape buffer, required for 18' parking spaces (not required for 20' spaces with wheel stops) No vegetation over 6' in height
	5 Parking area	Width may vary

(Ordinance 2021-07-47 adopted 7/6/21; Ordinance 2024-05-21 adopted 5/7/2024)

§ 4.02.06 (Reserved)

(Ordinance 19-04-24 adopted 4/2/19)

§ 4.02.07 Facade Landscape Areas.

FACADE TYPE F1	Retail Shopping Center Facade
	1 Sidewalk	15' min. to building	Figure 4.02.07.1: Retail Shopping Center Facade
	2 Main drive aisle	24' min. width
	3 Trees, façade	Canopy shade trees* 30' on center in grates or tree wells
	4 Parking island	9' min. width Terminus of parking rows at main drive aisle
	5 Trees, parking	Center in landscape
	6 Parking rows	Width may vary
	*Not required for section where an arcade is provided, or hard awning (not fabric) extends over the sidewalk.

FACADE TYPE F2a	Office/Non-Retail Center Facade
	1 Facade	South and West facing	Figure 4.02.07.2: Office/Non-Retail Center Facade
	2 Landscape area	15' min. adjacent to structure
	3 Trees, façade	Canopy shade trees 30' on center
	4 Sidewalk	6' min. width or 8' width with a 2' vehicular overhang
	5 Main drive aisle	24' min.
	6 Parking island	9' min. width At the terminus of parking rows along the main drive aisle Equal to 2 parking spaces
	7 Parking lot	Width varies
	8 Trees, parking	Center in landscape island
	Offices in Mixed-Use zone shall provide Retail Shopping Center Facade (Figure 4.02.07.1).

FACADE TYPE F2b	Office/Non-Retail Center Facade - Trees Further from building
	1 Facade	South and West facing	Figure 4.02.07.3: Office/Non-Retail Center Facade
	2 Landscape area	15' min. adjacent to structure
	3 Trees, façade	Canopy shade trees Centered in landscape spaces. One landscape space replaces every 4th parking space as shown.
	4 Sidewalk	6' min. width or 8' width with a 2' vehicular overhang
	5 Main drive aisle	24' min.
	6 Parking island	9' min. width At the terminus of parking rows along the main drive aisle Equal to 2 parking spaces
	7 Parking lot	Width varies
	8 Trees, parking	Center in landscape island
	Offices in Mixed-Use zone shall provide Retail Shopping Center Facade (Figure 4.02.07.1).

(Ordinance 2021-07-47 adopted 7/6/21; Ordinance 2024-05-21 adopted 5/7/2024)

§ 4.02.08 (Reserved)

(Ordinance 19-04-24 adopted 4/2/19; Ordinance 2021-07-47 adopted 7/6/21; Ordinance 2024-05-21 adopted 5/7/2024)

§ 4.02.09 (Reserved)

(Ordinance 19-04-24 adopted 4/2/19; Ordinance 2021-07-47 adopted 7/6/21; Ordinance 2024-05-21 adopted 5/7/2024)

§ 4.02.10 Landscaping Requirements for Single-Family, Two-Family, and Townhome Lots.

Single-Family (SF), Two-Family (2F), or Townhome (TH) developments shall comply with the following:

(A)

Open Space Requirements for Patio Homes and Townhome developments. (See Patio Home (PH) and Townhome (TH) Usable Open Space.)

(B)

The Thoroughfare Screening Requirements in the Subdivision Ordinance. (See Thoroughfare Screening Requirements Section 8.06.)

(C)

Residential Tree Requirements for individual lots: Landscape Plans and drawings are not required.

Residential Zoning District	Number of Medium or Large Trees Required Per Lot*
RE	6
SF-16	5
SF-12.5	4
SF-10	4
SF-8.5	3
SF-7	2
OTR	2
PH	1
2F	2
TH	1
*Note: One street tree shall count as one of the required number of lot trees.

(D)

Required landscape for rights-of-way - medians (divided thoroughfares).

(1)

Residential Developments adjacent to a divided thoroughfare shall pay a fee to the Engineering Services to cover 50% of the landscape costs for the adjacent median.

(2)

Trees shall be planted at thirty-five (35) feet on center and as required in the Engineering Standards.

(E)

Required landscaping for rights-of-way – residential streets (also see engineering standards, as they exist or may be amended).

RESIDENTIAL STREET TYPE R1	Front Entry
	1 Front Yard	Width may vary	Figure 4.02.10.1: Residential Street, Front Entry
	2 R.O.W.	60' width
	3 Pavement	30' width F/F
	4 Trees	Canopy shade trees 35' on center
	5 Sidewalk easement	2' wide

RESIDENTIAL STREET TYPE R2	Rear Entry
	1 Front Yard	Width may vary	Figure 4.02.10.2: Residential Street, Rear Entry
	2 R.O.W.	60' width
	3 Pavement	26' width F/F
	4 Trees	Canopy shade trees 35' on center - spacing may vary due to site conditions 3-1/2 - inch caliper 6' min. from back of curb, 4' min. from sidewalk
	5 Sidewalk easement	2' wide

(Ordinance 2021-07-47 adopted 7/6/21; Ordinance 2024-05-21 adopted 5/7/2024)

§ 4.03.01 Purpose.

Standards set forth in this subsection establish the screening options required for the various land uses and zoning districts.

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

§ 4.03.02 Standards.

(A)

Applicability.

(1)

All areas covered by this section shall be screened from:

All streets and adjacent property lines of residentially zoned parcels; and

Areas shown as single-family or multifamily residential uses on the Future Land Use Map.

(2)

The property owner of a tract of land in a nonresidential zoning district shall be responsible for providing the required screening on the nonresidential-zoned property when adjacent to a single-family or multifamily zoning district.

(3)

The property owner of a tract of land within a multifamily zoning district shall be responsible for:

Providing the required screening on the multifamily zoned property when adjacent to a single-family zoning district.

Paving the area between the required screening and the alley according to Engineering Services' standards.

(B)

Screening wall materials.

A screening wall required under the provisions of this section, shall be constructed of solid masonry clay-fired brick or natural stone masonry units.

(1)

All wall or fence openings within a required screening element shall be equipped with gates equal in height and screening properties and/or materials to the wall or fence.

(2)

Thin walls are permitted and shall be constructed over a concrete footing (grade beam) or a galvanized steel angle iron with four (4) inches by twelve (12) inch concrete mow strip beneath, per details to be approved by the Development Services Landscape Architect.

(3)

Optional materials, when approved by the Planning & Zoning Commission, include:

Split-face concrete masonry units shall meet the following standards:

Color and finish to match building materials; and

Engineered and in accordance with local building codes.

Pre-cast concrete shall meet the following standards:

Monolithic panels and columns;

Natural stone or conventional masonry patterns on all four sides except where notch appears to receive the connecting panel. Pattern repetition shall not be discernible in a single panel width. Masonry patterns shall have contrasting joint lines consistent with convention masonry materials and methods;

Columns shall have concrete or cast stone caps that are consistent with conventional masonry materials and methods;

Panels shall be constructed of normal weight concrete and reinforced per engineered drawings and in accordance with local building codes; and

Panels shall be colored after installation with acrylic/polysiloxane structural concrete stain to provide the appearance of conventional natural stone or conventional masonry.

(C)

Screening wall finishing on both sides.

(1)

All required masonry screening walls shall be equally finished on both sides of the wall.

(2)

The style, color, and material of the wall must be consistent within the development.

(D)

Screening installation and maintenance.

(1)

The property owner shall be responsible for the maintenance of all required screening materials.

(2)

All required screening materials must be installed and completed prior to final acceptance of the project of the development that requires the wall.

(E)

Landscape screening and sight visibility triangle.

Refer to the Engineering Standards, as they exist or may be amended, for restrictions and limitations of improvements and landscaping in visibility easements.

(Ordinance 2021-07-47 adopted 7/6/21; Ordinance 2024-05-21 adopted 5/7/2024)

§ 4.03.03 Screening/Buffer Areas.

Screening Requirements By Use
	Retail	Office/Non-Retail	Multifamily	Mixed-Use	OTC
Screening/Buffer Areas
B1 Solid Screening Wall	R	R	R
B2 Living Screening	O	O	O
B3a Screening (topographical change 1)	R/O	R/O	R/O
B3b Screening (topographic change 2)	R/O	R/O	R/O
B3c Screening (topographic change 3)	R/O	R/O	R/O
B3d Screening (topographic change 4)	R/O	R/O	R/O
B4 Screening Partially Solid Wall	O	O	O		R
B5 Screening Wall for OTC District					R
B6 Natural Area w/Enhanced Buffer	R	R	R	R
B7 Screening Buffer w/Double Row of Trees	R	R		R
Notes: O = Optional; R = Required

SITE SCREENING TYPE B1	Screening Wall
	1 Adjacent Property¹	Single-family Multifamily	Figure 4.03.03.1: Screening Wall
	2 Landscape buffer	15 'minimum width
	3 Trees	Canopy shade trees 30' on center One row
	4 Wall	8' in height 14' at loading dock Solid masonry brick or stone to match building²
	5 Min. Wall Height	8' min. vertical distance, building entrance elevation to top of wall elevation (see B3a & B3b)
	6 Pavement	Parking/impervious surface Length varies

SITE SCREENING TYPE B2	Living Screen³
	1 Adjacent Property¹	Single-family Multifamily	Figure 4.03.03.2: Living Screen
	2 Landscape buffer	15' minimum width
	3 Pavement	Parking/impervious surface Length varies
	4 Trees	Two rows, evergreen (select from Living Screen list) 8' in height at planting to create a solid screen⁴ Solid masonry brick or stone to match building
	5 Private fence	Homeowner fence
	¹Based upon the Zoning Map or Future Land Use Map.
	²Alternate Material to be approved by P&Z. See 4.03.02(b)(3)
	³P&Z approval is required for Living Screen.
	⁴Spacing shall be determined based on species and approved by the Development Services Landscape Architect.

SITE SCREENING TYPE B3a	Screening Wall with Topographic Change
	1 Adjacent Property¹	Single-family Multifamily	Figure 4.03.03.3: Screening Wall w/Topographic Change
	2 Alley (R.O.W.) Where applicable	See Engineering Standards
	3 Terrace width	8' minimum width Plant with shrubs, vines or groundcover
	4 Landscape buffer	15' minimum width
	5 Paved surface	Length varies
	6 Trees	One row, canopy shade 30' on center
	7 Min. Wall Height	8' min. vertical distance, bldg. entrance elevation to top of wall elevation
	8 Wall	8' in height² Solid masonry brick or stone
	9 Retaining Wall	6' maximum

SITE SCREENING TYPE B3b	Screening Wall with Topographic Change
	1 Adjacent Property¹	Single-family Multifamily	Figure 4.03.03.4: Screening Wall w/Topographic Change
	2 Alley R.O.W.	See Engineering Standards
	3 Slope	10:1 maximum Length varies
	4 Landscape buffer	15' minimum width
	5 Paved surface	Length varies
	6 Trees	Canopy shade One row, shade trees 30' on center
	7 Min. Wall Height	8' min. vertical distance, building finish floor elevation to top of wall
	8 Wall	8' in height² Solid masonry
	¹Based upon the Zoning Map or Future Land Use Map
	²The top of wall elevation must be 8' higher than the finish floor elevation of the nearest nonresidential building to the residential development.

SITE SCREENING TYPE B3c	Screening Wall with Topographic Change
	1 Adjacent Property¹	Single-family Multifamily	Figure 4.03.03.5: Screening Wall w/Topographic Change
	2 Landscape Buffer	15' minimum width
	3 Trees	One row, canopy shade trees 30' on center
	4 Screening Wall²	8' in Height³ Solid masonry brick or stone constructed on reinforced masonry base wall
	5 Private fence	Homeowner fence
	6 Retaining wall	Existing with Single-Family/Multifamily development
	¹Based upon the Zoning Map or Future Land Use Map
	²The masonry wall is intended to replace the builder wood fence and shall be coordinated with the residential construction and adjacent property owners.
	³The top of wall elevation must be 8' higher than the finish floor elevation of the nearest residential building in the residential development.

SITE SCREENING TYPE B3d	Screening Wall with Topographic Change
	1 Adjacent Property¹	Single-family Multifamily	Figure 4.03.03.6: Screening Wall w/Topographic Change
	2 Landscape Buffer	15' minimum width
	3 Trees	One row, canopy shade trees 30' on center
	4 Screening Wall²	8' in Height³ Solid masonry brick or stone constructed on reinforced masonry base wall
	¹Based upon the Zoning Map or Future Land Use Map
	²The masonry wall is intended to replace the builder wood fence and shall be coordinated with the residential construction and adjacent property owners.
	³The top of wall elevation must be 8' higher than the finish floor elevation of the nearest residential building in the residential development.

SITE SCREENING TYPE B4	Screening Wall with View Fence
	1 Adjacent Property¹	Single-family Multifamily	Figure 4.03.03.7: Screening wall with View Fence
	2 Buffer width	15' minimum width See B5 for OTC adjacent to OTR
	3 Pavement	Paved surface area
	4 Trees	One row, evergreens selected from Living Screen list²
	5 Wall	8' in height 50% masonry; 50% open ornamental fence
	Elevation detail: A Landscape area B View fence C Solid masonry wall & pilaster (brick or stone)
	*Note: View fence shown is a sample only.
	¹Based upon the Zoning Map or Future Land Use Map
	²Spacing shall be determined based on species and approved by the Development Services Landscape Architect.
	*Note: if the residential property fence is already built, the residential property owners may remove the wood fencing and use this screening wall as their fence.

SITE SCREENING TYPE B5	*Screening Wall for OTC & OTC District**
	1 Adjacent Property¹	Single-family, OTR Zoning District & multifamily use	Figure 4.03.03.8: OTC to OTR Options
	2 Existing Original Town Alley	10' Wide (not applicable to all properties)
	3 Wall Maintenance easement/landscape edge	5' wide landscape area² Acceptable materials include decomposed granite, low ground covers and turfgrass.
	4 Paved surface	Parking/drive aisle
	5 Property line with homeowner fencing	Height varies (6' typical)
	6 Screening wall	6' in height Top 3 feet: metal or masonry with openings or perforations Bottom 3 feet: Solid masonry or metal (See options)
	Option 1 A Top: Brick masonry lattice work³ B Bottom: Solid brick masonry C Pilaster: Solid brick masonry with cap
	Option 2 A Top: Decorative CMU⁴ B Bottom: Split face CMU C Pilaster: Split face CMU to match
	Option 3 A Top: Laser cut metal⁵ B Bottom: Solid metal, match top C Pilaster: Design and material may vary
	¹Based upon the Zoning Map or Future Land Use Map
	²Note a reduced width is permissible with Director of Development Services approval. Appeals can be made as noted in the Zoning Ordinance Section 6.19.09.
	³Brick lattice work is a masonry technique that leaves a 2-3" gap between each brick as each course is laid.
	⁴Decorative CMU is concrete masonry unit product that is typically formed in gemoetric patterns with openings and is reminiscent of midcentury modern design.
	⁵Laser-cut metal may consist of steel or aluminum panels with custom or manufactured laser-cut designs.

SITE SCREENING TYPE B6	Natural Area with Enhanced Buffer
	1 Feature	Major Creek, Riparian Buffer or another designated natural feature, such as a pond or wetland.	Figure 4.03.03.9: Natural Area with Enhanced Buffer
	2 Buffer	30' minimum between developed area and a natural feature.
	3 Development	Impervious surface
	4 Trail	8' minimum width Provide connections from development to trail.
	5 Trees	Canopy Shade trees¹, 30' on center, where natural vegetation is not sufficient.
	6 Groundcover	Appropriate native seed mix.
	7 Headlight Screen	Evergreen shrubs - maintained at 3' minimum height.
	¹Select native and adapted upland shade and understory trees.
	²Impervious surfaces graded to sheet flow to natural drainage. Design with wheel stops or curb cuts to allow drainage into landscape area.

SITE SCREENING TYPE B7	Natural Area with Enhanced Buffer
	1 Adjacent property	Single-Family Multifamily, other	Figure 4.03.03.10: Screening with Double Row of Trees
	2 Landscape buffer	40' minimum width
	3 Trees	Two rows of canopy shade trees. 30' on center - triangular spacing
	4 Wall	8' in height 14' at loading docks Solid masonry brick or stone to match building
	5 Min. Wall Height	8' minimum vertical distance, bldg. entrance elevation to top of wall elevation (see B3 and B4)
	6 Rear building façade	Rear façade matches architectural articulation in color only.

(Ordinance 18-11-64 adopted 11/5/18; Ordinance 19-04-24 adopted 4/2/19; Ordinance 2021-07-47 adopted 7/6/21; Ordinance 2024-05-21 adopted 5/7/2024)

§ 4.03.04 Location of Required Screening.

Screening Requirements for Property Perimeters
	Screening Type							Additional Standards and Notes
Screening Scenario	B1	B2	B3	B4	B5	B6	B7
Nonresidential, siding or backing to: • Multifamily zoning district • Listed residential districts (see notes) • Property that is both zoned AG and shown on the Comprehensive Plan's Future Land Use Map as residential land use • Nonresidential use in a Single-Family Zone								Listed residential districts: • 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 Option B2 is subject to approval from the Planning & Zoning Commission.
Parking in OTC & OTC* adjacent to residential use
Nonresidential and Multifamily adjacent to a Major Creek
Topographic changes								Living screen requirements on sites with topography changes are subject to the discretion of the Director of Development Services.
Note: Dots () indicates applicability. Thoroughfare Screening: See Section 8.06 - Thoroughfare Screening, Subdivision Ordinance No. 09-07-38, as is exists or may be amended. *Other screening options or combinations may be approved by the Director of Development Services.

(Ordinance 2021-07-47 adopted 7/6/21; Ordinance 2024-05-21 adopted 5/7/2024)

§ 4.03.05 Screening for Outside Storage and Display.

Screening Requirements for Outdoor Storage and Display
	Screening Type							Additional Standards and Notes
Use/Zoning District	B1	B2	B3	B4	B5	B6	B7
General storage and display, visible from streets and residential areas								Evergreen trees planted at fifteen (15) feet on center with continuous row of 5-gallon evergreen shrubs. Items displayed shall be one (1) foot below the screening wall.
Wrecking, Junk, and Salvage Yards								Items displayed shall be one (1) foot below the screening wall.
TO & PRO Districts								Also requires a fourteen (14) foot tall wing wall. (See Figure 4.03.06.1)
I Districts								Wall shall be eight (8) feet when screening from the street and fourteen (14) feet (wing wall) when screening the storage area from residential.
Note: Dots (*) indicates applicability.

(A)

Outside storage and display requirements.

(1)

Elements within outside storage and display areas.

Outside storage and display areas shall only contain equipment, vehicles, commodities, materials, goods, or merchandise that is sold, rented, or distributed within the inside of a building of a primary use, unless it is demonstrated to the Director that such products or materials could not be located indoors.

Outside storage and display, sales, or operations.

No outside storage and display, sales, or operations shall be permitted unless such activity is visually screened from all streets and adjacent property lines of residentially zoned parcels or areas shown as single-family residential or multifamily use on the Future Land Use Map.

These regulations do not apply to temporary outside merchandise display, such as a sidewalk sale, where an outside area is used for merchandise display for less than 90 calendar days in one calendar year. If an area is used for more than 90 calendar days in one calendar year, then it shall comply with this section.

(2)

Prohibited areas.

Outside storage and display areas shall not be located within any required front/side yards.

Outside storage and display areas shall not be located within any drainage or other type of easement.

Outside storage and display areas shall not be located within any required parking area, parking spaces, loading areas, fire lanes, vehicular moving aisles or customer pick up lanes.

(3)

Visual obstruction and interference.

Outside storage and display areas shall not obstruct visibility or interfere with pedestrian or vehicular circulation and shall be subject to the following requirements:

A minimum six (6) foot wide pedestrian path shall be maintained between outside storage and display areas and vehicular maneuvering aisles; and

A minimum six (6) foot wide pedestrian path shall be maintained between any entry or exit doors from the primary use building to the vehicular maneuvering aisles or parking areas.

Outside storage and display visible from streets and residential areas shall be located one (1) foot below a screening wall.

(4)

Exemptions.

Outside storage and display areas shall not apply to new and used sales or lease of automobile, motorcycle, recreational vehicles, or watercraft and similar facilities requiring outside display.

(5)

Temporary uses.

Seasonal and temporary storage areas shall provide for electrical plug-ins if storage containers require electrical service.

(Ordinance 2021-07-47 adopted 7/6/21; Ordinance 2024-05-21 adopted 5/7/2024)

§ 4.03.06 Screening for Loading Docks, Bays and Service Areas.

Screening for Requirements for Docks and Service Areas
	Screening Type							Additional Notes
	B1	B2	B3	B4	B5	B6	B7	Additional Notes
Docks and bays when visible from a street or residential zone								Living screen trees to soften the wall with fourteen (14) foot tall wing wall (See Figure 4.03.06.1)
PRO and To Districts								May not face Preston Road and the Dallas North Tollway May face other streets with landscape buffer (See Figure 4.03.06.1)
IT – District I – Industrial District								Requires a fourteen (14) foot tall wing wall (See Figure 4.03.06.1)
Docks and bays adjacent to a major creek								Fourteen (14) foot tall solid living screen
Note: Dots (*) indicate applicability.

Figure 4.03.06.1: Service Bay Requirement within an Applicable Zoning District

(Ordinance 2021-07-47 adopted 7/6/21; Ordinance 2024-05-21 adopted 5/7/2024)

§ 4.03.07 Screening for Refuse (Trash) and Recycling Storage Container Screening.

(A)

Refuse and recycling collection areas.

(1)

Location:

Each refuse facility shall be located to provide safe and convenient pickup by refuse collection agencies using a fifteen (15) foot inside turning radius with a thirty (30) foot approach.

Trash dumpsters shall be located a minimum of fifty (50) feet from a residential apartment building and one hundred (100) feet from an adjacent Residential zoning district boundary line.

Trash compactors shall be located a minimum of fifty (50) feet from residential apartment buildings.

Compactors shall be minimum of one hundred fifty (150) feet from other Residential district boundary lines.

Refuse or recycling storage facilities are prohibited in a designated parking or loading space.

Refuse or recycling storage facilities shall not be located between a building and street unless approved by the Director of Development Services.

Refuse or recycling storage facilities shall not be located adjacent to designated Nonresidential Open Space.

(2)

Refuse and recycling receptacles shall be screened from view on (3) sides from persons standing on the ground or on an immediately adjoining property with the following:

A masonry wall of materials and color that match the primary building, not less than six (6) feet, nor more than eight (8) feet, in height or by an enclosure within a building; and

A minimum five (5) gallon shrubs planted thirty (30) inches on center to soften the appearance of the walls.

(B)

Additional requirements.

(1)

Recycling facilities.

Properties consisting of thirty (30) or more total dwelling units shall, in addition to refuse facilities, construct recycling facilities suitable to hold the capacity for the on-site recycling programs.

Recycling facilities will meet the same setback criteria as refuse facilities.

(Ordinance 2021-07-47 adopted 7/6/21; Ordinance 2024-05-21 adopted 5/7/2024)

§ 4.03.08 Screening for Utilities, Mechanical, and Service Facilities.

(A)

Applicability.

The following standards shall apply to all utility meters and associated apparatus associated with nonresidential, multifamily development and amenity centers for single-family developments.

(B)

Ground-mounted equipment screening.

(1)

Ground-mounted utility meters and other utility apparatus, including transformers shall be located to the rear of the structure or to the side of the structure in a designated utility or service yard.

(2)

No pedestrian pathway or pedestrian common space shall be located between the main structure and the utility meters/apparatus.

(3)

All transformers shall be screened from the view of streets, sidewalks, walking paths, bicycle paths, and adjacent properties with landscape hedge/trees or other green material that obscures the visibility of the equipment.

(4)

Ground-mounted utility and other utility apparatus, including transformers, shall be screened from the view of streets, sidewalks, walking paths, bicycle paths, and adjacent properties. Screening shall meet minimum clearances required by affected utility companies. Permitted screening methods include:

Landscaping, including trees or evergreen shrubbery that materially obscures the visibility of the equipment.

All 3-phase transformers shall be screened with evergreen shrubs, minimum of six (6) foot height at time of planting.

All single-phase transformers shall be screened with evergreen shrubs, minimum four (4) foot height at time of planting. Indicate on the plans the location of all transformers and utility boxes.

Masonry walls constructed of the same materials and color used in the primary building.

Tubular steel in conjunction with evergreen shrubbery.

Other material subject to review and approval of the Director of Development Services consistent with the intent of this subsection.

All approved screening methods shall be one (1) foot above the height of the utility box.

(C)

Roof-mounted mechanical equipment screening.

(1)

All mechanical equipment shall be screened from view from ground level.

(2)

Where a parapet does not accomplish the intended screening, a screening wall equal to the height of the equipment shall be provided.

(3)

Mechanical penthouses shall be integrated into the building's overall design using, but not limited to, ornamental elements, cohesive rooflines, opaque materials, glazing, and latticework cladding.

(4)

In all cases, screening shall be compatible building materials.

(5)

Mechanical penthouses shall complement overall building design.

(D)

Finish of accessory elements.

Exposed conduit, ladders, utility boxes, and drain spouts shall be:

(1)

Painted to match the color of the building or an accent color.

(Ordinance 2021-07-47 adopted 7/6/21; Ordinance 2024-05-21 adopted 5/7/2024)

§ 4.03.09 Entryway Wall Standards for Subdivisions.

(A)

Applicability.

(1)

The following standards apply to exterior side yards of corner lots meeting the following criteria:

The corner lot is within a single-family detached, two-family, or townhome subdivision; and

The exterior side yard of the corner lot is adjacent to or at the terminus of an entryway street and within two hundred fifty (250) feet from a Type "A," "B," "C," or "D" thoroughfare measured from a point at the intersection of the center line of the entryway street and the closest right-of-way line, see Figure 4.03.09.1: Entryway Wall Requirement Area.

Subdivision lot layout, with regards to exterior side yard location, conforms to Figure 4.03.09.1: Entryway Wall Requirement Area.

The wall height and location shall be shown on Preliminary Plats and Landscape Plans as dictated within the Development Application Handbook.

(2)

Entryway fencing standards apply only to the portion of the exterior side yard fence that is parallel to the entry street or parallel to the intersecting street as shown in Figure 4.03.09.1.

(B)

Materials.

(1)

Walls shall be constructed of one of the following:

Wood materials screened by living plant materials, which shall require a dedicated ten (10) foot wide planting strip as provided on a plat.

The same material and in the same manner as the screening walls surrounding the subdivision.

Open Ornamental Fence materials and may include masonry materials. If masonry materials are used, then masonry materials shall be like the existing screening wall.

(2)

Height of entryway fencing shall comply with this Subsection 4.03 Screening Standards.

Figure 4.03.09.1: Entryway Wall Requirement Area

(C)

Developer and HOA responsibilities.

(1)

The developer of a subdivision shall construct all required walls shown in Figure 4.03.09.1.

(2)

All new subdivision developments platted after the adoption date of this Zoning Ordinance that implement the design in Figure 4.03.09.1: Entryway Wall Requirement Area shall be required to have an HOA to own and maintain such features.

(3)

If an HOA fails to maintain any required wall, the Director of Public Works and/or the Director of Development Services, at their discretion, shall have the authority to cause the repair and/or replacement of such wall at the expense of the HOA.

(D)

Exceptions: existing walls or fences within the required wall area.

The following shall only apply to existing walls and fences within the required wall area as shown in Figure 4.03.09.1: Entryway Wall Requirement Area.

(1)

All existing walls or fences shall be maintained.

(2)

If an existing wall or fence is replaced, then the replacement wall or fence shall be a required wall as described above or meet the following fence standards.

Replacement fences shall meet the height standards within this section.

Replacement fences shall be constructed from Red Cedar, vinyl/PVC, or Open Ornamental Fence materials.

Replacement fences shall be built with the finished side (i.e., smooth side) facing the street.

Red Cedar replacement fences shall use metal fence posts.

(Ordinance 2021-07-47 adopted 7/6/21; Ordinance 2024-05-21 adopted 5/7/2024)

§ 4.04.01 Purpose.

To secure safety from fire, panic, and other dangers; to lessen congestion on public streets; to facilitate the adequate provisions of transportation; to conserve the value of buildings; and to encourage the most appropriate use of land. Minimum off-street parking and loading shall be provided as set forth in the following schedules and provisions.

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

§ 4.04.02 Special Off-Street Parking Provisions: Residential Districts.

(A)

Parking placement.

Required off-street parking shall be provided on the same lot as the use it is to serve, as referenced in 4.04.09. Location of Parking Spaces.

(B)

Paving requirements.

Required parking must be paved concrete, or it may be pervious concrete or other materials with approval of the Director of Engineering Services.

(C)

Agricultural Zoning District.

Agricultural use located in the AG – Agricultural District, the required parking shall be on, at a minimum, washed gravel to reduce dust emission or similar all-weather surface.

(D)

Heavy load vehicle storage.

No required parking space, garage, carport, or other automobile storage space shall be used for the storage of any heavy load vehicle.

(E)

Minimum parking provisions.

(1)

In the following zoning districts, there shall be a minimum of two (2) enclosed garage parking spaces.

Applicable Zoning Districts Table
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
§ 2.03.08.	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)

In addition, there shall be two (2) paved parking spaces provided behind the front property line only for the purpose of allowing on-site stacking or maneuvering to the enclosed spaces.

(3)

Front entry design requirements listed in 4.07.18. Residential Front Entry Garage Standards apply to the districts listed above.

(F)

Enclosed parking and stacking spaces.

(1)

In the zoning districts listed in subsection (E) above, required enclosed parking and stacking spaces shall be a minimum of nine (9) feet wide and twenty (20) feet long.

(2)

Required enclosed parking and stacking spaces shall remain clear of any encroachments.

(G)

OTR garage setbacks.

In the OTR – Original Town Residential District, the front of the garage shall be setback a minimum of twenty (20) feet from the projection of the front porch or building line.

(H)

Circular driveways.

(1)

Circular driveways shall be designed to accommodate any required parking behind the front building line.

(2)

Such driveways shall comply with driveway standards as outlined in the City's Engineering Design Standards and Construction Details and Thoroughfare Design Standards Ordinance.

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

§ 4.04.03 Special Off-Street Parking Provisions: Nonresidential and MF Districts.

(A)

Parking space delineation.

(1)

Parking spaces shall be permanently and clearly identified by stripes, buttons, tiles, curbs, barriers, or other approved methods.

(2)

Non-permanent type marking, such as paint, shall be regularly maintained to ensure continuous clear identification of the space.

(B)

Parking space dimensions.

(1)

Each standard off-street parking space shall be a minimum of nine (9) feet in width and twenty (20) feet in depth, exclusive of driveways and maneuvering aisles, and shall be of usable shape and condition (See Figure 9.01.01.12: Parking Space Standards).

(2)

Where it is possible for a vehicle to overhang the front of a parking space above a paved, stoned, mulched, or grassed area other than a required landscape area, open space area, sidewalk, street right-of-way or adjacent property, the depth of the paved standard space may be reduced to eighteen (18) feet (See Figure 9.01.01.12: Parking Space Standards). The landscaped buffer shall be increased by two (2) feet where the parking is eighteen (18) feet in length.

(3)

No parking space shall allow a vehicle to overhang a required landscape area, open space area, sidewalk, street right-of-way or adjacent property (See Figure 4.04.03.1: Vehicle Overhang Prohibited).

Figure 4.04.03.1: Vehicle Overhang Prohibited

(4)

Head-in parking spaces adjacent to buildings shall have a minimum four (4) foot wide clearance between the front of the car and the building.

The four (4) foot wide clearance shall be maintained by curbs or wheel stops, the face of which shall be located six (6) feet from the building, which allows a vehicle overhang of two (2) feet. Wheel stops shall only be used in parking spaces that are twenty (20) feet long.

(5)

Parallel off-street parking spaces must be a minimum of eight (8) feet in width and twenty-two (22) feet in depth (See Figure 9.01.01.10: Parking Layouts.

(6)

Parking spaces within structured parking garages shall be a minimum of eight and one-half (8-1/2) feet in width and eighteen (18) feet in depth.

(C)

Encroachment upon the public right-of-way or required landscaping areas.

(1)

Off-street parking shall be prohibited from encroaching into the public right-of-way in any case.

(2)

All vehicle maneuvering shall take place on-site.

No public right-of-way shall be used for backing or maneuvering into a parking space, except in the OTC – Original Town Commercial District as approved by the Director (See Figure 9.01.01.2: Off-Street Maneuvering for Loading and Parking Areas).

(D)

Dead end parking.

Dead end parking is prohibited in nonresidential developments, except in the OTC – Original Town Commercial District as approved by the Director.

(E)

Handicap parking.

Handicap parking space(s) shall be provided according to State of Texas Program for the Elimination of Architectural Barriers and shall conform to the Americans Disability Act (ADA) of 1991, as may be amended, accessibility guidelines or the Uniform Federal Accessibility Standards. Current requirements are as follows:

Total Parking Spaces	Required Minimum Number of Accessible Spaces
1 to 25	1
26 to 50	2
51 to 75	3
76 to 100	4
101 to 150	5
151 to 200	6
201 to 300	7
301 to 400	8
401 to 500	9
501 to 1,000	2 percent of total
1,001 and over	20, plus 1 for each 100 over 1,000

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

§ 4.04.04 Off-Street Loading Space: All Districts.

All nonresidential uses having 50,000 square feet or more of gross floor area shall provide and maintain an off-street area for the loading and unloading of merchandise and goods.

(A)

Drives and approaches.

(1)

All drives and approaches shall provide adequate space and clearances to allow for the maneuvering of trucks off-street.

(2)

Each site shall provide a designated maneuvering area for trucks.

(3)

No maneuvering shall take place in the right-of-way.

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

§ 4.04.05 Parking Access From a Public Street: All Districts.

(A)

Vehicular access.

Vehicular access to nonresidential uses shall not be permitted from alleys serving residential uses except in the OTC – Original Town Commercial District as approved by the Director.

(B)

Garages and carports in residential districts.

See Subsection 4.06 Accessory Structure Standards and Subsection 4.07 Supplementary Regulations for setback requirements for garages and carports in residential districts adjacent to a public or private street.

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

§ 4.04.06 Rules for Computing Number of Parking Spaces.

In computing the number of parking spaces required for each use, the following rules shall govern.

(A)

Floor area.

"Floor Area" shall mean the gross floor area of the specific use.

(B)

Fractional parking space calculation.

Where fractional parking spaces result, the parking spaces required shall be rounded up to the nearest whole number.

(C)

Unlisted use requirement calculation.

The parking space requirements for a use not specifically mentioned herein shall be the same as required for a use of similar nature or as approved by the Planning & Zoning Commission in conjunction with a Site Plan.

(1)

The applicant must provide data to support the request.

(2)

Optional resources for the parking space requirement consideration may include the Urban Land Institute (ULI) and Institute of Transportation Engineers (ITE) technical manuals or other similar planning documents.

(D)

Building/use changes or enlargements.

Whenever a building or use constructed or established after the effective date of this Ordinance is changed or enlarged in floor area, number of employees, number of dwelling units, seating capacity or otherwise, to create a need for an increase of ten (10) percent or more in the number of existing parking spaces, such spaces shall be provided on the basis of the enlargement or change.

(1)

Whenever a building or use existing prior to April 5, 2011 is enlarged to the extent of thirty (30) percent or more in floor area or in the area used, said building or use shall then and thereafter comply with the parking requirements set forth herein.

(E)

Shared parking space calculations.

In order to establish a baseline number of parking spaces that may be reduced in a shared parking agreement, the baseline number of parking spaces shall equal the sum of the requirements of the various uses computed separately.

(1)

Mixed use shared parking agreement.

Up to fifty (50) percent of the parking spaces required for a theater or other place of evening entertainment (after 6:00 p.m.), or for a church, may be provided and used jointly by banks, offices, and similar uses not normally open, used, or operated during evening hours if specifically approved by the Planning & Zoning Commission as shown on a Site Plan or Final Plat.

When a college or university offering evening classes only (after 5:30 p.m.) and an office development are located on the same lot, they may share one hundred (100) percent of the parking provided on the lot (with approval of a Preliminary Site Plan, Site Plan, or Substantially Conforming Site Plan designating as such).

(2)

Uses prohibited from mixed use shared parking agreements.

Due to the nature of the development, uses that conform to 4.04.08(A)(45)c Retail (Shopping Center) are prohibited from using shared parking, unless approved by the Director.

(3)

Pedestrian access.

Proper pedestrian access is provided such that pedestrians can access both uses within an acceptable distance and that such access is provided safely and conveniently to both uses.

(4)

Rescinded shared parking agreement approval.

Approval by the Planning & Zoning Commission may be rescinded by the Planning & Zoning Commission and additional parking shall be obtained by the owners in the event that the Planning & Zoning Commission determines that such joint use is resulting in a public nuisance by providing an inadequate number of parking spaces or otherwise adversely affecting the public health, safety, or welfare. For appeals, see Subsection 6.19 Appeals and the Appeal Process.

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

§ 4.04.07 Circulation and Parking Requirements for All Nonresidential Developments.

(A)

Applicability.

The regulations provided in this section shall apply to all nonresidential development.

(B)

Parking aisles.

Parking aisles shall be designed perpendicular to the front of the primary building in the development.

(C)

Wheel stops and/or bollards.

If curbs are not provided, then parking spaces that face and are adjacent to a building shall utilize wheel stops and/or bollards.

(D)

Drive aisles.

Continuous drive aisles in front of buildings cannot be longer than three hundred (300) feet without a thirty (30) foot offset, a roundabout, raised crosswalks, or other acceptable traffic-calming feature approved by the Director, Director of Engineering Services, and Fire Chief.

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

§ 4.04.08 Parking Requirement Based on Use.

(A)

Off-street parking requirements.

In all Districts, at the time any building or structure is erected or structurally altered, off-street parking spaces shall be provided in accordance with the following requirements.

(1)

Assisted care or living facility: One (1) space per five (5) beds and one (1) parking space for each one thousand (1,000) square feet of lot area for outdoor uses.

(2)

Athletic fields: Fifty (50) spaces per field for fields without fixed seating.

(3)

Bank, savings and loan, or credit union: One (1) space per three hundred (300) square feet of gross floor area.

(4)

Bed and breakfast facility: One (1) space per guest room in addition to the requirements for a normal residential use.

(5)

Boarding or rooming house: One (1) parking space for each sleeping room.

(6)

Bowling alley: Five (5) parking spaces for each alley or lane.

(7)

Brewery/brewpub/distillery/winery: One (1) space per one thousand (1,000) square feet of gross floor area that is used for warehousing, manufacturing and distribution. One (1) space per one hundred (100) square feet of gross floor area dedicated to the consumption by the ultimate consumer of product brewed, distilled and/or fermented on-site.

(8)

Carwash, full service: Two (2) parking spaces plus required stacking for each carwash bay.

(9)

Carwash, self service: Two (2) parking spaces plus required stacking for each carwash bay.

(10)

Child-care, kindergartens, day schools, and similar child training establishments: One (1) space per eight (8) pupils plus one (1) space per employee.

(11)

Church, rectory, or other place of worship: One (1) space per one hundred (100) square feet of gross floor area of the main sanctuary.

(12)

College or university: One (1) space per each day student.

(13)

Community center, library, museum, or art gallery: Ten (10) parking spaces plus one (1) additional space for each three hundred (300) square feet of floor area in excess of two thousand (2,000) square feet. If an auditorium is included as a part of the building, its floor area shall be deducted from the total and additional parking provided on the basis of one (1) space for each four (4) seats that it contains.

(14)

Commercial amusement (indoor): If a stand-alone use, then one (1) space per one hundred (100) square feet of gross floor area. If within a shopping center, then one (1) space per two hundred fifty (250) square feet of gross floor area.

(15)

Commercial amusement (outdoor): Two (2) spaces per three (3) seats on amusement rides, or ten (10) spaces per ride, sports court, batting cage facility, or attraction with no specific or defined seating.

(16)

Convenience store with gas pumps: One (1) space per two hundred (200) square feet of gross floor area. Parking in front of pump stations shall be counted towards meeting the required parking. A minimum of six (6) parking spaces shall be provided adjacent to the main building.

(17)

Dance hall, assembly or exhibition hall without fixed seats: One (1) parking space for each one hundred (100) square feet of floor area thereof.

(18)

Data center: One (1) parking space for each three hundred fifty (350) square feet of gross floor area devoted to office uses plus one (1) additional parking space for each five thousand (5,000) square feet of gross floor area devoted to data storage, processing and/or related uses.

(19)

Dwellings, single-family and two-family: See 4.04.02(E) Minimum Parking Provisions for parking standard.

(20)

Dwellings, multifamily: Two (2) spaces for one (1) and two (2) bedroom units, plus one (1) additional space for each additional bedroom.

(21)

Flea market: One (1) space for each five hundred (500) square feet of site area. Dirt or gravel parking lots are not permitted.

(22)

Food truck court: One parking space shall be required per one hundred (100) square feet of net Food Truck Court area. Net area includes common open areas of dining, truck queuing and associated assembly spaces. Net area does not include non-occupiable areas, accessory buildings, space occupied by food trucks or other permanent fixtures. See Figure 4.08.08.1.

Figure 4.08.08.1: Food Truck Court

(23)

Fraternity, sorority, or dormitory: One (1) parking space for each two (2) beds on campus, and one and one-half (1-1/2) spaces for each two beds in off campus projects.

(24)

Gasoline station (kiosk): Four (4) parking spaces.

(25)

Golf course: Nine (9) parking spaces per hole, plus one (1) parking space for each 150 square feet of floor area of golf or country club.

(26)

Golf course (miniature and driving range): One and one-half (1-1/2) parking spaces per hole (or tee), plus one (1) space for each 100 square feet of game room area.

(27)

Health studio or club: One (1) parking space per one hundred (100) square feet.

(28)

Hospital: One (1) space per employee on the largest shift, plus one and one-half (1-1/2) spaces per each bed or examination room, whichever is applicable.

(29)

Hotel: One (1) parking space for each sleeping room or suite plus one (1) space for each two hundred (200) square feet of commercial floor area contained therein.

(30)

Lodge or fraternal organization: One (1) space per two hundred (200) square feet.

(31)

Manufactured home park: Two (2) parking spaces for each manufactured home plus additional parking spaces as required herein for accessory uses.

(32)

Manufacturing or industrial establishment, research or testing laboratory, creamery, bottling plant, warehouse, printing or plumbing shop, or similar establishment: One (1) parking space for each employee on the maximum working shift plus parking spaces to accommodate all trucks and other vehicles used in connection therewith, but not less than one (1) parking space for each one thousand (1,000) square feet of floor area.

(33)

Mini-warehouse: Six (6) parking spaces per complex located outside of the security gates and accessible to the public.

Interior parking spaces for loading and unloading may be included as parallel spaces between the fire lane and storage buildings.

(34)

Mortuary or funeral home: One (1) parking space for each fifty (50) square feet of floor space in slumber rooms, parlors or individual funeral service rooms.

(35)

Motel: One (1) parking space for each sleeping room or suite plus one (1) additional parking space for each two hundred (200) square feet of commercial floor area contained therein.

(36)

Motor vehicle repair and service: Three (3) parking spaces per service bay plus one (1) additional parking space per maximum number of employees on a shift.

(37)

Motor-vehicle salesroom and used car lots: One (1) parking space for each five hundred (500) square feet of sales floor for indoor uses, or one (1) parking space for each one thousand (1,000) square feet of lot area for outdoor uses.

(38)

Nursery (major and minor): One (1) parking space for each five thousand (5,000) square feet of outdoor storage area. Any associated sales or office area shall be calculated at one (1) parking space per two hundred (200) square feet.

(39)

Office (professional): One (1) space per three hundred fifty (350) square feet of gross floor area except as otherwise specified herein.

(40)

Office (medical and/or dental): One (1) space per two hundred (200) square feet of gross floor area. Facilities over 20,000 square feet shall use the parking standards set forth for hospitals.

(41)

Private club or restaurant with a private club: One (1) parking space for each seventy-five (75) square feet of gross floor area.

(42)

Recycling center/plant: One space per 1,000 square feet of gross floor area of the processing center.

(43)

Residential amenity center: Minimum ten (10) spaces.

(44)

Restaurant or similar dining establishment:

Stand-alone restaurants: One (1) parking space for each one hundred (100) square feet of gross floor area.

Inline restaurants: Inline restaurants, restaurants located within a common structure, attached to neighboring businesses, and are not stand-alone structures, shall provide one (1) space per two hundred (200) square feet of gross floor area.

This standard does not apply to restaurants conforming to subsection (A)(45)c Retail (Shopping Center).

Outdoor seating areas: Outdoor seating areas (may be covered, but not enclosed) under 500 square feet do not have an additional parking requirement.

(45)

Retail:

Retail: One (1) space per two hundred (200) square feet of gross floor area.

Retail (big box, wholesale, furniture store, etc.): One (1) space per two hundred fifty (250) square feet of gross floor area.

Retail (shopping center): One (1) space per two hundred fifty (250) square feet of gross floor area for shopping centers between 100,000 and 500,000 square feet. Regardless of use breakdown, parking overflow amongst uses/lots is permitted.

Retail (over 500,000 square feet): One (1) space per two hundred (200) square feet of gross floor area.

(46)

Sanitarium, convalescent home, home for the aged or similar institution: One (1) parking space for each five (5) beds.

(47)

School, elementary, secondary, or middle (public or private): One (1) parking space per seventeen (17) students.

The total number of students shall be determined by taking the square footage of standard classrooms divided by twenty (20), plus the square footage of special classrooms, such as art, laboratories, drama, band and vocational rooms, divided by fifty (50).

(48)

School, high school (public or private): One (1) parking space per three and three-tenths (3.3) students. (The total number of students shall be determined by taking the square footage of standard classrooms divided by twenty (20), plus the square footage of special classrooms, such as art, laboratories, drama, band and vocational rooms, divided by fifty (50)).

(49)

Theater, sports arena, stadium, gymnasium or auditorium (except school): One (1) parking space for each three (3) seats or bench seating spaces.

(50)

Truck stops: One (1) truck parking space measuring seventy-five (75) feet by twelve (12) feet for each ten thousand (10,000) square feet of site area plus one (1) vehicle parking space per two hundred (200) square feet of building area.

(51)

Warehouse, wholesale, manufacturing and other industrial type uses: One (1) space for one thousand (1,000) square feet of gross floor area.

(52)

Best/current practices parking ratio: For uses shown in the Use Chart that have atypical standards or single uses which have varying parking needs depending on the function of that specific single use, an applicant may submit a parking ratio based on best/current planning and transportation practices.

Best/current practices parking ratio application:

An applicant shall fully cite the sources used to derive the applicant-submitted parking ratio, possible resources include parking standards materials from the Institute of Transportation Engineers (ITE) or the American Planning Association (APA).

The Director shall review the applicant submitted parking ratio to confirm best/current planning practices for a use.

The Director shall approve, modify, or deny the applicant submitted parking ratio.

Parking ratio determination in case where no application is submitted:

If the applicant does not submit a parking ratio, then the Director shall determine the parking ratio based on the best/current planning and transportation practices.

(B)

Stacking requirements.

(1)

Stacking space definition.

Stacking spaces provide the ability for vehicles to queue on site prior to receiving a service.

(2)

Stacking space size and location.

A stacking space shall be a minimum of nine (9) feet in width and twenty (20) feet in length and shall not be located within or interfere with any other circulation driveway, parking space, fire lane, or maneuvering area.

(3)

Additional stacking space location criteria.

Stacking spaces shall be provided behind the vehicle bay door, middle of the service window, or middle of the service island, whichever is applicable.

(4)

Number of required stacking spaces (all districts).

In all Districts, at the time any building or structure is erected or altered, stacking spaces shall be provided in the number and manner set forth in the following list of property uses.

Automated Teller Machine (ATM): Three (3) stacking spaces.

Automobile Oil Change and Similar Establishments: Three (3) stacking spaces per bay.

Carwash, Full Service: Six (6) stacking spaces per bay.

Carwash, Self Service (Automated): Three (3) stacking spaces per bay.

Carwash, Self Service (Open Bay): Two (2) stacking spaces per bay.

Carwash, Self Service (Drying Areas and Vacuum Islands): Two (2) stacking spaces per drying area and/or vacuum island.

Child-care, Kindergartens, day schools, and similar child training and care establishments: One (1) stacking space per twenty (20) students provided on a through "circular" drive.

Dry Cleaning, Pharmacy, or Other Retail Establishments with a Drive-Through: Three (3) stacking spaces for first service window.

Financial Institution: Five (5) stacking spaces per window or service lane.

Restaurant with Drive-Through: Five (5) stacking spaces for first window, order board, or other stopping point.

Schools, Public or Private: The number of stacking spaces shall be determined during Site Plan review and approved by the Director of Engineering Services.

(5)

Single stacking space required after the final window, order board, or stopping point.

A single stacking space shall be provided after the final window, order board, or stopping point to allow vehicles to pull clear of the transaction area prior to entering an intersecting on-site driveway or maneuvering aisle.

(6)

Setback requirement.

Buildings and other structures shall be setback a minimum of ten (10) feet from the back of the curb of the intersecting driveway or maneuvering aisle to provide adequate visibility and to allow vehicles to safely exit drive-through lanes and escape lanes prior to merging into intersecting driveways or maneuvering aisles.

(7)

Escape lane requirement for drive-through facilities.

An escape lane shall be provided for any use containing a drive-through facility.

An escape lane shall be nine (9) feet in width and shall provide access around the drive-through facility.

An escape lane may be part of a circulation aisle.

(Ordinance 14-10-64 adopted 10/21/14; Ordinance 2020-04-24 adopted 4/21/20; Ordinance 2021-04-32 adopted 4/20/21; Ordinance 2021-07-47 adopted 7/6/21)

§ 4.04.09 Location of Parking Spaces.

All parking spaces required herein shall be located on the same lot with the building or use served, except as follows.

(A)

Parking easement requirement for off-site parking.

In any case where the required parking spaces are not located on the same lot with the building or use served, or where such spaces are collectively or jointly provided and used, such spaces shall be located in a parking easement as shown on a Final Plat and Site Plan.

(B)

OTC parking reduction and awarding of downtown public parking lot spaces.

(1)

Required parking in the OTC – Original Town Commercial District shall be reduced by fifty (50) percent of the current parking requirements as they exist or may be amended for uses operating within the OTC prior to the effective date of this Ordinance and for uses proposed within a structure as it exists upon the effective date of this Ordinance.

(2)

Required parking in the OTC – Original Town Commercial District shall be reduced by thirty (30) percent of the current parking requirements as they exist or may be amended for uses proposed within a structure that is being expanded and for new development.

(3)

Outdoor seating areas within the OTC – Original Town Commercial District, which may be covered, but not enclosed, are excluded when determining the parking requirements.

(4)

The above-mentioned parking reductions shall not apply to residential development within the OTC – Original Town Commercial District. Residential development shall comply with the parking requirements of Subsection 4.04.08 as they exist or may be amended.

(5)

If it is determined that due to existing site constraints, the requirements of this Ordinance cannot be met in the OTC – Original Town Commercial District, the Director may, at his/her sole discretion, award public off-street parking spaces at City-designated locations if all of the following conditions exist:

Any property owner/lessee, or his/her authorized agent, requesting any building permit and/or Certificate of Occupancy, which affects a parcel in the OTC – Original Town Commercial District and which results in a more intense use or greater square footage, must provide the additional parking required by this Ordinance if determined by the Director.

The proposed use represents an increase in parking intensity.

The proposed use will be located in an existing structure, and nonbuilding areas of the property cannot be reconfigured to provide all of the required off-street parking.

The owner and/or lessee of the proposed use has exhausted all other means to provide the necessary parking including, without limitation, utilizing any vacant parcel, owned by the owner and/or lessee, which could be developed as parking.

There must be a surplus of existing Downtown Public Parking Lot Spaces.

A roster of Downtown Public Parking Lot Spaces will be kept and maintained by the Director.

(6)

The Director may approve on-street parking to be credited to a use within the OTC – Original Town Commercial District.

(C)

Retaining downtown public parking lot spaces.

(1)

Uses in the OTC – Original Town Commercial District that have been awarded parking spaces out of any Downtown Public Parking Lots, will retain the ability to apply these spaces to their off-street parking requirements for up to six (6) months after the use, for which the additional spaces were awarded under this section, has vacated the premises.

(2)

If after six (6) months the site does not have a new use for which a Certificate of Occupancy has been issued, the spaces will revert to the City as surplus.

(3)

In the event a property, previously awarded Downtown Public Parking Lot Spaces, changes to a less intensive use the unneeded spaces shall be forfeited.

(D)

Intent of awarding downtown public parking lot spaces.

(1)

Awarding Downtown Public Parking Lot Spaces is allowed solely for the purpose of assisting an applicant in satisfying the off-street parking requirements established by this Ordinance.

(2)

An award of Downtown Public Parking Lot Spaces is not a guarantee that the awarded spaces will be open for parking at any and/or all times.

(3)

Availability of any Downtown Public Parking Lot Spaces is on a first come, first serve basis, and the Downtown Public Parking Lot spaces are open to the public.

(4)

Awarded parking spaces shall not be labeled and/or marked in any way by the user, lessee and/or landowner of record.

(E)

Parking prohibited in front yards.

No parking shall be allowed in the front yard except on Main Street between the Dallas North Tollway and BNSF Railroad where slip roads will be allowed.

(Ordinance 2021-07-47 adopted 7/6/21; Ordinance 2023-09-39 adopted 9/5/2023)

§ 4.04.10 Uses of Required Parking Spaces, Nonresidential Districts.

Required off-street parking and loading spaces shall be used only for these respective purposes and shall not be used for storage or permanent display of boats, trailers, campers, motor vehicles or other goods, personal property, materials, or products for sale.

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

§ 4.04.11 (Reserved)

(Ordinance 19-04-24 adopted 4/2/19)

§ 4.04.12 Bicycle Parking.

(A)

Locations.

(1)

Short-term bicycle parking must be located within 100 feet of the main public entrance of the building or facility.

(2)

Long-term bicycle parking must be located within 500 feet of the main public entrance of the building or facility.

(3)

Bicycle parking facilities shall not interfere with accessible paths of travel or accessible parking as required by the Americans with Disabilities Act, as amended.

(4)

When a rack is placed within a sidewalk or pedestrian right-of-way, a minimum of four (4) feet from the required rack dimension shall be provided for pedestrian clearance.

(5)

Bicycle racks shall be located in highly visible and well-lit areas to minimize theft and vandalism.

(6)

When automobile parking spaces are provided in a structured parking garage, all required long-term and short-term bicycle spaces shall be located inside the garage on the ground level. Alternative layout and design of racks to maximize space may be approved by the Director of Development Services.

(7)

Alternative Locations: In the event that compliance may not be feasible because of demonstrable hardship, the Director of Development Services may approve an alternative location.

(B)

Layout and design.

(1)

Each bicycle rack shall be designed to accommodate two bicycle parking spaces (two bicycle spaces per rack) while using the allowed bike rack designs below:

Racks shall be designed to accommodate "U"-shaped locking devices and support the bicycle horizontally in two places.

The racks shall be constructed of durable materials to withstand permanent exposure to the elements, such as powder-coated metal or stainless steel.

Long-term bicycle parking shall feature a protective cover to shield bicycles from the elements and shall be clad in a similar architectural style and materials as the primary building or as approved by the Director of Development Services.

All bicycle parking spaces must be hard-surfaced or at minimum a compact gravel base.

All bicycle racks shall be securely anchored to the ground using a concrete footing and tamper-proof anchors.

Decorative bicycle racks that enhance the sense of place and contribute to the character of the development are encouraged but are subject to approval by the Director of Development Services.

Figure 4.04.12.1: Examples of Typical Bicycle Parking Designs Allowed and Not Allowed

(2)

Bicycle Parking Space Size, Access Aisles and Vertical Clearance:

Bicycle racks shall provide clearance from other objects by using a standard footprint that is at least four (4) feet wide by six (6) feet long, as depicted below, and shall hold at least two bicycles.

Figure 4.04.12.2: Examples of Bicycle Parking Footprint and Dimensions

(3)

In cases where bicycle parking spaces are not visible from the primary drive aisle approaching the building, signage shall be used to direct cyclists safely to bicycle parking areas (Manual for Uniform Traffic-Control Devices sign D4-3). These signs shall not be placed in the public right-of-way.

Figure 4.04.12.3: Manual for Uniform Traffic-Control Devices Sign D4-3

(C)

Bicycle corrals.

In areas with limited sidewalk space and frequent bicycle activity, bicycle parking shall be provided in "bike corrals" located in the vehicular parking area adjacent to a curb. Bike corrals make use of parking lot areas that are unsuitable for automobile parking. When replacing a single automobile parking space, a corral can generally fit eight to twelve bicycles. Design will be considered as context dictates as approved by the Director of Development Services.

Bicycle corrals shall be designed to distinguish and define the parking stall they inhabit for visibility and safety purposes. The corral is generally surrounded by a painted white box on the pavement with flexible vertical delineators and a wheel stop where vehicles in adjacent parking spots might back into the corral. No vertical element of the structure may be taller than four feet tall, unless approved by the Director of Development Services.

(D)

Bicycle parking requirement.

The number of bicycle parking racks shall be based on the required automobile parking spaces and shall be provided in accordance with the following. Where fractional bicycle parking spaces result, the spaces required shall be rounded up to the nearest whole number.

Nonresidential	0–40 required auto spaces = 2 short-term bicycle parking spaces minimum 41–60 required auto spaces = 4 short-term bicycle parking spaces minimum 61–80 required auto spaces = 6 short-term bicycle parking spaces minimum 81–100 required auto spaces = 8 short-term bicycle parking spaces minimum 101+ required auto spaces = minimum 10 short-term bicycle parking spaces or 2.5% of required automobile spaces, whichever is greater, will be provided as short-term bicycle parking spaces
Multifamily Residential (MF-15 & MF-19)	The minimum number of long-term bicycle parking spaces shall be equal to 10% of the required auto spaces.
Figure 4.04.12.4: Bicycle Parking Standard Chart

(1)

Bicycle parking is required for all commercial uses except: Accessory Structure, Antenna and/or Antenna Support Structure (Commercial), Antenna and/or Antenna Support Structure (Non-Commercial), Places of Worship, Hotel, Mini-Warehouse/Self-Storage, Mobile Food Vendor, Private Utility, Oil Well/Gas Well and Mineral Extraction, Recycling Collection Point, Sewage Treatment Plant/Pumping Station, Telephone Exchange, Temporary Building, Utility Distribution/Transmission Line, Water Treatment Plant.

(2)

Bicycle parking for residential uses is only required in Multifamily-15 and Multifamily-19 uses.

(3)

Bicycle parking for Licensed Child-Care Facility and Hospital uses shall be calculated using required employee automobile parking.

(4)

The number of required and provided automobile parking spaces and bicycle parking spaces shall be shown in a chart format on the site plan. The location and footprints of bicycle racks corrals shall be shown on the site, as well as the location of any bicycle parking signage.

(5)

The number of required automobile parking spaces for a site plan may be reduced by the number of bicycle parking spaces provided on that site plan, subject to a maximum reduction of five percent (5%).

(6)

In all cases where bicycle parking is required, no fewer than two (2) spaces (one rack) shall be required.

(7)

Up to half of the required short-term bicycle parking spaces may be substituted with long-term bicycle parking spaces.

(8)

When the intensity of use of any building, structure or premises shall be increased through addition of dwelling units, gross floor area, seating capacity or other units of measurement specified herein that requires additional automobile parking spaces, additional bicycle parking as required herein shall be provided for such increase in intensity of use.

(Ordinance 16-05-42 adopted 5/17/16; Ordinance 2021-07-47 adopted 7/6/21)

§ 4.05.01 Purpose.

The purpose of this subsection is to:

(A)

Reduce the problems created by improperly designed and installed outdoor lighting;

(B)

Reduce problems of glare on operators of motor vehicles, pedestrians and land uses;

(C)

Minimize light trespass;

(D)

Reduce the energy and financial costs of outdoor lighting by establishing regulations, which limit the area that certain kinds of outdoor lighting fixtures can illuminate; and

(E)

Preserve the night sky as a natural resource.

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

§ 4.05.02 General Requirements.

The following standards shall apply to all exterior lighting except public street lighting and other lighting (see the City's engineering standards for lighting requirements in a public right-of-way) that is specifically exempted by this subsection.

(A)

Buffer areas and required setback areas.

Light sources or luminaires are prohibited in buffer areas and within required setback yard areas except on pedestrian walkways and hike and bike trails.

(B)

Outdoor advertising lighting.

(1)

Light for outdoor advertising shall be designed to function as full cutoff type of luminaires.

(2)

The temporary use of lasers and spotlights that project light into the sky may be allowed subject to the restrictions of temporary outdoor lighting. The applicant is responsible for acquiring a signed letter from the FAA stating that the proposed lighting is acceptable.

(3)

See Figure 4.05.02.1: Shielded/Cutoff Light Source Required for examples.

(C)

Shielded light source required.

(1)

All luminaires located on nonresidential use properties shall be designed so that the light source (bulb or lamp) is completely shielded from direct view of at a point three (3) feet above grade on the lot line abutting a Protected Residential Property.

(2)

In all other instances, the light source must be completely shielded from direct view of at a point six (6) feet above grade on the lot line.

(3)

See Figure 4.05.02.1: Shielded/Cutoff Light Source Required for examples.

(D)

Light trespass limitation.

All luminaires located on private property shall be designed or positioned so that the maximum illumination at the property line next to a Protected Residential Property shall not exceed one-quarter (1/4) footcandle and shall not exceed one-half (1/2) footcandle adjacent to a street right-of-way.

(E)

Canopy lighting.

Lighting recessed for canopies covering fueling stations at automobile service stations and drive-through facilities shall not illuminate abutting properties and the luminaires shall be designed so that the light source and lenses (bulb or lamp) are completely shielded from direct view at a point five (5) feet above the grade on the lot line.

Figure 4.05.02.1: Shielded/Cutoff Light Source Required

(F)

Wall or roof lighting.

(1)

Wall or roof lighting may be used to illuminate the pedestrian walkways, entrance areas and yard areas within thirty (30) feet of the building.

(2)

No wall or roof lighting shall be used to illuminate areas for motor vehicle parking or access unless the Chief Building Official finds the following:

That the proposed lighting is not in conflict with the stated purpose;

That the proposed lighting will not unreasonably harm or restrict public health, safety and welfare or create a nuisance; and

The proposed lighting will not result in an impairment of vision creating a hazard for vehicular or pedestrian traffic.

(G)

Open area used for motor vehicle parking, storage or access.

(1)

Any open area used for motor vehicle parking, storage or access may be illuminated with freestanding luminaires.

(2)

Freestanding luminaires are permitted to be a maximum of thirty (30) feet in height.

(3)

When a luminary is located within one hundred (100) feet of a Protected Residential Property, the maximum permitted luminaires height shall be twenty (20) feet.

(4)

All luminaires must have a total cutoff angle equal to or less than ninety (90) degrees.

(5)

The use of exterior lighting with a cutoff angle greater than ninety (90) degrees shall be permitted only when the Chief Building Official finds the following:

That the proposed lighting is not in conflict with the stated purpose;

That the proposed lighting will not unreasonably harm or restrict public health, safety and welfare or create a nuisance; and

The proposed lighting will not result in an impairment of vision creating a hazard for vehicular or pedestrian traffic.

Figure 4.05.02.2: Open Area Used for Motor Vehicle Parking, Storage or Access

(H)

Signs.

Externally illuminated signs, advertising displays, building identification, and monument signs shall use top mounted light fixtures which shine light downward and which are fully shielded or upward with pin-pointed light which are fully shielded.

(I)

Flags, statues, and other similar objects.

Outdoor light fixtures used to illuminate flags, statues, or any other objects mounted on a pole, pedestal, or platform shall use a very narrow cone of light for the purpose of confining the light to the object of interest and minimize spill-light and glare.

(J)

Buildings.

Building facades and architectural features of buildings may be floodlighted when the following conditions are met:

(1)

Floodlight fixtures are equipped with shields and are located so as to limit the fixture's direct light distribution to the facade or feature being illuminated;

(2)

The configuration of the floodlight installation shall block all view to the floodlight fixture's lamps from adjacent properties; and

(3)

The maximum luminance of any floodlighted surface does not exceed the footcandles specified in the Illuminating Engineering Society of North America Lighting Handbook for floodlighting surfaces.

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

§ 4.05.03 Temporary Outdoor Lighting.

(A)

Conforming temporary lighting.

Any temporary outdoor lighting that conforms to the requirements of this Zoning Ordinance shall be allowed.

(B)

Permitting nonconforming temporary lighting.

(1)

Nonconforming temporary outdoor lighting may be permitted by the Chief Building Official after considering:

The nature of the exemption;

The public and/or private benefits that would result from the temporary lighting;

Placement and height of outdoor light fixtures;

Type of outdoor light fixture(s) to be used, including total lumen output and character of the shielding, if any;

Any annoyance or safety problems that may result from the use of the temporary lighting;

The duration of the temporary nonconforming lighting and time that lights will be operating; and

Such other data and information as may be required by the Chief Building Official and/or City Council to clarify the request.

(2)

Chief Building Official may revoke permitted temporary lighting on the basis of incorrect information supplied, or where it is determined that the lighting adversely effects the health or safety of the public.

(C)

Detailed description required for nonconforming temporary lighting.

The applicant shall submit a detailed description of the proposed nonconforming temporary lighting to the Director.

(D)

For appeals, see Subsection 6.19 Appeals and the Appeal Process.

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

§ 4.05.04 Illumination Levels.

(A)

Engineering Society of North America Lighting Handbook.

The illumination levels contained in the Illuminating Engineering Society of North America Lighting Handbook, as amended from time to time, shall be used as a guide for providing adequate and safe illumination levels.

(B)

Private and/or public development project.

The Director may require conformance with the illumination levels contained in the Lighting Handbook, Illuminating Engineering Society of North America as part of the review and approval of a private and/or public development project.

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

§ 4.05.05 Method of Measurement.

(A)

Light measuring meter.

(1)

The light measuring meter shall have a color and cosine-corrected sensor with multiple scales and shall read within an accuracy of plus or minus five (5) percent.

(2)

It shall be tested, calibrated, and certified by an independent commercial photometric laboratory or the manufacturer within one (1) year of its use.

(B)

Measurements/readings.

(1)

Illumination levels shall be measured in footcandles with a meter sensor in a horizontal position at an approximate height of three (3) feet above grade.

(2)

Maximum illumination readings are to be taken directly beneath the luminaires.

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

§ 4.05.06 Exterior Lighting Plan.

(A)

Submission.

(1)

Applicability.

A lighting plan shall be required anytime exterior lighting is proposed, or modified, that is associated with a use of greater intensity than a one (1) or two (2) family dwelling.

(2)

Submission official.

The lighting plan shall be submitted to the Director.

(3)

Submission criteria.

The submission shall contain but shall not necessarily be limited to the following:

Plans indicating the location of the exterior lighting on the premises, and the type of illuminating devices, fixtures, lamps, supports, reflectors, and other devices;

Description of the illuminating devices, fixtures, lamps, supports, reflectors, and other devices and the description may include, but is not limited to, catalog cuts by manufacturers and drawings (including sections where required) and height of the luminaires; and

Photometric plan and data sheets, such as that furnished by manufacturers, or similar to that furnished by manufacturers, showing the angle of cut off or light emissions.

(4)

Lighting plan preparation.

A certified engineer, architect, landscape architect or lighting engineer or designer shall prepare the lighting plan.

(5)

Certification statement.

The lighting plan shall also contain a certification by the property owner or agent and the preparer of the lighting plan that the exterior lighting depicted on the lighting plan complies with the requirements of this Ordinance after installation.

(6)

Once the plan is approved by the Director, the exterior lighting of the property shall conform to the approved lighting plan.

(7)

A lighting plan required by this 4.05.06. Exterior Lighting Plan shall expire at the same time that the approved Site Plan for which it was submitted expires.

(B)

Additional submission.

(1)

The above required plans, descriptions and data shall be sufficiently complete to enable the reviewer to readily determine whether compliance with the requirements of this Ordinance will be secured.

If such plans, descriptions and data cannot enable this ready determination, by reason of the nature or configuration or the devices, fixtures, or lamps proposed, the applicant shall additionally submit as evidence of compliance to enable such determination such certified reports of tests as will do so provided that these tests shall have been performed and certified by a recognized testing laboratory.

(2)

Before issuance of a Certificate of Occupancy or within thirty (30) calendar days of receiving a Certificate of Occupancy, the applicant or his/her designee shall submit to the Director a photometric plan, stamped by a certified testing laboratory or engineering firm that the installed lighting is in compliance with this Ordinance.

(C)

Lamp or fixture substitution.

Should any outdoor light fixture or the type of light source therein be changed after the issuance of the building permit and/or Certificate of Occupancy, a change request with adequate information, as required in subsection (A) above herein, to ensure compliance with this Ordinance must be submitted to the Chief Building Official for review and approval prior to the substitution.

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

§ 4.05.07 Prohibited.

(A)

Lighting fixtures.

(1)

"Cobra head" type lighting fixtures having dished or "drop" lenses or refractors which house other than incandescent light sources shall be prohibited.

(2)

See Figure 4.05.02.1: Shielded/Cutoff Light Source Required for examples.

(B)

Flickering or flashing lights.

Flickering or flashing lights shall be prohibited.

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

§ 4.05.08 Exemptions.

The following are exempt from the standards contained in this Ordinance.

(A)

Decorative seasonal lighting.

Decorative seasonal lights used for temporary purposes.

(B)

Residential dwellings.

(1)

Lighting for residential dwellings, provided that:

The lamps have a power rating of less than or equal to seventy-five (75) watts,

A cutoff component is incorporated in the design of the luminaires, and

The lighting level at the property line shall not exceed the maximum level specified within this Ordinance.

(2)

The maximum lighting level at the property line may be exceeded in cases where the lamp is turned on and off by a motion sensor and the lamp is not on for a continuous period exceeding ten (10) minutes.

(C)

Luminous tube lighting.

Luminous tube lighting is exempt from this Ordinance.

(D)

Specific signs.

Signs of the type constructed of translucent materials and wholly illuminated from within are exempt from the shielding requirement.

(E)

Temporary emergency lighting.

Temporary emergency lighting used by police, fire fighters, or other emergency services, as well as all vehicular luminaires.

(F)

Hazard warnings.

Hazard warning luminaires, which are required by federal and state regulatory agencies.

(G)

Residential party lights.

(1)

Residential party lights for social gatherings. Such temporary outdoor lighting includes, but is not limited to, strings of lights and lanterns.

(2)

The party lights shall be removed within a reasonable time after any given reason.

(3)

The Chief Building Official will determine what the "reasonable time" should be.

(H)

Specific recreation.

(1)

Because of their unique requirement for nighttime visibility and their limited hours of operations, ball diamonds, playing fields and tennis courts are exempted from the general standards of this section.

(2)

Lighting for these outdoor recreational uses shall be shielded to minimize light and glare from spilling over onto a Protected Residential Property.

(3)

The maximum permitted illumination at the residential property line shall not exceed two (2) footcandles.

(I)

Public street or sidewalk projects.

City Council may vary from these requirements as part of the approval of public street or sidewalk projects.

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

§ 4.05.09 Nonconforming Luminaires.

(A)

Pre-existing luminaires.

(1)

Exterior lighting luminaires in existence on the effective date of this Ordinance April 5, 2011 shall be exempt from these standards and shall be considered legally nonconforming.

(2)

Legal nonconforming fixtures may be repaired, maintained and replaced.

(3)

Nonconforming lighting luminaires shall be replaced to comply with this Ordinance when the property is redeveloped.

(B)

Public nuisance luminaires.

(1)

Exterior lighting luminaires existing on the effective date of this Ordinance which are located on private nonresidential property and are found to direct light or glare to a Protected Residential Property shall be declared a public nuisance if the level of illumination on the Protected Residential Property, which is caused by the luminaires, is greater than one-quarter (1/4) footcandle.

(2)

Such fixtures shall be altered to reduce the level of illumination in the protected residential property to a one-quarter (1/4) footcandle within two (2) months of receiving a written notice of the violation from the City.

(3)

Two (2) footcandles are allowed for ball diamonds, playing fields and tennis courts.

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

§ 4.05.10 Enforcement.

The Chief Building Official, or his/her designee, is hereby empowered and directed to administer and enforce the provisions of this Ordinance relating to outdoor light control.

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

§ 4.06.01 Accessory Structure Use in Residential Districts.

In the following applicable residential zoning districts, an accessory structure shall not be used for commercial purposes.

Applicable Zoning Districts Table
Section	District Abbreviation – District Name
§ 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

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

§ 4.06.02 Accessory Structure Use in Nonresidential Zoning Districts.

In the following applicable nonresidential districts, an accessory structure is a subordinate and detached structure, the use of which is incidental to and used only in conjunction with the main structure.

Applicable Zoning Districts Table
Section	District Abbreviation – District Name
§ 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

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

§ 4.06.03 Garage Apartment or Guest House.

A Garage Apartment or Guest House shall be allowed as an incidental use on the same lot or tract as the main dwelling unit provided that it meets the following standards.

(A)

Location.

(1)

A Garage Apartment shall be constructed attached to a garage, either above or on the same level as the garage).

(2)

A Guest House shall be constructed separate from the main dwelling.

(B)

Building permit requirement.

A Garage Apartment or Guest House may be constructed only with the issuance of a Building Permit.

(C)

Rental.

(1)

A Garage Apartment or Guest House may not be sold separately from the sale of the entire property, including the main dwelling unit.

(2)

A Garage Apartment or Guest House may be rented or offered for rent provided that the main dwelling unit is owner-occupied.

(D)

Setbacks.

Setback shall meet the area regulations for accessory structures as shown in Figure 4.06.04.1: Accessory Structure Regulations in All Residential Districts Except MF & MH Zoning Districts.

(Ordinance 19-10-83 adopted 10/1/19; Ordinance 2021-07-47 adopted 7/6/21)

§ 4.06.04 Area Regulations for Accessory Structures.

(A)

Definition.

See Accessory Structure.

(B)

An Accessory Structure is prohibited in any easement.

(C)

MH District.

In the MH District, no carport, garage, storage structure, office, caretaker's dwelling, laundry house, or other permitted structure may be located nearer than ten (10) feet to any side or rear property line. Such structures shall also be subject to front yard setback requirements of the primary structure.

(D)

Multifamily zoning districts.

Accessory Structure yard requirements shall be the same as the main structure unless otherwise specified in the zoning district or approved by the Planning & Zoning Commission on a Preliminary Site Plan for the multifamily development.

(1)

See Figure 9.01.01.13: Accessory Building Setbacks.

(E)

All residential districts except multifamily zoning districts.

(1)

Specific standards.

Accessory Structure yard requirements shall be the same as the main structure unless otherwise specified in subsection (F) Accessory Structure Regulations in All Residential Districts Except MF & MH Zoning Districts.

See Figure 4.06.04.1: Accessory Structure Regulations in All Residential Districts Except MF & MH Zoning Districts for requirements.

(F)

All nonresidential districts.

(1)

These standards shall not apply to canopies associated with a Convenience Store with Gas Pumps nor Gas Pumps as Accessory Use (for standards, reference 3.02.01(A)(13)and 3.02.01(A)(17), respectively).

(2)

Accessory structures shall not be located in required front, side or rear yards (reference 2.06.05 Nonresidential Districts Development Standards).

(3)

Accessory structures shall not cover more than 15% of the lot area. Accessory structures shall not affect lot coverage.

(4)

Support columns associated with an accessory structure covering parking spaces shall not be placed so as to impede the opening of a vehicle door; the support columns shall be located at the front or back of the parking spaces. Support columns shall not extend into the minimum width of a parking space (reference diagram below).

(G)

Accessory structure regulations in all residential districts except MF & MH Zoning District.

Figure 4.06.04.1: Accessory Structure Regulations in All Residential Districts Except MF & MH Zoning Districts

LEGEND		REQUIREMENTS FOR ALL ACCESSORY STRUCTURES
Property Lines	A Accessory Structure Note	1 No structure shall be placed within an easement.
Setback Lines	I Garage/Carport Type	2 No structure shall be placed in the side yard setback between the front and rear yard setback lines.
Easement Lines	E Garage/Carport Note	3 No structure shall project into the front yard beyond the face primary structure (not to include the porch area).
1 Note Applies to All Accessory Structures		4 Accessory structures or buildings within the rear portion of the lot constructed closer than 10' to the main structure shall have the rear yard setback of the primary structure.
PRIMARY STRUCTURE SETBACKS		SETBACK NOTES			GARAGE NOTES
1 Front Yard		A 3' min.			E 28' min.
2 Side Yard		B 10' min.			F 12' max.
3 Rear Yard		C 15' min. when Adjacent to a Side Street			G 10' or 20' or greater
4 Corner Lot, Side Yard		D Same as Primary Structure Setback			H See Page 184
5 Corner Lot, Front Yard (Key Lot)					I 6' or Same as Primary Structure Setback
SPECIFIC STANDARDS BY LOT TYPE		SETBACKS			ADDITIONAL REQUIREMENTS
SPECIFIC STANDARDS BY LOT TYPE		FRONT	SIDE	REAR	ADDITIONAL REQUIREMENTS
Lots Backing to Alley		D	C D	A B	A 3' rear yard setback is allowed if the structure is no greater than 8' in height. A solid fence or wall of the same height shall be built on the rear lot line to screen the structure from property located to the rear.
Lots Backing to Open Space (minimum 50' in depth)		D	C D	A
No Alley or Open Space (minimum 50' in depth)		D	C D	B
SPECIFIC STANDARDS BY USE OF STRUCTURE		SETBACKS			ADDITIONAL REQUIREMENTS
SPECIFIC STANDARDS BY USE OF STRUCTURE		FRONT	SIDE	REAR	ADDITIONAL REQUIREMENTS
Guest House or Garage Apartment		D	C D	D
Patio Covers/Arbors Attached to the Primary Structure		D	C D	B	Shall be open on all sides, have a permeable (non weather resistant) roof, and a maximum height of one story.
Outdoor Kitchen/Fireplace		D	C D	B	On corner lots, may encroach into the side yard up to 7' from the side property line. The maximum height for outdoor kitchens in the side yard shall be 42". 100% masonry structures (no greater than 8' in height) may encroach into the rear yard up to 10' from the property line.
Fire Pit		D	C D	D	15' minimum distance from the primary structure 10' minimum distance from any combustible item.
SPECIFIC STANDARDS BY USE OF STRUCTURE		SETBACKS			ADDITIONAL REQUIREMENTS
SPECIFIC STANDARDS BY USE OF STRUCTURE		FRONT	SIDE	REAR	ADDITIONAL REQUIREMENTS
I	Alley Loaded, Attached	D	D G	G	20' minimum setback from side yard if accessed off side alley.
II	Alley Loaded, Detached	D	D G	G	20' minimum setback from side yard if accessed off side alley.
III	Side Loaded	D	G	D
IV	J-Swing	D	E	D	Front yard setback for J-Swing garage may be reduced by up to 10' per 4.07.02(I).
V	Front Loaded, Detached (Pass-Thru)		D	H	Driveway width shall be a maximum of 12' between the street and the front facade of the primary structure. 6' minimum setback from the rear property line shall be provided if a single story structures 10' or more from the primary structure. Otherwise, it shall meet the primary structure setback requirement.
VI	Front Loaded, Attached	D	D	D

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

§ 4.06.05 Accessory Structure Exterior Facades And Construction.

(A)

Exterior facades.

The exterior facades of all accessory structures, including detached garages, in all zoning districts shall be constructed of the same exterior construction material of the main building or structure, and, at a minimum, the requirements which meeting or exceed 4.07.09 Exterior Construction of Main Buildings.

(B)

Exceptions to exterior facades.

(1)

These standards shall not apply to canopies associated with a Convenience Store with Gas Pumps nor Gas Pump with Accessory Use (for standards, reference 3.02.01(A)(13)and 3.02.01(A)(17), respectively).

(2)

Fiber cement siding may be used to fulfill masonry requirements for an accessory structure or structure of two hundred (200) square feet or less in a single-family or two-family district.

(3)

Exception shall be allowed to the 4.07.09 Exterior Construction of Main Buildings for accessory strictures in the AG – Agricultural District.

(4)

Metal or wood may be used as an exterior construction material for an accessory structure or structure of one hundred twenty (120) square feet or less in a single-family or two-family district.

(5)

Fiber cement siding may be used to fulfill masonry requirements for structures accessory to an existing structure constructed entirely of wood or vinyl siding.

(6)

In nonresidential and multifamily districts, fabric canopies/awning are permitted provided the following minimum requirements are met:

Fabric shall be made of coated vinyl.

Fabric shall be a solid color and contain no pattern. Neon and/or Fluorescent colors are prohibited;

Fabric and overall support system shall be designed to handle a wind speed of up to 150 miles per hour;

Applicant shall submit proof of a minimum 10-year manufacturer warranty for the fabric upon submittal of an application for a building permit. This warranty shall cover fraying, tearing, fading and discoloring.

The support structure (including columns) shall be metal; painted white, black or dark brown; and

Signage and logos are prohibited.

(7)

In nonresidential districts, accessory structures with pervious roofs (e.g., pergola) may be constructed of Cedar, Douglas Fir, or other material impervious to rotting, provided masonry, matching the material of the primary building or structure, wraps around the base of each column for a minimum three (3) feet above grade.

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

§ 4.07.01 Residential Lot Regulations.

(A)

Minimum residential lot area and exceptions.

The minimum lot area for the various zoning districts shall be in accordance with the individual districts except that a lot having less area than herein required which was an official "lot of record" prior to the adoption of this Ordinance, April 5, 2011, may be used for a single-family dwelling and no lot existing at the time of passage of this Ordinance shall be reduced in area below the minimum requirements set forth in the respective district.

(B)

Location of dwellings and buildings.

(1)

One main building for single-family and two-family use.

Only one main building for single-family and two-family use, with permitted accessory buildings, may be located upon a lot or unplatted tract.

(2)

Access.

Every means of access shall have a minimum lot width of twenty-five (25) feet at the property line.

(3)

Two or more main buildings.

Whenever two or more main buildings, or portions thereof, are placed upon a single lot or tract and such buildings do not face upon a public street, the same may be permitted when the Site Plan for such development is approved by the Planning & Zoning Commission so as to comply with the City Subdivision Regulations' requirements for platting.

(4)

Duplicate calculations prohibited.

No parking area, storage area, or required open space for one building shall be computed as being the open space, yard, or area requirements for any other dwelling or other use.

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

§ 4.07.02 Front Yard Setback.

(A)

Corner lots.

On corner lots, the front yard setback shall be observed along the frontage of both intersecting streets, unless shown specifically otherwise on a Final Plat, according to 4.07.01(A) Minimum Residential Lot Area and Exceptions.

(B)

Block with split zoning.

Where the frontage on one side of a street between two intersecting streets is divided by two or more zoning districts, the front yard setback shall comply with the requirements of the most restrictive district for the entire frontage.

(1)

See Figure 4.07.02.1: Front Yard Where Zoning Changes in a Block.

Figure 4.07.02.1: Front Yard Where Zoning Changes in a Block

(C)

Approved plats with established building line.

The required front yard setback shall comply with the building line so established by such Ordinance or plat, where a building line has been established by a plat or by ordinance prior to April 5, 2011, and such line required is a greater or lesser front yard setback than prescribed by this Ordinance for the district in which the building line is located.

(D)

Front yard measurements and considerations.

(1)

The front yard shall be measured from the property line to the front face of the building, covered porch, covered terrace or attached accessory building.

(2)

Eaves and roof extensions or a porch without posts or columns may project into the required front yard setback for a distance not to exceed three (3) feet.

See Figure 4.07.02.2: Method for Measuring Front Yards.

Figure 4.07.02.2: Method for Measuring Front Yards

(E)

Minimum front yard setback reduction and average setback.

(1)

The minimum front yard setback requirements may be reduced by a maximum of five (5) feet for all single-family and duplex uses within all SF, 2F, and OTC zoning districts provided that at least fifty (50) percent of the structures on a given block are set back an additional five (5) feet from the original setback.

(2)

The average setback along the block shall equal the original setback requirement.

(3)

The purpose of this average setback is to encourage a variety of front yard setbacks along a street.

(4)

In no case shall the front yard setback be less than twenty (20) feet.

(5)

The desired front setbacks for each lot shall be designated on the Final Plat.

See Figure 4.07.02.3: Calculations of Average Front Yard Setbacks.

Figure 4.07.02.3: Calculations of Average Front Yard Setbacks

(F)

Lots with predominate frontage on the curved radius of a cul-de-sac street.

Minimum front yard setbacks for lots with predominate frontage on the curved radius of a dedicated cul-de-sac street shall be twenty (20) feet.

(1)

See Figure 4.07.02.4: Calculations of Front Yard Setbacks on a Cul-de-sac Street.

Figure 4.07.02.4: Calculations of Front Yard Setbacks on a Cul-de-sac Street

(G)

Future right-of-way line.

Where a future right-of-way line has been established for future widening or opening of a street or thoroughfare, upon which a lot abuts, then the front or side yard shall be measured from the future right-of-way line.

(H)

Front yard setback reduction for nonresidential zoning district.

(1)

Applicability.

The following front yard reductions shall apply to all nonresidential zoning districts except the I-Industrial District.

(2)

Reduction standards.

The minimum front yard setback requirements may be reduced to ten (10) foot if the following requirements are met.

A minimum fifteen (15) foot sidewalk is provided.

Using Subsection 9.07 Form-Based Code Manual, street trees planted thirty (30) to thirty-five (35) feet on center are provided.

No parking or drive aisles are between the building and the property line.

Buildings or required open space areas abut the fifteen (15) foot sidewalk for a minimum distance of two hundred (200) feet or fifty (50) percent of the length of the front yard, whichever is greater.

The above requirements shall be consistent with Subsection 9.07 Form-Based Code Manual.

(I)

Front yard setback reduction for single- and two-family zoning districts.

The minimum front yard in single-family and two-family zoning districts may be reduced by ten (10) feet or fifteen (15) feet in the following circumstances. The front yard setback reduction shall apply only to the structures listed and shall not apply to the remainder of the housing unit. In no case shall the reduction cause the minimum front yard to be less than ten (10) feet, or fifteen (15) feet as prescribed by the circumstances below. (See Figure 4.07.02.5: Front Yard Setback Reduction for Single- and Two-Family Zoning Districts for a graphic depiction of applicable standards.)

(1)

Circumstance One - Front yard shall be no less than fifteen (15) feet. For a swing-in garage provided the wall of the garage that faces the street contains a glass pane window with a minimum size of three (3) feet by five (5) feet and the height of the garage does not exceed one (1) story;

(2)

Circumstance Two - Front yard shall be no less than ten (10) feet. For a non-enclosed porch, stoop (a minimum of 24 square feet), or balcony, or an architectural feature, such as bay window without floor area or chimney (for porch information and examples, see 4.07.16. Front Porch Standards); or

(3)

Circumstance Three - Front yard shall be no less than ten (10) feet. For a non-enclosed porch and the main structure provided:

The porch has a minimum dimension of seven (7) feet in depth measured from stud to the front edge of the porch floor and a minimum width of:

Ten (10) feet for SF-8.5 – Single-Family Residential-8.5 District lots and smaller; and

Twenty (20) feet for lots larger than SF-8.5 – Single-Family Residential-8.5 District.

Figure 4.07.02.5: Front Yard Setback Reduction for Single- and Two-Family Zoning Districts

(J)

Front yard setback reduction for specific thoroughfares.

The minimum front yard in single-family and two-family zoning districts with required street trees shall be reduced by five (5) feet for Type F and Type G thoroughfares.

(Ordinance 2021-07-47 adopted 7/6/21; Ordinance 2024-03-12 adopted 3/5/2024)

§ 4.07.03 Side Yard Setbacks.

(A)

Corner lot side yard setbacks.

(1)

On a corner lot used for one or two-family dwellings, both street exposures shall be treated as front yards on all lots except where one street exposure is designated as a side yard on a lot of record and separated from the adjacent lot by an alley and separated from the adjacent lot by an alley.

In such case, a building line shall be designated on the plat containing a side yard of fifteen (15) feet or more.

(2)

On lots that were official lots of record prior to April 5, 2011, the minimum side yard adjacent to a side street shall comply with the minimum required side yard for the respective district. See the following figures for details:

Figure 4.07.03.1: Key Lot.

Figure 4.07.03.1: Key Lot

Figure 4.07.03.2: Corner Lot.

Figure 4.07.03.2: Corner Lot

(B)

Open and unobstructed side yards.

(1)

Every part of a required side yard shall be open and unobstructed from the ground upward except for accessory buildings as permitted herein and the ordinary projections of window sills, belt courses, cornices, and other architectural features not to exceed twelve (12) inches into the required side yard, and roof eaves projecting not to exceed thirty-six (36) inches into the required side yard.

(2)

Air conditioning compressors, pool machinery and equipment, and similar appurtenances are permitted in the side yard, but shall be located a minimum three (3) feet from the property line.

(C)

Garage door side yard setback.

The face (meaning garage door) of a garage that faces a side yard (a swing-in garage) must be setback twenty-eight (28) feet from the side property line.

(1)

See Figure 4.06.04.1: Accessory Structure Regulations in All Residential Districts Except MF & MH Zoning Districts.

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

§ 4.07.04 Wind Energy Conversion Systems, Small.

(A)

Height.

The maximum tower height shall conform to the applicable zoning district.

(B)

Property line setbacks.

The setback from a property line shall be equal to or greater than the tower height.

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

§ 4.07.05 Special Height Regulations.

(A)

Use height exceptions.

Water stand pipes and tanks, church steeples, domes, and spires, public and private school buildings, and public/semi-public (see Public/Semi-Public Uses) institutional buildings (see Institutional Use) may be erected to exceed two (2) stories in height, provided that one (1) additional foot shall be added to the width and depth of front, side, and rear yards for each foot that such structures exceed two (2) stories.

Figure 4.07.05.1: Antenna & Tower Height Comparisons within Frisco

(B)

Ornamental features exception.

(1)

Ornamental features in all nonresidential zoning districts may exceed the maximum building height provided that the ornamental feature does not contain floor area and provided the required setbacks for the ornamental feature are increased by two (2) feet for every one (1) foot that the ornamental feature exceeds the maximum height.

(2)

Ornamental features shall be defined as towers, spires, steeples, and cupolas.

(Ordinance 19-10-82 adopted 10/1/19; Ordinance 2021-07-47 adopted 7/6/21)

§ 4.07.06 Miscellaneous Requirements.

(A)

Measurements.

All measurements of setback requirements shall be made according to the following figures.

(1)

Figure 9.01.01.3: Front Yard, Building Line, and Lot Width Measurement.

(2)

Figure 9.01.01.5: Determining Lot Depth on an Irregular Shaped Lot.

(3)

Figure 9.01.01.6: Yard Measurements.

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

§ 4.07.07 (Reserved)

(Ordinance 19-10-82 adopted 10/1/19)

§ 4.07.08 Modular (Industrialized) Home.

(A)

Permitted zoning districts.

A modular home may be permitted within the following zoning districts.

Zoning Districts in which Modular Homes are Permitted
Section	District Abbreviation – District Name
§ 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

(B)

Modular (industrialized) home requirements.

The following requirements shall be met for modular homes.

(1)

The modular home meets or exceeds all building code requirements that apply to other dwelling units concerning on-site construction.

(2)

The modular home conforms to all applicable zoning standards for the respective zoning district.

(3)

The modular home is affixed to an approved permanent foundation system.

(4)

The Chief Building Official is so notified in writing for the purpose of establishing procedures for the inspection, issuing of building permits, and compliance with the Texas Manufactured Housing Standards Act (Article 1221f V.T.C.S.).

(5)

The modular home is placed on an approved platted lot.

(6)

Per the Texas Occupations Code § 1202.253, Modular (Industrialized) homes shall:

Have a value equal to or greater than the median taxable value for each single-family dwelling located within 500 feet of the lot on which the industrialized housing is proposed to be located, as determined by the most recent certified tax appraisal roll for each county in which the properties are located;

Have exterior siding, roofing, roofing pitch, foundation fascia, and fenestration compatible with the single-family dwellings located within 500 feet of the lot on which the industrialized housing is proposed to be located;

Comply with municipal aesthetic standards, building setbacks, side and rear yard offsets, subdivision control, architectural landscaping, square footage, and other site requirements applicable to single-family dwellings; and

Be securely fixed to a permanent foundation.

(7)

For purposes of above subsection (6), "value" means the taxable value of the industrialized housing and the lot after installation of the housing.

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

§ 4.07.09 Exterior Construction of Main Buildings.

(A)

Exterior material requirements for selected residential districts.

(1)

Applicable zoning districts.

Residential Zoning Districts with Exterior Material Requirements
Section	District Abbreviation – District Name
§ 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)

Residential materials requirements.

The exterior facades of a main building or structure shall be constructed of one hundred (100) percent masonry, unless otherwise specified in this Zoning Ordinance.

Fiber cement siding may constitute fifty (50) percent of stories other than the first story, where located over roofline.

Fiber cement siding may also be used for architectural features, including window box-outs, bay windows, roof dormers, garage door headers of rear entry garages, columns, chimneys not part of an exterior wall, or other architectural features approved by the Chief Building Official.

(B)

Exterior material requirements for selected nonresidential districts.

(1)

Applicable zoning districts.

Nonresidential Zoning Districts with Exterior Material Requirements
Section	District Abbreviation – District Name
§ 2.04.01.	O-1 – Office-1 District
§ 2.04.02.	O-2 – Office-2 District
§ 2.04.03.	R – Retail 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

(2)

Nonresidential facade requirements.

All exterior facades for a main building or structure shall be constructed of one hundred (100) percent masonry as defined in Masonry Construction. The use of secondary materials may be used as specified by 4.08.02(B).

(C)

Metal buildings.

For Metal Buildings within all Zoning Districts:

(1)

Exterior construction of maintenance buildings for golf courses, public or parochial schools, churches, or the City may be metal upon issuance of a Specific Use Permit.

(2)

Exterior construction of buildings used for agricultural purposes in conjunction with a school may be metal upon issuance of a Specific Use Permit.

(3)

If an expansion or an addition to an existing metal building is not greater than ten (10) percent or 7,000 square feet, whichever is greater, the masonry requirements shall not apply to the expansion or addition to the existing metal building.

(D)

Multifamily zoning districts.

All main structures within the MF-15 – Multifamily-15 District and MF-19 – Multifamily-19 District districts must have a minimum of eighty (80) percent masonry on the first and second floors and fifty (50) percent on all other floors.

(E)

OTR facade plan requirement.

(1)

All main and/or accessory building construction in the OTR – Original Town Residential District must have an approved facade plan before issuance of a building permit.

(2)

All newly constructed dwellings in the OTR – Original Town Residential District must adhere to Subsection 9.06 Downtown Architectural Design Standards; OTC & OTR.

Any change to a facade for main and accessory buildings in the OTR – Original Town Residential District shall be of the pre-existing material (existing prior to September 3, 2002), which may include wood, non-combustible fiber cement siding construction, or clay-fired brick, or other materials as long as it meets the requirements of the district and the Chief Building Official.

Any change to the facade of a main and/or accessory building must be in the same architectural style as the main structure.

(3)

Facade plans shall follow the procedures listed in Subsection 6.16 Facade Plan Review.

(F)

OTC facade plan requirement.

(1)

All main and/or accessory building construction in the OTC – Original Town Commercial District must have an approved facade plan before issuance of a building permit.

(2)

New construction in the OTC – Original Town Commercial District must adhere to Subsection 9.06 Downtown Architectural Design Standards; OTC & OTR.

Any change in facade for main buildings or structures in the OTC – Original Town Commercial District shall be clay-fired brick construction.

Original building materials are allowed on buildings (existing prior to September 3, 2002) for expansions only.

(3)

Facade plans shall follow the procedures listed in Subsection 6.16 Facade Plan Review.

(G)

Equivalent or superior materials.

(1)

The City Council may approve materials which are equivalent to, or exceed, the standards set forth in the following.

Subsection (A) Exterior Material Requirements for Selected Residential Districts.

Subsection (B) Exterior Material Requirements for Selected Nonresidential Districts.

Subsection 9.06 Downtown Architectural Design Standards; OTC & OTR.

(2)

The City Council may also approve after a recommendation from the Planning & Zoning Commission, exceptions to the standards set forth in subsection (F) OTC Facade Plan Requirement if the proposed material is determined by the City Council to be compatible with the historical architectural character of the OTC – Original Town Commercial District.

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

§ 4.07.10 Handicap Accessibility.

The property owner is responsible for the project's compliance with the Texas Department of License and Regulations, as they exist or may be amended.

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

§ 4.07.11 Mini-Warehouse/Self-Storage Facilities.

(A)

Side building line reduction.

(1)

The side building lines of a Mini-Warehouse/Self-Storage facility may be reduced by approval of the Planning & Zoning Commission at the time of the Preliminary Site Plan approval.

(2)

If a reduction of side building lines is approve, then the configuration of the storage units shall be with the doors facing into the site with the rear walls of the units serving as the outer boundary.

(B)

Exterior construction.

(1)

Mini-Warehouse/Self-Storage facilities must comply with 4.07.09 Exterior Construction of Main Buildings, and its amendments, relating to the construction material used for exterior buildings.

(2)

Notwithstanding any other provisions to the contrary, a Mini-Warehouse/Self-Storage facility constructed adjacent to a residential area, whether separated by a dedicated street or not, shall exclusively use clay-fired brick as the exterior construction material.

(C)

Recreational vehicle (RV) and boat storage screening.

RV/Boat storage must be internal to the property or screened from view.

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

§ 4.07.12 Adjacency of Certain Uses To Residential Zoning.

(A)

Structures in conjunction with any automotive use.

(1)

All buildings, gasoline pump islands, vacuums, outdoor speakers, gasoline or fuel storage tanks, air and water dispensers, and other structures in conjunction with any automotive use shall be located a minimum of two hundred fifty (250) feet from any residential zoning district.

(2)

No service bay shall face a residential zoning district.

(3)

An automotive use shall be defined as the sales, leasing, renting, servicing, repair, or washing of automobiles, boats, motorcycles, trucks, or any other motor vehicle.

(B)

Structures in conjunction with any drive-through or drive-in restaurant.

(1)

All buildings, structures, and outdoor speakers used in conjunction with any drive-through or drive-in restaurant shall be located a minimum of two hundred (200) feet from any residential zoning district.

Outdoor speakers may be located closer than two hundred (200) feet from a residential zoning district provided that the building is located between the speaker box and adjacent residentially zoned property.

Landscaping standards may be found in Subsection 4.02 Landscape Requirements.

(C)

Thoroughfare exemption.

The requirements listed in subsection (A) and (B) shall not apply to a drive-through restaurant, drive-in restaurant, and/or an automotive use within two hundred (200) feet of a residential zoning district that is separated from the residential area by an existing or future major thoroughfare identified on the City's Thoroughfare Plan.

(D)

External balconies and walkways.

Nonresidential external balconies and walkways adjacent to the building shall be set back two hundred (200) feet from any residential zoning district.

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

§ 4.07.13 Residential Development Adjacent to Railways.

(A)

Minimum building setback, screening, and landscaping requirements.

When a boundary of a residential subdivision is adjacent to a railroad right-of-way, one of the two following options shall be met.

(1)

Option one – screening wall.

A minimum building setback of fifty (50) feet shall be required from the railroad right-of-way.

Provide a B1 Screening Buffer adjacent to the Railroad Right-of-way. (For Screening Buffer, see Figure 4.03.03 Site Screening Type B1 - Screening Wall.)

One three (3) inch caliper large tree shall be planted at thirty (30) feet on center adjacent to the residential side of the wall.

(2)

Option two – open space.

A minimum building setback of one hundred (100) feet shall be provided from the railroad right-of-way.

Provide a Type B2 Living Screen adjacent to the Railroad Right-of-way. (For Screening Buffer, see Figure 4.03.03 Site Screening Type B2 – Living Screen.)

(B)

Platting requirements.

(1)

The setback area shall be designated on the plat as follows: "This setback area is reserved for screening purposes. The placement of structures on this land or the removal of healthy screening plant materials is prohibited."

(2)

Should the setback area be part of a single-family lot, the setback area shall also be recorded on the plat as a building line.

(C)

Exceptions.

(1)

This Section 4.07.13. Residential Development Adjacent to Railways shall not apply to any residential development with an approved Concept Plan, Preliminary Plat, and/or Final Plat prior to April 4, 2000.

(Ordinance 2021-07-47 adopted 7/6/21; Ordinance 2024-05-21 adopted 5/7/2024)

§ 4.07.14 Nonresidential and Multifamily Development Adjacent to a Major Creek.

(A)

Major creeks defined.

Major Creeks within the City shall be defined within in Subdivision Ordinance as it exists or may be amended and may include the following:

(1)

Cottonwood Creek;

(2)

Panther Creek;

(3)

Parvin Branch;

(4)

Rowlett Creek;

(5)

Stewart Creek; and

(6)

White Rock Creek.

(B)

Nonresidential and multifamily requirements.

All nonresidential and multifamily lots developing adjacent to the fully developed 100-year floodplain of a major creek shall comply with the requirements listed below. Multifamily-zoned property that develops as Single-Family is not subject to these requirements, but shall comply with the Subdivision Ordinance, as it exists or may be amended.

(1)

Retaining walls.

Retaining walls, where provided, shall be designed by a professional engineer and be constructed of clay-fired brick, stone, modular concrete block, poured concrete with masonry veneer, or split-faced concrete masonry units.

These requirements apply to walls constructed within the channel of the creek.

(2)

Maintenance access.

Maintenance access, as required by the Director of Engineering Services shall be provided to the floodplain, hike and bike trail, and creek.

(3)

Hike and bike trail incorporation.

The development shall incorporate a connection to the City's hike and bike trail by way of a sidewalk, stairs, and/or ramps.

The connection shall comply with ADA accessibility requirements.

(4)

Open space credit.

Open space areas adjacent to the floodplain that have been improved with patios, courtyards, or additional landscaping listed in subsection (C)(2) and (C)(2)f below may be counted to meet minimum open space requirements, if approved by the Director.

If the 4.11.04 Voluntary Buffer Requirements are met, then the area within the Riparian Buffer shall count towards open space.

(C)

Nonresidential and multifamily amenities required.

(1)

Applicability.

Multifamily, except those multifamily zoned properties that are developed as Single-Family, and office development adjacent to a major creek shall provide four (4) of the amenities listed below.

Retail and commercial development adjacent to a major creek shall provide three (3) of the amenities listed below.

Industrial development adjacent to a major creek shall provide two (2) of the amenities listed below.

Amenity selection is subject to approval by the Planning & Zoning Commission upon Preliminary Site Plan or Site Plan approval.

(2)

Amenities.

Landscape edge adjacent to the floodplain.

Provide a Type B6 Screening Buffer adjacent to the floodplain of the major creek. (For Screening Buffer, see 4.03.03 Screening/Buffer Areas.)

Existing trees in healthy growing condition and of a species from the list of 4.02.03(A) Approved Plant Materials of this ordinance, as it exists or may be amended, may be counted toward this requirement.

Windows.

A minimum of twenty-five (25) percent of the surface area of walls that face the major creek to be provided as windows.

Hike and bike trail construction.

Construction of a hike and bike trail in accordance with the City's Hike and Bike Trail Master Plan.

Escrow for the construction of the hike and bike trail may be accepted upon approval by the Director of Parks and Recreation or his/her designee.

Visibility corridor.

A visibility corridor of at least one hundred (100) feet shall be required between and/or adjacent to buildings adjacent to the floodplain.

This visibility corridor can include parking, landscape medians or areas, amenities, and drive aisles.

Trailhead park.

A trailhead park shall have minimum dimensions of fifty (50) feet and be located adjacent to the hike and bike trail.

Park benches shall be provided.

Trailhead parks are subject to review and approval by the Director of Parks and Recreation or his/her designee.

Common patio, balcony, courtyard, or terrace.

A common patio, balcony, courtyard, or terrace a minimum of 750 square feet located between the building and the major creek.

Building orientation.

Building orientation such that the entire side of the building adjacent to the floodplain is not the back of the building.

Creek restoration.

A plan shall be designed and implemented according to Army Corps of Engineers standards and approved by Army Corps of Engineers.

Other amenities.

Other amenities not listed may be approved by the Planning & Zoning Commission in conjunction with a Preliminary Site Plan if they determine that the proposed amenity meets the intent of these requirements.

(Ordinance 2021-07-47 adopted 7/6/21; Ordinance 2024-05-21 adopted 5/7/2024)

§ 4.07.15 Single-Family Residential Density Bonus Adjacent to a Creek.

As an incentive for preserving land adjacent to a creek, a density bonus shall be given to developments using a single loaded street (i.e., homes only on one side of street) adjacent to a creek. The bonus applies only to projects that provide one hundred (100) percent single loaded streets in lieu of the sixty (60) percent required by the Subdivision Ordinance.

(A)

Patio home and townhome uses allowed.

Patio homes and townhomes are permitted by right if the patio home or townhome fronts the single loaded street and is served by an alley.

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

§ 4.07.16 Front Porch Standards.

(A)

Front porches are optional.

Front porches are not required but are encouraged on single-family detached dwellings to create a sense of community, give scale and provide character to neighborhoods. Please refer to the following illustrations.





Figure 4.07.16.1: Examples of Porches

(B)

Front porch standards.

The porches shall be allowed to encroach into the required front setback by a maximum of fifteen (15) feet under the conditions noted below. In no case shall the reduction cause the minimum front yard to be less than ten (10) feet. For a non-enclosed porch attached to a main structure, the porch shall meet the following.

(1)

Be fully covered.

(2)

Be open on a minimum of two sides.

(3)

Have decorative columns, with a tripartite composition (base, middle and top) appropriate to the architectural style of the structure.

(4)

Have beam casings built of materials that reflect the structural nature of the beams, which means that the grain of texture of the casing material shall be horizontal.

(5)

Have a minimum porch floor dimension of seven (7) feet in depth measured from exterior face of the house to the front edge or railing, whichever occurs first.

(6)

Have minimum porch floor dimension of ten (10) feet in width feet for lots in the SF-8.5 – Single-Family Residential-8.5 District, SF-7 – Single-Family Residential-7 District, and the PH – Patio Home District.

(7)

Have a minimum porch floor dimension of twenty (20) feet in width for lots in the AG – Agricultural District, RE – Residential Estate District, SF-16 – Single-Family Residential-16 District, SF-12.5 – Single-Family Residential-12.5 District, and SF-10 – Single-Family Residential-10 District. The long axis of the porch shall be parallel to the street to greatest extent possible.

(8)

Have architectural details such as roof slopes, eave overhangs, column, railing proportions and shapes, materials, and relationships of porch to the structure itself should be designed to accurately reflect the architectural style of the structure. Please reference Abram's Guide to American House Styles, published by Harry N. Abrams, Inc., 2004.

(C)

Main entrance.

A front porch need not contain the main entrance to a building. In such cases, it shall be adjacent to a primary living space and be designed as an outdoor extension of such space.

(D)

Single story height.

No porch shall be more than a single story high.

(E)

Front porch guidelines.

(1)

A porch may be accompanied with a non-enclosed balcony above.

(2)

Porches may be located along the front and/or side of the dwelling.

(3)

Porches may wrap along more than one facade of a structure.

(Ordinance 2021-07-47 adopted 7/6/21; Ordinance 2024-03-12 adopted 3/5/2024)

§ 4.07.17 Interconnectivity of Residential and Nonresidential Developments.

(A)

Applicability zoning districts.

The regulations of this section shall apply to the following zoning districts.

Nonresidential Zoning Districts
Section	District Abbreviation – District Name
§ 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
§ 2.04.01.	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
§ 2.04.06.	C-1 – Commercial-1 District
§ 2.04.07.	C-2 – Commercial-2 District

(B)

Interconnectivity of developments.

In cases where residential and nonresidential development are adjacent to each other, one (1) street or drive connection shall be required for nonresidential properties less than ten (10) acres, and two (2) street or drive connections shall be required for nonresidential properties that are ten (10) or more acres in size. Residential developments shall provide street/drive stub-out connections. The Director may approve a reduction in the number of connections where physical or site development constraints exist. Connections shall be located as to avoid conflicts with the service areas of a nonresidential development.

Figure 4.07.17.1 Interconnected Development

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

§ 4.07.18 Residential Front Entry Garage Standards.

(A)

Applicability.

This section shall apply to all residential zoning districts except multifamily and manufactured home districts.

(B)

Setback.

A garage face shall either be set back a minimum of five (5) feet from the front of the house or front porch (as defined in Form-Based Code Manual), or be a minimum of twenty-five (25) feet from the front property line, whichever is greater.

(C)

Front door enhancement.

Homes shall be designed in a manner that enhances the front door rather than the garage door and shall include one of the following.

(1)

Front porch.

(2)

Columns/Gateways/Articulation at the sidewalk (see examples below).


Figure 4.07.18.1: Front Door Enhancement

(D)

Enhanced pavement.

Driveways and entryway sidewalks shall incorporate a decorative paving technique from the following.

(1)

Earth-tone colored concrete (stain mixed in, not applied after).

(2)

Stamped/patterned concrete.

(3)

Brick/pave stone.

(E)

Garage door treatments.

Garage doors shall contain three (3) of the following enhancements.

Figure 4.07.18.2: Recessed Garage Door Example

(1)

Garage door recessed a minimum of twelve (12) inches from the garage face.

(2)

Cedar/wood clad doors.

(3)

Double doors.

(4)

Decorative windows.

(5)

Decorative hardware.

(6)

Reveals/texture.

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

§ 4.07.19 Site Development Requirements on Uses Subject to the Texas Local Government Code, chapter 218.

(A)

For purposes of this Section 4.07.19 and as used in the Texas Local Government Code, Chapter 218, the term "development" is defined as the lot or parcel of land that is the subject of a development project governed by the Texas Local Government Code, Chapter 218.

(B)

General site development requirements:

(1)

Where adjacent to public right-of-way and/or a public way easement, a 25-foot landscaping setback shall be required. Drive aisles and/or parking shall be prohibited within the setback where adjacent to public right-of-way and/or a public way easement. Should a fire lane be required between the building and public right-of-way and/or a public way easement, such fire lane shall incorporate decorative pavement and be limited to emergency access only.

(2)

Parking on the site's perimeter shall be limited to a single drive aisle with double-loaded parking. A canopy shade tree shall be provided within a landscape island or triangle-shaped parking island every fourth parking space along both sides of the double-loaded parking. Reference Figure 4.07.19.1 for example.

Figure 4.07.19.1

(3)

Tuck-under, garage parking shall be restricted to the rear and/or interior sides of the building and shall not face outward toward the site's perimeter and/or the public right-of-way and/or public way easement. Reference Figure 4.07.19.1 for example.

(4)

Each building facade shall incorporate tripartite composition (base, middle, and top) appropriate to the architectural style of the structure.

Figure 4.07.19.2

(5)

Except as otherwise stated in this Subsection or applicable law, all other standards and requirements applicable to structures and developments within the MF-15 – Multifamily-15 District shall apply.

(C)

Additional site development requirements for property zoned Office-2, Highway, or Information and Technology and within the Dallas North Tollway, State Highway 121, or US Highway 380 corridors, defined as 750-feet from the edge of each such right-of-way and as shown in Figure 4.07.19.3, shall be as follows:

Figure 4.07.19.3

(1)

For "mixed-use residential projects" as defined under the Texas Local Government Code, § 218.001(2), a minimum of 35% of the development's square footage shall be nonresidential uses as permitted by and subject to the property's base zoning district. Unless otherwise regulated by this Ordinance, nonresidential portions of each building shall comply with Form Based Code LU-2, Retail at Grade Standards.

(2)

Multifamily residential and mixed-use residential buildings shall be a minimum of 15-stories or 150 feet, whichever is greater, in height when constructed on property that is more than 200 feet from property that is residentially zoned or designated as residential on the City's Future Land Use Plan.

(3)

(Ordinance 2025-08-41 adopted 8/19/2025)

§ 4.07.20 Site Development Standards on Uses Subject to the Texas Local Government Code, chapter 211, subchapter D.

(A)

General site development requirements:

(1)

All lots shall be alley served.

(2)

Porches or stoops are required for all lots. Porches shall comply with the minimum standards for porches pursuant to Zoning Ordinance Section 4.07.16. Stoops shall comply with the minimum standards for stoops pursuant to Form-Based Code Section LU-3.

(3)

A minimum of 15% of the development's platted area, excluding right-of-way dedications for thoroughfares greater than 60-feet in width, shall be dedicated as usable open space.

(4)

Each building facade shall incorporate tripartite composition (base, middle, and top) appropriate to the architectural style of the structure.

(5)

Except as otherwise stated in this Subsection or applicable law, all other standards and requirements applicable to structures and developments within the TH – Townhome District shall apply.

(Ordinance 2025-08-41 adopted 8/19/2025)

§ 4.08.01 Applicability.

This subsection shall apply to all nonresidential zoned districts except IT and I districts.

(A)

Conflicts.

(1)

Where the regulations of this section conflict with other sections of this Ordinance, the regulations of this Subsection 4.08 shall apply.

(2)

Where the regulations of this Subsection 4.08 conflict with regulations of an overlay district, the overlay district regulations shall apply.

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

§ 4.08.02 Exterior Appearance of Buildings and Structures.

(A)

Primary exterior materials.

(1)

Primary exterior materials shall conform to the requirements found in 4.07.09 Exterior Construction of Main Buildings.

(2)

In addition to these requirements, the use of Exterior Insulated Finishing System (EIFS) is not permitted below nine (9) feet above finished grade, and the use of EIFS above nine (9) feet is limited to high impact EIFS, but in no instance shall EIFS constitute more than ten (10) percent of any facade wall.

(B)

Secondary exterior materials.

Secondary exterior materials consist of non-masonry materials, including aluminum, metal, or other materials as approved by the Director. These materials shall comprise less than ten (10) percent of each facade elevation.

(C)

Architecturally finished buildings on four sides.

All buildings shall be architecturally finished on all four (4) sides with same materials, detailing, and features.

(D)

Architecturally finished buildings on three sides.

Where buildings are architecturally finished on three (3) sides (all sides except the rear facade) the following site-specific standards must be met:

(1)

Provide a Type B7 Screening Buffer found in 4.03.03 B7 Screening Buffer with Double Row of Trees.

(2)

The architectural finish of the rear side (facade) matches the remainder of the building in color only.

(3)

This standard is only applicable for facades that are not visible from public streets and applies to anchor buildings and attached inline spaces only and shall not include "out" buildings or pad sites.

(Ordinance 2021-07-47 adopted 7/6/21; Ordinance 2024-05-21 adopted 5/7/2024)

§ 4.08.03 Pad Site Requirements.

(A)

Pad site definition.

A pad site is defined as a nonresidential building of 6,000 square feet or less.

(B)

Pad site limitations.

Pad sites at retail centers shall be limited to one for every five (5) acres, or portion thereof, of the overall development.

(C)

Specific standards per zoning district.

Within the TO – Tollway Overlay District additional pad sites will be permitted if one 210-foot long view corridor is provided per 1,000 feet, or portion thereof, of street frontage for each street adjacent to the property.

(1)

A view corridor is defined as a separation between buildings along the street frontage.

(2)

This view corridor is encouraged to be located at or near a median opening.

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

§ 4.08.04 Retail Market Study Requirements.

(A)

Applicability.

A Retail Market Study shall be submitted for all retail/commercial zoning requests, unless one of the following exceptions applies.

(1)

A Retail Market Study is not required if the subject property is already zoned to allow retail development.

(2)

A Retail Market Study is not required for any new development along S.H. 121, U.S. 380, FM 423, the Dallas North Tollway, and Preston Road between Eldorado Parkway and S.H. 121 for properties shown as nonresidential within the Comprehensive Plan.

(3)

A Retail Market Study is not required for properties that are:

In compliance with the Comprehensive Plan (re: Future Land Use Plan),

Fifteen (15.0) or more net acres in size,

Of a 750-foot lot depth to allow for development with a major retail anchor store, and

Located at the intersection of two (2) major thoroughfares (i.e., not a mid-block development).

(B)

Retail Market Study parameters.

The following parameters should be included in the preparation of the Retail Market Study:

(1)

The Study shall define the market study area being analyzed and all retail properties in the study area with their building square footage areas;

(2)

The total retail square footage that is part of the proposed development, including neighborhood retail, community retail, regional retail, and super-regional retail types, as outlined in the Comprehensive Plan;

(3)

Study area shall be the city limits and extraterritorial jurisdiction (ETJ);

(4)

The Study should use a Floor Area Ratio (FAR) of 0.25 for all undeveloped retail sites within the study area;

(5)

The Study shall use agricultural zoning shown as Retail on Future Land Use Plan (FLUP) at 0.25 FAR at fifteen (15) acres;

(6)

The Study shall identify the specific residential density (number of residential units) within the study area;

(7)

The Study shall use agriculture zoning shown as Residential on Future Land Use Plan (FLUP) calculated at a density of 3.0 units/acre; and

(8)

In determining the appropriate amount of retail, the Study shall use a ratio of thirty (30) gross leasable square feet of retail per person as a target ratio for the study area.

(C)

Retail Market Study results.

(1)

The results of the Retail Market Study will not guarantee approval or denial of a zoning request.

(2)

The study results will be one part of the overall evaluation criteria.

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

§ 4.09.01 Purpose.

Frisco recognizes that building design is a major component of making a place unique. The purpose of these requirements is to avoid the creation of inappropriate or inharmonious facades which do not distinguish the City's nonresidential areas from those in other cities. The standards are intended to foster the continuity of retail stores and display windows, provide weather protection and shade for pedestrians and maintain a healthy retail environment. It is also the intent to encourage proposals that will contribute to the established or planned architectural character of a specific area.

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

§ 4.09.02 Applicability of Other Regulations.

The facade design standards are not intended to supersede requirements established in the PRO – Preston Road Overlay District, the TO – Tollway Overlay District and existing Planned Development Districts. Where there is a conflict between the facade design standards and those listed in the above noted districts, the more restrictive of the two shall apply. Some PDs may have design standards unique to the project. This subsection shall apply to all nonresidential zoned districts except IT and I districts.

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

§ 4.09.03 Design Standards.

(A)

Facade composition shall include the following elements.

(1)

Tripartite composition (base, middle and top).

(2)

Pedestrian areas adjacent to the buildings shall incorporate features to promote a walkable environment such as seats, benches, shade trees, awnings and arcades. Where awnings are used, they should be metal or an equivalent durable material.

(3)

Retail centers shall use materials similar to those in the block and surrounding development, including similar color. The first building to apply for a building permit establishes the building material palette for the retail center. The primary exterior building material established shall be used on at least ten (10) percent of the exterior facades of other buildings in the block and surrounding development. Where non-masonry materials are permitted, the use of Exterior Insulation and Finish Systems (EIFS) shall be limited to a maximum of ten (10) percent of the total facade and in no instances shall EIFS be permitted within nine feet of the grade of the first floor.

(4)

Fenestration (window) patterns and percent of facade devoted to fenestration shall be consistent with the retail center. Fenestrations shall cover 50–75 percent of the storefront and 15–35 percent of the upper facade. Storefront fenestrations shall be vertically oriented.

(5)

The fenestrations shall be placed a minimum of six (6) inches back from the exterior wall surface creating a reveal. Wall surfaces shall predominate; fenestration openings shall appear to be cut into the wall surface.

(6)

An eighteen (18) inch minimum water course shall be provided under fenestrations.

(7)

Mirrored or opaque facades shall be avoided.

(8)

A well-defined cornice or fascia shall be located at the top of the storefront and at the roofline.

(9)

Side and rear elevations of buildings visible to the public roadway shall incorporate architectural features consistent with the front facade.

(10)

Buildings on pad sites shall share similar design characteristics of the main structure(s). The intent should not be the precise replication of the design of the main structure(s) but rather the use of similar colors, materials and textures including the repeating patterns, rhythms and proportions of the architecture of the other buildings.

(11)

When a new use or an addition will be adjacent to an existing development, the newly constructed portion of the building shall appear as part of the original design to the greatest extent possible. Where new construction must consist of a different height or bulk than that of the original structure, the change should not occur abruptly.

(12)

The following design principle are suggested as resources.

The Golden Mean (1 to 1.618 ratio) and the Fibonacci Sequence (0, 1, 1, 2, 3, 5, 8, 13, 21, etc.).

http://www.vashti.net/mceinc/golden.htm

Pattern as a method of locating structural components, including windows and doors etc.; ref: "The Old Way of Seeing" by Jonathan Hale.

http://www.zloty-design.com/gd107/08OldWySeeing.pdf

Recessed entryways to provide a sense of arrival and shelter.

Figure 4.09.03.1: Example of Windows and Entrances Designed with Concepts from the Golden Mean and Fibonacci Sequence

Figure 4.09.03.2: Example of Windows and Entrances Designed with Concepts from the Golden Mean and Fibonacci Sequence

(B)

Facade design standards for big box retail structures.

(1)

Facade plans will be evaluated for their architectural concept, proportions, composition, details, decorative features, artfulness and quality.

(2)

Buildings shall incorporate a tripartite building composition (base, middle and top). The tripartite shall be proportioned to the other elements of the tripartite and the overall structure.

Figure 4.09.03.3: Big Box Development with Quality Design Elements.

Figure 4.09.03.4:

Building with Sheltered Entry

(3)

Buildings shall provide a sheltered entry.

(4)

Areas adjacent to the buildings shall incorporate features to promote a walkable environment such as seats, benches, shade trees, awnings and arcades. Where awnings are used, they shall be metal or an equivalent durable material.

(5)

The City encourages creative freedom to enrich facade design; the architectural decision may include the following.

Placement of windows or transparency subtracted or "punched."

Variations in roof form.

Enhancement of long unadorned walls with:

Light and shade design elements,

Recesses and projections,

Vertical accents or focal points,

Murals,

Sculptures,

Masonry texture feature, or

Landscaping.



Figure 4.09.03.5: Quality Facade Designs Elements

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

§ 4.10.01 Applicability.

(A)

New single-family residential development.

All new single-family residential developments may utilize a cluster development option.

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

§ 4.10.02 Minimum Required Area for a Cluster Development.

(A)

Minimum area.

The minimum area of a cluster development shall be five (5) acres.

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

§ 4.10.03 Development Requirements.

(A)

Principal and accessory uses.

All principal and accessory uses authorized with the applicable zoning district shall be allowed in the cluster development.

(B)

Modified minimum lot size, lot width, lot depth, or house size.

Modified minimum measurement shall apply to the following standards.

(1)

Lot size: None.

(2)

Lot width: Minimum of twenty-five (25) feet.

(3)

Lot depth: None.

(4)

Dwelling size: None.

(C)

Minimum setback required adjacent to street right-of-way.

(1)

A minimum front yard setback adjacent to a street right-of-way shall be twenty-five (25) feet.

(2)

Porches may extend to within five (5) feet of the front property line.

(3)

If alleys are provided, then the rear yard setback shall be reduced to a minimum of ten (10) feet.

(D)

Minimum building separation.

A minimum building separation between all buildings shall be:

(1)

Ten (10) feet, if zero lot is used; and

(2)

Fourteen (14) feet, if center loaded.

(E)

Minimum street frontage per lot.

Each lot shall have a minimum twenty (20) feet of street frontage.

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

§ 4.10.04 Preliminary Plat Requirements.

(A)

Preliminary plat requirement.

A Preliminary Plat shall be required for all cluster developments.

(B)

Additional information requirement.

The following information shall be included with a Preliminary Plat.

(1)

The maximum number and type of dwelling units proposed.

(2)

The area of the site on which dwelling units will be constructed.

(3)

The calculation of the permitted number of dwelling units (see 4.10.08. Calculating the Permitted Number of Dwelling Units).

(4)

The area of the site on which other principal or accessory uses will be constructed.

(5)

The areas of the site designated for open space and their size.

(6)

The number of acres proposed to be conveyed as open space.

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

§ 4.10.05 Amount of Open Space Required for Cluster Development.

(A)

Minimum amount of open space requirement.

A cluster development shall have ten (10) percent of the site conveyed as open space. The Riparian Buffer may be include in the amount of open space provided that homes do not back onto the open space.

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

§ 4.10.06 Base Zoning District's Net Dwelling Unit Per Acre (DUA).

The following maximum dwelling units per Net Acreage, Subdivision for Cluster Developments shall apply per each base zoning district.

Base Zoning District	Maximum Dwelling Unit Per Net Acre
RE – Residential Estate District	0.66
SF-16 – Single-Family Residential-16 District	1.79
SF-12.5 – Single-Family Residential-12.5 District	2.29
SF-10 – Single-Family Residential-10 District	2.87
SF-8.5 – Single-Family Residential-8.5 District	3.38
SF-7 – Single-Family Residential-7 District	4.11
PH – Patio Home District	4.89

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

§ 4.10.07 Amount of Permitted Dwelling Units for Cluster Development.

(A)

Number of clustered dwelling units equal the number of permitted dwelling units under the base zoning district.

Except as provided in 4.10.09. Density Bonus for Housing Integration, the maximum number of dwelling units proposed for a residential cluster development shall not exceed the number of dwelling units permitted per 4.10.06. Base Zoning District's Net Dwelling Unit per Acre (DUA) for the residential zoning district in which the parcel is located.

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

§ 4.10.08 Calculating the Permitted Number of Dwelling Units.

(A)

Measure the net area of the development site.

The Net Acreage, Subdivision of the entire site shall be measured to the tenth of an acre with all land dedicated to all streets within the site being subtracted.

(B)

Apply base zoning districts net dwelling unit per acre (DUA).

The Net Acreage, Subdivision land area shall be multiplied by the number of dwelling units per acre permitted within 4.10.06. Base Zoning District's Net Dwelling Unit per Acre (DUA). The resulting number of dwelling units shall be rounded to the nearest whole number.

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

§ 4.10.09 Density Bonus for Housing Integration.

(A)

Density bonus may be approved by the Director.

The Director may approve a density bonus up to twenty (20) percent of permitted number of dwelling units under the following conditions.

(1)

The amount of open space is at least ten (10) percent of the Net Acreage, Subdivision area.

(2)

Housing types other than single-family detached units are incorporated.

(3)

Open space is conveyed to the pursuant to 4.10.12. Conveyance of Open Space.

(4)

Open space is accessible to the public.

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

§ 4.10.10 Director Review Criteria.

(A)

Fulfilled the requirement of this section.

The requirements of this Subsection 4.10. are fulfilled.

(B)

Ten (10) percent open space requirement is met.

Buildings and structures are adequately grouped so at least ten (10) percent of the total area of the site is set aside as open space. To the greatest degree practicable, common open space shall be designated as a single block and not divided into unconnected small parcels located in various parts of the development, unless otherwise approved by the Director.

(C)

Pedestrian access.

Pedestrians can access common open space.

(D)

Minimization of land alteration.

Individual lots, buildings, structures, streets, and parking areas are situated to minimize the alteration of natural features, natural vegetation, and topography.

(E)

Scenic views.

Existing scenic views or vistas are permitted to remain unobstructed, especially from public streets.

(F)

Historic preservation.

The Site Plan accommodates and preserves any features of historic, cultural, or archaeological value.

(G)

Preserving environmentally sensitive areas.

Floodplains, wetlands, and areas with slopes in excess of ten (10) percent are protected from development.

(H)

Consistent with intent of this ordinance and the Comprehensive Plan.

The cluster development advances the purposes of this Ordinance and the Comprehensive Plan.

(I)

Crime prevention through environmental design (CPTED).

The cluster development incorporated CPTED principles.

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

§ 4.10.11 Approval of a Residential Cluster Development.

The Planning & Zoning Commission shall approve or deny residential cluster developments in the same manner as a plat.

(A)

For appeals, see Subsection 6.19 Appeals and the Appeal Process.

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

§ 4.10.12 Conveyance of Open Space.

(A)

Procedures.

Open space provided by a residential cluster development shall be conveyed as follows.

(1)

City.

To the City and accepted for open space, agricultural, or other specified use or uses, provided that the conveyance is approved by the City Council and is in a form approved by the City Attorney.

(2)

Nonprofit.

To a nonprofit organization whose principal purpose is the conservation of open space, to a corporation or trust owned or to be owned by the owners of lots or dwelling units within the residential cluster development, or to owners of shares within a cooperative development. If such a corporation or trust is used, ownership shall pass with the conveyances of the lots or dwelling units. The conveyance shall be approved by the City Council and shall be in a form approved by the city attorney.

In any case, where the common open space in a residential cluster development is conveyed, a deed restriction enforceable by the City shall be recorded that provides that the open space shall:

Be kept in the authorized conditions; and

Not be developed for principal uses, accessory uses (e.g., parking), or roadways. However, the following uses shall be permitted: amenity center, gazebo, fountain, and other similar uses as approved by the Director.

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

§ 4.10.13 Examples of Conventional and Cluster Residential Development.

Figure 4.10.13.1: Conventional and Cluster Residential Developments.

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

§ 4.11.01 Purpose.

The Comprehensive Plan included a recommendation to protect and enhance the floodway and floodplain areas and encourage the incorporation of open space. The purpose of this section, through the use of incentives, is to encourage the use of buffers along creeks and tributaries to achieve the following:

(A)

Reduce erosion;

(B)

Preserve habitat;

(C)

Increase neighborhood open space;

(D)

Create unique neighborhoods; and

(E)

Minimize impacts to citizen safety and property.

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

§ 4.11.02 Benefits of Voluntary Buffer Area.

(A)

By allowing the Voluntary Buffer Area to remain undisturbed, residential developments receive a density bonus for the remaining portion of the property.

(B)

Area may be counted toward open space requirements.

(C)

Other benefits may include avoiding costly and lengthy permit processes and studies by the U.S. Army Corps of Engineers, and incorporation of desirable open space thereby increasing the property value.

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

§ 4.11.03 Boundaries of Voluntary Buffer Area.

(A)

Riparian buffer and Riparian Buffer Map.

Riparian buffers shall be provided as identified by the Director. The Director shall establish and maintain a Riparian Buffer Map. The total buffer width shall be divided equally on both sides of the tributary and in addition to the Erosion Hazard Setback (EHS) in the City's Engineering Design Standards (if applicable).

(B)

Major creeks.

Major Creek buffers shall be one hundred (100) feet measured from the EHS on both sides of the creek.

(C)

Supplemental area.

(1)

Tributaries and major creeks also may include other areas to be preserved, identified through any Army Corps of Engineers Section 404 Permit Process.

(2)

The Director may also consider supplemental information when making a determination of buffer width or the requirement for a buffer, such as but not limited to:

Field verification;

Aerial photography; and/or

A determination by the U.S. Army Corps of Engineers or a qualified environmental scientist of the presence or absence of jurisdictional wetlands and waters of the United States.

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

§ 4.11.04 Voluntary Buffer Requirements.

(A)

Standards.

(1)

Only developable land (i.e., Net Acreage, Subdivision) within the buffer shall be considered for the density bonus.

(2)

The density bonus shall be equal to the base number of dwelling units that could have been built within the buffer area plus an additional fifteen (15) percent.

The base number of dwelling units permitted shall be found within 4.10.06 Base Zoning District's Net Dwelling Unit per Acre (DUA).

The resulting number of dwelling units shall be rounded to the nearest whole number.

(3)

All the bonus housing units shall comply with the following conditions:

Parallel Street along the voluntary buffer area shall contain street trees according to Figure 4.02.10.2: Residential Street, Rear Entry;

Alley served houses; and

No homes shall back to the buffer.

(4)

In zoning districts that require open space, the buffer can be used to count towards the open space requirement.

(5)

The Director, or designee, must confirm the area of the developable land.

(6)

The following criteria shall also apply:

Buffers shall be shown on all development and construction plans;

Buffers are in addition to the required EHS as called out in the Engineering Design Standards as they stand or may be modified; and

The boundaries of the buffer area shall be clearly marked in the field for the duration of the land disturbing activities on the property, and shall be submitted with the Preliminary Plat with Global Positioning System (GPS) coordinates showing the extent of the buffer.

(B)

Permitted uses and activities.

(1)

Repair, replacement or improvement of utility facilities; however, the disturbed portion of the buffer and/or stream shall be restored to City specifications.

(2)

Non-native vegetation is removed from the buffer area and replaced with native vegetation as approved by the Director.

(3)

Stream, wetland, and riparian enhancement or restoration project.

(4)

Structures or actions permitted through NWP 40, Agricultural Activities.

(5)

Routine repair and maintenance of structures, roadways, driveways, utility facilities, accessory uses and other development.

(6)

Measures to remove or abate nuisances, or any other violation of State statute, administrative rule, or City Code of Ordinances.

(7)

Any action taken by the City in an emergency to mitigate an existing or potential hazard.

(C)

Prohibited uses and activities.

(1)

Land disturbing activity not authorized by a Letter of Permission by the Director and Director of Engineering Services.

(2)

Uncontained and contained areas of hazardous materials handling areas for the receiving and storage of hazardous waste.

(D)

Exempted standards.

Developments complying with the standards of this section shall be exempt from the requirements within Subsection 4.01 Tree Preservation Requirements.

(E)

Criteria for approval.

(1)

Voluntary buffer recommendation.

The Director and the Director of Engineering Services shall recommend approval of the proposed development when the applicant demonstrates the land development activity is in compliance with the following requirements:

The buffer has been properly identified and indicated on the required development plans;

The land development activity will not cause damage to the buffer;

Acceptance of an approved restoration plan (if applicable as determined by the Director);

If jurisdictional wetlands are determined to be present by the U.S. Army Corps of Engineers or a qualified wetland delineator and would be impacted by the proposed project, a Section 404 Permit or Letter of Permission from the Corps shall be required before approval; and

The approval shall expire when the development plans expire.

(2)

Voluntary buffer approval.

The Planning & Zoning Commission shall approve, deny, or approve with conditions the proposed development based on the criteria listed in subsection (E)(1)a through (E)(1)e.

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

§ 4.12.01 Supplemental Area Regulations.

(A)

Minimum front yard.

(1)

Adjacent to a townhouse, duplex, or single-family zoning district or area shown on Future Land Use Plan for single-family residential.

Building Height	Yard Depth
One-Story	Fifty (50) feet
Two-Story	Fifty (50) feet
Three-Story	MF-15 – Multifamily-15 District: One hundred fifty (150) feet MF-19 – Multifamily-19 District: Seventy-five (75) feet

(2)

Adjacent to a nonresidential or multifamily zoning district or area shown on the Future Land Use Plan as nonresidential or multifamily.

Building Height	Yard Depth
One-Story	Twenty-Five (25) feet
Two-Story	Twenty-Five (25) feet
Three-Story	MF-15 – Multifamily-15 District: One hundred (100) feet; Fifty (50) feet along the Dallas North Tollway for existing multifamily zoning as of May 1, 2001. MF-19 – Multifamily-19 District: Fifty (50) feet

(B)

Minimum side yard.

(1)

Adjacent to a residential zoning district or PD – Planned Development District that allows Residential or an area designated as single-family residential, excluding multifamily, on the Future Land Use Plan.

Building Height	Yard Depth
One-Story	Fifty (50) feet; Detached accessory buildings and garages can be reduced to twenty-five (25) feet
Two-Story	Seventy-five (75) feet; Setbacks for two-story buildings can be reduced to fifty (50) feet if adjacent to a golf course or a Major Creek provided that a minimum setback from a single-family lot line of one hundred fifty (150) feet is maintained.
Three-Story	One hundred fifty (150) feet

(2)

Adjacent to a nonresidential or multifamily zoning district or PD – Planned Development District that allows nonresidential or multifamily development.

Building Height	Yard Depth
One-Story	Twenty-five (25) feet
Two-Story	Twenty-five (25) feet
Three-Story	MF-15 – Multifamily-15 District: One hundred (100) feet MF-19 – Multifamily-19 District: Sixty (60) feet

(C)

Minimum rear yard.

(1)

Adjacent to a residential zoning district or PD – Planned Development District that allows Residential, or an area designated as single-family residential, excluding multifamily, on the Future Land Use Plan.

Building Height	Yard Depth
One-Story	Fifty (50) feet; Detached accessory buildings and garages can be reduced to twenty-five (25) feet
Two-Story	Seventy-five (75) feet; Setbacks for two-story buildings can be reduced to fifty (50) feet if adjacent to a golf course or a Major Creek provided that a minimum setback from a single-family lot line of one hundred fifty (150) feet is maintained.
Three-Story	One hundred fifty (150) feet

(2)

Adjacent to a nonresidential or multifamily zoning district or PD – Planned Development District that allows nonresidential or multifamily development.

Building Height	Yard Depth
One-Story	Twenty-five (25) feet
Two-Story	Twenty-five (25) feet
Three-Story	MF-15 – Multifamily-15 District: One hundred (100) feet MF-19 – Multifamily-19 District: Sixty (60) feet

(D)

Minimum lot area.

(1)

Five (5) acres unless otherwise specified within a Planned Development or other zoning district.

(2)

Areas zoned multifamily that are developed to single-family standards must meet lot areas as described for the zoning districts listed in 2.03.12(B)(2) above.

(3)

Properties that are zoned multifamily which are less than five (5) acres prior to April 5, 2011 are exempt from this requirement.

(E)

Minimum dwelling area.

Number of Rooms	Minimum Dwelling Area
One bedroom	Six hundred fifty (650) square feet
Two bedroom	Nine hundred (900) square feet
Each additional bedroom over two (2) bedrooms	An additional one hundred fifty (150) square feet of dwelling area (See Dwelling Unit Area)

(F)

Maximum height regulations.

Building Height	Measured Height in Feet
One-Story	Thirty (30) feet for any portion of the building
Two-Story	Forty (40) feet for any portion of the building
Three-Story	Fifty (50) feet for any portion of the building

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

§ 4.12.02 Multifamily- Development Regulations.

(A)

Stormwater detention.

Unless otherwise approved by the Director, above ground stormwater detention is prohibited within required landscape areas and open space areas unless associated with a lake or body of water that has a constant pool elevation. Additionally, dry detention ponds utilized as amenities may be approved by the Director to be within required landscape areas and open space areas.

(1)

These detention areas are subject to approval by the Director of Engineering Services and shall be designed to be an amenity for the property that allows the required volume of stormwater to raise the water surface elevation for the duration of the storm.

(B)

Pedestrian connections.

Gated or un-gated pedestrian connections will be provided to adjacent schools, parks, and nonresidential developments.

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

§ 4.12.03 Multifamily - Building Orientation and Construction.

(A)

Parking.

(1)

Parking is only allowed between the building and a public street when located at or beyond the required landscape buffer and screened with a headlight screen of earthen berms and/or a row of shrubs.

(2)

Parking between the building and a public street is also subject to tree planting requirements specified in 4.12.04(B) Other Parking and Circulation Requirements.

(3)

Buildings with enclosed garages, when adjacent to a public street, must face garage doors internally to the development. Garage doors may not face a public street.

(B)

Detached garages.

(1)

No detached garages may be located between residential buildings and a public street.

(2)

Structured parking garages consisting of more than one (1) level must meet appropriate building setbacks as specified in 2.03.12(C) Area Regulations.

(C)

Fiber cement siding.

Fiber cement siding is allowed for architectural detailing and exterior trim work.

(D)

Building design.

(1)

All main structures within the MF-15 and MF-19 districts must have a minimum of eighty (80) percent masonry on the first and second floors and fifty (50) percent on all other floors.

Fiber cement siding may be used for areas not considered conducive for masonry, as determined by the Chief Building Official, and architectural features, including but not limited to bay windows, dormers, chimneys not part of an exterior wall, and gables with an area of less than ten (10) square feet.

(2)

Exterior Insulation and Finish Systems (EIFS) are allowed as an alternative to stucco construction.

These construction methods are limited to areas nine (9) feet above the average finish grade and may not exceed ten (10) percent of the building facade elevation.

(3)

Flat roofs are prohibited.

(4)

All residential windows shall be operable, with the exception of decorative windows, transoms, and side lights. The windows in living areas and bedrooms, except for dormer windows, shall be a minimum fifteen (15) square feet in size.

(5)

All stairs (except entry stairs and stoops to individual units and shared hallways) and elevated walkways shall be screened with architectural features to avoid a direct view of a stairwell from public streets and open space.

(6)

All multifamily buildings must use four (4) or more of the following architectural features.

Awnings/Canopies.

Balconies (a minimum of twenty-five (25) square feet in size).

Dormers.

Offsets within each building (minimum twenty (20) feet to receive credit).

Patio (a minimum of twenty-five (25) square feet in size).

Porches (a minimum of twenty-five (25) square feet in size).

Stoops (a minimum of two (2) feet tall by four (4) feet wide).

Varied roof height in building (minimum ten (10) foot difference).

Others as approved by the Director.

(7)

Mailrooms or mail kiosks shall be one hundred (100) percent masonry and constructed of the same materials as the main structure.

(8)

A facade plan shall be submitted with the Preliminary Site Plan and Site Plan for a MF development and shall comply with all MF architectural design standards set forth in this ordinance.

Buildings may not face each other and have the same facade and/or architectural features, except as otherwise approved by the Director.

(9)

Facade plans shall be reviewed according to Subsection 6.16 Facade Plan Review.

(E)

Building orientation.

(1)

The residential building angle to public streets and single-family zoning districts will be between a minimum of twenty (20) to a maximum of seventy (70) degrees, unless parking is provided between the building and the street.

(2)

As an alternative to angling the buildings along the public street, adjacent buildings may be offset a distance equal to one-half (1/2) the width of the building closest to the street, not to be less than thirty (30) feet.

Figure 4.12.03.1: MF - Building Orientation

(F)

Structure separation.

(1)

Multifamily structures on the same parcel shall have the following minimum distance between structures.

From main structure to main structure with walls that have openings for doors or windows on facades facing each other.

Site Layout	Distance between Structure
Face to Face	Fifty (50) feet
Face to End	Thirty (30) feet
Corner to Face or End	Thirty (30) feet
End to End	Thirty (30) feet

From main structure to main structure with walls that do not have openings, the minimum distance between structures is twenty (20) feet for one- and two-story buildings and thirty (30) feet for three-story buildings.

From main structure to accessory buildings or pools, the minimum distance between structures is twenty (20) feet.

From main structure to free standing garage building, the minimum distance between structures is thirty (30) feet.

(2)

A multifamily structure on a parcel of land shall not be closer than a distance of fifty (50) feet to any nonresidential building, excluding garages, on an adjacent property.

(3)

The mailrooms or mail kiosk can be incorporated into another building or they must be separated from all other buildings by a minimum of twenty (20) feet.

Figure 4.12.03.2: MF - Structure Separation

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

§ 4.12.04 Multifamily - Parking and Circulation Standards.

(A)

Garages, when provided.

(1)

Garages shall be one hundred (100) percent masonry and be constructed of the same materials as the main structure.

(2)

The garage may be part of the dwelling structure.

(3)

Garage parking can only be counted toward required parking if the garage is attached to, and directly accessed from, the apartment unit that it serves through an internal doorway.

(4)

Additional garage parking can be provided, but will not count towards required parking calculations.

(5)

Garages shall be set back a minimum of eight (8) feet from the circulation aisle.

(6)

The garage shall not be used for storage, thereby prohibiting the parking of an operable vehicle.

(B)

Other parking and circulation requirements.

(1)

Parking located between the building and a public street shall be at or beyond the required landscape buffer and requires a large tree every five (5) parking spaces along the first row of parking and a head light screen in addition to perimeter landscaping requirements.

(2)

Sub-grade parking under all or a portion of the building will not count against building height if half or more of sub-grade parking is below the average finish grade of the first floor.

(3)

When provided, trailer and recreational vehicle (RV) parking shall be limited to specific areas as designated on the approved Site Plan. Trailer and RV parking spaces shall be ten (10) feet by twenty-five (25) feet. These spaces shall be specifically called out on the Site Plan in an area behind the building line. A solid living screen shall be placed around the specified area.

(4)

Dead-end drive aisles shall have a maximum of ten (10) parking spaces.

(5)

Mail kiosk shall have a minimum of five (5) of the required parking spaces for the development within fifty (50) feet, unless a drive-through facility is provided.

(6)

Enclosed garage parking spaces shall be a minimum of ten (10) by twenty (20) feet.

(7)

Tandem parking spaces only count toward required parking when located in front of a detached garage. Tandem parking spaces shall be a minimum of nine (9) by twenty (20) feet.

(8)

Drive aisles within the apartment complex must be configured to decrease speed and shall have a maximum of five hundred (500) feet in a straight length without an offset of a minimum of thirty (30) feet, unless other traffic calming measured are approved by the Director, Director of Engineering Services, and Fire Chief.

(9)

Access to a public street in a single-family neighborhood will be limited access and will not function as a primary access point for the complex.

(10)

Access to single-family alleys is prohibited.

(11)

Direct access to a median opening is required when the property is located on a divided thoroughfare. This shall be one of the minimum two points of access required.

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

§ 4.12.05 Townhomes Within Multifamily Zoned Areas.

Areas zoned multifamily that are developed as townhomes shall comply with Subsection 9.07 Form-Based Code Manual standards.

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

§ 4.13.01 Patio Home (PH) and Townhome (TH) Usable Open Space.

(A)

Area requirement.

(1)

The area dedicated as usable open space shall be fifteen (15) percent of the platted area of the development, excluding rights-of-way dedications for thoroughfares greater than 60-feet in width.

(2)

All usable open space areas shall be a minimum of 10,000 square feet with no slope greater than ten (10) percent and no width less than fifty (50) feet.

(3)

The Planning & Zoning Commission and/or City Council may give full or partial credit for usable open areas that exceed the maximum slope or which are otherwise unusable, if it is determined that such areas are environmentally or aesthetically significant and is in agreement with the Comprehensive Plan.

(4)

Required landscape buffers, floodplains, and erosion hazard setbacks shall not be counted towards the usable open space requirement.

Major creek areas delineated as the City's linear park system as 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.

(5)

During the review of patio home or townhome plat applications, the Planning & Zoning Commission shall consider the following criteria:

Lots shall not back to open space;

The site shall be centrally located unless prohibited by physical constraints; and

The site shall contain at least three of the following elements:

Low, ornamental masonry walls or ornamental fencing - each with masonry columns and capstones - as perimeter fencing adjacent to roadways.

Water feature, excluding detention ponds. Detention ponds may be utilized if designed as usable open space.

Ornamental iron, stone or equivalent durable seating areas.

Internal walkways constructed of stamped or stained concrete or brick pavers.

Art, sculptures or fountains.

Durable shade structures such as pavilions, arbors and gazebos.

Other amenities as approved by the Planning & Zoning Commission.

Swimming pools and required parking for the amenities shall not count toward meeting the required amount of open space.

(6)

The minimum size of usable open space shall be 0.3 acre.

(7)

For sites greater than 15 acres, the required amount of usable open space shall be distributed throughout the neighborhood as multiple smaller open spaces at a minimum size of 0.3 acre per

(8)

All usable open space shall be arranged in one of the following alignments:

Radial: "hub and spoke" pattern, in which there is a central core with multiple branches extending out through the neighborhood; or

Distributed: decentralized pattern, in which smaller pockets of open space are evenly distributed throughout the neighborhood with a minimum dimension of a 50 foot width.

(B)

Proximity requirement.

(1)

All residential lots must be located within a 660-foot walking distance of usable open space, measured along streets and/or walkways, from property line to property line. In order to preserve native trees or should a property have unique topography, size, or configuration, this distance may be increased by the Director. The Director shall consider:

Preserving native trees;

Preserving natural geographic features;

Physical constraints such as overall property size, configuration, or topography exist; or

Crime Prevention Through Environmental Design (CPTED).

(C)

Open space street and location requirements.

(1)

Standard.

Usable open space must be easily accessible from adjacent streets. Sixty (60) percent of the perimeter of the usable open space shall be adjacent to a street (see Figure 9.01.01.14: Patio Home and Townhome Open Space Requirement). No alleys may be adjacent to usable open space.

(2)

Reduction.

During the consideration of patio home or townhome plat applications, the Planning & Zoning Commission may reduce the required sixty (60) percent of the perimeter of the usable open adjacent to a street (see Figure 9.01.01.15: Open Space Reduction Exhibit A and Figure 9.01.01.15: Open Space Reduction Exhibit B) if the following design criteria are met:

All portions of the open space shall be visible from adjacent streets,

The open space is easily accessible to all of the residents of the neighborhood, and

Open fencing shall be required for homes abutting to the open space.

(D)

Improvements permitted in usable open space.

(1)

Landscaping, sidewalks, and amenities such as tennis courts and swimming or wading pools may be located within usable open space areas.

Permitted improvements and amenities include landscaping, sidewalks, tennis courts, swimming or wading pool, gazebos, pavilions, or other similar facilities.

(E)

Tree requirement.

(1)

Usable open space shall contain one minimum three (3) inch caliper shade tree for per the following.

2,000 square feet of required usable open space for areas less than 15,000 square feet.

5,000 square feet of required usable open space for areas equal to or greater than 15,000 square feet.

Street trees shall count towards usable open space tree requirement.

(2)

The trees shall be maintained in a healthy and growing condition, and must be replaced with trees of similar variety and size if damaged, destroyed, or removed.

(3)

A Landscape Plan must be approved prior to approval of the Final Plat.

(F)

Exemption.

The Planning & Zoning Commission and/or City Council may prohibit the creation of any usable open space if it is determined that such area would be a security or safety concern, difficult to maintain, or an unreasonable financial burden to the homeowners association.

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

§ 4.13.02 Multifamily - Usable Open Space Requirements.

(A)

Planned Development Districts.

For Planned Development Districts with multifamily zoning, open space shall be provided in accordance with the Zoning Ordinance, as it currently exists or may be amended, unless otherwise described in the PD requirements.

(B)

Area requirements.

Each lot or parcel of land developed within the MF-15 – Multifamily-15 District or MF-19 – Multifamily-19 District shall provide open space at a rate of twenty-five (25) percent net area.

(1)

The open space shall have a maximum slope not exceeding ten (10) percent.

(2)

The open space shall have a minimum dimension of not less than thirty (30) feet.

(3)

Of the required open space, fifteen (15) percent or twenty thousand (20,000) square feet, whichever is greater, shall be grouped in one location.

Flood plain used for open space may receive full credit for that portion that is maintained in its natural state.

Flood plain that is reclaimed and used for open space shall receive a fifty (50) percent credit toward open space.

Required perimeter landscape buffers will not count toward open space.

(4)

At the time of Preliminary Site Plan approval, the Planning & Zoning Commission may give full or partial credit for open areas that exceed the maximum slope, which are otherwise unusable, or which are less than the required twenty thousand (20,000) square feet specified in subsection (B)(3) above. These areas must be determined to protect and enhance the City's environmental quality (areas of floodplain or extreme topography, trees and natural landscape, viewsheds, and bodies of water) and aesthetic quality (incorporation of desirable designs reflecting the community vision established in the Comprehensive Plan).

(5)

A table showing square footage of each use and/or area is required on the Final Site Plan and Landscape Plan. The required table shall include required and provided open space and indicate credit for each use or area.

(6)

Required landscape buffers, floodplains, and erosion hazard setbacks shall not be counted towards the usable open space requirement.

(C)

Landscaping.

(1)

All required landscaping must be located within the required open space, exclusive of required perimeter or parking landscaped areas.

(2)

One (1) large tree, three (3) inches in caliper, shall be provided per three thousand five hundred (3,500) square feet of required open space.

A fewer number of trees can be planted where larger trees are provided.

The approved Landscape Plan must include the quantity and the size of the trees in the open space.

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

§ 4.13.03 Nonresidential Open Space Requirements.

(A)

Dedicated amount requirement.

All nonresidential developments shall provide one of the following types of open space:

(1)

Consolidated Open Space Type A:

Figure 4.13.03.1: Example of Type A Consolidated Open Space

Single lot developments. All nonresidential developments on a single lot shall provide a minimum of ten (10) percent of the net total lot area as consolidated and usable open space. (see Figure 4.13.03.1). All open space shall be owned and maintained by the property owner(s) or the property owners' association.

(2)

Consolidated Open Space Type B:

Figure 4.13.03.2: Example of Type B Consolidated Open Space

Developments containing more than one lot. All nonresidential developments consisting of more than one lot shall provide a minimum of ten (10) percent of the net total area of the lots of the overall development (as defined on the preliminary site plan and/or site plan) as consolidated and usable open space (see Figure 4.13.03.2). Such open space shall serve as the sole and exclusive open space for all of the lots in the development and shall be shown on the preliminary site plan. The open space may cross property lines. All open space shall be owned and maintained by the property owner(s) or property owners' association.

(B)

Open space plan.

The applicant shall submit an open space plan with the preliminary site plan and/or site plan submittal for the subject property. The open space plan shall include the information listed on the Open Space Plan Checklist, which shall be established and maintained by the Director. The approval of the open space plan shall expire when the development plans expire, but the platted easements shall remain in effect. Should the location open space change with a new preliminary site plan and/or site plan, then the platted easement shall be amended to reflect the revised location.

(C)

Requirement for open space easement.

All Type A and Type B open space shall be dedicated as an easement on a conveyance plat and/or final plat. This plat shall be submitted in accordance with Subdivision Ordinance Section 3.03 and shall be submitted with the preliminary site plan. The plat and the preliminary site plan shall be considered at the same Planning & Zoning Commission meeting and the plat, once approved, shall be filed in accordance with Subdivision Ordinance Section 4.03(j).

(D)

Timing of improvements.

(1)

The construction of the required open space improvements:

Shall be in conjunction with the development of the first lot of a preliminary site plan and completed on or before the acceptance of the final improvements for the first lot of a preliminary site plan and/or site plan; or

May be deferred when the Director requires or agrees to accept escrow deposits. The developer shall deposit in escrow with the City an amount equal to one hundred and ten percent (110%) of the total "turnkey" costs, including, but not limited to, the design, permitting, acceptance and inflation costs related to the improvement(s). Should the escrow not cover the total costs at the time of development, the developer shall be responsible for the added costs to implement the open space improvements. If construction is deferred under this subsection, the improvements must be completed on or before the date established by the Director.

(E)

Open space amenity requirement.

(1)

The following shall not count toward the open space requirement (applicable to Type A and Type B):

Vehicular paving;

Parking lot tree islands;

Building footprint;

Utility yards;

Required landscaping per Section 4.02 (Landscaping Requirement);

Required Licensed Child-Care Facility play space; or

Open space that is not viewable from the public right-of-way/public access easements nor provides access to the general public.

(2)

The following amenities are required within the required open space (applicable to Type A and Type B):

A pedestrian pathway constructed of brick or concrete pavers a minimum of eight (8) feet in width traversing the consolidated open space with pedestrian lighting;

One shade tree, a minimum of ten (10) to twelve (12) feet in height and a minimum of six inch in caliper at the time of planting, planted a minimum of thirty (30) feet on center staggered on each side of the eight-foot walking path;

Plaza or courtyard covered with brick or concrete pavers;

Figure 4.13.03.3: Example of Plaza Covered with Brick or Concrete Pavers

Lawn; a minimum of 30 (thirty) percent of the consolidated open space requirement, or as otherwise approved by the Planning & Zoning Commission;

Figure 4.13.03.4: Example of Typical Lawn

Furniture, such as benches and/or low masonry seating walls; and

Overlook (required only for retention/detention ponds).

(3)

In addition to the required amenities, at least eight of the following amenities are required within the required open space (applicable to Type A and Type B), as approved by the Planning & Zoning Commission:

Sculptures, and/or pedestrian entry monuments/gateways, as approved by the Planning & Zoning Commission. Each installation to be counted as one amenity. A pair of pedestrian entry monuments count as one (1) amenity. A maximum of four (4) amenities may be counted from this category;

Sculptures, Pedestrian Entry Monuments/Gateways

Water features, excluding required retention/detention ponds, (to be counted as three (3) amenities). A maximum of one (1) water feature shall be counted towards an open space amenity;

Water Features

Tree groves/orchards (Trees shall be a shade tree a minimum of ten (10) to twelve (12) feet in height and a minimum of six inch in caliper at the time of planting);

Tree Groves/Orchards

Shade structures such as pavilions or pergola (to be counted as three (3) amenities). A maximum of one (1) shade structure shall be counted towards an open space amenity;

Shade Structures

Raised planter beds with plants of seasonal color and/or native plants with brick and/or stone veneer (collectively count as one (1) amenity);

Raised Planter Beds

Educational paths with plaques & monuments describing natural habitats and plant life of the surrounding area; and/or

Other features as approved by the Planning & Zoning Commission.

(F)

Placement of open space.

(1)

The required open space shall meet the following location requirements (applicable to Type A and Type B):

The required open space shall be of fifty (50) feet or greater in width at its narrowest point, and a minimum square footage of 2,500 square feet (applicable to Type A and Type B);

The required open space shall be adjacent to a minimum of one (1) commercial building (an occupied space a minimum of 6,000 square feet), not separated by vehicular traffic, on a minimum of one (1) side. All commercial buildings shall comply with the Fire Code.

A front or side of a commercial building must be adjacent to the required open space (applicable to Type A and Type B) and be permeable/interactive. For restaurants uses (an occupied commercial building a minimum of 2,500 square feet), the required open space may be located behind a commercial building providing outdoor dining. (see Figure 4.13.03.18).

Figure 4.13.03.18: Example of Open Space at Rear of Building

The applicant may request to the Planning & Zoning Commission that the required open space may be split into separate areas within the development through an alternative design. The applicant must demonstrate to the Planning & Zoning Commission how the alternative design meets the intent of the Nonresidential Open Space Requirements set forth herein. The alternative design shall conform to Subsection 4.13.03(C)-(D). (See Figure 4.13.03.19)

Figure 4.13.03.19: Example of Type B Consolidated Open Space (Split)

(2)

Incorporating natural features:

In this subsection, the term "natural feature" is defined as a:

Creeks;

Natural drainage area;

Floodplain (FEMA Special Flood Hazard Area and fully-developed 100-year floodplain) and/or.

Protected trees.

The site's natural feature(s) shall be preserved and incorporated into the required open space (Type A or Type B) in accordance with Subsection 4.13.03(A)(1)–(2), (Dedicated Amount Requirement). The natural feature(s) shall be defined and identified on the open space plan submitted with the preliminary site plan and/or site plan in accordance with Subsection 4.13.03(B) (Open Space Plan) and Subsection 4.13.03(C) (Requirement for Open Space Easement).

The required open space containing the natural feature(s) shall comply with Subsection 4.13.03(F)(1)(a)–(d) (Placement of Open Space). If the applicant identifies a natural feature where it is not possible for a commercial building to comply with Subsection 4.13.03(F)(1)(a)–(d), the applicant may request an alternative design to the Planning & Zoning Commission. The applicant must demonstrate how the alternative design incorporates the natural feature and meets the intent of the Nonresidential Open Space Requirements set forth herein.

The required open space containing the natural feature(s) shall provide amenities in accordance with Subsection 4.13.03(E)(2)–(3) (Open Space Amenity Requirement), as permitted by Federal, State and Local requirements (lawn amenity requirement may be waived with Planning & Zoning Commission approval).

(3)

Detention Ponds or Retention Ponds:

A detention and/or retention pond may count toward the required open space if it meets the following design requirements:

Meets the location criteria set forth in Subsection 4.13.03(F)(1) (Placement of Open Space);

Meets Engineering Standards;

Slope of the pond area does not exceed three (3) percent; allowable to twenty-five (25) percent, but requires stone terracing for any slope exceeding three (3) percent. Terracing or the cutting of a sloped plane into a series of successively receding flat surfaces or platforms, shall have a maximum shelf depth of three feet with maximum 6-inch risers;

Accessible by the public;

The water surface in the retention pond as measured at the normal pool elevations shall only account for a maximum of ten (10) percent of consolidated open space requirement;

Natural stone or brick veneer is required on headwalls, bridges, wall, culverts, retaining walls, and like structures; and

Figure 4.13.03.20: Example of Stone/Brick Infrastructure Veneer

Meets the amenity requirements set forth in Subsection 4.13.03(E)(2).

(G)

Open space plan application.

(1)

The property owner shall file an application for the approval of an Open Space Plan. The filing shall include the information listed on the Open Space Plan Checklist, as it exists or may be amended, which shall be established and maintained by the Director and published as part of the Development Application Handbook.

(2)

The applicant shall file an Open Space Plan with a Preliminary Site Plan, when a Preliminary Site Plan is required. The Open Space Plan must be approved prior to the consideration of the Preliminary Site Plan. Failure to obtain approval of the Open Space Plan shall be grounds for denial or rejection of a Preliminary Site Plan application.

(3)

The applicant shall file an Open Space Plan with a Site Plan. The Open Space Plan must be approved prior to the Site Plan. Failure to obtain approval of the Open Space Plan shall be grounds for denial or rejection of a Site Plan application.

(4)

The approval of the Open Space Plan shall expire when the Preliminary Site Plan or Site Plan expires, but the platted easements shall remain in effect. Should the location of the open space change with a new Site Plan, then the platted easement shall be amended to reflect the revised location.

(H)

All Type A and Type B open space shall be dedicated as an easement on a Conveyance Plat, Replat and/or Final Plat. The plat shall be submitted in accordance with Subdivision Ordinance Section 3.03 and after approval of the Preliminary Site Plan, or Site Plan if no Preliminary Site Plan is required. The plat, once approved, shall be filed in accordance with Subdivision Ordinance Section 4.03(j).

(I)

Criteria for approval.

(1)

Open space recommendation.

The Director shall recommend approval of the proposed open space plan when the applicant demonstrates that:

The open space plan has been submitted and found to be in compliance with all applicable City ordinances and standards; and

The applicant has received approval from the Director for instances requiring Director approval; or

In the event that the proposed open space plan fails to comply with this section, the applicant shall provide documentation stating the reasons for non-compliance and provide an acceptable alternative proposal that meets the intent of this section for quality, usable and consolidated open space.

(2)

Criteria for open space approval.

The Planning & Zoning Commission shall approve, deny, or approve with conditions the proposed open space plan based upon criteria listed in Subsection 4.13.03(G)(1)(a)–(c) [sic] (Open Space Recommendation), except as provided in Subsection 4.13.03(G)(2)(b) [sic]. A denial of the Open Space Plan by the Planning & Zoning Commission shall result in denial of the Preliminary Site Plan or Site Plan.

Staff shall approve or deny the Open Space Plan when submitted with the Site Plan if all the following conditions are met:

Valid Open Space Plan and Preliminary Site Plan approved by the Planning & Zoning Commission;

Amenity types and dimensions (height, length, width) remain the same;

Size of open space remains the same;

Location of open space remains the same; and

General conformance to the quality of the design and amenities of the space, as approved by the Planning & Zoning Commission.

(Ordinance 17-08-51 adopted 8/1/17; Ordinance 19-08-70 adopted 8/20/19; Ordinance 2021-07-47 adopted 7/6/21)

GENERAL PROVISIONS

ZONING DISTRICTS

LAND USES

SITE DEVELOPMENT REQUIREMENTS

Subsection 4.01 Tree Preservation Requirements
Subsection 4.02 Landscape Requirements
Subsection 4.03 Screening Standards
Subsection 4.04 Off-Street Parking and Loading Requirements
Subsection 4.05 Lighting Standards
Subsection 4.06 Accessory Structure Standards
Subsection 4.07 Supplementary Regulations
Subsection 4.08 Nonresidential Development Standards
Subsection 4.09 Nonresidential Design Standards
Subsection 4.10 Residential Cluster Development Option
Subsection 4.11 Voluntary Buffer Areas for Creeks and Tributaries
Subsection 4.12 Multifamily Development Standards
Subsection 4.13 Usable Open Space Requirements

SECTION 5

DEVELOPMENT REVIEW BODIES

SECTION 6

DEVELOPMENT REVIEW PROCEDURES

SECTION 7

DEFINITIONS

SECTION 8

ADMINISTRATIVE CLAUSES

SECTION 9

APPENDICES

Additional Zoning

Details

Frisco City Zoning Code

SECTION 4

SITE DEVELOPMENT REQUIREMENTS

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

The standards within this Subsection shall apply to all development within the MF-15 – Multifamily-15 District and MF-19 – Multifamily-19 District.

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§ 4.01.01 Purpose.

(Ordinance 2021-07-47 adopted 7/6/21; Ordinance 2024-05-21 adopted 5/7/2024)

§ 4.01.02 Scope.

(Ordinance 2021-07-47 adopted 7/6/21; Ordinance 2024-05-21 adopted 5/7/2024)

§ 4.01.03 Tree Removal Permit.

(A)

Tree removal permit.

(B)

Application for a tree removal permit.

(1)

A letter signed by the property owner allowing the City access to the property for verification of all tree survey information;

(2)

A written document indicating the reasons for transplanting and/or removal of Protected Trees;

(3)

Two (2) copies of a legible site planting plan; and

(4)

A detailed tree survey and/or tree preservation plan. See 4.01.07 Tree Surveys and Tree Preservation Plans.

(C)

Review of the application for a tree removal permit.

(1)

(2)

Protected Trees may not be removed or transplanted without a Tree Removal Permit. The removal of protected trees is subject to the mitigation requirements of 4.01.05 Mitigation for Trees Removed.

(3)

(Ordinance 2021-07-47 adopted 7/6/21; Ordinance 2024-05-21 adopted 5/7/2024)

§ 4.01.04 Exceptions.

(A)

Director authority to remove protected trees.

The Director may authorize, in writing, removal of a Protected Tree without mitigation under the following circumstances.

(1)

A Protected Tree is determined by a Certified Arborist to be diseased or dead or poses an imminent or immediate threat to persons or property.

(2)

(B)

Single-family or two-family lots.

(C)

Nurseries.

(D)

Utility companies.

(1)

(2)

The removal and trimming of Protected Tree(s) by a utility company requires a Tree Removal Permit, except in the case of emergency repairs; and

(3)

A utility company shall notify the Director of any pruning and/or removal of Protected Trees done while making emergency repairs on the first business day following the emergency.

(4)

All pruning shall be completed in accordance with ANSI A300 standards, and the Best Practices for Municipal Urban Forestry.

(E)

Mowing and clearing.

(F)

Golf course and pedestrian trails.

(G)

Agricultural users.

(1)

Agricultural users can remove Protected Tree(s) for agricultural production by obtaining a Tree Removal Permit.

(2)

A Tree Survey of Protected Trees shall be submitted and approved with the Tree Removal Permit.

(3)

Replacement requirements of Protected Tree(s) being removed for agricultural production will be prorated equally over a period of ten (10) years.

(4)

(Ordinance 2021-07-47 adopted 7/6/21; Ordinance 2024-05-21 adopted 5/7/2024)

§ 4.01.05 Mitigation for Trees Removed.

(A)

Replacement requirements for protected trees.

(1)

Protected Trees may be replaced by:

Planting trees on the property equal to the total required mitigation inches above the minimum tree requirement for the development (see table below.)

Payment of Tree Mitigation Fund fees equal to the total required mitigation inches (see table below).

A combination of planting trees or payment of Tree Mitigation Fund fees equal to the total required mitigation inches (see table below).

(2)

Trees required by Subsection 4.02 Landscape Requirements do not count toward the Tree Mitigation requirements for the removal of protected trees.

(3)

(4)

All replacement trees shall be selected from and conform to the standards of 4.02.03 Approved Plant Materials and Landscape Standards.

(5)

Mitigation trees that do not survive after three (3) years shall be replaced with equal diameter inches of approved canopy shade trees.

Size of Protected Tree*	Percentage Replacement Trees**
Less than 6"	0%
6"–12"	100%
12.1"–20"	150%
20.1" or greater	300%
* All existing tree measurements are in diameter inches as measured four and one-half (4-1/2) feet (DBH) above the natural ground level.
For multiple trunk trees, combine the diameter of largest stem or trunk with one-half of the diameter of each additional stem or trunk, all measured at four and one half (4-1/2) feet above ground level.

(B)

Transplanted trees.

(1)

Protected Trees on a property may be transplanted to another location on the same property without being subject to the above replacement rates.

(2)

(C)

Tree Mitigation Fund.

(D)

Trees located in proposed driveways, right turn lanes, and/or in median openings.

(E)

Mitigation of all trees in riparian buffer and floodplain.

All trees four (4) inches or larger in diameter regardless of species in a pre-reclamation Riparian Buffer or floodplain shall be mitigated and meet the following:

(1)

The replacement trees used for mitigation shall be planted within the Riparian Buffer/floodplain wherever possible to contribute to the stabilization and ecological restoration of the creek.

(2)

The replacement/mitigation trees for Riparian Buffers and floodplains may be less than three (3) inches in diameter with the approval of the Director of Development Services.

(Ordinance 2021-07-47 adopted 7/6/21; Ordinance 2024-05-21 adopted 5/7/2024)

§ 4.01.06 Tree Protection Measures.

All Protected Tree(s) shall be protected by the owners as follows, unless otherwise directed by the Director of Development Services.

(A)

Plastic fencing.

(B)

Construction entrance location.

Before development or redevelopment the owner shall establish and maintain a construction entrance that avoids Protected Trees.

(C)

Equipment or materials disposal.

(D)

Attachment to protected trees.

(1)

Attachments or wires are prohibited from being attached to any Protected Tree.

(2)

Cables, tree rods, and similar hardware installation that aid structural integrity of a Protected Tree are exempt from this section when approved in writing by the Director.

(E)

Canopy or drip line protection.

(1)

Fill or excavation is prohibited within the canopy or drip line of a Protected Tree.

(2)

Construction or construction related activity is prohibited under the canopy or drip line of Protected Trees, unless otherwise approved in writing by the Director of Development Services.

(F)

Root pruning requirements.

(1)

Root pruning shall be required when disturbance will occur under the drip line of protected Trees.

(2)

This root pruning shall be completed a minimum of two (2) weeks prior to any construction activity within the drip line.

(G)

Disposal of removed trees.

(1)

All trees removed shall either be chipped and used for mulch on site or hauled off-site within 72 hours of cutting.

(H)

Tree maintenance and pruning practices.

(1)

(2)

(Ordinance 2021-07-47 adopted 7/6/21; Ordinance 2024-05-21 adopted 5/7/2024)

§ 4.01.07 Tree Surveys and Tree Preservation Plans.

(A)

Tree survey.

(1)

Tree survey purpose:

To Identify Protected Trees and non-protected trees within the limits of the area to be developed or disturbed;

To Tabulate the species, size and condition of those trees and indicate whether they are to be removed or preserved; and

To Indicate the mitigation rates, and mitigation inches, including the total mitigation inches, for all protected trees to be removed within the limits of the work.

(2)

(3)

Tree survey submittal requirements:

Failure to submit the Tree Survey, where the Tree Survey is required under this Ordinance, shall be grounds for denial or rejection of the application.

(4)

Tree survey approval:

The tree removal work shall not proceed until:

The Detailed Tree Survey and Tree Preservation Plans have been approved by the Development Services Landscape Architect;

The mitigation fees have been paid or mitigation plans approved; and

The Tree Removal Permit has been issued.

(B)

Tree preservation plan.

(1)

Purpose:

To show the location of the tree protection fencing for trees that are to be preserved on the site;

To provide installation details for the tree protection fencing; and

To define the areas of disturbance. (Only required for areas that are intended to be disturbed.)

(2)

Tree preservation plan submittal requirements:

The Tree Preservation Plan shall be submitted with the Tree Survey as required by the Development Application Handbook checklist for the proposed development.

(Ordinance 19-10-83 adopted 10/1/19; Ordinance 2021-07-47 adopted 7/6/21; Ordinance 2024-05-21 adopted 5/7/2024)

§ 4.01.08 Verifications and Inspections.

(A)

Field verification.

(1)

(2)

No tree removal shall take place without first obtaining a Tree Removal Permit.

(B)

Site preparation.

(1)

(2)

A stop work order will be issued at any time if the tree preservation requirements are not being met.

(C)

Final inspections.

(1)

The Final Inspection for the Tree Survey and Tree Preservation Plan shall occur simultaneously with the inspection for the Final Acceptance Certificate.

(2)

Any discrepancies from the Tree Survey and Tree Preservation Plan shall be corrected prior to the issuance of the Final Acceptance Certificate.

(Ordinance 2021-07-47 adopted 7/6/21; Ordinance 2024-05-21 adopted 5/7/2024)

§ 4.01.09 Penalties for Violation.

(A)

Violation.

Any person(s) or entity causing the transplanting or removing of a tree without first obtaining a Tree Removal Permit is in violation of this Ordinance.

(B)

Occurrence.

Each tree removed or transplanted without a Tree Removal Permit shall constitute a separate offense.

(C)

Compliance required after violations.

Violation of this Ordinance shall not constitute an exemption to the replacement requirements of this Ordinance.

(Ordinance 2021-07-47 adopted 7/6/21; Ordinance 2024-05-21 adopted 5/7/2024)

§ 4.02.01 Purpose.

(A)

Site design.

Complementing the design and location of buildings, streets, and circulation systems, public open spaces, and enhancing the overall site design.

(B)

Buffering.

Minimizing the impacts of light, noise, movement or activities from adjacent properties.

(C)

Conservation.

Protecting and conserving water resources and assisting in the management of stormwater.

(D)

Environmental.

Improving air quality, moderating ambient temperatures and lowering energy consumption.

(E)

Soil protection.

Protecting and conserving soils from erosion by wind or water or from excavation or grading and the promotion of healthy soil biology.

(Ordinance 2021-07-47 adopted 7/6/21; Ordinance 2024-05-21 adopted 5/7/2024)

§ 4.02.02 Scope.

(A)

Applicability.

This Subsection 4.02 Landscape Requirements shall apply to the following.

(1)

All new developments and all existing developments that are expanding or redeveloping thirty (30) percent or more land area or building area.

(2)

New Single-Family (SF), Two-Family (2F) and Townhome (TH) lots shall comply with 4.02.10. Landscaping Requirements for Single-Family, Two-Family, and Townhome Lots.

(3)

(4)

All open space and landscape areas required by other regulations in the Zoning Ordinance and the Subdivision Ordinance shall comply with the standards of this Subsection 4.02.

(B)

General standards.

All landscapes shall be designed, constructed, and maintained in accordance with the following standards:

(1)

ANSI A300, as it exists or may be amended.

(2)

American Standard for Nursery Stock, ANSI Z60.1, as it exists or may be amended.

(3)

Frisco Stormwater Best Management Practices Maintenance Guidelines, as it exists or may be amended.

(4)

Irrigation Ordinance, as it exists or may be amended.

(5)

Frisco Water Management Plan, as it exists or may be amended.

(C)

Landscape Plan.

(1)

A Landscape Plan is required for all applicable developments, as described above, and shall comply with Subsection 6.13 Landscape Plan Review.

(2)

A Landscape Plan is required for all applicable developments, as described above, and shall comply with Subsection 6.13 Landscape Plan Review.

(D)

Alternative landscape design.

(1)

Complies with the purpose and intent of this section;

Incorporates significant trees and natural features of the site; and

Better accommodates or improves the existing physical conditions of the site.

(2)

Should the Director deny an alternative landscape design, the applicant may appeal the Director's decision in accordance with Subsection 6.19.

(E)

Landscape inspections and installation.

(1)

(2)

Delay of Landscape Construction:

Landscape installation may be delayed up to six (6) months, when approved by the Director for the following circumstances, which include but are not limited to:

Demolition of landscape due to future project phases of construction; and

Designation of Stage 3 or Stage 4 drought restrictions as designated by North Texas Municipal Water District (NTMWD).

Landscape escrow: Where the Director agrees to a delay of landscape construction, the developer shall make a landscape escrow deposit to the City that meets the following requirements.

Equal to one hundred and ten percent (110%) of the total turnkey costs, including but not limited to, the permitting, acceptance and inflation costs related to the improvements(s); and

Should the landscape escrow not cover the total costs at the time of the landscape installation, the owner shall be responsible for the added costs to implement the landscape per the approved plan.

(F)

Maintenance and enforcement.

(1)

(2)

The owner of a property that does not comply with these requirements shall be notified and given thirty (30) calendar days to comply.

(3)

If, after thirty (30) calendar days, the landscape still does not comply with the approved Landscape Plan the City may issue citations for the violation(s) pursuant to code enforcement provisions.

(4)

No parking or drive aisles may occur in the landscape buffer.

(Ordinance 2021-07-47 adopted 7/6/21; Ordinance 2024-05-21 adopted 5/7/2024)

§ 4.02.03 Approved Plant Materials and Landscape Standards.

(A)

Approved plant materials.

(1)

The Director shall establish and maintain a list of approved plants.

Plants shall be selected for the appropriate landscape zones as described 4.02.09(B) Landscape Zones [sic].

Other species may be utilized with approval from the City's Landscape Architect.

Artificial plants are prohibited except that artificial turf is allowed as described in the Artificial Turf Regulations chart below.

Land Use	Locational Criteria	Minimum Specifications	Approval Criteria	Installation Requirements	Maintenance
Single-Family AG, RE, SF-16, SF-12.5, SF-10, SF-8.5, SF-7, OTR, PH, 2F	Allowed in backyards and side yards (that are behind the front wall of the main building and a fence) only; (HOA Common Areas Prohibited)	Yarn/Blade Color: Green, the color of Bermuda or St. Augustine during the growing season	Not Applicable	Not Applicable	Not Applicable
Urban Living MF-15, MF 19, Urban Living as allowed through a PD (including a private dog park)	Allowed	Below are the standards for artificial turf designed for dog parks, as required in all installations of Urban Living turf Yarn/Blade Color: Primary Blade - Green, the color of Bermuda or St. Augustine during the growing season Secondary Blade - Green, the color of Bermuda or St. Augustine during the growing season. Yarn Type: Polyethylene monofilament Construction: Knitted Blade Height: 3/4" Backing: Flow-through backing Antimicrobial Protection Required Seaming: Turf adhesive Infill: None Sanitation Requirement: Installation of an automated sanitation system that is connected to the irrigation lines to serve all artificial turf	An Artificial Turf Plan shall be submitted as part of the Landscape Plan. Final approval of the Artificial Turf Plan will be with the final approval of a construction set as approved by the Engineering Services Development Review Manager and the City's Landscape Architect. The Artificial Turn Plan shall include: 1. The minimum specifications 2. Impervious surface percentages 3. Drainage and run-off calculations 4. Installation requirements 5. Specifications of the sanitation system with details of connection to irrigation lines (as sealed by a licensed irrigator)	The City's Landscape Architect must be notified no less than 48 hours prior to the installation of the artificial turf to ensure that following installation requirements are met on-site: 1. Required to be installed by a licensed installer authorized to install turf per the maintenance specification 2. No visible seams or edges 3. Proper base prepared for drainage and run-off 4. Anchor system utilized	Maintained in clean and attractive conditions. Wear: Shall not contain weeds, holes, tears, stains, discolorations, fading seam separations, uplifted surfaces, heat degradations, depressions, odors and excessive wear. Damage: Damaged and worn areas must be repaired or removed and replaced in a manner that results in consistent appearance with existing artificial turf. Grooming: Be groomed yearly to prevent compacted and flattened turf.
Nonresidential/Multifamily	Allowed only as the lawn area of an open space area (reference nonresidential open space standards).	Yarn/Blade Color: Green, the color of Bermuda or St. Augustine during the growing season Yarn Type: Polyethylene monofilament Yarn Count: Primary - Minimum 10,800/6 Secondary - Minimum 5,040/12 Construction: Dual yarn, same row Blade Height: Minimum 1-3/4" Seaming: Micromechanical bonding Infill: Minimum 0.5 pounds of rubber (or sand/rubber mix)	An Artificial Turf Plan shall be submitted as part of the Landscape Plan. Final approval of the Artificial Turf Plan will be with the final approval of a construction set as approved by the Engineering Services Development Review Manager and the City's Landscape Architect. The Artificial Turf Plan shall include: 1. The minimum specifications 2. Impervious surface percentages 3. Drainage and run-off calculations 4. Installation requirements 5. Specifications of the sanitation system with details of connection to irrigation lines (as sealed by a licensed irrigator)	The City's Landscape Architect must be notified no less than 48 hours prior to the installation of the artificial turf to ensure that following installation requirements are met on-site: 1. Required to be installed by a licensed installer authorized to install turf per the maintenance specification 2. No visible seams or edges 3. Proper base prepared for drainage and run-off 4. Anchor system utilized	Maintained in clean and attractive conditions. Wear: Shall not contain weeds, holes, tears, stains, discolorations, fading seam separations, uplifted surfaces, heat degradations, depressions, odors and excessive wear. Damage: Damaged and worn areas must be repaired or removed and replaced in a manner that results in consistent appearance with existing artificial turf. Grooming: Be groomed yearly to prevent compacted and flattened turf.
Sports Fields Public/Private Schools, City Parks	Allowed	Not Applicable	An Artificial Turf Plan shall be submitted as part of the Landscape Plan. Final approval of the Artificial Turf Plan will be with the final approval of a construction set as approved by the Engineering Services Development Review Manager and the City's Landscape Architect. The Artificial Turn Plan shall include: 1. The minimum specifications 2. Impervious surface percentages 3. Drainage and run-off calculations 4. Installation requirements 5. Specifications of the sanitation system with details of connection to irrigation lines (as sealed by a licensed irrigator)	Not Applicable	Not Applicable
Playgrounds Public/Private Schools, HOA lots, and City Parks	Allowed	Yarn/Blade Color: Green, the color of Bermuda or St. Augustine during the growing season Yarn Type: Primary - Polyethylene XP slit film Secondary - Heat set textured nylon monofilament Yarn Count: Primary - Minimum 8,040/1 Secondary - Minimum 4,200/8 Construction: Dual yarn, same row Seaming: Micromechanical bonding Infill: Optional or 0.75 pounds rubber	An Artificial Turf Plan shall be submitted as part of the Landscape Plan. Final approval of the Artificial Turf Plan will be with the final approval of a construction set as approved by the Engineering Services Development Review Manager and the City's Landscape Architect. The Artificial Turf Plan shall include: 1. The minimum specifications 2. Impervious surface percentages 3. Drainage and run-off calculations 4. Installation requirements 5. Specifications of the sanitation system with details of connection to irrigation lines (as sealed by a licensed irrigator)	The City's Landscape Architect must be notified no less than 48 hours prior to the installation of the artificial turf to ensure that following installation requirements are met on-site: 1. Required to be installed by a licensed installer authorized to install turf per the maintenance specifications 2. No visible seams or edges 3. Proper base prepared for drainage and run-off 4. Anchor system utilized	Maintained in clean and attractive conditions. Wear: Shall not contain weeds, holes, tears, stains, discolorations, fading seam separations, uplifted surfaces, heat degradations, depressions, odors and excessive wear. Damage: Damaged and worn areas must be repaired or removed and replaced in a manner that results in consistent appearance with existing artificial turf. Grooming: Be groomed yearly to I prevent compacted and flattened turf.

(2)

Tree planting standards:

All trees to be planted in the City shall meet the following minimum requirements:

Shall be nursery-grown and have the following:

(i)

One (1) straight dominant trunk or central leader to the top of the canopy, free of wounds and defects and exhibiting proper pruning cuts;

(ii)

A full uniform canopy, with branches evenly spaced and foliage of deep color representative of health and vigor for the species; and

(iii)

Shall meet the following size requirements:

(i)

Canopy shade trees: a minimum of three (3) inch caliper;

(ii)

Parkway (Right-of-Way) trees: a minimum of three-and-one-half inch (3-1/2) inch caliper; and

(iii)

Ornamental trees: a minimum of two (2) inch caliper.

Tree plantings shall not include more than forty-five (45) percent of the same tree species otherwise approved by the Development Services Landscape Architect.

Final locations of trees are subject to approval by the Development Services Landscape Architect.

A layer of fibrous mulch shall be provided in shrub beds and around trees. The root flare on all trees shall be kept exposed.

(B)

Soils.

(1)

Native topsoil shall be protected from erosion or stockpiled.

(2)

Native site topsoil shall be laboratory tested by an accredited laboratory and amended per said laboratory's recommendations to achieve a healthy soil biology.

(C)

Landscape water use requirements.

(1)

Comply with the City of Frisco Water Management Plan (WMP), as it exists or may be amended.

(2)

All landscape irrigation including trees, shrub and flower beds, and turf shall comply with the Irrigation Ordinance, as it exists or may be amended.

(3)

All properties shall be irrigated in accordance with Frisco weekly Watering Recommendation (FWR) and shall not exceed those recommendations by more than 10%.

(Ordinance 2021-07-47 adopted 7/6/21; Ordinance 2024-05-21 adopted 5/7/2024; Ordinance 2025-01-03 adopted 1/7/2025)

§ 4.02.04 Landscape Area and Screening/Buffer Requirements for Nonresidential, Mixed Use, and Multifamily Zoning Districts.

All nonresidential, mixed use, and multifamily zoning districts shall comply with the following landscape standards.

Landscape Requirements By Use
	Retail	Office/Non-Retail	Multifamily	Mixed-Use	OTC
Street Frontage Landscape Areas (Figures in § 4.02.05)
S1 Urban	O	O	O	R	R
S2 Slip Road¹	O/R¹	O/R¹	O/R¹	O/R¹	O
S3 Double Row²	O/R²	O/R²	O/R²
S4 Single Row	R	R	R
Facade Landscape Areas (Figures in § 4.02.07)
F1 Retail Facade	R			R
F2a Office/Non-Retail Facade (Option A)		R
F2b Office/Non-Retail Facade (Option B)		R
Screening/Buffer Areas (Figures in § 4.03.03)
B1 Solid Screening Wall	R	R	R
B2 Living Screening	O	O	O
B3a Screening (topographical change 1)	R/O	R/O	R/O
B3b Screening (topographic change 2)	R/O	R/O	R/O
B3c Screening (topographic change 3)	R/O	R/O	R/O
B3d Screening (topographic change 4)	R/O	R/O	R/O
B4 Screening Partially Solid Wall	O	O	O		R
B5 Screening Wall for OTC District					R
B6 Natural Area w/Enhanced Buffer	R	R	R	R
B7 Screening with Double Row of Trees	R	R		R
Notes: O = Optional; R = Required ¹ Required in the Preston Road Overlay District. ² Required in the Preston Road Overlay District where a slip road is not feasible. See: Screening/Buffer Areas (Figures in § 4.03.03)

(Ordinance 19-04-24 adopted 4/2/19; Ordinance 2021-07-47 adopted 7/6/21; Ordinance 2024-05-21 adopted 5/7/2024)

§ 4.02.05 Street Frontage Landscape Areas.

STREET TYPE S1	Urban Street Frontage
	1 Thoroughfare	Type A, B, C, D, or E See Engineering Standards	Figure 4.02.05.1: Urban Street Frontage
	2 Sidewalk	15' minimum width to building Continuous frontage*
	3 Trees	Canopy shade trees 30' on center, in tree wells or grates.
	4 Median	Where Applicable
	5 Build-to-line
	*Applicable projects with a Build-to-Line. Planned Development ordinance and OTC standards may apply.

STREET TYPE S2	Slip Road Street Frontage
	1 Thoroughfare	Type A or B See Engineering Standards Required in Preston Road Overlay, optional in other zones¹	Figure 4.02.05.2: Slip Road Street Frontage
	2 Landscape Buffer	8' width
	3 Parking	24' drive aisle 2 rows of 20' x 9' parking stalls - every 4th space is a landscape space, as shown
	4 Sidewalk	15' min. to building
	5 Trees	Canopy shade trees 3 rows aligned and centered in landscape spaces
	6 Enhanced paving bands	Brick or concrete pavers
	¹ If used in other zones, must be uniform in the development (prohibited as infill).

STREET TYPE S3	Double Row Street Frontage
	1 Thoroughfare	Type A or B See Engineering Standards Required in Preston Road Overlay where slip road is not feasible. Optional in other zones	Figure 4.02.05.3: Double Row Street Frontage
	2 Landscape Buffer	30' width 50' in Preston Road Overlay Rural Corridor
	3 Trees	Canopy shade trees 2 aligned rows, 4' min. from pavement 30' on center
	4 Parking Edge	2' vehicle overhang, exclusive of landscape buffer, required for 18' parking spaces (not required for 20' spaces with wheel stops) No vegetation over 5' in height
	5 Parking area	Width may vary

STREET TYPE S4	Single Row Street Frontage
	1 Thoroughfare	Type A, B, C, D, or E See Engineering Standards	Figure 4.02.05.4: Single Row Street Frontage
	2 Landscape buffer	25' width Type A & B 15' width Type C, D, or E 30' width U.S. Hwy. 380, S.H. 121 & DNT
	3 Trees	Canopy shade trees one row, centered in landscape edge 30' on center
	4 Parking Edge	2' vehicle overhang, exclusive of landscape buffer, required for 18' parking spaces (not required for 20' spaces with wheel stops) No vegetation over 6' in height
	5 Parking area	Width may vary

(Ordinance 2021-07-47 adopted 7/6/21; Ordinance 2024-05-21 adopted 5/7/2024)

§ 4.02.06 (Reserved)

(Ordinance 19-04-24 adopted 4/2/19)

§ 4.02.07 Facade Landscape Areas.

FACADE TYPE F1	Retail Shopping Center Facade
	1 Sidewalk	15' min. to building	Figure 4.02.07.1: Retail Shopping Center Facade
	2 Main drive aisle	24' min. width
	3 Trees, façade	Canopy shade trees* 30' on center in grates or tree wells
	4 Parking island	9' min. width Terminus of parking rows at main drive aisle
	5 Trees, parking	Center in landscape
	6 Parking rows	Width may vary
	*Not required for section where an arcade is provided, or hard awning (not fabric) extends over the sidewalk.

FACADE TYPE F2a	Office/Non-Retail Center Facade
	1 Facade	South and West facing	Figure 4.02.07.2: Office/Non-Retail Center Facade
	2 Landscape area	15' min. adjacent to structure
	3 Trees, façade	Canopy shade trees 30' on center
	4 Sidewalk	6' min. width or 8' width with a 2' vehicular overhang
	5 Main drive aisle	24' min.
	6 Parking island	9' min. width At the terminus of parking rows along the main drive aisle Equal to 2 parking spaces
	7 Parking lot	Width varies
	8 Trees, parking	Center in landscape island
	Offices in Mixed-Use zone shall provide Retail Shopping Center Facade (Figure 4.02.07.1).

FACADE TYPE F2b	Office/Non-Retail Center Facade - Trees Further from building
	1 Facade	South and West facing	Figure 4.02.07.3: Office/Non-Retail Center Facade
	2 Landscape area	15' min. adjacent to structure
	3 Trees, façade	Canopy shade trees Centered in landscape spaces. One landscape space replaces every 4th parking space as shown.
	4 Sidewalk	6' min. width or 8' width with a 2' vehicular overhang
	5 Main drive aisle	24' min.
	6 Parking island	9' min. width At the terminus of parking rows along the main drive aisle Equal to 2 parking spaces
	7 Parking lot	Width varies
	8 Trees, parking	Center in landscape island
	Offices in Mixed-Use zone shall provide Retail Shopping Center Facade (Figure 4.02.07.1).

(Ordinance 2021-07-47 adopted 7/6/21; Ordinance 2024-05-21 adopted 5/7/2024)

§ 4.02.08 (Reserved)

(Ordinance 19-04-24 adopted 4/2/19; Ordinance 2021-07-47 adopted 7/6/21; Ordinance 2024-05-21 adopted 5/7/2024)

§ 4.02.09 (Reserved)

(Ordinance 19-04-24 adopted 4/2/19; Ordinance 2021-07-47 adopted 7/6/21; Ordinance 2024-05-21 adopted 5/7/2024)

§ 4.02.10 Landscaping Requirements for Single-Family, Two-Family, and Townhome Lots.

Single-Family (SF), Two-Family (2F), or Townhome (TH) developments shall comply with the following:

(A)

Open Space Requirements for Patio Homes and Townhome developments. (See Patio Home (PH) and Townhome (TH) Usable Open Space.)

(B)

The Thoroughfare Screening Requirements in the Subdivision Ordinance. (See Thoroughfare Screening Requirements Section 8.06.)

(C)

Residential Tree Requirements for individual lots: Landscape Plans and drawings are not required.

Residential Zoning District	Number of Medium or Large Trees Required Per Lot*
RE	6
SF-16	5
SF-12.5	4
SF-10	4
SF-8.5	3
SF-7	2
OTR	2
PH	1
2F	2
TH	1
*Note: One street tree shall count as one of the required number of lot trees.

(D)

Required landscape for rights-of-way - medians (divided thoroughfares).

(1)

Residential Developments adjacent to a divided thoroughfare shall pay a fee to the Engineering Services to cover 50% of the landscape costs for the adjacent median.

(2)

Trees shall be planted at thirty-five (35) feet on center and as required in the Engineering Standards.

(E)

Required landscaping for rights-of-way – residential streets (also see engineering standards, as they exist or may be amended).

RESIDENTIAL STREET TYPE R1	Front Entry
	1 Front Yard	Width may vary	Figure 4.02.10.1: Residential Street, Front Entry
	2 R.O.W.	60' width
	3 Pavement	30' width F/F
	4 Trees	Canopy shade trees 35' on center
	5 Sidewalk easement	2' wide

RESIDENTIAL STREET TYPE R2	Rear Entry
	1 Front Yard	Width may vary	Figure 4.02.10.2: Residential Street, Rear Entry
	2 R.O.W.	60' width
	3 Pavement	26' width F/F
	4 Trees	Canopy shade trees 35' on center - spacing may vary due to site conditions 3-1/2 - inch caliper 6' min. from back of curb, 4' min. from sidewalk
	5 Sidewalk easement	2' wide

(Ordinance 2021-07-47 adopted 7/6/21; Ordinance 2024-05-21 adopted 5/7/2024)

§ 4.03.01 Purpose.

Standards set forth in this subsection establish the screening options required for the various land uses and zoning districts.

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

§ 4.03.02 Standards.

(A)

Applicability.

(1)

All areas covered by this section shall be screened from:

All streets and adjacent property lines of residentially zoned parcels; and

Areas shown as single-family or multifamily residential uses on the Future Land Use Map.

(2)

(3)

The property owner of a tract of land within a multifamily zoning district shall be responsible for:

Providing the required screening on the multifamily zoned property when adjacent to a single-family zoning district.

Paving the area between the required screening and the alley according to Engineering Services' standards.

(B)

Screening wall materials.

A screening wall required under the provisions of this section, shall be constructed of solid masonry clay-fired brick or natural stone masonry units.

(1)

All wall or fence openings within a required screening element shall be equipped with gates equal in height and screening properties and/or materials to the wall or fence.

(2)

(3)

Optional materials, when approved by the Planning & Zoning Commission, include:

Split-face concrete masonry units shall meet the following standards:

Color and finish to match building materials; and

Engineered and in accordance with local building codes.

Pre-cast concrete shall meet the following standards:

Monolithic panels and columns;

Columns shall have concrete or cast stone caps that are consistent with conventional masonry materials and methods;

Panels shall be constructed of normal weight concrete and reinforced per engineered drawings and in accordance with local building codes; and

Panels shall be colored after installation with acrylic/polysiloxane structural concrete stain to provide the appearance of conventional natural stone or conventional masonry.

(C)

Screening wall finishing on both sides.

(1)

All required masonry screening walls shall be equally finished on both sides of the wall.

(2)

The style, color, and material of the wall must be consistent within the development.

(D)

Screening installation and maintenance.

(1)

The property owner shall be responsible for the maintenance of all required screening materials.

(2)

All required screening materials must be installed and completed prior to final acceptance of the project of the development that requires the wall.

(E)

Landscape screening and sight visibility triangle.

Refer to the Engineering Standards, as they exist or may be amended, for restrictions and limitations of improvements and landscaping in visibility easements.

(Ordinance 2021-07-47 adopted 7/6/21; Ordinance 2024-05-21 adopted 5/7/2024)

§ 4.03.03 Screening/Buffer Areas.

Screening Requirements By Use
	Retail	Office/Non-Retail	Multifamily	Mixed-Use	OTC
Screening/Buffer Areas
B1 Solid Screening Wall	R	R	R
B2 Living Screening	O	O	O
B3a Screening (topographical change 1)	R/O	R/O	R/O
B3b Screening (topographic change 2)	R/O	R/O	R/O
B3c Screening (topographic change 3)	R/O	R/O	R/O
B3d Screening (topographic change 4)	R/O	R/O	R/O
B4 Screening Partially Solid Wall	O	O	O		R
B5 Screening Wall for OTC District					R
B6 Natural Area w/Enhanced Buffer	R	R	R	R
B7 Screening Buffer w/Double Row of Trees	R	R		R
Notes: O = Optional; R = Required

SITE SCREENING TYPE B1	Screening Wall
	1 Adjacent Property¹	Single-family Multifamily	Figure 4.03.03.1: Screening Wall
	2 Landscape buffer	15 'minimum width
	3 Trees	Canopy shade trees 30' on center One row
	4 Wall	8' in height 14' at loading dock Solid masonry brick or stone to match building²
	5 Min. Wall Height	8' min. vertical distance, building entrance elevation to top of wall elevation (see B3a & B3b)
	6 Pavement	Parking/impervious surface Length varies

SITE SCREENING TYPE B2	Living Screen³
	1 Adjacent Property¹	Single-family Multifamily	Figure 4.03.03.2: Living Screen
	2 Landscape buffer	15' minimum width
	3 Pavement	Parking/impervious surface Length varies
	4 Trees	Two rows, evergreen (select from Living Screen list) 8' in height at planting to create a solid screen⁴ Solid masonry brick or stone to match building
	5 Private fence	Homeowner fence
	¹Based upon the Zoning Map or Future Land Use Map.
	²Alternate Material to be approved by P&Z. See 4.03.02(b)(3)
	³P&Z approval is required for Living Screen.
	⁴Spacing shall be determined based on species and approved by the Development Services Landscape Architect.

SITE SCREENING TYPE B3a	Screening Wall with Topographic Change
	1 Adjacent Property¹	Single-family Multifamily	Figure 4.03.03.3: Screening Wall w/Topographic Change
	2 Alley (R.O.W.) Where applicable	See Engineering Standards
	3 Terrace width	8' minimum width Plant with shrubs, vines or groundcover
	4 Landscape buffer	15' minimum width
	5 Paved surface	Length varies
	6 Trees	One row, canopy shade 30' on center
	7 Min. Wall Height	8' min. vertical distance, bldg. entrance elevation to top of wall elevation
	8 Wall	8' in height² Solid masonry brick or stone
	9 Retaining Wall	6' maximum

SITE SCREENING TYPE B3b	Screening Wall with Topographic Change
	1 Adjacent Property¹	Single-family Multifamily	Figure 4.03.03.4: Screening Wall w/Topographic Change
	2 Alley R.O.W.	See Engineering Standards
	3 Slope	10:1 maximum Length varies
	4 Landscape buffer	15' minimum width
	5 Paved surface	Length varies
	6 Trees	Canopy shade One row, shade trees 30' on center
	7 Min. Wall Height	8' min. vertical distance, building finish floor elevation to top of wall
	8 Wall	8' in height² Solid masonry
	¹Based upon the Zoning Map or Future Land Use Map
	²The top of wall elevation must be 8' higher than the finish floor elevation of the nearest nonresidential building to the residential development.

SITE SCREENING TYPE B3c	Screening Wall with Topographic Change
	1 Adjacent Property¹	Single-family Multifamily	Figure 4.03.03.5: Screening Wall w/Topographic Change
	2 Landscape Buffer	15' minimum width
	3 Trees	One row, canopy shade trees 30' on center
	4 Screening Wall²	8' in Height³ Solid masonry brick or stone constructed on reinforced masonry base wall
	5 Private fence	Homeowner fence
	6 Retaining wall	Existing with Single-Family/Multifamily development
	¹Based upon the Zoning Map or Future Land Use Map
	²The masonry wall is intended to replace the builder wood fence and shall be coordinated with the residential construction and adjacent property owners.
	³The top of wall elevation must be 8' higher than the finish floor elevation of the nearest residential building in the residential development.

SITE SCREENING TYPE B3d	Screening Wall with Topographic Change
	1 Adjacent Property¹	Single-family Multifamily	Figure 4.03.03.6: Screening Wall w/Topographic Change
	2 Landscape Buffer	15' minimum width
	3 Trees	One row, canopy shade trees 30' on center
	4 Screening Wall²	8' in Height³ Solid masonry brick or stone constructed on reinforced masonry base wall
	¹Based upon the Zoning Map or Future Land Use Map
	²The masonry wall is intended to replace the builder wood fence and shall be coordinated with the residential construction and adjacent property owners.
	³The top of wall elevation must be 8' higher than the finish floor elevation of the nearest residential building in the residential development.

SITE SCREENING TYPE B4	Screening Wall with View Fence
	1 Adjacent Property¹	Single-family Multifamily	Figure 4.03.03.7: Screening wall with View Fence
	2 Buffer width	15' minimum width See B5 for OTC adjacent to OTR
	3 Pavement	Paved surface area
	4 Trees	One row, evergreens selected from Living Screen list²
	5 Wall	8' in height 50% masonry; 50% open ornamental fence
	Elevation detail: A Landscape area B View fence C Solid masonry wall & pilaster (brick or stone)
	*Note: View fence shown is a sample only.
	¹Based upon the Zoning Map or Future Land Use Map
	²Spacing shall be determined based on species and approved by the Development Services Landscape Architect.
	*Note: if the residential property fence is already built, the residential property owners may remove the wood fencing and use this screening wall as their fence.

SITE SCREENING TYPE B5	*Screening Wall for OTC & OTC District**
	1 Adjacent Property¹	Single-family, OTR Zoning District & multifamily use	Figure 4.03.03.8: OTC to OTR Options
	2 Existing Original Town Alley	10' Wide (not applicable to all properties)
	3 Wall Maintenance easement/landscape edge	5' wide landscape area² Acceptable materials include decomposed granite, low ground covers and turfgrass.
	4 Paved surface	Parking/drive aisle
	5 Property line with homeowner fencing	Height varies (6' typical)
	6 Screening wall	6' in height Top 3 feet: metal or masonry with openings or perforations Bottom 3 feet: Solid masonry or metal (See options)
	Option 1 A Top: Brick masonry lattice work³ B Bottom: Solid brick masonry C Pilaster: Solid brick masonry with cap
	Option 2 A Top: Decorative CMU⁴ B Bottom: Split face CMU C Pilaster: Split face CMU to match
	Option 3 A Top: Laser cut metal⁵ B Bottom: Solid metal, match top C Pilaster: Design and material may vary
	¹Based upon the Zoning Map or Future Land Use Map
	²Note a reduced width is permissible with Director of Development Services approval. Appeals can be made as noted in the Zoning Ordinance Section 6.19.09.
	³Brick lattice work is a masonry technique that leaves a 2-3" gap between each brick as each course is laid.
	⁴Decorative CMU is concrete masonry unit product that is typically formed in gemoetric patterns with openings and is reminiscent of midcentury modern design.
	⁵Laser-cut metal may consist of steel or aluminum panels with custom or manufactured laser-cut designs.

SITE SCREENING TYPE B6	Natural Area with Enhanced Buffer
	1 Feature	Major Creek, Riparian Buffer or another designated natural feature, such as a pond or wetland.	Figure 4.03.03.9: Natural Area with Enhanced Buffer
	2 Buffer	30' minimum between developed area and a natural feature.
	3 Development	Impervious surface
	4 Trail	8' minimum width Provide connections from development to trail.
	5 Trees	Canopy Shade trees¹, 30' on center, where natural vegetation is not sufficient.
	6 Groundcover	Appropriate native seed mix.
	7 Headlight Screen	Evergreen shrubs - maintained at 3' minimum height.
	¹Select native and adapted upland shade and understory trees.
	²Impervious surfaces graded to sheet flow to natural drainage. Design with wheel stops or curb cuts to allow drainage into landscape area.

SITE SCREENING TYPE B7	Natural Area with Enhanced Buffer
	1 Adjacent property	Single-Family Multifamily, other	Figure 4.03.03.10: Screening with Double Row of Trees
	2 Landscape buffer	40' minimum width
	3 Trees	Two rows of canopy shade trees. 30' on center - triangular spacing
	4 Wall	8' in height 14' at loading docks Solid masonry brick or stone to match building
	5 Min. Wall Height	8' minimum vertical distance, bldg. entrance elevation to top of wall elevation (see B3 and B4)
	6 Rear building façade	Rear façade matches architectural articulation in color only.

(Ordinance 18-11-64 adopted 11/5/18; Ordinance 19-04-24 adopted 4/2/19; Ordinance 2021-07-47 adopted 7/6/21; Ordinance 2024-05-21 adopted 5/7/2024)

§ 4.03.04 Location of Required Screening.

Screening Requirements for Property Perimeters
	Screening Type							Additional Standards and Notes
Screening Scenario	B1	B2	B3	B4	B5	B6	B7
Nonresidential, siding or backing to: • Multifamily zoning district • Listed residential districts (see notes) • Property that is both zoned AG and shown on the Comprehensive Plan's Future Land Use Map as residential land use • Nonresidential use in a Single-Family Zone								Listed residential districts: • 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 Option B2 is subject to approval from the Planning & Zoning Commission.
Parking in OTC & OTC* adjacent to residential use
Nonresidential and Multifamily adjacent to a Major Creek
Topographic changes								Living screen requirements on sites with topography changes are subject to the discretion of the Director of Development Services.
Note: Dots () indicates applicability. Thoroughfare Screening: See Section 8.06 - Thoroughfare Screening, Subdivision Ordinance No. 09-07-38, as is exists or may be amended. *Other screening options or combinations may be approved by the Director of Development Services.

(Ordinance 2021-07-47 adopted 7/6/21; Ordinance 2024-05-21 adopted 5/7/2024)

§ 4.03.05 Screening for Outside Storage and Display.

Screening Requirements for Outdoor Storage and Display
	Screening Type							Additional Standards and Notes
Use/Zoning District	B1	B2	B3	B4	B5	B6	B7
General storage and display, visible from streets and residential areas								Evergreen trees planted at fifteen (15) feet on center with continuous row of 5-gallon evergreen shrubs. Items displayed shall be one (1) foot below the screening wall.
Wrecking, Junk, and Salvage Yards								Items displayed shall be one (1) foot below the screening wall.
TO & PRO Districts								Also requires a fourteen (14) foot tall wing wall. (See Figure 4.03.06.1)
I Districts								Wall shall be eight (8) feet when screening from the street and fourteen (14) feet (wing wall) when screening the storage area from residential.
Note: Dots (*) indicates applicability.

(A)

Outside storage and display requirements.

(1)

Elements within outside storage and display areas.

Outside storage and display, sales, or operations.

(2)

Prohibited areas.

Outside storage and display areas shall not be located within any required front/side yards.

Outside storage and display areas shall not be located within any drainage or other type of easement.

Outside storage and display areas shall not be located within any required parking area, parking spaces, loading areas, fire lanes, vehicular moving aisles or customer pick up lanes.

(3)

Visual obstruction and interference.

Outside storage and display areas shall not obstruct visibility or interfere with pedestrian or vehicular circulation and shall be subject to the following requirements:

A minimum six (6) foot wide pedestrian path shall be maintained between outside storage and display areas and vehicular maneuvering aisles; and

A minimum six (6) foot wide pedestrian path shall be maintained between any entry or exit doors from the primary use building to the vehicular maneuvering aisles or parking areas.

Outside storage and display visible from streets and residential areas shall be located one (1) foot below a screening wall.

(4)

Exemptions.

Outside storage and display areas shall not apply to new and used sales or lease of automobile, motorcycle, recreational vehicles, or watercraft and similar facilities requiring outside display.

(5)

Temporary uses.

Seasonal and temporary storage areas shall provide for electrical plug-ins if storage containers require electrical service.

(Ordinance 2021-07-47 adopted 7/6/21; Ordinance 2024-05-21 adopted 5/7/2024)

§ 4.03.06 Screening for Loading Docks, Bays and Service Areas.

Screening for Requirements for Docks and Service Areas
	Screening Type							Additional Notes
	B1	B2	B3	B4	B5	B6	B7	Additional Notes
Docks and bays when visible from a street or residential zone								Living screen trees to soften the wall with fourteen (14) foot tall wing wall (See Figure 4.03.06.1)
PRO and To Districts								May not face Preston Road and the Dallas North Tollway May face other streets with landscape buffer (See Figure 4.03.06.1)
IT – District I – Industrial District								Requires a fourteen (14) foot tall wing wall (See Figure 4.03.06.1)
Docks and bays adjacent to a major creek								Fourteen (14) foot tall solid living screen
Note: Dots (*) indicate applicability.

Figure 4.03.06.1: Service Bay Requirement within an Applicable Zoning District

(Ordinance 2021-07-47 adopted 7/6/21; Ordinance 2024-05-21 adopted 5/7/2024)

§ 4.03.07 Screening for Refuse (Trash) and Recycling Storage Container Screening.

(A)

Refuse and recycling collection areas.

(1)

Location:

Each refuse facility shall be located to provide safe and convenient pickup by refuse collection agencies using a fifteen (15) foot inside turning radius with a thirty (30) foot approach.

Trash dumpsters shall be located a minimum of fifty (50) feet from a residential apartment building and one hundred (100) feet from an adjacent Residential zoning district boundary line.

Trash compactors shall be located a minimum of fifty (50) feet from residential apartment buildings.

Compactors shall be minimum of one hundred fifty (150) feet from other Residential district boundary lines.

Refuse or recycling storage facilities are prohibited in a designated parking or loading space.

Refuse or recycling storage facilities shall not be located between a building and street unless approved by the Director of Development Services.

Refuse or recycling storage facilities shall not be located adjacent to designated Nonresidential Open Space.

(2)

Refuse and recycling receptacles shall be screened from view on (3) sides from persons standing on the ground or on an immediately adjoining property with the following:

A masonry wall of materials and color that match the primary building, not less than six (6) feet, nor more than eight (8) feet, in height or by an enclosure within a building; and

A minimum five (5) gallon shrubs planted thirty (30) inches on center to soften the appearance of the walls.

(B)

Additional requirements.

(1)

Recycling facilities.

Recycling facilities will meet the same setback criteria as refuse facilities.

(Ordinance 2021-07-47 adopted 7/6/21; Ordinance 2024-05-21 adopted 5/7/2024)

§ 4.03.08 Screening for Utilities, Mechanical, and Service Facilities.

(A)

Applicability.

The following standards shall apply to all utility meters and associated apparatus associated with nonresidential, multifamily development and amenity centers for single-family developments.

(B)

Ground-mounted equipment screening.

(1)

(2)

No pedestrian pathway or pedestrian common space shall be located between the main structure and the utility meters/apparatus.

(3)

(4)

Landscaping, including trees or evergreen shrubbery that materially obscures the visibility of the equipment.

All 3-phase transformers shall be screened with evergreen shrubs, minimum of six (6) foot height at time of planting.

All single-phase transformers shall be screened with evergreen shrubs, minimum four (4) foot height at time of planting. Indicate on the plans the location of all transformers and utility boxes.

Masonry walls constructed of the same materials and color used in the primary building.

Tubular steel in conjunction with evergreen shrubbery.

Other material subject to review and approval of the Director of Development Services consistent with the intent of this subsection.

All approved screening methods shall be one (1) foot above the height of the utility box.

(C)

Roof-mounted mechanical equipment screening.

(1)

All mechanical equipment shall be screened from view from ground level.

(2)

Where a parapet does not accomplish the intended screening, a screening wall equal to the height of the equipment shall be provided.

(3)

Mechanical penthouses shall be integrated into the building's overall design using, but not limited to, ornamental elements, cohesive rooflines, opaque materials, glazing, and latticework cladding.

(4)

In all cases, screening shall be compatible building materials.

(5)

Mechanical penthouses shall complement overall building design.

(D)

Finish of accessory elements.

Exposed conduit, ladders, utility boxes, and drain spouts shall be:

(1)

Painted to match the color of the building or an accent color.

(Ordinance 2021-07-47 adopted 7/6/21; Ordinance 2024-05-21 adopted 5/7/2024)

§ 4.03.09 Entryway Wall Standards for Subdivisions.

(A)

Applicability.

(1)

The following standards apply to exterior side yards of corner lots meeting the following criteria:

The corner lot is within a single-family detached, two-family, or townhome subdivision; and

Subdivision lot layout, with regards to exterior side yard location, conforms to Figure 4.03.09.1: Entryway Wall Requirement Area.

The wall height and location shall be shown on Preliminary Plats and Landscape Plans as dictated within the Development Application Handbook.

(2)

Entryway fencing standards apply only to the portion of the exterior side yard fence that is parallel to the entry street or parallel to the intersecting street as shown in Figure 4.03.09.1.

(B)

Materials.

(1)

Walls shall be constructed of one of the following:

Wood materials screened by living plant materials, which shall require a dedicated ten (10) foot wide planting strip as provided on a plat.

The same material and in the same manner as the screening walls surrounding the subdivision.

Open Ornamental Fence materials and may include masonry materials. If masonry materials are used, then masonry materials shall be like the existing screening wall.

(2)

Height of entryway fencing shall comply with this Subsection 4.03 Screening Standards.

Figure 4.03.09.1: Entryway Wall Requirement Area

(C)

Developer and HOA responsibilities.

(1)

The developer of a subdivision shall construct all required walls shown in Figure 4.03.09.1.

(2)

(3)

(D)

Exceptions: existing walls or fences within the required wall area.

The following shall only apply to existing walls and fences within the required wall area as shown in Figure 4.03.09.1: Entryway Wall Requirement Area.

(1)

All existing walls or fences shall be maintained.

(2)

If an existing wall or fence is replaced, then the replacement wall or fence shall be a required wall as described above or meet the following fence standards.

Replacement fences shall meet the height standards within this section.

Replacement fences shall be constructed from Red Cedar, vinyl/PVC, or Open Ornamental Fence materials.

Replacement fences shall be built with the finished side (i.e., smooth side) facing the street.

Red Cedar replacement fences shall use metal fence posts.

(Ordinance 2021-07-47 adopted 7/6/21; Ordinance 2024-05-21 adopted 5/7/2024)

§ 4.04.01 Purpose.

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

§ 4.04.02 Special Off-Street Parking Provisions: Residential Districts.

(A)

Parking placement.

Required off-street parking shall be provided on the same lot as the use it is to serve, as referenced in 4.04.09. Location of Parking Spaces.

(B)

Paving requirements.

Required parking must be paved concrete, or it may be pervious concrete or other materials with approval of the Director of Engineering Services.

(C)

Agricultural Zoning District.

Agricultural use located in the AG – Agricultural District, the required parking shall be on, at a minimum, washed gravel to reduce dust emission or similar all-weather surface.

(D)

Heavy load vehicle storage.

No required parking space, garage, carport, or other automobile storage space shall be used for the storage of any heavy load vehicle.

(E)

Minimum parking provisions.

(1)

In the following zoning districts, there shall be a minimum of two (2) enclosed garage parking spaces.

Applicable Zoning Districts Table
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
§ 2.03.08.	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)

In addition, there shall be two (2) paved parking spaces provided behind the front property line only for the purpose of allowing on-site stacking or maneuvering to the enclosed spaces.

(3)

Front entry design requirements listed in 4.07.18. Residential Front Entry Garage Standards apply to the districts listed above.

(F)

Enclosed parking and stacking spaces.

(1)

In the zoning districts listed in subsection (E) above, required enclosed parking and stacking spaces shall be a minimum of nine (9) feet wide and twenty (20) feet long.

(2)

Required enclosed parking and stacking spaces shall remain clear of any encroachments.

(G)

OTR garage setbacks.

In the OTR – Original Town Residential District, the front of the garage shall be setback a minimum of twenty (20) feet from the projection of the front porch or building line.

(H)

Circular driveways.

(1)

Circular driveways shall be designed to accommodate any required parking behind the front building line.

(2)

Such driveways shall comply with driveway standards as outlined in the City's Engineering Design Standards and Construction Details and Thoroughfare Design Standards Ordinance.

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

§ 4.04.03 Special Off-Street Parking Provisions: Nonresidential and MF Districts.

(A)

Parking space delineation.

(1)

Parking spaces shall be permanently and clearly identified by stripes, buttons, tiles, curbs, barriers, or other approved methods.

(2)

Non-permanent type marking, such as paint, shall be regularly maintained to ensure continuous clear identification of the space.

(B)

Parking space dimensions.

(1)

(2)

(3)

No parking space shall allow a vehicle to overhang a required landscape area, open space area, sidewalk, street right-of-way or adjacent property (See Figure 4.04.03.1: Vehicle Overhang Prohibited).

Figure 4.04.03.1: Vehicle Overhang Prohibited

(4)

Head-in parking spaces adjacent to buildings shall have a minimum four (4) foot wide clearance between the front of the car and the building.

(5)

Parallel off-street parking spaces must be a minimum of eight (8) feet in width and twenty-two (22) feet in depth (See Figure 9.01.01.10: Parking Layouts.

(6)

Parking spaces within structured parking garages shall be a minimum of eight and one-half (8-1/2) feet in width and eighteen (18) feet in depth.

(C)

Encroachment upon the public right-of-way or required landscaping areas.

(1)

Off-street parking shall be prohibited from encroaching into the public right-of-way in any case.

(2)

All vehicle maneuvering shall take place on-site.

(D)

Dead end parking.

Dead end parking is prohibited in nonresidential developments, except in the OTC – Original Town Commercial District as approved by the Director.

(E)

Handicap parking.

Total Parking Spaces	Required Minimum Number of Accessible Spaces
1 to 25	1
26 to 50	2
51 to 75	3
76 to 100	4
101 to 150	5
151 to 200	6
201 to 300	7
301 to 400	8
401 to 500	9
501 to 1,000	2 percent of total
1,001 and over	20, plus 1 for each 100 over 1,000