O-2024-16 Rezoning 34.7 Acres from Commercial to PD-119 for Collin County School Land Survey Abst No 147 Tract 47, North of W Prosper Trail and West of N Dallas PkwyTOWN OF PROSPER, TEXAS
ORDINANCE NO. 2024-16
AN ORDINANCE OF THE TOWN COUNCIL OF THE TOWN OF PROSPER,
TEXAS, AMENDING THE ZONING ORDINANCE BY REZONING A TRACT OF
LAND CONSISTING OF 34.7 ACRES, MORE OR LESS, SITUATED IN THE
COLLIN COUNTY SCHOOL LAND SURVEY, ABSTRACT NO. 147, TRACT 47,
IN THE TOWN OF PROSPER, COLLIN COUNTY, TEXAS, FROM
COMMERCIAL (C) TO PLANNED DEVELOPMENT-119 (PD-119), DESCRIBING
THE TRACT TO BE REZONED; PROVIDING FOR A PENALTY FOR THE
VIOLATION OF THIS ORDINANCE; PROVIDING FOR REPEALING, SAVING
AND SEVERABILITY CLAUSES; PROVIDING FOR AN EFFECTIVE DATE OF
THIS ORDINANCE; AND PROVIDING FOR THE PUBLICATION OF THE
CAPTION HEREOF.
WHEREAS, the Town Council of the Town of Prosper, Texas (the "Town Council") has
investigated and determined that the Zoning Ordinance should be amended; and
WHEREAS, the Town of Prosper, Texas ("Prosper") has received a request (Case Z22-
0019) from Orion RE Capital ("Applicant"), to rezone 34.7 acres of land, more or less, Collin
County School Land Survey, Abstract No. 147, Tract 47, in the Town of Prosper, Collin County,
Texas, and being more particularly described in Exhibit "A", attached hereto and incorporated
herein for all purposes: and
WHEREAS, the Town Council has investigated into and determined that the facts
contained in the request are true and correct; and
WHEREAS, all legal notices required for rezoning have been given in the manner and
form set forth by law, and public hearings have been held on the proposed rezoning and all other
requirements of notice and completion of such zoning procedures have been fulfilled; and
WHEREAS, the Town Council has further investigated into and determined that it will be
advantageous and beneficial to Prosper and its inhabitants to rezone this property as set forth
below.
NOW, THEREFORE, BE IT ORDAINED BY THE TOWN COUNCIL OF THE TOWN OF
PROSPER, TEXAS, THAT:
SECTION 1
Findings Incorporated. The findings set forth above are incorporated into the body of this
Ordinance as if fully set forth herein.
SECTION 2
Amendment to the Town's Zoning Ordinance, The Town's Zoning Ordinance is amended
as follows: The zoning designation of the below described property containing 34.7 acres of land,
more or less, in the Collin County School Land Survey, Abstract No. 147, Tract 47, Town of
Prosper, Collin County, Texas, and all streets, roads, and alleyways contiguous and/or adjacent
thereto are hereby zoned as Planned Development-119 and being more particularly described in
Exhibit "A", attached hereto and incorporated herein for all purposes as if set forth verbatim.
The development plans, standards, and uses for the Property in this Planned
Development District shall conform to, and comply with (1) the Statement Intent and Purpose,
attached hereto as Exhibit B; (2) the Development Standards, attached hereto as Exhibit C; (3)
the Site Plan, attached hereto as Exhibit D; (4) the Development Schedule, attached hereto as
Exhibit E; and (5) the Elevations, attached hereto as Exhibit F, all of which are incorporated herein
for all purposes as if set forth verbatim, subject to the following condition of approval by the Town
Council:
Two (2) original, official, and identical copies of the zoning exhibit map are hereby adopted
and shall be filed and maintained as follows:
a. One (1) copy shall be filed with the Town Secretary and retained as an original record
and shall not be changed in any manner.
b. One (1) copy shall be filed with the Building Official and shall be maintained up to date
by posting thereon all changes and subsequent amendments for observation, issuing
building permits, certificates of compliance and occupancy, and enforcing the zoning
ordinance. Reproduction for information purposes may from time -to -time be made of
the official zoning district map.
SECTION 3
No Vested Interest/Repeal. No developer or property owner shall acquire any vested
interest in this Ordinance or in any other specific regulations contained herein. Any portion of this
Ordinance may be repealed by the Town Council in the manner provided for by law.
SECTION 4
Unlawful Use of Premises. It shall be unlawful for any person, firm, or corporation to make
use of said premises in some manner other than as authorized by this Ordinance, and shall be
unlawful for any person, firm, or corporation to construct on said premises any building that is not
in conformity with the permissible uses under this Zoning Ordinance.
SECTION 5
Penalty. Any person, firm, corporation, or business entity violating this Ordinance or any
provision of Prosper's Zoning Ordinance, as amended, shall be deemed guilty of a misdemeanor,
and upon conviction thereof shall be fined any sum not exceeding Two Thousand Dollars
($2,000.00). Each continuing day's violation under this Ordinance shall constitute a separate
offense. The penal provisions imposed under this Ordinance shall not preclude Prosper from
filing suit to enjoin the violation. Prosper retains all legal rights and remedies available to it
pursuant to local, state, and federal law.
SECTION 6
Severability. Should any section, subsection, sentence, clause, or phrase of this
Ordinance be declared unconstitutional or invalid by a court of competent jurisdiction, it is
expressly provided that all remaining portions of this Ordinance shall remain in full force and
effect. Prosper hereby declares that it would have passed this Ordinance, and each section,
subsection, clause, or phrase thereof irrespective of the fact that any one or more sections,
subsections, sentences, clauses, and phrases be declared unconstitutional or invalid.
Case No. Z22-0019 Ordinance No. 2024-16, Page 2
SECTION 7
Savings/Repealing Clause. Prosper's Zoning Ordinance, as amended, shall remain in full
force and effect, save and except as amended by this or any other Ordinance. All provisions of
any ordinance in conflict with this Ordinance are hereby repealed to the extent they are in conflict;
but such repeal shall not abate any pending prosecution for violation of the repealed ordinance,
nor shall the appeal prevent a prosecution from being commenced for any violation if occurring
prior to the repealing of the ordinance. Any remaining portions of said ordinances shall remain in
full force and effect.
SECTION 8
Effective Date. This Ordinance shall become effective from and after its adoption and
publications as required by law.
DULY PASSED, APPROVED, AND ADOPTED BY THE TOWN COUNCIL OF THE
TOWN OF PROSPER, TEXAS, ON THIS 23RD DAY OF JANUARY 2024.
David F. Bristol, Mayor
A11g.
TTEST:
luw
Michelle Lewis-Sirianni, Town Secretary
APPROVED AS TO FORM AND LEGALITY:
Terrence S. Welch, Town Attorney
Case No. Z22-0019 Ordinance No. 2024-16, Page 3
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Exhibit "A"
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BEING a 40.065 acre tract of land situated in the Collin County School Land Survey, Abstract Number
147, Collin County, Texas and being all of that called 34.709 acre tract of land described by deed to
AABVC-DNT-West-FRT, LP, recorded in County Clerk's File Number 2021082001693210, Deed
Records, Collin County, Texas and all of that called 5.368 acre tract of land described by deed to
Collin County, recorded in Volume 5949, Page 2222, Deed Records, Collin County, Texas and being
more particularly described by metes and bounds as follows:
BEGINNING at a 1/2 inch iron rod with cap stamped "PRESTON TRAIL" found at the southeast corner
said called 34.709 acre tract, said iron rod also being the southwest corner of said called 5.386 acre
tract and being in the north line of that called 40.066 acre tract of land described by deed to Cothran
Malibu, LP, recorded in County Clerk's File Number 20150105000009000, Deed Records, Collin
County, Texas;
THENCE South 87 degrees 52 minutes 23 seconds West, 1108.44 feet along the south line of said
called 34.709 acre tract and said north line of the called 40.066 acre tract to a 5/8 inch iron rod with
cap stamped "MANHARD" set at the northwest corner of said called 40.066 acre tract;
THENCE North 89 degrees 57 minutes 32 seconds West, 43.17 feet, continuing along said south line
of the called 34.709 acre tract to a 5/8 inch iron rod with cap stamped "MANHARD" set at the
southwest corner of said called 34.709 acre tract;
THENCE North 00 degrees 45 minutes 11 seconds West, 1324.66 feet along the west line of said
called 34.709 acre tract to a 1/2 inch iron rod with cap stamped "PRESTON TRAIL" found at the
northwest corner of said called 34.709 acre tract, said iron rod also being the southwest corner of
that called 34.557 acre tract of land described by deed to Urban Heights at Frontier LLC, recorded in
County Clerk's File Number 2022000131196, Deed Records, Collin County, Texas;
THENCE North 89 degrees 22 minutes 58 seconds East, 1146.49 feet along the north line of said
called 34.709 acre tract and the south line of said called 34.557 acre tract to a 1/2 inch iron rod with
cap stamped "PRESTON TRAIL" found at the northeast corner of said called 34.709 acre tract, said
iron rod also being the southeast corner of said called 34.557 acre tract and the northwest corner of
the aforementioned called 5.386 acre tract;
THENCE North 89 degrees 26 minutes 22 seconds East, 187.36 feet along the north line of said called
5.386 acre tract to a 1/2 inch iron rod found at the northeast corner of said called 5.386 acre tract;
THENCE South 00 degrees 43 minutes 44 seconds East, 1290.88 feet along the east line of said
called 5.386 acre tract to a 1/2 inch iron rod found at the southeast corner of said called 5.386 acre
tract, said iron rod also being in the north line of the aforementioned called 40.066 acre tract;
THENCE South 87 degrees 50 minutes 46 seconds West, 182.07 feet along the south line of said
called 5.386 acre tract and said north line oof the called 40.066 acre tract to the POINT OF
BEGINNING and containing 1,745,218 square feet or 40.065 acres of land, more or less.
Jere Luke 901
Registered PrbTessional Land Surveyor
Texas Registration Number 5696
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JEREMY LUKE DEAL
5595 Q Q
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PLANNED DEVELOPMENT NO. 119
EXHIBIT B—Planned Development Purpose and Intent:
This planned development is intended to provide for and encourage development that contains a
compatible mix of residential, office, and commercial uses within close proximity to each other, rather
than separating uses.
The use provisions define land uses and the siting and character of the improvements and structures
allowed on the land in a manner that encourages a balanced and sustainable mix of uses. These uses
may be combined either vertically in the same building, or horizontally in multiple buildings, or through
a combination of the two.
Additionally, the standards are intended to promote an efficient pedestrian -access network that
connects the nonresidential and residential uses. The planned development generally addresses the
physical relationship between development and adjacent properties, public streets, neighborhoods, and
the natural environment. This is accomplished by the following;
• Ensuring buildings relate appropriately to surrounding developments and streets which create
cohesive visual identity and attractive street scenes.
• Ensuring site design promotes efficient pedestrian and vehicle circulation patterns.
• Ensuring the creation of high -quality street and sidewalk environments that are supportive of
pedestrian mobility and that are appropriate to the roadway context.
• Ensuring large sites are developed in a manner that supports and encourages connectivity and
creates a cohesive visual identity and attractive street scene.
In order to implement this vision, the standards affecting development are intended to be consistent
with the overall goal. To accomplish this goal, the area has been subdivided into a series of sub -districts
with development restrictions that will be necessary to achieve their collective individuality.
The purpose of sub -district requirements is to define the character of new development within each
sub -district. They have been carefully designed to allow enough flexibility for creative building solutions,
while being prescriptive in areas necessary to preserve consistency throughout the development.
EXHIBIT C—Sub-District Regulations:
Development Plans
Concept Plan:
A. The tract shall be developed in general accordance with the attached concept plan, set forth in
Exhibits D2, D3, and D4.
B. Triggers
a. Neighborhood Sub -District:
i. Development shall be phased such that all of the townhomes will have
certificates of occupancy prior to commencing work within the Highway Sub -
District.
ii. Development shall be phased such that at minimum one (1) retail building, as
identified on Exhibit D.2 as either Lot 4 or Lot 2 Block 1, shall have obtained a
Certificate of Occupancy prior to construction.
b. Highway Sub -District:
i. Street Section D, as shown on Exhibit D.3, shall be built with Block D, Lots 1 and
2.
C. Where conflicts may arise between Exhibit C and Exhibit D, Exhibit C shall govern.
Elevations:
A. The tract shall be developed in general accordance with the attached elevations, set forth in
Exhibits F.
Administrative:
A. The property owner's association (POA) shall be approved by town staff.
2
HIGHWAY SUB -DISTRICT
HIGHWAY SUB -DISTRICT
Purpose & Intent
The purpose of the Highway Sub -District is to encourage the creation of a pedestrian -oriented, vertically
integrated, mixed -use, urban environment, providing shopping, employment, housing, business, and
personal services. This sub -district promotes an efficient, compact land use pattern; encouraging
pedestrian activity; reducing the reliance on private automobiles within the district; promoting a
functional and attractive community using urban design principles; and allowing developers flexibility in
land use and site design.
The Highway Sub -District is to be an area with a mixture of intense uses. Buildings are close to and
oriented toward the street. There is a connected street pattern, shared parking, and pedestrian
amenities.
Site Criteria
A. Size of Yards:
1. Minimum Front Yard
a. On Dallas North Tollway: Fifty (50) feet.
b. On all other streets: Ten (10) feet.
2. Minimum Side Yard: Zero (0) feet.
3. Minimum Rear Yard: Zero (0) feet.
B. Build -to -Line: On streets with on -street parking, a build -to -line shall be required. A -build-to-line- is a
line parallel to a public or private street where the primary facade of the building must be built to.
1. Buildings with non-residential uses on the first floor: A build- to -line shall be established at
the minimum front yard setback. The primary facade shall be continuous along a block face and
at least 70% shall be located within 5' of the build -to -line.
2. Buildings with residential uses on the first floor: The primary facade of a residential dwelling
shall be built 10' to 15' from the property line. Stairs, stoops, and elevated patios shall be
allowed within the front setback. Any land remaining in the setback shall be landscaped with
plant materials other than grass and shall be irrigated per the requirements established.
C. Size of Lots:
1. Minimum Size of Lot Area: Twenty Thousand (20,000) square feet
2. Minimum Lot Width: Fifty (50) feet.
3. Minimum Lot Depth: Sixty (60) feet.
D. Maximum Lot Coverage: One hundred (100) percent, subject to Detention and Open Space.
E. Floor Area Ratio: Maximum 10.0:1.
4
F. Housing: The following performance standards shall apply to residential development.
1. For the purposes of this Sub -District, Apartment and Condominiums are considered
Multifamily and shall be defined as follows:
a. Apartments- a predominantly residential building in which each unit is leased by the
owner to an individual entity.
b. Condominiums- a predominantly residential building in which each unit is owned by
an individual entity.
2. The maximum density allowed shall be no more than seven hundred and thirty (730) units
within the Highway Sub -District. Studio, One, Two, and Three Bedroom units shall be a minimum
of 650 square feet.
a. Apartments shall be no more than five hundred (500) units.
i. There shall be no more than 325 Studios and One -Bedroom units.
ii. There shall be no more than 165 two -bedroom units.
iii. There shall be no more than 10 three -bedroom units
b. Condominiums shall be no more than two hundred thirty (230) units.
i. There shall be at least 60% Studios and One -Bedroom units.
ii. There shall be no more than 40% Two and Three -Bedroom units.
3. Where first -floor square footage of the Highway Subdistrict shall be used for non-residential
uses, the following provisions for retail use shall apply.
Retail, for the sake of this subsection shall include beauty salon/barber shop, commercial
amusement (indoor), furniture/ home furnishings store, gymnastics/dance studio, health/fitness
center, museum/art gallery, restaurant (without drive-thru/drive-in service), retail store and
shops, retail service/incidental use, and theatre.
a. Office: minimum 25% retail use.
b. Residential
i. Apartments: minimum 50% retail use.
ii. Condominiums: minimum 0% retail use.
c. Hotel: minimum 25% retail use.
4. Apartment buildings shall have a setback of Two Hundred Fifty (250) feet from the Dallas
North Tollway (DNT).
G. Parking:
1. The number of parking spaces provided for uses shall be in accordance with the breakdown
established in the GENERAL REQUIREMENTS section of these standards.
2. Required parking shall be located and maintained anywhere within the PD No. 119, including
all sub -districts.
a. Where Townhome uses are concerned, parking may not be shared.
3. On -street parking and shared parking anywhere within the PD No. 119, including all sub -
districts, except for Townhome uses, may be counted towards meeting the off-street parking
requirement for any use within the sub -district.
4. Where on -street parking is provided, angled, as well as parallel parking shall be permitted as
depicted in exhibit D street sections.
5. Where on -street parking is provided, vehicle maneuvering shall be allowed within the Public
& Emergency Access Easement.
6. When structured garages are provided, adequate access from public rights -of -way via private
drives and/or access easements shall be made readily available.
7. Parking spaces that face and are adjacent to a building shall utilize curbs, wheel stops, and/or
bollards.
8. Speed bumps/humps are not permitted within a fire lane nor public roads.
11. Dead-end parking aisles are not permitted in surface parking lots.
12. In the case of mixed uses, parking spaces may be shared.
13. For all residential uses, a minimum of eighty percent (80%) of parking shall be contained in a
structured parking garage.
H. Service Equipment and Areas:
1. Loading docks, truck parking, trash collection, trash compaction, and other service functions
shall be incorporated into the overall design of the building or placed behind or on the side of a
building. On corner lots, these areas should be located behind the buildings. All solid waste
trash collection structures shall be designed to accommodate the Town's current trash service
provider. This includes, but not limited to, minimum dumpster enclosure requirements,
approach geometry and other features for operational needs.
2. Transformers, HVAC equipment (if located at the ground level), private utility meters, and
other machinery, where practical, should be located at the rear of the property.
a. Public water meters shall be located within easements, outside of pavement,
and adjacent (within 2-5 feet) to Public & Emergency Access Easement or
dedicated fire lanes that include utility easements.
I. Screening:
1. Service equipment and areas shall be screened so the visual impacts of these functions are
fully contained and out of view from adjacent properties and public streets to the extent that
screening is allowed by utility providers.
2. Solid waste collection and loading areas shall be located to minimize visibility. These areas
shall be screened, at minimum, by a eight (8) foot high wall built with the same materials as
used for the principal building, or an otherwise approved solid masonry material. Trash
dumpsters shall have a metal gate or door equal in height or the height of the wall, which shall
generally always remain closed. Waste collection and loading area walls shall include shrubbery
as to screen walls from the public realm.
3. Where rooftop -mounted mechanical equipment is not screened from view at a point twenty
feet above ground level at the property line, alternative forms of screening are required, and
may be constructed of metal, acrylic, or a similar material, subject to approval by the Director of
Development Services.
J. Fencing: Fencing is allowed between the primary facade of the building and the property line. In the
above instances the fence shall be no greater than forty-two (42) inches in height. Fencing is restricted
to wrought iron, tubular steel or similar material, or masonry. The masonry portion of any fence in front
of a building shall be no higher than three (3) feet. The masonry portion of the fence must be at least
30% open in construction for each residential unit or retail/restaurant/office/service lease space. Each
residential unit or retail/restaurant/office/service lease space must have an operable gate that opens to
the street.
K. Streets and Sight Triangles:
1. For plantings within ten (10) feet of any public street intersection, shrubs and groundcover
shall not exceed two (2) feet in height and tree branching shall provide seven (7) feet of
clearance measured from the top of the ground surface to the first branch along the tree trunk.
2. Root barriers shall be installed where street trees are planted within 5 feet of pavement
within Public & Emergency Access Easement.
Nothing contained herein shall vary or supersede public safety requirements of the Town of Prosper as
set forth in the Uniform Fire Code and other applicable laws, rules, and regulations of the Town of
Prosper.
L. Landscaping: The standards and criteria contained in this Section are the minimum standards for all
new development. Where the regulations of this Section conflict with the Town of Prosper Zoning
Ordinance or the Dallas North Tollway (DNT) Guidelines, the regulations of this Section shall apply.
Unless specifically identified in this Section, new developments shall comply with the landscape
standards established in the Town of Prosper Zoning Ordinance and the Dallas North Tollway (DNT
Guidelines as of the date of adoption of this ordinance or as amended.
1. Any non -structured, off-street, surface parking that contains twenty (20) or more spaces shall
provide interior landscaping as follows:
a. All landscaped areas shall be protected by a raised six (6) inch concrete curb.
Pavement shall not be placed closer than four (4) feet from the trunk of a tree unless a
Town approved root barrier is utilized.
b. Landscaped islands shall be located at the terminus of all parking rows, except for on -
street parking, and shall contain at least one (1) large tree, three (3) inch caliper
minimum, with no more than fifteen (15) parking spaces permitted in a continuous row
without being interrupted by a landscape island.
c. Landscaped islands shall be a minimum of one hundred sixty (160) square feet, not
less than nine (9) feet wide, measured from the inside face of curb, and a length equal
to the abutting space.
d. All above grade utilities and trash enclosures in landscape areas shall be screened
with evergreen plant material.
e. For streets with on -street parking, trees shall be installed against the curb, within the
sidewalk, in four (4) foot by four (4) foot areas with metal grates consistent with the
development. 2. Permanent irrigation shall be provided for all required landscaping as follows:
a. Irrigation lines for perimeter landscaping shall be placed a minimum of two and one-
half (2'-6") feet from a town sidewalk or alley. Reduction of this requirement is subject
to review and approval by the Assistant Town manager or their designee.
b. Trees shall be irrigated with bubbler irrigation. Shrubs and groundcover shall be
irrigated with in ground drip irrigation. Turf lawn shall be irrigated with spray irrigation.
c. Rain/Freeze sensors shall be installed on all irrigation systems.
3. Drought tolerant and/or native plants from the Town's approved plant list are required for
compliance. Other species may be utilized with approval from the Town as part of the Final Site
Plan process.
a. Trees in sidewalks adjacent to on -street parking will be specifically selected with
approval from the Town.
4. All Landscape areas to be kept free of weeds, invasive plant species, and trash.
5. Synthetic turf may be permitted so long as it is not visible from the public rights -of -way.
Building Criteria
The standards and criteria contained in this Section are the minimum standards for all new
development. The regulations of this Section shall govern where the regulations of this Section conflict
with the Town of Prosper Zoning Ordinance.
A. Tri-partite Architecture: All multi -story, mixed use buildings shall be designed and constructed in
tri-partite architecture (having a distinct base, middle, and top) or an alternative, scale appropriate
architectural treatment.
B. Building Height
1. Maximum Building Height: Eight (8) stories. a. Architectural embellishments not
intended for human occupancy that are integral to the architectural style of the
buildings, including spires, belfries, towers, cupolas, domes, and roof forms whose area
in plan is no greater than 23% of the first -floor footprint may exceed the height limits by
up to twenty (20) feet.
b. Mechanical equipment, including mechanical/elevator equipment penthouse
enclosures, ventilation equipment, antennas, chimneys, exhaust stacks and flues, fire
sprinkler tanks, and other similar constructions may extend up to twenty (20) feet above
the actual building height, provided that: 1) they are setback from all exterior walls a
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distance at least equal to the vertical dimension that such item(s) extend(s) above the
actual building height, or 2) the exterior wall and roof surfaces of such items that are set
back less than the vertical dimension above the actual building are to be constructed as
architecturally integral parts of the building facade(s) or as architectural embellishments
as described above. Mechanical equipment shall not be visible from the public right-of-
way, measured at six (6) feet above finish grade at the Public & Emergency Access
Easement line.
2. Minimum Building Height by use type:
a. Office: four (4) story.
b. Multifamily
i. Apartments: four (4) story.
ii. Condominiums: four (4) story.
c. Hotel: four (4) story
d. Retail: one (1) story.
3. Maximum Building Height shall be governed by the Building Height Setbacks outlined below.
a. Building Height Setback One shall extend from the eastern property line at Dallas
North Tollway to a line three hundred fifty (350) feet to the west. Building Height
Setback One shall have a maximum height of eight (8) stories or one hundred sixty (160)
feet.
b. Building Height Setback Two shall extend from the western boundary of Building
Setback One to the Neighborhood Sub -District boundary. Building Height Setback Two
shall have a maximum height of five (5) stories or one hundred (100) feet.
C. Building Materials:
1. brick, natural and manufactured stone, curtain wall and window wall glazing, and
cementitious panel system shall be considered primary materials. Primary materials shall
comprise of at least seventy-five percent (75%) of each elevation, exclusive of doors and
windows. Where cementitious panel is applied, it shall be limited to no more than 50% of a
building's material. Non -primary, or secondary materials, may include stucco and metal panel
systems.
a. Where Multifamily is concerned, primary materials shall be limited to brick, natural
and manufactured stone, and cementitious panel system.
2. Only primary building materials are allowed on the first floor with the exception of
cementitious panels. For purposes of this section, the first floor shall be at least fourteen (14)
feet high and, at minimum, 90% shall be constructed of masonry cladding.
3. All buildings shall be architecturally finished on all sides with articulation, detailing, and
features. Architectural articulation, detailing, and features are not required for facades adjacent
to a building or parking garage.
D. Window Areas:
1. For buildings which front on streets with on -street parking and contain non-residential uses
on the ground floor, a minimum of thirty (30) percent of the ground floor facade shall be
windows.
a. Clear glass is required in all non-residential storefronts. Smoked, reflective, or black
glass that blocks two-way visibility is only permitted above the first story.
b. pink or gold glass shall be prohibited.
E. Building Entries:
1. Main building entries shall be highlighted using such techniques as building articulation
and/or entry canopies so they are obvious to pedestrians and motorists.
2. Each building and separate lease space at grade along the street edge shall have a functioning
Primary Entry from the sidewalk. Corner entries may count as a Primary Entry for both
intersecting street fronts.
F. Awnings, canopies, Arcades, & Overhangs:
1. Structural awnings are encouraged at the ground level to enhance articulation of the building
volumes.
2. The material of awnings and canopies shall be architectural materials that complement the
building.
3. Awnings shall not be internally illuminated.
4. Canopies should not exceed one hundred (100) linear feet without a break of at least five (5)
feet.
5. Canopies and awnings shall respect the placement of street trees and lighting.
G. Building Articulation:
1. That portion of the building where retail or service uses take place on the first floor shall be
accentuated by including awnings or canopies, different building materials, or architectural
building features.
2.Building facades fronting both streets and driveways should have massing changes and
architectural articulation to provide visual interest and texture and reduce large areas of
undifferentiated building facade. Design articulation should employ changes in volume and
plane. Architectural elements including projecting volumes, windows, balconies, loggias,
canopies, pediments, and moldings that break up the mass of the building are encouraged.
H. Above Grade Structured Parking:
1. Where parking garages are within views of public streets, openings in parking garages shall
not exceed 55% of the facade area. The portion of the parking garage that is visible from the
street shall have an architecturally finished facade compatible with the surrounding buildings.
10
2. It is the intent of this provision that the facades of surrounding buildings and the facades of
any parking structures within view of public streets shall be visually similar, with construction
materials being compatible.
3.Entries and exits to and from parking structures shall be clearly marked for both vehicles and
pedestrians by materials, lighting, signage, etc., to ensure pedestrian safety on sidewalks.
I. Projections into Setbacks and/or Rights -of -Way:
The following projections shall be permitted into a building setback or Public & Emergency Access
Easement as allowed below, provided that 1) no projection shall be permitted into a building setback or
right-of-way of Dallas North Tollway; 2) such projections do not extend over the traveled portion of a
roadway; 3) the property owner has assumed liability related to such projections; 4) the property owner
shall maintain such projection in a safe and non -injurious manner; 5) no projections allowed over
franchise utility corridors unless the projection is thirteen and one half (13.5) feet above finish grade;
and 6) no projections allowed over public utility where located within a fire lane or public utility
easement.
1. Ordinary building projections, including, but not limited to water tables, sills, belt courses,
pilasters, and cornices may project up to twenty-four (24) inches beyond a building face or
architectural projection into the setback, but not the Public & Emergency Access Easement.
2. Business signs and roof eaves I may project up to ten (10) feet beyond the building face or
architectural projection into the setback, but not the Public & Emergency Access Easement.
3. Architectural projections, including balconies, bays, towers, and oriels; show windows (1st
floor only); below grade vaults and areaways; and elements of a nature similar to those listed;
may project up to ten (10) feet beyond the building face into the setback, but not the Public &
Emergency Access Easement.
4. Canopies and/or awnings may project from the building face over the entire setback.
Additionally, they may be extended into the Public & Emergency Access Easement to be within
eight (8) inches of the back of curb if used to provide a covered walkway to a building entrance
and as long as any canopy/awning support is no closer than twenty-four (24) inches from the
back of curb and does not extend over any fire lane or public utility easement.
5. Below -grade footings approved in conjunction with building permits.
Permitted Uses
Schedule of Permitted Business Establishments for the Dallas North Tollway District: Uses followed by an
-S- are permitted by Specific Use Permit. Uses followed by a -C- are permitted subject to conditional
development standards located in the Town's Zoning Ordinance as it exists or may be amended.
Administrative, Medical, Insurance or Professional Office
Antique Shop
Automobile Paid Parking Lot/Garage
11
Automobile Parking Lot/Garage
Bank, Savings and Loan, or Credit Union (Drive-Thru not permitted)
Beauty Salon/Barber Shop as an Incidental Use
Big Box (S)
Building Material and Hardware Sales, Major (S)
Business Service
Catering Business
Child Care Center, Incidental (Care of Children of Employees in the Building)
Civic/Convention Center
College, University, Trade, or Private Boarding School
Commercial Amusement, Indoor (S)
Food Truck Park (C)
Furniture, Home Furnishings and Appliance Store
Governmental Office
Gymnastics/Dance Studio (S)
Health/Fitness Center (S)
Helistop (S)
Hospital
Hotel, Full Service (C)
House of Worship
Massage Therapy, Licensed as an Incidental Use
Meeting/Banquet/Reception Facility (S)
Mobile Food Vendor (S)
Multifamily
Municipal Uses Operated by the Town of Prosper
Museum/Art Gallery
Park or Playground
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Print Shop, Minor
Private Club (C)
Private Utility, Other Than Listed (S)
Research and Development Center (S)
Restaurant without Drive-thru or Drive-in Service (C)
Retail Stores and Shops
Retail/Service Incidental Use
School, Private or Parochial (S)
School, Public
Temporary Buildings for Churches, Public Schools and Governmental Agencies (S)
Theater, Neighborhood
Theater, Regional
Winery (enclosed operations)
Wireless Communications and Support Structures (Cell Tower) (S)
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NEIGHBORHOOD SUB -DISTRICT
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NEIGHBORHOOD SUB -DISTRICT
Purpose & Intent
The purpose of the Neighborhood Sub -District is to provide for a variety of developments in a suburban
type setting which will provide residential units and supporting retail space.
Site Criteria
A. Size of Yards:
1. Townhomes (lots shall be fee -simple)
i. Minimum Front Yard: Ten (10) feet.
ii. Minimum Side Yard: Zero (0) feet.
iii. Minimum Rear Yard: Twenty (20) feet.
iv. Maximum Building Height: Thirty -Five (35) feet (as measured from the finish floor to
the top plate), or three (3) stories.
v. Minimum Dwelling Area: One Thousand (1,000) square feet.
vi. Minimum Building Separation: Twenty (20) feet.
vii. Maximum Units Per Building: six (6) units
2. Commercial
i. Minimum Front Yard: Ten (10) feet.
ii. Minimum Side Yard: Five (5) feet.
iii. Minimum Rear Yard: Five (5) feet.
iv. Maximum Building Height: Forty-five (45) Feet (as measured from the finish floor to
the top plate), or three (3) stories
B. Build -to -Line: On streets with on -street parking, a build -to -line shall be required. A -build-to-line- is a
line parallel to a public or private street where the primary facade of the building must be built to.
1. Buildings with non-residential uses on the first floor: A build- to -line shall be established at
the minimum front yard setback. The primary facade shall be continuous along a block face and
at least 70% shall be located within 5' of the build -to -line.
2. Buildings with residential uses on the first floor: The primary facade of a residential dwelling
shall be built 10' to 15' from the property line. Stairs, stoops, and elevated patios shall be
allowed within the front setback. Any land remaining in the setback shall be landscaped with
plant materials other than grass and shall be irrigated per the requirements established.
3. Residential lots may front on public or private open space or a property owner's association
lot.
C. Size of Lots:
1. Minimum Size of Lot Area: Three thousand (3,000) square feet
2. Minimum Lot Width: Twenty (20) feet.
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3. Minimum Lot Depth: Sixty (60) feet.
D. Maximum Lot Coverage: One Hundred (100) percent. Parking structures and surface parking facilities
shall be excluded from lot coverage computations.
E. Floor Area Ratio: Maximum 5.0:1.
F. Housing: The following performance standards shall apply to residential development.
1. The maximum density allowed shall be sixty (60) units within the Neighborhood Sub -District.
2. The minimum number of townhome units shall be forty-two (42) units.
G. Maximum Floor Area Per Building: Twenty thousand (20,000) square feet.
H. Parking:
1. The number of parking spaces provided for uses shall be in accordance with the breakdown
established in the GENERAL REQUIREMENTS section of these standards.
2. Required parking shall be located and maintained anywhere within the PD No. 119, including
all sub -districts.
a. Where Townhome uses are concerned, parking may not be shared.
3. On -street parking anywhere within the PD No. 119, including all sub -districts, except for
Townhome uses, may be counted towards meeting the off-street parking requirement for any
use within the sub -district.
4. Where on -street parking is provided, angled, as well as parallel parking shall be permitted.
5. Where on -street parking is provided, vehicle maneuvering shall be allowed within the Public
& Emergency Access Easement.
6. When structured garages are provided, adequate access from public rights -of -way via private
drives and/or access easements shall be made readily available.
7. Parking spaces that face and are adjacent to a building shall utilize curbs, wheel stops, and/or
bollards.
8. Speed bumps/humps are not permitted within a fire lane.
9. Dead-end parking aisles are not permitted in surface parking lots.
10. In the case of mixed uses, uses may share parking spaces.
I. Service Equipment and Areas:
1. Loading docks, truck parking, trash collection, trash compaction, and other service functions
shall be incorporated into the overall design of the building or placed behind or on the side of a
building. On corner lots, these areas should be located behind the buildings. All solid waste trash
collection structures shall be designed to accommodate the Town's current trash service
provider. This includes, but not limited to, minimum dumpster enclosure requirements,
approach geometry and other features for operational needs.
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2. Transformers, HVAC equipment (if located at the ground level), private utility meters, and
other machinery, where practical, should be located at the rear of the property.
Public water meters shall be located within easements, outside of pavement, and
adjacent (within 2-5 feet) to Public & Emergency Access Easement or dedicated fire
lanes that include utility easements.
J. Screening:
1. Service equipment and areas shall be screened so the visual impacts of these functions are
fully contained and out of view from adjacent properties and public streets, provided public
utility providers allow for screening.
2. Solid waste collection and loading areas shall be located to minimize visibility. These areas
shall be screened by a eight (8) foot high wall built with the same materials as used for the
principal building, or an otherwise approved solid masonry material. Trash dumpsters shall have
a metal gate or door equal in height or the height of the wall, which shall generally remain
closed at all times. Waste collection and loading area walls shall include shrubbery as to screen
walls from the public realm.
3. Where rooftop -mounted mechanical equipment is not screened from view at a point twenty
feet above ground level at the property line, alternative forms of screening are required, and
may be constructed of metal, acrylic, or a similar material, subject to approval by the Director of
Development Services.
K. Fencing: Fencing is allowed between the primary facade of the building and the property line. In the
above instances the fence shall be no greater than forty-two (42) inches in height. Fencing is restricted
to wrought iron, tubular steel or similar material, or masonry. The masonry portion of any fence in front
of a building shall be no higher than three (3) feet. The masonry portion of the fence must be at least
30% open in construction for each residential unit or retail/restaurant/office/service lease space. Each
residential unit or retail/restaurant/office/service lease space must have an operable gate that opens to
the street.
L. Streets and Sight Triangles: Within the Neighborhood Sub -District the following street design
standards shall apply. Except as provided herein, no sight triangle shall be required. Adequate sight
distance will be provided at all intersections through the use of appropriate traffic control devices. Sight
triangles, per the Town of Prosper's requirements, for vehicles exiting the development for both public
streets and private driveways shall be provided at intersections with Shawnee Trail.
1. For plantings within ten (10) feet of any public street intersection, shrubs and groundcover
shall not exceed two (2) feet in height and tree branching shall provide seven (7) feet of
clearance measured from the top of the ground surface to the first branch along the tree trunk.
Nothing contained herein shall vary or supersede the public safety requirements of the Town of Prosper
as set forth in the Uniform Fire Code and other applicable laws, rules, and regulations of the Town of
Prosper.
M. Landscaping: The standards and criteria contained in this Section are the minimum standards for all
new development. Where the regulations of this Section conflict with the Town of Prosper Zoning
Ordinance or the Dallas North Tollway (DNT) Guidelines, the regulations of this Section shall apply.
Unless specifically identified in this Section, new developments shall comply with the landscape
17
standards established in the Town of Prosper Zoning Ordinance and the Dallas North Tollway (DNT
Guidelines as of the date of adoption of this ordinance or as amended.
1. Any non -structured, off-street, surface parking that contains twenty (20) or more spaces shall
provide interior landscaping as follows:
a. All landscaped areas shall be protected by a raised six (6) inch concrete curb.
Pavement shall not be placed closer than four (4) feet from the trunk of a tree unless a
Town approved root barrier is utilized.
b. Landscaped islands shall be located at the terminus of all parking rows, except for on
street parking, and shall contain at least one (1) large tree, three (3) inch caliper
minimum, with no more than fifteen (15) parking spaces permitted in a continuous row
without being interrupted by a landscape island.
c. Landscaped islands shall be a minimum of one hundred sixty (160) square feet, not
less than nine (9) feet wide, measured from the inside face of curb, and a length equal
to the abutting space.
d. All above grade utilities and trash enclosures in landscape areas shall be screened
with evergreen plant material.
e. For streets with on -street parking, trees shall be installed against the curb, within the
sidewalk, in four (4) foot by four (4) foot areas with metal grates consistent with the
development.
2. Except for the landscape easement adjacent to the deceleration lane on Shawnee Trail, the
landscape easement within the POA Lot adjacent to Shawnee Trail will be a minimum of twenty-
five (25) feet.
3. Permanent irrigation shall be provided for all required landscaping as follows:
a. Irrigation lines for perimeter landscaping identified in (1) above, shall be placed a
minimum of two and one-half (2'-6") feet from a town sidewalk or alley. Reduction of
this requirement is subject to review and approval by Executive Director of
Development and Community Services.
b. Trees shall be irrigated with bubbler irrigation. Shrubs and groundcover shall be
irrigated with in ground drip irrigation. Turf lawn shall be irrigated with spray irrigation.
c. Rain/Freeze sensors shall be installed on all irrigation systems.
4. Drought tolerant and/or native plants from the Town's approved plant list are required for
compliance. Other species may be utilized with approval from the Town as part of the Final Site
Plan process.
a. Trees in sidewalks adjacent to on -street parking will be specifically selected with
approval from the Town.
4. All Landscape areas to be kept free of weeds, invasive plant species, and trash.
5. Synthetic turf may be permitted so long as it is not visible from the public rights -of -way.
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N. Amenities: Public amenities shall be constructed after Certificates of Occupancy are issued for
townhomes and before other buildings.
Building Criteria
The standards and criteria contained in this Section are the minimum standards for all new
development. The regulations of this Section shall govern where the regulations of this Section conflict
with the Town of Prosper Zoning Ordinance.
A. Maximum Building Height:
1. Three (3) stories.
2. Architectural embellishments not intended for human occupancy that are integral to the
architectural style of the buildings, including spires, belfries, towers, cupolas, domes, and roof
forms whose area in plan is no greater than 25% of the first -floor footprint may exceed the
height limits by up to ten (10) feet.
3. Mechanical equipment, including mechanical/elevator equipment penthouse enclosures,
ventilation equipment, antennas, chimneys, exhaust stacks and flues, fire sprinkler tanks, and
other similar constructions may extend up to ten (10) feet above the actual building height,
provided that: 1) they are setback from all exterior walls a distance at least equal to the vertical
dimension that such item(s) extend(s) above the actual building height, or 2) the exterior wall
and roof surfaces of such items that are set back less than the vertical dimension above the
actual building are to be constructed as architecturally integral parts of the building facade(s) or
as architectural embellishments as described above. Mechanical equipment shall not be visible
from the Public & Emergency Access Easement, measured at six (6) feet above finished grade at
the Public & Emergency Access Easement line.
B. Building Materials:
1. brick, natural and manufactured stone, curtain wall and window wall glazing, and
cementitious panel system shall be considered primary materials. Primary materials shall
comprise at least seventy-five (75) percent of each elevation, exclusive of doors and windows.
a. Townhomes shall be constructed of no less than 75% brick masonry, calculated from
the aggregate of the front, rear and side elevations.
2. Only primary building materials are allowed on the first floor excluding cementitious panel
systems, exclusive of doors, windows, and their accompanying frames. For purposes of this
section, the first floor shall be at least nine (9) feet high.
3. All buildings shall be architecturally finished on all sides with articulation, detailing, and
features. Architectural articulation, detailing, and features are not required for facades adjacent
to a building or parking garage.
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C. Windows:
1. For buildings which front on streets with on -street parking and contain non-residential uses
on the ground floor, a minimum of thirty (30) percent of the ground floor facade shall be
windows.
a. Clear glass is required in all non-residential storefronts. Smoked, reflective, or black
glass that blocks two-way visibility is only permitted above the first story.
b. pink or gold glass shall be prohibited.
2. For buildings which front on streets, and contain residential uses, a minimum of thirty (30)
percent of the facade shall be windows.
D. Horizontal articulation: No building wall shall extend for a distance equal to four (4) times the wall's
height without having an off -set equal to 25% of the wall's height. The new plane shall then extend for a
distance equal to at least 25% of the maximum length of the first plane.
E. Building Entries: Main building entries shall be highlighted using such techniques as building
articulation and/or entry canopies so they are obvious to pedestrians and motorists.
F. Above Grade Structured Parking:
1. Where parking garages are within views of streets, openings in parking garages shall not
exceed 53% of the facade area. The portion of the parking garage that is visible from the street
shall have an architecturally finished facade compatible with the surrounding buildings.
2. Entries and exits to and from parking structures shall be clearly marked for both vehicles and
pedestrians by materials, lighting, signage, etc., to ensure pedestrian safety on sidewalks.
G. Projections into Setbacks and/or Rights -of -Way:
The following projections shall be permitted into a building setback or Public & Emergency Access
Easement as allowed below, provided that 1) no projection shall be permitted into a building setback or
right-of-way of Shawnee Trail; 2) such projections do not extend over the traveled portion of a roadway;
3) the property owner has assumed liability related to such projections; and 4) the property owner shall
maintain such projection in a safe and non -injurious manner; and 5) no projections allowed over
franchise utility corridors unless the projection is thirteen and one half (13.5) feet above finish grade;
and 6) no projections allowed over public utility where located within a fire lane or public utility
easement..
1. Ordinary building projections, including, but not limited to water tables, sills, belt courses,
pilasters, and cornices may project up to twelve (12) inches beyond a building face or
architectural projection into the setback, but not the Public & Emergency Access Easement.
2. Business signs and roof eaves I may project up to ten (10) feet beyond the building face or
architectural projection into the setback, but not the Public & Emergency Access Easement.
3. Architectural projections, including balconies, bays, towers, and oriels; show windows (1st
floor only); below grade vaults and areaways; and elements of a nature similar to those listed;
411
may project up to ten (10) feet beyond the building face into the setback, but not the Public &
Emergency Access Easement.
4. Canopies and/or awnings may project from the building face over the entire setback.
Additionally, they may be extended into the Public & Emergency Access Easement to be within
eight (8) inches of the back of curb if used to provide a covered walkway to a building entrance
and as long as any canopy/awning support is no closer than twenty-four (24) inches from the
back of curb and does not extend over any fire lane or public utility easement.
5. Below -grade footings approved in conjunction with building permits.
Permitted Uses
Schedule of Permitted Business Establishments for the Dallas North Tollway District: Uses followed by an
-S- are permitted by Specific Use Permit. Uses followed by a -C- are permitted subject to conditional
development standards located in the Town's Zoning Ordinance as it exists or may be amended.
Administrative, Medical, Insurance or Professional Office
Antique Shop
Automobile Parking Lot/Garage
Bank, Savings and Loan, or Credit Union (No Drive-Thru permitted)
Beauty Salon/Barber Shop as an Incidental Use
Big Box (S)
Building Material and Hardware Sales, Major (S)
Business Service
Catering Business
Child Care Center, Incidental (Care of Children of Employees in the Building)
Civic/Convention Center
College, University, Trade, or Private Boarding School
Commercial Amusement, Indoor (S)
Food Truck Park (C)
Furniture, Home Furnishings and Appliance Store
Governmental Office
Gymnastics/Dance Studio (S)
21
Health/Fitness Center (S)
Helistop (S)
Hospital
House of Worship
Massage Therapy, Licensed as an Incidental Use
Meeting/Banquet/Reception Facility (S)
Mobile Food Vendor (S)
Municipal Uses Operated by the Town of Prosper
Museum/Art Gallery
Park or Playground
Print Shop, Minor
Private Club (C)
Private Utility, Other Than Listed (S)
Research and Development Center (S)
Restaurant without Drive-thru or Drive-in Service (C)
Retail Stores and Shops
Retail/Service Incidental Use
School, Private or Parochial (S)
School, Public
Temporary Buildings for Churches, Public Schools and Governmental Agencies (S)
Theater, Neighborhood
Theater, Regional
Townhome
Veterinarian Clinic and/or Kennel, Indoor (S)
Winery (enclosed operations)
Wireless Communications and Support Structures (Cell Tower) (S)
Oki
GENERAL REQUIREMENTS
23
GENERAL REQUIREMENTS
A. Development shall generally take place in accordance with the attached Concept Plan (Exhibit D).
Plats and/or site plans submitted for the development shall conform to the data presented and
approved on the conceptual development plan. Changes of detail on these final development plan(s)
that differ from the conceptual development plan may be authorized by the Town staff, with their
approval of the final development plan(s) and without public hearing, if the proposed changes do not:
1. alter the basic relationship of the proposed development to adjacent property,
2. alter the uses permitted,
3. increase the density,
4. increase the building height,
5. increase the coverage of the site,
6. reduce the off-street parking ratio,
7. reduce the building lines provided at the boundary of the site, or
8. significantly alter any open space plans.
If the Town staff determines that the proposed change(s) violates one (1) or more of the above eight (8)
criteria, then a public hearing must be held by the Planning and Zoning Commission and the Town
Council to adequately amend the granting ordinance prior to the Planning & Zoning Commission's
approval of the final development plan(s).
B. A minimum twenty (20) percent of the total area in this planned development shall be provided as
open space.
Open spaces may include areas used for facilities such as plazas, courts, recreational amenities, water
features and other similar uses not specifically used for vehicular access and parking.
Additionally, detention areas shall contain a constant water level and are landscaped or otherwise
treated as an amenity for the development, they may be used to meet the open space requirement.
The open space may not consist of any of the following elements:
1. Vehicular parking.
2. Required parking lot tree islands.
3. Building footprints.
4. Utility yards.
The open space may consist of any of the following elements:
5. Landscape easements, setbacks, or any other landscaping as listed in Chapter 2, Section 4 of
the zoning ordinance.
6. Public plazas.
7. Detention/ Retention ponds, when activated with pedestrian access.
24
C. Design Guidelines: Design Guidelines will be created, and approved by Staff, to govern the following
details.
1. Street sections, including sidewalks
2. Public realm standards, including sidewalks, benches, signage, planters, outdoor seating
areas, landscape, parking, and lighting.
3. Multifamily characteristics are generally set forth below, and may be applied to other uses as
appropriate.
a. Special Provisions: typical floor height fourteen (14) feet for first floor ceiling height
(retail) and twelve (12) feet for first floor ceiling height (residential), air condition
corridors, Hospitality -style amenity centers, Resort -style pool, State-of-the-art fitness
centers, hidden trash collection, and its own structured parking.
b. Architectural Provisions
Facade Composition
For multi -story buildings, the overall composition of the facade should incorporate a
three-part hierarchy of base, body, and cap to emphasize verticality and to maintain a
balanced facade composition. In addition, the cap of the building should be
architecturally distinguished to provide a visual termination to the facade and interest at
the skyline.
All buildings must be composed of:
Building Base: The "base" of the building clearly defines the realm of the public space
and provides the necessary spatial enclosure. The base of the building is also the device
that effectively engages the pedestrian, defining the character and quality of a street or
public space. It also houses the uses with the most intensity. The height of the base
varies depending on the overall building height. The "base" shall consist of the area of
wall immediately along the ground floor level to the "body" of the building. The
transition from "base" to "body" may be expressed either horizontally, through a shift in
the vertical plane or, vertically through a change in building materials along a level line.
The base shall be between 16' minimum and, in buildings of at least four stories, may
include up to the floor line of the third floor.
Building Body: The "body" of the building comprises the majority of the building, mainly
defined by its structural composition. It houses the main use and engages all fronts. The
"body" shall consist of the area of wall from the "base" to the "cap." The transition from
"body" to "cap" may be expressed either horizontally, through a shift in the vertical
plane or vertically through a change in building materials along a level line.
Building Cap: The "cap" of the building could either encompass the last floor of a
building and roof, or be the area above the eave or before the parapet line depending
upon the height or number of stories of the building. The "cap" clearly terminates the
W
"body" of the building. The building top is determined by the height of the building and
is not subject to elements of style. The "cap" shall consist of the area of wall from the
top floor level to the parapet or the area of wall from the roof line to the top of the
parapet wall. Optional Body Setback: The optional body setback is a change in the depth
of the vertical plane of the primary facade along the full width of the building at the
transition point between the "base" and the "body" of the building. This setback clearly
divides the base from the rest of the building and provides the opportunity for an
interim cornice line at the top of the base. The depth of the setback varies, but should
be noticeable, in order to perceive the change between the two parts.
Building Composition
By subdividing the building mass into a series of well -scaled volumes, and then
articulating those volumes with window systems, different materials, and special
elements, a rich architectural form can be created. True to its classical roots, this
approach to design provides a rational method of creating a wide variety of buildings
with individual character, that still create a unified ensemble. The concept of "bay
spacing" is critical in helping to maintain an appropriate human scale by breaking up the
massing of large buildings as well as in creating a lively and interesting streetscape
rhythm.
Traditional downtown streetscapes were often comprised of individual buildings divided
into 25 ft. wide parcels facing the primary street. Many buildings were one -lot wide
(25'), although later buildings spanned more than one lot. Wider building facades were
typically divided into repeated sections, or "bays", ranging from 15 ft. to 30 ft. in width
on the ground floor. This pattern of bay spacing echoed, rather than over-whelmed,
adjacent buildings that might only be one lot wide. Upper stories often were consistent
across two, three or five bays, unifying the building as a whole. Buildings in the Mixed -
Use area should reflect these traditional building facades, and should express a facade
composition ranging from one bay width to no more than 5 bay widths in length.
Special Conditions
All elevations of buildings that can be seen from either the street or public spaces shall
be considered "primary facades" and shall be designed as "fronts." Buildings occupying
lots with two frontages, such as on corner lots, shall treat both building walls as
"primary facades" with each being equally considered as "fronts." Additional detailing
and attention can be applied to these two -fronted scenarios in order to better landmark
the corner to enhance the architectural character as well as to improve pedestrian and
vehicular way finding.
Scale & Massing
The overall scale and mass of the buildings that make up a neighborhood play a key role
in attracting patrons, pedestrians, and activities to a particular area. Buildings provide
the perimeter walls for streets and public spaces and should be designed in a manner
that is consistent with the nature of the spaces that they define. Buildings should share
26
with their neighbors a sense of harmony that reveals focus on defining high quality,
vibrant public spaces. In the mixed -use area, the focus of building design should
concentrate on the creation of collective expression - on clearly defined public and
outdoor spaces and streetscapes as a cohesive and legible whole - rather than on
individual buildings with a strong individual expression.
New construction should give consideration to appropriate form and proportion as
reflected in the tradition of vernacular, mixed -use buildings. Buildings should be
rectangular, facing the street with the facade aligned with the front property line.
Angled or non -rectilinear buildings, unless relating to the street alignment, are
inappropriate. The bulky form of the overall mass should be articulated into a series of
forms which provide a variety of scale and proportion. The "Base" of a building should
maintain a consistent building plane along the building frontage except to provide
recessed storefront entrances, a special corner feature, usable open space for out -door
dining, or to form a mid -block pedestrian passageway.
Commercial construction on a primarily residential block should be designed to reflect a
residential character. A front yard setback for commercial uses at some interface
locations is desirable. Creating a height transition by locating taller building portions
toward areas with larger scaled buildings and lower portions toward residential areas is
preferable. Long, rectangular buildings should be articulated into two or three distinct
facade elements, separated either by recesses, changes in materials, structural
elements, or sub -divided into individual facades separated by panels. Special
architectural treatment and detailing should be located at the corners of the building
and at the mid -point of the main building mass.
Doors, Windows, & Openings
The different elements defined by the massing, are further articulated by different door,
window and wall systems. These systems will vary by use, but may include the
following: a curtainwall, generally used in the recessed elements; a storefront system
for commercial applications; a primary wall with square punched openings; a secondary
wall system with rectangular punched openings; and a system of columns and lintels
placed in front of curtain walls or storefronts for special portions of the buildings. The
combination of this articulated massing and the reinforcement of forms with different
materials and window patterns result in a lively composition with the capacity to define
dynamic urban space.
Doorways are celebrated and made monumental by a series of special elements added
to the frame around the wall. All window and door openings shall be square or vertical
in proportion, and any other divisions of openings shall happen as a system of squares
or vertically proportioned rectangles. Grouped or "ganged" windows shall be treated as
a single opening, unless they are separated by a minimum 4 inch divider. Windows and
doors may meet at building corners, or shall be a mini -mum of twenty-four inches from
the building corner. Shading devices over doors and windows are permitted to be
cantilevered and made of any architectural grade material, but shall be fully functional
27
rather than simply decorative. All arcade openings (or "voids") shall be vertical in
proportion.
Transparency
Design distinction between upper and lower floors shall be maintained by developing
the ground level facade as primarily transparent and inviting to the public. For
commercial uses, the use of storefront windows, typically consisting of glass set in
wood, clad wood, or metal frames creates a highly inviting and transparent street level
facade. Retail ground floors shall have between 60% and 80% glazing, as measured
from grade to the underside of the slab above. Colored or mirrored glazing and glass
block are inappropriate.
Upper floors generally employ a different ratio of solid area versus opening area and are
differentiated from the more transparent ground floor by having more solid area than
void area and through the use of smaller, vertically oriented windows in a regular
pattern. Ground levels use can also be differentiated through a change in transparency.
Commercial uses, such as retail, shall be more transparent than smaller office or
residential uses. This change in the pattern of doors, windows, and openings helps to
clarify the various uses for the pedestrian by highlighting the nature of public, semi-
public, and private tenants.
Rhythm
Building facades are comprised of a series of patterns, from the number and spacing of
bays, the number and spacing of floor levels, the disposition of openings and
architectural details, and the arrangement and palette of materials, which create an
inherent rhythm. Symmetry, repeated bays with expressed structural elements, and the
repetition of windows and doors create the essential rhythm of the facade. This rhythm
can be further reinforced by changing materials, patterns, reveals, building setbacks,
facade portions or by using design elements such as column or pilasters, which establish
a legible vertical and horizontal arrangement of the various building elements
comprising the facade.
Vertical Alignment
In vernacular buildings, the expression of the structural system follows traditional
construction patterns. As a result, openings are generally stacked above other openings
and solid areas in the facade are stacked above structural elements. This vertical
alignment, determined primarily by structural requirements, reinforces the "bay"
system and helps to clarify the overall building composition. Setbacks, reveals, and
projections in the vertical plane of the building facade can also serve to enhance the
legibility of this composition.
Horizontal Alignment
As well as following a clear vertical alignment, traditional facades were equally
organized horizontally. As previously described, buildings should be divided into three
28
distinct components: the Base, the Body, and the Cap. The height of these various
elements should be carefully designed so that there is a general consistency along the
entire streetscape. Dramatic changes in building heights will not be allowed. Within
each building composition, care should be made to align horizontal elements, including
building cornices, sill heights, floor levels, decorative moldings and windows.
Walls
All elevations of buildings that can be seen from public spaces shall be designed as
"fronts." Street facades should include elements to maintain pedestrian scale and
interest. Architectural details and facade articulation including recesses for outdoor
dining areas, display cases, public art integrated with the building design, and additional
architectural elements and details help create visual interest. Avoid large featureless
facade surfaces by incorporating traditionally sized building components, standard
window sizes, standard brick and siding sizes, trim and details. Blank walls and blind
facades visible from public streets are prohibited.
Columns & Lintels
The columns and lintels derive from the vocabulary of traditional architecture, but can
be abstracted and reinterpreted to incorporate contemporary building techniques.
Although they may be purely ornamental, columns and lintels should be designed and
detailed in character with the traditional construction patterns of the load bearing
buildings of the vernacular architectural styles of central Texas.
Awnings & Canopies
Canopies and awnings shall not be used above the "base" and they shall coordinate with
a horizontal element of the storefront. They shall project at least six feet, so as to
provide shade and shelter to pedestrians. Canopies and awnings of commercial
establishments shall be permitted to encroach over the setback. Canopies and awnings
shall extend horizon -tally from the building and shall be supported by rods, cables or
brackets. The bottom of the canopy and the awning shall be a minimum of eight feet
above the sidewalk.
Canopies of commercial establishments shall be made of wood, metal or glass. Lettering
may be applied to the edges of canopies.
Awnings of commercial establishments shall be made of canvas or synthetic material
having the appearance of canvas. Awnings shall be triangular in section. Awnings may
have side panels, but shall not have a panel enclosing the underside of the awning.
Internal structure of awnings shall be galvanized pipe or extruded aluminum framework.
Awnings shall not be translucent or internally illuminated. Awnings may have lettering
on the valance only.
4. Hotel characteristics are generally set forth below.
M
Hotel, Full Service. Full Service Hotel developments shall be subject to the following
development standards:
a. External balconies and walkways shall be set back 200 feet from any residential
zoning district.
b. Shall provide management staff on -site 24 hours a day.
c. Shall provide an indoor/outdoor pool and at least three amenities from the list
below:
e Spa/Sauna
• Weight Room/Fitness Center
• Playground
a Sports Court
a Game Room
■ Jogging Trail
d. Shall provide a full -service restaurant offering three meals a day and room service.
e. Shall provide a minimum total of 20,000 square feet of meeting/event space.
f. No more than five percent of the total number of guest rooms shall have cooking
facilities.
g. All room units must be accessed through an internal hallway, lobby, or courtyard.
h. All rooms shall be a minimum of two hundred (200) square feet.
i. Shall provide integrated, structured parking garage.
D. All utility lines shall be underground from the building to the property line. Utility lines within the
Public & Emergency Access Easement shall be placed underground and relocated to the rear of the site
to the maximum extent practicable.
E. Conditional Development Standards, shall be in accordance with the Zoning Ordinance, as it exists, or
may be amended, except as follows:
1. Mobile Food Vendors - Mobile food vendors are permitted in this planned development, in
accordance with the Conditional Development Standards of the Zoning Ordinance, as is exists or
may be amended, except as follows:
a. Mobile food vendors are not required to be located on property where an existing,
permanent business operates in a building with a Certificate of Occupancy.
b. Mobile food vendors are not required to be located within fifty feet (50') of an
entrance of a primary building that holds the Certificate of Occupancy, however, they
shall have access to a public restroom.
30
c. Mobile food vendors may be located on public property other than public street
travel lanes. Order windows shall face outward towards public sidewalk. At no time
shall any part of food truck operations use main lanes without a special use permit
issued by the Town;
d. Mobile food vendors may be located on private property with the written consent of
the owner;
e. Mobile food vendors shall not operate in driveways or fire lanes;
f. Mobile Food vendors cannot remain more than 24 hours and shall return to the
approved commissary.
g. Prior to issuance of a permit, an application shall be submitted to the Development
Services Department and containing any information required by staff to evaluate the
impacts including but limited to location, parking and accessibility.
F. Parking Requirements Based on Use.
In all Sub- Districts, at the time any building or structure is erected or structurally altered, parking spaces
shall be provided in accordance with the following requirements. A mixed -use discount of 20% shall be
applied to the overall development, except for Townhomes, where shared parking is concerned.
Bank, Savings and Loan, or similar Establishments: One (1) space per three hundred fifty (350)
square feet of gross floor area.
Bed and breakfast facility: One (1) space per guest room in addition to the requirements for
normal residential use.
Business or professional office (general): One (1) space per three hundred fifty (350) square
feet of gross floor area.
College or University: One (1) space per each day student.
Community Center, Library, Museum, or Art Gallery: Ten (10) parking spaces plus one
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.
Commercial Amusement: One (1) space per three (3) guests at maximum designed capacity.
Dance Hall, Assembly or Exhibition Hall Without Fixed Seats: One (1) parking space for each
two hundred (200) square feet of floor area thereof.
Dwellings, Multifamily: One (1) space for each bedroom in one (1) and two (2) bedroom units,
plus one half (1/2) additional space for each additional bedroom.
Farmer's Market, Flea Market: One (1) space for each five hundred (500) square feet of site
area.
31
Fraternity, Sorority, or Dormitory: One (1) parking space for each two (2) beds on campus, and
one and one-half (1 'A) spaces for each two beds in off campus projects.
Furniture or Appliance Store, Wholesale Establishments, Machinery or Equipment
Sales and Service, Clothing or Shoe Repair or Service: Two (2) parking spaces plus one (1)
additional parking space for each four hundred (400) square feet of floor area over one
thousand (1,000).
Health Studio or Club: One (1) parking space per two hundred (200) square feet of exercise
area.
Hospital: One (1) space per employee on the largest shift, plus one and one-half (1.5) spaces per
each bed or examination room, whichever is applicable.
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.
Kindergartens, day schools, and similar child training and care establishments: shall provide
one (1) paved off-street loading and unloading space for an automobile on a through -circular-
drive for each ten (10) students, or one (1) space per ten (10) students, plus one (1) space per
teacher.
Library or Museum: Ten (10) spaces plus one (1) space for every three hundred (300) square
feet, over one thousand (1,000) square feet.
Lodge or Fraternal Organization: One (1) space per two hundred (200) square feet.
Medical or Dental Office: One (1) space per three hundred fifty (350) square feet of floor area.
Nursing Home: 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.
Private Club: One (1) parking space for each seventy-five (75) square feet of gross floor area.
Retail Store or Personal Service Establishment, Except as Otherwise Specified Herein: One (1)
space per two hundred and fifty (250) square feet of gross floor area.
Restaurant, Restaurant with a Private Club, Cafe or Similar Dining Establishment: One (1)
parking space for each one seventy-five (75) square feet of gross floor area for stand-alone
buildings without a drive -through, and one (1) parking space for each one hundred (100) square
feet of gross floor area for restaurants located within a multi -tenant buildings, and one (1)
parking space for each one hundred (100) square feet for stand-alone buildings with a drive -
through.
School, Elementary, Secondary, or Middle: One and one half (11Y) parking spaces per
classroom, or the requirements for public assembly areas contained herein, whichever is
greater.
32
School, High School: One and one half (1 'A) parking spaces per classroom plus one (1) space per
five (5) students the school is designed to accommodate, or the requirements for public
assembly areas contained herein, whichever is greater.
Theater, Sports Arena, Stadium, Gymnasium or Auditorium (except school): One (1) parking
space for each four (4) seats or bench seating spaces.
Townhomes: Minimum of two (2) parking spaces located behind the front building line and two
(2) parking spaces enclosed in the main or an accessory building.
33
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Cornerstone
Exhibit E — Development Schedule
Below is the anticipated project schedule for the proposed Pradera development in accordance with the submittal checklist.
This schedule is conceptual and subject to change based on permitting, entitlements, and market conditions.
Zoning Award- July 2023
Civil design (on and off site) — 2024
Civil construction — 2025-2026
Building design — 2024-2026
Building construction — 2026-2030
4770 BRYANT IRVIN COURT, SUITE 200 FORT WORTH, TX 76107
(817) 887-9139 WWW.CORNERSTONEPROJECTSGROUP.COM
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