09-135 - O TOWN OF PROSPER,TEXAS ORDINANCE NO. 09-135
AN ORDINANCE AMENDING PROSPER'S ZONING ORDINANCE NO. 05-20;
REZONING A TRACT OF LAND CONSISTING OF 120.81 ACRES, MORE OR
LESS, SITUATED IN THE COLLIN COUNTY SCHOOL LAND SURVEY,
ABSTRACT NO. 147, IN THE TOWN OF PROSPER, COLLIN COUNTY,
TEXAS, HERETOFORE ZONED AGRICULTURAL (A) IS HEREBY REZONED
AND PLACED IN THE ZONING CLASSIFICATION OF PLANNED
DEVELOPMENT-SINGLE FAMILY/ RETAIL (PD-SF/R); 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 Zoning Ordinance No. 05-20 should be amended; and
WHEREAS,the Town of Prosper,Texas("Prosper") has received a request from County Corners
Partners, L.P. ("Applicant") to rezone 120.81 acres of land, more or less, situated in the Collin County
School Land Survey,Abstract No. 147, in the Town of Prosper, Collin County, Texas; 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:
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: Amendments to Zoning Ordinance No. 05-20. Zoning Ordinance No. 05-20 is
amended as follows: The zoning designation of the below-described property containing 120.81 acres of
land, more or less, situated in the Collin County School Land Survey, Abstract No. 147, in the Town of
Prosper, Collin County, Texas, (the "Property") and all streets, roads and alleyways contiguous and/or
adjacent thereto is hereby rezoned as Planned Development-Single Family/Retail (PD-SF/R). The
property as a whole and the boundaries for each zoning classification are 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 of intent and purpose, attached hereto as Exhibit"B";
2) the planned development standards, attached hereto as Exhibit "C"; 3) the concept plan, attached
hereto as Exhibit "D"; 4) the development schedule, attached hereto as Exhibit "E"; which are
incorporated herein for all purposes as if set forth verbatim. Except as amended by this Ordinance, the
development of the Property within this Planned Development District must comply with the
requirements of all ordinances, rules, and regulations of Prosper, as they currently exist or may be
amended.
Three original, official and identical copies of the zoning exhibit map are hereby adopted and
shall be filed and maintained as follows:
a. Two (2) copies shall be filed with the Town Secretary and retained as original records and
shall not be changed in any matter.
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.
Written notice of any amendment to this Planned Development District shall be sent to all
property owners within two hundred feet(200')of the specific area to be amended.
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 No. 05-20, or 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 any and 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.
SECTION 7: Savings/Repealing Clause. Prosper's Zoning Ordinance No. 05-20 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 AND APPROVED BY THE TOWN COUNCIL OF THE TOWN OF
PROSPER, TEXAS ON THIS 8TH DAY OF DECEMBER, 2009.
APPROVED AS TO F •
har es iswanger,Mayor
ATTESTE► TO AND 0011111/g11
CO' ' !' )ED BY: ®‘‘ OF P B®s
40
atthew D. Denton,TRMC ;
Town Secretary v
® • D
0.
DATE OF PUBLICATION: lJ eat i ) (! Dallas ititypinlfivAs 14,
Exhibit "A"
David Petree
Registered Professional Land Surveyor
11015 Midway Road
Dallas, Texas 75229
Phone(214)358-4500
Fax(214)358-4600
PROPERTY DESCRIPTION
ZONING CASE 109-04
TOWN OF PROSPER, COLLIN COUNTY, TEXAS
BEING all that certain lot, tact or parcel of land situated in the Collin County School Land
Survey, Abstract No. 147, Collin County, Texas, and being a resurvey of the called 120
acre property conveyed to McGee Realty, Ltd., by deed recorded in County Clerks File
Number 94-0054065 of the Deed Records of Collin County, Texas, and being the same
property called 120.8101 acre tract conveyed to County Corners Partners, L.P. by deed
recorded in Volume 5683 at Page 4414 of the Deed Records of Collin County, Texas and
being more particularly described by metes and bounds as follows;
BEGINNING at a 2" iron pipe found for the Northwest corner of said McGee Realty, Ltd
101.164 acre tract, said point also being the center of County Road No. 6 (also known as
County Line Road) at its intersection with County Road No. 5 (also known as Farm
Market Road No. 1461) from the East, same being the Southwest corner of a called 125.52
acre tract of land conveyed to Garden RidgeNalley Ridge. Ltd., by deed recorded in
Volume 4970 at Page 984 of the Deed Records of Collin County, Texas, and also being
the Southeast corner of a called 101.164 acres tract of land conveyed to McGee Realty.,
Ltd., by deed recorded in County Clerks File Number 94-0054065 of the Deed Records of
Collin County, Texas, said point of beginning also considered the point common to the
Northwest corner of said Collin County School Land Survey, Abstract No. 147 in Collin
County, Texas, the Southwest corner of the William Davenport Survey, Abstract No. 262
in Collin County, Texas, and being in the East line of the John McKim Survey, Abstract
No. 889 in Denton County, Texas and being the Northwest corner of said County Corners
Partners, L.P. 120.8101 acre tract;
THENCE South 89° 04' 23" East (Basis of Bearings South line of tract per deed recorded
in Volume 5683 at Page 4414 of the Deed Records of Denton County, Texas) along the
center line of said County Road No. 5, same being the common line of the Collin County
School Land Survey, Abstract No. 147 and the William Davenport Survey, Abstract No.
262, and common to the called 125.52 acre tract of land conveyed to Garden RidgeNalley
Ridge. Ltd., and the McGee Realty Ltd., tract recorded in Clerks File Number 94-0054065
and the Northeast corner of said County Corners Partners, I.P. 120.8101 acre tract, for a
distance of 1508.02 feet to a 5/8" iron rod found for corner;
THENCE South 01° 37' 23" West along the East line of said County Corners Partners,
L.P., tract and apparently common to the 120 acre tract of land conveyed to Chesney
Family, Ltd., by deed recorded in County Clerks File Number 97-0710628 of the Deed
Records of Collin County, Texas, for a distance of 1155.76 feet to a 5/8" iron rod with cap
found for corner;
THENCE South 89° 09' 54" East and continuing along the apparent common line of said
County Corners Partners, L.P., tract and the Chesney Family, Ltd., tract for a distance of
1532.96 feet (1518 feet per Chesney deed) to a 5/8" iron rod with cap found for corner;
THENCE South 0° 23' 37" West and continuing along the apparent common line of said
County Corners Partners, L.P., tract and the Chesney Family, Ltd., tract for a distance of
1151.08 feet to a 60 "d" nail found for the Southeast corner of said 120.8101 acre tract,
said point being the Northeast corner of a called 41.784 acre tract of land conveyed to
Chesney Family, Ltd., by deed recorded in County Clerks File Number 97-0110629 of the
Deed Records of Collin County, Texas;
THENCE North 89° 09' 38" West along the North line of said 41.784 acre tract of land
conveyed to Chesney Family, Ltd., by deed recorded in County Clerks File Number 97-
0110629 of the Deed Records of Collin County, Texas for a distance of 1063.16 feet to a
5/8" iron rod with cap found for the Northwest corner of said called 41.784 acre tract, said
point also being the Northeast corner of a called 76.12 acre tract conveyed to West
Prosper 76, Ltd., by deed recorded in Volume 5110 at Page 2263 of the Deed Records of
Collin County, Texas;
THENCE North 88° 37' 21" West along the North line of said 76.12 acre tract conveyed to
West Prosper 76, Ltd., for a distance of 2022.04 feet to a 1/2" iron rod found for the
Northwest corner of same, said point being in the center of the aforesaid County Road
No. 6 and being the Southwest corner of said County Corners Partners, L.P. tract;
THENCE North 02° 06' 54" East along the center of said County Road No. 6, same being
considered the common line of the Collin County School Survey, Abstract No. 147 in
Collin County, Texas, and the John McKim Survey, Abstract No. 889, and the West line of
said County Corners Partners, L.P. tract, for a distance of 2290.46 feet to the POINT OF
BEGINNING AND CONTAINING 120.8101 ACRE OF LAND, more or less.
Prepared September 10, 2009 from surveys made on the ground.
t*7/it
David Petree � F y,
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Registered Professional Land Surveyor No. 1890 AVID ? TREE..
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Exhibit"B"
Statement of Intent and Purpose
For
C reeks1de
Town of Prosper
The purpose of this submittal is to request zoning for approximately 120 Acres such that the
development complements the adjacent Planned Development and urili7es its location as a gateway to
the Town of Prosper. The amenities and use of the existing site conditions is intended to reflect the
community standards of the Town of Prosper. The development integrates the restaurant,retail,and
office elements into the residential component such that it is equally convenient to the community by
both car and foot. •
The development urili7es the existing flood plain as a water feature/open space that includes
fountains and falls that mirror into the development with flowing water and fountains around or near the
retail buildings. The restaurants are positioned near the fountains and open space to promote outside
dinning. The development urili7es walk paths from the residential area to the development while
maintaining an open space buffer with a living screen. The residential area includes open space buffers
along Legacy,Neighborhood Park and an amenity center.
EXHIBIT "C"
Development Standards for Creekside,Town of Prosper, Texas
Conformance with the Town's Zoning Ordinance and Subdivision Ordinance: Except as
otherwise set forth in these Development Standards,the regulations of the Town's Zoning
Ordinance (Ordinance No. 05-20 as it currently exists or may be amended) and Subdivision
Ordinance (as it currently exists or may be amended) shall apply.
SINGLE FAMILY RESIDENTIAL (99.17 Gross Acres)
The single family residential tract shall develop under the standards for Single Family-10(SF-10)as
contained in the Zoning Ordinance as it exist or may be amended,except as otherwise set forth in the
development standards below.
1. AMENITY PROGRAM
a. General. The Creekside community, will have a system of amenities throughout.
These amenities combine to create a family friendly neighborhood. The
neighborhood amenities that are addressed within these Standards are:
1. Main Entry Road
2. Neighborhood Entries
3. Community Amenity Center
4. Neighborhood Park
5. Pocket Parks
b. Main Entry Road The main entry road will provide a right of way of sixty feet
(60')which will be constructed with a thirty-one foot(31')paved roadway
section. The roadway will include an enhanced parkway of nineteen feet(19')to
accommodate 3"caliper street trees (selected from the approved planting list in
the zoning ordinance)planted every forty feet(40')and an eight foot(8') hike
and bike trail as shown on Exhibit D. The hike and bike trail will provide access
from Legacy Drive to the Neighborhood Park Site as shown on Exhibit D.
c. Neighborhood Entries The entrances into Creekside will be defined with a
combination of signage, landscape and lighting to welcome residents home. These
will be an HOA maintained component. These entries will include:
1. Monument signage element,to be constructed of masonry or
similar material;
2. Enhanced landscape, including seasonal color, shrubs,
groundcover,perennials and unique combinations of both canopy and
ornamental trees;
3. Water will be considered as an accent feature if land and
topography permit and if compatible with the overall physical design
theme for the community.
d. Community Amenity Center At least one Community Amenity Center•shall be
•
developed within Creekside, located on private property to be owned by the
HOA. It will provide a range of more active, family oriented activities. The
Amenity Center will be an HOA maintained component.
1. A Community Amenity Center will be completed along with the
initial phase of residential development,within the Single-Family
Residential Tract. The intended program for the Community Amenity
Center facility shall include multiple elements from the following list:
i. Pools;
ii. Water play features;
iii. Paved and turf chaise areas;
iv. Community building, with interior and exterior spaces
programmed for resident and HOA uses, including possible
inclusion of a kitchen,community room,meeting room(s), fitness
room, and storage area(s);
v. Restrooms(in the community building and possibly additionally at
the pool area(s);
vi. Convenience parking (quantity to be determined based upon code
compliance);
vii. Trailhead linkages to the parks.
e. Neighborhood Park Creekside shall include a neighborhood park within the
community. The neighborhood park will be dedicated to the Town of Prosper per
the Subdivision Ordinance as it exist or may be amended.
f. Pocket Parks Additional components of the Creekside amenities program are
smaller pocket parks. These parks will be an HOA owned and maintained
component,and allow for:
1. Short resident walks to open space;
2. Open play areas;
3. Neighborhood playgrounds;
4. Small neighborhood gathering spaces.
2. USE,DENSITIES AND LOT SIZE REGULATIONS
a. General Description: Residential uses shall be permitted throughout the Property
as set forth herein.
1. Allowed Uses: Land uses allowed within the Single-Family
Residential Tract are as follows: Uses followed by an S are permitted by
Specific Use Permit. Uses followed by a C are permitted subject to
conditional development standards. Conditional development standards
are set forth in Chapter 3, Section 1 of the Town's Zoning Ordinance.
• Accessory Building, subject to Chapter 4, Section 7 of the Zoning
Ordinance.
• Antenna and/or Antenna Support Structure,Non-Commercial C
• Athletic Stadium or Field,Private C
• Athletic Stadium or Field,Public
• Bed and Breakfast Inn S
• Cemetery or Mausoleum S
EXHIBIT"C"
Development Standards for Creek sale
Page 12
• Day Care Center,Adult S
• Day Care Center, Child C
• Day Care Center, In-Home C
• Farm, Ranch, Stable, Garden, or Orchard
• Garage Apartment
• Golf Course and/or Country Club
• Guest House, subject to Chapter 4, Section 7 of the Zoning Ordinance.
• Home Occupation C
• Homebuilder Marketing Center C
• House of Worship
• Household Care Facility
• Model Home
• Municipal Uses Operated by the Town of Prosper
• Park or Playground
• Private Recreation Center
• Private Street Development C
• Private Utility, Other Than Listed
• Rehabilitation Care Facility C
• School District Bus Yard C
• School,Public
• School,Private or Parochial S
• Sewage Treatment Plant/Pumping Station S
• Single Family Dwelling, Detached
• Stealth Antenna, Commercial C
• Telephone Exchange S
• Temporary Building C
• Utility Distribution/Transmission Facility S
• Water Treatment Plant S
b. Density: The maximum number of single family detached units for the
Properties is 198/99.17Acres or 2.0 dwelling units per acre.
c. Lot Types: The single family detached lots developed within the Properties shall
be in accordance with the following Lot Types:
1. Type A Lots: Minimum 10,000 square foot lots not to exceed 54
lots
2. Type B Lots: Minimum 11,000 square foot lots not to exceed 95
lots
3. Type C Lots: Minimum 12,000 square foot lots with a minimum of
49 lots
3. AREA AND BUILDING REGULATIONS:
a. Type A Lots: The area and building standards for Type A Lots are as follows and
as set forth in Table 1:
EXHIBIT"C"
Development Standards for Creekside
Page 13
1. The minimum lot size for Type A Lots shall
be 10,000 square feet.
2. Minimum Lot Width. The minimum lot width for Type A Lots
shall be eighty (80)feet.
3. Minimum Front Yard Setback: The minimum front yard setback
for Type A Lots shall be twenty-five(25)feet. The minimum front yard
and rear yard requirements for staggering the front yards, as set forth in
Section 9.3.F of the Town's Zoning Ordinance, as amended shall apply to
Type A Lots.
4. Minimum Side Yard Setback:
i. The minimum side yard setback for Type A Lots shall be eight(8)
feet.
ii. For corner lots,the minimum side yard setback shall be fifteen(15)
feet.
iii. For key lots,the minimum side yard setback shall be twenty-five
(25)feet.
5. Minimum Rear yard Setback:
i. The minimum rear yard setback shall be twenty-five(25)feet.
6. Permitted Encroachment:
i. Architectural features and porches may encroach into required
front and rear yards up to five (5) feet.
ii. Swing-in garages may encroach into required front yards up to ten
(10) feet.
iii. A ten(10)foot setback from the front façade of the main structure
is required for all front facing garages. '
7. Minimum Floor Space. Each dwelling constructed on a Type A
Lot shall contain a minimum of one thousand,nine hundred(1,900) square
feet of floor space. Floor space shall include air-conditioned floor areas,
exclusive of porches, garages,patios,terraces or breezeways attached to
the main dwelling
8. Height. The maximum height for structures on Type A Lots shall
be forty(40) feet.
9. Driveways. Driveways fronting on a street on Type A Lots shall
be constructed of the following materials: concrete,brick pavers, stone,
interlocking pavers, stamped concrete,or concrete with stone or brick
border.
10. Exterior Surfaces.
i. The exterior facades of a main building or structure, excluding
glass windows and doors, shall be constructed of one hundred
(100)percent masonry. Cementitious fiber board is considered
masonry,but may only constitute fifty(50)percent of the area for
stories other than the first story. However,cementitious fiber board
may not be used as a façade cladding material for portions of upper
stories that are in the same vertical plane as the first story.
Cementitious fiber board may also be used for architectural
EXHIBIT"C^
Development Standards for Creekside
Page 14
features, including window box-outs,bay windows, roof dormers,
garage door headers, columns, chimneys not part of an exterior
wall, or other architectural features approved by the Building
Official.
ii. Address Plaque. A cast stone address plaque
is required for each Type A Lot. The style of the cast stone address
plaque shall be uniform throughout each section of development.
iii. Stucco. Stucco on structures on Type A Lots shall be traditional 3-
coat process cement plaster stucco.
iv. EIFS. EIFS (Exterior Insulating and Finish
Process)is not allowed on structures on Type A Lots.
11. Windows.
i. All window framing will on structures on Type A Lots shall be
bronzed, cream, sand or white anodized aluminum,vinyl or wood.
ii. Window shutters may be used on structures on Type A Lots.
Window shutters shall be painted, stained wood, or fiberglass.
iii. No reflective window coverings or treatments shall be permitted.
12. Roofing.
i. Structures constructed on the Type A Lots shall have a
composition, slate or tile roof.
ii. The color of the composition roof must appear to be weathered
wood shingles,black or slate,unless such other color is approved
by the Director of Development Services.
iii. Composition roof shingles must be laminated and have a minimum
warranty of 30 years.
iv. A minimum of sixty-five percent(65%)of the surface area of
composition roofs shall maintain a minimum roof pitch of 8:12. A
minimum of seventy-five percent(75%) of the surface area of clay
tile,cement tile, slate or slate products or metal roofs shall
maintain a minimum roof pitch of 3:12.
v. Pitched End Roofs shall be 100% guttered.
13. Garages. �.
i. Homes shall have a minimum of two (2) car garages spaces but no
more than three(3).
ii. No carports shall be permitted.
iii. Homes with three (3) car garage spaces shall not have more than
two (2) garage doors facing the street. (Note that one 20' door
counts as two garage doors.
iv. Garage doors shall be constructed of either metal or wood.
14. Plate Height. Each structure on a Type A Lot shall have a
minimum principal plate height of 9'on the first floor.
15. Fencing.
i. No fence,wall or hedge on a Type A Lot shall exceed eight(8)
feet in height or be less than four(4)feet in height unless
otherwise specifically required by the Town of Prosper.
EXHIBIT"C"
Development Standards for Creekride
Page 5
ii. All Type A Lots backing or siding to Open space or Common
Space shall have a decorative metal fence abutting to said open
space.
iii. All other fencing shall be constructed of cedar,board on board
with a top rail, and shall be supported with galvanized steel posts
or be a decorative metal fence.
iv. A common fence stain color as well as fence detail shall be
established for the community by the developer.
v. No fencing shall extend beyond a point ten feet(10')behind the
front wall plane of the structure into the front yard.
16. Landscaping.
i. Landscaping: Required trees shall not be smaller than three (3)
caliper inches. A minimum of two (2) - four (4) caliper inch trees
shall be located in the front yard of all Type A lots. Total caliper
inches and shrubs are required as shown in the table below.
Caliper Inches Number of Shrubs
Type A Lots 11 20
ii. Corner lots adjacent to a street shall plant(1)additional tree in the
side yard.
iii. The front, side and rear yard shall be irrigated
by a weather forecast based(ET)irrigation controller and sodded
with grass.
17. Mailboxes. Mailboxes on a Type A Lot
a. Mail boxes shall be consistent throughout a subdivision and
should be constructed of masonry or ornamental metal,
unless otherwise required by the United States Postal
Service.
18. Satellite Dishes. Satellite dishes, limited to eighteen inches (18")in
diameter or smaller,mounted below the ridgeline on the roof, and not in
public view from the front of the home are permitted on Type A Lots.
19. Air Conditioners.
i. No window or wall air conditioning units will be permitted on
structures on Type A Lots.
ii. Air conditioning units and pool equipment shall be entirely screened
from view from adjacent public right-of-way by a living screen
consisting of evergreen shrubs, a solid privacy fence, or through
building orientation.
20. Plan Elevations. On Type A Lots,plan elevations shall alternate at
a minimum of every four(4)homes on the same side of a street and every
three (3)homes on opposite sides of the street.
21. Accessory Structures.
i. Accessory structures used as a garage,or a garage apartment, will
be allowed.
ii. Accessory structures shall be subject to the same exterior
EXHIBIT"C"
Development Standards for Creeksrde
Page 16
construction and architectural standards as the main dwelling.
iii. Accessory structures shall be separate from the main dwelling by a
minimum of ten(10)feet,have a minimum rearyard setback of ten
(10)feet, and.a minimum sideyard setback of eight(8)feet.
b. Type B Lots: The area and building standards for Type B Lots are as follows and
as set forth in Table 1:
1. The minimum lot size for Type B Lots shall be eleven thousand
(11,000)square feet.
2. Minimum Lot Width. The minimum lot width for Type B Lots
shall be eighty-five(80)feet.
3. Minimum Front Yard SetbackThe minimum frontyard setback for
Type B Lots shall be twenty-five(25)feet. The minimum front yard and
rear yard requirements for staggering the front yards, as set forth in
Section 9.3.F of the Town's Zoning Ordinance, as amended shall apply to
Type B Lots.
4. Minimum Side Yard Setback:
i. The minimum sideyard setback for Type B Lots shall be eight(8)
feet.
ii. For corner lots,the minimum sideyard setback shall be fifteen(15)
feet.
iii. For keylots,the minimum sideyard setback shall be twenty-five
(25)feet.
5. Minimum Rear Yard Setback:
i. The minimum rearyard setback shall be twenty-five(25)feet.
6. Permitted Encroachment.
i. Architectural features and porches may encroach into required
front and rear yards up to five(5)feet.
ii. Swing-in garages may encroach into required front yards up to ten
(10)feet.
iii. A ten(10)foot setback from the front façade of the main structure
is required for all front facing garages.
7. Minimum Floor Space. Each dwelling constructed on a Type B
Lot shall contain a minimum of two thousand, onehundred(2,100)square
feet of floor space. Floor space shall include air-conditioned floor areas,
exclusive of porches, garages,patios,terraces or breezeways attached to
the main dwelling
8. Height. The maximum height for structures on Type B Lots shall.
be forty(40) feet. _
9. Driveways. Driveways fronting on a street on Type B Lots shall
be constructed of the following materials: concrete,brick pavers, stone,
interlocking pavers, stamped concrete, or concrete with stone or brick
border.
10. Exterior Surfaces.
i. The exterior facades of a main building or structure,excluding
EXBIBIT"C"
Development Standards for Creekside
Page 17
glass windows and doors, shall be constructed of one hundred
(100)percent masonry. Cementitious fiber board is considered
masonry,but may only constitute fifty(50)percent of the area for
stories other than the first story. However, cementitious fiber board
may not be used as a facade cladding material for portions of upper
stories that are in the same vertical plane as the first story.
Cementitious fiber board may also be used for architectural
features,including window box-outs,bay windows,roof dormers,
garage door headers, columns, chimneys not part of an exterior
wall, or'other architectural features approved by the Building
Official.
ii. Address Plaque.A cast stone address plaque is required for each
Type B Lot. The style of the cast stone address plaque shall be
uniform throughout each section of development.
iii. Stucco. Stucco on structures on Type B Lots shall be traditional 3-
coat process cement plaster stucco.
iv. EIFS. EIFS (Exterior Insulating and Finish Process) is not
allowed on structures on Type B Lots.
11. Windows.
i. All window framing will on structures on Type B Lots
shall be bronzed, cream, sand or white anodized aluminum,vinyl
or wood.
ii. Window shutters may be used on structures on Type B Lots.
Window shutters shall be painted, stained wood, or fiberglass.
iii. No reflective window coverings or treatments shall be permitted.
12. . Roofing.
i. Structures constructed on the Type B Lots shall have a
composition, slate or tile roof.
ii. The color of the composition roof must appear to be weathered
wood shingles,black or slate,unless such other color is approved
by the Director of Development Services.
iii. Composition roof shingles must be laminated and have a minimum
warranty of 30 years.
iv. A minimum of sixty-five percent(65%) of the surface area of
composition roofs shall maintain a minimum roof pitch of 8:12. .A
minimum of seventy-five percent(75%) of the surface area of clay
tile, cement tile, slate or slate products or metal roofs shall
maintain a minimum roof pitch of 3:12.
v. Pitched End Roofs shall be 100% guttered.
13. Garages.
i. Homes shall have a minimum of two(2) car garages spaces but no
more than three(3).
ii. No carports shall be permitted.
iii. Homes with three(3) car garage spaces shall not have more than
two (2) garage doors facing the street. (Note that one 20' door
EXHIBIT"C"
Development Standards for Creekside
Page 18
counts as two garage doors.
14. Plate Height. Each structure on a Type B Lot shall have a
minimum principal plate height of 9' on the first floor.
15. Fencing.
i. No fence, wall or hedge on a Type B Lot shall exceed eight(8)feet
in height or be less than four(4)feet in height unless otherwise
specifically required by the Town of Prosper.
ii. All Type B Lots backing or siding to Open Space shall have a
decorative metal fence abutting to said open space.
iii. All other fencing shall be constructed of cedar,board on board
with a top rail, and shall be supported with galvanized steel posts
or be a decorative metal fence.
iv. A common fence stain color as well as fence detail shall be
established for the community by the developer.
v. No fencing shall extend beyond a point ten feet(10')behind the
front wall plane of the structure into the front yard.
16. Landscaping.
i. Landscaping: Required trees shall not be smaller than three(3)
caliper inches. A minimum of two (2) - four (4) caliper inch
trees shall be located in the front yard of all Type B lots. Total
caliper inches and shrubs are required as shown in the table below.
Caliper Inches Number of Shrubs
Type B Lots 11 20
ii. Corner lots adjacent to a street shall plant(1)additional tree in the
side yard.
iii. The front, side and rear yard must be irrigated by a weather
forecast based(ET) irrigation controller and sodded with grass.
17. Mailboxes.
a. Mail boxes shall be consistent throughout a subdivision and
should be constructed of masonry or ornamental metal,
unless otherwise required by the United States Postal
Service.
18. Satellite Dishes. Satellite dishes, limited to eighteen inches (18")in
diameter or smaller,mounted below the ridgeline on the roof, and not in
public view from the front of the home are permitted on Type B Lots.
19. Air Conditioners.
i. No window or wall air conditioning units will be permitted on
structures on Type B Lots.
ii. Air conditioning units and pool equipment shall be entirely screened
from view from adjacent public right-of-way by a living screen
consisting of evergreen shrubs, a solid privacy fence, or through
building orientation.
20. Plan Elevations. On Type B Lots,plan elevations shall alternate
EXHIBIT"C"
Development Standards for Creekside
Page 19
at a minimum of every four(4)homes on the same side of a street and
every three(3)homes on opposite sides of the street.
21. Accessory Structures.
i. Accessory structures used as a garage, or a garage apartment, ,will
be allowed.
ii. Accessory structures shall be subject to the same exterior
construction and architectural standards as the main dwelling.
iii. Accessory structures shall be separate from the main dwelling by a
minimum of ten(10) feet,have a minimum rear yard setback of ten
(10)feet, and a minimum side yard setback of eight(8)feet.
c. Type C Lots: The area and building standards for Type C Lots are as follows and
as set forth in Table 1:
1. Minimum Lot Size. The minimum lot size for Type C Lots shall
be twelve thousand, (12,000) square feet.
2. Minimum Lot Width. The minimum lot width for Type C Lots
shall be eighty (80)feet.
3. Minimum Front Yard Setback: The minimum frontyard setback for
Type C Lots shall be thirty(30) feet. The minimum front yard and rear
yard requirements for staggering the front yards, as set forth in Section
9.3.F of the Town's Zoning Ordinance, as amended shall apply to Type C
Lots.
4. Minimum Side Yard Setback:
i. The minimum side yard setback for Type C Lots shall be eight(8)
feet.
ii. For corner lots,the minimum sideyard setback shall be fifteen(15)
feet.
iii. For keylots,the minimum sideyard setback shall be thirty(30)feet.
5. Minimum Rear Yard Setback:
i. The minimum rear yard setback shall be twenty-five(25)feet.
6. Permitted Encroachment.
i. Architectural features and porches may encroach into required
front and rear yards up to five(5) feet.
ii. Swing-in garages may encroach into required front yards up to ten
(10) feet.
iii. A ten(10)foot setback from the main structure is requires for all
front facing garages.
7. Minimum Floor Space. Each dwelling constructed on a Type C Lot
shall contain a minimum of two thousand,three hundred(2,300) square
feet of floor space.Floor space shall include air-conditioned floor areas,
exclusive of porches, garages,patios,terraces or breezeways attached to
the main dwelling
8. Height. The maximum height for structures on Type C Lots shall
be forty(40)feet.
9. Driveways.
EXHIBIT"C,
Development Standards for Creelaide
Page 10
i. Driveways fronting on a street on Type C Lots shall be constructed
of the following materials: concrete, brick pavers, stone,
interlocking pavers, stamped concrete, or concrete with stone or
brick border.
10. Exterior Surfaces.
i. The exterior facades of a main building or structure, excluding
glass windows and doors, shall be constructed of one hundred
(100)percent masonry. Masonry is defined in Chapter 3 Section 2
of the Zoning Ordinance.
ii. Cementitious fiber board is considered masonry,but may only
constitute fifty(50)percent of the area for stories other than the
first story. However, cementitious fiber board may not be used as a
facade cladding material for portions of upper stories that are in the
same vertical plane as the first story. Cementitious fiber board may.
also be used for architectural features, including window box-outs,
bay windows,roof dormers, garage door headers, columns,
chimneys not part of an exterior wall, or other architectural
features approved by the Director of Development Services.
iii. Address Plague. A cast stone address plaque is required for each
Type C Lot. The style of the cast stone address plaque shall be
uniform throughout each section of development.
iv. Stucco. Stucco on structures on Type C Lots shall,be traditional 3-
coat process cement plaster stucco.
v. EIFS. EIFS (Exterior Insulating and Finish Process)is not
allowed on structures on Type C Lots.
11. Windows.
i. All window framing will on structures on Type C Lots shall be
bronzed, cream, sand or white anodized aluminum, vinyl or wood.
ii. Window shutters may be used on structures on Type C Lots.
Window shutters shall be painted, stained wood, or fiberglass.
iii. No reflective window coverings or treatments shall be permitted.
12. Roofing.
i. Structures constructed on the Type C Lots shall have a
composition, slate or tile roof.
ii. The color of the composition roof must appear to be weathered
wood shingles, black or slate,unless such other color is approved
by the Director of Development Services.
iii. Composition roof shingles must be laminated and have a minimum
warranty of 30 years.
iv. A minimum of sixty-five percent(65%)of the surface area of
composition roofs shall maintain a minimum roof pitch of 8:12. A
minimum of seventy-five percent(75%) of the surface area of clay
tile,cement tile, slate or slate products or metal roofs shall
maintain a minimum roof pitch of 3:12.
v. Pitched End Roofs shall be 100%guttered.
EXHIBIT C"
Development Standards for Creel:side
Page I 1l
13. Garages.
i. Homes shall have a minimum of two (2) car garages spaces but no
more than three (3).
ii. No carports shall be permitted.
iii. Homes with three(3) car garage spaces shall not have more than
two (2) garage doors facing the street. (Note that one 20' door
counts as two garage doors.
14. Plate Height. Each structure on a Type C Lot shall have a
minimum principal plate height of 10'on the first floor.
15. Fencing.
i. No fence, wall or hedge on a Type C Lot shall exceed
eight(8)feet in height or be less than four(4) feet in height unless
otherwise specifically required by the Town of Prosper.
ii. All Type C Lots backing or siding to Open Space shall have a
decorative metal fence abutting to said open space.
iii. All other fencing shall be constructed of cedar,board on board
with a top rail, and shall be supported with galvanized steel posts
or be a decorative metal fence..
iv. A common fence stain color as well as fence detail shall be
established for the community by the developer.
v. No fencing shall extend beyond a point ten feet(10')behind the
front wall plane of the structure into the front yard.
16. Landscaping.
i. Landscaping: Required trees shall not be smaller than three (3)
caliper inches. A minimum of two (2) - four (4) caliper inch trees
shall be located in the front yard of all Type C lots. Total caliper
inches and shrubs are required as shown in the table below.
Caliper Inches Number of Shrubs
Type C Lots 11 20
Type C Lots 20,000 sf 14 25
ii. Corner lots adjacent to a street shall plant(1) additional tree in the
side yard.
iii. The front, side and rear yard must be irrigated by a weather
forecast based(ET) irrigation controller and sodded with grass.
17. Mailboxes. Mailboxes on a Type C Lot
a. Mail boxes shall be consistent throughout a subdivision and
should be constructed of masonry or ornamental metal,
unless otherwise required by the United States Postal
Service.
18. Satellite Dishes. Satellite dishes, limited to eighteen inches(18")in
diameter or smaller, mounted below the ridgeline on the roof,and not in
public view from the front of the home are permitted on Type C Lots.
EXHIBIT"C"
Development Standards for Creekside
Page I12
19. Air Conditioners.
i. No window or wall air conditioning units will be permitted on
structures on Type C Lots.
ii. Air conditioning units and pool equipment shall be entirely screened
from view from adjacent public right-of-way by a living screen
consisting of evergreen shrubs, a solid privacy fence, or through
building orientation.
20. Plan Elevations. On Type C Lots,plan elevations shall alternate a
minimum of every four(4)homes on the same side of a street and every
three (3)homes on opposite sides of the street.
21. Accessory Structures.
i. Accessory structures used as a garage, or a garage apartment, ,will
be allowed.
ii. Accessory structures shall be subject to the same exterior
construction and architectural standards as the main dwelling.
iii. Accessory structures shall be separate from the main dwelling by a
minimum of ten(10)feet,have a minimum rearyard setback of ten
(10)feet, and a minimum sideyard setback of eight(8)feet.
TABLE 1
Lot Type A Lot Type B Lot Type C
Min. permitted lot 10,000 sq. ft 11,000 sq. ft. 12,000 sq. ft
sizes
Max.permitted 54—27% 95 - 48% n/a
number of lots
Min.permitted n/a n/a 49—25%
number of lots
Min. Front Yard 25 ft. 25 ft. 30 ft.
Min. Side Yard 8 ft. 8 ft 8 ft.
Corner Lot 15 ft. 15 ft. 15 ft.
Key Lot 25 ft. 25 ft. 30 ft.
Min. Rear Yard 25 ft. 25 ft. 25 ft.
Max. building Ht. 40 ft. 40 ft. 40 ft.
Max. Lot Coverage 45% 45% 45%
Min. Lot Width 80 ft. 80 ft. 80 ft.
Min. Lot Depth 125 ft. 125 ft. 125 ft.
Min. Dwelling Area 1,900 sq. ft. 2,100 sq. ft. 2,300 sq. ft.
EXHIBIT"C"
Development Standards for Creekside
Page I 13
RETAIL/OFFICE
The Retail/Office shall be developed under the standards for Retail(R) as contained in the Zoning
Ordinance as it exist or may be amended, except as otherwise set forth in the development standards
below.
1. Amenities The Creekside Retail/Office tract, will continue the system of community
amenities. These amenities combine to create a walkable family friendly development.
The amenities will be owned and maintained by the Property Owners Association(POA).
The amenities within the Retail/Office tract shall include:
i. Water features within the mitigated flood plain
1. The water features within the mitigated floodplain shall be located
on a separate lot,with a minimum area of 4.20 Acres per Exhibit
D,to be owned and maintained by the POA.
ii. Defined walk paths
iii. Outdoor dinning
2. General.
a. Description: The property is on the corner of Frontier Parkway and Legacy Drive
in a walkable neighborhood, giving residents the opportunity to live, work and
shop in the same community. The Retail/Office tract development standards
provide for a convenient pedestrian and vehicle-oriented development with
multiple water features and shaded pedestrian congregation areas intended to be
incorporated into the restaurants. The non-residential area will be screened by a
solid living screen and open space/landscape buffer that will utilize 6' minimum
height at time of planting evergreens to screen the retail from the residential
except immediately adjacent to the walk paths. The walk paths shall provide
pedestrian access to the retail areas the buffer width shall vary but will maintain a
minimum depth of 25 feet. Retail stores and shops, , shall be limited to a total of
50,000 square feet.
b. Permitted Uses. The following uses are permitted within the " Retail/Office"tract:
Uses followed by an S are permitted by Specific Use Permit. Uses followed by a
C are permitted subject to conditional development standards. Conditional
development standards are set forth in Chapter 3, Section 1 of the Town's Zoning
Ordinance.
• Accessory Building(Must meet the requirements in Chapter 4,
Section 7 of the Zoning Ordinance)
• Administrative,Medical, or Professional Office
• Antenna and/or Antenna Support Structure, Commercial C
• Antenna and/or Antenna Non-Commercial, C
• Antique Shop and Used Furniture
• Artisan's Workshop.
• Assisted Care or Living Facility S
• Bank, Savings and Loan, or Credit Union
EXHIBIT"C"
Development Stmrdardsfor Creekside
Page 114
• Beauty Salon/Barber Shop
• Bed and Breakfast Inn
• Beer&Wine Package Sales C
• Building Material and Hardware Sales, Minor
• Business Service
• Caretaker's/Guard's Residence
• Commercial Amusement, Indoor
• Convenience Store with Gas Pump C
• Convenience Store without Gas Pump
• Day Care Center,Adult S
• Day Care Center, Child C
• Dry Cleaning, Minor
• Farmer's Market
• Fraternal Organization, Lodge, Civic Club,Fraternity,or Sorority
• Furniture,Home Furnishings and Appliance Store
• Gas Pumps C
• Governmental Office
• Gymnastics/Dance Studio
• Health/Fitness Center
• House of Worship
• Insurance Office
• Locksmith/Security System Company
• Massage Therapy,Licensed
• Municipal Uses Operated by the Town of Prosper
• Museum/Art Gallery
• Nursery, Minor
• Pet Day Care C
• Print Shop,Minor
• Private Club S
• Private Recreation Center
• Private Utility, Other Than Listed
• Restaurant or Cafeteria
• Restaurant,Drive In
• Retail Stores and Shops (maximum 50,000 SF)
• Retail/Service Incidental Use
• School, Private or Parochial
• School, Public
• Stealth Antenna, Commercial
• Temporary Building C
• Veterinarian Clinic and/or Kennel, Indoor
• Winery
c. Development Regulations
i. Parking: The total parking required shall be the sum of the specific
EXHIBIT"C"
Development Standards for Creekside
Page l 15
parking space requirement for each use included within the Retail/Office
Tract as required by Zoning Ordinance No. 05-20 as it currently exists or
as amended.
ii. Architecture: The architecture shall blend with the surrounding residential
neighborhood's style and shall meet the Town's Non-Residential standards
per Chapter 4 Section 8 of the Zoning Ordinance as it exist or may be
ammended.
iii. Exterior Facade Building Materials: Shall comply with the requirements in
Chapter 4, section 8 of the Zoning Ordinance as it exist or may be
amended.
iv. Floor Area Ratio (FAR):Maximum 0.4:1
v. Lot Area: 10,000 square feet
vi. Lot Width: 100 feet
vii. Lot Depth: 100 feet
viii. Lot Coverage: Forty(40)percent.
ix. Front Yard: The minimum depth of the front yard shall be thirty(30)feet
x. The Rear and Side Yard: Shall meet the Town's Retail District setback
requirements per the Zoning Ordinance as it exists or may be amended,
except when adjacent to the mitigated floodplain.
xi. No rear or side yards are required adjacent to the mitigated floodplain.
xii. Building Height: Buildings shall be a maximum of two (2) stories,not to
exceed forty(40)feet in height.
d. Pad Sites. There is no limit on the number of pad sites within the Retail/Office
Tract for retail uses provided each pad site must satisfy the Area Requirements.
i. Parking Areas
1. Surface Parking Perimeter Screening—All surface parking lots
shall be screened from street view. Such screening shall take the
form of 3 foot plantings of dense evergreen hedge at time of
installation measured above the grade of the parking lot.
ii. Service and Equipment Areas.
1. Service areas are zones and loading docks where servicing of the
site takes place and include wall-, ground-or roof-mounted
mechanical or equipment areas. Shall be provided per Chapter 4
Section 4 of the Zoning Ordinance as it exist or may be amended.
2. Placement of Service Areas—Service areas shall not front or
be visible from a street.
3. Service Area Screening—Off-street loading and service areas
must be placed at the side or rear of buildings and shall be
screened in conformity with the requirements of the Zoning
Ordinance as it exist or may be amended.
4. Service Area Screening Design—In general,the design of all
service area screening shall be complementary to the design of the
EXHIBIT C"
Development Standards for Creelside
Page 116
building it serves in terms of its material and color.
iii. Roof-Mounted Equipment Screening—
1. All roof-mounted equipment shall be screened per Chapter 4
Section 5 of the Zoning Ordinance as it exist or may be amended.
iv. Fencing
1. Fencing Material—All fencing must be wrought iron or
decorative steel.
v. Street Lights—Shall comply with the requirements of the Zoning
Ordinance as it exist or may be amended.
General Requirements for Creekside.
a. Development Plan: A Conceptual Development Plan is hereby attached(Exhibit
"D") and made a part of these development standards. It establishes the most
general guidelines for the district by identifying the project boundaries,land use
types,approximate thoroughfare locations, R.O.W. dedication and roads.
b. Maintenance of Facilities: The Developers shall establish a Homeowner's
Association("HOA")for single family residential areas and a Property Owner's
Association("POA") for Retail/Office areas,in which membership is mandatory
for each lot, and that will be responsible for operation and maintenance of all
common areas and/or common facilities contained within the area of the
respective residential or Retail/Office development or adjacent Right-of-Way
("ROW').
c. Thoroughfare Screening- Single Family thoroughfare screening along Frontier
Parkway and Legacy Drive shall be provided with a twenty-five foot(25')
landscape buffer that will be owend and maintained by the HOA. The screen will
be composed of; six foot(6') ornamental metal fence with masonry column and
enhanced grading/berms combined with landscape. The landscape will be
composed of 3" caliper tree every 30 linear feet with a minimum of ten(10)
shrubs every forty(40)linear feet. The berm shall have a 3:1 slope and the shrubs
shall be a minimum size of five (5) gallons.
47
EXH1BF"C"
Development Standards for Creekside
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LI ;,.aD.�l" °9 1 I/ LOT NUMBER ZONING CASE #Z09-04
SIZE OF LOTS EXHIBIT D
10.000 SF- 54 MAXIMUM rut
sD•N.o.w. 11,000 SF - 95 MAXIMUM CREEKS IDE
,,...,. M, Bs' 3?N-N i0.s•PARKWAY 12,000 SF - 49 MINIMUM 12
ACRES out Of n
RESIDENTIAL GROSS ACRES -99.17 COLLIN COUNTY SCHOOL SURVEY.ABSTRACT NO.147
[SITE @ 1•^° RESIDENTIAL PARK AREA-6_50 COLLIN COUNTY.TEXAS
,,,.,.... °° RESIDENTIAL PRIVATE(HOA)OPEN SPACE- 2.56 OWNER
s•rvv•Wo COUNTY CORNERS PARTNERS.LP
else r4NW1 NON-RESIDENTIAL GROSS ACRES -21_64 Ds°N LE.uDNN EE WA IDo
l' . . DnLLAS,TF%AS•]52i9
NON-RESIDENTIAL OPEN SPACE/ -4.20 APPLICANT
,.,,,,.,. MITIGATED FLOODPLAIN AREA DCMS -DEVELOPMENT AND
SECTION A A CONSTRUCTION MANAGEMENT SERVICES
S 60'R.O.W.W/ 31'STREET AND NON-RESIDENTIAL NET OF RIGHT OF WAY AND OPEN SPACE -14.50 s�s wet T¶ NIE
Vag AND BIKE TRAIL °DILLns.r vre}s�zw
RESIDENTIAL DENSITY •2.0 LOTS/ACRE PREPARED BY
0 200 ADO CORWIN ENGINEERING,INC,
."..,,-,...o-.. scuE® GROSS ACRES -120.61 20iwssoso F uEr,i iii
r9721-196-1200
VICINITY NAP
NET ACRES -fl5.53 NDVEM°EN 2009 SCALE:r•z°o'
f r '
Exhibit E
Development Schedule
For
C reeks-Ide
Town of Prosper
The Creekside development is planned for development in several phases. The first phase at the
western boundary of the property and fronting on Legacy is expected to include 70 lots and is
expected to deliver infrastructure to homebuilders in late 2013. The initial phase will provide
improvements to Legacy at that time.
The second phase is expected to include approximately an additional 70 lots and will continue
eastward into the development. Lots should be available to homebuilders in late 2014.
The third residential phase which will include the balance of the lots will be completed to the
north and be available to homebuilders in late 2015. The retail/Office tract should follow
shortly after the completion of the residential development assuming continue growth of the
market place.
AFFIDAVIT OF PUBLICATION
STATE OF TEXAS
COUNTY OF DALLAS
Before me, a Notary Public in and for Dallas County, this day personally appeared Jason
Peria, Advertising Representative for the DALLAS MORNING NEWS, being duly sworn
by oath, states the attached advertisement of:
Town of Prosper
as published in The Dallas Morning News on:
December 18, 2009
(Ja n na)
Sworn to and subscribed before me this December 18, 2009
6e_j-.______
(Notary Pu ic)
��PY PU' LYNDA F. BLACK
` __ Notary Public,State of Texas
My Commission Expires
"'q f i+"`'� Ma 27, 2013