39 08-04-15 Land Use Principles PRINCIPLE 1: Encourage the most desirable, efficient use of land while maintaining and enhancing local aesthecs. PRINCIPLE 2: Encourage a balance of land uses to serve the needs of cizens and to ensure a diverse economic base. PRINCIPLE 3: Ensure that land use recommendaons for development and redevelopment respect environmental factors and support innovave design. PRINCIPLE 4: Create dedicated land use and infrastructure policies that focus on Center City. Introduction This Chapter summarizes a formal Land Use Strategy for the City of Frisco, considering and building upon the Land Use Strategy in the City’s 2006 Comprehensive Plan. This Land Use Strategy is one of many important tools for idenfying a prosperous path forward for the City. This direcon is established through a series of implementaon strategies that will help City leaders make important decisions regarding the land use paern of the community. These decisions will impact the City’s infrastructure, municipal services and economic resiliency. The Strategy establishes an overall framework for the preferred paern of development within Frisco by designang various geographical areas within the City for parcular land uses based principally on the specific policies outlined in this chapter. The Land Use Strategy is depicted in graphic form as the Future Land Use Plan (Figure 4-2). This Future Land Use Plan will be an important guiding document in the review of zoning and development plan applicaons. It is important to remember that, as Chapter 212 of the Texas Local Government Code states, “A Comprehensive Plan shall not constute zoning regulaons or establish zoning boundaries.” The Future Land Use Plan is not a zoning map, which deals with specific development requirements on individual parcels. Rather, it is a high-level policy document designed to help guide decision-making related to rezoning proposals and for assessing the appropriateness of a parcular land use at a specific locaon within the community. A property owner may choose to develop under the exisng zoning regulaons regardless of the Future Land Use Plan; however, if a property owner makes an applicaon for rezoning, the 2015 Comprehensive Plan should be an important consideraon in the City’s approval or disapproval of the proposal. This chapter generally addresses only the Land Use Principles, Land Use Policies and Future Land Use Plan. The following elements are fully addressed in the appendices of this 2015 Comprehensive Plan: 4 | LAND USE • Populaon and Demographics • Exisng Land Use • Guiding Principles • Land Use Policies • Future Land Use Plan
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3908-04-15
Land Use PrinciplesPRINCIPLE 1: Encouragethemostdesirable,efficientuseoflandwhilemaintainingandenhancing
localaesthetics.
PRINCIPLE 2: Encourageabalanceoflandusestoservetheneedsofcitizensandtoensureadiverseeconomic base.
PRINCIPLE 3: Ensurethatlanduserecommendationsfordevelopmentandredevelopmentrespectenvironmentalfactorsandsupportinnovativedesign.
PRINCIPLE 4: CreatededicatedlanduseandinfrastructurepoliciesthatfocusonCenterCity.
IntroductionThisChaptersummarizesaformalLandUseStrategyfortheCityofFrisco,consideringandbuildingupontheLandUseStrategyintheCity’s2006ComprehensivePlan.ThisLandUseStrategyisoneofmanyimportanttoolsforidentifyingaprosperouspathforwardfortheCity.ThisdirectionisestablishedthroughaseriesofimplementationstrategiesthatwillhelpCityleadersmakeimportantdecisionsregardingthelandusepatternofthecommunity.ThesedecisionswillimpacttheCity’sinfrastructure,municipalservicesandeconomicresiliency.TheStrategyestablishesanoverallframeworkforthepreferredpatternofdevelopmentwithinFriscobydesignatingvariousgeographicalareaswithintheCityforparticularlandusesbasedprincipallyonthespecificpoliciesoutlinedinthischapter.TheLandUseStrategyisdepictedingraphicformastheFutureLandUsePlan (Figure 4-2).ThisFutureLandUsePlanwillbeanimportantguidingdocumentinthereviewofzoninganddevelopmentplanapplications.
Itisimportanttorememberthat,asChapter212oftheTexasLocalGovernmentCodestates,“A Comprehensive Plan shall not constitute zoning regulations or establish zoning boundaries.” The FutureLandUsePlanisnotazoningmap,whichdealswithspecificdevelopmentrequirementsonindividualparcels.Rather,itisahigh-levelpolicydocumentdesignedtohelpguidedecision-makingrelatedtorezoningproposalsandforassessingtheappropriatenessofaparticularlanduseataspecificlocationwithinthecommunity.ApropertyownermaychoosetodevelopundertheexistingzoningregulationsregardlessoftheFutureLandUsePlan;however,ifapropertyownermakesanapplicationforrezoning,the2015ComprehensivePlanshouldbeanimportantconsiderationintheCity’sapprovalordisapprovaloftheproposal.
ThischaptergenerallyaddressesonlytheLandUsePrinciples,LandUsePoliciesandFutureLandUsePlan.Thefollowingelementsarefullyaddressedintheappendices ofthis2015ComprehensivePlan:
4 | LAND USE
• PopulationandDemographics
• ExistingLandUse• GuidingPrinciples
• LandUsePolicies• FutureLandUsePlan
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IntermsoftherelationshipbetweenthissectionandtheCityCouncil’sStrategic Focus Areas, the Planestablishesastrategythatpromotes, (see also, Appendix A1, Strategic Focus Areas):
• High-qualitydevelopmentinacompacturbanenvironment(wherepossible)andseekstoensurethatthenecessaryinfrastructureandopenspacecanbeprovidedandmaintainedtosupportasuperiorqualityoflifeforresidentsandbusinesses, (see also Chapter 3, Place Making & Resiliency);
• Asustainablefutureforthecommunity,helpingtoensurethatFriscoisnotoversaturatedwithrespecttocertainlanduses,thatgoods,servicesandopportunitiesareavailabletoFriscoresidentsandthattheCityhasadiverse,sustainablelandusepatternwhichpreservesFrisco’ssolideconomicposition, (see also Chapter 5, Economic Policies);
• Theproperlocationandplacementoflanduseswithrespecttothenaturalenvironmentandinrelationtopotentiallyincompatiblelandusestocreateamoreresilientcity, (see also Chapter 7, Ecology & Natural Resources and Chapter 3, Place Making & Resiliency);and
• AstrongdowntowncoreforthecityandacknowledgesthatthiscoreistheheartofFrisco.
Land Use Policies• TheLandUsePoliciesbelowarederived
fromtheGuidingPrinciplesandtheCouncil’sStrategic Focus Areas and are intended to workinconjunctionwiththeFutureLandUsePlantocreateasuccessfulfuturefortheCityofFrisco.Thesepolicies,whichincludesomeofthestrategiesfromthe2006ComprehensivePlan,wereusedtohelpguidethedevelopmentofthePlace Types anddeterminetheappropriatelocationsforeachtypewithintheFutureLandUsePlan.The2006principlesandpolicieswerevettedaspartofthemarketfortraditionalgardenapartments(MF)andwascontinuedinthe2015update.Theonesthatremaininthisdocumentweredeemedtobevalidandto
supportthedirectionoftheupdatedplan, (see also Appendix A3, Land Use).
1. Encourage sustainable, unique and accessible retail development
Thedesignofretailareashascontinuedtoevolveovertime.Today,thiscategorytypicallyincludesbothsingle-useandmixed-useretailcentersthatcompeteforhigh-visibilityintersectionsandroadwaycorridors.Inmanycases,theyareonlyaccessiblebyautomobile.FutureretailandcommercialdevelopmentinFriscoshouldembracethemixed-usedevelopmentpattern.
2. Provide urban residential units as one component of a mixed-use environment.
Themarketfortraditionalgardenapartmentscontinuestowaneasmixed-useconceptsthathaveamulti-familycomponentarecapturinganincreasedshareofthemarket.ThedensitythatisprovidedbyurbanresidentialdevelopmentisnecessarytosupportthecommercialusesidentifiedintheFutureLandUsePlan,andurbanresidentialdevelopment(UL)withavarietyofunittypes,suchascondominiumsandlargelofts,isnotonlyidealintermsofsupportingsurroundinguses,butalsoinprovidinghousingchoicesforyoungprofessionals,youngmarriedcouplesandseniors.Newgardenapartments(MF) arenotincludedintheFutureLandUsePlanandareonlyexpectedtooccurinthefuturewherethecorrespondingzoningexiststoday.
3. Respect significant local destinations.
TheCity’smanyuniquesportsvenues—ToyotaStadium,Dr.PepperBallpark,theSuperdrome,CentralPark,FriscoCommons—havehelpedtomakeFriscoarecognizeddestinationCity.Othersignificantlocaldestinationsincludetheolddowntownarea,FriscoSquareandStonebriarCenter.TheseareasareimportanttotheCityforavarietyofreasons.Theyprovideuniqueness,allowforspectatorrecreationandpreservelocalhistory.Theyarealsoimportantaseconomicandactivitygeneratorsthatarepatronizedbycitizensandvisitorsalike.TheFutureLandUsePlanrespectsthesedestinations.Futurelandusedecisions regarding the areas surrounding them shouldbeconsideredwiththegoalofensuringtheircontinuedsuccessandsustainability.
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4. Encourage mixed-use developments in selected areas.
TheFutureLandUsePlanhasbeendesignedtosupportthispolicywithseverallandusecategoriesintendedtoencourageamixofuses—specifically,theMixed-UseNeighborhood,Transit-OrientedandUrbanCenterdevelopmentcategories.TheMixed-Usecategoryhasbeenretained,withsomemodifications.Ineachofthese,theintegrationofavarietyofusesshouldbesupported.Thesemixed-usecategoriesshouldnotbefullydevelopedwithhigh-densityresidentialusessuchasapartments,whichareintendedtobeonlyonecomponentofthistypeofdevelopment.
5. Provide for a variety of residential development.
Friscohaslargelybeendevelopedoverthelast10to20years,andtraditionalsuburbansubdivisionscontinuetobethenorm.Aswasnotedinthe2006Plan,high-qualityhousingisingoodsupplyinFrisco,unlikeinmanycitiesintheregion;however,thelackofdiversehousingcontinuestobeanissue,andthishaslikelyaffectedFrisco’sdemographics.Specifically,theCitycontinuestoattractonlysmallpercentagesofyoung,singleadultsandseniors.Thislackofdiversehousingtypeshaseconomicimplicationsasitimpactstheabilitytoattractavarietyofemployers, (see also Appendix A5, Market Context).
Establish specific policies for residential development.Newpoliciesshouldbedevelopedtoencourageorrequireotherdesiredelementsofdevelopment.Thisincludes,butisnotlimitedto,addressingestate/executivesubdivisions,front-andrear-entrystandards,curvilinearstreets,cul-de-sacstandards,andopenspace,(see also Chapter 3, Place Making & Resiliency)and Implementation Strategy G08).
• CouncilandCPACfeltstronglythatFriscomustfocusoncreatingestateresidentialhousing(1-acrelotsandgreater)inthecommunityinordertoaccommodatetheneedsoftheseniorexecutivesofthecorporationsthatthecommunitydesirestoattract.Criteriathatshouldbeconsidered
whenevaluatingwhichsiteswithintheSuburban Neighborhood Category are best suitedforestateresidentialinclude: – sitesthatcurrentlyhaveagricultural
zoningorthatarebeingrezoned,
– siteswithsignificanttopographicchange,
– sitescontainingoradjacenttocreeksand/orpondsandsiteswithsignificanttreestands.
TheseelementspoliciesandguidelinesforresidentialsubdivisionswillbeestablishedthroughthecreationofaNeighborhood Design Strategy.
6. Support downtown Frisco (the original town).
TheolddowntownareaisaninterestinganduniquepartofFrisco.Thegoalistoencouragepreservationofitsuniquecharacterandtopermitamixed-useddevelopmentpatternwithadistinctiveatmosphereandspecialqualities.
7. Encourage development in infill areas and adjacent to existing developed areas.
Theterm“urbansprawl”canbedefinedandassessedasfollows:“Landdevelopmentpredominantlyontheurbanorsuburbanfringethatischaracterizedbylow-density,separatedanddispersedusesdependentonautomobilesandeconomicallysegregatedresidentialareas.This(typeofdevelopment)hascontributedtoenvironmentaldegradation,increasedtrafficcongestion,lessenedcommunityvaluesandreducedqualityoflife.”1Oneofthegoalsofthisplanistoavoidcreatingenvironmentswiththecharacteristicsofurbansprawl,(see also Chapter 3, Place Making & Resiliency).
8. Establish specific policies for major transportation corridors.
Ingeneral,single-familyresidentialneighborhoods should not be located or accessedalongmajorregionaltransportationcorridors,i.e.DallasNorthTollway(DNT),SH
1 Corrigan, Mary Beth, et al. Ten Principles for Smart Growth on the Suburban Fringe. Washington, D.C.: ULI – the Urban Land Institute, 2004. (Catalog Number T24.)
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121andUS380,whicharemoreappropriateforeitherhigher-densityresidentialornon-residentialdevelopment, (see also Chapter 9, Transportation/Mobility).
9. Support existing development.
TheCityshouldallocateresourcesonanannualbasistomaintainthedevelopedpartsofFriscotoalevelofqualityconsistentwiththecommunityingeneral.Non-residentialandresidentialinfilldevelopmentshouldbeencouraged,andwhereverpossible,thisdevelopmentshouldtakeadvantageofexistinginfrastructureandbedesignedsothathomesareorientedtowardparksandopenspaces.
10. Integrate land uses with the transportation system.
Transportationisinherentlylinkedtolanduse.Thetypeofroadwaydictatesthemostappropriateuseofadjacentland,andconversely,thetypeoflandusedictatesthesize,capacityandflowoftheroadway.Nonetheless,roadwaysareoftendevelopedandimprovedonlyonthebasisontheamountoftraffictheyarecarryingorareexpectedtocarry,withoutmuchconsiderationfortheexistingorexpectedlanduse.ItisrecommendedthattheCityadoptpoliciesthatrelatethetypeandintensityoflanduseswiththetransportationsystemthatservesthem, (see also Chapter 9, Transportation/Mobility).
11. Provide positive land use relationships for public/semi-public uses.
Landusesshouldbeappropriatelysitedtoensurecompatibilityofoperatinghours,trafficimpactsandfunction.Mixed-useormulti-usedevelopmentpatternsareencouraged.
12. Provide for proper transitions between land uses.
Onoccasion,theowneroflanddesignatedand/ordevelopedforresidentialpurposesmayhaveadesiretodevelopthepropertyfornon-residentialuses.Inthatcase,theCityshouldrequireanappropriatetransitionbetweentheincompatibleuses,suchasphysicalseparation,
atransitionallanduseoranothermeasureorcombinationofmeasuresappropriatetothespecificsituation.
Future Land Use PlanTheFutureLandUsePlan(FLUP)isbasedonnumerousmeetingswiththepublic,theCityCouncil,thePlanning&ZoningCommission,theComprehensivePlanAdvisoryCommittee(CPAC),andCitystaff.
TheFutureLandUsePlanisnotazoningmap,anditdoesnot,byitself,directlyaffecttheregulationoflandwithinFriscoortheExtraTerritorialJurisdiction(ETJ).TheFutureLandUsePlanisagraphicdepictionofFrisco’sideallandusepattern.ItshouldbeusedbytheCitytoguidefuturedecisionsonproposedzoninganddevelopmentapplicationsanddevelopmentstandards.WhiletheFutureLandUsePlanisanintegralpartoftheoverallstrategyofthe2015ComprehensivePlan,thelandusepoliciesthatsupportitarealsoimportant.Thesepoliciesarecontainedintheprevioussectionofthischapter, (see also Appendix A3, Land Use pp. 115-124). Thedescriptions,correspondingmapcolorsandpicturesbelowareprovidedtoclarifythevariousPlaceTypesshownontheFutureLandUsePlan.
Place TypesPlaceTypesrepresentthevariouscategoriesoflandusepermittedinthecity.Placetypesareassignedtogeneralareasofthecitythatareexpectedtoexhibitcharacteristicssimilartothoseoutlinedbelowandconsistentwiththeoverarchingpoliciesandlandplanningpolicieswhichhavebeendeveloped.TheFutureLandusePlanbuildsupon12differentPlaceTypeswhichareidentifiedanddescribedonthefollowingpages.
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Suburban Neighborhood (SN)Local Examples – Stonebriar, Newman Village, Plantation, Chapel Creek, Hunter’s Creek
Character & Intent100%Residential
Precedent Photos
SuburbanneighborhoodswillcontinuetobethedominateplacetypeinFrisco,supportingmultiplegenerationswithresidentialproductsrangingfromestateresidentialtotownhomes.Theseneighborhoodswouldgenerallybeformedassubdivisionswithresidentialdensitiesrangingfrom0.5to8dwellingunitsperacre.Thisplacetypeincludessingle-familyhomesinbothdetachedandattacheddesigns.
Land Use ConsiderationsPrimary Land Uses
Single-familydetachedhomes,duplexes,townhomes
Secondary Land Uses
Civic&institutionaluses,parks
Town Center (TC) Local Examples – Frisco Square, Southlake Town Center
Character & Intent80%Residential,20%Non-Residential
Precedent Photos
Frisco’sTownCenter(s)willbelocally-servingareasofeconomic,entertainmentandcommunityactivity.Theywillbeemploymentcentersandshoppingdestinationsforsurroundingmixed-useorurbanneighborhoods,andwillprovideaciviccomponentwherethecommunitycan“cometogether.”Buildingswilltypicallybetwoormorestorieswithurbanresidentialunitsoverstorefronts.Thedevelopmentwillencourageactiveliving,withanetworkofwalkablestreets.
Land Use ConsiderationsPrimary Land Uses
Single-familydetachedhomes,duplexes,townhomes,urbanresidential,seniorhousing,restaurants,community-servingcommercial,professionaloffice,live/work/shopunitsSecondary Land Uses
Civic&institutionaluses,parks,communitybuildings
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Mixed-Use Neighborhood (MXD)Local Examples – The Canals at Grand Park, Stonebriar Commons, Addison Circle, West Village, West 7th
Character & Intent80%Residential,20%Non-Residential
Precedent Photos
Mixed-useneighborhoodswillofferFriscoresidentstheabilitytolive,shop,workandplay,allwithintheirownneighborhood.Theseneighborhoodswillofferamixofhousingtypesandresidentialdensitiesrangingfromsmalllotsingle-familydetachedunitstourbanresidentialstructureswithinwalkingdistanceofthegoodsandservicesrequiredfordailyliving.Theywillincludebothverticallyandhorizontally-integratedmixed-usebuildings.
Land Use ConsiderationsPrimary Land UsesMixed-uses,retail,restaurants,townhomes,urbanresidential,seniorhousing,professionaloffice,live/work/shopunitsSecondary Land UsesCivic&institutionaluses,parks,communitybuildings,single-familydetached.
Transit Oriented Development (TOD)Local Examples – Mockingbird Station, East Side Transit Village
Character & Intent50%Residential,50%Non-Residential
Precedent Photos
Transit-orienteddevelopmentwillcreateahigher–densitymixofresidentialandcommercialdevelopmentwithinwalkingdistanceoftransit,(railandbusrapidtransit).InFrisco,thisdevelopmentisexpectedtobemorefocusedonhousing,withhigher-densityresidentialdevelopmentwithinone-quartermileofafuturetransitstopandexcellentpedestrianfacilitiestoencouragepublictransituse.
Land Use ConsiderationsPrimary Land UsesTownhomes,urbanresidential,seniorhousing,restaurants,regionalcommercial/retail,professionaloffice,live/work/shipunits
Secondary Land Uses
Civic&institutionaluses,parks,communitybuildings
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Mixed-Use Neighborhood (MXD)Local Examples – The Canals at Grand Park, Stonebriar Commons, Addison Circle, West Village, West 7th
Character & Intent80%Residential,20%Non-Residential
Precedent Photos
Mixed-useneighborhoodswillofferFriscoresidentstheabilitytolive,shop,workandplay,allwithintheirownneighborhood.Theseneighborhoodswillofferamixofhousingtypesandresidentialdensitiesrangingfromsmalllotsingle-familydetachedunitstourbanresidentialstructureswithinwalkingdistanceofthegoodsandservicesrequiredfordailyliving.Theywillincludebothverticallyandhorizontally-integratedmixed-usebuildings.
Land Use ConsiderationsPrimary Land UsesMixed-uses,retail,restaurants,townhomes,urbanresidential,seniorhousing,professionaloffice,live/work/shopunitsSecondary Land UsesCivic&institutionaluses,parks,communitybuildings,single-familydetached.
Transit Oriented Development (TOD)Local Examples – Mockingbird Station, East Side Transit Village
Character & Intent50%Residential,50%Non-Residential
Precedent Photos
Transit-orienteddevelopmentwillcreateahigher–densitymixofresidentialandcommercialdevelopmentwithinwalkingdistanceoftransit,(railandbusrapidtransit).InFrisco,thisdevelopmentisexpectedtobemorefocusedonhousing,withhigher-densityresidentialdevelopmentwithinone-quartermileofafuturetransitstopandexcellentpedestrianfacilitiestoencouragepublictransituse.
Land Use ConsiderationsPrimary Land UsesTownhomes,urbanresidential,seniorhousing,restaurants,regionalcommercial/retail,professionaloffice,live/work/shipunits
Secondary Land Uses
Civic&institutionaluses,parks,communitybuildings
Urban Center (UC)Local Examples – Legacy Town Center, Preston Center, State Farm Complex
Character & Intent30%Residential,70%Non-Residential
Precedent Photos
UrbanCenterswillcontainthehighestintensityofdevelopmentinFrisco.Thesecenterswillprovidelocationsforbothmajorcorporationsandtheirsupplierandsmallerlocally-basedentitiesthatdesireamoreurbanenvironment.Whilethesecenterswillfocusprimarilyonemployment,theyalsoofferamixofhigherdensityhousing,retailandentertainmentchoicesinascalethatiswalkableandencourageurbanstyleliving.Thisisaplacetypedesiredbymillennialresidentsandemergingbusinesses.
Land Use ConsiderationsPrimary Land Uses
Professionaloffice,corporateoffice,townhomes,urbanresidential,seniorhousing,restaurants,retailSecondary Land Uses
Civic&institutionaluses,parks
Suburban Regional Activity Center (SRAC)Local Examples – Stonebriar Centre, Dr. Pepper Park, Toyota Stadium, Multi-Purpose Event Center
Character & Intent25%Residential,75%Non-Residential
Precedent Photos
Frisco’ssuburbanregionalactivitycenterswillcontinuetoevolveasMixed-Usecentersdevelopedaroundregionalattractionssuchasentertainmentvenues,shoppingmallsorlifestylecenters.Whiletheprimaryusewillcontinuetobethemajordraw,amixofsupportingusesincludingretail,restaurantsandresidentialuses,rangingfromurbanresidentialtotownhomeunits.
Land Use ConsiderationsPrimary Land Uses
Regionalattractions/venues,urbanresidential,seniorhousing,hotels,professionaloffice,corporateoffice,restaurants,multi-tenantcommercial,bigboxcommercial,live/work/shopunitsSecondary Land Uses
Civic&institutionaluses,parks
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Commercial Node (CN)Local Examples – Multiple Nodes at Major Intersections in Frisco
Character & Intent0%Residential,100%Non-Residential
Precedent Photos
Frisco’scommercialnodesarecharacterizedbysingle-ormulti-tenantcommercialcenterslocatedatmajorintersections.TheyaretypicallyadjacenttoSuburbanNeighborhoodsandprovidefortheeverydaygoodsandserviceneededbytheresidentsintheseneighborhoods.
Land Use ConsiderationsPrimary Land Uses
Retail,restaurants,multi-tenantcommercial,junioranchorcommercial.Secondary Land Uses
Civic&institutionaluses,parks
Business Park (BP)Local Examples – Hall Office Park, Galatyn Park
Character & Intent0%Residential,100%Non-Residential
Precedent Photos
BusinessparkswillprovideamajoremploymentbaseforFriscoandtheregion,andahigherlevelofin-townemploymentoptionsforFriscoresidents.Typicaluseswillincludeprofessionalofficesandlimitedsupportingretailandrestaurantusestosupportarangeofprofessionalactivities.
Land Use ConsiderationsPrimary Land Uses
Professionaloffice,corporateoffice,supportingretail,restaurantsSecondary Land Uses
Retail,restaurants,civic&institutionaluses,commercial,parks
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Other Land Use Categories:
• Public / Semi-Public: Usesincludecivicandinstitutionalusessuchasschools,policeandfirestations,libraries,etc.
• Park: Publicopenspaceandparksites.
• Floodplain: Creekcorridorandfloodplain.
Industrial Park (IP)Local Examples – Alliance Center
Character & Intent0%Residential,100%Non-Residential
Precedent Photos
Industrialparkswillroundouttheemployment-orientedplacetypesinFrisco.Thesedevelopmentswillfocusonlightindustrialuses,includingcleanmanufacturingcenters,technology/datacentersandotherusesthatwouldtypicallyoccupyflexspaceincommercialbuildings.
Land Use Considerations
Primary Land Uses
Manufacturingcenters,technology/datacentersandflexofficeSecondary Land Uses
Civic&institutionaluses,commercial(servingprimarilyindustrialbuildings),parks
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Figure 4-1: Comparison of 2006 Plan to FLUP
Revisions to FLUPTheFutureLandUsePlanisidenticaltothe2006FutureLandUsePlaninmostpartsoftheCity, (see also Appendix A3, Land Use).Themajorupdatestothelandusepatterninthe2015FutureLandUsePlanoccuralongtheDNTandontheBrinkmannRanchproperty.UpdatestotheFutureLandUsePlaninclude:
• ThepredominantplacetypeinthecityisSuburbanNeighborhood,andemployment-relatedPlaceTypesarefocusedalongtheDNT,SH121andUS380.
• WithintheSuburbanNeighborhoodPlaceType,avarietyofhousingtypesrangingfromestateresidentialtotownhomeunitsareenvisioned.
• TheDNTcorridorincludesnodaltypedevelopmentwithUrbanCenterandBusinessParkPlaceTypes.
• TheFutureLandUsePlanalsoprovidesanopportunityforafocalpoint/identity
featureattheintersectionoftheDNTandUS380andcontinuestheemphasisontransit-orientedpatternsatthelocationsdesignatedaspotentialfuturetransitstations, (see also Chapter 9, Transportation/Mobility).
• AnUrbanCenterplacetypeisshownonpartoftheBrinkmannRanchsitetoindicatethelevelofdevelopmentcurrentlyentitledonthepropertyunderresolution02-04-78Rdevelopmentagreementestablishedfortheproperty,refertoPD-3&PD-43.
• Anemphasisoncreekcorridorsprovidesnaturalopenspaceandlocationsfortrailconnectionsthroughoutthecity, (see also Chapter 7, Ecology & Natural Resources and Appendix A7, Ecology & Natural Resources).
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DA
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S T ON E B R O
OK P K W Y
S T ON E B R O
OK P K W Y
S T ON E B R O
OK P K W Y
E L D O R A D O P K W Y
L E B A N O N R D
IND
EP
EN
DE
NC
E P
KW
Y
R O L A T E R R D
W A R R E N P K W Y
R O C K H I L L P K W Y
P A N T H E R C R E E K P K W Y
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TON
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42
3
DA
LLA
S N
OR
TH T
OLL
WA
Y
2006 (colorized to match 2015 place types for easier comparison)
2015
Urban Center
Suburban Regional Activity Center
Commercial Node
Business Park
Suburban Neighborhood
TOD
Town Center
Mixed-Use Neighborhood
Industrial Park
Public / Semi-Public
Park
Floodplain
Major Roads
City
FISD
E L D O R A D O P K W Y
L E B A N O N R D
IND
EP
EN
DE
NC
E P
KW
Y
R O L A T E R R D
W A R R E N P K W Y
R O C K H I L L P K W Y
P A N T H E R C R E E K P K W Y
PA
R KW
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D
HIL
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42
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DA
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WA
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S T O N EB ROO
K P K
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CU
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E L D O R A D O P K W Y
L E B A N O N R D
IND
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EN
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NC
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KW
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R O L A T E R R D
W A R R E N P K W Y
R O C K H I L L P K W Y
P A N T H E R C R E E K P K W Y
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DA
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S N
OR
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WA
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S T O N EB ROO
K P K
WY
S T O N EBROO
K P K
WY
S T O N EBROO
K P K
WY
CU
STE
R R
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LandUse|4
4908-04-15
STON
EB
RO
OK
PK
WY
EL
DO
RA
DO
PK
WY
LE
BA
NO
NR
D
INDEPENDENCE PKWY
RO
LATE
R R
D
WA
RR
EN
PK
WY
RO
CK
HIL
L P
KW
Y
PA
NTH
ER
CR
EE
KP
KW
Y
P AR K W O O D B L V D
HILLCREST RD
SH 1
21
TEEL PKWY
US
38
0
LEGACY DR
CUSTER RD
COIT RD
MA
IN S
TM
AIN
ST
PRESTON RD
FM 423
DALLAS NORTH TOLLWAY
STON
EB
RO
OK
PK
WY
EL
DO
RA
DO
PK
WY
LE
BA
NO
NR
D
INDEPENDENCE PKWY
RO
LATE
R R
D
WA
RR
EN
PK
WY
RO
CK
HIL
L P
KW
Y
PA
NTH
ER
CR
EE
KP
KW
Y
P AR K W O O D B L V D
HILLCREST RD
SH 1
21
TEEL PKWY
US
38
0
LEGACY DR
CUSTER RD
COIT RD
MA
IN S
TM
AIN
ST
PRESTON RD
FM 423
DALLAS NORTH TOLLWAY
Lege
nd:
Subu
rban
Nei
ghbo
rhoo
d
TOD
Urb
an C
ente
r
Subu
rban
Reg
iona
l Act
ivity
Cen
ter
Com
mer
cial
Nod
e
Busi
ness
Par
k
Indu
stria
l Par
k
Tow
n Ce
nter
Mix
ed-U
se N
eigh
borh
ood
Publ
ic /
Sem
i-Pub
lic
Park
Floo
dpla
in
Maj
or R
oads
City
FISD
NO
TE:
Park
s and
ope
n sp
aces
are
inte
nded
to b
e de
velo
ped
thro
ugho
ut th
e ci
ty, a
nd m
ay b
e pa
rt o
f any
land
use
. Ar
eas s
how
n ar
e th
ose
know
n at
the
time
of a
naly
sis f
or th
is u
pdat
e.
NO
TE:
Publ
ic a
nd S
emi-P
ublic
use
s inc
lude
civ
ic a
nd in
stitu
tiona
l us
es, s
uch
as sc
hool
s, po
lice
and
�re
stat
ions
, lib
rarie
s, et
c. A
reas
sh
own
are
thos
e kn
own
at th
e tim
e of
ana
lysi
s for
this
upd
ate.
Futu
re R
ail S
tatio
n
Capp
ed p
er
Dev
elop
men
t Agr
eem
ent
20
15 F
utur
e La
nd U
se P
lan
Figure 4-2: Future Land Use Plan
A Co
mpr
ehen
sive
Pla
n sh
all n
ot co
nstit
ute
zoni
ng re
gula
tions
or
esta
blis
h zo
ning
dis
tric
t bou
ndar
ies.
This
Pla
n pr
esen
ts th
e vi
sion
for F
risco
’s fu
ture
pat
tern
of l
and
uses
and
thor
ough
fare
s.
2015 COMPREHENSIVE PLAN
50 08-04-15
Place Type CalculationsTable4.1liststhecategoriesoflandusebyacreageandpercentageoflandarea,excludingmajorrights-of-way.ThisinformationwascalculatedbasedontherecommendedpatternoflandusedepictedgraphicallyonthePreferredLandUseScenario.Sincethe2006Plan,FriscohasannexedalmostalloftheavailableETJland.Forthisreason,thetablebelowconsolidatesthecalculationsforthelandwithintheCitylimitsandwithintheETJ, (see also Appendix A3, Land Use).
HIL
LCR
EST
RD
LEBANON RD
STONEBROOK PKWY
ROLATER RD
CU
ST E
RR
D
WADE BLVD
ELDORADO PKWY
PANTHER CREEK PKWY
WARREN PKWY
ROCKHILL PKWY
FRIS
COS
T
TEEL
PKWY
KING RD
PARKW
OO
DBLVD
LON
ES
TAR
RA
NC
HPK
WY
GAYLORD PKWY
IND
EP
END
ENC
EPK
WY
PRE S
TON
RD
SAM RAYBURN TOLLWAY
LEG
AC
Y D
R
DALLAS
NO
RTH
TOLLW
AY
MAIN ST
CO
ITR
D
LEGENDSuburban NeighborhoodMixed-Use NeighborhoodTransit Oriented DevelopmentUrban CenterSuburban Regional Activity CenterCommercial NodeBusiness ParkIndustrial ParkPublic / Semi-PublicFlood PlainLake / PondFrisco City LimitFrisco ETJISD BoundaryRailroad
0 2,500 5,000 7,500Feet N
2015COMPREHENSIVE PLAN
FUTURE DEVELOPMENT AREAS VACANT LAND
CITY OF THE COLONY
CITY OF THE COLONY
Lewisville Lake
Lewisville Lake
CITY OF PLANO
CITY OF PLANO
CITY OF ALLEN
CITY OF ALLEN
CITY OF MCKINNEYCITY OF
MCKINNEY
TOWN OF PROSPERTOWN OF PROSPER
TOWN OF LITTLE ELMTOWN OF
LITTLE ELM
380
121
423
Table 4.1: Future Development Areas, Vacant Land
Land Use Category Acres Percent
SuburbanNeighborhood 4,423 32%
Mixed-UseNeighborhood 1,051 8%
TransitOrientedDevelopment 165 1%UrbanCenter 3,314 24%
SuburbanRegionalActivityCenter 592 4%
CommercialNode 1,222 9%BusinessPark 1,598 12%IndustrialPark 330 2%
Public/Semi-Public 633 5%
Parks 512 3%
Total by Place Type 13,840 100%
RemainingCityAcreage 30,978
TotalCityAcreage 44,818
TotalSquareMiles 70
Figure 4-3: Future Development Areas, Vacant Land (See p. 173 for enlargement.)
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