Frisco Council approves amendments to Planned Development 280; maintains maximum unit caps but changes earn-up and park layout rules
June 17, 2025 | Frisco, Collin County, Texas
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Frisco City Council approved amendments to Planned Development 280 on June 17, adopting revisions to unit allocations, earn-up calculations related to the Universal resort, and exhibits that show park and open-space locations. The motion passed 4-0 with two council members recused; Councilmember Bill Woodard served as presiding mayor for the item.
The changes do not alter the overall maximum unit caps previously established in the PD, John Lettner, Frisco’s director of development services, told council. "That is not changing in this request; that remains the same," Lettner said, summarizing staff’s review. Under the PD as presented to council, the maximums remain at 5,000 single‑family homes and 8,500 urban‑living or multiplex units. What changed was the breakdown of how some units are counted and when they become permitted without earn‑ups.
Specifically, the number of urban‑living and multiplex units permitted without earn‑ups will increase from 2,000 to 2,500. Townhome capacity was increased by 175 units from the prior figure of 2,730. Lettner told council that those adjustments do not change the overall maximum density allowed in any PD district. He also said the city and the applicant worked with FEMA on floodplain boundary adjustments before the case was filed.
Council discussion focused on how "earn ups" — additional units allowed when certain nonresidential development occurs — will apply to the Universal resort area. Lettner explained the city applied the same logic used previously for commercial-to-multifamily earn‑ups and that Universal’s hotel and related uses prompted a staff recommendation and an agreement with the developer on how many units the resort would generate: "We came to resolution of 1,325 units that would count as a result of Universal," Lettner said.
Parkland and open‑space requirements were a point of clarification. The original PD text called for a minimum of 12 neighborhood parks totaling 72 acres; the amended exhibits show a minimum of eight neighborhood parks, but Lettner emphasized that the required parkland acreage remains 72 acres. An open‑space requirement also remains in place: a minimum 12% open space (about 260 acres, staff said) not including parkland, which together amounts to roughly 330 acres of parks and open space across the PD.
The public hearing on the item drew no public speakers. After questions from council and answers from staff, a motion to approve the zoning amendment and to direct staff to prepare the implementing ordinance passed 4-0. Two council members stepped aside for conflicts on this item and were recorded as recused.
The changes do not alter the overall maximum unit caps previously established in the PD, John Lettner, Frisco’s director of development services, told council. "That is not changing in this request; that remains the same," Lettner said, summarizing staff’s review. Under the PD as presented to council, the maximums remain at 5,000 single‑family homes and 8,500 urban‑living or multiplex units. What changed was the breakdown of how some units are counted and when they become permitted without earn‑ups.
Specifically, the number of urban‑living and multiplex units permitted without earn‑ups will increase from 2,000 to 2,500. Townhome capacity was increased by 175 units from the prior figure of 2,730. Lettner told council that those adjustments do not change the overall maximum density allowed in any PD district. He also said the city and the applicant worked with FEMA on floodplain boundary adjustments before the case was filed.
Council discussion focused on how "earn ups" — additional units allowed when certain nonresidential development occurs — will apply to the Universal resort area. Lettner explained the city applied the same logic used previously for commercial-to-multifamily earn‑ups and that Universal’s hotel and related uses prompted a staff recommendation and an agreement with the developer on how many units the resort would generate: "We came to resolution of 1,325 units that would count as a result of Universal," Lettner said.
Parkland and open‑space requirements were a point of clarification. The original PD text called for a minimum of 12 neighborhood parks totaling 72 acres; the amended exhibits show a minimum of eight neighborhood parks, but Lettner emphasized that the required parkland acreage remains 72 acres. An open‑space requirement also remains in place: a minimum 12% open space (about 260 acres, staff said) not including parkland, which together amounts to roughly 330 acres of parks and open space across the PD.
The public hearing on the item drew no public speakers. After questions from council and answers from staff, a motion to approve the zoning amendment and to direct staff to prepare the implementing ordinance passed 4-0. Two council members stepped aside for conflicts on this item and were recorded as recused.
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