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Frisco commission backs zoning changes aimed at making rail district more walkable
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Summary
The Frisco Planning & Zoning Commission voted 6-0 Sept. 16 to approve zoning amendment ZA25-3 for the Old Town Center/rail district, which narrows permitted auto-centric uses, clarifies treatment of existing nonconforming businesses and emphasizes walkable, visitor-oriented uses. Public commenters voiced support while property owners sought clarification on sale and amortization implications.
The Frisco Planning & Zoning Commission voted 6-0 on Sept. 16 to recommend approval of a zoning ordinance amendment (ZA25-3) intended to reshape the Old Town Center (OTC) and rail district by restricting auto-centric uses and encouraging walkable, retail- and entertainment-oriented businesses.
Staff presenter Chris summarized the proposal, saying the land-use chart identifies a small set of permitted uses (including a community center and home occupations), a group of conditionally allowed uses and several prohibited uses. He told the commission that existing businesses such as a laundromat and three fuel stations are legally nonconforming and may continue operating under the ordinance so long as they do not cease operations for six months or exceed the ordinance's restoration threshold after damage. "Nonconforming uses you can still operate," Chris said, and staff emphasized that the amendment would not force lawful, established businesses to immediately stop operating.
During public comment, resident Rick Kauten said he supported the amendment because it would move the rail district toward a "walkable, not as auto centric" character and praised staff outreach and the additional time for public education. Former commission chair Bill Woodard said, "I am in favor of this item," urging commissioners to keep the larger vision for downtown in mind as businesses change.
Property owner Dennis Francis, who owns a convenience store and gas station in the district, asked whether a buyer could operate the property as a convenience store with fuel pumps after a sale. Staff replied that the convenience-store use itself is permitted and that fuel pumps and some drive-throughs had been identified as legally nonconforming under the proposed approach; staff answered directly, "They can continue." A staff member also explained that amortization is a separate legal process for which "City council is the only 1 that has the authority to go through the amortization," and that it follows a longer valuation and negotiation process rather than a single vote.
Commissioners asked staff to confirm how many businesses would be affected; staff identified three gas stations, one laundromat and a bank drive-through as examples already classified as legally nonconforming. The presentation clarified that nonconforming establishments may generally remodel or sell their business but that certain changes (for example, a prolonged cessation of operation or rebuilding over a specified percent of appraised value) could affect their status.
After questions and additional remarks from commissioners and members of the public, a motion to approve the staff-recommended zoning amendment passed 6-0. Under the city's process, the Planning & Zoning Commission makes a recommendation; final approval of zoning changes is taken by the City Council.
The amendment changes which uses are permitted, conditional or prohibited in the OTC and rail-district land-use chart, seeks to discourage drive-throughs and gas pumps in the immediate downtown area and affirms that lawfully established nonconforming uses may continue under specified limits. The case will proceed to the City Council for final action.
