Well folks, it’s that magical time again in Frisco—election season—when the lawn signs bloom like spring wildflowers, the political mailers clog our mailboxes faster than credit card offers, and the campaign coffers overfloweth… with cold, hard cash.
But not just any cash. Oh no, we’re talking about that sweet, sweet nectar of the gods: Developer Donation Dollars—a.k.a. Tammy’s Triple D’s.
Yes, in a stunning twist no one saw coming (except literally anyone who has watched city politics for five minutes), Councilwoman Tammy Meinershagen reported a jaw-dropping $40,833.64 in campaign contributions in just the last three months. That’s a lot of yard signs and catered meet-and-greets. But here’s where it gets juicy: $31,041.44—roughly 76%—came from developers who have current or future projects in the pipeline and paving Frisco one luxury development at a time.
Coincidence? Just your average neighborhood bake sale gone wild? Or maybe developers just have an intense passion for local democracy… the kind of passion usually accompanied by architectural renderings and infrastructure impact studies. Why are these developer titans so invested in our humble city council races? Are they just really, really into zoning meetings? Or could it be they know that in Frisco, if you want to shape the skyline, you’ve got to shape the council first?
Let’s put on our rubber gloves and dig through the money trail, one donation at a time—name, company, and what exactly they’re building in our backyard. Spoiler alert: it’s not a public park. Grab your hard hats, folks. It’s time to follow the bulldozers—and the bucks.
$1000: Todd & Heather Lisle: Todd worked at Forvis Accounting until he retired. According to the Annual Comprehensive Financial Reports each year on the city website, “FORVIS, Certified Public Accountants, has issued unmodified (“clean”) opinions on the City of Frisco’s financial statements for the year ended September 30, 2023. The report of the independent auditors is located at the beginning of the Financial Section.”
$2000 Each: Theresa & Michael Sinacola, James Sinacola and Joseph Sinacola – works on projects every day in Frisco for private developers and the city projects.
$3000: Philip Rose – CrossTie Capital (Frisco Fields Development)
$3000: Fehmi and Elizabeth Karahan – Karahan Companies (Frisco Fields Development)
$5000: Robert Shaw – Columbus Realty Partners (Frisco Fields Development)
$5000: Richard Reupke – Partner and Chief Financial Officer at Columbus Realty Partners since the firms inception in 1999. They own Twelve Cowboys Way Luxury Apartments and are involved in PGA/North Fields developing a Class A Multifamily development in Frisco.
In-Kind (Non-Monetary) Donation:
$9,892.34 Craig Hall – Founder of Hall Group For Kickoff Venue/Food/Beverage
Other donors include:
$500: Jason Denton – Local Businessman and on the Frisco CDC Board
$1500: Answer Azam – Local CPA and Former Candidate For Council
Political Expenditures Made:
$5000: Cynergy-Ink ** We could find no company website for this company, no franchise tax id account in Texas and the address but the address comes back to a home registered to a woman whose social media says she does Graphic Design
$2900: Campaign Management Services for a mobile app and we can not find anything on this company but they appear on several candidate campaign finance reports for campaign services.
And there you have it, folks. Just another heartwarming tale of local democracy, where average citizens like you and me—armed with nothing but a mortgage, three kids, and a dog that eats Legos—are expected to go toe-to-toe with deep-pocketed developers who treat campaign donations like they’re dropping quarters into a casino slot machine that spits out zoning variances.
Some residents are tired of wondering why that five-story mixed-use “village” just popped up where the park used to be, or why our street floods every time someone flushes during a light drizzle—maybe, just maybe—we should follow the money (unless you don’t want to ruin the surprise). I know, I know… who has time to read campaign finance reports when “The Bachelor of Frisco Lakes: Retirement Village” is on? We’ve got real problems—like whether our HOA will fine us for leaving your garbage bin out 14 minutes too long. It leaves us no time to wonder why our city council candidate suddenly got $40,000 from developers who wants to turn a pasture into a “luxury lifestyle hub.” That’s just a coincidence! Pure civic enthusiasm!
But hey, democracy’s working just fine. As long as by “democracy,” you mean a handful of land speculators playing Monopoly with real houses, real traffic, and your real tax dollars. We have shouted it from the rooftops of Frisco homes, trying to warn you that when that same candidate tells you they “can’t be bought,” they’re technically telling the truth—because let’s be honest, at this point they’re on layaway. Just waiting to be delivered after the election.
If you hear “Frisco, Texas” what is the first thing that pops into your head? Is it the glitzy new PGA lifestyle we have? Maybe it’s The Frisco Star, oh wait, the Cowboys would need to win a game first. What about The Mix or Grand Park, our bad, those are not built yet. Soon to be new downtown in time for FIFA? Maybe it is none of those things! Maybe you are more pragmatic and think of the CROWN JEWEL … that we are the #1 Safest City, where nothing bad ever happens, or at least that is what the city wants you to believe.
Certainly nothing bad is happening behind the tinted windows of countless “massage” parlors scattered across town, right? Nope, in the city that proudly boasts its title as the #1 safest place to live, there’s absolutely no way anything shady could be going on. If it were, surely our vigilant city council and ever-watchful police force would be all over it, right? Because it’s not like they’d want anything to hurt that squeaky-clean image or anything…
Back in November we received an email tip from one resident who was concerned about the number of POP UP “Massage Parlors” and how they seem to be as popular as the fast-food restaurants on every corner. The resident noted that she went to pick up an RX late one evening and while sitting in her car waiting in line, she noticed a massage business with tinted windows and a scrolling open neon sign saying open until 11pm with men coming and going the whole time.
She felt something was off and was pretty sure illegal activities were happening there, but like many residents turned a blind eye. It was not until her neighbor mentioned something two days later about going there to get a massage and was turned away because they were “busy.” The neighbor noted that there were no cars near the place, and it didn’t make sense. That is when she told her neighbor about her concern and what she saw when picking up her RX earlier that week.
The next day the neighbor who had been refused service texted (still upset) saying she googled the business, and she was shocked when the phone number pulled up sex ads. She texted her screenshots which prompted her to go look it up too! After finding the shocking info she decided to file a report with Frisco PD they were supposed to send her a statement form to fill out but never did. After a few weeks of no response to her call and email, she reported it to us, and we started looking into it!
When you first google the name of the business Massage Aces it appears to be very reputable! It is located at 423 & Stonebrook Parkway behind the CVS Pharmacy. They had a link to their YouTube Channel which showed a nice video of a reputable massage business. A simple search of the business phone number just like the tipster said, brought us to a whole new world.
The business phone number on the website pops up on multiple “other” websites like bodyrubsmap, bedpage, skipthegames, and craigslist. The ads offer massages, sex, clean girls, escorts, and call girls which all link back to the business address 400 Stonebrook Pkwy, and the business phone number. Disturbing pictures of rather young girls in sexually provocative poses and clothing.
We were shocked that this was reported sometime in late October, and nothing was done until the middle of February 2025. The tipster forwarded us the email she sent to Frisco PD, leaving us wondering – what took so long to take action? How many other massage parlors are there in Frisco, just like this? We determined within one day of getting the tip this was a front for a lewd sexually oriented business. Just google the phone number that offers sex in their “CLEAN ROOMS” with “CLEAN GIRLS!” We are left wondering if the issue of being the safest city will be on John Keating’s political mayor when he tries to run for Mayor! Frisco…the home of human trafficking and exploited underage girls! Ladies check your husbands’ receipts, if you see Massage Aces or Sandy Spa, it might be time to talk with them.
Our biggest concern is the safety of these young women being trafficked, the fact that it is 1/2 mile from our schools and backs up to our neighborhoods. At least we can assure you as of this week Frisco PD, Code Enforcement, or Building Inspections did stop by, and the business has a big “red tag” on the door! It was done with little fanfare, not to attract attention to it. The notice is for an “occupancy issue” under the new name Sandy Spa. The red tag notes it is a “sexually oriented business” and closed until further notice. Wouldn’t you like to know what the city and/or Frisco PD did to protect these women? Our guess is not much in hopes of quietly moving them to another city so it’s “not in our #1 backyard!”
We have told you before you can learn a lot about what the city is trying to do by reviewing city council meeting agendas. We noticed the Frisco City Council approved a master agreement on July 2nd with a company called FW Development LLC. The master agreement provides up to $94.5 million in “PERFORMANCE-BASED INCENTIVES” to the developer of the $660 million mixed-use development known as Fields West. The goal is to ensure the developer adheres to its intended construction timeline and scheduled opening date.
Who is FW Development, LLC or Fields West? Well, it was created by The Karahan Co. which is owned by Fehmi Karahan. According to sources we spoke to inside the city, they believe the project will help achieve the council’s directive to activate North Frisco. The Dallas Business Journal made mention of it, along with that the project is expected to bring in $400 million annually in new sales and purchases for Frisco.
We went back to watch the meeting and we learned that Mayor Jeff Cheney recused himself from the vote. We are guessing he did this because of this known relationship between The Cheney Group and the residential part of Fields (aka The Preserve). However, his little marionettes knew what to do and approved it in a 6-0 vote. After watching the vote, we are curious why John Keating participated in the vote. Remember, he recently recused himself from a Fields vote due a to “conflict” because he was going to be closing soon on a lot in The Preserve.
In the discussion of the project, Keating talked about how he remembers years ago going on a walkthrough of Legacy West with Fehmi Karahan. He remembers the attention to detail in the development from the park benches, to how the bricks were laid in the crosswalk, and how it is lit up at night so it’s safe 24/7.
We are guessing that John Keating does not remember Christina Morris, or better yet could care less to remember her because it is not about his Cowboy Fit Club. Morris went missing in August 2014 from the Legacy West parking garage. In March of 2018, it was announced that remains found in a wooded area of Anna, Texas had been identified as Morris. In March of 2022, there was a shooting of a restaurant at The Shops of Legacy? Safe is relative Mr. Keating!
Keating also noted this was a flagship project that will be great for the surrounding residential neighborhoods to enjoy. Wait, you mean Resident Keating who is about to close on his lot in The Preserve at Fields? Yeah, this is the exact reason WHY YOU SHOULD HAVE RECUSED YOURSELF ALSO!
The next question, what does a developer have to do to earn $94.5 million in “PERFORMANCE-BASED INCENTIVES?” According to the memo on the city council agenda the performance requirements require the developer to construct by a certain date, a minimum of:
350,000 square feet of upscale retail and restaurant space
320,000 square feet of Class A office space; and
1,100 multifamily residential dwelling units (not incentivized)
Where does these $94.5 million dollars come from, the city purse or personal savings account? First, the Separated Materials Sales Tax Grant will provide up to $7 million in City, Frisco Economic Development Corporation, and Frisco Community Development Corporation sales tax revenues generated by project construction material and service purchases. Secondly, the Frisco EDC Qualified Infrastructure Grant will fund up to 50 percent of the cost to construct a planned water feature (not to exceed $2.5 million in incentive value) and up to 50 percent of the cost to construct internal streets built to city standards (not to exceed $10 million in incentive value). Lastly the TIRZ #7 Funding will finance the construction of 3 public parking structures accommodating a minimum of 2,430 public parking spaces to serve the development. This debt service will be funded by TIRZ #7 property tax revenue generated by the Fields West development and supplementary sales tax revenue generated by the Fields West development.
It just leaves us wondering, how do we have all this money? Where is all this money coming from? It is like the city has a SUGAR DADDY funding it! With that said we were told during the recent election that if Proposition A & B passed it would bankrupt the city – so how is it we have money for one thing but not another? Oh wait, Cheney can’t make money or build his stature or status up on our first responders.
Unless you are Cheech & Chong who smoke too much weed or ate one too many gummies, then you know when you hear the words Fields Frisco it is referring to Fehmi Karahans development on the Northwest side of Frisco next to the Frisco PGA. According to the Fields Frisco website, Fields is built on the big idea that when you build something so different, so magical and so enticing, they will come. Built on the big idea that pure and simple architecture is elegant, fresh and true to its core. Built on the big idea that the great outdoors is equally as important as the great indoors. So, we’re making both great.
We initially thought that Fehmi Karahan must have liked the movie Field of Dreams. Then we thought, maybe he read our blog Field of Dreams where we told you about a 2019 email involving Mayor Jeff Cheney and the “UNOFFICIAL VIP LOT LIST” he was pitching at fancy dinners. Either way, Fields Frisco is already known for its steep slopes, breathtaking views, and the winding creeks and trails soon to come. Of course, it is also known for being the development with the most exclusive new neighborhood being built called “The Preserve” aka the ESPN lots, that will look over the new PGA Frisco golf courses.
Screenshot
We have been following this development very closely and written several blogs on questionable business relationships that have come from it and “expanded” some political pockets in town. We have also called out our current leadership and their need to recuse them self from certain votes due to potential conflicts of interest we felt existed. You also know we follow the city council meetings closely and review the agendas when they are released looking for hidden agenda items.
When the agenda came out for the January 16, 2024, City Council meeting we reviewed it as normal, and nothing really stood out. Then while watching the council meeting, we were surprised after the reading of Agenda Item #60 when out of nowhere Mayor Cheney and John Keating announced they would be recusing themselves from the vote and discussion on the agenda item. The agenda item reads, “Consider and act upon approval of proposed modifications to Table 4-1 as permitted by Planned Development-280. Zoned Planned Development-280. Neighborhood #3, #52, and #53. Applicant: Kimley-Horn and Associates, Inc.” Seems pretty generic right?
What is Agenda Item 60 about? The Preserve at Fields Frisco! We decided to file a PIR for the recusal paperwork to learn more. At the meeting, Mayor Cheney announced he had clients who purchased in The Preserve. The recusal paperwork states he had a conflict with the agenda item as it could have a benefit of ECONOMIC INTERESTS for 1) myself and/or one of more persons related to me or 2) my client or customer. Economic Interest refers to a legal or equitable interest in real property, personal property or contractual rights with a value of more than $50,000.
Then we noticed an asterisk that says for the purpose of Section C of this Affidavit, a “person related to me” refers to a person within the second degree of consanguinity (parent or child, sibling, grandparent) or the second degree of affinity (spouse or in-law). Now this has got our attention because we have said for almost two years that Jeff Cheney had a lot in The Preserve right next door to his best buddy John Keating. We wrote about it in our blog The Preserve Lots and showed you the plat map photo taken from a builder’s office. Cheney has repeatedly denied to the public, the Dallas Morning News, to other outlets about owning any property in The Preserve.
We know Cheney and his brokerage have sold lots in The Preserve which has not stopped him in the past from speaking on agenda items or overseeing council votes on the issue. So why now? Why is Mayor and Real Estate Mogul Jeff Cheney RECUSING himself and claiming ECONOMIC INTEREST now? We are interested in what you think. Do you think Cheney owns a lot in The Preserve? Do you think he could have bought a lot for “some clients” meaning he put in a family member’s name? He knows if we find a lot in his name it will show him as a liar, especially if it is one of those great ESPN lots on the bluff over the 8 hole that sold out rather quickly on the street nicknamed “Billionaires Row.”
Next, we looked at John Keatings recusal paperwork from the same meeting and same agenda item. Remember he announced he had purchased a lot and while the lot was still in the builders name, he would be closing on it in the coming months, so he needed to recuse himself. Keating checked the Real Property option which states, I and/or one or more person’s related to me have an interest in real property with a fair market value of $2500 or more that is involved in the agenda item, or located within 200 feet of that property, and it is reasonably foreseeable that action on the item will have a special economic effect on the value of the property. It then denotes with an asterisk that a “person related to me” refers to a person within the 1st degree meaning a parent, child or spouse.
Our questions for Keating are obvious, he has openly declared on financial forms he was a “househusband” while married to his former wife. After being a stay-at-home dad and cheating on his wife of 20+ years who filed for divorce, he either A) got a lofty divorce settlement to buy a home in the most prestigious new gated community in Frisco or B) won the lottery. While Mr. Keating does have his REAL ESTATE LICENSE NOW, we cannot find any listings he has sold to show he made an income in the last year. We also don’t think military benefits are enough for a home in the new most “exclusive Frisco neighborhood” The Preserve.
Now fast forward to May 7, 2024, and the Consent Agenda Item #16 that reads “Consider and act upon authorizing the City Manager to execute a Third Amendment to the Second Development Agreement by and between the City of Frisco and the following Delaware limited partnerships: FHQ Development Partners LP F/K/A FHQ Holdings LP, Fields Preserve Investment Partners LP, Fields Midtown West Investment Partners LP, Fields Point West Investment Partners LP, Fields Midtown East Investment Partners LP, Fields East Village Investment Partners LP, Fields Point East Investment Partners LP, North Fields Investment Partners, LP, and Fields University Village Investment Partners LP. (CMO/MD)”
Item 16 is a development agreement, between the City and Developer, related to the public infrastructure construction and assessments dated February 10, 2021. In a nutshell, the Developer is responsible for the delivery of certain defined roadways, hike and bike trails and related infrastructure called “Developer Improvements” for the Fields project. We would assume those “Developer Improvements” would have a direct correlation to the value of the properties Cheney’s clients and Keating purchased which means they pulled the item from the consent agenda to recuse themselves from the vote on the item correct? No, they did not and in fact it was Mayor Pro-Tem John Keating who moved to approve the Consent Agenda item with Angelia Pelham seconding his motion. Why did they not pull the item and recuse themselves this time?
Then just two weeks later at the May 21, 2024, council meeting we found Agenda Item 21 on the Consent Agenda which states, “Consider and act upon authorizing the City Manager to modify the Deed of Trust as security in lieu of physical improvements for final acceptance.” We learned the agenda item is also about The Preserve Phase 1 and 2 private gated subdivisions currently under construction. The developer was requesting final acceptance on both phases prior to final completion. The acceptance is for landscaping (including screening; hardscape; plantings of trees, shrubs, sod, plants, etc.; soils; and fine grading), irrigation improvements, sidewalks, barrier-free ramps, pavers, permanent signage, and all other appurtenances and improvements related thereto. A Deed of Trust was approved by Council as a part of the Fields Second Development Agreement.
We can only assume that landscaping and the so-called improvements listed above would also have a direct correlation to the value of the properties Cheney’s clients and John Keating purchased. They obviously pulled the item from the Consent Agenda and then recused themselves, right? Nope! John Keating was the first to recommend passing the consent agenda as is. Should he have voted on this project as it directly affects the “REAL PROPERTY” he now is closing on in The Preserve?
In closing, we would love for you to comment on this blog and answer the following questions. Do you believe Jeff Cheney owns a lot in The Preserve under his name or a relative’s name? Do you think they should have to recuse themself from any item on the agenda that is related to Fields Development? Why do you think after all these years Mayor Jeff Cheney and Real Estate Mogul Cheney is now claiming the need to recuse himself when has had clients buy in this community since it was announced? Agents within his brokerage, that he owns, have sold homes in this community which means he got paid as the broker. Why is there just now a CONFLICT OF INTEREST? Last question, why do you think the city intentionally hides the development names on the Agenda Item? Do you think the agenda’s need to be more forthcoming so citizens can clearly see what is coming before the council?
Our investigation into The Preserve at PGA Frisco has offered up a treasure trove of information over the last year. We first talked about this back in February 2023 in our blog Fields West Dynasty where we discussed the historic future Fields development and the woven professional relationship conflicts. We began to unravel our opinion regarding the conflict of interest at play for Mayor Jeff Cheney vs Real Estate Mogul Jeff Cheney and his relationship with the Fehmi Fields development. Just the Fields Frisco website was cause for pause – why is there a letter from Mayor Jeff Cheney on it?
Then in our Field of Dreams blog, we talked about how Texas Scorecard had questioned the same thing we did years earlier. We also shared an email by John Baumgarten to then-Mayor Jeff Cheney asking how he could get on the “unofficial lot list” for The Preserve and that he would like to make a “donation” to a charity involved in the development. We also pointed out there was no response to Mr. Baumgarten supplied in our PIR but there was a continuing conversation between Cheney and then Chief of Staff Lori Medina (MedinaUSA) on where the donation could be made.
We continued our questions regarding The Preserve and PGA Frisco in our blog, The Silicon Valley of Golf followed by our blog Dark Money where we pointed out some very questionable campaign donations from all these developers involved in future Fields / PGA / The Link. Then we laid out in detail the conflict of interest friendships Mayor Cheney vs Realtor Jeff Cheney built in our blog Anatomy of a Friendship.
Then we release our Breaking News: The Preserve Lots VIP Program blog where we have a recording of a builder rep telling local Real Estate Agents that Jeff Cheney has a lot in The Preserve along with other important people in the project, kind of like a millionaire or billionaire row so to speak of lots and future homes. Go listen to the recording you won’t be disappointed. Then we published the proof in Land Lies of the developer plot map which shows the names Cheney and Keating under a “Developer Hold.”
Why are we reminding you about this? You have to go back to the beginning to understand how what we uncovered today is concerning. For years now local Realtors have been questioning the potential conflict between Cheney’s role as Mayor and as Realtor/Broker of the Cheney Group. Questions also surround his convoluted relationship with Fehmi Karahan and the sale of the lots in The Preserve. Multiple times, Cheney has publicly stated he is not the Realtor of record for lots in The Preserve. He joked in front of a room of real estate professionals, please don’t call me as I am not the agent for these lots. Realtors questioned though how a majority of the lots were already sold before going public to real estate professionals.
With everything he has said publicly were surprised to see 3 lots worth over $2+ million for sale in The Preserve at PGA Frisco on his website. A few months ago it said it was listed by one of his agents but now according to the multiple listing service (MLS) the REALTOR OF RECORD IS JEFF CHENEY OF THE CHENEY GROUP!
In closing, we initially were doing research into some rumors about a possible shake-up or break-up within the Monument umbrella. That led us to these lots for sale which sparked us to look through public records, talk to some builder reps as we “house hunted,” and what we learned from our Realtor neighbor. The lots in question had been sold or contracted by other agents for client’s they had. So why are they for sale now? We can only assume the original buyers probably changed their minds or backed out for some reason which happens all the time according to my neighbor. If they were contracted by other agents, then why are those agents not selling the lots? Why are the lots now listed with the Cheney Group? Why is Jeff Cheney listed as the Realtor/Broker of Record? With so many questions, you can see we are still looking into this so stay tuned for more of what we uncover.
Here it is the end of 2023. There are lots of traditions that happen leading up to the New Year. Where I am from, it is tradition to eat 12 grapes underneath a table, one with each chime of the clock. It is supposed to bring good luck, but these days, I’m lucky to get out of the recliner. Instead, I sip on a glass of wine. Close enough.
Another ritual I tend to practice is reviewing the past year, taking a look at what has been accomplished, and imagining what could be achieved in the future.
When I started this blog back on February 1, 2023, I figured it would be good therapy. A place where I could vent and discuss my concerns. Me and the old lady were getting quite frustrated with what we saw Frisco was becoming. A lot of people thought we would disappear as soon as the election was over but nope. There was and still so much more tea to spill.
Let’s do a little review before the big reveal tomorrow. We were very busy in February as we introduced you to our once sleepy little town. You read about Mayor Jeff Cheney and long time City Manager George Purefoy. There is one thing to know about Mr. Purefoy, well, actually two. First, he made Frisco what it is today and second, it is best not to speak your mind with George. If you were were smart you pretty much did what you were told. Mayor Cheney on the other hand, that’s a different story. He was and still is busy looking out for himself and how he could build his personal dynasty. If anyone doubts this, give Fields West Dynasty, Field of Dreams. and Anatomy of a Friendship a read.
One of our favorite reveals was with the two posts The Preserve Lots — VIP Program and Land Lies! This is when, we learned that Mayor Cheney and his good buddy and Councilman Keating had a hold on two lots on the 8th hole of The Preserve. What makes this really rich is, Cheney, throughout his campaign, said time and time again that he doesn’t receive any special privileges as the Mayor of Frisco.
Speaking of his campaign, this is his third term and usually an incumbent is predicted to run away with the race. As usual, Cheney had a fancy campaign video. That was not the case against Retired Fire Chief Mark Piland. Even with the hit piece by the Cheney camp, Cheney had to work for this final term. Why was it so important he win, well he likes his Mayoral Privilege of course.
Over the last 12 days, we have been counting down to Day 1. We felt it was important for you to have all the background information and documentation so that you could easily follow along with with our timeline that we will unveil. Grab a snack or some popcorn for tomorrow, because it will be a hefty one.
Sit tight, and enjoy the rest of 2023, and get ready for some fireworks for 2024.
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